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2021-04-26 PACKET 06.4
STAFF REPORT CASE: ZA2021-030 & PP2021-031 ITEM: 6.4 PUBLIC MEETING DATE: 4/26/2021 TENTATIVE COUNCIL REVIEW DATE: 5/19/2021 APPLICATION APPLICANT: Capstone Homes, Inc. REQUEST: A zoning amendment to rezone 39.7 acres of land from AG-2, Agricul- tural, to R-5, Medium Density Residential, with a PUD, Planned Unit Development; and a preliminary plat for a residential subdivision to be called Settlers Bluff, which will consist of 155 detached townhome lots and 5 outlots. SITE DATA LOCATION: Northwest of 103rd Street and Hadley Avenue ZONING: AG-2, Agricultural Preservation GUIDED LAND USE: Medium Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Medium Density Residential EAST: Agricultural Medium Density Residential SOUTH: Agricultural Medium Density Residential WEST: Agricultural Medium Density Residential SIZE: 39.7 acres DENSITY: 4.86 units per acres RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Ben Boike, Community Dev. Director; 651-458-2830; bboike _cottagegrovemn.gov Application Accepted:. 3/31/2021 60-Day Review Deadline: 5/30/2021 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Settlers Bluff Planning Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Proposal Capstone Homes, Inc. ("Developer") is requesting approval for a zoning amendment and prelim- inary plat on 39.7 acres of land located on the southwest corner of Hadley Avenue South and 100th Street South. The current zoning of the parcel is AG-2, Agricultural; the Developer is pro- posing a zoning change to R-5, Medium Density Residential, with a PUD, Planned Unit Develop- ment. The plat for this residential subdivision is proposed to be called Settlers Bluff and will consist of 155 detached townhomes. Location Map Review Schedule Concept Plan Approved by Council: February 17, 2021 Application Accepted: March 31, 2021 Planning Commission Meeting: April 26, 2021 Tentative City Council Meeting: May 19, 2021 60-Day Review Deadline: May 30, 2021 Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 2 of 24 Background A Concept Plan Review for the proposed development was reviewed by the Planning Commission on January 25, 2021 and approved by the City Council on February 17, 2021. The approved concept plan included 156 detached townhome lots (see attached Resolution 2021-021). During the concept planning process, concerns were raised related to the following- losing small town feel; additional trash, noise and light pollution; safety of 103rd Street heading west from the development (vehicle and pedestrian); and impacts to existing schools and growth triggering need for additional schools. At the Planning Commission meeting, public testimony was received related to additional traffic on Mississippi Dunes Boulevard north of the proposed development, whether or not Pine Hill Elementary has capacity for additional students, buffering of the development from the existing homes to the north, and the need for a safe trail crossing of Mississippi Dunes Boulevard just north of the proposed development. The City Council approved the Concept Plan for the proposed development at their February 17, 2021 meeting. Following City Council approval of the concept plan and upon submittal of the preliminary plat, staff provided copies of the plans to the school district for review. As with all new development, staff provides updates to the school district to assist with their planning for future needs. Site Conditions The site is generally flat and is primarily comprised of tillable farmland with trees and bluff slopes along the west and southwest perimeter. r`r.& gar-. +T�-�r-r.T, 17 — —}— yl 'y-- r f' a ,'�� ET 5 at F M1s „ �� I /�f� ��r�i� �„w 91 � �;� rr.,_� r. 'tr rr r• sg. i IF r >ns rs+ t �Y. R P �y � k Existing Property Conditions Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 3 of 24 Planning Considerations Plan Review The plan set utilized for this review was submitted by Pioneer Engineering dated March 26, 2021. All comments provided in the engineering review memo dated April 22, 2021, will be required to be addressed in a new submittal. Land Use and Zoning The property is guided for Medium Density Residential in the 2040 Comprehensive Plan. No changes in land use are proposed with the development. 2040 Future Land Use (D; City Boundary - - - Major Future Roadways ® Agriculture Preserve 'ter Rural Residential Low Density Residential ■ -,� .� J - Medium Density Residential ■ \\\ _ _ C 1 �r�+ - High Density Residential 1 D I - Commercial - Mixed Use ® ■ — " Mixed Use within 300' of Arterial Roadways 0 Industrial ■ ■ - Puhlic/Semi-Puhlic ti Agricultural, - Parks/Open Space doo - Golf Course i '.:') 0 Transitional Planning Area no Open Water AF Street and Railroad Right -of -Way 40 2040 Land Use Map The property is currently zoned AG-2, Agricultural. The Developer is requesting to rezone the site from AG-2, Agricultural, to R-5, Medium Density Residential, with a PUD, Planned Unit Devel- opment. The proposed preliminary plat and the land use map from the City's Future Vision 2040 Comprehen- sive Plan are consistent in the following ways: • The Future Land Use Map in the Future Vision 2040 Comprehensive Plan identifies the future land use development of the applicant's property for medium density residential land uses. The developer is proposing detached townhomes 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 medium density residen- tial land use designation for this area. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 4 of 24 Mississippi River Corridor Critical Area (MRCCA) Overlay District The subject property is located within the MRCCA Overlay District. Title 11, Chapter 15 of the Zoning Ordinance outlines specific rules and requirements for permitted uses and development standards within the MRCCA district. One -family detached dwellings are a permitted use in the district; however, the overlay district language restricts one family dwellings "to areas where on - site wastewater disposal systems can be utilized." It is important to note is that the current MRCCA overlay district language in the Zoning Ordinance was implemented in 1971. As such, city sewer and water were not available anywhere near the overlay district. The Met Council approval of the City of Cottage Grove 2040 Comprehensive Plan included the adoption of an MRCCA plan. The plan requires that the City update its Zoning Ordinance to reflect new guidelines for all land within the MRCCA. So, as part of the city codification process currently underway, staff is currently drafting an update to the MRCCA ordinance per the model ordinance suggested by the DNR. The model ordinance adheres to the district classifications as depicted in the map below. The subject property is located in the CA -SR (Separated from River) district, which has minimal standards compared to parcels/districts located closer to the river. The CA -SR District language allows all uses currently allowed in the underlying zoning district which, in this case, is medium - density residential. Therefore, the proposed use of the property as medium -density residential is permitted according the 2040 Comprehensive Plan and the proposed MRCCA model ordinance. In addition, the proposed development meets all development standards for the MRCCA district. MRCCA Boundarj MRCCA Districts CA -RN River Neighborhoods) CA-ROS (Rural and Open Space) CA -RTC (River Towns and Crossings) CA -SR (Separated from River) CA-UC (Urban Core) _ CA -UM (Urban Mixed) _ Water L._ I County Boundaries ----J City and Township Boundaries NCompass Street Centerlines MRCCA District Map Preliminary Plat The proposed preliminary plat consists of 155 lots for detached townhome units which equates to a net density of 4.86 units per acre, closely aligning with the Comprehensive Plan guidance of 5 to 13 units per acre. The proposed preliminary plat includes a total of 5 outlots, including Outlot B which will be deeded to the City for stormwater ponding, and Outlots A, C, D and E which will be HOA owned and maintained. The preliminary plat also includes right-of-way dedication for Hadley Avenue and the future realignment of 100th Street. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 5 of 24 � I ���LL � \ \ \ \ t e • t • \ e I lrw55155iv� � e \ \ \ \ DURF,5 e \ \\ \• \\ 1 1 1 1 ■ \ 1 `. \ \ e \ au2oT A --, r- , r ,I ,r i 'M1t, c i i rs ; a,1 STREET A P I PINE VAN ESvFATES � I L 1 DDTH STREET L 15 ------- I r 72 -1 I I __.I "ice_"" I - --s--_ - i OILMOT C �T - _----- _-_ ____s_, • � ' _,. ---Je-in i� r Preliminary Plat — Sheet 1 r 11 Y ra; xs 11>@ I I rr; r R aa; sa Ins ^, - -------7 -_ �"" `- r____ ---- I --------- ; rarl ; xa 1 1 ex _ _ �l i it ouTLvx c WIL 105 --- i. r4 J L l r W I i f,ri i -� L J L___J J L A L -J L 9S x 1 __Y_-___ t r .-. � - 4 4 M'-102' -_ i1 If in 70 OUTLOT Aam I r I Donor € ,OMD STREET 5 __ ____ 1 r � _. —t-----------_ 103RD Sfi3Ex5 _-------.-----iT.e —___________—' I� ; a _ on waa ro uaurr I `, mru wm ran �• i my �n w eranl wet -.w.. rr.s s. m. •ca .rw rcmua s eaectw clrw. wrra AiY Ov1di Y0" "� - .. vnNY PLrtT Preliminary Plat — Sheet 2 Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 6 of 24 Zoning Development Standards The development performance standards of the requested zoning district classifications are detailed below. Lot Development Performance Standards Standard Proposed Zoning R-5 Settlers Bluff R-51PUD Minimum Lot Area 7,500 sf * 4,800-8,516 sf Minimum lot width 60 feet *40-71 feet Minimum side yard setback House 7.5 feet *5 feet Minimum front yard setback 30 feet *20 feet Minimum rear yard setback 35 feet *20 feet Maximum Principal structure height 35 feet 30 feet *requires flexibility per the PUD request The requested PUD is needed to provide flexibility with minimum lot area, minimum lot width, minimum side yard setbacks and minimum front and rear yard setback as noted above. In order to meet the medium density requirement of 5-13 gross units/acre, the developer is proposing to develop the property to R-5, Medium Density Residential as a Planned Unit Development (PUD) to allow 40-foot wide lots and 5-foot side yard setbacks (the R-5 zoning district requires a minimum lot width of 60 feet for single-family homes (proposed plan calls for detached townhomes) and mini- mum side yard setbacks of 7.5 feet). The City has not previously approved 40-foot wide lots or 5-foot side yard setbacks for single-family housing projects. However, based on the proposed product type being a detached townhome and the Council's strategic planning initiative to provide full spectrum housing, staff is recommending that the proposal be approved. Staff does not believe that approving a PUD to allow the reduction in lot size and setbacks will result in setting a precedent for future single-family home development since the development will consist of detached townhomes that will be HOA maintained. Liberty Setback design — LOT LINE —ss• REpR SEEBACc uNe 5' SIDE Yx.R] SEMB CK UNE 5' SE)E YARp g7BApc LINE 20' Ulm . GARAGE SETBACK LINE 15' coRM SETBACK LINE— � -- RIGHT—OF—WAY CURB LINE C74TVUNE Proposed Lots Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 7 of 24 During the concept plan review, concerns were raised by both the Planning Commission and City Council regarding the 40-foot-wide lots and the density. As mentioned, the subject property is guided for medium density residential which allows for 5-13 units per acre, the submitted prelimi- nary plat provides 4.89 units per acre. So, the proposed development is on the low end of the guided density for the property, whereas on the high end, the property would allow for up to 400+ units. In addition, the existing villa homes located in the Mississippi Dunes Estates neighborhood directly to the north provide a similar density as proposed by the Developer. Another concern raised by the City Council was whether or not private fences or sheds will be allowed in the individual lots. The Developer has confirmed that no fences or sheds will be allowed on the lots. Fire Separation The proposed 5-foot side yard setbacks require the need for fire separation based on building code regulations (10-foot separation between homes). Staff has internally discussed the proposed design below, and it has been determined that the design satisfies the residential building code. It is important to note the aforementioned communities in which this product is currently being developed all reviewed and approved the proposed lot sizes and setbacks per the same design. FIRE SEPARATION DISTANCE PRDECK rRT.AK.E k3o2-r 4 iA5Lz R_%a2s1i VFX71l_ ATI+QN t1 TA" U7W1 K WALL EDGE I �Ahtp LJIT. IN L JCUNQ THIRD C8F ROOF z 5P'-O' rRE5?IR1r_TK? 5 AIIR DAPPLE Tq iN } uL ME FOOTKOTES, a 1 0 OV OE FFAEI3L.00K FROM T14E U16LL TOPI PLAM t0 T}M I UNDMRw7E OF NE I t'rW4NO VENTED AT 6OWN Transportation and Access Access to the development will be provided through an extension of Mississippi Dunes Boulevard from the north and relocated proposed access from Hadley Avenue on the east side of the prop- erty (change from the approved concept plan). City staff has continued discussions with Washington County about long-term access management along the future 100th Street with both the Sandkamp parcel and the Zywiec parcel east of Hadley Avenue. Through the additional dis- cussions, the alignment of the realigned 100th Street has shifted east from the originally proposed location that was shown in the concept plan. The preliminary plat plans and subsequent submittals for this development will be shared with Washington County for additional discussion and review to ensure access locations are set with the realignment in mind. Any necessary access modifica- tions will be coordinated with the Developer. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 8 of 24 All internal roads within the development will be public streets. As previously mentioned, public right-of-way shall be dedicated for Hadley Avenue South and for the future County re -alignment of 100th Street South. Per the direction of the City Council, the Public Services Commission reviewed the proposed plan at their March 15, 2021 meeting and recommended approval of the concept plan. Access Locations 100th Street Realignment/Right-of-way The Developer will no longer be required to construct a rural section roadway within the future 100th Street right-of-way per the concept plan review as the alignment of this roadway is shifting east from the originally proposed location. The Developer will instead be required to reclaim, shape, and pave Hadley Avenue from 100th Street to 103rd Street. Access will be maintained to the Grey Cloud Dunes Scientific and Natural Area (SNA) north parking lot in the southeast corner of the existing Hadley Avenue and 103rd Street corner. Trails and Sidewalks The developer is proposing to include a public bituminous trail (shown in red below) from the Hadley access drive south and west and then north along the bluff line connecting to the Mississippi Dunes Estates trail at the northwest corner of the property. The proposed trail also includes an overlook area for viewing of the river valley. Staff is recommending a condition of approval requiring a 20-foot-wide trail easement be provided over the public trail proposed through Outlot B. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 9 of 24 Sidewalks (shown in blue below) are proposed on one side of all internal streets within the subdivision. With the extension of Mississippi Dunes Boulevard from the north, the submitted plans include a proposed crosswalk for the existing east -west trail located just north of the proposed development. Finally, during the City Council review of the concept plan, a question was raised pertaining to the connectivity of the development to the SNA property located at the corner of Hadley Avenue and 103rd Street. Since the City is no longer requiring a new rural section of road within the future 100th Street realignment, staff does not think requiring the installation of pedestrian connection from the Hadley access south along Hadley Avenue to the SNA makes sense at this time. Upon future development of adjacent parcels and the future realignment of 100th Street, pedestrian connection can be made at that time. CT — i.;��,. i 11 L s110 C5 Lim] flJL�,: ED E7-J r=t �■ a ie� L. Proposed Trail & Sidewalks Stormwater Management Plan Storm sewer will be extended from all streets to the stormwater basins located in the southern area of the property. The lots on the east, north, and west sides of the development will drain to infiltration areas located along the perimeter of the development. These infiltration areas will not treat public water and therefore will be owned and maintained by the HOA. The proposed basin areas in Outlot B will be deeded to the City for future maintenance. These basins will also require access points, which are to be a minimum of 20 feet wide, to allow for maintenance of the infra- structure in the future, and the Developer will be required to dedicate the accesses as part of the Outlot to the City. The property owners on either side of these access routes will be required to Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 10 of 24 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 requirements. 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. The preliminary grading plan was reviewed by the City's engineering staff, and their review com- ments are included in the April 22, 2021 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 and Area Charges City water is available for connection to the site and for looping within the site. The City will be requiring the extension of trunk watermain to the western property line along 103rd Street in order to have water readily available to the Mississippi Dunes Golf Course property west of the railroad tracks. This property will ultimately be serviced with sanitary sewer through the south area district sewer line at such time that it has been extended to this area. Until this sewer has been extended to the property, a temporary lift station will be required to pump the sewage to the existing sewer system within Mississippi Dunes Boulevard. 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 April 22, 2021, addresses the connections for the project. Area Charges and Development Fees Area charges and related development fees for this project will be based on the acreages shown on the final plat. These fees and charges will be accurately adjusted based on the final plat layout and be provided in the development agreement. All fees and charges will be memorialized within the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and Developer. Tree Preservation and Landscaping City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire project area of a proposed development. The Developer has conducted an individual tree inven- tory for the entire site. The inventory indicates a total of 1,185 qualifying inches to be removed. Developments of 10 units per acre or less are permitted to remove 35 percent of the total qualify- ing inches on site (2,020 total qualifying inches of trees on site), without required mitigation. This would permit the Developer to remove 707 qualifying inches on the site, leaving a total of 478 additional qualified inches to mitigate. Per the zoning code, the Developer can mitigate by planting additional trees on site (50 percent of qualified inches which equates to 239 inches of new trees) or pay cash in lieu of the required mitigation or a combination of both. