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2021-04-26 PACKET 06.3.
STAFF REPORT CASE: ZA21-027, PP21-028, SP21-029 ITEM: 6.3 PUBLIC MEETING DATE: 4/26/21 TENTATIVE COUNCIL REVIEW DATE: 5/19/21 APPLICATION APPLICANT: Oppidan Development REQUEST: A zoning amendment to rezone 8.45 acres of land from UR, Urban Reserve, and R-2, Residential Estate District, to R-6, High Density Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Hardwood Subdivision that would create one lot. Oppidan also applied for site plan review of a market rate 171-unit, four story multi -family apartment building. SITE DATA LOCATION: Between Hardwood Avenue and Harkness Avenue ZONING: UR, Urban Reserve, and R-2, Residential Estate GUIDED LAND USE: High Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Rural Residential High Density Res. EAST: Rural Residential Medium Density Res. SOUTH: Commercial Mixed Use WEST: Open Space Open Space SIZE: 8.45 Acres DENSITY: 20.2 Units per Acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � ghere Pride and Prosperity Meet Planning Staff Contact: Matt Wolf, Assistant to City Admin; 651-458-2833; mwolf cottagegrovemn.gov Application Accepted:. 3/26/2021 60-Day Review Deadline: 5/25/2021 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Oppidan Development LLC Rezoning, Preliminary Plat and Site Plan Approval Planning Case No. ZA2021-027, PP2021-028, & SP2021-029 April 26, 2021 Introduction Oppidan Development (Oppidan) has proposed the development of 8.45 acres between Hardwood Avenue and Harkness Avenue at a parcel currently owned by the Weber family (Weber Parcel). The development would be a market rate 171-unit four-story multi -family apartment build- ing that would feature a mix of studio (24), one -bedroom (86), two -bedroom (49), and three -bed- room (12) units. Oppidan currently estimates a 16 to 17-month construction timeline if the project is approved. Figure 1 Weber Parcel located between Hardwood and Harkness Avenue Review Schedule Submittal: March 26, 2021 Neighborhood Meeting: April 15, 2021 Planning Commission: April 26, 2021 City Council: May 19, 2021 60 Day Deadline: May 25, 2021 Proposal Oppidan is proposing the development of a four-story 171-unit multi -family apartment building with underground parking within the Harkness Area, which was re -guided to high -density housing in 2017. Oppidan has previously completed high -density apartment developments in Shakopee, St. Paul, Minneapolis, St. Louis Park, and more. Access for the development would be off Hard- wood Avenue with left and right turn lanes, and an emergency access off Harkness Avenue for Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 2 of 13 emergency personnel. This access would be blocked for use by the general public with knock- down bollards. The site would require 342 parking stalls (2 per unit) per City Code. Oppidan is proposing 162 surface stalls, 145 underground garage stalls, and four handicap stalls at the time of development. The site also has the proof of parking for another 33 stalls to meet the required parking capacity. Also, as part of the development, Oppidan would dedicate 40 feet of right-of- way along Harkness for the future reconstruction of the roadway as the Harkness Area develops. Oppidan currently expects the building to be 48 to 50 feet in height from the finished ground elevation. Figure 2 Oppidan Site Layout Background and Site Conditions In October 2017 the Cottage Grove City Council adopted Resolution 2017-146 by a vote of 4-to- 1 (Councilmember Johnson voted Nay), which approved the Harkness Avenue Small Area Study to modify the land use of the 55 acres of land around Harkness Avenue South from low -density residential to medium and high density residential. The reasoning behind the change was to address the 2017 Strategic Plan objective of ensuring Cottage Grove had housing options for everyone and was positioned for growth. Further, the change was also made due to the proximity of the area to the 80th Street Commercial Corridor, also known as Gateway North. The Harkness Area is also right next to Oakwood Park, which will be receiving a variety of improvements in 2021. Additionally, the long-term plan for 80th Street calls for a bus rapid transit (BRT) station. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 3 of 13 With the BRT's proximity to the Harkness Area, the public transit component will help drive development for young professionals looking to live in the community but take the BRT to work in St. Paul or surrounding communities. At the time the resolution passed in 2017 there were no conditions placed on the 55 acres for development (i.e., percentage of land that needed to be under consideration for development to occur). The City was very forward that the Harkness Area was completely market driven and that landowners held the power to sell. No decisions would be forced upon the landowners from the City. The City has received multiple interested parties in the Harkness Area. However, the City has been clear that the site must be market rate apartments and for that reason previous devel- opments have not moved forward in the Harkness Area. The current proposal by Oppidan De- velopment is fully market rate with no subsidies for potential renters. The site is currently fully undeveloped with no structures present. The former Weber homestead was on the east side of Harkness Avenue and was sold. The site has a steep slope from east to west, with a maximum elevation on the east side. There is a total of 743 qualifying trees on the site. Planning Considerations Land Use The future land use for the Weber Parcel was changed in 2017 to high -density residential as part of the Harkness Small Area Study. The 2040 Comprehensive Plan allows for areas within the MUSA to have net densities between 14 to 30 units per acre. The current proposal by Oppidan would be 20.2 units per acre. 2040 Future Land Use ® ng�dnwr Pmseene Ngh i]enoN kesitlerinl tormsescsy w4en use �»sb k� N�l�•.pvk9� o ormtimd Pa�snng n eiea JprnW m ihxi..orc1 Rim• cl n'�: Highway 61 & 80th Street South Zoning The property is currently zoned a mix of UR, Urban Reserve, and R-2, Residential Estate District. Based on the guided land use of high -density residential in the 2040 Comprehensive Plan, the site will need to be rezoned to R-6, High -Density Residential, with a PUD, Planned Unit Develop- ment to provide flexibility in the land's development for things such as the height of the building. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 4 of 13 Development Standards The project will follow the PUD process and is required to abide by the R-6 development standards regarding landscaping and tree preservation. The building will between 48 to 50 feet in height and as a result, through the PUD process, the City will be requiring an architectural standard be set for the building. Minimum Development Standards for the project are: Lot Development Performance Standards Standard Zoning R-6 Proposed Development Minimum Lot Area 7,500 square feet 8.54 acres Minimum Lot width 60 feet 551 feet Maximum Building Height 35 feet 48 — 50 feet Minimum front yard setback 30 feet 122 feet Minimum side yard 7.5 feet 74 feet Minimum side yard interior adjacent to a residential district 100 feet (right-of-way included) 100, Minimum rear yard setback 35 feet 39 feet Maximum Site Coverage 50% 39% Maximum Building Coverage 30% 16% (54,093 sq. ft) Area Charges and Development Fees The related development fees for this project will be based on the acreage and unit count shown in the civil and architectural plan sets. These fees will be accurately adjusted based on the final unit count and will be included in 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/Mitigation The Developer conducted a tree analysis and found that there are 743 qualifying trees existing on the site. In total the developer will need to remove 477 trees from the site and keep 266 trees, with most of those trees being along the west side of the site along Hardwood Avenue. In total the 477 trees to be removed represents 5,622 qualifying diameter breast height inches. The developer will be required to pay $92,100 in tree mitigation costs as result of the tree removal. Total Permitted Inches Inches Excess Replacement Replacement Replace- Total Existing Removal Permitted Removed Inches Rate Inches ment Costs Qualifying Threshold to be Removed Costs Inches Removed 8788 50% 4394 5622 1228 50% 614 $15011" $9Z100 Landscaping The Developer is proposing quired yards of the site. to meet the City's Zoning Ordinance for landscaping within all the re- Overstory Deciduous Trees Coniferous Trees Shrubs Required 90 18 474 Provided 197 33 596 Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 5 of 13 The zoning ordinance requires that a minimum 8 percent of parking lot interiors be landscaped-, the Developer is landscaping 10.7 percent of the parking lot interior. Following the R-6 standards, the site is required to have 30 percent open space and exceeds that requirement with 61 percent open space on the site. Sidewalk and Trails Currently along Hardwood Avenue, or the west side of the parcel, an asphalt recreational trail runs the length of the site. Oppidan would be accessing the site off Hardwood and would be required as part of the development to make all necessary repairs to the trail when constructing turn lanes and accessing Hardwood Avenue. Additionally, along Harkness Avenue, or the east side of the parcel, Oppidan will be required to install a sidewalk for pedestrian access to the commercial district south of the site, to the 80th Street commercial district and Oakwood Park. The developer will also be required to sign a de- ferred assessment agreement with the City to pay for future improvements along Harkness Ave- nue. As the Harkness Small Area Plan continues to be develop, the City will be reconstructing Harkness Avenue. The deferred assessment will capture that cost for reconstruction and include the additional funds for construction of the remainder of the sidewalk to run north along Harkness Avenue at time of reconstruction. -- Fulurenorthbound sidevralk io be hztalled v:d- Harkness Avenue reconstru• t%or in 'he future Site Lighting Per the City's Zoning Ordinance, any lighting used to illuminate an off-street parking area, sign, building, or yard shall direct light away from any adjoining residential property or from the public streets and be compatible with adjacent lighting in adjoining districts. The reflected glare of spill light Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 6 of 13 shall not exceed one (1.0) foot-candle as measured on the property line. The Developer submitted a photometric plan that demonstrated that on the north, east, west, and south property lines the foot- candles does not exceed four -tenths (0.4) foot-candle. The Developer meets city code requirements. Architecture Due to the site's height and high visibility from 80th Street and surrounding neighborhoods, as well as bringing the project through as a PUD, the City will be requiring at least 40 percent Class 1 materials be incorporated into the building using its architectural standards definition for non- residential structures, which includes: • copper panels • fire clay face brick • natural stone • synthetic or cultured stone • transparent glass • opaque or mirror window panels • other comparable or superior materials. Currently Oppidan is proposing 40 percent class 1 materials that include cultured stone on the first floor that makes up 19 percent of the finished percentages and glazing at 21 percent of the finished percentage. Additionally, based on feedback from the City Council at the February 3 Concept Plan Workshop, Oppidan Development added 17 percent faux wood -like materials. These are the same materials that were incorporated into their Lowa 46 development in Minneapolis. Although this material is not classified as a Class 1 material per the City's building code, it is an upgraded exterior material than what was originally proposed and with its addition it brings the total premium materials to 57percent. Listed below are the Class 1 materials that have been incorporated into high -density projects in Cottage Grove since 2016: • Presbyterian Homes Expansion — 32% (Decorative CMU 6%, Stone 4%, and Glass 22%) • The Legends — 34% (Glass 22% and Cultured or Stone Covers 12%) • Grove 80 Apartments — 42% (Fired Clay Thin Brick Venere 23% and Glass 19%) The developer's architect also submitted the following for rationale why the materials were incor- porated in the final renderings: The design of the building uses many features to create a strong visual presence. The articulations of the facade create visual interest by using different materials and the horizontal pushing forward of parts of the facade. The fiber -cement board & batten siding, fiber -cement faux wood siding (Nichiha), cultured stone, and glass create depth and texture to the exterior skin. The centrally located faux wood helps to balance the base with the parapet. Proportionally the building mass is pared down by smaller and medium size elements to create a whole. We chose to use these materials because they reflect the character of the existing residential neighborhoods in the area. The color pallet consists of a mixture faux wood, neutral board & batten and a crisp gray for juxtaposition. The building base will be emphasized by a buff -colored cultured limestone to help connect the building to the earth. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 7 of 13 Figure 3 East Elevation Figure 4 West Elevation Figure 5 South Elevation n Figure 6 North Elevation Access and Traffic Implications Access to the site would be permitted only from Hardwood Avenue as Harkness Avenue was not constructed to withstand additional traffic at this time, whereas Hardwood Avenue was designed to support the future development of the area. With the proposed development of the parcel, turn lanes along Hardwood Avenue would be required to be installed by the developer for access to the parcel from both directions. Using an estimate of 4 trips per day per unit it is estimated that the development would generate about 684 trips per day. As the area continues to develop, additional analysis of each of the intersections along Hardwood Avenue will be conducted to understand when intersection improvements may be warranted. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 8 of 13 Potential future intersection improvements include signals at the intersections of Hardwood Ave- nue and Harkness Court, and the southern intersection of Hardwood Avenue and Harkness Avenue. These upgrades would also trigger additional pedestrian crossing infrastructure to be installed at both intersections. The intersection at Hardwood Avenue and 73rd Street has been reviewed in past years due to previous concerns about crossing safety. In 2020 crosswalk signage and striping were installed to cross Hardwood Avenue to help draw more attention to this crossing area. The signage and striping have had a positive impact on the crossing ability for pedestrians. While traffic along this northern section of Hardwood Avenue is not expected to see substantial changes from this devel- opment, additional analysis will be completed to review if any further signage or infrastructure would be beneficial at this intersection. Transportation The site will be served by the future Bus Rapid Transit Station as part of the planned Red Rock Corridor that is proposed along the 80th Street Corridor in front of the current HyVee location. Utilities To promote looping through the site, the City will require the Developer to connect to the existing watermain located in both Harkness Avenue and Hardwood Avenue. Sanitary sewer is available as well along Hardwood Avenue for connection and extension into the site. The watermain and sanitary sewer proposed within the site will be privately owned and maintained. Stormwater man- agement will be required within the site. The infiltration and wet basins are proposed entirely or partially within the Hardwood right-of-way. A stormwater maintenance agreement will be required for both basins as they will need to be owned and maintained privately. The storm sewer piping will be privately owned and maintained as well. City staff is also reviewing the potential to oversize the proposed infiltration area to aid in City-wide stormwater management. The construction to oversize the infiltration area would be paid for by the City. A stormwater management plan will need to be completed and reviewed as well for this site. Public Hearing Notices Notices announcing this public hearing were published in the St. Paul Pioneer Press and mailed to 51 property owners within 1,000 feet of the proposed development property on April 14, 2021. Neighborhood Meeting The Developer held a neighborhood meeting on April 15, 2021. The Developer mailed notices of the neighborhood meeting to property owners within 1,000 feet of the proposed development. In total 18 participants were part of the meeting from the surrounding proposed developments. 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, and depictions of the proposed exterior architecture and interior design. The meeting had a total of 18 participants. Questions from participants included what traffic control measures are being installed as part of the development on Hardwood, if the intersection at 80th Street and East Point Douglas Road can handle the increase in traffic due to the development, is it subsidized housing, landscaping buffering on Harkness, construction timeline, signage on Hark- ness so construction/trade suppliers don't park on Harkness, and what the distance is to the Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 9 of 13 houses to the north. Additionally, a couple participants also stated that during the approval pro- cess of the Harkness Small Area Study that the City stated a certain percentage of development of the area needed to be included before the City would allow construction/development to begin. Staff has not found any evidence to support this claim. Additionally, it was asked if an environmental assessment worksheet (EAW) was completed for the project when the Harkness Area Study was approved in 2017. Per State Statute 473.859, any project with 375 attached units or more would require the City to complete an EAW. This project only has 171 attached units so does not trigger an EAW. The Developer answered the questions and welcomed any additional feedback from the residents moving forward. Recommendation That the Planning Commission recommends that the City Council approve the following three applications: A. A zoning amendment to rezone property with PID 0802721320010 from R-2, Residential Es- tate, and UR, Urban Reserve, to R-6, High -Density Residential, with a PUD, Planned Unit Development. B. A site plan review for a 171-unit, four-story market rate multi -family apartment building with 145 underground parking spaces and 162 surface parking spaces all located on approximately 8.45 acres of land C. A preliminary plat for a high -density residential subdivision to be called Hardwood, which will consist of 171 units. Approval is subject to the following conditions: General Development 1. The Developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the Developer and City staff. 2. All applicable permits (i.e.; building, electrical, grading, and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be re- viewed and approved by the Building Official and Fire Marshal. 3. The applicant receives appropriate permits or approvals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency. 4. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 10 of 13 5. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated April 22, 2021subject to mod- ifications that are agreed to by the developer and City Engineer. 6. Irrigation shall be provided for all sodded and mulched landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The sys- tem shall be detailed on the final landscape plan. 7. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and re- placement of the landscaping improvements. 8. The developer shall replace the trail connection along Hardwood Avenue per the City Spec- ifications. 9. The developer enters into a development agreement with the City for public improvements that need to be complete because of the project. 10. The monument sign base is wrapped in like building materials per the City Code. 11. A sign package for the building will be submitted to the City to verify the signs meet the City's code for design, installation, and proper permitting. 12. The developer shall enter into an encroachment agreement with the City for crossing over the public ponding, drainage, and utility easement that currently exists on Hardwood Avenue. 13. The developer shall enter into a stormwater management agreement with the City for the ownership and maintenance of the private stormwater basins. Construction and Grading 14. A grading permit and financial guaranty are required for grading activity related to the project. 15. 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 des- ignated for preservation, a crushed -rock construction entrance, and construction -related vehicle parking. All emergency overflow swales must be identified on the grading and ero- sion control plan. 16. 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. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 11 of 13 17. 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. Performance Standards 18. All site lighting must meet City Code requirements. All light fixtures must be downward directed. The specifications of all light fixtures must be provided with the application for a building permit. The light poles and fixtures shall be consistent in design and color with the development. 19. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 20. All mechanical units shall be screened as required in Title 11-6-4 of the City's Zoning Ordi- nance. 