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HomeMy WebLinkAbout2021-06-28 PACKET 06.2.STAFF REPORT CASE: ZA2021-047 & PP2021-048 ITEM: 6.2 PUBLIC MEETING DATE: 6/28/21 TENTATIVE COUNCIL REVIEW DATE: 7/21/21 APPLICATION APPLICANT: KLC of Willmar Inc. REQUEST: A zoning amendment to rezone approximately 17.6 acres of land from AG-1, Agricultural Preservation, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat for a residential subdivision to be called Rolling Meadows, which will consist of 41 detached single-family homes and 3 outlots. SITE DATA LOCATION: East of the Parkview Pointe subdivision, south of the Woodbury border, and north and west of South Washington Watershed District property ZONING: AG-1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Woodbury/SWWD Woodbury/SWWD EAST: SWWD Parks/Open Space SOUTH: SWWD Parks/Open Space WEST: Agricultural & LDR Low Density Res SIZE: DENSITY: 17.6 acres 2.33 units RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove and Prosperity Meet COTTAGE GROVE PLANNING DIVISION here Pride Planning Staff Contact: Mike Mrosla, Senior Planner; 651-458-2825; mmrosla(o)_cottagegrovemn.gov Application Accepted:. 6/2/2021 60-Day Review Deadline: 8/1/2021 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Rolling Meadows Planning Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Proposal KLC of Willmar Inc. is requesting approval of a Zoning Amendment and Preliminary Plat on 17.6 acres of land located south of the Woodbury Border and to the east of the Parkview Pointe devel- opment. The property is currently zoned AG1, Agriculture Preservation. The Applicant is propos- ing to rezone the subject site to R-3, Single Family Residential, with a Planned Unit Development (PUD) and to plat 41 single family lots. • Al' - Review Schedule Application Received- June 2, 2021 Application Accepted- June 16, 2021 Planning Commission Meeting- June 28, 2021 60-Day Review Deadline- August 1, 2021 Tentative City Council Meeting- July 21, 2021 120-Day Review Deadline- October 14, 2021 Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 2 of 17 Background Site Conditions The 17.6-acre parcel is currently tilled field with no existing trees or structures. 2020 Aerial Photo Neighborhood Meeting The Applicant held a neighborhood meeting on June 18, 2021. Notice of the neighborhood meet- ing 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 early planning stages of the proposed project. Four property owners attended the meeting and raised no concerns with the proposed develop- ment. Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by Westwood Professional Services and are dated 06/02/2021. Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 3 of 17 Rezoning and Comprehensive Plan The subject property is currently zoned as AG-1, Agriculture Preservation, and is guided as Low Density Residential in the 2040 Comprehensive Plan. - HO` D—h ...ergo - C­ �M.W IIN ww w .11Nnoc]00 a .�w.wo rooeol. ] rwaq � ndcis...+titrc y+c.rlval ' 0.0 C Sp� - OW Cow sv.«v.d ►w..a w.a J op— wol« SMI oM tolooe Apnldw.�. Land Use Zoning R3 - Single Family Residential DUD- Planned Unit Development 2040 Comp. Plan Land Use and Proposed Rezoning The Applicant is requesting to rezone the subject property from AG-1, Agriculture Preservation, to R-3, Single Family Residential, with a Planned Unit Development (PUD) Overlay, which would be in accordance with the long-term growth plan for the parcel. Low Density Residential allows for 2 to 4 units per acre density and the Applicant is proposing 2.33 units per acre. The proposed preliminary plat and the land use map from the 2040 Comprehensive Plan are consistent in the following ways: • The Land Use Map in the 2040 Comprehensive Plan identifies the future land use devel- opment of the subject property as low density residential land uses. The Applicant is proposing single-family lots for the subject property, which is consistent with the 2040 Com- prehensive Plan. • The proposed density of 2.33 units per acre is consistent with the 2040 Comprehensive Plan. • The proposed trail is consistent with the 2040 Comprehensive Plan's Planned Recreation Trail Map. • The proposed development helps provide the city with a diverse mix of housing types that are needed to serve all income levels and stages in the life cycle. • The proposed preliminary plat and grading plan are consistent with the low -density resi- dential land use designation for this area. Preliminary Plat The preliminary plat, as proposed, depicts a logical development of a viable property given the adopted performance standards of the zoning district. The proposed plat consists of 41 single Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 4 of 17 family homes. The PUD allows for deviations to the minimum lot size and setback requirements. The preliminary plat is detailed below. rreiirninary riat Planned Unit Development The Applicant is requesting PUD flexibility on the following zoning performance standards as shown in the table below. Standard Proposed Zoning R-3 Rolling Meadows R-3/PUD Minimum Lot Area 10,000 sq. ft. 9,142 sq. ft. Minimum lot width 75 feet 70 feet Minimum side yard setback House 7.5 feet 7.5 feet Minimum front yard setback 30 feet 25 feet The requested PUD flexibility is consistent with the approvals for the Parkview Pointe and North - wick Park developments. The R-3 requires a minimum of 10,000 square feet and the Applicant is requesting a minimum of 9,142 square feet. However, the average lot area for the development is 11,955 square feet, which exceeds district standards. The Applicant is requesting a minimum lot width of 70 feet instead of the required 75 feet. Besides the requested flexibility above, the proposed development meets R-3 zoning district standards. Development The Applicant has indicated they would like to see a variation of two (2) or three (3) different custom home builders within the development. They have not yet solidified the builders that would be involved within the development but have noted the anticipated home price to be $700,000 plus. The proposed development will not have a homeowner's association (HOA). Since the development will not have a HOA, the landscaped roadway island is going to be removed in the final plans. Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 5 of 17 Access Access to the proposed development is provided through the Parkview Pointe development via 63rd Street South, which will be extended to serve the proposed development. 63rd Street and surrounding streets are designed to accommodate the additional trips. Proposed Temporary Trail Access Proposed 5' Existing 5' Sidewalk L1 .. Sr�e'et'SfoutihJ Street e. %V1, SWWD Transportation Plan �I Sidewalks and Trails The subject site is surrounded on three sides by South Washington Watershed District (SWWD) property as shown below. The SWWD property consists of stormwater features and DNR pro- tected natural landscape. The DNR Metro Greenway Easement prohibits construction of struc- tures and hard surfaces. In addition, the SWWD is proposing an interpretive learning area with natural surface walking trails within the DNR easement and constructing a pavilion and amphitheater (Attachment A). The proposed development plan includes an eight -foot wide bituminous regional recreation trail located adjacent to SWWD. The Applicant is proposing to construct a temporary trail connection to provide access to the trail from the development as shown above. The final trail access location will be determined when the property to the west develops. The proposed trail will have future Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 6 of 17 connections to soft low impact trails as part of the SWWD Glacial Valley Interpretive Area and a trail connection to the south is anticipated with the construction of the community park located on Ravine Parkway (the trails are shown on Attachment A). The proposed trail is consistent with the 2040 Comprehensive Plan's Planned Parks, Open Space, and Trail Plan map. The Applicant is proposing a five-foot wide sidewalk that will connect to an existing sidewalk stub from the Parkview Pointe development along 63rd Street South. Figure 5-5: Planned Parks. Open Space. and Trails b,V �rN•�..1 '-.._.._.._.._i _.._.._.._.......... 4.... ._.._.._.._ .r ................ _.._.._.t Planned Parks, -"'""" i✓ Open Space and Trails j ')--portaion Trali •�\ _- • - 1_.—.�.r' __-{��d`i 1 t ' 1 .:-'.a Siaewak r,�1� ;:-�� �`,��c..s•r.: <.......� ----2010 PI-0 Rec•lot—'a:J irpi .. p�, -^ _ ,.i•: o �. r ---- 2040 Planned Trod Tro r'—cenvaGeenwvyRegional Tra ,�''. ►��•���� .• .>^s.t .11 i:i"�•ii�5ii+ItJ11N ■ ■ N Prone V� Repipna iron Seam Conloa :11M &ft upp, River Tral 0&.—y "'• n • _ \. / • • Sron �♦ 1 MetrH n CamN lid 1 RBTN C r Metrn Ctluncl Tier 2 RB L• City ay 1 I .ar• sr s F 1 - Con,nvwy Po' •t •r County Pak ~ •� - Nepnbodvoo Pon,_..�"�a. f`i r -�� _ _ _ _ _ _ _ 1 Open $ooce l - $ _ ' r `�•'�• 6 1 Recreaonal FOcity ! ••I N/, y •r 1� ♦♦1 I 1 C1 -_ - -_'OOn ii t: - ---5 .-♦-^Ie♦ 1 .ta{IEO,iLi "Yj 'tale Scientific Ono Nava An!Ot � ♦ j ��✓/ Pbnnea PatSiOpen Open Water i y ,h % � •- lion Sri "_--r�•r_-� y ........... _ • - --.._.._.i JTTAGE GROVE COMP-. - PARKS AND OPEN SPACE 2040 Comprehensive Plan — Planned Parks, Open Space and Trail Plan Map Park Land and Open Space A minimum of 10 percent of developable area shall be required to provide residents with public recreation facilities including parks and open spaces as a part of development projects per City Code Title 10-4-3. No neighborhood parks are identified for this area as the proposed project is adjacent to SWWD Glacial Valley Interpretive Area and in close proximity to the future community park on Ravine Parkway as shown above. However, the 2040 Comprehensive Plan's Planned Parks, Open Space and Trail Plan map does show a regional trail section on the subject property as previously discussed. The proposed trail will be in a 20-foot wide outlot and dedicated to the City as a portion of the required park dedication and the remainder will be cash in lieu of dedication land. The Parks Director has identified the required locations for the park and open space markers. These markers are to be installed prior to issuance of a building permit for those lots abutting park and open space. Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 7 of 17 KUM. IN VM—M Park and Open Space Markers 4N 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 Tree preservation and mitigation is not required as the site has no existing trees. City Code Title 11-6-5 requires a minimum amount of landscape plantings to be installed as a part of development projects within the City. These required plantings include boulevard trees, building perimeter plantings, and landscape requirements. The project will include 41 boulevard trees that that are identified on the City's boulevard tree planting list. The landscaping plan shows the required four 4 trees per lot or 208 total trees. In addition, each lot shall have 10 understory shrubs. L.aiiuscaNuiy rian Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 8 of 17 Stormwater Management Plan Storm sewer will be extended from streets within the development to the stormwater basins pro- posed on the west and south side of the development. Outlots A and B, which are proposed as storm basins, will be required to be deeded to the City for future maintenance. The proposed basin areas require access points, which are to be a minimum of 20 feet wide to allow for maintenance of the infrastructure in the future. The preliminary stormwater management plan and wetland de- lineation was submitted and reviewed by the City's engineering staff, and their comments are included in a plan review letter dated June 24, 2021. The developer's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater storage basins and drainage. 