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 11 of 24 In addition, City Code Title 11-6-5 requires a minimum amount of landscape plantings to be in- stalled as a part of development projects within the City. These required plantings include boule- vard trees, building perimeter plantings, and landscape requirements. The submitted landscape plan preserves a portion of mature trees located on the bluff at the southwest corner of the prop- erty. Additional plantings are proposed throughout the subdivision including as a buffer along the northern property line and eastern property line, adjacent to Hadley Avenue. IIII II Irl �r I �I li II II �I II II II_� LJIJLJL_�L]LI;JLJk.—L_ i_JLJLJLILJL�u�_lLJ �I — ��f1h'I_ I !- j1- 1IC II I! Ir �� Ii II I� iFI 11- I —_1 �]LiI JLL�i�"1 L.J ILJLJLJL F 'I-� - ,rryr r-I E- r II L-Ir 1., r1r-1-1I7nr-1 FI I I ��•�� , I" lr Il II_ II_"il II I I" Il]I. I� I� ii. II- II--IE II-{I�i-i0ll-0 I NJ I� n1l71r�--I L 10 . LJL_liJI_i iFl I I -ILJLJI J LI ti e- - rig I - „ J� -�� � •ram �� � o TLEn F 7-L IIFr L 1[ [ L I L Ll- f Xx T_n - I EEr - ----- -- --- Landscape Plan The proposed landscape plan provides all minimum landscape requirements for the development with the exception of needing 13 additional coniferous trees (code requires 1 coniferous tree per unit-, the plan calls for 142). Staff is recommending a condition of approval requiring that the land- scape plan be revised to include 13 additional coniferous trees. The proposed landscape plan also includes a total of 120 caliper inches of additional tree above and beyond the minimum required. As such, the total mitigation required for the development is reduced from 239 caliper inches to 119 caliper inches. The Developer is opting to plant an additional 48 trees (at 2.5 caliper Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 12 of 24 inches each) instead of paying the cash -in -lieu amount of $17,850. Therefore, Staff is recom- mending a condition of approval requiring that the landscape plan be revised to include an addi- tional 48 trees for tree mitigation. Landscape Boulevard Total Required Proposed Difference Mitigation Provided Requirements Trees 1 per unit 13- (staff recommending Coniferous 155 142 condition of approval to add 155 13 additional coniferous trees) 155 ornamental 2 can sub for 1 0 (equate5to overstory 77 overstory) 1 per 40 linear feet 210 of perimeter (-5,262 1 per unit (297 required overstory- 48 overstory l( 2.5" _ feet) 77 ornamental 258 48+ 120 mitigation inches (2.5"') substituation =219 overstory 132 155 required) 5 per unit (10-gallon) 775 775 775 Shrubs Total required mitigation inches = 239 Total mitigated inches provided = 120 �ree mitigation inches required = 119 (48 trees) or cash-in-liue of $17,850 Required Plantings Calculation The City Forester is reviewing the proposed landscape plan to ensure tree locations do not inter- fere with utility infrastructure, pond access routes, hydrants, traffic signage, and street lighting, and that it aligns with the City's preferred tree species list. The Developer is required to comply with the City Forester's recommendations for any tree species and location. Shrubs will be required to be planted as landscape surrounding each building at a rate of five plants per dwelling. Irrigation will also be required in all landscaped areas throughout the project area to the back of curb. All plantings and trees within the outlots and throughout the site will be required to be maintained (mowed) by the homeowner's association. Due to the limited side yard setbacks, the Developer is proposing to utilize landscape rock be- tween the homes. Staff is recommending a condition of approval requiring shrubs be planted fronting the side yards per the submitted plans in attempt to provide a buffer. 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. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 13 of 24 Park and open space markers are required to denote City -owned lots. The diagram below notes the required park and open space markers for the future City -owned outlot: CI _ 1 CUTLOT C k II dl 5 T7 s, 108 - a _-_-_ Park and Open Space Marker Locations Architecture The proposed product includes one-story and two-story detached townhomes with tuck -under garages arranged in varying unit counts per building (see below elevations). The Developer provided the following pertaining to their architecture standards: • Siding — to include two different types of siding which can include but not be limited to Vinyl Lap, Vinyl Shakes, Vinyl Board & Batten, LP (or similar) Lap, Board & Batten, Shakes, Stone, Stucco, Brick. • Redundancy rules — to be followed which states no identical elevations/color pallet will be duplicated on the adjacent lots or directly across the street. • Roof pitches — shall be a minimum of 7 /12 on front facing gables and 6/12 minimum everywhere else. Exception: for dormers and porch roofs to allow 3/12 to incorporate as an Architectural feature. • Garage doors — will include either raised panels or glass windows. • Windows — Front elevations will include a minimum of two windows and window grids. • Front Elevations — shall includeone1 architectural feature (Column, Shutters, Porch, Corbel, or Louver). Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 14 of 24 • Shingles — shall be an Architectural grade in texture. • Unless noted by the plans, most of the porches are flush with the garage elevation or protrude in front of the garage. • Screening amenities such as lawn and open space areas maintained by the HOA. r I ' Ir^ I , , E r IF S Y'�..x a•.�k, t 7F ®®mom®®® Proposed Exterior Elevations Main Level Floor Plan Example Upper Level Floor Plan Example Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 15 of 24 Liberty Series Development — St. Michael, MN Liberty Series Development — St. Michael, MN Homeowners Association A homeowner's association (HOA) is proposed for the development. The HOA will be responsible for all yard maintenance and snow removal on each lot and yard maintenance in the outlots. Neighborhood Meeting The Developer held a virtual neighborhood meeting via Zoom on April 20, 2021. Notice of the neighborhood meeting was sent to surrounding property owners within 500 feet of the project area. The intent of the meeting was to give neighboring property owners the opportunity to ask questions and present concerns they might have to the developer in the planning stages of the proposed project. A total of 7 residents attended the meeting. During the meeting, the Developer provided an overview of the proposed project, including back- ground/history of their company, an overview of the proposed site plan, as well as depictions of the proposed exterior architecture and interior design. Those in attendance inquired about density of the project, the proposed infiltration areas, con- cerns with traffic and speed on Mississippi Dunes Boulevard, the proposed buffer areas along the Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 16 of 24 north and east property lines, and safety concerns with the trail crossing of Mississippi Dunes Blvd. with the road extension into the proposed subdivision. A question was also asked regarding the possibility of including a stop sign on Mississippi Dunes Boulevard at 98th Street. Staff discussed the question with Engineering staff who stated that pre- vious requests have been submitted to the City for stop signs at two other intersections on Mississippi Dunes Boulevard to the north; however, the requests were not approved based on the City's policies related to meeting the threshold to warrant a stop sign. Public Hearing Notices Public hearing notices were mailed to 167 property owners who are within 500 feet of the pro- posed subdivision and published in the St. Paul Pioneer Press on April 14, 2021. 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 at the southwest corner of Hadley Avenue South and 100th Street South from AG-2, Agricultural, to R-5, Medium Density Residential with a PUD, Planned Unit Development. B. A preliminary plat for a residential subdivision to be called Settlers Bluff, which will consist of 155 units of detached townhomes. Approval of the preliminary plat is subject to the following conditions: General Development The developer must abide by the conditions stipulated in Resolution 2021-021 for the ap- proved the Settlers Bluff concept plan, with the exception of condition 7 which is no longer being required. 2. 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. 3. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 4. 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. 5. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated April 22, 2021. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 17 of 24 Platting, Land Dedication, and Easements 6. A 20-foot-wide trail easement will be required over the public trail proposed through Outlot B. 7. The final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the develop- ment agreement. 8. The Developer must enter into an agreement with the City of Cottage Grove for the com- pletion of the public improvements required by City ordinances. Once the development agreement is completely executed and all cash deposits and payments are paid to the City, the City will release the final plat to the Developer for recording at the Washington County Recorder's Office. 9. The final plat must be recorded with the Washington County Recorder's Office before any building permit can be issued. 10. Common mailboxes meeting the approval of the local postmaster are required. Construction and Grading 11. A grading permit and financial guaranty are required prior to approval of grading activity related to the project. 12. Prior to Council review of the final plat, the Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a rock construction entrance, and construction -related vehicle parking. All emergency overflow swales must be identified on the grading and erosion control plan. 13. A pre -construction meeting with City staff and the contractor must be held before site work begins. The contractor will provide the City with a project schedule for the various phases of construction. 14. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 11-6-12, Erosion Control During Construction of the City's Subdivision Ordinance. 15. Upon completing site grading, four copies of an "As -Built" survey for the site grade eleva- tions must be submitted to the City. An electronic file of the "As -Built" survey must be sub- mitted to the City Engineer. 16. Temporary parking during construction shall be permitted on only one side of the street within the development. No construction parking is permitted within the Mississippi Dunes subdivision, along Hadley Avenue, or along 103rd Street. Construction access is prohibited from Mississippi Dunes Blvd in the Mississippi Dunes development. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 18 of 24 Lot Performance Standards 17. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for single-family dwellings is 1,000 square feet. b. The minimum attached garage floor area for the detached townhomes shall be 240 square feet. c. Architectural design is required on all four sides of the principal structure consisting of low or no maintenance trim on all sides of the dwelling. d. The minimum roof pitch for the main roof slope is a 6/12 pitch. e. Architectural materials must be varying on the front facade of the principal structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 18. Setbacks required: a. Front: 20 feet (15 feet for porches) b. Rear: 20 feet c. Side: 5 feet 19. Home styles and floorplans may be offered subject to administrative review and approval from City staff. ItilitiPc 20. 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. 21. The water utility plan shall conform to the City's water supply and distribution plan. 22. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 23. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 24. 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). 25. The Developer must bury overhead power lines along Hadley Avenue and 103rd Street as part of the development. Streets 26. The address and street names for the site shall follow the Washington County street naming convention. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 19 of 24 27. 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. 28. Sidewalk shall be installed on one side of each public street within the development align- ing and connecting with existing sidewalks in neighboring developments. 29. Hadley Avenue must be reclaimed, shaped, and paved from 100th Street to 103rd Street. Park Dedication 30. The park dedication requirements will be satisfied upon the payment of the required cash in lieu of land dedication as detailed in the development agreement and at the time of recording of the Final plat. Landscaping and Irrigation 31. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. Private irrigation lines are prohibited from crossing under City streets. 32. All proposed tree locations on the proposed landscape plan shall be reviewed and ap- proved by the City Forester. Deciduous trees should be located a minimum of 5 feet off any utility pipe or walkway. Coniferous trees shall be located a minimum of 15 feet off any utility pipe or walkway. No trees shall be located within a storm pond high water level or within the pond access routes. Trees shall not be located so as to interfere with hydrants, street lighting, and traffic signage. 33. The City Forester will mark the location where boulevard trees must be planted and ap- prove the tree species to be planted. The final landscape plan must be reviewed, coordi- nated, and approved by the City Forester. 34. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 35. The Developer shall revise the landscape plan by adding 13 additional coniferous trees to satisfy minimum new tree requirements for the development and an additional 119 caliper inches of new tree (equates to 48 trees at 2.5 caliper inches each) for tree mitigation. 36. Shrubs shall be planted fronting the side yards per the submitted plans in attempt to provide a buffer of the landscape rock in the side yards between homes. Surface Water Management 37. The lowest opening ground elevations of all structures shall be a minimum of one foot above an adjacent overland emergency overflow elevation, two feet above an adjacent pond emergency overflow elevation, and three feet above adjacent pond high water levels. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 20 of 24 38. 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 39. A street lighting plan must be submitted by the Developer and approved by the City Engi- neer. 40. 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. 41. The Developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlot B 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. 42. 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. 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 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. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 21 of 24 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 7:00 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, all responsibility for the improve- ments 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 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 Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 22 of 24 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 model homes as outlined in the Developer's Agreement at time of Final Plat. 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 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. Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 23 of 24 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. It is the Developer's responsibility to keep active and up to date the Developer's contract and financial surety (e.g. Letter of Credit, etc.). These documents must remain active until the Developer has been released from any further obligation by City Council motion re- ceived in writing from the City Engineer. 64. The Developer must provide to the City an irrevocable letter of credit for on -site improve- ments to ensure that the Developer will construct or install and pay for the following: a. Paved streets b. Concrete curb and gutter c. Hard surface driveways d. Street lights e. Water system (trunk and lateral) and water house service stubs f. Sanitary sewer system (trunk and lateral) and sanitary house service stubs g. Storm sewer system h. Street and traffic control signs i. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer j. Adjust and repair new and existing utilities Planning Staff Report — Settlers Bluff Case Nos. ZA2021-029 & PP2021-030 April 26, 2021 Page 24 of 24 k. Sidewalks I. Erosion control, site grading and ponding m. Surveying and staking n. Stormwater basin, and open space boundary markers o. 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. 