21. All mechanical equipment screening consistent with the principal building architecture must comply with City ordinance regulations and be reviewed and approved by the Community Development Department prior to the issuance of a building permit. principal building's exterior materials. 22. Rubbish, garbage, and recycling containers must be stored within the building and shall only remain outside the building during garbage and recycling pickup. Rubbish, garbage, and recycling containers shall be maintained at all times so as not cause odors or other public nuisances. 23. Decorative fencing not necessary for motor vehicle safety shall be commercial grade orna- mental fencing - Montage Commercial Majestic 3/4 — Rail Fence design. 24. All retaining walls meet City Code for proper safety measures including guard rails, fencing, and are properly maintained Utilities 25. 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 and dedicated to the City for public purposes, if needed. 26. The water utility plan shall conform to the City's water supply and distribution plan. 27. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 28. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. Planning Staff Report — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 12 of 13 29. 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). Onsite Infrastructure Improvements 30. 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- vides intend to install underground lines within the development. 31. 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. 32. The developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. 33. Developer will be required to conduct all major activities to construct the public improve- ments during the following hours of operation: Monday through Friday Saturday Sunday 7:00 A.M. to 7:00 P.M. 9:00 A.M. to 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. Violations of the working hours will result in a $500 fine per occurrence. 34. 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. 35. 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. 36. The Developer will be responsible for vacation, addition, and recording of any needed easements for site utilities. 37. 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 — ZA2021-027, PP2021-028, and SP2021-29 Weber Parcel — Oppidan Development April 26, 2021 Page 13 of 13 recorded plat. If the Developer does not provide as-builts, the City will produce them at the developer's expense. 38. Adequate dumpsters must be on site during construction. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The developer is responsible for preventing debris from being blown off -site. 39. Adequate portable toilets must be on -site at all times during construction of development. Toilets must be regularly emptied. 40. 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. 41. 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. 42. 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. 43. 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. Prepared by: Matt Wolf Assistant to the City Administrator Attar,hmantc- Exhibit A — Preliminary Civil Drawings Exhibit B — Color Architectural Renderings Exhibit C — Zoning Submittal Application Exhibit D — Engineering Review Memorandum dated April 22, 2021 Exhibit E — Cross Section Renderings of Project 0 0 9 0 rr Q HARDWOOD SUBDIVISION COTTAGE GROVE, MINNESOTA VICINITY MAP I PROJECT OWNER OPPIDAN INC. GREG LAVERE 5125 CO RD 101. SUITE 100 MINNETONKA, MN 55434 952-294-1247 ARCHITECT ERIK PETERSON 6 21 B121 BAKER ROAD, SUITE iDt MINNETONKA, MN 55345 651-379-9090 CIVIL ENGINEER CARLSON MCCAIN, INC. JOSEPH RADACH 3890 PHEASANT RIDGE DRIVE NE #100 BLAINE, MINNESOTA 55449 763-489-7900 LANDSCAPE ARCHITECT CARLSON MCCAIN, INC. RYAN RUTTGER 3890 PHEASANT RIDGE DRIVE NE #100 BLAINE, MINNESOTA 55449 763-489-7900 SHEET INDEX 1. COVER 2. EXISTING CONDITIONS 3. PRELIMINARY PLAT 4. REMOVALS PLAN 5. SITE PLAN 6. UTILITY PLAN 7. UTILITY PLAN (STORM SEWER) 8. GRADING, DRAINAGE, & EROSION CONTROL PLAN 9. STORMWATER POLLUTION PREVENTION PLAN 10. DETAILS 11. DETAILS 12. DETAILS 13. DETAILS L1. LANDSCAPE PLAN L2. LANDSCAPE PLAN L3. LANDSCAPE PLAN L4. LANDSCAPE PLAN L5. LANDSCAPE PLAN TP1. TREE PRESERVATION PLAN TP2. TREE PRESERVATION PLAN TP3. TREE PRESERVATION PLAN • • 11 BENCHMARKS fe cvD sIA'.11a 11 IT NE: "A1101--Kn wbars below. DCall ELEVATION - 707.71 FT. (NaVD 00) before you dig. 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AREAl NOT IEOIDNA SID PC EROSION —LIFL PLANIET ILLA LL BE IEEDED IND M_oED 2 SEDIMENT FlIM ISPI—INIAl IND IEMPFIAII IEDMENIIINN L` N I ... A. E T. IE IMED 11 PEIMIDENT IT A " AL " MANA BE M ENT I A' NI Do ALL BE ALEADED Do I SID DENTALON BASIS 10ALL BE So FF I EN I I, 'LEANED ILL �o IF To RN To E EA I I Lo BE AN CAP A I, 'ED M ENF MoT BE ILARICED LO PREELPT IT FROM REINO —ED NAII BLI TOE BAND OR I.NWIONIEI NICOARNINI FF-ILE .1 TO SORFAIR LERA 0 ED "EN `EBLZED AGEIFT 0 1 LOS To ENTABILOADED AE ,7R0E,PE,—LNT OF 1M`lEIEPEL`B�lDCS �IONAAE14`1`REA TAIL, IINTNEF I TEMPOR A" ERo, IN AND I NINE I NLllL M A 'A I BE RE A IE FAA INCLIDEI. BIT 11 IFF LIMITED LF. NIT FENCE FREE FENCE AND OAFIl PAIN INLET PR.LECTON DEVICES. NOTICE OF TERMINATION FOE RE" TEE I m, I I I �AA ERM llLDLAIAIEAAFE IF AEL I I A(O " 'I'M A No ' F TERMINATION (NOT) TO FIE MP I TIN FIN 'All�,ZATDNA E IIMPLE E I ANOTNER — EI/CPERA I op M TFEE) 'A' A CONTROL AEL, I I I I E I I NOT ONDERI.NE FINAL ITA.LlZAT.N INSPECTIONS & RECORD KEEPING " E PERMOTEE MO %l`FTPAI MAN M5MNL IN5PE "IN"MNEATIE REPIRR,IFLADAT.lRllEC PoR2'MDl '1� E�T`ND'ND IEDIMEN I EFAN F,FL F ND TA2 CALL 1 11 5 EDS LEASI ME I FDO � E ALL'IN DME E IIII Al8N NGL ACLE�AI BLASI EC 'AAED IAIL�5EBEFDTEA TNIECEPE RM��N TETEE, AMLOSMAINTEAFNIAN LOTO E REIPIN5 1�1 E, IF 11 1 Ll I I EIT OF I IlEIE 1111111LI, SNRI MOIL NE IlILINLE FAI I-PEI-I ODAN ILFIEII DFRNC LDE C`FLAE OF CoNITRoCToN I BAF BE DE TEEMNED FIAT ADDTINAL lTOIM*AIEI 11OPROO I PRE"N"I EEIlllEl Ell NE NEEDED IN IEITIN EEI .. E , 'IE I A I ..... CIL TA NTLL I TEE .. E, IN I I E N DMENT 'o FIE IRPIP IIALL BE ADE, AND IMPORDIC lEAlONl IIALL BE D.NNIENTED IN FIE IRPIP I I RD I 2 �:l I'D :ME OF INIPEIT11 IND DATE IND PME IF INSPECTION IF LL I-- NNIE EISI IECENI NPIECOND 1, CIPEIT I PC' "N'L .. TIN ENTANSE' I.' III MENIAL I I NIPIIT ADIAIRNI IIIEETI III IONMENT IIAIIINI 4, CIPEIT 5 IS DID EIIEII DO E1.1 IN AND SID MENI ACBL IF AN A ISO C 5 1 1 FEN C E AND ATIED I A I I ! NIP I OF IED END lEIT INI F�EMEP,0.�A�0�o ERNDDNON AMNEDNI�ETDOMNENT ONTR I DEI E 'ED I NIP— POIDD. INFILTRAPON FAINI. TEMPOIAII IEDMENLAPFN PAINI AND ALL OLDER N.PD FOR EDISON AND 'ED MENIAL �N D NOPECL 5"FICE `�ERPAIN —DNO DIONACE DITIOEI AND CONIIIANCE AIITEMI FOR EIDENII PC IE DIMENI BE NO DE— TED 11 I NIPEIT MILE IND IDIIIENI PlAlEIIlEl — CONIIIIALIN DELIA, TIIIl IND IPILLI 1, CIPEIT ITAILIZED REAR FAR EICIAN. 