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. The Developer is proposing to mass site grade the develop- ment. 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. The preliminary grading plan was reviewed by the City's engineering staff, and their review comments are included in the June 24, 2021, memorandum. Additional grading review will be required upon submittal of final grading and utility plans for the site. Utilities The property is currently located in the Metropolitan Urban Service Area (MUSA) and has public utilities available for service connection. The installation of the on -site utilities, roads, and sup- porting infrastructure will be privately designed and constructed to meet City specifications. engi- neering memo dated June 24, 2021. Public Hearing Notices Public hearing notices were mailed to 34 property owners who are within 500 feet of the proposed subdivision and published in the St. Paul Pioneer Press on June 16, 2021. Staff has not received any comments. 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 the subject property from AG-1, Agriculture Preservation to R-3, Single Family Residential, with a Planned Unit Development. B. A preliminary plat for a residential subdivision to be called Rolling Meadows, which will consist of 41 lots for single-family homes. Approval of the preliminary plat is subject to the following conditions: Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 9 of 17 General Development 1. The developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the developer and City staff. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 3. The applicant 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. 4. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated June 24, 2021, subject tc modifications that are agreed to by the developer and City Engineer. All comments shall be adopted herein by reference. Platting, Land Dedication, and Easements 5. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by Planning staff, shall require review and approval by the Planning Commission and City Council. 6. The final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the develop- ment agreement. 7. The final plat must be recorded with the Washington County Recorder's Office before any building permit can be issued. 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. All outlots shall be deeded to the City at the time of recording of the final plat. 10. All conditions of the Ravine Parkway assessment waiver must be addressed at time of sale of the property and prior to the recording of a final plat. Construction and Gradi 11. A grading permit and financial guaranty is 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 Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 10 of 17 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. The Developer shall be responsible for constructing the trail segment through the remnant parcel to Parkview Pointe. Lot Performance Standards 17. The architectural standards of the homes shall be consistent with the following: a. The minimum attached garage floor area for dwellings shall be 440 square feet. b. Architectural design is required on all four sides of the principal structure. c. 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: 25 feet b. Side (house): 7.5 feet c. Side (garage): 7.5 feet d. Rear: 35 feet 19. Additional home styles and floorplans that meet the intent of the PUD may be offered sub- ject to administrative review and approval from City staff. 20. Minimum single-family detached lot width shall be 70 feet at the building setback. 21. Once a house plan is approved for a given lot, no identical house plan may be constructed on the five lots surrounding it; i.e., the lots adjacent on either side, the lot most directly across the street, and the lots adjacent to the lot most directly across the street. Utilities Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 11 of 17 22. The Developer is responsible for providing the necessary easements and costs associated with road and utility improvements serving the site. All drainage and utility easements, as recommended by the City Engineer, must be shown on the final plat and dedicated to the City for public purposes. 23. The water utility plan shall conform to the City's water supply and distribution plan. 24. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 25. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 26. The developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). RtraPtc 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. Future road connection signs shall be provided at the future road access point in the north- ern portion of the development. Landscaping and Irrigation 29. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 30. 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. 31. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 32. Landscaping shall be installed as approved meeting the City's Zoning Code minimum land- scape standards unless reviewed and approved in writing by Planning staff. 33. Four trees and ten shrubs shall be installed within each lot per ordinance. Surface Water Management 34. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation, and three feet above adjacent pond high water levels. Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 12 of 17 35. 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 36. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. 37. 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. 38. The developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlot A and B. 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 is out- lined in Bolton & Menk plan review letter dated June 18, 2021. 39. 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. 40. 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. 41. 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. 42. 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. 43. 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 — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 13 of 17 44. Developer will be required to conduct all major activities to construct the public improve- ments during the following hours of operation: Monday through Friday Saturday Sunday 7:00 A.M. to 7:00 P.M. 9:00 A.M. to 5:00 P.M. Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. 45. 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. 46. 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. 47. Upon acceptance of the public improvements by the City Council, all responsibility for the improvements must be assumed by the City, except that the developer is subject to a one- year warranty on the construction of the improvements from the time of acceptance by the City of all public improvements. 48. 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. 49. Upon completion of the work, the Developer shall provide the City with a full set of as -built plans for City records and transmitted to the City in a DWG Autocad format and pdf format. Developer must also furnish the City with a pdf format of the final plat and four prints of the recorded plat. If the Developer does not provide as-builts, the City will produce them at the developer's expense. Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 14 of 17 50. 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. 51. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for model homes as noted in the developer's agreement to be approved with the final plat. An unobstructed gravel surface road extension from a paved street sur- face to the proposed model home's driveway. 52. No additional building permits beyond the model permits as noted in the developer's agree- ment will be issued until such time as adequate public utilities, including street lights and streets, have been installed and determined to be available to use. The City will require that the utilities, lighting, and street system have been constructed and considered opera- tional 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. 53. 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. 54. 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. 55. 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. 56. 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 Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 15 of 17 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. 57. 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. 58. 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. 59. 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. 60. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 61. 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 received in writing from the City Engineer. 62. The Developer must provide to the City an irrevocable letter of credit for on -site improve- ments to ensure that the developer will construct or install and pay for the following: a. Paved streets b. Concrete curb and gutter c. Hard surface driveways d. Street lights e. Mailboxes f. Water system (trunk and lateral) and water house service stubs g. Sanitary sewer system (trunk and lateral) and sanitary house service stubs h. Storm sewer system i. Street and traffic control signs/signals j. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 16 of 17 k. Adjust and repair new and existing utilities Trails and sidewalks m. Erosion control, site grading and ponding n. Surveying and staking o. Stormwater basin, and open space boundary markers p. Landscaping These improvements are all in conformance with City approved plans and specifications and will be installed at the sole expense of the developer in conformance with Title 10, Chapter 5 of the City Code; or if in lieu of the developer making said improvements, the City proceeds to install any or all of said improvements, under the provisions of Chapter 429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the amounts provided, upon the ordering, for those public improvements so undertaken. The Letter of Credit must have the same expiration date as the Developer's contract. The bank and form of the security is subject to the reasonable approval of the City. The security shall be automatically renewing. The term of the security may be extended from time to time if the extension is furnished to the City at least forty-five (45) days prior to the stated expiration date of the security. If the required public improvements are not com- pleted, or terms of the Development Agreement are not satisfied, at least thirty (30) days prior to the expiration of a letter of credit, the city may draw down the letter of credit. The City may draw down the security without prior notice for any default of the Development Agreement. The minimum amount for this financial guarantee will be included in the devel- opment agreement. 63. The Developer must post a cash escrow with the City's Finance Director to cover engineer- ing, legal, and administrative costs incurred by the City. If this non -interest -bearing account balance becomes deficient, the Developer must deposit additional funds. This must be done before final bonding obligations are complete. This escrow amount will be included in the development agreement. 