65. The Developer must post a cash escrow with the City's Finance Director to cover engineer- ing, testing, 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. Prepared by: Ben Boike Community Development Director AttAr,hmPntc- Application Package Site Plan Rendering Preliminary Civil Drawings 03/26/2021 Submitted Elevations Engineering Review Memorandum 4/22/2021 Resolution 2021-021 (Concept Plan) Cottage Grove %ere Pride and Pta"ertty Meet Community Development Department 12800 Ravine Parkway South Cottage Grove, MN 55016 www.cottagegrovemn.gov PLANNING APPLICATION Capstone Homes, Inc (Cottage Grove 648-1 Land LLC) ailing Address 14015 Sunfish Lake Boulevard, Ramsey MN 55303 612-358-8267 (cell) Planning Division Telephone: 651-458-2827 Fax: 651-458-2897 E-Mail: planning c[7i cottagegrovemn.gov Contact Name (if different) Tom Bakritges E-Mail Address tbakdtges@capstonehomes-mn.com Fax 763-712-9060 (main office) I�§%%MJLy vwrrer Contact Name (if different) John D. Sandkomp and Paul Simone Some as Property Owner Drive, Minnetonka, MN 55435 (for JS) ererred Telephone Number 612-276-3517 (cell) / 952-908-0239 (home) - (for JS) Grey Cloud Trl S, Cottage Grove, MN 55016-3703 1/4 of 1/4, 30-027-021, Washington County, Minnesota E-Mail Address j_sandkamp@comcast.net & paul@charterassessments.org None Number Type ofApplication: check all that apply to your proposal) Minor Subdivision $300 + $2,000 escrow Conditional Use Permit (commercial) $400 + $5,000 escrow Preliminary Plat $400 + $15,000 escrow X Conditional Use Permit (residential) $400 + $1,000 escrow Final Plat $200 Interim Conditional Use Permit $300 (annually) Site Plan Review $300 + $5,000 escrow Variance (pre -construction) $200 Comprehensive Plan Amendment $600 X Variance (post -construction) $600 Zoning Amendment $600 X Right-of-Way/Easement Vacation $300 Concept Plan Review $1,000 + $20 per acre + $1,000 escrow Other: $ Ln2'a'I'ghborhood'Sefters sCCri t n of PropQpi (if ores ce i need d ! as ttach a letter describi Scour r quest). Caps Homes is ertcded to In roduc�tahe l- berty �ei�c�iad�omes Serves within a aster Panned Community designed for a medium density product. The Bluff will consistwalking trails that connect to adjacent trails / parks, two open green space areas forthe neighborhood residents and a rlook area for great NW views. This neighborhood will consist 155 detached town home lots that will be part of an HOA. The property consists of 31.9 net es 39.7 aross acres), Note: Full Narrative to be attached with the Preliminary Plat submittal ipackage. FFAcknowledgmant and Slanature• By submitting this signed application, the applicant and property owner agree to provide the City with all necessary Information including plans, surveys, drawings, and other materials necessary to process and examine this request. The . and property owner also agree to pay all fees and escrows at the time of application and again whenever accounts are deficient. The applicant and property owner also agree to allow City staff, City Council, and Planning Commission members access to the property whrara Cignaiure of Appgc C Sign o Property Own Date: Date: Date Application Received: Date Application Accepted: By: Case Number(a): Amount Received: By., CAPSTONE H 0 M E S RECEIVED Date: March 31, 2021 CITY OF COTTAGE GROVE To: Ben Boike, City of Cottage Grove Re: "Settlers Bluff' - Sandkamp Property — Located NW of 103 d Street and Hadley Avenue Property: The property consists of about 39.7 gross acres (31.9 acres net). The site is generally flat with trees and bluff slopes along the west, and southwest perimeter. The neighborhood project area is bounded by 103rd Street on the south, Hadley Avenue on the east and below the bluff slopes Bailey Nurseries along the west boundary. There are existing detached and attached townhomes to the north in the neighborhood known as Mississippi Dunes. Land Use and Zoning: The 2040 comprehensive plan classifies the property as Medium Residential Density which has a density of 5-13 units/acre. The submitted PUD / Preliminary Plat shows about 4.86 units/acre net with the use of Detached Townhome lots. A rezoning to Planned Unit Development (PUD) is requested. This will provide a consistent transition with the PUD Mississippi Dunes neighborhood to the north. Housing Product: We are requesting a Planned Unit Development (PUD), to design a neighborhood of 40' wide Detach Townhome lots. This is a housing product that the housing market is demanding currently. We are building these detached townhomes in the Cities of Ramsey and St. Michael and more are planned in the metro area. This neighborhood will consist of 155 Detached Townhomes that will be part of an HOA maintained. We are proposing to introduce Detached Townhome housing product styles in this neighborhood. Each housing style will have front elevations to choose from. Each housing style has its own floor plan. Each style will have options such as colors horizontal and vertical siding, etc. Our Housing Product will be Priced in the $300's to $400,000. Liberty Detached Townhome Side Setback Design: This Medium Density Detached Townhome product requires a 5' side setback. Fire Safety improvements included sealed soffits and increased safety mechanisms in our attics and roofing on compliance with Minnesota Residential Code R302.1(1). When the eave projects into the 5" side yard setback we are fire blocking above the wall. We also move our venting up to the roof deck per the detail. This product is currently being built in multiple municipalities with 5' setbacks, in accordance with the state building code. Infrastructure: The proposed preliminary plat will require a future public County ROW dedication on the south and south east side of the project area on 103 d Street and Hadley Avenue. Hadley Avenue and Mississippi Dunes Boulevard will provide direct access to the neighborhood. 1 large stormwater pond is being proposed along the south boundary and the center of the neighborhood. Infiltration basins will be located along all sides of the perimeter of the property. City sewer and water is located on the north side of the project, adjacent to Mississippi Dunes Boulevard and Hadley Avenue. Trails/Green Space Play Areas/Scenic Overlook Location: We are proposing a trail segment along the west and south sides of the neighborhood that would allow a pedestrian connection to the existing east/west trail segments of the Mississippi Dunes neighborhood, Hadley Avenue along the north boundary and south to the park area at the corner of 103 d Street and Hadley Avenue. Our plan includes an Overlook Scenic location (with a pad for a bench and trash can) along the proposed west and south trail segment and bluff slope area. The Overlook area will be great for viewing the river valley. The preliminary plat includes two green space play areas (.30 acres in area) on the northeast boundary and (.25 acres in area) along the extension of Mississippi Dunes Blvd in the center of the neighborhood. The proposed green space areas provide an area for kids to play ball, run, family gatherings or simply enjoy a beautiful green space area. The green space play areas will provide pedestrian connections to the existing trail segments along the north boundary and future sidewalks within the neighborhood. Our green space play areas will include irrigation and perimeter landscaping to be maintained by the HOA. Landscaping: As depicted on the landscape plan, a 30' landscape buffer along Hadley Avenue that will contain numerous over story and evergreen trees adjacent to the rear of the proposed lots. In addition, we have continued the landscape buffer along the future County Rd future ROW area to enhance the perimeter landscaping. Currently, along the south boundary of the Mississippi Dunes neighborhood property contains an existing tree line along the trail segment and existing powerlines. Our plan fills in spot locations along the north boundary, to enhance our lots and to provide additional screening to the neighborhood. The H0Avvi|| maintain these referenced screening areas. The proposed landscaping plan depicts the following standards for this type of neighborhood: ° Proposed Trees: 477 * OvarstoryTrees: 2S8 * Evergreen Trees: 142 * UndeotoryTrees: 155(77)—(IUndeotory=1Story) • Each lot will have 1 understory tree and a minimum of 5 shrubs. The lot shrubbery will continue from lot to lot with no direct views from the street between homes. CAPSTONE HOMES, INC. 14O1GSUNFISH LAKE BLVD,SUITE 4OO|lbAMSBY,MN5S3OS 0:763-427-30901P:763-712-9060 Between the homes the area will contain mdecorative landscape rock, this isthe best practice with the best results for the HOA maintenance. Sod will not grow properly due to the continued moisture and lack ofsunlight between the homes. Parking Summary: OnStreet Parking: 1Per Lot: 155Spaces Parking inDriveway: 2Per Lot: 310Spaoes Parking in Garage: 2Per Lot: 310Spaces Site Total Parking: 775Spaces Phasing Plan: Phase 1-Grade Entire Site —2OI1 Phase l-7OLots —2O21 Phase 2-77Lots —2O22 PUD Design Qualities: Our plan achieves efficiency in the provision of streets and utilities, preserves green space areas / trail connections and landscape buffer along Hadley Avenue and the future County Rd ROW to achieve the elements of design. Our plan provides convenient and safe access for vehicles and pedestrians and all types of activity that are anticipated to be part of the proposed development. Our plan provides a landscape buffer between different uses of adjacent properties and roadways. Our neighborhood will provide an additional buffer for the existing residents to the north and future residents tothe east, west and south. Our plan preserves existing stands of trees and / or significant trees along the west bluff line and south west / overlook area boundaries. Our plan will provide considerable overstory, understory and evergreen landscaping treatments that complement the overall design and contribute toward an overall landscaping theme in the boulevard and lots. The 30' landscape buffer area of overstory and evergreen trees will complement the perimeter ofthe property along Hadley Avenue and the future County RdROW area. Our plan preserves useable space on individual lots or through open space within and perimeter of the development. Many of our lots have a depth of 120' to maintain an existing area in the rear yards. Our plan provides an attractive streetscape using road design with a slight bend and front yard and boulevard landscaping to be offset. CAPSTONE HOMES, INC. l4O15SUNFISH LAKE BLVD,SUITE 4OO|RA0I38Y,KY0553O3 0:763'427-30901y:763'712-9060 The proposed Detached Townhome's will depict quality architectural design please refer to the house elevation plan submitted for unique design and detailing, as received previously for City Staff. w Siding To include two different types of siding which can include but not be limited to Vinyl Lap, Vinyl Shakes, Vinyl Board & Batten, LP (or similar) Lap, Board & Batten, Shakes, Stone, Stucco, Brick. our plan demonstrates that the screening amenities and the Detached elevation plans are qualities of the PUD development are beneficial and in the public interest to allow the development to be approved. Architectural Standard Guidelines: • Redundancy rules tobefollowed which states noidentical elevations/color pallet will he duplicated onthe adjacent lots ordirectly across the street. * Roof pitches - shall beaminimum of7/12onfront facing gables 0'6/12minimum everywhere else. Exception: for dormers and porch roofs to allow 3/12 to incorporate as an Architectural feature. * Garage doors - will include either raised panels orglass windows. * Windows Front elevations will include minimum oftwo windows and window grids. w Front Elevations- Shall include 1 architectural feature (Column, Shutters, Porch, Corbel, or Louver). w Shingles Shall beanArchitectural grade intexture. w Each DTHhas acovered porch uspart ofthe front elevations. • Unless noted by the plans, most of the porches are flush with the garage elevation or protrude in front of the garage. 0 Screening amenities such as: Lawn and open space areas maintained by the HOA. Due to the existing classification of the guide plan density of 5 to 13 units / per acre, this PUD request is incharacter and the intent ofthe City vision. Standard zoning isnot possible for this property, toachieve the medium density residential requirements. Our plan does deviate from certain setback codes. Our proposed standards are: p Lot Depth —12O * Buildable Lot Depth —65' p Lot Area —4,00sfto8,516sf * Front Yard Setback —I0'ROW, IS'Porch • Side Yard Setback —5'Property w Rear Yard Setback —20' * Hadley Avenue SSetback —30' * Future County Road Setback —3O' * Landscape Area along Hadley —3U' To provide a Detached Townhome product that meets the intent of the design standards, it is important to remember this is a product offering that will allow our Buyer's with adequate space and an HOA maintained yard. CAPSTONE HOMES, INC. 14O15SUNFISH LAKE BLVD,SUITE 4UO|fU\M38Y,K405S3U3 0:763-427-30901P:768-712-9060 We are excited to propose this newest neighborhood in Cottage Grove and look forward to working with the City as we move forward. Sincerely, Land Project Manager CAPSTONE HOMES, INC. 14U15SUNFISH LAKE BLVD,SUITE 4O0|RAJM3El[K8N553O3 0:763-427-30901F:763'712-9060 SITE DATA: ROSS GAREA: ±39.7 ACRES STEEP SLOPE: 32.1 ACRES PROPOSED 180' REALIGNED ROADWAY AND HADLEY ROW: f4.9 ACRES I� UNDEVELOPABLE SOUTHEAST CORNER: t.77 ACRES NET AREA: ±31.9 ACRES w =� ;�.. EXISTING ZONING: A2 (CRITICAL AREA) 2040 GUIDE PLAN: MEDIUM DENSITY RESIDENTIAL (5-13 UNITS/ACRE) PROPOSED ZONING: R-5 PUD PROPOSED MINIMUM STANDARDS: LOT WIDTH: 40' r � ,w,��rMeETRATiDNMRDwo=. ,,,=s»"- sPA n - -- — LN EET LOT DEPTH: 120' FRONT SETBACK: 20' REAR SETBACK: 20' _ 6ASIN 0 ACRE�(�,j���,,j� �(��o }� ou 0 SIDE SETBACK: 5' LS��LiL_J Lj��LJ�F����� l�J PROPOSED LOTS: 155 NET DENSITY: t4.8 UNITS/ACRE �L_1 ���NNNpNNEiJ��—�i 40' LOT PAD _ LJ L_J�LJ� 1313% SLOPE ¢ � '( - rt. II {J� I{LJI! IIIL��JJJIII L� . L� STORM WATER BASIN LOCATION (TO BE DESIGNED) - O GREEN SPACE/PLAY AREA 15 � CI"I ; i N -^_=, DTTLDT L�-0 PI D: 30-027- 21-11-0001 51 �- ,,, � � L'==J � �_ NE 1/4 OF NE 1/4 Section 30 Township 027 Range 021 cl 61 9'296 V� i 95 6,1 e � NIC OVERLOOK LDCA) 0 our Lo= POTENTIAL LIFT DED PAD WITH LOCATION AND TRASH CAN R SLOP _ _ 103RD STREET _ _ — o3ao s�_T s DGRAPIEC �o SCALE IN FEET PIONEER neeri,1g „� , ww _ CONCEPT PLAN CAPSTONE SETTI FRS RI UFF 1 , T 1 SETTLERS BLUFF PRELIMINARY PLAT COTTAGE GROVE, MINNESOTA �j,� f� ti i �C'�COCJD'�C� NTI01VaIIaIt5 UNDERGROUND UTILITIES CALL 48 HOURS BEFORE DIGGING GOPHER STATE ONE CALL TWIN CITIES AREA: (651) 454-0002 MN. TOLL FREE: 1-800-252-1166 PIONEERengineering 551211 LOCATION NIAP SHEETINDEX 1.10. COVER SHEET 1.20. LEGEND SHEET 2.10. EXISTING CONDITIONS 3.10-3.11. PRELIMINARY PLAT 4.10-4.14. PRELIMINARY SITE PLAN 5.10-5.13. PRELIMINARY SANITARY & WATERMAIN PLAN 5.20-5.23. PRELIMINARY STORM PLAN 5.30-5.33. PRELIMINARY LIGHTING & SIGNAGE PLAN 6.10-6.14. PRELIMINARY GRADING PLAN 6.20. PRELIMINARY EROSION CONTROL PLAN 6.30. PRELIMINARY SEEDING PLAN 6.40-6.41. GRADING DETAILS 7.10-7.12. PRELIMINARY STREET PROFILES 8.10-8.11. CITY DETAILS L1-1-2. PRELIMINARY LANDSCAPE PLAN Tl-T2. PRELIMINARY TREE PLAN u NTI01VaIIaIt5 UNDERGROUND UTILITIES CALL 48 HOURS BEFORE DIGGING GOPHER STATE ONE CALL TWIN CITIES AREA: (651) 454-0002 MN. TOLL FREE: 1-800-252-1166 PIONEERengineering 551211 LOCATION NIAP SHEETINDEX 1.10. COVER SHEET 1.20. LEGEND SHEET 2.10. EXISTING CONDITIONS 3.10-3.11. PRELIMINARY PLAT 4.10-4.14. PRELIMINARY SITE PLAN 5.10-5.13. PRELIMINARY SANITARY & WATERMAIN PLAN 5.20-5.23. PRELIMINARY STORM PLAN 5.30-5.33. PRELIMINARY LIGHTING & SIGNAGE PLAN 6.10-6.14. PRELIMINARY GRADING PLAN 6.20. PRELIMINARY EROSION CONTROL PLAN 6.30. PRELIMINARY SEEDING PLAN 6.40-6.41. GRADING DETAILS 7.10-7.12. PRELIMINARY STREET PROFILES 8.10-8.11. CITY DETAILS L1-1-2. PRELIMINARY LANDSCAPE PLAN Tl-T2. PRELIMINARY TREE PLAN u o 50 ]o0 2oG GRAPHICC— IN FEET BENCH MARK Know what's below, MNDOT MONUMENT5MILOUTH ON1MANSI 63 MILES Call before OU dl Y G'I y AICA FROM EFRO ON JINTERS INTERSECTION THE OF TRUNK HIGHWAY HIGHWAY 61 AND JNMNICN AVENUE EL. ELEV= BD).v gi.m�._.iixvitovi TDPOGRAPHIC SYMBOLS ABBREVIATIONS A ALGEBRAIC DIFFERENCE ® B-B BACK TO BACK BV BUTTERFLY VALVE A rnw BOC BACK OF CURB IE VA BFE BASE FLOOD ELEVATION Y BMP BEST MANAGEMENT PRACTICE ¢ CENTER LINE —R WELLCB CATCHBASIN LL CBMH CATCHBASIN MANHOLE AMD CMP CORRUGATED METAL PIPE CO CLEAN CUT O DR sTaex CS CURB STOP O DLE DIP DUCTILE IRON PIPE DT DRAINTILE MEAD EL/ELEV ELEVATION EDF EMERGENCY OVERROW 0 EX EXISTING FES FLARED END SECTION F-F FACE TO FACE • ETDR FM FORCEMAIN U'rGB GRADE BREAK 11 M GND GROUND Q GV GATE VALVE p. HP HIGH POINT ® HYD HYDRANT O i HIM. HIGH WATER LEVEL INVERT • CURVE COEFFICIENT xD MARK L LENGTH ® LF LOWEST FLOOR IX NlIL O LOOKOUT PExxT LO LOWEST OPENING P OW PETROLEUM TEST MXUE LP LOW POINT MH MANHOLE ® PC POINT OF CURVATURE SITE LINES8 PCC POINT OF COMPOUND CURVATURE PI POINT OF INTERSECTION p ...ERVAnox PPSO R PROPERTY LINE DECWOUS TREE PRC POINT OF REVERSE CURVATURE PVT POINT OF TANGENCY B-STYL CURB . GUTTER Pvc P ONT OF VERTICAL CURVATURE [OMFERDUs TREE PVC PO YMNYL CHLORIDE PIPE O sxmi9 / ausx PVI POINT OF VERTICAL INTERSECTION R RADIUS R RAMBLER RCP REINFORCED CONCRETE PIPE ROW RIGHT OF WAY SSWR SANITARY SEWER STA STATION STRM STORM SEWER -PPP STDRM WATER POLLUTION PROTECTION PLAN TNH TOP NUT HYDRANT TYP TYPICAL EROSION & SEDIMENT CONTROL WM WATER MAIN WD WALKOUT ROCK CONSTRUCTION ENTRANCE INSTALL BEFORE START OF GRADING LOT INFORMATION PERIMETER EROSION CONTROL FENCE. ILLP—L TE CTIIK KIT TI TCALEL INSTALL BEFORE START OF GRADING SECONDARY EROSION CONTROL FENCE. uTILIT -o-o-o-o-o-o- TO BE INSTALLED 48 HOURS AFTER COMPLETION OF GRADING. ELEVATION uIKI O BLOCK K0. EROSION CONTROL AT BACK OF CURB. TO BE INSTALLED AFTER COMPLETION IKD T LOT KO. OF CURB CONSTRUCTION. LE K TI _)) SUMPED RIP RAP PERMANENT ENERGY (IFE REOUIRED) DISSPATER. INSTALL WITHIN 24 HOURS Lo — oa IPLI AFTER CONNECTION TO A SURFACE WATER. ELE vanox LLF.1 at STABILRED EMERGENCY OVERFLDW LOS — uT (FLEXAMAT-SEE SHEET 23) KIEIIMMEIDF�l F5929.D K OUT MNDOT CAT 3 EROSION CONTROL BLANKET. " swo— -E -LKauT INSTALL WITHIN ] DAYS OF GRADING - COMPLETION ❑ CATCH BASIN INLET PROTECTION TO BE INSTALLED BEFORE GRADING BEGINS F —EET O CATCH BASIN INLET PROTECTION TO BE INSTALLED AFTER 1ST LIFT OF BITUMINOUS. ®� TOTCH BASN BE NSTALLEDEWITH CATCH PROTECTION CURB LEGEND BASIN GRATE. P0B t5 = GUTTERLINE ELEVATION STRAW BIN ROLLS INSTALL WITHIN ] DAYS FOR SURMOUNTABLE CURB OF GRADING COMPLETION OR BEFORE 1ST RAINFALL EVENT WHICHEVER IS FIRST T.D. = GUTTERLINE ELEVATION FOR SURMOUFE BE CURE ROCK DITCH CHECK. INSTALL WITHIN E (TIP CUT GUTTER DAYS Of GRADING COMPLETION OR BEFORE CST RAINFALL EVENT WHICHEVER IS FIRST 'a ZT FORT86118 CURBVATION TREE FENCE 08.32 T.0. = GUTTERLINE ELEVATION FOR C36 UT CURB (TIP CUT GUTTER) �N]g8]T = BITUMINOUS ELEVATION,71 PIONEERengineering s �„ - CAPSTONE HOMES SFTTLFRS RI UFF "M LEGEND SHEET Iyals.,LI wYTrGD 1.�0 oP ;6 LEGEND UTILITY LINES EXISTING ROSE FUTURE SANITARY MANHOLE ---->-----> SANITARY SEWER (SANITARY k WATERMAIN PLANS) ) ) > ) ---->-----> SANITARY SEWER (STORM SEWER PLANS) FORCE MAIN HYDRANT rN GATE VALVE p � ® REDUCER RP CURB STOP ----I-----I WATERMAIN (SANITARY k WATERMAIN PLANS) I I ----I-----I WATERMAIN (STORM SEWER PLANS) � ® � CATCH BASIN ® ® BEEHIVE O • ® STORM MANHOLE p p ® FLARED END SECTION ® CONTROL STRUCTURE STORM SEWER (SANITARY R WATERMAIN PLANS) ---->r----> )) » STORM SEWER (STORM SEWER PLANS) »� CULVERT --------------------- afar PERFORATED DRAINTILE PBi �� -------------------- SOLID DRAINTILE SERVICE UT CASING < < < < < UNDERGROUND ELECTRIC LINE UNDERGROUND FIBER OPTIC LINE 9 s o et ra a 9 oat ro a 9 oat ro UNDERGROUND GAS PIPELINE UNDERGROUND PETROLEUM PIPELINE UNDERGROUND TELEPHONE LINES UNDERGROUND TELEVISION LINE OVERHEAD UTILITY LINES an an an an EXISTING PROPOSED FUTURE DESCRIPTION SURMWNTABLE CURB & GUTTER RIBBON CURB & GUTTER EDGE OF BITUMINOUS YELLOW PAVEMENT STRIPING (SINGLE/DOUBLE) WHITE PAVEMENT STRIPING (SINGLE/DOUBLE) PHASE LINE - - - CENTERLINE ---- —� Y CONTOUR LINE 1N' CONTOUR LINE ___________________ oun�.-zero oun�.-zaTo BASIN OUTLET LINE --- --- ---- --- BASIN HIGH WATER LINE PROPOSED SPOT ELEVATION � � .► EMERGENCY OVERFLOW DRAINAGE FLOW ARROW ---------- — — — — — — DELINEATED / PROPOSED WETLAND LINE ________—____________ WETLAND BUFFER /WWYWV\ rE Ma /WWYWV\ /WWYWY\ rE Mn TREE LINE FEMA FLOODPLAIN BOUNDARY RETAINING WALL ---------------------- — FENCE (BARBED WIRE) U [] —❑ ❑— U U FENCE (CHAIN LINK) FENCE (WOOD) 7 p � CONSERVATION AREA SIGN WETLAND BUFFER SIGN W TYPE III BARRICADE LIGHT POLE 4�+ — + STREET SIGNS PEDESTRIAN RAMP SURVEY LINES EXISTING PROPOSED FIRURE DESCRIPTION BOUNDARY RIGHT OF WAY — — LOT LINE ----------- ------- ----------- EASEMENT SET BACK LINE — - - - - SECTION LINE Q Q Q RESTRICTED ACCESS HATCH PATTERNS GRAVEL SURFACE � WETLAND BITUMINOUS SURFACE � WETLAND UPLAND BUFFER CONCRETE SURFACE � WETLAND MITIGATION RIP RAP � PERMANENT TURF RESTORATION SELECT BACK FILL MATERIAL I I I I I PERMANENT WET BASIN SEEDING EROSION CONTROL BLANKET � UPLAND/NATURAL AREA SEEDING MNDDT CATEGORY PER PLAN 7l MLSSI� T A 1 r l\ \ fD S �� � � � _V � sae•2�oe � �v � _;,� �tatsse� � v _ _ �;a n --------------- I�II� g I' Scaie in Feet ljh ttt (1ppf I((IIVICINITY MAP �11 �1�14(�1jIR���I �_i ti <� sale ( Jltl I ' t( 1 f1 101e T S j �1��fl��l���l(I( �� I �� RREvCLFUITOI , l(d((jFl v \ SECTION 3D, TWP. D27, RGE. 21 Lip \ WASHINGTON COUNTY, MINNESOTA 0,1,1r7 �v . LEGAL DESCRIPTION FOR PRELMNARY PURPOSES ONLY e - h—f Q-U., of the NDriheast O—U., of Section 30, TI: hp 027, Range 21, W11hing- C—lfy LEGEND AEE A A 1 V 0 D<"°t°nre N— D 1- 1 - "°" °'pe BENCH MARK MN DOT MONUMENT MARSH _ MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM 1314.83/ / THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. PIONEER-gineering ELEV= BD798 .. Ea °tR� 1zt��„ asEDwt. - 1 ww , ,.,�e. .,, nH CAPSTONE HOTIES �u s MN„zt EXIS'I9 0NWjIIONS „ SRTTLFRS RI UEF 2.10- 36 / 1 J / �MISSISAPP� \ DUKS ESTATES A J � ses ns zao 3s T°A1111sa°N TINE 1AIE°ENT PE° °°° 4111177 OUTLOT D OUTLOT A -� ALL a,> P, ,.zssaa <� 3 40 ` a --18----- "i 17 Rio a,aa9T > STREET A �1 41 �> °1� 15 � II g II it 1 11i i1 1i II °il r 40 1i II i1 1i II II li i1 II '� r'-- II �� � i1 �� 11 E 38 1i 11 3711 11 11 11 36 i 11 11 35 11 am 11 I 34 11 34T II 11 11 33 33 i1 11 11 3211 1i II nl 31 11 I rl `I 1130 3= i1 11 II `11 11 29T'I li 11 �I I �I 11,2811 II I I �I I 7T 11 i1 11 I RI 11, 26 1i II I RI 1 25 11 I I �I _ 1 24 11 I �I 1 23 11 I I I RI 22 11-1 11 II I RI 1 21 11 I nl 1 20 � 1 I � 1 19 °z„T, 1 'L--J ,a°,T, __ L_- 1 1 1 1 1 1--I 1 152 1 1L—_J 1 J--J 1 - -- _ L__J L__J 1 L__J I L__J I J__J I L__J I J--J L--J L---- ,a ,° r--r r-- ,a,a s, e 3a-i r--r r--r r---r I I I rr--�r--� r i1 11 1i i1 1i I I I 11 1111 I I ,r--r 11 i1 1i 11 °i 14 1a 42 Jo 6, , 13713811 1 11 °' 139 1401i 11 141 1i 1421i 1431 1 i 145 � 1 1461 1147 1148 1 1491 i 1501 1 151 1152 1441 °°,T1 1,a°aa,1 1,a°a=T1 1,ew,T1 111-11 1 a°°=T1 1<eaa;T1 1 i 1531 154i 1 5 1 1I.W1 1,a°°sT1 1�za5 1 --=- ---- 13 ° ----,zo ---� 138 ,a°°„ 1,as 1 °„ 1 1,°� °„5sf 1 1 aT,T1 1R R E 01 �1`-------'�— 0 1 - 1 1 1 `1 1 - �1 L---------J ,z° - �1 °a°sT m11 1 1 1 1 1 1i 1i 11 II 1i 1i 11 11 11 1 1 1i 1i 11,° ,a1 11 1 11 1i 'i 11 11 Ii 11 11 Ii 11 L--J L--J J- -- L__J L__J L__J L__J L__J -J J__J L__ L--J41 11 Ii Ii 1i 1i 1i L__J L__J L__J ° a a li 1i 1i li 1i 1i 1i L__J L__J L__L ° ° � - o1 ---------J — - - - - - - - - 12 0 --------- 4. r-- r--, r--, r-° ° s - °r-r r-rr-r--,° �1 1 E1 1 F!