'E .. D 'E"MMENDED 'EP"DEM'DIENINIE IND/.I IEPLIIEMENLI IE.IIIED 'A EN1111 11PIAN AND IEDMENTITIN CINTR.L MEAAlIEI ARE IIFF IF I IFlIRD IEIIMMENDED AMENDMENTS TI TOE 11PIP D I—RD 1EIAR1. MABLENAPOE AND/ol REPLASEMENLI LOAL KIE COMPLETED 11— FOE LAST CIPEATIAN IJAINTENAN E _ '-E'/C"T .. FAA A 'E"'N"LE Fo` TIE IPEIIIIIN I I'D MNENNE IF ILL 111-11T A POLLITIN PIEDENTIN MEAIlIEl III TOE DIIAL AN FOE PFF�EITPEII�l OE FOLL—A Ol DEL NE I ALL ALL BE "ED BE E NEIEIIARI IEPAIRI, MAINTENANCE AND/ARE AEPLAOEMENF IF TOE EIDIAN AND SEDIMENTATION CONTROL ME=E, 1-1 IFNIT111TIMN ENIII-AS ALILL EE IEPIIIED - IEPLIRAD �F IIE IFIR EEIIMES NINDITED III IEDMENI AND/DR "CE'S' 'ED MEN' ' I E I A AC' ED FIO M '0 E A OF IEDIMENI FlICIED ONTO A —CENT ILIEETA 10ALL BE REMOVED- MEA—El FALL BE LA, EN Ll MM ED ATEL LOAN D110DAR, 2 ILL FENCE ILFALL BE REPAIRED OR REPLACED —N SEDIMENT REASOEI 1/1 TO OF E LLEINNT �F TOE ILL FENCE TOE ILL FENIE __I I DIMIIED IND/OR TOE IILT FENCE BEI.MEI NONFINIPINAL Il MEAREl FALL RE TAIEN wPLON 2A 0-1 D A AFTILL ABN INLET PROLEITI�N DE -El 10ALL BE CLEANED PALEN IEDIMENF REACOEI j TOE OEBOT IF FOE SEA ENF ... LL LE T"EN _�M TAAP —OOF —A— IA —LIIED C TIE DEIRE LEIPMEI I—INCONNIL MEEIIIEI 1 72 0 ... I F I 'AFES" 4, FLIIED END CE'TONC 'PILL BE 'LEANED I DEB" ' RETR' ONA OF` I' OF ISCALECT,0AI ACIOMILATED AT TOE ONTLET IF I FLIIED ENL IEIIIN LEIOMES N-1-TINIL A, DIMI.ED, E IEPIIIED .1 IEPLICED IEAllRFS 10ALL BE TAIEN SOON 72 011RI OF DISIIELRI 5 F S=MA III ESIIOBSEIP'IDIL LFF-1 BEIR SIRFIIE ADD 1 0 �E MOFILEOMRE I D TOE PE_11Ei,l I ID'E.E."D, I I"NDE .I RI RLO ALL APPROPRIATE ACEIREI EIIIREI 10ALL BE TAIEN RLON 7 DAII IF PLINFOORA RIND' IF I .. I M IN BAIN ' TE ME" A" 'ED M ENTIT IN BAIIN I AND ILL OLD` 'ME 10ALL BE CLEANED �F DENII 11 PIE , EN I AND/Cl E 'CEI, OF IEDMENTAT.N LFA A O'RN'ED TEMPORAL' AND PEINADENT IE-ENTAPON BAIINI MINF %DMRANEID0 ANDB E L`SACENTA REMI IF BAG I OF A �01 LI I I A DIM A��OEENN 5EDLMEN�TMA5BAILNED TNMCA=IT4" DOE �10 'ETN�NOLOBEO"NO I E TI E N RE IF DINIODEII QUANTITIES FOE F.LLCRNA LABLE P—DEA ESTIMATED .1ANTORI FAA 1L.—TER P.LLITMN PREDONT— ToR.—OlT FOE P—EIF IN I EP,`oTAML�ED R 'TI IF 1 1 F I 111 1 1 IF I I A IUP VNITCARL MN�TLINIET I I I II I tl nR roDE �M� WE�Ao�,�MNDDT ... SE <SPNNaTTDA, M DDT 2TreD ITT 7 N EAVv DUTY PAVEMENT SECTION' wEPE COVRSE (SPWE A34oc1. MNDOT 2J6D DAS4EMNDOT Ei38Z MrvoDT 2ESD 1 PAVEMENT SECTIONS O NO scALE vutEsJ 'AR ED EARTH 11 All IAREE NOTES. �� sEcuaE sNEEnnc sHET`O A s�E L—T�ON DE THE CONCRETE WASHOUT 2wASHDu, EADL�=� 0 o scale ME EREEFR,IE PEA, fIIETEPAUNII BE PEAR, I OM 7 ._p e S I TYPICAL GRADING AT BUILDING 1O NO AL, as ,o, g 12 , sPULL RED 0 -I NOTED I Ere, OR As A CENTER SON LEAD ss rreah H[nD i III I II ��H a. scry nAaownreE vcH MANUFAc,urecre_ SEED MIXTURES IN ACCORDANCE WITHLANDSCAPE PLANE 3 3 UPLAND POND NORLNL W TER LEVEL (NWL) Y � ., A POND BOTION CP MIN, 15%PA SSING TG TIE BAD M#2002 SIEVE. 6 SPECIAL GRADING NOTES 9 HANDICAP PARKING SIGN 11 POND Wll'H LINER 10 No sca.Le 10 No scnLe 10 No scale NT T' D svE P,CATION' FOR caNEL"'TlON (LALEEL ENTIIRE N AnoN AND DaoucHT. OR ' TDEEESNDT IDED _ ME,E T. ElD MIDDMDM.TDHE 25L� Dc>,R1D PODODSAPErePIPE RLE Du, N No cnsE Pre L EN DNEDMPAD,ED Eo�l/ j II II II TADL VENT sH „ TME R EEnsIDN RDNTRDL a DDRMAN, SEE NDALM EE sT IIALL BE APPLIED AT WIPE , L RATE AFTER D =-11-11-1 —I I_ I' A MERT aER�,APE roE I AT z,D �,D nTa2 o Po„AIDE DNDs PEaIAI E,DEE)A E DEBT cNDDOT AT R"Pso� o DEP,E (DELI I �I L=1I L=1I B 1 URF ESTABLISHMENT 7 INFILTRATION BA51N 10 No �cALe 10 No EGALe WED IREADE PROP _ED NO GRADE TI- NOR L//Nj- ` 'AL ` ` �.ATEof re HADE E.DAv MArer,�AL III J ILE enc COMPACTED ARELIULL �WNW ROTTDN 0 VNs n LE MATE RIn NEN-IELEre 4 5UBG RADE CORRECTION 10 NO caLE DIAMETER 101 MAIN LINE PIGEI LA-1 LIAN I INCI DIREETER NOT USED SEWER 10 STORM CLEAN OUT NO SDALE 10 NO TAALE cALVANrzeD cRALIE (SPLIT) a"xa' OPENINGS PIE DIA. NWT POND 120 FL Oy 1' MIIN.� FLO�� 24RCP 9oflo ZA e,o oO 12 OUTLET CONTROL STRUCTURE 121 0BEG 'ALE 0 's `V2 I w3 o9 Wald my Z ss O Z J Qe g: 0 >v J 0 c Ny 0 E Q H V1 > c a 0 W Du Ind 2 Z 'n CL CL o O2. pED 10 Of 13 Oottage Grove � �r mnm� xc • _ —N- OOTTAGEGROVE,NE. od� � vmmom'sie nm�vnun c mcaxcAnas �� \x.. e�^x.e GAGE CAOVE, MTNNFSOTA owMximwr. cw[moxrnx _� I armn[usac ncmvmzzxsam 1E �_ vuvo'zJ osrzxm xs erPr vsvmuax ¢xTsn. ��� � �Pmuzxoixwnu e[z a ixvo[ C��xx.e OTTAGE GROVE MHNNESOTA G t�cege Alu �jsPM COTTAGE GROVE, MM NHEEOTA� wnsnM w"rm O Grove O �`�- COTTAGE �RaE, MI EFTA � Vz � mrnslsim>sxonutxursnwzs. �vuucs3z MA ox IEV1 c o nvzxnox wrtx. z — wut xsz a ixxoT v�s o[nrvooursm.E mu�lws[. `\/yam_ Gmve C '�µx'js°xx� OVE, MINNESOTA PonN, l 1__G� rva� �°atr wrtt O GAGEGRo E MTNNE o A ` x Tax>notxeixrEnr. J' m mxesrxnx on"mnwun. 47777777 MpL �zr mnxxoi[srtxs xctrrtm aniTs vaniss icx*sw.ss[sEnxu W ��T� O �� �AxNAx�sEwERMANxxtE O GTMBo ��- GOITAGE(itOVE,H ��TA O v x vuu 1. ..ros. xstR L w.x s¢,— Mh. [ �==G, �8e vK swn<�uxec�wJOS xr. r.ezwx. OOTTAGE GROVE, MTNHEGGTA O � � z rownwirvvsxr. A. mxnxotsn[n zs eaaQ cmrtn. v L �/ r iosnxooursmsosmu�xo�s. O AN OOOODDD00 7 Oatuge Grove O '"mom COTTAGE GROVE, NNEs'4TA �GxN� OC GNnf p°'�w' COTTAGE GROVE, MINNEIDTA Ili _ �zumxomsuxco wn ® / mx sz e[x xo xanaxcr uxe x za�' PP16 mx xocsnms zCmnxoxc rta xixnzposnno .T.D[ mAn Ll ems. ��- GG�AGE(AOVmE,H�ESOTA C DC"""""' COTrnGE rno mxn �� rnwTerunOo �� M�wT"ammo DC"'" coTTAGE GRovE, wxEmrA Gmrc "'�M~ COTTAGE GROVE, NE�TA /l�p oaTwc� revd�� - r1_-i Z�I-".LL a Vim'*rvGM". GmEEe�ee ��- O1�GOTfAGEGRGVE,MIHNE�TA�cO o�xox 7L ^^ MN�Tx�N ���~' COTTAGE (ROVE,�INNF9JTA O COTTAGE GROVENNEEOTA O re 2,4vuv� B � 5 �G O�� ��` COTTAGE GROVE,�MI1N�NEEOTA G OGrove —°- GG AGE GRO E M NNEOTA Q �. MENEM NMI � mo®gym y 9-- A 4 Ak�r 7� _OFl/0S�D,171-IJN4' 4 BUILDING /ZEFMRZIUN6 PA"G 0. T ISEE SHEET L4 V) > < V f r SHEETI-4 �W PAR A�.- ON EF RACE K Z'A RANCE rj >: TIri! < v): v): z '7 iT T--------------------- it y T ----------- 1! w OVERALL LANDSCAPE PLAN (IN 1-1 CITY OF COTTAGE GROVE LANDSCAPE REQULREMEN73 � .1.1... � (1) WEAV- 11 PER Q LINEAR MET IFFE PERIMETER. IS -11- 1- Ll SITE PERIMETER / 4D) 117 WEREMETY IMES (IRCLIDES IV EIISTIRG TREES TO REMAIN) OF W PERCEII OF REWIRED MEMORY TREES NUS, BE D-FERONS. C 11 WHER- 1111 (� REWIRED WERSTON1 TREES) W CONIFERCUS TREES I BE SUBSTITUTED MR ONE (1) REWIRED ,MD ("=EE2ALSlEE`P5nMT OF REOUIRED ONERSTORI INEES), WERSTORY TKE SUEST 11 ORNALIENTAL TREES (� REWIRED -EDUCHEY' TREES . 2) = ORNAMENTAL 'REES SUELECS. MINIMUM WE (1) SlRV) PER FINE (5) LINEAR FEET SITE PERIMETER. Ei- 171 SHRIBS (2.36B LF SITE PERIMETER / 5) ,HURES S AS— ON HUNDRED [7.50D) =-FEE�i �.'"LL"C.EIA'NAINNIE-1.�'L"ND."A'I)EDAI.'ANN.T��'D�( 'M'LNAND.A'lE N IE D lj�TVC CDNT;� DIE NWITURALAS7,NMMEATER MANAGEMENT FEATURES -ING UP AT LEAS, EIRCHT PER ;HE WIND AM R�DRED 4.1. Ef AREA INIER01 1ARIIIND LOT ISLAND (12,211 1ARIIIND LOT AREA &S V AREA INIESIOR, PARING LOT ISLAND (117% PARIING LOT AREA) SHALL BE PRIDED FDR ALL SO D AND IN " D AREA' SAID OF AN UNDEDURHIND EP_UNG SYSTEM I I S DE. g�E I ?SCB D I A PECTE-NAL HHHEATION INSTALLER TO MEET THE MIER ENEWHEREMENTS OF THE SIFTE'S SPECIFIC -TAITOIN ME IREEIII - AL ININE:LAN2 REPLACEMENT .- OMER S01 ALLORABLE NOMINAL) ETENCALDFINIINEM' CAL. INCHES - IS OIERSIDRI IREES & - CAL. EACH ,,P- I C�11=ITIREEI I f3I.0._ 7. AIL. A EACH (" HELD I) , C , , ME . INCHRS . SIM / INCH - 2M RATE) MSCAEL-PLi — CONTRACTOR SHALL MERIFY EIRSTING CDNDIITDNS PRIOR TO BIDDING AND NET STA ST ANY DISCREPANCIES FOUND THAI AFFECT THE SHALL RE REPORTED TO THE ORNEIdLAN A WHIFTECT FOR CLARRUCAITCH PRIM To MDDRR DR A= _R AN, ADDITIONAL CRN RECLU. — TRACM. — MERRI - THE .