64. The Developer must post a cash escrow with the City's Finance Director to cover engineer- ing costs and other City services, expenses, and materials provided in reviewing and pro- cessing of the final plat, including but not limited to staff time, legal expenses, office and field inspections, general inspections, and all other city staff services performed. This es- crow amount will be included in the development agreement. 65. Temporary parking during construction shall be permitted on only one side of the street. 66. The park dedication requirements will be satisfied upon dedication of the outlot that con- tains the regional trail and payment of the remaining cash in lieu of land dedication as detailed in the development agreement and at the time of recording of the Final plat. Planning Staff Report — Rolling Meadows Case Nos. ZA2021-047 & PP2021-048 June 28, 2021 Page 17 of 17 Prepared by: Mike Mrosla Senior Planner Attachments: A. 2017 SWWD Glacial Valley Interpretive Area Master Plan Final Concept B. Preliminary Plans C. Engineering Review Memorandum 6/18/2021 M AST E R P LA N Attachment A SOUTH WAS ST1I L VALLEY INTERPRETIVE AREA I Sum- R PRELIMINARY PLANS FOR PLAT, GRADING, UTILITIES, AND LANDSCAPE FOR ROLLING MEADOWS COTTAGE GROVE, MN PREPARED FOR: KOOSMAN HOMES 2320 E. HWY 12, SUITE 1 WILLMAR, MN 56201 CONTACT: DAN KOOSMAN PHONE: 320-235-7440 EMAIL: KOOSMANHOMES@GMAIL.COM PREPARED BY: Westwood Phone (952193➢-5122 14➢81 Mi eeeWM1er�rive, Suite p390 Far (s52193]-5toek.,a, MNMN 55343 TOII1— (888)931-5— 59 wertwoodps.com Westwood Professional Services, Inc PROJECT NUMBER: 0032102.00 CONTACT: CORY MEYER cuFFT imnry Sheet List Table SHEET NUMBER SHEET TITLE 1 Cover 2 Existing Conditions Plan 3 Preliminary Plat 4 Overall Grading & Erosion Control Plan 5 Preliminary Grading & Erosion Control Plan 6 Preliminary Grading & Erosion Control Plan 7 Preliminary Utility Plan g Preliminary Utility Plan 9 Street Profiles 10 Details 11 Details 12 Details 13 Details 14 Overall Preliminary Landscape Plan 15 Preliminary Landscape Plan 16 Preliminary Landscape Plan Attachment B SITE 63rd St. S ~yR v Vicinity Map NO. DATE REVISION SHEETS PRELIMINARY PLANS OR PLAT, GRADING, UTILITIES, AND LANDSCAPE FOR ROLLING MEADOWS COTTAGE GROVE, MN N ITIAL SUBMITTAL DATE: 06/02/2021 SHEET: 1 OF 16 —ESHED DISTRICT ATERSHED DISTRICT�.J/ PROPERTY 48 Hours before digging, 811 or ca11811.com LEGAL DESCRIPTION PER PURCHASE AGREEMENT c�om That pan of the West one -Half of the Northeast quarter of Seniors 3, Township 27 North Range 21 West, Waahngton County Minnesota de f 1 no M1Wne of sa q a e q f d f f fbg fhld q g q st q '. d'slanceof TTB6feett,thepotofb,gnnng. 3643 ance of 20l. t ence S410236 Wa43 \\ G PT That pan pane prerm�ary aeaenbed parcel, rrn'mh ne: apwhedy pane eaatedy even:ion of me none nne of th the spNh 25 feel of Lot 6, Block 6, PARKVIEW POINTE, WesMngtpn County, Minnesota. �� rt b .nab I I n��1 f GENERAL NOTES: mnwaaene mepedwit hebfneftitle ddltipnl adfer bra y othe,than th— h—nhesW I—ALLupp rceiptV pm—ntP,anattemevatalePpinipn, Be rings shown are on Washington County datum, \ LEGEND \n,\ STORM MANHOLE ® CATCH BASIN (} HYDRANT SIGN u rin, BOUNDARYLINE — — RGHT OF WAYLNE --— OT NE S ME TLNE SECTIONLINE BEEN OPTIC PENCE NE CURB &GUTTER CONCRETE SURFACE —BITUMINOUS SURFACE 0 GRAVEL SURFACE 0 WETLAND A_ . FOUND MONUMENT (SEE LABEL) Bg' o Bg' 160' 24g' NOT FOR CONSTRUCTION Irvlr 11/02/021 eresar nrwsrx SHEET NUMBER, PREPARED FOR: ns Mvwsscrsu Westwood 2 QI,I KOOSMAN HOMES o`M"anaEaanNnEarnEawpr ROLLING MEADOWS v EXISTING CONDITIONS of o Wy,23 ITE PLAN 16 r< sc o WLLMAR, MN -DI prs.. 06/02/2021 u<wss No COTTAGE GROVE, MIN �1Xm°"ePe°ntl9ivYq Inc PROJECT NUMBER: 0032102,00 CATS 06/02/2021 LEGAL DESCRIPTION PER PURCHASE AGREEMENT rt of the West One -Half oithe Northeast Quarter of Secion 3, Township 27 Nonh Range 21 West, Washingto Co my, Minnesota,d--IPed as follows, thsf puarter of saitl Section 3; thence rt puarter, a a of saidhNonheast querlaree tlistance of 1I24,1h, tothe pain ofbeg50ning of the lentlato sf puarter; fhencs stpuarteIB Peih feet thence S20'2241"E a tlistance of 223.80 feet thence S31°16'4]"E a tlistance of 105.48 feet thence dlslan0'e ofE]]4,IB6afeet to the point of beglnning6°36 43 W a tlistance of 20].35 feet the— 41°02'56"W a EXCEPT rl of the previously d.,dbed parcel, which lies southerly of the easterly extension of the north line of the —h 25 feel of Lot 6, Pl Nk 6, PARINI EW POINTE, Waahing- County, Minnesota, SITE DEVELOPMENT DATA • PROPOSED ZONING'. R-3/PDO • GROSS SITE AREA. 17.591AC O-WL AREA OF PONDS 2,3B AC • NET SITE AREA, 15,21 AC DEVELOPMENT SUMMARY 70SINGLE FAMILY. 41 LOTS • PARD EDICATION: 1,]9 AC SOUTLOT P LESS HWL & 20' TRAIL CORRIDOR) • PROJECT DENSITY, GROSS UN% C NET. ±270 UN% C Ca1148 Hours before digging, 811 or ca11811.com �a TYPICAL SINGLE FAMILY (SF) LOT DETAIL DEVELOPMENT NOTES OUTLOT TABLE 1. ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT, OUTLOT USE WNERSHIP GROSS AREA 2. ALL AREAS ARE ROUN DED TO THEN EAREST SQUARE FOOT. 3. STREET NAMESARE SUBJECT TOAPPROVAL BYTHECITY. 4 DRANAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED, DRAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED OVERALL PUBLIC UTILITIES. 5. STREET WIDTHS ARE SHOWN FROM BACK OF CURB TO BACK OF CURB, SITE LEGEND LOT STANDARDS STANDARD 70'SINGLE FAMILY "Al 11 DINT 11 60' 0' 60' 120' 1S. NOT FOR CONSTRUCTION Irvlr 11/02/2021 SHEET NUM PER, PREPARED FOR: Westwood 3 �ISI sxsnnssarMwuswn sscruuosasxsuw KOOSMAN HOMES �wNa ROLLING MEADOWS PRELIMINARY PLAT o` r< s< 1 o s WLLMARMNB-1 rs..06/02/202111—FNo, 269]1 COTTAGE GROVE, MN ew,. �.