� E o110- -`_ °- 1351 1134111331 = `1 1127 1 11251 1124 1 11231 11221 1321 1 1211 11201 1119 1 1 1 1 1181 11171 1116 1 1 1 a asT 1 1 1 1 1 ° - ,aa°11 ,aa„T 131 1 1 1 1281 ,a,T 1 a°sT1 ,a °s 1 1 a°° T 1 1, l 1 1301 1129 1 1 1 ^a 1 1 1 1 1 1 1 °sT 1 1, °sT1 ,a°°� ,a°°,T a l l a l l 1 1 a°a,T ,a°°=T 1 1 1 1 i 1 1 w ---,azasT 47 ° ,� ss 1 ,aa Ti „as,T 1 IaaaN� 1� 1 °,T 1 1 L L-_J L J °'°' J J__J _J L__J L__J L _J L _J L _J L _J L _J L__J L - a ° 1 9 i° ` ° > - ° ° a ° 4o L <o J ° ° a ° ° ° a°°n ----"°48-- STREET B a °1 '1 a --------- s Jo --------- 0 a a — — — — — — — — — ° a° ° L r--r r--r r--a-L ao za L--r - 1 a r--------- �1 108 06 1 a `-'---,z°----� „ --------- - °1--J 49 --- r'° r r r 74 1 761 1 831 841 185 1 75 1 77 1 1 821 1 L----,za----L ---- ----� 1 1 781 _ ra 1 a°°,T1 as 11 791 1 11 1 80 sz„T 1 1 ,ate -- OUTLOT C " 01 ° a sT e 6 ----,� as„n 11 1 1 a°s,T1 811 1 „°,°,T azsz,°� _° a ° r1�-----,L°----� --- 11 11 11 I --------- m a1 - �----,za - P11 51 I° ,aoosT 1' 1 1 11 11 L--L L--J `__-' �_ 1 1 1 1 1 1 1 1 1 soa ° _ --J L__J L_ ss J L J L °,< o1 104 0 1 107 `---------J v> `---------J .. o ---------J M ° 52 ° <o J L--J L--J so °° --- ' a, ° a - ------ r as Q 73T `1---------, 88, ----------J --------- `1 �03�z° --------- a ° z z a1 --------- 4 0 aa° e1 L-------- ------ ~ r ------ - _ r------- N of----, °87 0 --------- 01 102 --------- 0 1r o 109 1_ ` o r--------� 53 �= 72 1 OUTLOT B°L ----;---- a1a—T uP-i ALE e --------- -------- 2a I --- o -�1 a°�s°°T°aa°T.,°.A�ME a° — - ---- � - -T-- - --11-1 L 89 1<99z, °m 3a- 55 , -- Fg 9 112 same r° FeeE PIONEERene-neering L PINE GLEN 7TH TOOTH STREET ° , Je M1 +n �—, ° 1o�s L--�=—,z°----J 75 76 77' 8°®3,rl 4 85 l OUTLOT C --a—M16°„ — ----74 —, o °n+ 80 811i -- „°----� r I I aP,e, I on —+n� ` L_—T LT 4a J —,°—� �_ss s+°o l 104L— I� `r----4---,�—°--------�i �o ? --T e— ---I` -----1—+B0-7 — —JL--L zwn a 73 °° QII 86 a Qi 103 o ° -------- m _ _ _ — '87 w I 109 � ---- ---------- — - 72 OUTLET B no Ia � �I o paNApe °ND ReNE °, „,L °F_L°i a ---- 88 m�101 la — ---120 10 1 vn � --- — 71 � spTs—� 121 ----- 1 ,en ------ �70 Mi 89 P'i� �— A�9 ° ___ '--�— ��� --�— —�_— ---------- --——----j ,—'� 1 D 69 112 68 o� —'— —� ---------- 91 98 mt —� ° ye '�---------T �__°7s , �m F----„-----� ----� -- —� — T 2 1°14 q 66 92 ,� 97 115 60 c 65 i / 98,n �. /� s 94 �fil 64 62 83 pp,° OUTLET A MENF e,�sssa� 103RD STREETS __— IT, 69 / VICINITY MAP-------- � �uE SITE ^A" 103RD STREET S -- —— — — —— 1315 DRAINAGE AND UTILITY P LEGAL DESCRIPTION FOR PRELM NARY PURPOSES ONLY ya ^� TOTAL GROSS AREA 39.741P ACRES EASEMENTS ARE SHOWN THUS: TOTAL LOT AREA 1B.9715 ACRES The NoYM1east Of iM1e NoTM1east Ouarter of Sect fon 30, --hip O27, Range 21, WasM1fngton County, M'innesoto. 5-� NUMBER OF LOTS 155 SECTION 30, TWR. 327, RGE. 21 NUMBER OF OUTLETS 5 IFs WASHINGTON COUNTY. MINNESOTA TOTAL OUTLOT AREA 9. BB55 ACRES TOTAL RIGHT OF WAY AREA -LOCAL STREETS 5.6871 ACRES TOTAL RIGHT OF WAY AREA 1O3RD k HADLEY 51771 ACRES g 5 —'in with M1, and adjoining lot li ine;919e eI d aed PIONEERengineering on'ne Pa,Lnes _.. M1M1 �D6 ry,N„ T, w. PRELIMINARY PLAT cnrsroNe Routes SF TTLFRS RI L1FF LL EXISTING ZONING:P2(CRITICPL PREP) PO4D WIDEZ PL ND: REDIUMDENSITY RESIDENTIAL (5-13 UNITS/PCRE)PRDPOSED MINIMUM STANDARDSLOT WIDTH: 40' E, V ✓nn""LOT DEPTH:120' RONT SETBACK: 20O REAR SETBACK: 2D' IDE YARD TBACK: 5' SIDE STR ET ESETBACK: 15' HADLEYAVENUE S. SETBACK: 30' D SETBACK. FUTURE COUNTY ROP 30'nn�nn�nn nn� eC nnnan-------�nn nn n nn�n nn�on�nn LANDSCAPE AREA: 3D' nn on n nn n n o nn nn nn nn nn n nn nn n OUTLOI 8' BITDVINCE TRAIL (TYP.) j BASIN Bat',,, 10aT / ) FF SE L' _ ---------------------------------------��-- _ _ _ __ --- -- --- --- -- — __ _ — —_ A z�4j3-4 J-1I tI --33 1I rI —3�2—I rI - I ( � r �----�J1IF rr-2I2— [21 1324 39 RETE LWALK L__J LL -- L--J L--J L _J-- — -_ 1 ` a f_w 1 L. 5• CONCRETE STR EET B _ on SIDEWALK FI 4g 1, 1 5 76 11 106 J 11 o E 74 7LL ET AC 77 82 83 84 85 111 BASIN 30OP 11� 50 1 1 78 79 80 81 11 105 J L _l L.. L _ 11 _ 1 L J L 51 1 L_-� L______J 7 �= J —I L J L_ J— J J L J L J L J 1 104 11 J LJ 1 103 11 1 SEE SHEET 4.12 ` PIONEERengineering 41 42 J 43 J 44 J1i 45 J1i 46 II 47 J1i 48 J1i L 2' 137 13B 139 140 141 142 143 144 145 36 S 11 L_— J L— J L— J L— r� L J L—J —J L J L—_J _J J__J L J L__J L__J L__ r 1 L--1 L l L— l r__ — , r--, r rIr I Ir II i f 135 134 133 132 127 126 0 1 131 130 129 2. 128 _J L__J L__J L_ L _ -_-J 146 L__J 147 L—_J 148 L___—J L__J L--L 149 1 J L__J F--L 150 L___J L—_J L--L 151 L __J L__J L --"I 152 L_ J 125 L—_J 1 ]124 L__J r ____ 123 L__J r 1 122 LJ r -- . _1 121 L__J r 1 H L__J r__- H L__J LDT KEY BUILDING PAD BUILDING SETBACK DRAINAGE A' UTILITY EASEMENT L_ PARKING SUMMARY ON STREET PARKING - 1 PER UNIT: 155 SPACES PARKING IN DRIVWAY - 2 PER UNIT: 310 SPACES PARKING IN GARAGE - 2 PER UNIT: 31D SPACES SITE TOTAL PARKING: 775 SPACES � zs eo 100 GRAPHIC SCALE R FEET BENCH MARK MN DOT MONUMENT5MILSMARSH ON JA AICA MILES SOUTH ON JINTERS AVENUE FROM TRU THE WAY 61ECNDN OF TRUNK HIGHWAY 61 AND JAMAICA 99TH ST. S. � I I � J\ , -- - - -_ i— - �/ ---------- I �F - Oc, B' BITUMINOUS — — //Q \ TRAIL (TYP.) anon ono 4n —PEDESTRIAN CROSSING._____y. s 1� ------- --- Jr r--Jr Jr -r —Jr Jr--,F Po f f l r— i f— I � J f I f l r J f I p f 36 35 34 33 32 31 30 29 H ES H 24J JJ JJ JJ JJ JJ 23 22 21 20 19 �� eW �1 e - JJ y_J JJ JJ L_ Jy L s.nn f s ut 138 139 140 141 142 2 143 144 145 L -J L _J L--J �_-J L- J r _ J�-1 f—I 1 J 133 132 127 126 131 130 129 2 . 128 20' FR T_SETBACK 146 147 14B 149 150 151 152 153 154 —1 11 155I',I L_. J L_J l ____ J JJ l J JJ l ____ 1 JJ l _ 1 JJ (__ J LJ l -_- J L_-J I L--J L--J L _L f-- 1 f - l f 1 f-__. 1! _1 f-- 1 f i f i f-- 1 117 125JJ HLH J_J L--J L-J L-- JJ L__J L__J -s DGONGRETE STREET B _ SIDEWALK nIrk_--yr 76L� r -J J OUTLOT C SEE SHEET 4.13 PIONEERengineering OUTLOT B 17 it I 100TH ST. S. SETBACK REouIREM s EXISTING ZONING: A2(CRITICAL AREA) 2D40 GUIDE PLAN: MEDIUM DENSITY RESIDENTIAL (5-13 UNITS/ACRE PROPOSED ZONING R-5 PUD PROPOSED MINIMUM STANDARDS - SIDE STREET SETBACK: 15' HADLEY AVENUES. SETBACK: SD• FUTURE COUNTY ROAD SETBACK: 30' LANDSCAPE AREA: 30' 0 2550 �( GRAPHIC SCALE IN FEET MN DO MARK N DOT M5 MILES MARSH ON 63 AICA MILES SOUTH ON JINTERS AVENUE FROM TRU THE WAY 61ECNDN OF TRUNK HIGHWAY 61 AND JAMAICA SEE SHEET 4.10 131 130 129 2• 128 u u I II IIII IIII IIII IIII H --� L --J L--� J _J J �__J L—_J L__J L__J L_—J L--J L--J L--J L_—J L--J �— `� L__J li r _ srTR.cK RroI�IR 48 �i s'coNCRETE STREET B e _; l J �' e w SIDEWALK _ —_ ��"— „oo 00 4oa E%ISTING ZONING: EMPNT P2(CRITIDCAL AREA) 2040 GUIDE EN PLAN MEDIUM D SITY RESIDENTIAL( 13 UN A/ ) PROPOSED T--� C. ,. .._r ---- .� _-----_—Q PROPOSED MINMINIMUMSTANDARDS : I LDT DEPTH. 120' m r` OR E LI��J OUTLOT C FRONT SETBACK 2D' / ET AC 74 75 76 77 r REAR SETBACK. 20' 78 62 �I SIDE YARD SETBACK: B' BAS N�300P SO `—_J - - 79 SO 61 a 1OS SIDE STREET SETBACK: 15' 63 84 / Ir FUTU E AVENUE S. SETBACK: 30' p LL. J L EUIURE COUNTY ROAD SETBACK: 31 LANDSCAPE AREA 30' Tj > M J L J I �I IL --I L_—J -JI - l _J L J I— �_ L J L J J 11 104 107 L J L--J LJ L— _ ---- r _ _ _ �i 52 73 __ ,i _ 86 rrnT1� 103 ���II 106 J LI_ -"_ 87 n 102 109 hl 11 I IF 53 I ��� � �� s W C� R w I 101 I� II II 110 ABASIN 20DP 1 \ J 54 54 " 3 71 f F 55 �!,� 7D Z11 �• v v i� �\ �. r 90 \ ' 112 a -- L, 91 -7 � v 98 L L SETBACK 5 �57 — 67 > \ ( v \ v I i I 58 60� < 65 96 94 B• BITUM62 63INOUS i 2 • TRAIL (TYP.) /� �L �� �• io�o �_�_� ���� L�--�' �; / , J L_,—��' OUTLOT A� BASIN 1ODP j \ �\ -- _ —— — �, 0 25 50100 GRAPHIC SCALE IN FEET BRK ENCH MONUMENT MA BENT MARSH za.o�ze.00 azo —- —— —— o 1UTH 03RD STREET S ON1 63 JAMAICA MBEs AVENUE FROM HIGTHEHWAY INTEWAY 6ECNDN OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. PI$NEERengineering ELEV= BDZ 48 CAPSTONE HOMES SRTTLFRS BLUFF �u aH�sJ. MN„C« �,� PRELIMINARY SITE PLAN+al_.,�� 412IP36 SEE SHEET 4.11 86 JI M. 10 87 n s II` 10 10 3' rt 90 \ 1 91 � 97 93 1�96 / � 94 95 ,� /\ v i OUTLOT A BASIN 1OOP ---L NWJ�85� i PIONEERengineering I =9WI:T3�:1YL:�11:]Y�I�IF 3G4D GUIDE PLAN MEDIUM DENSITY RESIDENTIAL (5-13 UNITS/ACRE) PE PROPDSED MINIMUM STANDARDS: LOT WIDTH: 40' LOT DEPTH: 120' FRONT SETBACK: 20' REAR SETBACK: 2D' HADLEY AVENUE S. SETBACK: 30' FUTURE COUNTY ROAD SETBACK: 3O' LANDSCAPE AREA: SD' 0 25�D GRAPHIC SCALE IN FEET NCH MARK MN DOTMONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= BD).4B-'LL>, rrisiir Was V5 J'_ � �A r m zs rz4� ss zz„�� �D\\ DUTLOTB T s ______ BASIN 50 • ra. Al2 I L yIII IH PHASE 2= u L u u ul Y \ rH o„s,� PHASE 1PSIi�g�H"HH����������\I o J III' 16 F ,oa -,�.F. -� �� Ila jjj�� r l: u Iws es ,I �0_ oNnoT li l B�slu oov "' �� c BPSIN 600v� m ����,��� �—� I I, l LI_'�-- _— — I�-3 iJL� d f 7. i / OUTLDT Al BASIN t00P _ C I OUTL --------------- _✓ --- - - a so Il GRAPHIC CA DD N FEET BENCH MARK MN DOT MONUMENT MARSH MET 63 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA PIONEER AVENUE. ELEV= ...aeragi>Beering CAPSTONE HOMES SRTTLFRS BLUFF �,� PRELIMINARY PHASING PLAN+al-.,,� 414ov ;6 9 OUTLOT A i BASIN 5DOe' / ^<J 40 r'RIM:B] BLD:1200 INN.60511 � 42- J 43 a I - I j ill IL 44 -,I I 45 46 1 47 I % t � i r- i f - -i r J r__ —1 r- i i--i r- i t--i r 1 r_-- I r ...-1 f 1 j-----1 r - 1 f-- 1 f -___-1 I i t-- -- l r __-1 f-- 1 f"l f �1 I II II II II I \\\11 38 Ili 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 39 \ \ RIM 817.51 RIM 818.38 RIM. Bt ].58 BUD tz DD BD z.1s BLD. 14.11 I—J INV 803.4] L L--J L- J L_ J T r - -i r--1 r--� r-- 49' - B" PVC SDR 35 7 O 13138 139 140 141 142 li 136 I L--J L J L__� --j-- J L__J L__J ---J F i r -i -1 135 H 133 I 131130Hj L--JL--J L J-J L_J--- I I I I I I I l a Dlf w ' STRE T A a�oo' - B• Pvc sDR 3s ®o.4D# t 55' - 8 PVC SDR 35 O 0.4DR r--i r- 143 144 145 146 147 148 149 150 151 152 153 1: L_-__1 I L J L -_J L__J L__J L__J L__J L__J L__J r- i- r--� r _I f 1 r I r � If 128 127 126 H H 123 H 121 120 119 118 1 MH s RIM:815 ]3 BRIM: LD 21.50 BUD. 'R64—]9fi.01J L--J INV:]97.09-J-J L-_J L__J L_-J - }p3 6 PVC SDR 26 O 0 �3 0 B' PVC SDR 26 O p.40# L'-- � PVC SDR 28 O D40R » » JL - r--J r--i i_- r� pm r__1 r i r__ r r r � r i i- i t a9 — m os - I L J I DU J 74 75 76 77 82 83 84 85 r 3DOP 1 50 �I I o 78 79 80 81 ''III I o 105 SEE SHEET 5.12 SANITARY sE 1. ALL SANITARY THAN SEWER PIPESMALLADHERE TO THE FOLLOWING: - 18' THAN E DEPTH = B' PVC 26 35 - 18' TO 28' DEPTH = 6' PVC INR 26 - GREATER THAN 26' = DETERMINED BY DESIGNER 2. ALL WATERMAIN PIPE SHALL BE e" DIP UNLESS NOTED OTHERWISE. EXCEPT HYDRANT LEADS WHICH SHALL BE B' DIP PIONEERengineering 0 25 50 G0 GRAPHIC SCALE IN FEET BENCH MARK MN DOT MOIJMILEMARSH N1 MILESS SOUTH OJA ON JAMAICAAICA AVENUE FROM TRU THE HIGHWAY OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE, ELEV= BDF 98.w.,s,irr, .swi T r - -i r--1 r--� r-- 49' - B" PVC SDR 35 7 O 13138 139 140 141 142 li 136 I L--J L J L__� --j-- J L__J L__J ---J F i r -i -1 135 H 133 I 131130Hj L--JL--J L J-J L_J--- I I I I I I I l a Dlf w ' STRE T A a�oo' - B• Pvc sDR 3s ®o.4D# t 55' - 8 PVC SDR 35 O 0.4DR r--i r- 143 144 145 146 147 148 149 150 151 152 153 1: L_-__1 I L J L -_J L__J L__J L__J L__J L__J L__J r- i- r--� r _I f 1 r I r � If 128 127 126 H H 123 H 121 120 119 118 1 MH s RIM:815 ]3 BRIM: LD 21.50 BUD. 'R64—]9fi.01J L--J INV:]97.09-J-J L-_J L__J L_-J - }p3 6 PVC SDR 26 O 0 �3 0 B' PVC SDR 26 O p.40# L'-- � PVC SDR 28 O D40R » » JL - r--J r--i i_- r� pm r__1 r i r__ r r r � r i i- i t a9 — m os - I L J I DU J 74 75 76 77 82 83 84 85 r 3DOP 1 50 �I I o 78 79 80 81 ''III I o 105 SEE SHEET 5.12 SANITARY sE 1. ALL SANITARY THAN SEWER PIPESMALLADHERE TO THE FOLLOWING: - 18' THAN E DEPTH = B' PVC 26 35 - 18' TO 28' DEPTH = 6' PVC INR 26 - GREATER THAN 26' = DETERMINED BY DESIGNER 2. ALL WATERMAIN PIPE SHALL BE e" DIP UNLESS NOTED OTHERWISE. EXCEPT HYDRANT LEADS WHICH SHALL BE B' DIP PIONEERengineering 0 25 50 G0 GRAPHIC SCALE IN FEET BENCH MARK MN DOT MOIJMILEMARSH N1 MILESS SOUTH OJA ON JAMAICAAICA AVENUE FROM TRU THE HIGHWAY OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE, ELEV= BDF 98.w.,s,irr, .swi ST. S. W � 00P 1 61 \ I I��I ICI I j I I, II I F- - I I ^ I -1 li L I I I I I I I 18" DIP CL52 WM I I INN---1I---L-I- 100TH ST. S. �r �r �r �r- �r �� OUTLOTB r r I� --- 1 r ]I 29 28 27 26 25 24 23 22 21 n20 19 � t RIM 3 RIM: 1.11 ]6' - 8' PVC SDR 35 ®3.]OA I 4 II MH_3l \ / RIM: 618.36 RIM:811.5OLD:6 1 ] III', V:8D9 9.1NV: 003.9 NJ J RIM. 818.20 >VR J L-J L__J ` BLD 14531 I I S \ / �I I I I I ` I I B DIP CL52 WM ',I I ' STREET A 9oD' - S" PVC SDR 35 ® 0.40% i - - g' PVC MR 35 B 0.405 '\ 1s 14 144 14s 146 147 148 149 150 151 152 153 154 155 III II ��,�� I� �� 'I I�� -_ .- L J L- J--� L--J L_J �_-J L-_� L_-� L_J--� -__- �H 12,i III e I L— �B r F— -- r� r 1 r--___1 r 1 I1 1 t o �I I ''I 11 lI I z� 12s 25 1za 123 122 121 120 119 118 117 116 10 MHO RII M 817.50 L RIM: Bt S.]3 BLD: 18.69 - �INV']9].09-J L--J LJ L--J L__J __N D]296.01J L_-J L__J L_-J L__J - Ir 9l,ll ��� - RIM: Bl5.83� m STREET B BLD:z1.16 I I I�IWW. 1 I6� 5 0.90R 303' - 6" PVC SDR 26 O 0.9DR �6 B" PVC SDR 28 ® I 7�] � ill �' i I III° I SEE SNEET 5.13 SANITARY SE 0 25 50 100 1. ALL SANITARY SEWER PIPEN SHALL ADHERE TO THE FOLLOWING - LESS THAN 18' DEPTH = 8" PVC SDR 35 - 18' TO 2B DEPTH = 8" PVC SDR 26 GRAPHIC SCALE IN FEET - GREATER THAN 28' = DETERMINED BY DESIGNER MM DO MARK 2. ALL WATERMAIN PIPE SHALL BE 8" DIP UNLESS NOTED N DOT MONUMENT MARSH OTHERWISE, EXCEPT HYDRANT LEADS WHICH SHALL BE 8" DIP ON JA AICA MILES SOUTH ON JAMAICA AVENUE FROM TRU THE HIGHWAY OF TRUNK HIGHWAY 61 AND JAMAICA PIONEER AVENUE, ELEV= BD].98 eragi>Beering PRELIMINARY SANITARY SEWER & CAPSTONE HOTIESLOT �u aH�sn�MN wati SETTI FRS RI UEF 7777 WATERMAIN PLAN SEE SHEET 5.10 = �� -Le L 11�_ _ I�� I�I I�� III]u----131 130 129 128 � -� �rL RIM B15— BLD21.50.513 SIN 400P _ 1 LD.16.6447 - -"�INV ]9].09-J LL_J LJ L__J __INV ]96.D1J LJ L__J L__J L_I - L__J l__J L_ J L_ RIM: 014.95 ST B D:16.39 I I I I I L I WM I `--- INV:]96.SS 48 III - > I B=dP-CL.Sp-WIL'_. - - > > 340' - 8� PVC SDR 26 O 0.4pi - D 246 - B' PVS C 5pR 26 O O.40X 303' - B" PVC MR 26 O 0.4DR 49 L - LQ OUTLOT C <� 74 75 76 77 g3 84 65 r eAslu 11 50 11 11 78 79 BO 81 82 li 11 105 300P m Ir 51 L� LJ i-- v 1 i_. j _'� a 104 Irl 107 l L t_._ 1 J L r r _ �I .I 52 73 MHI91 1D8 RIM 01276 _ _ y L- _ BLD 1337 r .]99.391 1 87 N C-) Ir �i---d� I 53 II 72 MH 1D 1DO 6 PVCC SDR 35 O 0.401 / RIM 813.55 r MH ql r _ T BLD 13.68RIM:81365\ /INN]99.896LD:148 101 ]9] 21 :9 s110 IBASIN 2DDP 1 54 RIMS-.aia.60/ i;��A V ��._ 89 100 �i 111 65- B" cvc MR 26 0 0.4 99 8" PVC MR 35 a D.aox - f 2 y A I 91 -7 Zl—�` '�!'� L-------- -i ----yam \� �i �I �I � 66 1 l 92 v\ 1iL 121' a" PVC soF L Mb-12 \, \1 t RIM 1 BLD 1200 I 1 r 120G 65]A / C_ 80 1uv: Bol.n,L v'". 93 /i J�� 96 ameoo sr�� A 95 94 i BASIN 1ooP L OUTLOT A m I I I I I I I I 18' DIP C 2 WM s- PIONEERengineering PRELIMINARY SANITARY SEWER & CAPSTONE HOMES WATERMAIN PLAN 1. ALL SANITARY SEWER 8 WATER NOTES: 1. ALL SEWER PIPE SHALL ADHERE TO THE FOLLOWING: - LESS THAN 18' DEPTH = 8' PVC MR 35 - 10' TO 28 DEPTH - B" PVC MR 26 - GREATER THAN 28' - DETERMINED BY DESIGNER 2. ALL WATERMAIN PIPE SHALL BE B" DIP UNLESS NOTED OTHERWISE. EXCEPT HYDRANT LEADS WHICH SHALL BE 6" DIP 0 6 50 ]00 GRAPHICGRAPHIG —LE � BENCH MARK MN DOT MONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE, ELEV= BDF 98.w.,siirri .swi SEE SHEET 5.11 > 3D3 - B' PVC MR 26 ® D.40R _ �• pyY C SDR 28 ®0.4DR - .-.- -. z - LQ J I OUTLOT C u 82 63 84 85 I u IL-------- - � L 11 Ir �I Ir - L J L - - - J a 104 - 107 c __J ®m 103 108 u LI67 JI 9�w n 102 109 MH 41 u RIM 14— L. 14.26 101 INv:J9es,J -- 9 r 89 - I 100 90 p Ii 99 65 B' P�VQ SDR 26 ® 0.40% T , 91 11Q LJ .m ` ----_. 92 L 97 �121' - B"PVC MR 2601 i R81222 i 93 BLD INV B0D.2z� '� �• REJ 115 Lome RM:615.B3� BLD: 21.16 - J94.6]� L� Q l 1 Q IL Q LIi Q LIi 2 l BLD 2 13 BLD: 21.4; / 1 1 vns3.4: � RIM.B14.12 v� BLD:21.DS.06 --------- BASIN IMP --- / OUTLOT A ,I i - ---- OUTL��� 103RD STREET S __L PIONEERengineering 551211 fo Ib I SANITARY SEWER & WATERMAIN NOTES: 1. ALL SANITARY SEWER PIPE SHALL ADHERE TO THE FOLLOWING: — IB' THAN DEPTH = PVC S35 TO 28' DEPTH — 8' PVC MR R 26 GREATER THAN 26' —DETERMINED BY DESIGNER 2 ALL WATERMA N PPE SHALL RE B" DIP UNLESS NOTED OTHERWISE, EXCEPT HYDRANT LEADS WHICH SHALL BE 6" DIP 0 25 50 10o GRAPHIC —LE � NCH MARK MN DOTMONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= BDF 98.u.,siirri .swi BASN 9 INFIL EL =8 12.0 2.8 WET V WET DL.-NA AC -FT AlSTOR. DL.-O.D]1 t-9 95 S.-NA AC -FT OL.=D.195 AC+FT i i/ i AV 36 \ \ _ i 39 41 J 43 I _ II - 44 JII it �O IL 12I RCP4CLL5 O D.S x 46 IN B� 25�0 II 47 BLD:9.00 INV: BD8.50 I ! l II T 48 Ji 22' - 18' RCP CL5 0 0.36%' - - L r5]' 16" RCP CLS O RIM: 813.91 Ir BLD: 5.49 IL 49 �I INV 60&42 m ENFIL E 0B105 50 JII WET VDL NA AC -FT BTOR VOL. D.D99 AC"FT R e 2 t2 8 D4.130 51 ~ IN 80812 sz 32--_12'_RCP CL5 O 1.5 PIONEERengineering I r- i t RIM: II! BLD:4. INV: 811. 37 36 35 34 33 32RIM 31 30 29 28 27 26 25 24 23 22 21 20 J cr=v80 INLD:5. OLD:9.00 L 3Y - 12" RCP CL5 O C L -_ -39' 12- RCP CL5 0 1 00x y , RIM.814.4D - - BLD: 9.DD RIM: Bt 4.])- RIM. 81: INV:810.4D BLD.9.98 ENLV :9.E INV: 8G9.B0 :BtC 137 138 Ll9 14 141 142 v 1431I 136 I u R 1 I o NVE L --J L _J J J 126' t- OSDX NV. B1 D.55 -1 r 1 r CP C'I ILRCP ILL5i0 050ix J 135 134 133 D115' 131 130 129 CBMX t3Da s L--J L--J L J L_ INV: BO].39 'I -- 32' - 21- RCP CL4 0 D.80x - -I- F -RIM: 814.31--� - --� OLD : 6.11 INV. 801.61 74 III 75 76 77 CB RIM H 1403 812.13 OLD: 5.89 INV 906.24 L--J L - 27" RCP CL3 0 034x I' 1 173 l J r _ I 'R�TA - > � > > R> Bs1 INV: 81065 F 52'IS*RCP F L_-L L--I L- - '--L L--L L--I L CHYX w _--L RIM: 614.50 RIM 614.20 RIM.819�]0 BLD: 5.30 INV: B09.20 BLD: INV 810.20 4.00 BLD.9 53 INV-81017 w 60 I 96 145 146 147 148 149 150 151 152 153 154 144� 14 45 18.0] L L _ - J5 L J __ LRCP _ L__J L J L____- J L__J L RCP CL D. SDx 200' - 15 CL5 ®0.50 x _ l ] f 1 f 1 ��gV - 15' RCP CL5 127 l; 125 124 123 H 121 120 119 118 Fl ._ L__J L--J L-_J L - -J L--J L--J L--J L--J L_- --II L- m RIOILB15.19 BLD: 6.30 , - INV. 808.89 78 79 80 81 82 RI Mnt90Z G„ RIM 61312 ®" BLD. ] 99 INN 805.63 L_ J L-J� -_J L 35 1 27' RCP CL3 0 0.32R INV: BOS 50 SEE SHEET 5.22 STORM SEWER uPIPEs. 32 t2"-RCP CL5 O0.50x ALL STORM PPE SHALL BE RCP UNLESS OTHERWISE NOTED _ LQ J I OUTL( 83 84 ].5 s6' - 15" RCP CI RIMY 3sTuy� L RIM: Bt2.9]2 BLD: ].3D _ INVL605_87 L--J L---J 104 L, 24' RCP CL3 O 0.5DA 103 I Imo' EE5�1-I ui 86 L�� P � GRAPHIC S�0 BENCH MARK MN DOT MONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= BD]. 