-El/lANDUCAPE ARCN,MCl THAT THE REWIRED PEENRI. ""'E BEEN OBINAINED PANOR ID CONSTIR START. CCRo%- SHAELBEIRESPONSER-1 FOR COMPLNING IIH A, APPLICABLE CCCES� ENDUI AND PERSUIS ENRIS IN OR CONIIACTOR SHALL BE RESPONSIBLE FOR PROTECTING ALL EUSTNG 'AMEIENT, "RES, "LIFIES� TREE� SITE A' To " MS C=RA.M. SHALL RE RESPON ENUFT.E� Ell HAT ARE AINCORD =E SMILE FOR ENNECTIMI . AN, A.A. (A' N � E=CTO N. ITEMS TO REMAIN. COMIRACTOR SHALL -11 THE LOCATION FOR CONST-Cl- A.M. AND SITE A SS SITH THE DBNE R/LANDMAPE ARCHITECT PRIOR TO CONSTRUCTION "ART CONTRACTOR SHM BE RESPONTRE FDR 1AINTAININD pEDESIRIAN AND MEISCLE ACCESS THIN AND ADANCENi TO THE SITE THE CONSTRUCTION PER"S UN ESS OTHERSIM NDIED. LONG-TERM STORAGS OF MATERIALS OR SUPPLIES — BILL NOT BE PERMITTED. ALL BASTE AND/OR UNUSED IAIERAL SHALL BE PRO-Y B, =:ER'TO CRIL PLANS FOR GENERAL SITE RE—S. ALL ITEMS NDIED 11 BE REM D L RE C"PLEIEDUNLESSTHE WNFRACTDR ANC ACCORDANCE _"�M :I REGULATINS, OIHERSSEE NOTED. COORDINATE IFIN ONNER/LAND=APE ARCHIFTECI FOR ANY FTEMS AL EfiSi HIMEN-I TAIE PRECEDENCE OIER ECALE Dl.=:,.RE.T.O FACE OF C.R" ED. OF -E.ENT/NALNNA1 DR CUIEBDE FACE OF SUBDR. UNLE ES D 11 ES- CWTRAlICR SHALL BE ISPONSUILE FOR MERIFNINI - LIMINUAL WANIME1 PEI PLAIN MATERIAL SCHEDULES ARE PRICHADED, SOLELY FOR CONTRACT- CCNNENUENCE. 11. —EEE— THE MULOSING SPECIFICATIONS SHALL GWERN THIS PROXCT ACCORDING TO THE F-DRUN DRDER. I AADENME"IPE IN OF A LAIR DATE HAMNS PRECEDENCE OMER NDM OF AN EARLIER DATE. C'�Cl AT_ PLAN DRASSN- I NNT S VNMUKRISPENNME'S AND DETAIL. B. 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REAEALTRIM ANDHOIN o PA TR«OLOR.,) ■. ■e :: . ■■ . o PANELRIOINO—HALI.REAEALTRIMANDHOINT OOLOR� PRIOIN. REIEAL s E,ENo, ee ■■ _ :: ■■ = e ° QGHIA,°OooOROFRONT MR I�N �R� ee ■e ! 1! ■� ■■ e1 0 -DANNA�NA1AERR INSRUTEOOOLLowADDOOI m ETAO000R 166'-2" I. IN p PREFRNE eoAROeANOm EXTERIOR O " ELEVATIONS TOREos,ONE A U X S O U T H E L E V A T l O N p 4IA302 R R 1 oAROAND RA TEN PROJECT NUMBER zoon Cottage Grove �� li �� shore rr:a���e p,osoe ry M cee Community Development Department Planning Division 12800 Ravine Parkway South Telephone: 651-458-2827 Cottage Grove, MN 55016 Fax: 651-458-2897 wvAv.cottagegrove mn.gov PLANNING APPLICATION E-Mail: cgplanninq(o)cottagegrovemn.aoy Applicant Contact Name (If different) Mailing Address E-Mail Address arm WAAej? Cyr. Preferred Telephone Number Fax e /,,2- -5'7g-- SL/5— g5'229V Property Owner Contact. a (if different) DOVE tGS ��C��?.� F—,q lA Mailing dress E-Mail Address n L�q q qCot,+n Qp�I� Z%F LI 1 L /1 C� fl)i �t4 C� 07'1 Tip Preferred Telephone Nurriter 6;5_ 5 Z-b Fax Property Address/Location Property Identification Number N w P b l> p PE v- btAA NY -,s OOE D Legal Description Type of Application: check all that apply to your proposal) Minor Subdivision $300 + $2,000 escrow Conditional Use Permit (commercial) S400 + $5,000 escrow Preliminary Plat $400 + $15,000 escrow 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 Variance (post -construction) $800 Comprehensive Plan Amendment $600 Zoning Amendment $600 Right-of-Way/Easement Vacation $300 Concept Plan Review S1,000 + $20 per acre + S 1,000 escrow Other: S Description of Proposal (If more space is needed, please attach a letter describing your request): Acknowledament and Signature: 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 applicant and property owner also agree to pay all fees and escrows at the time of application and again whenever accounts deficient. are The applicant and property owner also agree to allow City staff, City Council, and Planning Commission members access to the property where the planning consideratlon ' ein re uested. Signature of Applicant:] Signature of Property ner: Date: -�� - Z 3.� Date: Date Application Recelved: 3 z I Date Application Accepted: By: Case Number(sj>L14 v - OZG FP 2 -O Amount Received: G G �0 ' 90 # 35�2 � By: As P 2 —D RECEIVED MAR 310 2021 GITY OF COTTAGE GROVE UBOLTON l�& MENK Real People. Real Solutions. MEMORANDUM Date: 04/22/2021 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Hardwood Subdivision Plan Review City of Cottage Grove, MN Project No.: ON1.124198 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 site grading and utility plans submitted by Carlson McCain, dated 03/26/2021 (received 03/30/2021). Sheet 1: 1. On the final plans, please add a note that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements within the public right-of-way. Sheet 4: 2. The manhole casting replacement comment on Hardwood Avenue refers to Sheet 06. Please revise to reference Sheet 07. a. All manholes shall utilize a Neenah R-1642 casting per city standards. 3. Please provide a lighting plan for street light relocation along Hardwood Avenue. a. Show the relocated streetlight in the southeast quadrant of the entrance. b. Intercept the conduit at the beginning and end of the widening for the turn lanes by adding a handhole. Remove the old conduit and wire and run new conduit and wire to the relocated light, approximately 3' behind the curb. 4. A portion of the patching along Harkness Avenue is depicted as bituminous pavement but lies within the concrete driveway apron at The Shoppes at Gateway North. Please depict any concrete driveway sections that will need to be replaced. a. Utility work will need to be coordinated with the neighboring property owner. b. Confirm disturbance dimensions for the water main connection. 5. Submit well sealing records to the City once complete. 6. Update the removals plan for the left turn lane addition discussed in the comments for Sheet 5. Sheet 5: 7. Label the width of the trails, sidewalks, and pavement in all areas. H:\COTT\ON1124198\1_Corres\C_To Others\Carlson McCain\2021-04-22\124198 Construction Plan Review 2021-04-22.docx Bolton & Menk is an equal opportunity employer. Hardwood Subdivision Plan Review Page: 2 a. Sidewalk along Harkness Avenue should be 6' wide to match the existing sidewalk that is being connected to. For example, keynote 12 references city detail STR-9 which indicates a 5' sidewalk. b. Relocate the existing object marker at the end of the existing sidewalk to the end of the proposed sidewalk, north of the 90-degree turn. c. The sidewalk along the back of curb in the parking lot should be 7' wide to account for 2' overhang from parked vehicles and still provide a 5' minimum walk. 8. Curb ramps in the public right-of-way shall be constructed per MnDOT standard plan 5-297.250. 9. Concrete driveway aprons shall be constructed in accordance with the minimum dimensions on city detail STR-17 and should be noted on the plans. If a thicker concrete section is desired that is acceptable. Street patching will be required per city detail STR-21. 10. It is anticipated that the residents of the proposed development will utilize the Hardwood Avenue trail system to access recreational destinations to the north. It is recommended that a pedestrian facility be provided along the proposed access drive such that vehicles and pedestrians are separated. 11. Due to the location of the trail relative to the roadway, place the stop sign behind the trail so vehicles are stopped prior to the trail. 12. Construct right and left turn lanes on Hardwood Avenue at the proposed driveway/entrance. An approximate sketch is included with this memo for reference. a. Hardwood Avenue shall be widened to the east for construction of right and left turn lanes. The existing west curb line shall remain in place. b. Hardwood Avenue thru lanes shall be minimum 12' wide. A minimum 2' wide curb reaction shall be provided in all areas measured from the edge of the thru lane or right turn lane to the face of curb. c. The right and left turn lanes shall be minimum 11' wide. d. Tapers for thru lanes shall be minimum 40:1 (speed limit:1) e. The minimum length of the right turn lane with taper is 240'. This distance is measured from the start of the taper to the beginning of the radius. The design provided depicts a taper and full lane width of 208'. Please revise to meet these requirements. We recommend a 110' turn lane and 130' taper. f. The minimum length of the left turn lane with taper is 350'. This distance is measured from the start of the taper to the beginning of the radius. We recommend a 120' taper and 230' left turn lane. A 100' taper and 250' left turn lane would also be acceptable. g. The proposed roadway crown shall be shifted to the center of the left turn lane (approx. 