� 16 PROJECT NUMBER: 0032102.00 DATE, 06/02/2021 3 z 2 0 Ca1148 Hours before digging, all or callallcom GRADING & DRAINAGE NOTES \ \ \ 1 ALL CONTOURS AND SPOT ELEVAT ONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADES \\ ° / UNLESS 07H:RWISENOTED, 11 OWED OTHERW SE NOTED ALL MATERIALS CONST, TECHN QUES AND TESTING SHALL L CONFORM TO THE CTYOF COTTAGE GROVE S STANDARD SPECIFICATIONS FOR STREET& E SHEET 6 v , I UTILITYCONSTRUCTION \off { \ I `-� / 3. RTO THE SITE PLAwaecoaD PLAT FOR MOST CURRENT HORIZONTAL srEp MENsolvs `� Arvo uFvouT, �� \ \V 4 THECONTRACTOR SHALL VERIFYTHE LOCATION AND ELEVAn ON OF EXISTING UTILITIES AND PHI CAL FEATURES WITH THE OWNERS AND HELDNERIFY PRIOR TO CONSTRUCTION, f- HECONTRACTOR SHALL I MM EDIATELY NMI FY THE ENGINEER OF ANY DISCREPANCIES OR I ONS FROM PLAN. 1 5. ALL CC NSTRURION SHALL CONFORM TO LOCAL RULES, 5 POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED ATALL TIMES, I \ �N, EROSION CONTROL NOTES 1. ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE NPLACE PRORTOANY / \ EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND GOVER HAS BEEN ES'TABL SHED EXISTING SILT FENCE ON -SITE SHALL BE MAINTAINED AND OR xT OVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRAD NG CONTRACT, TSOF EXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CON DITIONS WITH RESPECT TO EROSION CONTROL. TEMPORARYPONDING, DIKES, HAY BALES, ETC, REQUIRED BY THE CITY SHALL BE INCIDENTALTOTHE GRAGINGOONTRACT. ` \ 1 \ 1 l \ 2 ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANEDATTHE END OF EACH a �a� r ` \ WORKINGDAY, AROCIKENTRANCETOTHE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS, 1 �We\\ ~\ \ 3, REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOILDISTURSANCE IS \ FEETOFSURFACEWATERS REDUNDANT SEDIMENT CONTROLS COULDINCLUDE. \ 1 \ \ TNOROWS OF SILT FENCE (SEPARATED BYBFEET); OR WITHI FENCE AND ATOPSOIL BERM (STABILIZE BERM WITH MULCH); OR 3 `\\ 33.NSILT FENCE AND FIBER LOGi; OR 34. TOPSOIL BERM AND FIBER L005 (STABILIZE BERM tMTH MULGH), 4 REDUNDANTSEDI MENTCONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEET \ \ !;�� \ .1� ���UUU �✓ \ `` \ OF THE SURFACEWATER, ar<o�T�T��ATIo� ��� v A �'� ow,IwwFABBow 99 Lnrn'oNeu 11 s 1\\ o e e3a .PoAoPoa SEE SHEET �rC RI No�Er�TI-RIL KN I v vr ' . �� �oeA. ��EOBB ��E�rw�BE�Aro� o_FULL FOIaTEBEN«�oNTBEB�R�ROUND aAOEATTZEIN PooToTETo OPoa o / N�MaEwo�a,«.,r�.rr�E�.�EI,�000Eo ���a�C�e N oso TYPSICAL LTED OTo�GD25A�o lFQ gg NOT FOR CONSTRUCTION Irvlr 11/02/021 ercFxr nrwrrx xEoev ME SHEET NUMBER, PRE PARED FOR: nx MvwxEcrsu rinMn Westwood Ii IEI KOOSMAN HOMES na.o M;NNEI� ROLLING MEADOWS Z_ was. v OVERALL GRADING & /{ of Q o a WILLMARVY MNSUITE1 oe/oz/zDz1,I<,„„„o alzs ew I. EROSION CONTROL PLAN 16 COTTAGE GROVE, M N PROJECT NUMBER: 0032102.00 CATS 06/02/2021 SILT FENCE Rnl 1 1 r C 1 GRADING & EROSION CONTROL LEGEND — — — — PROPERrvuNE SOIL BORING LOCATION �'�-- —980— INDEXCONTOUR —I,— —982— INTE RVALCONTOUR xnca * 90P00 SPOT ELEVATI ON HP/LP HIGH/LOW POINT EGo,g CL-CL CL-CL ELEVATION CL-CL FLOWDIRECTION `LBW-XXX,XX TOPANDBOTTOM OF RETAININGWALL wxx E.D — -0. EMERGENCVOVERFLOW PROPOSED STREET PROFILE GRADE 1.-41 STORM SEWER ✓Y✓+ry 9'✓ti RELINE TREE PROTECTION FENCE RETAININ GWALL(MODULARE Iq —_— GRADINGLIMITS :r SILT FENCE — •max — SILT FENCE -POST GRADING +an VY DUTY SILT FENCE REDUNDANT SEDIMENT CONTROL O O PROTECTION O„rnp.� EROSION CONTROL CHECKS/BIOROLLS ROCK CONSTRUCTION ENTRANCE EROSION CONTROL BLANKET TURF REINFORCEMENT MAT POND NORMAL WATER LEVEL WETLAND LINE 0 WETLAND BUFFER ® GONE ACCESS MAINTENANCE BENCH 0— WELLANDBUFFER LIMITS WELLAND BUFFER MONUMENT DND DO NOT DISTURB B —IIHwF�1— BB �Ar eaa Loocovr ,O A'_7.1C E000v ` $ $ AT C.114S HP,,,b,f— digging, 811 or call811.com 0 O Q 2 1 Irvlr 1111112021 SHEET NUM PER, PREPARED EOR: Westwood PRELIMINARY GRADING 5 QIFI rxE:rarEo�MINNE:m> INEEw�NOEwrxEa KOOSMAN HOMES 0.pfE551p ROLLING MEADOWS Z &EROSION CONTROL of r<sc aos WILLMAR,MNS6zo1 IF0610212021s1<IINGN. 41257 COTTAGE GROVE, MIN SUITE 1"`n'm°"^"'°wa'"�'^� PLAN 16 PROJECT NUMBER: 0032102,00 1 CATS 06/02/2021 �_ \\GRADING & EROSION CONTROL LEGEND C.11 48HP,,,bero,S dgg,g SED 811 or call811com PO SOIL BORING LOCATION ti ---Ll-- --- HCONTOUR P -6� — \ \ I INO 6NTERACONT 0 UR I 190000 SPOT FLEVATI ON HP/LP HGH/LOWPONT `OOCpO A ' 900,00 CL CL EL —ION \ FLOWORECTON 1111 � I1111 � A 6y I ~Qw TOP AND BOTTOM OF RETA N NG WALL '0, —0. EMERGENCY WERFLOW _ \ I PROPOSED STREET PROFILE GRADE SILT FENCE O'VPI 9 - i/f STORM SEWER W )TREE LINE 1 \ \ \TREI PRO FICTION FENCE \SI IT FEN CE III \ \ \ \ RETAIN IN G WALL(MODU IAR SLOCIq DEAD I NO LIMITS SLTFEIN ��"" / �, _+II b 0 r \ V _\' '=`1 \ \\ II •�"R SILT FENCE51 LT GRADING VY DUTYYSILT FENCE 9\]6O REDUNDANT SEDIMENT CONTROL O O LETPROTECTION EROSION CONTROL CHECKS/BIOROLLS LII I ' I ROCK CONSTRUCTION ENTRANCE iEROSION CONTROL BLANKET m TURF REINFORCEMENT MAT POND NORMALWATER LEVEL / I I WETLAN AND F u TLA D BUFFR POND ACCESS EMA NTENANCE BENCH POST S°TETCET ON \a D I ' 0— — WETLAND BUFFER LIMITS NT"' WETLAND MONUM ENT DND DO NOT 99 f 4 0 3 �8 I L0 9s.� r<ooaL�„roP „T OoORADI � , � -- _�, -- A I l I -r F �r �O �OLAr A bE0 a. MLLN�r•Lo�aE�°Arlo w N7IL I ILF f 1 r a' ��o a of AEo o f .