48 .w .,siitt ieii n� C 1 1 o 99TH ST S. A A �' �--------�- -�F- - I - � �s I - \ V A V A A 61 -- I I I I 100TH-ST. S. -__---------------------- an 0 on on on on an on on on on on on on an on on on on on ---�1 - - - -------- I-�`. -- RIM 815c-. r i r- i t i t i t--i r i t i t -� r i _ OUTLOT B r--i r 1 I r -1 F- 1 r -1 r l r- BLtr968 \ Ili INN. B1106 \\ \ � 16 '�I 35 34 33 32 31 30 29 28 27 26 25 24 23 22 n2l 20 19 ��v �II Ill, BLD: 4.00 32' - 12' RCP CL5 ® D.50R -- I B V 81.0]2 \ RIN 81580RIM: 15.8 Sc INv. 811.80 -yyJ L-� L__J L_J L__J L__J L__J L__J L__J L__J L__-- I 16 r t51712"R1CLS®OSOR o D:51 l J _ > 5IKttT A -'-RIM 81533 RIM: 816.0.96 Ili W ' INV: B1D65 1'S INC V: 810.14 52' - 15" RCP CLS ® D.SOAI I' -� i-19' - 12' RCP CL5 O i-- I i--� I i--i F---1 o r - I i--i -- fBNH-1]06- RIM: 819.20 RIM:8t9.]0 v ® \ -- RIM : 814.]] RIM: B15.60 RIN: 819.50 BLD: 4.00 BLD:5.30 BLD: 9.53 BLD:9.98 BLD: 4.89 INV: 610.20 INV:810.1]�. INV: 809.20 N 38 NV: BD9.80 IN 810.98 146 147 146 149 150 151 152 153 154 155 139 14 H 142 a 143 144 145 \ CBMH-13D5 - I� 13 RIM:815.66 ° �n RIM:814.45 II BLD: 7.19BUD I L NJ80&0] I ___.-J I J L_,-- l I _____ LS ®O.SOR __ 1 - J I -- J I--J I - J I-_---1 m- r INV 609.97 l 9 2DO' t5 RCP C n r 11 l RCP CLS®OSDRL J J L _J LJ L J LJ L_ -J L J L--J 1��� 15"I __ 128 - 11"IRCP J L l r l r---- l! --I f---- 191r- 15- RCP CL5 ® 0.50R v Ill n CL5 O D.SOA _ r y,� = STORM SEWER NOTES 85' - IS- RCP CLS ®O. I. - -m 1. ALL STORM PIPE SHALL BE RCP UNLESS OTHERWISE NOTED 33 132 H-i 12312011911731 128 CR-,,.J 130 129 n RIM:B1516BL0:5.16 ��� J LRIN B1519 O L_-J L-_J L__J L__J L__J L-_J L__J L__J L-_J L _INV:809.55 - 9 CeMrt 1m BLD: ].]9 o L__ J ®' RIM.815.28 NV. BOJ.39 BLD].1] 132' - 21" RCP Cl-4 o O.BOA -I INV: 808.11 i n n CL5 ® 0_SDR �' \ 7 RIM RIN B151]T �� 11 o i :815.19- - _� r- _.-._.� F-BIL B30-1 r--1 F r 106 NI.D. 14 l II ze sD iD° [71NV:: 806, 1 OUTLOT C r INIL-B1°58' - 15" RCP CLS ® O.1308 en79�nm CT1H-$13Mn� n r1 S 1i it SET. V NA AC -FT A GRAPHIC SCALE IN FEET 8O �I Bi 82_-----_aD d IL l WTI . V L.I Ot92 AC -FT / BENCH NARK MN DOT MONUMENT MARSH SEE SHEET 5.23 MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA PIONEERengineering I 1SSI I SEE SHEET 5.20 II u 11 ,yq 1 31 128 V .__ I�� I�� I�� I�I I�I Y[_? 65 15' RCP CL5 O 0.50A 130 129 n �J RIRIIIIL I-J L__J__INv BLD:400 L--L L--J L--J L- L R 81519O J L > IN V: BD850 J J INV 60].39-\ -� 32' - 21" RCP CL9 O O.BOR--I 48 I> > > > 22' - 10" RCP CL5 O 0.38R � _ � 18' RCP CL5 O 0.35%- 5 H , 32 2 -RCP CL5 O D.50A_ - CBMtL1 V ism RM.814.31- L r--1 f =l _INN. BD8.89 +v -L n8J - L- L L 1 L--_-- J� _ RNBt° RIM:813.91 Ir u RLD.6.]1 OLD 6 BLD.5.49 49 INV 80] 81 INV.805 INM hoe 4z eo - I OUTLOT C <� 74 75 76 77 56' - 15' RCP CL5 O 0.`t BABIN 3ooP III 8485 50 cBM 1go3 78 79 80 81 82 r INFIL EL -8105 AC -IT Hw-ettt RIM: IM:612.13 WL BLD:589 S VOL,0049 L 0624 R1L IN-_VH8.-18310J3g15o2 5L0 --J1i1nu � _ RIM: IN 1312 11297 OLD 7.49 o BLD] 3DSTORRL_J L uv II`rIlr�II -1-0-7 )1 Bos Iuv6 L L35' 24 RCP CL3 O 0.50% 1�3FES tbl108144O -_2' D" RCP CLO 0.32 NN8055052 32- 12_RCP CL5 O 1.50% - -RI5EII INI 87 102 o 109 �v II 53 II i 72 sT H-igo4 I��I m 1RIM 81329 ] 1}p• _ 8�CP CL5 O D.30A -e BD].23 \ BAyN z'ooP I1� - 94 11 101 110 c INFIL EL. B100 �-- - HWL B10.] t 1 J 1 71 \'� i / BD' - 15" RCP CL5 O I.- J �g WET VOL NA AC•FT ZT 1 t _/_ " \ '�\ / L-� *1 r -1 SIP STOR VDL.-0.088 AC•FT L �- 55 ��V/i RIBLD.602 N 813.59 l OO 70I r� - ��1� 111 '/INv: Bnzsq > vim; 6 1 T - A 90 _ v 99 56 ) ce i 2. 112 i INN.810.50 C 68 RIM 812.g1 \ ' r!� C n I \ "R ✓5 ! 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RIM 81511' RIM 81519 l p 1 BLD 6031 BD83D- L OUTLOT C 15' RCP CL5 p O.SORL EL 0130 / gt} g 80 nl Bl RIM 8134D 105 C@-�2QS - WET . NA AC•FT _ r , STOR. VOL. D.192 AC•FT / STMH-t402 �� _ SVBOS6J L--J L_-_ I _ _--- -BUD V: 80940 U L�''�I ill RIM 81}12 p'V RIM 812.9]2 1 BLD J 49 BLD ] }p l J J'" L- I_ 104,, 107 STMH noJ L L J L J _ 2 RCP_CL} p 05DA N �L E l NV 80563 L - d� }5 RIM 81439 4Y - 21" RCP CL ®0.32AI _ _ 1 _ - r ' � 4 BLDg] 7.I 1 / luE v eo w_ 86 103 108 r fio 24" RCP CL3 ®0.35A EES-L4Q1'�-� r -_'r" ;,� BL0: 3.9BRIM D E N� IIJ '3 RIM:BI3�BSI 1 INN.805.50 87 Ir p INV:808.62 _BUD; 6.8] 1 JI - 109 INV 102 u 806.961 24 RCP CL} p 0.35A / L. 88 1 101 110 ce H' 1w� Ca 'DS'1 �� RIM.911.56 / 8D' - 15" RCP CL5 p 1.30%JJ _ RIM: Bt3.2t I' RIM: 81 }.50 r -T 89 111 . 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ALL STORM PIPE SHALL BE RCP UNLESS OTHERWISE NOTED RIM:B08.50L:3.00 /"' /'� RIM: 91 O.43 - BBLD:4.8] \�\ INVD:..5.5. INV:805.]] INV: gt .54 62' - 12" RCP CLS p 050%I gpB.S� _____________- y INV: 612.85 Dom+ OUTLO imp ��,, (( 238 1 -\ ____ram ___t _- ________� --------------------- - 0 25 50 ]00 103RD STREET S g ' ° 9 _ i -APHIC SCALE IN FeE1• _ - BENCH MARK DO MONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA PIONEER AVENUE ELEV= BDJ.48 eragi>Beering CAPSTONE HOMES SF TIERS RI L1FF PRELIMINARY STORM PLAN Iyal_.,1� 5.23 oP 36 PIONEERengineering 55 SIGNAGE LEGEND 1 @ 2 3 "PEDESTRIAN CROSSING' OUTLOT A / ;NF ®�A / 40 38 39 37 36 35 34 33 32 31 30 29 28 27LLJ i' ' 41 STREET A i I L— 42 STREET LIGHT � _ (TYP.) 140 141 142 143 144 43 136 137 138 139 145 146 147 148 149 150 151 152 153 1: a 44 45 46 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 1 47 I 48 STREET B 106 49 z OU 74 75 76 77 83 B4 85 �p 50 78 79 BID81 82 105 SEE SHEET 5.32 0 26 60 100 GRAPHIC SCALE IN FEET BENCH MARK MN DDT MOIJMILEMARSH N1 MILESS SOUTH ON JAMAICAAICA INTERSECTION FROM TRU THE HIGHWAY AM TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= 99TH ST. S. A �� h \ \ \ \ \ \ \ \ 3 5 34 33 32 31 30 29 21 �2827�26�12 �32 �20 2 139 1140 1141 1142 I 143 1144 1145 132 I 131 1130 1129 I 128 1127 1126 PIONEERengineering 55 STREET A 146 147 148 149 150 151 152 153 154 0-1 155 125 124 123 122 121 12D 119 118 117 116 STREET B SEE SHEET 5.33 ------------- --- UTLOT B 17 16 15 I 14 7 0: F L L - - 100TH ST. S. SIGNAGE LEGEND 1 \T\P 2 3 'PEDESTRIAN CROSSING' 0 50 100 GRAPHICSCALL IN FELT BENCH MARK MN DOT MONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= fiD).F98 :ro F F SEE SHEET 5.30 139 I 134 I 165 I 132 I 131 I 130 1129 I 128 47 48 49 74 75 76 77 50 711 7B 80 51 52 53 54 55 FA 56 7 57 58 59 60 61 - STREET B 106 OUTLOT C 81 82 B3 84 85 105 104 107 1n ti 73 __ _ 86 m 103 108 m 87 n 102 109 72 BB 1D1 110 71 A 89 100 111 70 90 99 �� 112 69 68 w 91 4 98 67 66 92 97 STREET LIGHT I I\ \ \ (TYP.) 65 93 96 94 95 64 62 63 I%\� OUTLOT A) --------------- --- _- - �_-_-_ _-_-_-_-_ _-_-_ _ _ _ _ _ _ ___ ___ _ _ _ 103RD STREET S PIONEERene-neering 551211 SIGNAGE LEGEND TT 1 SI�0 2 3 "PEDESTRIAN CROSSNG' 0 25 50 100 GRAPHIC SCALE IN FEET BENCH MARK MN DOT M5 MILES MARSH ON JA AICA MILES SOUTH ON JINTERS AVENUE FROM TRU THE WAY 61ECNDN OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= RD].F98 :m F SEE SHEET 5.11 STREET B GHT OUTLDT A� g � ----- PIONEERengineering i SIGNAGE LEGEND I STEP 2 C I' 3 'PEDESTRIAN CROSSING" 0 25 50 100 GRAPHIC SCALE IN FEET MN NCH ARK DOT MONUMENT MARSH MN1 MILESS SOUTH JA ON JAMAICAAICA AVENUEO FROM TEE THE HIGHWAY OF TRUNK HIGHWAY 61 AND JAMAICA ENDE, EL ELEV= RD].F98 F F _ �—� _,,._ � =—i — v � max: ,.�_a� — — — — — - _ wwsS. _ uI , �t� 1 r I ,�i„I ,u�I1u iI I r � ��,wdl�hrliili I I W�� N �(,I �,IrI Uly 1M1 EII II I ' 71 .1 I — �'�,I,,,,yr,u�� �' Q �� / ` 1 I� 11J1 i ��11j I s, � Lair i i >�i �,2; iil ` � �\: 11� iii/Gl-�_\-,_•'� \��� ���—�'"� �— ,- �� '�` o sa Lou zoo GRAPHIC SCALE IN FEET BENCH MARK MN DOT MONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA PIONEER AVENUE ELEV= BD).98 eragir�eering �" PRELIMINARY GRADING PLAN , ",'C NE Hon�Es SETTLERS RItj 6.10 of 36 v -9 g'- OUTLOT A �\ DUTLE STR EVO 0:9Vi IIL �;iilrllll 11�1hliiil /r lifi�l(1Jolll tl IIII� ll�� ��11111111(Ilol III � 41>�> I�Illlflll�(r�il�l ����I CUP LET-819 R.5 WET VOL. 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I m SOG 2 mm 9 �D.DD i SD� mLF:am.a = I� I _�110 SOG m I I /m oLF:81 ].4 ��. �V m D .. _ 4s.op t SO G 70s� 8 SO�t mLF: e1g.1 °'m p13,- QG ,` m 1a. g m �E:81s.9 !^ SOG100 I. ns w 19 m V136/ 1f BQG i i es93 L / -_, ta.0 � v �� mLF: SOG •A4 -- 5S E.O.F. a (r. w1 49; � Qbi m925�G6++�° %('� v 0G1 �Cs� s J let q1r A NWL 808.5 WET . VOLL.. 7.4 BC•FT /,,� / I OUTLOT A �,� sTDR. voL=].4z] Ac•FT v BASIN XDGDG �� BM" /; / \/'� L ACCESS IY y J� ( A BASIN ,D '- A 0'�9� QW� �. I \ ACCESS /' �� \\ Ir ------------ � U 25 so JaD 16.]] O.6D%�V o„\ on O.BDR�SL� o t0.B m •-f--'a.00 �.00 /. ARK f, I �, GanvBENCH mMC SCALE IN FEET --�n� mom n n.o xe o0 / v A 103RD STREE-=--814-- DDT ONUMENT MARSH A ��-� i �Lc MN163 0.75 MILES SOUTH ON JAMAICA INTERSECTION FROM TRU THE HIGHWAY OF TRUNK HIGHWAY 61 AND JAMAICA PIONEER AVENUE, ELEV= BD7.48 eragi>Beering - -�u. .„ CAPSTONE HOMES SRTTLFRS RI L1FF 1. ^� PRLLLVINARY GRADING PLAN +al-. •. 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( Ili XI • n , . ; _ n INT wI-NECIN M A IM-1 xAIEI. xAxgT encr Nreu is r I J III,I�141n`,va� �, I ra I l"� ��- �(�� i Q (l,ll�lr�l✓(i I �� � � '__'�Q lo, y, _ � 1 � �I 'IvIiiliilrhPl I I � � I� �- i,_ l WE - J (10II VI If( 1173 IilliXliUjlltll 11 \I11 1' �-_�- - _� S � t 1111111I IIII \II C�, • �`\✓', '� P v I, IIIIIiII�y lil vim. - �'_ � - i Ali \���,���1 �111 �\`t �y���\� �`�� � � � ✓ [III i � , �1 PL Al \ iL—_— J� (/ l U 5U loU 200 GRAPHIC SCALE IN FEET W ` (>•L! \�.\\ BENCH MARK MN1DO 63 0. MONUMENT SMARSH OUTH ON JAMAICA AVENUE FROM ` l THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA Ili _ AVENUE. PIONEERengineering EEEV= 6D),6 PRELIMINARY EROSION CONTROL CAPSTONE HOTIES �u aH�sn,.wN�, zi PLAN•.,BLUFF62p of 36 - SRTT7 FRS v � I F \ I r � I I < I L-1 I s11A MENTREE1.0 --_-_ PIONEERengineering SEEDING NOTES: USE TEMPORARY SEED MIX 22-111 FOR PONDS AND OPEN SPACE TO STABILIZE OUTSIDE OF NATIVE SEEDING DATES • MINNESOTA STATE SEED MIXTURE 22-111 O 30.5 LBS. PER ACRE OR APPROVED EQUIVALENT DOABLE SEED RATE FDR DORMANT SEEDING AFTER NOVEMBER 1ST. • MULCH SHALL BE MNDOT TYPE 1 O 2 TONS PER ACRE OR APPROVED EQUAL AND DISK ANCHORED IN PLACE OR APPROVED EQUAL. INSTALLED TO MINIMUM 90% COVERAGE OF THE SURFACE AREA DISTURBED. • TYPE 1 FERTILIZER. 10-10-2D O 200 LBS. PER ACRE. ®INFILTRATION BASINS AND POND ABOVE NW L TD BE SEEDED WITH MINNESOTA STATE SEED STORM WATER POND POLLINATOR NORTHEAST PILOT MIXTURE OR EQUIVALENT. SEE GRADING PLANS FOR MORE STORMWATER MANAGEMENT DETAILS PERMANENT SEEDING AREAS TO BE SEEDED WITH MINNESOTA STATE SEED MIXTURE 25-121 (SANDY GENERAL ROADSIDE)' PERMANENT MINERAL SOD SHALL BE DONE IN ACCORDANCE TO MNDOT 2575 R 3870. Stormwater Pond Pollinator Northeast Common Name Scientific Name Rate (Ib/ac) of Mix See ds/sq k (by weight) Avena sativa Oats* (See Cover crop note) 37.91 79.9 11.14 Agastache foeniculum Blue Giant Hyssop 0.09 0.2 3 Asclepius incarnate Marsh Milkweed 0.12 0.3 0.22 Asclepas syriaca Common Milkweed 0.11 0.2 0.16 Asclepias tuberosa Butterfly Milkweed 0.06 0.1 0.09 Eupatorium perfoliatum Common Boneset 0.07 0.1 4 Eutrochium maculatum Spotted Joe Pye Weed 0.06 0.1 2 Gentian andrewsii Bottle Gentian 0.05 0.1 5 Helenium autumnale Autumn Sneezeweed 0.14 0.3 6.5 Lobelia siphilitica Great Lobelia 0.03 0.1 6 Mimulus ringens Blue Monkey Flower 0.02 0.04 20 Mona rda fistulosa Wild Bergamot 0.19 0.4 5 Oligo neuron rigidum Stiff Goldenrod 0.21 0.4 3.1 Pycnanthemum virginianum Virginia Mountain Mint 0.04 0.1 3 Rudbeckia hirta Black-eyed Susan 0.12 0.3 4 Sisyrinchium campestre Field Blue-eyed Grass 0.01 0.02 0.17 Symphyotdchum novae-angliae New England Aster 0.08 0.1 2 Verbena hastata Blue Vervain 0.17 0.4 5.8 Zizia aurea Golden Alexander; 0.01 0.02 0.05 Andropogon gerardii Big Bluestem 1.36 2.9 5 Beckmannia syzigachne American Slough Grass 0.54 1.1 10 Bromus ciliatus Fringed Brome 0.82 1.7 3 Elymuscanadensis Canada Wild Rye 0.79 1.7 1.5 Elymus trachycaulus Slender Wheatgrass 0.99 2.1 2 Elymus virginicus Virginia Wild Rye 0.97 2 1.5 Pa nicum virgatum Switchgrass 0.78 1.6 4 Poa palustris Fowl Bluegrass 0,25 0.5 12 Sorghastrum nutans Indian Grass 0.91 1.9 4 Dalea purpurea Purple Prairie Clover 0.54 1.1 3 Note: Oats cover crop is included as a component of these seed mixes with the exception of some wetland mixes where cover species are not necessary. Winter wheat (at a similar rate to oats) may be selected in some cases where germination is needed later in the fall, followed by further green -up the following spring (oats will not come backthe follow spring unless it re-establishes from seed). BENCH MARK N DOT MONUMENT MARSH MN163 0.75 MILES SOUTH ON JAMAICA AVENUE FROM THE INTERSECTION OF TRUNK HIGHWAY 61 AND JAMAICA AVENUE. ELEV= ES (SILL FENCE). N[Nl BALM, B.VLN l0 BE IxC00RCF/ndERE� IRRE�I STRIPPED. CLEnx IExP Bnslx ONCE BOX 1.11 SEE THE IND v x Ax IMEUBTWIREM " OF T[ "ESDInUPouullOu COx0i1ROIONES. ING-Al THE AGENCY RFWR[MExT TO MIxIME THE AREA DISTURBED BY OR AT ANY THE REWIRED BY THE PERMT AFTER PLANS RE S. NIP% Rf ER TO EROSION INDISEDIMENTHOGlIRO PRICTICESLOEFwED Imo. TExus Ix PRDDRCSS A QUUU1 Ix URBAN AREAS AND THE INNESDIA CONSTRUCTION SITE OSSIO. AID SEpuExICCIONTR"nIXIER PLANNING HAIDBWx. ES (BMA's) Sn AND I IS EROSION CIE RIIP'S ISSHHOxNON c�THEEEPLANS ARE TEEN xIUMONREWDIDITSHAS EFOR TE ANTICIPATED LIE CON 11 A D/CRECLI nIIICEVEUTS AINDETO PROVIDE IDOIT0111 B PS OVER RDANO BONE T ETuxluu11 N [ S REGUIREUENTS SHOWN ON THE PuxS TAI MAY BE NEEDED 70 PROxOE EFFECIIM PROTECTION OF WATER AID -1 ROCAUH.s pERAIE EWFUExT ITIx THE GRIP ENE, ROOT LE. ES ESSERVE TIEEACT USIED FOR UCETIG TREES GRASS ID EITHER MEGETIIIME COVER TO HELP DEF ALTER RuTRIC ED PMEll (DOZER) IP IND DO.x EXPOSED SOL SLOPES ON FINAL PBS, LEAMIG EROSIDN AGR 11 i o EQUALGANO IL: A CRED I PLACE OR PGROM1. 1111 BE D EWALl SinuEDSIO uxP�uuRUOR90SARUCORRUERAGE OF THE SURFACE AREA APPROVEDDIR EQUAL AW DISK ANCHORED BED 1 TYPE t OR LTEZER, I ANIO/CR THERE IUDItn CO � ON THE Pux4 SHALL BE SEEDFO AUD HAVE Ax ARRXIIRIC ULA11 REMOVE 11 SEXIS IND SEDIMENT TRICKED MID EXISTING STREEIS IND PIIED 11. IF B-11 DUST BECOMES 1 1 TIE OCIIRICIOR SHAll APPLY AIER FROM A TAIN TRICK TO 1 ALL C. CONSIRUCTO. AREAS. rtE (ExC wnYsy PDX 1 THIRTY (o) GAYS RIRI ER=1 FINALAND SSITE STABIMENT roRAT. IIIRI SAACHIE D AOR AFTERR THE IEUPoRnn DuEASUREs 17. RE�REWIRED IIREI- M COMPACTION MUST RE ISED ON AREAS EWIVxEx7TRAFFIC SPECIFIC CONSTROCTXI TR RIFFIC FROM AREAS. PROVIDE 'GHT USING PRACTICES TD TO PREVENT lO TFRIxnLDGRnOE. ME ARNO EUS REWiRONOAELOPLE SOIL INCLUDE ALL TOM" RACENEIT AND INFILTRATION/FIlIRATDI BALIS. W CONSTIRIC11-ICTITI REGARE DITS A. 1. THE Lxy vEGETATVE BUFFER STRIPS. H EZCATAL SLOPE GIIAOINyTCONSTRUCTION " AND OF ED COMSIRUCTON PRACTICES TxATNININRE EROVIW. ME LOCATION OF AREB NOT TO BE DISTURNED MUST BE ED (E.G. VIM RUGS, SIAIE% SIGD SIT FENCE, ETC) ON THE DEVELOPMENT STE BEFORE MCA, BEGINS lIRICmm NOT Y. EXCEEDING 7 CAEASE RM"DCllDAly HISSTTABIPORATIIONMUSPEEME COMPLETED NO LLAT:RLTHAN TECALENDAR YDAYS RAFTER THE AREAS XIIHIX. ISO FEEI OF A SURFACE Vq SIDE WLFI, DIDUCH � n�OESED S II RL MINER SA SURFACEWWITHAYITEI lP FIT SLSLRCESTDMUST SEE STABILIZEDRUT�EURin C GUUUTITER SKl N STD w�R TIE PERIMETER OF RI THE PROPERT1 EDGE. Oft FR. THEx1 OF DISCHARGE TO Axr SURFACE xA ER"(IN V" 1. 29FRLWFE�E OF CONNECIWO TO SURFACE VATER). RM S. PIPE OUILEETS 1- BE PRESIDED WITH TEIPCMIRY OR PERMANENT ENERGY X IIHIN 2. ICAMRS OF 1. BISIXIS "REL'STE, ISQUIRE 9EXIENT CCO.TIOL PRAGICES DIINI"ASEAPPRIOPRIAUTE` FOP DIE CONDITONS If"DON CRA. AMENDED 'HE' NONs. CWPOsI sNAKEy ORAOTHER APPROVED METHODSO ND/ORYASESHONI OBACH NATHE EROSION 11-L IAN.TDA DISTURBING ACTMITES REP. 1. CONTRACTECUR MUST PROTECT ALL STORM DRAIN IILEIS BY APPROPRIATE BIPS DURING CONSTRUCTION UNTIL AIERs... BIG sTRM VAIER CONVEYANCES I BE SU. As CURB AND GUTTER SYSTEIS WET OR CONITS OR CHES ITOI DISANS WHERE III OR MORE ACRES OF OSIDRBED SOL DRAIN ID A CONNICH LOCATOI AEI ISE SHOWN ON THE EROSION CX_ PLAN 1. bE"TERANl VAIER MIST BE DISCHARGED i0 ANAAPIROVED SEDIMENT BASIN ONTTHE IPR_1 SEESIZE MHENEMEI POSSIBLE. IF THE WATER CINIOT BE euPI SUCH THAII THED.1-ARQEENTERING ooE. HOT�'E.=RIFICE WATER. FF C.IHE BE ARE ECEWAIETLVTHE P"RROiEPCi pTR RqH ERDSD M nx0 YWR. THE pSORCH M uuSTRBE g5PERSED OVERPxIATURAL ROCK RIP RAP, SAID GAGS PUSTC SHEEII.y OR EITHER ACCEPTED ENERGY DISSIPATION MEASURES. CONIT RIS, ERMIUµ ACA IIxUMENT..REF IVEiuxARARCS CAUL.. 9CXIFlunxi ADMEOSE IMPACT 10 TTHE xET.AxD. D. 1. THE CE.IRACIGR MUST APPINT SOMEONE TO INSPECT THE CONSTRUCTION IIE ONCE EVER, -E. DAII MENISGATE:LO 1 2. HOURS PER I CLL AECTONS MUST BE RECORDED IN L NUMSDICTON DU MAY RERERATMNG A MORE Aix INTERVAL O� REWIRENSPECTON)INCHEs 2. ALL MFUNITIMAL GNP IT RE REPAIRED, ROPLAIED M SUPP FUNCTIONAL EXMPI .1 UNLENDESS AImHER TIME FRAME Is SPECIFIEDDAY 'FIER . (See upCA upo[s PERuI I. Bj oI Ws uLox Access E EI. SOLID WASTE MUST BE DISPOSED OF PER M.P.- REWIREMENTS 2. HAZARDOUS MATERIALS MUST BE GICARED IND DISPOSED Of PER M.P.C.I. REGULATIONS. TOWNHOMES FINISHED GROUND ELEVATION 20' SETBACK TO ROW PER PLAN OR 25' SETBACK TO PRIVATE DRIVE ; VAR E5�10 VAR ES 10 15- VARIES m VARIES PAD GARAGE ELEVATION PER PLAN F INN SH GRADE 2.0% MIN. o SUB DE GRADING GRADE LOWEST OPENING SEE TYPICAL STREET SECTION SLAB -ON -GRADE (TYPICAL SECTION NOT TO SCALE) PIONEERengineering SEED WITH IN SEED MIX 33-262 SEED WITH IN SEED MIX 35-621 DEPTH REQUIRED TO DRAIN STORMWATER SOUTH R WEST NATIVE OPEN SPACE IN 48 HOURS OR LESS 3: i _II i M A X 1 I1161ti._ -.. - UNDISTURBED, UNCOMPACTED INSITU SOL 15% SCARIFY BOTTOM 12• IB" BEF RCJ \ ( -III UNDISTURBED, UNCOMPACTED PLACING AMENDED SOILS INSITU SOIL INFILTRATION BA9N CONSIRUCTgJ NOTES CONSTRUCT- SEQUENCING 1. INSTALL SILT FENCE ANO/OR OTHER APPROPRIATE EROSION CONTROL DEVCES TO PREVENT SEDIMENT FROM LEAVING OR ENTERING THE PRACTICE DURING CONSTRUCTION. 2. ALL DOWN -GRADIENT PERIMETER SEDIMENT CONTROL BIDS MUST BE IN PLACE BEFORE Y UP GRADIENT LAND DISTURBING ACTIVITY BEGINS. 3. PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES. 4. INSTALL UTILITIES (WATER, SANITARY SEWER. ELECTRIC. PHONE, FIBER OPTIC, ETC) PRIOR TO SETTING FINAL GRADE OF RETENTION DEVICE. 5. ROUGH GRADE THE SITE. DO NOT USE RETENTION AREA AS TEMPORARY SEDIMENT BASINS S. PERFORM ALL OTHER SITE IMPROVEMENTS. J. SLED AND MULCH ALL AREAS AFTER DISTURBANCE. G CONSTRUCT RETENTION DEVICE UPON STABILIZATION OF CONTRIBUTING DRAINAGE AREA. 9. IMPLEMENT TEMPORARY AND PERMANENT EROSION CONTROL PRACTICES 10. PLANT AND MULCH RETENTION DEVCE. 11. REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGE AREA IS ADEQUATELY VEGETATED. GENERAL NOTES 1. IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELY FOLLOWING EXCAVATION. THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TO CONTINUING CONSTRUCTION. 2. GRADING OF RETENTION DEVICES SHALL BE ACCOMPLISHED U9NG LOW -COMPACTION EAR HI EQUIPMENT TO PREVENT COMPACTION OF UNDERLYING SOILS. 3. ALL SUB MATERIALS BELOW THE SPECIFIED BIORETENTION DEPTH (ELEVATION) SHALL BE UNDISTURBED, UNLESS OTHERWISE NOTED. 4. POST CONSTRUCTIDN TEST ON INFILTRATION BASN SHALL BE REQUIRED. BASIN SHALL BE FILLED WITH WATER TO A MINIMUM DEPTH OF SIX INCHES IV) AND THE TIME TO DRAIN MUST BE DOCUMENTED. THE RICE CREEK AND COON CREEK WATERSHED DISTRICTS MUST BE NOTIFIED PRIOR TO TESTING TO OBSERVE THE RESULTS. 1 � BNN BITuuluOus GRATE PER STANDARD DE 18" TALL OUTLET X 36" WIDE PIPE SKIMMER OPENING EL: 807.0 INV: N� 805.5 RCP OUTLET 18" TALL INV: A 36" WIDE 803,0 SKIMMER OPENING V 801,0 PRECAST CONCRETE SLAB BASE POND OUTLET CONTROL STRUCTURE OCS-150 (NOT TO SCALE) PI$NEERene-neering N� WEIR INV:808.5 5" ORIFICE ` INV 806.0 V 805.5 TALL 15" RCP N� XA INV: 36" WIDE OUTLET 803.0 SKIMMER OPENING NV: 801.0 PRECAST CONCRETE SLAB BASE POND OUTLET CONTROL STRUCTURE OCS-100 (NOT TO SCALE) EMERGENCY OVERFLOW EOF NWL+2' (SEE CITY MAINT. DETAIL — INFILTRATION BASIN PONDING/TREATI09WHOASIN STO-15) q� HWL Q ------- HIGH WATER LEVEL q:l ELEV PER PLAN q: 4�1 NWL+2' ! NWL to' OUTLET ELEV t0' NWL+2' NWL 10'-iD:i MAINTENANCE BENCH NWL ELEV WATER QUALITY 1 : VOLUME OUTLET ELEV NWL (SEE CITY DETAIL STO-15) ygRIE FILTRATION MEDIA ARIES� AREA SEE DETAIL 2.0' IMPORTED CLAYEY MATERIAL THAT MEETS UNIFIE SOIL CLASSIFICATION GC. SC. CH. OR CL AND MUST HAVE AT LEAST 3D% PASSING THE #200 SIEVE. ELEV PER PLAN BASIN LINER TO END OF AQUATIC BENCH STORM WATER BASIN SECTION (TYPICAL SECTION NOT TO SCALE) 830 825 82D 815 81D 805 800 795 790 B30 825 B20 815 81D 805 800 795 790 PI$NEEReneneenng MISSISSIPPI DUNES BLVD PVI STN: 30t70.00 PVI STN: 31i75.00... PVI. ELEV: 817.D4 K: 57.86 PVI ELEV: 816.20 K: 56.25 LVC: 90.0D LVC 90 00 P ST 28i D0.00 P E EN Bt500 ICH PT. SlP: 30i88. HIGH PT.E.