3' crown shift). Profile milling is anticipated to be able to accomplish this crown shift. h. The City is currently reviewing whether portions of Hardwood Avenue should receive a mill and overlay based on existing pavement conditions, limits of proposed construction, and location of paving joints between existing and proposed construction. At a minimum, these areas would include the NB thru lane, and the SIB left turn lane due to the crown shift. i. A 4' minimum boulevard shall be provided between the bituminous trail and the back of curb in the area of the right turn lane. A 6' minimum boulevard shall be provided north of the driveway/entrance adjacent to a thru lane. j. Relocate light poles in conflict with the proposed widening. k. Adjust storm sewer in conflict with the proposed widening. Bolton & Menk is an equal opportunity employer. Hardwood Subdivision Plan Review Page: 3 13. Revise the emergency access off Harkness Avenue so that the width provided is 32'. a. Ensure the depicted width matches the labeled dimension. Label the radii of the emergency access off Harkness Avenue and confirm them with emergency vehicle turning movements. c. Submit emergency vehicle turning movements from Harkness Avenue onto the emergency access and through the site parking lot. 14. Handicap stalls: ADA requirements appear to require 6 stalls instead of the 4 stalls currently depicted for surface parking. Please confirm or explain the basis for the current design. 15. A pedestrian ramp is called out at the southeast entrance of the building. Consider striping off a stall in front of curb ramps to prevent parking in front a ramp. 16. Note 6 references the City of Lakeville; please revise. Sheet 6: 17. When utilities cross, label the crossing elevations and intended clearances of all public utilities. 18. All watermain shall be ductile iron pipe. 19. Sanitary sewer and watermain through the site will be privately owned and maintained. 20. Hydrant locations have been reviewed by the City's Fire Marshall. An additional hydrant should be provided in the northeast corner of the parking lot. 21. Depict the proposed traffic control and detour for the proposed work on Hardwood Avenue. a. A detour on Harkness Avenue will not be allowed. Harkness Avenue shall be barricaded and closed just south of Harkness Way to prevent cut through traffic. Sheet 7: 22. Encroachment agreements are needed for the basins since they will be private features within the right-of-way (both infiltration basin and wet sedimentation basin). For clarity, these basins should be labeled as private on the plans. a. An executed copy of the City's standard stormwater maintenance agreement will be required for development stormwater features. Expand the infiltration basin to the north and west. The City will contribute to the cost of oversizing the infiltration basin. No grading should occur over the existing trunk storm sewer pipe. 23. Submerged pipes are not allowed and a skimmer structure per city detail STO-16 should be provided from the Wet Sedimentation Pond 10 to low area 1P. 24. The drainage arrows on the storm sewer pipe between the infiltration basin and the wet sedimentation basin do not correspond with the labeled pipe inverts. 25. STMH 122: The current structure has a 2'x3' opening in the top slab for the existing catch basin casting. With the structure now being within the roadway, the top slab will need to be replaced to accommodate a manhole casting. a. This will apply to the storm sewer north of the driveway apron that will be affected by the left turn lane expansion. Bolton & Menk is an equal opportunity employer. Hardwood Subdivision Plan Review Page: 4 b. All city manhole castings should be Neenah R-1642B per City standard detail plate STR- 23. c. There is no invert labeled for the pipe to the north. 26. Please confirm the existing pipe sizes for the storm sewer along the east boulevard; pipe sizes do not match the City's record plan. 27. CB-120 should be a watertight structure if 10' separation between storm sewer and water main cannot be achieved. For example, include a note on the plans stating "CB-120 shall be water tight. Structure shall have two beads of ram-nek between the barrel and precast base, and pipe connections to structure shall have press -seal water stop grouting rings or equal." Sheet R- 28. NWL, HWL, and EOF elevations must be labeled on Ponds, Infiltration Basins, Low Areas, and similar BMPs. Please add the HWL for Pond 2P and label EOFs for Pond 1P, 2P and 10P. a. A drainage ditch or EOF should be provided to route water to CB-120 if CBM H-117 plugs to avoid flooding Harkness Avenue. 29. An aquatic bench will be required on all wet ponds in accordance with city detail STO-15. 30. Public drainage is being conveyed to depression 1P. Therefore, the southern part of the site should be platted as a public Outlot to include both 2P and the existing low area 1P. This outlot should maintain a 6' separation from the sidewalk, access drive, and retaining wall to encompass the low area 2P and drainage to low area 1P. The resultant outlot should therefore be similar to drainage areas 1S and 2S from the drainage report, limited to the subject property. a. Open space markers should be provided along the outlot per city standard detail STR- 40. 31. A graded overland EOF should be provided from depression 2P to 1P, set at an elevation 1' below the adjacent access drive at The Shoppes at Gateway North. 32. Items to be removed per the removal plan (well etc.) should not be displayed on this sheet for clarity. 33. Retaining walls over four feet (4') in height must be designed by a registered architect or engineer and be reviewed and approved by the City Engineer. 34. Retaining walls over thirty inches (30") in height that are located in pedestrian traffic areas or within thirty-six inches (36") of a public way walk shall be completely fenced along the top edge with a permanent fencing material. a. Attached to this memo is the City standard fencing material which should be referenced for all proposed fencing within the site, including the pet park on Sheet 5. Sheet 10: 35. Please provide a pavement section for the improvements on Hardwood Avenue. The pavement section should match the existing section of 5" bituminous, 8" of class 5 and 12" of aggregate backfill. 36. The pond liner should be installed to an elevation of 1 vertical foot above the NWL. Bolton & Menk is an equal opportunity employer. Hardwood Subdivision Plan Review Page: 5 37. Infiltration Basin: A media section should be provided within 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). 38. The detail for the Overflow Control Structure should conform to City Detail Plate STO-16. Sheet 11-12: 39. Add the following city detail plates to the plans: a. ERO-6 b. ERO-10 c. ERO-11 d. STO-16 e. STR-14 f. STR-17 40. Replace STO-4 with STO-6 since the sump is a catch basin manhole. 