� o ° N„TTxELooP Lo 71EFFORTPaoLN° FI'll �EF ooa. \ A\ \ \ FOEArrxrLo�FOUrrorxE•BORTsaoU°os�OEArTxE'A A' ra. °o �o M POST CONST RUCTION I \+{ ss \ sn A A \\ 1 LTFENCE Pl _ I \ -- � ,-, \ � �� N�MaLwP�aLa.:r�.rr�L��,LI,�P••Lo �L�ae<�e. t� rN aHA AHoA I AN IT o�vLa SILT FENCE (TYPI \ vlA TYPICAL LOT suss s' o \ 4 =50 SILT FENCE O'VPl OU O ITLET=903B1 i P 10' 10O' 150' HG'J L=9O56 \ ✓ 1 l \ N, a\ -- - NOT FOR CONSTRUCTION o Irvlr 11/02/2021 SHEET NUM PER, PREPARED FOR: Westwood PRELIMINARY GRADING 6 QIfI rxL:rarLo�MINNL:m> INLLw�NOLwrxLa KOOSMAN HOMES �•aPL„IP ROLLING MEADOWS Z �,,, &EROSION CONTROL of r<sc aos wIILMARMN56z01 F0610212021LICENIFNo 41257 COTTAGE GROVE, MIN SUITE 1"`n'm°"^"'°wa'"�'^� PLAN 16 PROJECT NUMBER: 0032102,00 CATS 06/02/2021 w z 0 III III III III III EXc7 EX. 8"\pIM , /— — — — — — I � \ \ zo iNl � vvv}vvv`C_ IDEPTH-130 223 T-8 PV C 0ED c � moo \ 0 � y , \ CB n V -14OUTLET � �� �21 to v \ c-501zt (M-a- IIirv11 = Eor=9115 \ RS � v � - - - - - 1"IT rSDR 55 @T ElUl / ' I6=913D5 IIPBC� 7 IM 1 1 (E)� .DGV,TYPBE Er js q • � 11 I 11 I \ \ v v A \\\ HYD mPa CBMH-T9 \\ \CBMH-80 f \ -82 � a I / �cBMH-83' \ \ H"I HAoPg \ tea` 2COX, TE-911255 W \ IE=90030(NE) DEPTH -1 (SK9 i -125 j v 10 i T FIE _ \ e� WC IDI11 I OAOYo H MH-6a — --- B 63 F 1. I[=C996C �J � SO ITYP,1 IDCPTI9,11 (50 )\ 0"OFWM STRM RCP \ _ CONNECTTO� - — - — �SDR 35 IARY r ^\ \ 0-3' MANHOLEr----- I 11 \\ R E=911� \ \ N \\ \ DEPTH-113\5 1 \ \ S II II 1.1 M.10W \ \ H RE=910.9C \ an A 11 II IF=CF B99091NE) \ \ \ — — — 1 IDEPTH 991WI \ \ =11.9 11 \\ 1 \\ L----__J L-------J L-----_--- L--� 00 STN1H-61 PON L BC- TI1961 — — — � F=9055a86 FES-52 0 C OCS-51 ri 0 •�FFS-50 Ca1148 Hours before digging, 811 or call811.com .—P, 'PlI, a UTILITY LEGEND O PROPOSED SANITARYSEWER STORM SEWER RMAIN "^� ��? HGRAIN TILE YDRANT GENERAL UTILITY NOTES 1 THE FOWNER CONTRACTOR SHALL ANY DIFFER NECESI NO CONDITIONS PRIOR TO CONSTRUCTION AND NOT 2. UNLESS OTHERWISE NOTED ALL MATERIALS, CONST, TECHNIQUES AND TESTING SHALL CONFORM TO THE CITY OF COTTAGE GROVES STANDARD SPECIFICATIONS FOR STREET & UTILITY CONSTRUCTION 3, THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTYLIMITS, 4, VERIFY EXISTING INVERT LOCATION& ELEVATION PRIOR TO BEGINNING CONSTRUCTION, S PRIORONTRA TO UTIROINSTALLATION GOPHERSTATEONECALL" FORFORUTILITYLOCATIONS 1 O INITIIL 1111112021 SHEET NUM PER, PREPARED FOR: nn`MvwiE�'crrsu *faint>` West d 7 IF- PREPARED UTIL KOOSMAN HOMES na.o M;NNEI� ROLLING MEADOWS v ITY of o WY 12 SUITE "' PLAN 16 r<sc aos WILLMAR, M N S62D1 Ars.. 0610212021 11—FNo 41257 COTTAGE GROVE, MIN �""e°"Oie°""""��"` PROJECT N UM BE RI: 0032102,00 DATE, 06/02/2021 ----- ----- I Ir ------ ---------T� ll Ir V I I / Av \ II II II I 1 / \ W \� I 114, LF-CE � RE=915a1A / /l H91T 9 T —"-1 W nue me YDRYPg�B / - s9 GvmPd ,2 RE) i F PP STRM RGP � 9d, T D r---H r MH 22, 9157 / \ 'CEFTCC]98 Eh 0.40% / �6 \ N \cBMH.e9 1\ 35 eA OMHotB BMH-88 c \ N / RE 17, m II IE=9039'MWI ,806 'DEPTH 68D LF-8" PVC 3 C L p I 11 _ HYD P,1 INFILLREA OUTLET - AU I I H9L=90s6 -86 l C\I911=1�6. o IN � / ( BMH \\ / II �Y'��,, GvmPd , / -y sago o ES-1 12 - __ STEEP RCP ---- _ - I -- BMH.,. C�N 00, I v HYDmPg _-- Pv — b; O 223 LF-8 4 POND c�0 OUTLET- _ BOTTOM 8 0 948 ( - �mm� 'DEPCTH m HL-9B 6 125 - . IF 1 Eo\=9ns \ Ca1148 Hours before 69,g', 811 or call8l1 Ucom ­­ 1— a1 UTILITY LEGEND I EXISTING PROPOSED .�� 1-4 SANITARYSEWER ..ram HH­41 STOORN SEWER D THE '�+- • HATER MAIN GENERAL UTILITY NOTES 7 THECONTRACfORSHALLVIRIFYALLIXI PHI NG CONDITIONS PRI OR TO CON STRU CTION AND NOTI FY THE OWNER OF ANY DIFFERENCES, 2. UNLESS OTHE RWISE NOTED, ALL MATERIALS, CON 7 TECHNI qU ES AND TESTIN G SHALL CONFORM TO THE CITY OF COTTAGE GROVES STANDARD SPECIFICATIONS FOR STREET & UTILITY CON STRUCTION 8. PRO ERTYLIMITOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE 4, VERIFY EXISTING INVERT LOCATION& ELEVATION PRIOR TO BEGINNING CONSTRUCTI ON, 5, THE CONTRA OR SHALL CONTACT GOPHER STATE ONE CALL" FOR FOR UTILITY LOCATIONS PRIOR TO UTILITY INSTALLATION, I X - 50 o 50100' 150' NOT FOR CONSTRUCTION INITIIL 1111211121 SHIFT NUM PER, PREPARED FOR: nn`Mvwi,rv'crssu *faint>` Westwood O QIFI KOOSMAN HOMES na.o M;NNEI� ROLLING MEADOWS v PRELIMINARY UTILITY (� OF A LEVY 12 SUITE "' PLAN 16 r< sc ao s w1uMAy Mlv 56z01 prs..06/02/2021 u<wss No 41257 COTTAGE EA MN �1XmePe°ntl9ivYq Inc � PROJECT NUM BER: 0032102.00 DATe, 06/02/2021 O w z O STREET A STA 11+00 - 19+00 PVI STA = 11.40.00 PV ELEV = 912.36 c LPPSELEVTA - 9189 a8 PVI STA= 12.90.000 PVI w AID 51,4T% $ w 065% a n ' — — 90,00VC I -- - - - - STREET A STA 19+00 - 27+00 PO PAN P ELEV=91],60 0 H,P, STA=23.T1,91 W PVI STA=2T.44,69 I'm PVI STA=23, 70,00 im ELEV =91 T,T ' PVI 5% ELEV = 915,50 -T204 5� 90,00' VC Ca1148 Hours before 69,g, 811 or call811.com �a STREET B 925 925 920 920 PM STA = 1100,00 V ELEV = 9125T PVI STA= 3.36.09 915 PVI ELEV = 913,6z 915 ff H,P ELEV = 914,14 H,P, STA=1,36.45 910 PVI STA= 2.14711 910 PV ELEV = 914.33 ----- --- ----- ---- ESSS'VC 905 PVC =1g13 .72S'FLEV 905 900 900 0 3 3 1" 50' 0 5S' 100' 150' NOT FOR CONSTRUCTION IN1111L 1111211121 SHEET NUlPER , PREPARED FOR: West d 9 IF­rxEnnrEarMwuE.wn INEEXuuoEXrxEu KOOSMAN HOMES xP'ESSIP ROLLING MEADOWS STREET PROFILES o` r<sc aos SUITE 1 A WTMARMN56201 rs..061021202111<IINEN. 41257 COTTAGE GROVE, MN eW9 �•� 16 A I I I I PROJECT NUMBER: 0032102,00 SATE 06/02/2021 oosTa+csn. ArrwN.ea.Gro�_ Nam xN SFAaxG. NT`xov e1° `rrauaerrosr IM_w° xwMF x—g)°n`eE uGxT_U__ NaOPA= BY Rro ouErna+oF wR no: FCO" Evan RnxEGM G�otw@e N HMEGSU�GS L FT 6!S O love COTTAGE GROVE, MINNESOTA ERO-1 AN-Tnexa c�onurc .1,—. P. AT .s AN T omsmoa wxGReGv. AI'lArwv11, As Nvnn� IE PE EclEP PY THEam. A pxoRTxexa wr'r n>a Ary SHAUEPLL E o)aa t CO ewnanowN— II— O C msruwnary COTTAGE GROVE, MINNESOTA ERO-6 °�'� EREww1�Gs;oE OOOODODDD TM�Re IN 0.TFR MUCELS, O0. aiY RN0.0VID � W L amFl.av aG ovrMe xlGxfwwEAl �M CO x�rarR�orz�c-n�ur�m� Grove 1 — wseGxm �rew COTTAGE GR0 MINNESOTA ERW Ca1148 Hours before 69,g, 811 or call8l1 Ucom �a — 4�-u IF AT mF rsm`F.u7\��\� —ORA=MLE r r-- V� CoGrovetta4e �oOiTaf cxvss C ^'"'^+•' COTTAGE GROVE, MINITA NOTES: 1. RECYCLED MIXES ARE ALLOWED FOR BASE vomwn MIXTURES ONLY. 2, NO RECYLCED MIXES ARE ALLOWED FOR ANY BITUMINOUS WEAR PLACED. Naals urvussorxuwlssrvoreU xxlsxsocpw.osrovsvaoU E MaEOFIee �; - r— =Ao —---------------- o g g s xxee f`. Ex IxEExEoxee mPJ esaalrvU sots m°) 11AING sots U,8—f c corv<vsrewax suT01101-11— O TYPICALSECTION us1-11 mw<vusxso) 7 A u 'La isv`vwsao 41—WAY ensscouvss za nvs sys,s wsnalx111111s Mlxnvs 111) lsw+spssac) gale IUlsxsocvAosrovsvaUU wovswrsauvuss ax L os'TI—L ---------------- ____________ _ _ as'TTIs `.