-. OW IT. STN 31 750 n w n w 076% -O BOR D O% o d a 23i50 2410U 24- 25iW 25i50 2- 28i50 27i D0 27i 50 28i D0 28i50 29ioo 29i50 MISSISSIPPI DUNES BLVD 30i00 SOi50 31i00 31- 32,. 32t5D 33toD PVI STN: 34i90.00 PVI STN: 36i70.00 PVI STP: 39i15.00 PVI ELEV: 815.68 K: 56.25 PVI. ELEV: 815.44 K: 343.98 PVI ELEV: 813.48 K: 39.29 LVC: 9D.00 LVC: 90.00 LVC 110 00 .'T� llOW PT. STN: 34i 9D.0 LOW PT ST 38 91 43 z �e m� g T >WW STN 33i W.W $ t w a PVI ELEV 817.20 u 8i >rVI STN:. 80.00 i ti n PVIELEV: 816.40 n K: 58.25 w K: 40.34 32-D 32— 33— 33— 34— 341. 3 DD 35+s0 38i00 38i 50 37i00 37i50 —DG 38i5o —Do 39i5o 4— 40150 41toD 830 825 820 815 810 805 800 795 790 83D 825 82D 815 810 805 800 795 790 830 825 820 815 810 805 800 795 790 830 p 825 820 815 810 805 800 795 790 PIONEERengineering STREET A PVI STF 3,00.00 PVI STF: 5i75.DO PVI STF: 8i0000 PVI ELEV: 818.39 K: MAD PVI ELEV: 816.20 K: 5s.40 PN ELEV: 818.00 K. 56.25 LVC 9D. DO LVC: 90.00 LVC: 9D. DO q IGH PT ST : 31DO.1 HICH PT ELEV: 818:1 ,, OVI PT SELETF: Si]4.B LOW. PT V: 816.35 q GH PT STF: Bi000 HIGH PT ELEV: 811.E aId dlw olW -o.aox D.aox u, w -ti00 -Di50 —0 Oi5D 1i0D 1— 2— 2i5D 3i DD 3i SD 4i DD 4i50 5— STREET A 5i50 si00 6i50 7t00 7-0 —D 8i50 9i0D 9i50 PVI STF: 11 i8000 PVI STF: 15+15.00....... PVI ELEV: 814.96 PVI ELEV: 814.12 K: 62.01 LVC: 90.00 K: 58.25 LVC: o q nH E9V0 813.y5GPPTE0 HHTTF15311 �� o — — — — qw- _— 4 x O.aoR -D]Sx wPVI STF: 12i95.D0 u PVI STF: 16i4 01 PM ELEN 812.37 K: 3].92 LVC: 114.00 P PELEV: 613. K: 33.33 LVC: 5000 LOW PT. STF: 13i22.25 LOW PT. STF::18i90 p LOW PT ELEV: 812.71 LOW PT ELEV: 813.: —0 9i0D 9i5D iDi00 10i50 11i0D 11i5D 12— 12-D —no 13i5D —D0 19i50 15i00 15i50 1—D 1s— 17i00 17— 1- 830 825 820 815 810 805 800 795 790 830 825 820 815 810 805 800 795 790 STREET B 830 m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m 830 PVI STR: 2+90.00.. PVI STR: 5+6D.D0.. PVI STR: 7+60.00 PM ELEV: 617.75 PVI ELEV: 815.59 PVI ELEV: 817.19 K. 56.25 : : : : K: 56.25 : : : K:: 36.36 LVC: 9D.DO LVC: 90.00 LVC: DODO 825 lIGH IT. STN: 2+90.0 OW IT. STF: -0.01 IIGH IT. ST6: 7144.W. 825 g HIGH IT ELEV: 817.57 o LOW IT ELEV: 815.7.1 o HIGH IT ELEV: B16.1 a 2S n m m m m m mm 820 s � � � s � � � o � 820 815 z.4D O.BDx D.BGx O.BOx s7x 815 810 810 805 805 800 m m 800 795 m� ;mow 795 790 790 STREETC HADLEY AVENUES Pi 830 m m m m w m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m 830 PVI STR: 1+D500 z PVI STk 15+73.18 PN STF: 18+50.00 PN STR: 20+99.95 o PVI ELEV: 816.08 PVI ELEV 816.91 PVI ELEV: 815.35 PN ELEV. 815.46 492.48 : 107.97 K: 81.23 K: 75.30 : : : : : : : : : : LVC: 190.OD LVC: 100.OG LVC: 100.00 825 VC 90.00 r o HIGH IT. STR: 18+32.39 LOW IT. ST6: 21+00.82 825 �u"iw HIGH IT ELEV: 816:B6 N LOW IT ELEV: 815.50N N oo + N v 820 S J g sm 4 m 5 m 5 m 820 0.30R -0.63% OsOx 815 osox : : - 815 810 810 805 805 800 80D w b x� o � _ 795 m�8 p� ;^ w 795 790 w - 790 �w ��w »w „w 0+00 0+50 1+00 1+50 2+DO 2+50 3+OD 3+5D 4+0D 4+50 1- 14+00 14+50 15+GO 15+50 16+00 16+50 17+00 17+50 18+00 18+50 19+00 19+50 20+00 2--GO 21+50 22+00 22+50 PIONEERengineering STREET PROFILES ctIPST EHonLEs SFTTLERS BLUFF 71pIF36 T,, ^N;H^"NBMM3aI fi,MPX[MUM SPPCING. ;SO LB.TENSILE�PER POST MONOFllAMEMG CEOTEXDIE =l STEEL FENCE POST (T-PoST7, MONOFlIAMEM GEOTEXTBE 6'INMN(MUMLONGA@!G 30661 (HPND"NSfALLEO). ,RD,cx�,EED�ALL ND NDTES BEL) 30WT6 WaPA: ss^�N�ac�. DG6nNG DpRe OVERROW 6HAIFOF THE QIRB BOX HEGHT 000000000 (PEMACHINE SD ED). TO FACTEFWAY xuOlitE SLICE FROM FABRIC. 8"-I2OEvf�(vw5 6" �) TRE_�NT�.R�D BY vuCE OF STEEL VOSTS. 9�)PE�R POSr WSTOP e" � pFN,A C. PoBF xOTtWES ROM FABRIC. uY FABWC WTHETRENCX, BA(IGILL WRH NATURAL . - qv� NOTE: USE WIMCO ROAD BRADY CG-230R 0G-329UV6 (pD2TIDING ON LASTING TYPE) HIGH FLOW WLET PROTECRRI CURB AND GUTTER MODELS, DRCTTT APPROVED EN DU NP-P.'RA=ETLL—B'LFTTOlEm FFA AB FDE R I` M1C11LE"8 OO DL SBl WL OL AS'TT ZLO —W = PIONEERengineering w, _ , ",�a �„ - CAPSTONE H LIES SRTT .FRS RI UFF ,u H_T6"wM„2« ... Pay CITY DETAILS ��I a. ' .'� �TT,�cc 8.10IF 36 SIEELFCOTi.PO EQUAL. DIRECTION LIGHT EQIID'M1IEM PWOR TO STAPLE OENSrtY SNPLL BEA pINAL DFFLECT'OR PLATE OUTS DE ANCHOR RISEN ES. f STORM SEwIER 50XAU_eE RES. ETE ISOMETRIC `E•-R3 FITU531aHE CHARD 4H�6NG Hs 1 t/9^m 6 3^ M BAN ENRDA AILS F HAND 'M .a++"""Iax4 TRASH COTTAGE GROVE,E, MINNESOTA s7a�1 SURMOUNTABLE D428 MOD. CONCRETE CURB & GUTTER Ras IF/q F. 14BOULEVARD I.q RIGHT-OFWAY g20'IF/CI STANDARD CUL-DE-SAC SURMOUNTABLE D428 MOD wxcRDTECURB&G ED(FIC) PER, RA9'(F/C) RICHTOf WAY APPROVAANTINES QUIRE ETE CUR. & G�UREIT NCR 16 BOULEVARD (TIC) CONrUR C¢NCRETE 5•CLEAR 2 NE I APPROACH NOSE DETAILPIATESTR-3B. AGHF/C) RED'IF/C) 8'F- CURB AND GUTTER TO BE BEEN (GUTTENOUT). ISLAND CUL-DE-SAC STANDARD DETAILS TYPICALCU-B-SACSEC'TIONS �AaRMr d+1°�Iaxw RESIDENTIAL(28' F-F) COTTAGE GROVE, MINNESOTA sTRa PIONEERengineering D zABEw S 9 y 5' PLAN v� (I R EUPaF nEXEM OE iT vo- i5 TDz0 a3 1 X TOD uT003A 11 3• --- 5(OF'QIWC li AWRG�IL 2"1 Les` .1 GEOTEKIIlE SECTION A FAFFECIPE. END SECTION „I ypppp SECRON ERB FABRIC TYPE. PwSTANDARD DETAIL ==G w Ox tinMr.w^�"wx.X COTTAGE GROVE, MINNE50TA STO-12 AME BLADE SIGN�SF ES ImPla Iv GHrr DFwnv �® g IBd RADIUS —dal 3 ®1 OVPICnL) H ESTOP 51(ry PER,Y I c [ 4 R � Nou LlmnY�A1L5. � �B Tr Laranoxs COTTAGE GROVE, MINNESOTA STR-2B LAT I MAINTENANCE BENCH / SAFRY; AQ3AD E VEGETATION BENCH wTM NWL OUTLET PER TYPICAL BENCH DETAIL WITHIN NO mT-mM 10' OF SKIMMER OUTLET PROPER./CURDY NE AMfENANCE.FNCH FETY / q(AIATIC VEGETATION BENCH 91 N4 Roy z• 1 ° I ttPICAI BENCH DETAll PaxD eO MANUDARD DETPILS GMIB oETAa COTTAGE GROVE, MINNESOTA ST615 RESIDENTIAL (2R'F-Fl —y—� @ RAVR/W 1,51 _I %I I L O.S 0428 .BE a GurTER CONClETE q, V�CO�[REfE �nRGtoi) ESPZE3D�"E)'. S�EaALING GDDRBE HECTORS c3, n 2.0'TYPE SP 9.5 WEARING COURSE MIMURE (3, C) B �0A553�AGG ..SE (VIRGIN) SUWRAOE IXGVpnON AND AGGREGTE BACKNLL 0.5 DIRECT Ess REQu1RED) +2A'xEEa OF xE�snRr, iz^mw. Tx1SELECT GRANULAR SUBBASE REQUIRED E S. R.O.W. TO BE 0.31'PI.BOVE D£SIGx a-ELEVATOIu. ULLARINIC�STREETA6ECT RESID � FMNL (2B' FF) COTTAGE GROVE, MINNESOTA 4,, THAT ^FIAT STEEL GARS �Ra••oc. ANCHOR ELSE n¢PEaPENDIco FOR STRUCTURES LF55 THAN 8a"DIA. OT-DIPPED GALVANIZED GRATE Iry z sERIOxS L85/SF AND BE ABLETOaEMOVFONER RION FOR ACCESS TO STEPS BY REMOVING NUTS FROM TWO ANCHOR BOLTS. SUBMIT SIDE OP OPAWBRICATION ENGINEER FOR REVIEW HOLE STEPS SHPLL RE PIACEO50 TON IS PRPENDICULAR TOTHf BARS. oa E¢uA41e" ON CENTER. ALUMINUMBSTEPSAPPROVED. GRATE DETAIL 'DRov OrSTRUCTURE STORE) V_ SEE 6TORMSEWERSCHEDULE ELE _ vnxiEs _ FOR SPEnfIcsTaucruaE SKIMMER OPENING VARIES, 3.5' DDGHO¢$E$MUST RE EECMART 2MORTARED • TSIOE OFSTRUCNRE RIP RAP 6"AGGREGATE BACKFIL. (MNDOTSPE. 31 Moo)SECTION M) SECTION STANDARD DETAILS `--G= STANDARD SKIMMER STRUCTURE wxX•"&+"Ywx.e COTTAGE GROVE, MINNESOTAFYVII STa16LL-VARIES IES ;.�,3 ' HRING COURSE MI TORE I3, C) [GPv E433DO]-GIPECI.4L 2.0"TJPE SP 9.5'.NEFRING COURSE MI TURF 13, G) LG_E'33DC1 5 CLHBG ShGGRV.4TIONB.ND AGG1EG.5TE BFDCKNFRS 50NE BGRNDE E%C, DIRECTED BY THE ENGINEER IF NECESSARY, 12"MIN. THICKNESS REQUIRED) 26' E—E TYPICAL RURAL ROAD SECTION rmeu vemx lx Ts) A I I� FF �-36s MAINTENANCE BENCH / SAFRY; AQ3AD E VEGETATION BENCH wTM NWL OUTLET PER TYPICAL BENCH DETAIL WITHIN NO mT-mM 10' OF SKIMMER OUTLET PROPER./CURDY NE AMfENANCE.FNCH FETY / q(AIATIC VEGETATION BENCH 91 N4 Roy z• 1 ° I ttPICAI BENCH DETAll PaxD eO MANUDARD DETPILS GMIB oETAa COTTAGE GROVE, MINNESOTA ST615 RESIDENTIAL (2R'F-Fl —y—� @ RAVR/W 1,51 _I %I I L O.S 0428 .BE a GurTER CONClETE q, V�CO�[REfE �nRGtoi) ESPZE3D�"E)'. S�EaALING GDDRBE HECTORS c3, n 2.0'TYPE SP 9.5 WEARING COURSE MIMURE (3, C) B �0A553�AGG ..SE (VIRGIN) SUWRAOE IXGVpnON AND AGGREGTE BACKNLL 0.5 DIRECT Ess REQu1RED) +2A'xEEa OF xE�snRr, iz^mw. Tx1SELECT GRANULAR SUBBASE REQUIRED E S. R.O.W. TO BE 0.31'PI.BOVE D£SIGx a-ELEVATOIu. ULLARINIC�STREETA6ECT RESID � FMNL (2B' FF) COTTAGE GROVE, MINNESOTA 4,, THAT ^FIAT STEEL GARS �Ra••oc. ANCHOR ELSE n¢PEaPENDIco FOR STRUCTURES LF55 THAN 8a"DIA. OT-DIPPED GALVANIZED GRATE Iry z sERIOxS L85/SF AND BE ABLETOaEMOVFONER RION FOR ACCESS TO STEPS BY REMOVING NUTS FROM TWO ANCHOR BOLTS. SUBMIT SIDE OP OPAWBRICATION ENGINEER FOR REVIEW HOLE STEPS SHPLL RE PIACEO50 TON IS PRPENDICULAR TOTHf BARS. oa E¢uA41e" ON CENTER. ALUMINUMBSTEPSAPPROVED. GRATE DETAIL 'DRov OrSTRUCTURE STORE) V_ SEE 6TORMSEWERSCHEDULE ELE _ vnxiEs _ FOR SPEnfIcsTaucruaE SKIMMER OPENING VARIES, 3.5' DDGHO¢$E$MUST RE EECMART 2MORTARED • TSIOE OFSTRUCNRE RIP RAP 6"AGGREGATE BACKFIL. (MNDOTSPE. 31 Moo)SECTION M) SECTION STANDARD DETAILS `--G= STANDARD SKIMMER STRUCTURE wxX•"&+"Ywx.e COTTAGE GROVE, MINNESOTAFYVII STa16LL-VARIES IES ;.�,3 ' HRING COURSE MI TORE I3, C) [GPv E433DO]-GIPECI.4L 2.0"TJPE SP 9.5'.NEFRING COURSE MI TURF 13, G) LG_E'33DC1 5 CLHBG ShGGRV.4TIONB.ND AGG1EG.5TE BFDCKNFRS 50NE BGRNDE E%C, DIRECTED BY THE ENGINEER IF NECESSARY, 12"MIN. THICKNESS REQUIRED) 26' E—E TYPICAL RURAL ROAD SECTION rmeu vemx lx Ts) A I I� FF �-36s � . ' - �as,•� ®� I�'f.,ds TlAlll�'11�+�,k,!:a ala���".� girl � �•' �1 j� r.:: .,���1�1 41ss a�j7 —�Cs�.3 - r�lY■F'ei51� - ■ �s. ■ .. P'�Fus�Y��■ e■ ■ate r� .�!■aa■ ■ _ SLC3i . ui �` ■ iin s �!li;i!!�A■� ■ � s �� i �i ili is si'ii �■�P=' 4i3h;R1 1 '' 1=��Y'■„� a � N'J�,; _. t '., jy# IF s s�ll�s ■ a s. s � � ,! .sd�s _s s . os ;�����9�. N ��. 411 s�o-asa 's . s i1. sty a :eue��■ems■ea:�as■s:�■s�� � _ a!��1 Fp s�I �tlMOW, g1= VAN m � PIONEERengineering w DENOTES TREES TO BE SAVED LANDSCAPE REQUIREMENTS: ONE TREE PER 4D LINEAR FEET OF PERIMETER: 5.262 LN FT = 132 TREES ONE BOULEVARD TREE/LOT: 155 ONE CONIFER/OVERSTORY PER LOT: 155 TOTAL NUMBER OF TREES REQUIRED:442 PROPOSED TREES:477 OVERSTORY TREES: 258 EVERGREEN: 142 UNDERSTORY TREES:155 (77) (2 UNDERSTORY=1 OVERSTORY) EACH SINGLE FAMILY LOT WILL HAVE ONE UNDERSTORY TREE AND A MINIMUM OF 5 SHRUBS (SEE 1-2) MITIGATION REQUIREMENTS: 87.5" SEE TREE PRESERVATION PLAN FOR DETAILS LANDSCAPE NOTES PLANT SCHEDULE KEY COMMON NAME Scenlf, name ROOT OUANTITY NSTRUCTIONS NTUCKV Crr[EE TREE/G,1 .11-us -ilus P. 21 41 COMMON NACKBERRV/Cel's o 'd t 2.5 B&B 25 THOINLESI HONEILOCIST/-11as wr. nermis 26 NORTHERN PIN OA IQU.1 — BIB " EN/T'o —11-- 25 BIC 25 rre 25 BIB 21 s PLE/Ale,so��na�,m o o��o� T R— BBCH-It o 10 12 E&B 2a I—P wBTE OAK/a1e1— 2 5 — 2I BLACK HILLS SPRUCE/Pi— g1—cla deLnsata PCE/P o CONIFEROUS TREE PLANTING DETAIL x�'ec DECIDUOUS TREE PLANTING DETAIL o� nwsnm ai+roE .ne a'Ro we6s�xxo�anuvE z 1 ;prA° riur.wc. Pw��.o - s=YFwiSw«o�.w�F�W-�, CITY PLANTING REQUIREMENTS: 1. DECIDUOUS TREES SHOULD BE LOCATED A MINIMUM OF 5' OFF ANY UTILITY PIPE 2. CONIFEROUS TREES SHOULD BE LOCATED A MINIMUM OF 15' OFF ANY UTILITY PIPE 3. NO TREE SHOULD BE LOCATED WITHIN 10' OF A HYDRANT OR 15 FROM A STREETLIGHT 4. NO TREES SHOULD BE LOCATED WITHIN A STORM POND HWL 5. NO TREES SHOULD BE LOCATED WITHIN 20' OF A STORM POND'S ACCESS ROUTE 6. NO CONIFEROUS TREES WITHIN 20' OF A PROPOSED SIDEWALK/TRAIL o� GRAPHIC SCALE IN FEET ________ ----_-------- T ----------T ------- 122 R MULCH CK 121 120 RUCK MULCH FriI 119 118 RC MULCH CK .II --------- ---- j -iA— _J -- - AS 0—&— L I I I I I I I I I I I I I I CITY PLANTING REQUIREMENTS: 1. DECIDUOUS TREES SHOULD BE LOCATED A MINIMUM OF 5' OFF ANY UTILITY PIPE 2. CONIFEROUS TREES SHOULD BE LOCATED A MINIMUM OF 15' OFF ANY UTILITY PIPE 3. NO TREE SHOULD BE LOCATED WITHIN 10' OF A HYDRANT OR 15' FROM A STREETLIGHT 4. ND TREES SHOULD BE LOCATED WITHIN A STORM POND HWL 5. 0' ND TREES SHOULD BE LOCATED WITHIN 2OF A STORM POND'S ACCESS ROUTE 6. ND CONIFEROUS TREES WITHIN 20' OF A PROPOSED PI$NEERengineering SIDEWALK/TRAIL FOUNDATION PLANT SCHEDULE KEY COMMON NAME/SrenHIT, E name ROOT SIZE INSTRUCTIONS ER ILIIE BLUE SPRUCE/ Piceo pungen, 'Gl000so' 15 POT +EANARF LITTLE GIANT ARBORVITAE/TlHP occidenlal'is 'Little Giant y5 PO MEDIUM RECIDUCLS SHRUBS ANNABELLE HYDRANGEA/ Hydron geo ordorescanc 'Annodelle 45 POT R',E 0 FIRELIGHT HYDRANGEA/ Hydrangea paniculala 'SMNPFL' y5 POT Ss$ AC/ Sringo —111 Pallpin' 15 POT — ARBORVITAE/ Tnula occitleniolis 0000zom MDW p5 POT 3',,3' n E/ PO- ooies —Ix 45 POT sss SMALL DACIDUOUA SHRUGS PIGM1BARBERRY/ BeroerE nun so rimn 15 POT s �\CRISDN ( � �NGOLDFLAME SIXTEEN CANDLES CLETHRA/ P1,1 a oI,H Ua '161— Candlesm y5 POT APIFEA/ Sglreo = oumol o of Tlome 45 POT UNDERSIORY EVERGREEN TREES WICHITAER/Jun us rum icni o lee 415 POT 1 . MCGO TANNENBAIM PINE/AllA mega 'Tonnenoaum' 115 POT 13x5 - -IUKON BLUE SPRUCE/Pm— en wrnn awe p15 POT 1 , LAPANESE UPRIGHT LEw/T-- —pid- ro,R- 415 POT 1 , UPRIGHTLAPANESE .Ew/To— G-E d U n o n y15 POT 1� ORNAMENTAL TREES RY/P.�xx= mn -i LeT,ur ,15 POT 1A.B RED PAIIIN PLE/Maws e anon p15 POT O igxfi FEJOICE PLE/MOIus 415 PO ROYAL GEM CRABAPPLE/Males fA— Gem 415 POT 1,1 ANN LIA/Ma is = All 415 POT 1 . SHRUB PLANTING DETAIL PEI P o 0 ,aA<'I xx.Nm xx<x = ° N nn�>,uxE �s mavrE s za '"�""" sxxuaT. xn sou or GRAPHIC SCALE IN FEET LANDSCAPE NOTES �, _� �.——•�r��1.1■■�=�■■Iv _�S�_ ,� s�� ■erica■ .�I "II��,I _: � =�I� =�i e��1 a C�[��e � �_ � �� � � e e � ��►� �� ,, �;�� � - : I�III . I ■1■■fir � ■■1■.r._.-- ■ 0l■■1■ ■ I�� ■wG� �, 111�� 1 - I WI j ■■1� li .I ■1■ . u ME NJ � .®.. 1 � �, r�.� ;� � ��� •o-; - III.©� --ate '■MMON- �INSgo � i PI$NEERengineering Tree Preservation Ordinance: Total significan inches on site: 2,020" Allowed removal: 50% of 2,020= 1,010" Inches removed: 1,185" Removal over threshold: 175" Mitigation:175/2 = 87.5" Trees deemed poor or offsite are excluded from all calculations TREE IDENTIFICATION PROVIDED BY: KEN ARNDT, SR. FOREST ECOLOGIEST, CWD MIDWEST NATURAL RESOURCES, INC. SEE LANDSCAPE PLAN FOR PROPOSED TREES x 124e =TREE TO BE SAVED p ss4e -TREE TD BE REMOVED 0 9�4e =TREE LOCATED OFF SITE TREE PROTECTION DETAIL I. EPRESERVATION reN NOTESBEFOEEL-SE s OaaE REooauR MlM T�, vM— s "s Have a o �eee xroa E 1 a wile MEu on of ne Nor E 40 80 fi0 GRAFEIC SCALE IN FEET �Mffprfflm�mr- �.,.�rmmw ���Fm , , �,.�rmwrw Ems ffmz�� I I I. �.�rm"Tw ffmm� ffmm�� , , �.�rmmrw lm� PIONEERengineering ,42ZEF1,1PI-1-11� ..... ..... SETTLERS BLUFF TRE T2 OF E PRESERVATION PLAN 2 COT-G-,R—,�T—SOT- I ' I] 4 DRYWALL I .""' COPYRIGHT NOTE """ ALL RIGHTS RESERVED $ ? ¢ W c F paazo, caysroxe xomes, we � w o C a . W�w<3' _ > usrT <o�rx+aN �T ewmmx useovrxfe �y `o �g2=pr - i - • , - i - a - , a - , a - i • • - i , , - - - O,Er HD 00 S H E1 , • - • - • - , - • - , , - i - , , - , , rT, W y �• y , y-. , y • y . y i y • y • y i y • i `.�- `� TO WITHSTAND A SO MPH WIND SPEED1- STEEL PANEL GARAGE DOORS ` y `• y `• y L. y L• y y, y i, y yG h . -+- ,. �- y{� y.'-+-. =3- �1.J- 1 ,, ,,t-+- „;+- -+- ,, �- •�-e-- -s- ,, ,, �._ •STONE VENEER PER ELEVATIONS ,. -t- ,, �- ,, -i- ,, -+- ,, -�- . ,. ��-+- --+- . - , v� n Z - � VINYL VERTICAL SIDING- w FRONT ONLY -�- ,. i -+ �i ,. -'t- i .i y -I- y'._� yty y1.i „ X ®� > z LL - • _ - , - , _ - , , • - • - , - , `�- VINYL LAP SIDING e SIDES t REAR �` 1- �y-t-- �;�- �:�- �:� �_�- :J- ., �- . `-�- .. • �- �- y �-- - - - - • WINDOW GRIDS e FRONT ONLY ���- .,_� ��- ,�� .._�L .._�- ��L .,_�- ..��L- • - , • , p z 5 F • NO RETURNS ON G--ABLE ENDS Q ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE •ADDRE55 NUMBERS REQUIRED PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. TO BE DISPLAYED AT ALL �L7OA I� it �\ / % T l Ol. I FRONT ELEVATION THIS IS A (5) COURSE MULTI LEVEL y "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" tiMES DURING CONSTRlOT10N �l f"� 1 V WITH A LOOKOUT FOUNDATION. I Iy SCALE: 1/4" - 1'-0" n� PROVIDE (W ROOF VENTS q / •--i40• dOPHdLT 9HiNGLE9� PROVIDE (3l RWF VENTS V - e@ coN9iltJCTION DE[4LL PeGPJ IeM CONBTRUCPON DeOAIt PAG BOdRD , BATTEN _________________________________________________________________ _--- OECK AIR i----- � VINYL L6P 1 BIDING II n° II IVINTL LAP> SAVE•INN SIDING F1 Z Q "INTL LAP> f3LCCK 61DMG E6vE• Q � I y � CAN T. J LU )L Ij til4" •BLOCK PATIO DOOR t0 MAYJMIIM OF d" IIK 'VINYL LAP1 F f P O F �'✓iNTL LdP1 SIDING Lu BIDING -1 _ U > > W D � _ U •E G U fq DRAWN BY, LEFT ELEVATION REAR ELEVATION izinHT ELEVATION DATE, JOB•, SCALE: IIP," - V-OI' SCALE: I/B" = V-0" SCALE: I/B" = V-0' +PL .mt ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE -ADDRESS NUMBERS REQUIRED PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. TO BE DISPLAYED AT ALL "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" TIMES DURING CONSTRUCTION abE£ fANeTRLLTON DEIALL --- �^/MYL LAFy B�LGGEK SIDING """ DOPY RIOXT NOTE •'•"` W " ALL RIGHTS RESERVED -FRAME AREA OUT S" PROM O W o f a c THE GABLE END, PLACE °N o'io unemo Yce0. cRa oecn, > W a u 9 v ° ALL TRIM BOARDS AGAINST THE GABLE END• eD°"�Ye°TMeM" N Q 9 m z- z es=°RTRX 'S o5=e=who W��ggHit 0 w - = r• N X et N I"'I't I"t'tt"'tt "tt � -ALL OVERHEAD DOORS $HALL BE RATED TO WITHSTAND A 90 MPH WIND SPEED � ' STEEL PANEL GARAGE DOORS ' STONE VENEER PER ELEVATIONS ' VINYL VERTICAL SIDING � FRONT ONLY �o�LL 'VINYL LAP SIDINGASIDES AREAR x m n ' WINDOW GRIDS m FRONT ONLY O C^�� • NO RETURNS ON GABLE ENDS THIS IS A (5) COURSE MULTI LEVEL VnTH A LOOKOUT FOUNDATION. r , v ; O FRONT ELEVATION SCALE: 1/4" - I'-0" ?� 1vi9 L LAp, ICING EAARD , BATTEN SIDING BLOCK PATIO DOOR TO FIAXIMIIM OF 4"• �vINYL LAP, SIDING PT1 T T LEFT ELEVATION SCALE: 1/8" - 1'-0" REAR ELEVATION SCALE: 1/5" - 1'-0" PROVIpE l3) ROOF VENT. ems% �1A0' A.PHALT SHINGLES " PROVIDE f3l RDOR VENT. V 6EE CON9'RJCTION DETAIL f'AGPJ _____________________ _. _. DELK AIR INTAKE lih" IIW" P� N-vINrL 8 LAP, EnvE SIDING RIGHT ELEVATION SCALE: 1/8" = P O" wI SO LAP, SIDING z 5 6 FG-Al -ro ■e ®■ " •'• COPYRIGHT NOTE •••THE ALL RIGHTS RESERVED pzaw, nrsroxe xorei Ixe. x = �, z s a (ELEVATION C)cTwxoroxe rlxlsxeo raweecTxese a 9U="M—CONzm nror—xTxe000 ez.xix weoFTxls � °�>a�pe=@ o Li oa a v Z ®LLLU ® W -ALL OVERHEAD DOORS SHALL BE RATED + + + + + + + + + + + n m TO WITHSTAND A W MPH WIND SPEED .. .. J- 1- i -t- y y 1- . -'t- +. -♦_ + -/- + .� 1 + + 1 (A o 2 -,+i''` + i,+-,`'+' STEEL C- PANELGARAEDOORS =-t- '-i- :'t- -_ +- '-�- -'- _1.. „�- '� .. '� -..'� '- :i '- • STONE VENEER PER ELc"VATIDNS y y y y y y y y y y y�� y y y i y y y'� '- • LP SMART5IDE SIDING t VERTICAL y y-'-yi {� y ;� y'-� +y +y i y y C� N w w SIDING 6 FRONT ONLY m REAR VINYL LAP SIDING SIDES t ' - ' • WINDOW GRIDS m FRONT ONLY • NO RETURNS ON GABLE ENDS s'+ ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE -ADDRESS PLAYERS REQUIRED THIS IS A (5) COURSE MULTI LEVEL PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. TO BE DISPLAYED AT ALL W "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" TIMES DURING CONSTRUCTION FRONT ELEVATION I E Y / /` TI O7� I WITH A LOOKOUT FOUNDATION. O SCALE: II/44" a I'-0" 1"e � �L Ii x A. m $m Z A. �,�f PROVIDE [3) ROOF VENTS W C I/ v �]40• ASPHALT SHINGLES—� PROVIDE 0) RCDF VENTS W J 0�n n /�-[BEE CONSTRUCTION DETAIL PAGE) c y� � ._----------------------- (-------- DECK --- SEC CONBTRLLTON DETAIL PAGE) -� ............................................ _ n BLOCK ------------------------- _p �+/INBYL LAPI '11 L LAP1 EAyE• IDING � IDING II ^� <vI SID LAP, EA Z-0n Q SIDING ilb" CANT. LOCK PATIO DOOR VINYL LAP> N TO MAXIMUM OF 4"• SIDING rij tVINri lAP1 tD j SIDING Q h .. O t Z W W y W LEFT ELEVATION REAR ELEVATION RIGHT ELEVATION DRAWN MY, DATE SCALE: I/8" - I'-0" SCALE: 1/8" - 1'-0" SCALE: 1/8" - 1'-0,oD• Pg-Al -6 l ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING•' LEFT ELEVATION SCALE: I/S" , I'-O" """ COPYRIGHT NOTE •'••" ALL RIGHTS RESERVED ¢ pzozo� cnnToxe xoNes, we ° W G � : e o °' rt FN6 W wcuvTxl i >a Rpeza ' i��asgwap LLW LLW LLLLI LJ..L.LJ Ll.J.AJ LLW Ll..U� LLW Z .