41. Remove STR-2 and STR-9. Sheet L1: 42. Provide a legend for the tree types and sizes. Stormwater: 43. HydroCAD: a. HydroCAD model results are provided within the Stormwater narrative report. Please include hydrograph plots within the HydroCAD report to show that models work without excessive instability. b. The HydroCAD model is simulating infiltration within the existing low areas (ponds) 113 and 2P. Each of these basins lies within the 10-year Groundwater Capture Zone so infiltration is prohibited. i. These areas should not be modelled for infiltration as they will not be maintained to do so. c. The HydroCAD model is simulating a Pond 2P EOF of 846.3 which doesn't match the grading plan contours which suggest the basin overflow is at elevation 850 +/-. i. As discussed previously in this memo, the depression EOF should be modified and the model updated. 44. Rational Design: a. The rational table incorrectly lists subwatershed R7 as draining to CB117. This subwatershed should be corrected within the rational table to contribute to CB116. b. CB 116 to CB 115 will need to be revised to include subwatershed R7, and pipe size or slope will need to be increased. c. R1 to CB 107 is missing values for CA & Q. Please check and correct this row in the table. Bolton & Menk is an equal opportunity employer. Hardwood Subdivision Plan Review Page: 6 d. Subwatershed 120 to FES includes a computed pipe velocity at the FES greater than 6 ft/s. Please reduce the outlet velocity to 6 feet per second or explain the circumstances that require excessive outlet velocities and describe the erosion control measures that will be implemented to address these velocities. Please ensure other flared ends on the project conform to this requirement. 45. Spread: Provide spread calculations for CBs 101, 102, & 103 to verify water will not pass structures and enter Hardwood Avenue during the 10-yr event. To assist with drainage, a high capacity catch basin per city detail STR-15 should be provided prior to Hardwood Avenue. 46. Skimmers: a. Wet sediment pretreatment ponds should include skimmers (Detail STO-16) at the connection to the infiltration basin. A skimmer structure should be installed at the outlet from the 1013 NURP pond to the 20P infiltration basin to prevent debris, organics, trash, hydrocarbons, oil & grease from entering the infiltration basin. 47. Pretreatment: Storm drains are shown to bring much of the site to CBMH 101 (with sump) which is located on the driveway between the 1013 wet sedimentation pond and the 20P infiltration basin. Although this arrangement provides a measure of pretreatment, it also short-circuits the NURP pond and allows flow into the infiltration basin without passing through the wet sediment pond. Better pretreatment would result if the storm sewer was first routed to Pond 1013 (wet basin). Please propose a new configuration that would route site drainage to the wet basin while also avoiding short-circuiting of both outlet structures. 48. Infiltration Basin: Include notes on the plans indicating how to stage construction and 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. 49. Soil Borings: Soil borings are required in the vicinity of proposed volume control BMPs. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings should extend a minimum of 3 feet below the lowest constructed elevation of proposed BMPs. a. A geotechnical report with soil borings is provided within the Stormwater Narrative, but the report needs to include the elevations of the ground surface at each boring. 50. Seed: Sheet L1 shows planned seeding areas for the site including the stormwater BMPs. Seed Mixes 33-261 and 35-241 are listed within the Legend on Sheet L5. Please also include this legend of Seed Mixes on Sheet L1. 51. Water Quality Analysis: The stormwater narrative report explains that the P8 model was used to analyze the site, and that proposed TP outflow loading rates will be less than (i.e., compliant with) the required 0.22 lbs./acre/year standard. If the storm drain alignments are realigned as described in the "Pretreatment" comment, please adjust the P8 model to simulate the infiltration basin as off-line by using a Splitter device within the P8 simulation between the NURP Pond and Infiltration Basin. P8 help includes the following description: Bolton & Menk is an equal opportunity employer. Hardwood Subdivision Plan Review Page: 7 Device Type - Splitter1 A flow splitter can be used to direct flows to either of two devices, depending upon the water surface elevation in one of them. To simulate an offline infiltration basin, for example, place a splitter upstream of the infiltration basin, referenced to the basin's maximum storage pool elevation. The "normal outlet" for the splitter would be the infiltration basin. When the basin's storage pool is filled and the critical elevation is exceeded, the infiltration basin would be bypassed, and the excess flows diverted to the splitter's "spillway" outlet. 52. The Surface Water Management Plan indicates: At the discretion of the City Engineer, post - construction testing of infiltration/filtration rates within stormwater basins will be required, or post -construction records of water level measurements within stormwater basins will be required, to verify that design infiltration/filtration rates and drawdown periods will be met." Post construction testing of the infiltration rate and drawdown period will be required. 53. Models: Please note that digital copies of the final version stormwater models and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the City once the review and revision process is complete. 54. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required. 1 http://www.wwwalker.net/p8/v35/webhelp/p8HeIpWebMain.html (accessed April 2021) Bolton & Menk is an equal opportunity employer. Weber Oppidan Development Layout - Hardwood Avenue Turn Lanes T BOLTON City of Cottage Grove April 2021& M E N K ----------------- ------------ ----------------------------- ------------------------------ --r-----------------_=_-==sa=a_a - - �- - ---=EEE- ------------------------------- _--- -- -asa- --------------- m3 P w -==-- --------------------------------------------- - I 24' I R�qA q 5 � I � m � I a o pnx g m \ I HORZ _-E FEE. x �- R224 R2 6" 11%" T 0 Varies With Height Standard Heights 3', 3%', 4', 5', 6' 36" Min. ' Footing Depth 8' O.C. Nom. -1 31%6' TYPICAL 0 NOTES: 1.) Post size depends on fence height and wind loads. See MONTAGE PLUS- specifications for post sizing chart. 2.) Third rail required for Double Rings. 3.) Available in 3" air space and/or Flush Bo most heights. RAKING DIRECTIONAL ARROW Welded panel can be raked 30" over 8' with arrow pointing grade. MONTAGE PLUS" RAIL 1 16' E-COAT COATING SYSTEM Base Material Uniform Zinc Coating (Hot Dip) Zinc Phosphate Coating Epoxy Primer Acrylic Topcoat COMMERCIAL STRENGTH WELDED STEEL PANEL PRE ASSEMBLED PROFUSION"WELDIN, No exposed welds, Good Neighbor prc appearance on both DOUBLE RING Adornament option 1 2" MONTAGE PLUS"Rail (See Cross- Section Below) Post 2%2 Ox 16ga. O %"O 18ga Picket Bracket Options 1V Y1Specially formedhighstrength architectural shape. LINE BUULLVAKU UNIVERSAL BUULEVARll FLAT MOUNT BRACKET BRACKET BRACKET s Bx114 Bx 112/117 Bx111 Values shown are nominal and not to be used for installation purposes. 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