- N n v m -ALL OVERHEAD DOORS SHALL BE RATED TO WITHSTAND A BO MPH WIND SPEDI- �—.. STEEL PANEL GARAGE DOORS -VINYL VERTICAL SIDING- oo FRONT ONLY ® Z -VINYL LAP SIDING- c ALL SIDES WINDOW GRIDS g FRONT ONLY " "� _ ' ' _ ' _ d x w • NO RETURNS ON G--ABLE ENDS O FRONT ELEVATION U •ADDRESS NUMBERS REflUIRED TO BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT I C SCALE: 1/4" = I'-0" TIMES DURING CONSTRUCTION V 0 °� t1A0• ASPHALT eHINGLF51 (� BLOCK PATIO DOOR i0 HAXIMIIH OF 1"• <vINYL LAPI SIDING e V MYL LAFti 91DING :EAR ELEVATION SALE: 1/6" • 1' O" RIGHT ELEVATION SCALE: 1/0" - I' O" z 5 a Z Qy W w d Q � F d F z p H w z o W f x U E G U . IRAWN BY, I P9-,41 - 7 1 ®® ®® IR •"••• COPYRIGHT NOTE'^•'• THE T� ALL RIGHTS RESERVED pN110� CwraiON¢ xOx¢O. ANC. (ELEVATION B) usN oronz¢eoo�R aN�s�xrnON vn NouT wameN Tx19 rtAN ib FORTH¢ ONSTNUCMOu Or Owe r�N�sH¢O rRO,eeT.Txese I �.r,1Jll/y'/\(y'\�I/Ir' \ ` D uMeNTs wR¢uoTT00e Reraooue¢e, teuNOeq �l�^IV II 11 Yam' 1 ��1��_�� ��/� �7 i� �was�ON¢o TOFonur OTxeRTxiao r.Rrrwrtxour ¢FwININO TH¢wR�1T0x PinM�9s�ON wNO RNsexT of Txe oeai¢xeR. wxT oTxeR use or Tx�s \ A /� xueT CONeTITtrtewRNs¢LIC0Na6 L -ALL OVERHEAD DOORS SHALL BE RATED _ - - - - •"� - - - - • ' ' ' • ' _' ' ' ��] TO WITHSTAND A eO MPH WIND SPEED STEEL PANEL GARAG--E DOORS iyyiiy�yy�yyyyy� ��yyy�yl` -VINYL VERTICAL ESHAKESIDINGa FRONT ONLY -VINYL LAP SIDING s ALL SIDES WINDOW GRIDS e FRONT ONLY �+ s y a -Z. may NO RETURNS ON CABLEENDS" ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE FRONT ELEVATION -AD NUMBERS REQUIRED PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. �lT TO BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" SCALE: 1/4" • V-O" TIMES DURING CONSTRUCTION REAR ELEVATION SCALE: I/8" • I'-0" LEFT ELEVATION FIGHT ELEVATION SCALE: I/8" = I'-O" SCALE: 1/S" - Ib" ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" REAR ELEVATION SCALE: 1/13" m 1'-0" LEFT ELEVATION SCALE: 1/6" = P-0" •ADDRESS NUMBERS REQUIRED TO 5E D15PLATED AT ALL TIME6 DURIN6 CONSTRUCTION THIS IS A (5) COURSE SLAB BASEMENT RIGHT ELEVATION SCALE:/S" = P-0" (ELEVATIONHE "BECKER" ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" LEFT ELEVATION SCALE: I/8" = I'-0" ALL RIGXTS RESERVED pmza, ewvsroN[ noN[s, we = � UNAUTNORISPO RRPPOOUOTION WDHOUT WRrtT2N w p G L z 5 f n� W -FRAME OUT 6", TO THEcco cnwnaeo > BOTTOM OF THI5 HORIZ- WFORM ANNPR.NOR ARe TNev W yy w o ONTAL TRIM BOARD- NRO TTMANYROTMeRT��RD rowan wrtnovr a vss ov = s F PON DLTS 5, 5 ON a 5 BRACKETS TM�R . cm- ,W, fi n O e 0 IPLACm 6' FRIEZE BOARD) 0 r i�gzap ?�ogfiuL'm ,ALL OVERHEAD DOORS SHALL BE RATED TO WITHSTAND A eO MPH WIND SPEED STEEL PANEL GARAGE DOORS VINYL VERTICAL SIDING 9 FRONT ONLY VINYL LAP SIDING m ALL SIDES WINDOW GRIDS Q FRONT ONLY NO RETURNS ON GABLE ENDS FRONT ELEVATION SCALE: 1/4" m P-0" REAR ELEVATION SCALE: I/B" - I'-0" 0 W C = n a �7'- -�-y-1-y�-,.3y 1y 1 y.L y LyJ-..1y-�..-*-y--/- rc• I Y ygo o =gQ , TO •B E55 NUMBERS REQUIRED TO BE DISPLAYED AT All. THIS IS A (5) COURSE SLAB EASEMENT TIM'c5 DURING CONSTRUCTION z - r •• I r O RIGHT ELEVATION SCALE: 1/&" . I'-0" z 5 a i pe-Al -'l 1 (ELEVATION B) ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. ••BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING•' LEFT ELEVATIONS SCALE: 1/8" = 1'-O" ""••• COPYRIGHT NOTE'•"•" ALL RIGHTS RESERVED ozD:D. D.osTDUH uDMHs, lxc 1? p G F s "s ; m xou tr%roR.=DRHFRDDuDTloxDFvoTNour M-N RaDx .NIDFDa NH 9. pag;> eowernu OM OF MCFixuneoPMWZM.T Z W = DOCUM RD NOTTO OD REFPOOUCHD, CNANOHD, > w < CD IN ANY FOaM OR MNl � D M oOFARCIONHO TD ANY OTNER ADNMRFYwrtNOUT = =n —0— RTOOTAININO 0Ax �D DF�H D�Re.- TN DDD DF HwRe`" (_I_L U LLu I..I..I..I..I I..I..I.1 1 I11 �LJ nu (ll I 111111939 -ALL OVERHEAD DOORS SHALL BE RATED TO WITHSTAND A 9 MPH WIND SPEED • STEEL PANEL GARAGE DOORS STONE VENEER PER ELEVATIONS i i + i i+ i +`t i i i i+ i+ VINYL SNAKE 61DING ID FRONT ONLY VINYL LAP SIDING e ALL SIDES WINDOW GRIDS 9 FRONT ONLY NO RETURNS ON GABLE ENDS •ADDRESS NUMBERS REOUIRED Q FRONT ELEVATION To BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAG BASEMENT TIMES DURING CONSTRUCTION �I V SCALE: 1/4" = 1' O" REAR ELEVATION SCALE: 1/8" = 1'-O" z r`7 ,� 340'tSr PNdLTH�NLE3 �-VINYL LAP1 SIDING N z 4 w � ID �vlNri LAP1 � � f BIDING w O > N S U F C U N RIGHT ELEVATION SCALE: 1/8" = 1'-0" IFs-Al o7 A ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATNE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" LEFT ELEVATION SCALE: 1/0" - V-0" IIII IIII IIII 111111111111 IIII IIII' IIII 1111111111II 111111111111111I' (IIII IIII IIII IIII IIII IIII IIII IIII FRONT ELEVATION SCALE: 1/4" - V-0" 0] �-/INYL LAP1 d fiIDING Q REAR ELEVATION SCALE: I/8" f-0" _-t +.�;-Lai � .•;� _� -.1 � 1 i � �i� '�� � _t_ y� •ADGRE55 NLLYBERS REOUIRID TO BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT TIHE5 DARING CONSTRIIOTION -1 AN T IN�LE3 y, ® �'✓INYL LAP1 BIDMG tvINYL LAP> SIDING RIGHT ELEVATION SCALE: 1/8" - V-0" SOLID HLO:X o F HAx. ■ice THEYICAMDEN" (ELEVATION A) m i IBKTSXII """" COPYRIGHT NOTE'""" ALL RIGHTS RESERVED ozaZo, caysTose Homes, luc. u wnmeu �nTs ox� TMis ruw a vort ruc U Lu m I I I I I I I I I I I m I I ITI 111 - - - - - - - - - - - - - - • - - -ALL OVERHEAD DOORS SHALL BE RATED 1+ TO WRHSTAND A 50 MPH WIND 5PEED - - - - STEEL PANEL C-ARAGE DOORS STONE VENEER PER ELEVATIONS - • - • - • - • - • - • - - - - - - �' VINYL LAP SIDINCa e SIDES AND REAR •VINYL VERTICAL SIDING @ FRONT ONLY + ,i; ,;i+ y + + ,'-� ,�-• i WINDOW SDDS � FRONT ONLY - - - - - - - - - - NO RETURNS ON ANY eABLES ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE -ADDRESS NUMBERS REQUIRED PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. THIS TO BE DISPLAYED AT ALL IS A (S) COURSE SLAB BASEMENT "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING' /� FRONT ELEVATION TIMES DARING CONSTRUZ=ON SCALE: 1/4" - I'-0" i LEFT ELEVATION SCALE: I/B" - I'-0" PRovIDE m) ROOF VENTS : - ASPHALT SHMGLEB ,, REAR ELEVATION SCALE: I/S" = I'-O" PROVIDE f3, ROOF vENTB n� ilk" i (J" �vINYL LAPI BIDING TONE VENEER a� <YINI'I_ LAP- BIDING 11 FIGHT ELEVATION SCALE: I/8" = I'-0" W. O �- / / / m •SOLID E+LOGK RAF UgAugagN Fiffilirlilli —,ALL OVERHEAD DOORS, DOORSUALL BE RATID TO WITHSTAND A SO MPH WIND SPEED STEEL PANEL GARAGE DOORS STONE VENEER FER ELEVATIONS VINYL LAP SIDING g ALL SIDES VINYL SHAKE SIDING @ FRONT ONLY WINDOW GRIDS E) FRONT ONLY NO RETURNS ON ANY GABLES ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. FRONT ELEVATION "BUYERS SPECIFICATION LIST WILLSUPERSEDE THE DRAWING" SCALE: I/4" - I' C" LEFT ELEVATION SCALE: I/8" - 1'-0" •" COPYRIGHT NOTE `•"" ALL RIGHTS RESERVED F p o F W g 02020, LAVSTONE HOMES, INC. W=G�z's=wG WA. a W �d.gs TNI= 3: rfiR<=s3 ��o e wm>�� N w I o •ADDRE99 NUMBERS REOUIRID rq O Y TO BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT D m 4y _ TIMES DURING CONSTRUCTION Hy - 2 q V o ii '� � PROVIDE (:J ROOF VENib PROVIDE l3J ROOF VENT6 240• ABPHALT BHNGLES G� __ w O J y NVINYL LAP1 SIDING r= 'vINYL Lu BIDING SIDING 6TONE Z Q VENEER 1- Q w REAR ELEVATION RIGHT ELEVATION � � d SCALE: I/B" i'-0" SCALE: 1/&" - 1'-0" u, _ U DRAWN f BYi D U 5 I flg•AI -ro I ""' COPYRIGHT NOTE """ ALL RIGHTS RESERVED Oz° NE HOMES, wG THE"CAMDEN" h' (ELEVATION ) &7�' FYPON DTLB 6x6x5 SOFFIT BRACKETS b LID HLDDK RAP,ER6 w �V LLL�S33 AX. OF R4" D.G. - , - . - • - • - • - • - . - . - . - � - - 1 -1 +- �•qLL OVtKHtdU UClCJKS SHALL t+k Ka ItU ` TO WITHSTAND A SO MP14 WIND SPEED STEEL PANEL GAP -AGE DOORS STONE VENEER PER ELEVATIONS - , - - VINYL LAP SIDING @ ALL SIDES + i + i + i VINYL SHAKE SIDING -a FRONT ONLY WINDOW GRIDS e FRONT ONLY NO RETURNS ON ANY C-.ABLE& ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. FRONT ELEVATION SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" SCALE: 1/4" - 1'-0" LEFT ELEVATION SCALE: I/8" - I'-O" e� 3 � b�PROVIDE C!J ROOF VENTS ]Sb .S;F'HdLT SHINGLES 2-0u m� �YNYL LAP1 BIDING o" 1 REAR ELEVATION SCALE: 1/5" m 1'-0" v ADDRESS NUMBERS REQUIRED TO HE DISPUTED AT ALL THIS IS A (5) COURSE SLAB BASEMENT TIMES DURING CONSTRUCTION �> PROVIDE f3>ROOF V�JITB "NYL L " SIDING VENEER A/ �YINYL LAP1 \ 61DING RiGiPT ELEVATION SCALE: 1/8" = I'-O" � � 0 �� m •6CLID ®LOCK RAF FIAX OF - O.G. THE 1 (ELEVATION / t � L ; ■� vu �� �0 il�� � ��■r•�-�mi i�r�n�inniriml� •..... COPYRIGHT NOTE'••'•• _ ALL RIGHTS RESERVED _ o 02020 OMM INC. W ��opWm=4G 96W;,$Wmw �9e oFTw9 � =gRoGS w'c ps L E 7 41 t -, -,_-a •ALL OVERHEAD DOORS SHALL BE RATED A WIND ' C 2 TO WITHSTAND SO MPH SPEED STEEL PANEL CaARAG- DOORS •� ` �-, ` +y y i i y y-` - i� ` i 1 w Q STONE VENEER PER ELEVATIONS VINYL LAP SIDING 6 SIDES AND REAR VINYL VERTICAL SIDING 'e FRONT ONLY i _i _`� ;i :;i :i i _i _i :i C) tl = i WINDOW C---RIDS 9 FRONT ONLY a NO RETURNS ON ANY CzA3LE6 - - 1 o � 2 ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. R ` , ( }�' FRONT ELEVATION •ADDRESS NUMBERS REQUIRED j� To BE DISPLAYEDAT ALL ( THIS IS A (5) COURSE SLAB BASEMENT] TIMES Dt1RING CONSTRl1GTIDN c) g t w 2 Q ^ M J y C ICI —BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" >�TIOI Y SCALE: 1/4" = 1' O" PROVIDE fL ROOF VENi9 W I n U � D 6� ,v NYL LAP> SIDING �-VINYL Ld SIDING LEFT ELEVATION ,SCALE: 1/8" = II-O" V �m m� �vINYL L4P1 m� llk" BIDING 2'-0" �'✓�NYL LAP1 SIDING STONE VENEER 0n PROVIDE 1W ROOF VENT I� ?4O- A6114ALT SHINGLES <v�NYL LAP1 SIDING F-EAi2 ELEVATION SCALE: 1/BII - 1'-0'I RIGHT ELEVATION SCALE: 1/0" - 1'-d' !3J ROOF VENTS H Q 1■,1 1 Pg•,41 - 6 1 / ( mBOLID BLOCK RAF Ax OF 2i" O.G. ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" WE CYINYL LAPI SIDING -VINYL L, BIDING LEFT ELEVATION SCALE: 1/B" = I'-o" �� �,% I Lai _ --ALL OVERHEAD DOORS SHALL BE RATED TO WITHSTAND A SO MPH WIND SPEED STEEL PANEL G-ARAGE DOORS STONE VENEER PER ELEVATIONS VINYL LAP SIDING- is ALL SIDES • VINYL 5HAKE SIDING e FRONT ONLY WINDOW GRIDS 9 FRONT ONLY NO RETURNS ON ANY GABLES FRONT ELEVATION SCALE: 1/4" m 1'-0" B� °rJ"O• PROVIDE - ROOF VINT. V 2— A.PHALT 9NINGLEB �vNYL LAP1 sIDING REAR ELEVATION SCALE: 1/8" m 1'-0" •••... COPYRIGHT NOTE "••'• ALL RIGHTS RESERVED 02020, TONE HOMES, INO. SO A NV FOB sCOFixls .ADDRESS NIMBERS REOUIRED TO BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT TIMES DURING CONSTR( 10N PROVIDE W ROOF VENT. b� NYINYL LAP1 91DING 'VINYL LAF'1 .IDING Lu RICzHT ELEVATION SCALE: I/81' . I'-0" S � L � V ' � `^)/ ( m •50LID BLOCK RAFiE¢9 ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. -BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" I/INYL LAP, bIDING �•✓INYL LA 91DING LEFT ELEVATION SCALE: ve = I'-0" TO a THE ®CAMDEN II" (EE ) FYFON DTLB 6xbxB SOFFIT BRACKETS TO WITH5TANO A 50 MPH WIND SPEED STEEL PANEL GARAGE DOOR5 STONE VENEER PER ELEVATIONS VINYL LAF SIDING e ALL SIDE5 VINYL SNAGE SIDING- e FRONT ONLY WINDOW GRIDS 9 FRONT ONLY NO RETURNS ON ANY G-ABLE5 FRONT ELEVATION SCALE: 1/4" = 1'-0" '"•"•• COPYRIGHT NOTE "•'•' ALL RIGHTS RESERVED C20 , C-ONE HOMES.INE xo uxnurHoa¢Eo aeraoournoN wimourwwrmx mxs RUrnox or oN�er Wi Nero raolxecr.TMETMse OR CC:I C� A: Yo.ax�Mt'OTH NCR NOR'APCTH plasr ontwwo THe wnlTreN exm�svlox uo our T.NY OTHER USE Or THIS CONSTrtUTE ASREUSE LICENSE •ADDRESS NUMBERS REQUIRED To BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT TIME5 DURNG CON57RUCTION PROVIDE ( ROOF VENT. c� I-YMYL LAP, t� 91DING �vINYL LAP, BIDING G�PROVIDE (3) ROOF VENT6 1� ?4G• dbPHALT SHINGLEB lvINYL LAP, BIDING REAR ELEVATION SCALE: I/S" = P-o" RIC;NT ELEVATION SCALE: 1/5" • V-0" Lu > � o5�oeop�° ui ,�O6o alc Z O W C Z W F [J N ;E 11E H�°>o >od O�S�r U 0 MW® Q (\] J m z 5 w 0 O W J z Q _ Q E W F � ° r Z J W W DRAWN BY. DATE Fg•,6,j of (p THE A / (ELEVATION Y% ALL RIGHTS RESERVED O o, tAcsrowe Nome9, wc. I.e.;- wg �F�_ 4Cw c910N�ez iNl9 aV.N SSORX, Cora w/ w ' ul > „ !,Fig To ANr�am 5 3 _ w s e oeala eRnNNv use ov Txis � E 6 � � `a o To^�pp�i '�esow<a •ALL OVERHEAD DOORS SHALL BE RATED .a J- + -i- + .t ... -'t .. -L- =--t- _-t- =-t- . -J- y--�- ...- i i " ' J, ' J, ' 3 '' 3 ' ' TO WITHSTAND A 50 MPH WIND SPEED -•-'I- -•-i-- -J_ --L _ =J, =1 i �'=i ,, i ,,i. i ,.'`� ,,`� y'-..._ i . i ,,;i ,. • STEEL PANEL GARAGE DOORS • STONE VENEER PER ELEVATIONS ,. -,.ter- .. 3 ., i - - - i - � - � - � „ � ,.''� - � „ i -� VINYL VERTICAL SIDING 6 FRONT ONLY - ' - ' - ' - ' - ' - ' - ' - - - - - - - - - VINYL LAP SIDING o SIDES E REAR - - - - - - - - - - �- WINDOW GRIDS e FRONT ONLY NO RETURNS ON GABLE ENDS - - - ARTIST CONCEPT --THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE 'ADDRESS NUMBERS REQUIRED PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. FRONT ELEVATION TO BE D15PLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" SCALE: 1/4" 1'-0" TIME4 DURING CONSTRUCTION LEFT ELEVATION SCALE: 1/8" - I'-O° '-]-0O• ASPHALT 'HNZES �T T�� 91DING P1 a. � V FYPDN 6' BKTI3uIBu05 BLOCK PATIO COOR V ERTICAL '� SIDING TO MAX:MIIM OF 4"• �viNYL LAPI SIDING i'.0�� `•VNYL LAP, 9 SIDING SIDING vVDIN. �"✓INYL LLP1 SIDIN'v REAR ELEVATION RIGkT ELEVATION 5CALE: 1/8" - 1'-0" SCALE: 1/8" - I'-0" 2 5 1 ps-Al --1 1 i-1-� - y. L y 1 ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "EWERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" LEFT ELEVATION SCALE: VS" - f-0" -ADDRESS NUMBERS REQUIRED TO BE DISPLAYED AT ALL TIMES DURING CONSTRUCTION THIS IS A (5) COURSE SLAB BASEMENT RIGHT ELEVATION SCALE: V8" • P-0" THE 1 1- (ELEVATION iN ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" LEFT ELEVATION SCALE: I/8" - 1'-0" ALL RIGHTS RESERVED Cmm, carsroae... ...... oats aeraoouenoN wrtxourwarcmN eo ro ANr Cora cn rni aoasm wnHour —eoNsmvm A aeuse W ceNacea uae o. rx�s ,,,, I"""' -AL.- OVERHEAD DOORS 514ALL BE RATED TO WITHSTAND A SO MPH WIND SPEED • STEEL PANEL GARAGE DOORS ' VINYL VERTICAL SIDING a FRONT ONLY VINYL LAP SIDING e ALL SIDES WINDOWGRIDS @ FRONT ONLY NO RETURNS ON GABLE ENDS FRONT ELEVATION SCALE: 1/4" - 1'-0" �� t240• ASPHALT 6HINGLE61 anLODK PATIO Dock i MAYIHIIM OF 4"• LLJ �vINYL LAP1 L 51pING wINYL LAP1 S SIDING REAR ELEVATION SCALE: Va" - 1'-0" •ADDRESS NUMBERS RE=IRED TO BE DISPLAYED AT ALL THIS IS A (5) COURSE SLAB BASEMENT TIMES DURING CONSTRUCTION RIG;PT ELEVATION SCALE: 1/5" - 1'-0" THE "ITASCA" 1 '. ARTIST CONCEPT: THIS CONCEPT WAS CREATED AS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY AND MAY NOT REPRESENT THE ACTUAL PRODUCT. "BUYERS SPECIFICATION LIST WILL SUPERSEDE THE DRAWING" LEFT ELEVATION SCALE= I/8" = 1'-o" II� ■ In■r■ _ F -ALL OVERHEAD DOOR5 SHALL BE RATED ,.] TO WITHSTAND A SO MPH WIND SPEM STEEL PANEL GARAGE DOORS STONE VENEER PER ELEVATIONS VINYL SHAKE SIDING- g FRONT ONLY VINYL LAP SIDING s ALL SIDES • WINDOW GRIDS Q FRONT ONLY NO RETURNS ON GABLE ENDS FRONT ELEVATION SCALE: 1/4" = 1'-0" Vim ASPHALT 6HINGLEBI BLOCK PATIO DOOR TO ttAXIHUH OF 1 �/INTL LAP> 61DING l-VINYL SIDING REAR ELEVATION SCALE: 1/8" = P-0" ADDRESS NUMBERS REQUIRED TO BE DISPLAYED AT ALL TIMES DURING CONSTRUCTION ALL RIGHTS RESERVED Q10]0, CArOTON¢ MOM¢S.INC. eR. THis rux a roR TNIeN N OP ONIC FINISNCO PROUCCT. TN¢OC OT To DC R¢PRODUC®. ONANOED, N ANY PORM oa MANNCR NOR M¢TNEY OTAIN OTN¢WRIIT NPERMIZON AND O� MUST CONSTTlUTCA R¢US¢ GICNSCN use OPTNIs �yiyt ty� I TXIS IS A (5) COURSE SLAB BASEMENT RIGHT ELEVATION SCALE: 1/8" = 1'-0" UBOLTON l�& MENK Real People. Real Solutions. MEMORANDUM Date: 04/22/2021 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Settlers Bluff Plan Review City of Cottage Grove, MN Project No.: ON1.124196 2035 County Road D East Maplewood, MN 55109-5314 Ph: (651)7O4-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Pioneer Engineering., dated 03/26/21 (received 03/31/21). We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide those comments early in the process. Sheet 1.10: 1. The final plans should include a note that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. 2. Ensure consistency of outlot naming throughout the plan set (e.g. title sheet vs preliminary plat). 3. Identify the vertical datum of the benchmark. Sheet 2.10: 4. Final plans should include a removal plan. 5. Show the full extent of the area to be disturbed. Plan view needs to be extended to the north and east to encompass all proposed street and utility work. 6. The sheet name contains overlapping text. 7. The gravel hatch is displayed and should be included in the legend. 8. The existing overhead utilities along Hadley Avenue and 103rd Street immediately adjacent to the plat should be relocated underground. Please note this work on the plans. chAA+ 2 in. 9. Easement widths to be confirmed with final plan and profile sheets. The minimum easement width should be twice as wide as the pipe depth. Sheet 3.11: 10. Some modifications are requested to the proposed 103rd Street right-of-way, see attached sketch. Outlot E should be removed, and the proposed 180-foot right-of-way should extend to the southeast corner of the plat. H:\COTT\ON1124197\1_Corres\C_To Others\Pioneer\2021-04-22\124197 Plan Review 2021-04-22.docx Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 2 ShPPt 4.1 n. 11. Residential roadways shall be the City standard 28' face-to-face consistent with STR-1 with the exception of Mississippi Dunes Boulevard. Since the existing width of Mississippi Dunes Boulevard is 40' back -back, a 32' face to face section will be allowed. 12. The developer will need to enter into an encroachment agreement with Xcel Energy for the infiltration ponds that extend into Xcel's easement along the north side of the plat. Provide documentation of the agreement once it is obtained. 13. Evaluate moving the sidewalk on Street A to the south and east side of the roadway. a. This would move the pedestrian crossing at Mississippi Dunes Boulevard to the south side of the intersection and further from the curve to the north. b. This would also provide consistency with the sidewalk location on Street B. 14. Display all driveways on the plans. 15. 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.). 16. 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. 17. All pedestrian ramps shall be concrete and depicted on the plan. Where trail intersects sidewalk, concrete shall be placed between the curb ramp and back of sidewalk. 18. Show power poles and communication pedestals along the north property line. 19. Where trails intersect in the northwest corner, 10' min. radii shall be provided for plowing. ShPPt 4.11 20. Mississippi Dunes Boulevard should be narrowed down to the new section at a taper rate of 30:1. The sidewalk should generally be parallel to the taper. 21. The sidewalk on Mississippi Dunes Boulevard should match the 6' sidewalk from the Mississippi Dunes development and continue the same width south to Hadley Avenue. All of the other sidewalks within the development should be the standard 5' width. 22. It would be preferred if the striping were included with the Signage Plan. a. The pedestrian crossing striping should be 12" wide transverse solid white pavement markings (Paint). 23. Pedestrian ramps are needed on the east side of Mississippi Dunes Boulevard for connection to the east -west sidewalks. 24. Please provide horizontal curve data for review. Sheet 4.12: 25. It is understood that there will be a scenic overlook provided adjacent to the bluff. Future plan submittals should depict the proposed overlook. Provide a 6'x14' slab for a bench area and a Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 3 trash receptacle. It is anticipated that the overlook will be provided adjacent to the proposed trail. 26. When trail is located on privately owned outlot, please provide a 20-foot wide trail easement. If located in a private outlot, additional easement should be provided around the overlook feature, extending 5' around the perimeter. Sheet 4.13: 27. Realign the trail to intersect Mississippi Dunes Boulevard perpendicularly. a. Add a pedestrian crossing across Mississippi Dunes Boulevard and remove the pedestrian ramp to Hadley Avenue. 28. As part of the project, Hadley Avenue should be reclaimed and paved from 1001h Street to 103rd Street. The realignment of Hadley Avenue will not be needed and the alignment should remain the same as the existing condition. The existing roadway characteristics should be documented and maintained, paved 24- feet wide (min) with 5-foot shoulders. The roadway appears to widen near 103rd Street due to the existing road geometry. A striping plan should be developed to include center and fog lines. 29. The City is continuing to review access needs to Hadley Avenue as it relates to the future county road as well as development to the east. Further direction may be provided in the near future. ShPPr 5.1n. 30. All utility sheets: labels are cut off between sheets. Please revise for final plans. 31. 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'. 32. The final plans will require plan and profiles of utilities to understand utility cover across the length of pipe, crossings, and clearances between crossings. Plan sheets should be presented at a 50-scale or larger. 33. Consider moving MH-6 and MH-32 further west to provide better separation between the water main and catchbasins. 34. For the final plans, label all water main fittings and hydrant leads. a. All water main valves 12" and larger shall have class 250 butterfly valves with stainless steel hardware in accordance with City Detail WAT-4; please note on the plans. See the City standard specification for more detail related to the valve. Note that there is typically a longer lead time to acquire these valves and that time should be planned with utility installation schedule. 35. Valve location and spacing will be reviewed with the Final Plat Plans. a. Valves do not match the proposed phasing plan. b. Ensure valve placement achieves an isolation of 20-25 homes maximum. Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 4 Sheet 5.11: 36. The service for Lot 18 should enter the main perpendicular; Shift MH-22 north accordingly. 37. Clarify the installation method for the water main along the north side of 1001h Street and through the Hadley Avenue intersection. The removal plan should be updated accordingly. 38. The City is evaluating the preferred location of the forcemain, whether in the roadway or elsewhere within right-of-way. Additional direction may be given during final design. C i1PPt C, 1 i' 39. Straighten the water main in the Street A cul-de-sac to reduce the number of fittings to one 45° bend instead of three. 40. Add a temporary hydrant at the end of the 18" line on the west end of 103rd Street just before the stub. 41. Remove the west valve at the 12"x8" tee near 103rd Street coming from the Street A cul-de-sac. 42. Move the hydrant on the end of the Street A cul-de-sac to the lot line of Lots 61/62 to allow for the valve to be located in the hydrant pad. 43. Services in the Street A cul-de-sac need to be connected in the street and before the valve to avoid shutting off services. 44. Install the 18" water main 10' outside of the proposed 103rd Street right-of-way and within Outlots A and B. Sheet 5.13: 45. The Final Plat Plans will require a lift station plan. a. The City will apply the requirements of the Calarosa lift station to this development, including a generator. 46. The City is working on future street alignments for the future county road. The utility locations at the end of Mississippi Dunes Boulevard approaching Hadley Avenue may be modified during final design. Sheet 5.20: 47. 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. 48. A storm sewer structure schedule shall be provided on the final plans which identifies structure diameter, casting, applicable City Detail Plate number, and special notes such as sump depth if applicable. 49. The first storm structure upstream of a stormwater basin within the street shall be a sump structure. See applicable city detail plates. 50. A 4' minimum build should be provided for every storm structure in the street to ensure a 3' minimum cover over pipe. Profiles will clarify cover requirements are met. a. 2' minimum cover over storm pipe should be provided in greenspaces. Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 5 Sheet 5.23: 51. The storm sewer from CB-1121 to CBMH-1105 cuts across Lot 1 and will require additional easement as currently configured. Sheet 5.30-5.13: 52. A street lighting plan will need to be submitted to meet the following guidelines. a. Residential lights should be approximately 200-250 feet apart located at lot lines, at street intersections, and pedestrian crossings. b. Streetlights should be located along the sidewalk side of the street. c. Street lights in cul-de-sacs should be located towards the back of the cul-de-sac. d. Feed point cabinet locations and source of power should be identified on the plan. e. Identify wire sizes on the plan. Wire to be placed in conduit (1.5-inch minimum NMC). f. Depict the last light at 991h Street and Mississippi Dunes Boulevard. 53. Depict sign sizes in the sign legend. 54. Stop signs should only be placed at the tee intersections approaching Mississippi Dunes Boulevard and at Hadley Avenue. 55. The pedestrian crossing should include the Pedestrian Crossing sign (W11-2 - 30"x30") and a Pedestrian Crossing Arrow (W16-713 — 24"x18"). 56. Identify park/open space marker installations on the plans. See the attached plan for the locations provided by the City's parks department. Sheet 6.11: 57. Add the pond maintenance access hatch to a legend. 58. Confirm and label EOF locations. a. Label all overland EOFs whether through side or rear yards, or street gutters. Sheet 6.12: 59. Make a note that site access should be made off Hadley Avenue only. No construction access will be allowed through Mississippi Dunes Avenue and the development to the north. Sheet 6.13: 60. A minimum 2%grade is required for drainage in all greenspaces. a. For example, from the lot corners for Lots 74 to 75 is under 2.00%. 61. Add spot elevations to Lots 56-62 to depict the intended drainage; we assume drainage should break to each side lot line and catch basin. 62. The Outlot containing Pond 10013 should be a public outlot and the infiltration basins along the west, north, and east edge of the site will be within privately owned and maintained outlots. 63. Pond maintenance access routes should be hatched to depict the route around each pond to each flared end and outlet structure in a continuous fashion. Refer to city detail STO-15 for typical pond benching detail. Confirm ponds have maintenance and aquatic benches where Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 6 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). a. Maintenance access should be within a public outlot. i. The access between Lots 97 and 98 the access is currently depicted through an easement, please revise. b. Access is needed to the structures between the pond and infiltration basin. Sheet 6.14: 64. The minimum of 3' freeboard from the HWL is not met for Lots 1 and 2. 65. Identify the NWL for Pond 10013 in the pond data label. 66. A shallow pond area 1-foot deep is shown between the northern and southern cells of Pond 100P. Please revise the plans to split the pond into two separate cells and evaluate an equalizer pipe between the two cells. The current configuration with a shallow area that is less than 3 feet promotes cattail growth and aesthetic concerns. Sheets 6.40-6.41: 67. Provide details of the infiltration basin. In the infiltration basin, the City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2.G) consisting of 70% sand (meeting the gradation requirements of 3126) and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. 68. Clean up the overlapping text for the basin cross section. 69. Increase the width of the access bench to 10' wide between the infiltration basin and wet pond. 70. The proposed pond liner needs to be installed 1 vertical foot above the NWL. 71. Change the appearance of the grates to match the City detail plate. 72. Outlet control structures should provide skimming per city standard detail STO-16. 73. Bituminous trail section: describe the intended purpose of the gravel shoulders. The city would prefer that turf be established adjacent to the trail. It is assumed that the trail will drain into the site, please confirm. Sheets 7.10-7.12: 74. Update the street names on the final plans. 75. Intersecting centerline grades do not match between profiles. 76. Sheet 7.12 is labelled 7.10. Sheets 8.10-8.11: 77. The final plans will need to include all applicable detail plates. It appears only the detail plates related to site grading are currently included. 78. Include the detail plate for the 32' roadway for Mississippi Dunes Boulevard. 79. Revise the rural cross section detail per previous plan comments. Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 7 Sheets L.1-1-2: 80. Only boulevard and outlot trees should be shown on the landscaping plan. The other required yard trees should be removed from the plan for clarity. 81. The City Forester will review the landscape plan for details related to tree species and planting locations. The restrictions have been modified for 2021; please review and incorporate new notes on the plan accordingly. In general, ensure the following restrictions are applied to the final 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, and no coniferous trees within 5' of the 20' pond access route f. No coniferous trees within 20' of a proposed sidewalk/trail g. No deciduous trees within 5' of sidewalk/trail h. For trees within public right-of-way or public outlot, trees shall conform to the attached list of approved species. i. River Birch (only Single Stem is allowed) 82. Please depict all surface features such as traffic signs, streetlights, and hydrants on the landscape plan to help identify potential conflicts. 83. Corner lots should only have two boulevard trees. 84. Replace landscaping detail plates with City Standard Plates LAN-1, LAN-2, and LAN-3. 85. The coniferous tree requirement is 155 trees but only 142 are proposed. The additional 13 trees will need to be added or a cash in lieu of payment made. Stormwater: 86. 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. 87. HydroCAD: a. The EOFs for ponds 300P and 500P on the Hydrology Map do not match the elevations shown in the HydroCAD model. Please make the maps and model consistent. b. Add the infiltration basin associated with pond 10013 into the HydroCAD model with the outlet structure and berm included. The Sim -Route method of pond routing will be required to determine the interaction between the wet pond and infiltration pond. c. Please include the inflow and outflow hydrograph plots in the HydroCAD report so we can review the model routings and stability. Bolton & Menk is an equal opportunity employer. Settlers Bluff Review Page: 8 88. Water Quality The P8 model was used to analyze the site water quality. Please include within the stormwater narrative an explanation of whether the TP load from the site will be less than 0.22 lbs./acre/year or existing rates, whichever is less. 89. Identify with notes or hatching on the grading plans indicating to use low -impact earth moving equipment to avoid compaction of the soils under the infiltration system in order to improve the likelihood of successful infiltration. 90. The Surface Water Management Plan states: "At the discretion of the City Engineer, post -construction testing of infiltration/filtration rates within stormwater basins will be required, or post -construction records of water level measurements within stormwater basins will be required, to verify that design infiltration/filtration rates and drawdown periods will be met." Therefore, post construction testing of infiltration will be required and should be noted on the final plans. 91. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required. 92. The SWPPP checklist identifies some missing items. Please include the following in the final SWPPP: a. Include tabulated quantities of all erosion prevention and sediment control BMPs. b. Identify areas of areas of steep (3:1 or greater) slope. c. Address fueling and maintenance of equipment or vehicles; spill prevention and response. d. Address containment of concrete and other washout waste. e. Address portable toilets are positioned so that they are secure. f. Stabilization by uniform perennial vegetative cover (70% density of its expected final growth). 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L __ __ I NUMBER OF LOTS 155 5� -- I I SECLON 30, TWP. 027, ROE. 21 NUMBER OF OUTLOTS 5 L«s WASHINGTON COUNTY, MINNESOTA TOTAL OUTLOT AREA 9.8855 ACRES-----f_---� L--J----- TOTAL RIGHT OF WAY AREA 103RD & HADLEY 5.1)l1 ACRES sing 5 feet in width, and adpining lot lines PIONEER; _, a,rea, aa,sortOnesidn °mess °me.wiee mdiemed on the Plnt. me„awaglr fi5)-F110 1m nnua� — PS11?1 EBOE9 PRELB4INARY PLAT RAMCFv r.,m,NFcnr.,sana SETTLERS BLUFF 3.11 of 36 ..........,...,... ................_.. ... i.., ry,, m.iamzi .�..._ .�,.,..... COTTAGEGROVE. FmJNE50TA ° , LA o0_-0-2s54--- L--�=-,z°----J 4—° 7— 6 +°s, 77' 83Til 8_7 5 L OUTLOT C79 -------- PTI`rfI n�7 80 --°°„ „"p" „° 4-11811 II I `osof'ri J�J �°ao o�0------ �—s7—n J L ---------------- ----1-1110 �pn`s�o p —— -- -- —T -------- — --- ---------J z 4 __ 73 ao 9n 0 --3---------- ---- -------—J Lf ---- `-----10 " _ w —109 --------- � ,a+5pn— OUTLOT B _v �" - 072 ---� paNApe °ND ReNENT ,°, „,L °F_L°i a ----s 88 " m101 la 11071 � "-- "I ----- 1 ,en ------ � 89 P'i" 100 121 70 —'— —� ---------- j' 91 98 mt -� < 67 °ye R3 ;� '�---------T �__°— E q 66 ,� 97 �;% 1 15 °°60 c 65 98," �. 94 95 ,° ,ni 64 / ��9 i i 62 11 1 83112- IV L I I OUTLOT A MENF e,�sssa� 103RD STREETS __— IT, 69 / VICINITY MAP-------- � �uE SITE ^A" 103RD STREET S -- —— — — —— 1315 DRAINAGE AND UTILITY P LEGAL DESCRIPTION FOR PRELM NARY PURPOSES ONLY ya ^� TOTAL GROSS AREA 39.791P ACRES EASEMENTS ARE SHOWN THUS: TOTAL LOT AREA 113.9715 ACRES M'innesotThe Nor�M1east Ouar�er Of iM1e Nor�M1east Ouar�er of Sect fon 30, --hip O27, Range 21, WasM1fngton County, i o. NUMBER OF LOTS t55 SECTION 30, TWR. 327, RGE. 21 NUMBER OF OUTLOTS 5 �s WASHINGTON COUNTY. MINNESOTA TOTAL OUTLOT AREA 9. BB55 ACRES TOTAL RIGHT OF WAY AREA —LOCAL STREETS 5.6871 ACRES TOTAL RIGHT OF WAY AREA 1O3RD k HADLEY 51771 ACRES g 5 leei 'in with M1, and adjoining lot I. PIONEERengineering °ine;919e eI d aed on'„P P�a,Lnes FI RD6 ry,N„ T, w. PRELIMINARY PLAT cnrsroNe Routes SRTTLFRS RI L1FF Boulevard Tree Planting 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 americans 'St. Croix' New Horizon Elm- Ulmus 'New Horizon' Accolade Elm- Ulmus davidiana var. japonica Morton' Skyline HoneVlocust- Gleditsia tricanthos var. inermis 'Skycole' HackberrV- Celtis occidentalis River Birch- Betula nigra (SINGLE STEM ONLY) Yellowwood- Cladrastis kentuckea Kentucky Coffeetree- Gymnocladus dioicus London Planetree- Platanus x acerifolia Tuliptree- Liriodendron tulipifera Understory Japanese Tree Lilac- Syringe reticulate 'Ivory Silk' Spring Snow Crabapple- Malus 'Spring Snow' Ironwood- Carpinus caroliniana CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2021-021 A RESOLUTION APPROVING A DEVELOPMENT CONCEPT PLAN PROPOSED BY CAPSTONE FOR A RESIDENTIAL DETACHED TOWNHOME DEVELOPMENT TO BE LOCATED ON 39.7 ACRES OF LAND ON THE SOUTHWEST CORNER OF HADLEY AVENUE AND 100TH STREET WHEREAS, Capstone Homes, Inc. has applied for a concept plan review for a 156-unit, detached residential townhome development that would be located on 39.7 acres of Medium Density Residential guided land on the southwest corner of Hadley Avenue South And 100th Street South. The property is legally described as: NE1/4 OF NE1/4 302721 SECTION 30 TOWNSHIP 027 RANGE 021, COTTAGE GROVE, WASHINGTON COUNTY, STATE OF MINNESOTA. MINNESOTA PID: 30-027-21-11-0001 WHEREAS, the subject property is designated in the City's 2040 Comprehensive Plan for medium residential development; and WHEREAS, the City's review of the development concept plan is intended to provide the developer with feedback on their plan before they file rezoning, preliminary plat, and final plat applications; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented to the Planning Commission on January 25, 2021; and WHEREAS, the Planning Commission reviewed Capstone Homes' concept plan on January 25, 2021; and WHEREAS, the public meeting was open for public testimony, and testimony from the appli- cant and residents was received and entered into the public record; and WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval of the development concept plan to the City Council, subject to the conditions listed below. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the concept plan review applied for by Capstone Homes, Inc. for a 156-unit detached residential townhome development, which would be located on the property legally described above, subject to the following conditions: Development of the property will require the submittal and review of applications for rezoning, preliminary plat, and final plat. 2. The platting of the property shall include the requirement of a homeowner's association (HOA). City of Cottage Grove, Minnesota City Council Resolution 2021-021 Page 2 of 3 3. The ponding areas created by the project shall be included in outlots and dedicated to the City. 4. Development of the property in a manner consistent with the January 25, 2021, Planning Staff Report will require the submittal of applications for a zoning map amendment and preliminary plat review. 5. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for the quad units are 1,000 square feet b. The minimum attached garage floor area for dwellings shall be 240 square feet for all dwellings. c. Architectural design is required on all four sides of the principal structure consisting of low or no maintenance trim on all sides of the dwelling. d. The minimum roof pitch for the main roof slope is a 6/12 pitch. e. Architectural materials must be varying on the front fagade of the principle structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 6. A detailed surface water management plan meeting City and SWWD requirements shall be submitted with any additional applications. 7. A rural section road shall be constructed within the right-of-way platted for the realignment of 100th Street and connect into 103rd Street near the proposed development access and to Hadley Avenue. 8. Trunk watermain shall be extended to the western property line to have water readily available to the Mississippi Dunes Golf Course west of the railroad tracks. 9. A temporary lift station is installed to pump sewage to the existing sanitary sewer system within Mississippi Dunes Boulevard until such time that the south area district sewer is extended to this parcel. 10. The power poles along the west side of Hadley Avenue and the north side of 103rd Street adjacent to this parcel are removed and the power is relocated underground. 11. The address and street names for the site shall follow the Washington County street naming convention. 12. Public right-of-way shall be dedicated for Hadley Avenue South, 103rd Street South, and the future County road alignment. City of Cottage Grove, Minnesota City Council Resolution 2021-021 Page 3 of 3 Passed this 17th day of February 2021. men ailey,V1491( Attest: Joe Fischbach, City Clerk