� '� _ s,a ro su pAUsrvcwuvrn rlu f '� srvclrv¢rew xu ^`vs-Nx xu N mvJ esavlrvc sots UT'EWOK.OUT M1q NOT FOR CONSTRUCTION Ixlr 1111211121 PREPARED FOR: KOOSMAN HOMES 320 SUITE 1 WILL AR MHWY NSSlrl �Tx4ee„14 TxsnnTsaeMwuswn wssxuuosxrxsu ROLLING MEADOWS COTTAGE GROVE, MN {��} Westwood DETAILS PROJECT NUMBER: 0032102.00 BHEET NUMBER, 10 of 16 oATe, 06/02/2021 ISI � r< sc o Ne�Nwy N� prs..0610212021s1<wssxo. 41257 O wao°G B—B MWINSO BE SPECfftCMIONS / �a .-B... TRRON NarFe: PREVENT $EDutENMAIION S. iR NU�Ym �Go—� Nmo°BR�N� "Nrtona ^rpP`µ NaK WDxu°DauP COTTAGE GROVE, MINNESOTA ER612 BE 152L� EIER .1 COME IS EVERR B aN®. W—H—UP— n MoxxOlE—IE ON NTER. s� RE,BPECIH_ TIGHTSFAI.W� ON Q CottAge sAMIARrasEwDERMwxDIE Grave P°"° ° COTTAGE GROVE, MINNESOTA SAN-1 DIAMETERBEsH6aOPE1 BNMBBRE PLAN -INVERT CASnxG AS SPECIFIED J .]5" A35• � FRWtE ORIINNENr 93 AD]UGIMENi RINGSAS SFECIFD=1) IFAOROI— •.� NVEOLE SIEPGel6 CEML ONHi X2 N VPIaEf � �A:. ETA.— CDEfADS W GroveBmEw smGLtt� xvrtm FMAE •� "`"'n„r� COTTAGE GROVE, MINNESOTA gTpq (O REF DBJxTruT FALL WmIix M*EYIENDOURBSFDP V EEYDxaR .ERNDerv4ixsPR ... 4. RAv °APA� NE (SEE PUN) NE(SEEP pNU BWDG° 1 w M TYPEMPx AT— '. SEDPE-I/a PER Fr. B-6FLEMBLE RSL RFOR.CNE / EVE(1TAL) N O J EauumMNIWT B14B.2REG4TE //Y��(MDD.)mmw-Tr wxPACltu ne°vEmeGwunD (+ GGrove—.— WER S�ANDAROWNN tt O �qNo wnTeW Y COTTAGE GROVE, MINNESOTAG SEA-1 O6/02/2021 IF -PREPARED FOR: KOOSMAN HOMES T< iG o A RSFSl WTMAMN l A OUTSIDE D.f - RBEEE BOUTS LSOMETRIC - FREE RD G 'v4 40 ]E I - 6 -8 UREATRRBH C'IION W =�� _ D C �eme.w^'"°'�vnn COTTAGE GROVE, MINNESOTA SLOIEG/ ROIR .I 2 TOWPRDWdERT. PUW �S-N� RW�MNI SEC ON W CGOrov OIF �`^'^+•°n°"„3,nr�we COTTAGE GROVE, MINNESOTA ATE. 061021202111—F NO. 41257 PRA9AREA 1i 1s r OF (aAE.; 'r .P'lUL47 M1 NP-- SECTION A -A FAewcttwry UN IR ND SSNON PR,y • SECTON B-B FIIDUCIVPEN NPPAP FD ®OENDM5g.T10N �w re,•.+^^°••"�' COTTAGE GROVE, MINN60TA CGottagerave caTtt DPas N NP.... b`°^•• P.e�r•., COTTAGE GROVE, MINNESOTA ST0�5 ROLLING MEADOWS COTTAGE GROVE, MIN C.1148 Hours before PC g, 811 or ca11811-corn .—P, -0,1, a EHE B" TED B CKPAL SEEREET TRENCH DETAIL lTM4P"I0 HDIE PIPE DETAIL we PEORPoRnhoPmE GmLLi2ge C N""M+^"°P�N�• COTTAGE GROVE, MINNESOTA SHOWN —EDFWR�� ®0®0 PLAN E. La WxG5A55ffAFl®� OFCURB 1NSIDEANO CUISIDEw SB'. III SECTION VACOtteg¢ SrANUD�RD� AILS Grove COTTAGE GROVE, MINNESOTA SHEET NUMBER, 11 DETAILS D 16 PROJECT NUMBER: 0032102,00 C,E, 06/02/2021 O z 2 O RESIDENTIAL (28' F-F1 6"O1NOI4-5 flEr B&GM91 uIBD%a1"I¢5 raxFlxm I5"wriA33Bc1".s WLNG CnuPSEMDmwE 43,Q [SPwFw33DP 9.S:—NG auFff 1 (3,Q DE.—P. -DFxEc FE"'...5 cM� aE pe O GTORa° " NEAL(IEV 11 O me..n+'�°`�"•n COTTAGE GROVE, MINNESOTA Hro — — — J �TgT LL 1 5' BIACE SIGN—k GH DFwAY cB d 1 1d DsGN3mFEAD *1I.11 I �I PRLINEI I R 4 ! TYV TG�I. Ulf I°�AGM 015 O Grottve"8" �"`^•^•• �.nw COTTAGE GROVE, MINNESOTA STR-]a Ya�� 19'BN�m Fin 1 --F,Gxr E— iFrci �. STANDARD NL-t)&W s OEaRz pb� cwuaEiE16tt �—a. RD I IF NRB dG 1unEn"�eE REQUI�DCmN (F/C) FT. 21F(F,QmAxD. N NRB AND GIrtIE0.T0 BE m18 (GIRIER IXID. LSIAND CUL-DE3AC a°°ARDDETAILS DN (_ G°_ RmDENOPL n I CS O k+rtne. w^°1p•�O"••• OTTAGEGROVE,MINNESOTA c� FUTURE c: ROAD EXTENSION I"• CBttege FUNREAROAD RD AILS GIOVC —ON SIGN �°^ `mow• COTTAGE GROVE, MINNESOTA O6/02/2021 PREPARED FOR: o1f10 KOOSMAN HOMES r< f0 0 WILLMAR My 5W01 MINIMUME NANDMUM �S,LDOa .sEcnON ED �sqN 3tt E 5P 9.swEAR1xG CW%mmu(2C N�(SLL a0C) IAS DIREREDD BYDTIE ENGIf"Nffn) BIFUMINOUS TPWL MD — Duna y�au"m""mz DE � i VJy NI Aa IRmTED BY3xE ENGINESR) Ale "xxF1LL OJNOiET£9DEWALK GARDA�DE� C� Gr� , COTTAGE GROVE, MINNFSOTA STµy HroRANr FlAG AS SP�F¢' �AeOVE GROUro ¢ MENIMEEM OF F BETAMPm NAwcs ll,) PoCMFT — GB � STANNDDANDDD TNLS O O a""•^^•° °�nw� COTTAGE GROVE, MINNESOTA Are06/02/2021 Hcsrvss No 41257 oENAR1AB� mnI PIE! In'a N—LEENaD i N 1R'R s 4 urn NNDDrBG1GNGD 1n'n� sln Aa PF 3la° � 1R'R • 1�� wt2 Nco FM BF Ij- Utz 3"R u42B NT1 �19DO sAxrt Sc RDAND E[FTER15 4'•. me.Maa^'°`"""°" COTTAGE GROVE, MINNESOTA DROPLID GRACE PRDNDE 17 011/ANUSr 1 OMEa .POF "� . ED E NDN of 1/, " x��D� . P: m NYPI `RQ CYE C'mSVA �AN:- " GATEHwTALu°rro """•^�•• "'"••n"� COTTAGE GROVE, MINN. ROLLING MEADOWS COTTAGE GROVE, MIN Ca1148 Hours before 69,g, 811 or call811.com .—P, 1— a ® 20 1 OROi PE 1D © f HEO-11GSTREErwIDIH. COIL"g2 Grove DETAILS UMPOPFRYARDT,nWADD;D C .ea COTTAGE GROVE, MINNESOTA SUun N _MO 41 Bm O o� 34. n Ra°ME EGW. „.GN 9��ND DALR-DYP, MRONi1eci,4•wlo nA mea RSiaP I l � � � Gxm•�"e wprFRA DEfA1L5 �m \ice •"`•^e•"'".,✓Ann. COTTAGE GROVE, MINNESOTA SHEET NUMBER', 12 DETAILS D 16 PROJECT NUMBER: 0032102,00 ore, 06/02/2021 O 1r —N OR oasTwD sRnce nwIMUM 90 P510.4n a s Groverfege SIfbllU�nIX1 pE�iNUS U COTTAGE GROVE, MINNESOTA O 9 PROP— unnrUNE �NAxµaaE miuon �4ttx \ OUrLCT wPE� — - N TYPttEfTHIN DED 10'OF SKIMMER OMET "PAiFNiNCE OEN wcTr/ AQUATIC VH;ETAnoN e[ L N PONDm TrPIUL servo♦ DETAIL BO GOmve COTTAGE GROVE, MINNESOTA sT0-15 PRa+DE<-rrzssANc"oR Ts aao.c. PERiss— ranFxw eo ow. sNLDa,lass HOT r row'=" To s�cL�1. 9 Hv MwMTEVLTF TO EI vroax °E s�roP Dxnvn asso DENmNEER ussrNA III. sUNNR �R Ls• oa DE, 1uIwNN"U Rllll'sozipum. M. UNEE STOwt Sexi.¢ —1 --RE aeuxc —'111srfkSiA"rae ce w o U—W r w�J (MI ciTras,n� _ Grove � 'N-ADNDRD D�EfAIe srnN COTTAGE GROVE, MINNESOTA STO 7fi OUTLET CONTROL/ SKIMMER STRUCTURE ELEVATIONS ELEv A ELEV e ELEV c FLIV D ELEV E ELEV E OR IZE E 50UTLET FIFE SIZE POND 1 90Is 9D5.5 9D5,5 9D2D so. Ir. .8 6" 1 18 / OUTLET POND 901.6 9D35 9Dss 9DD.0 9D1,6 9016 6" sU/ 12 iO O6/02/2021 REPARED FOR P: 01=1 .�Ena.Eo�M��E�> �EEw��oEw.�Ea KOOSMAN HOMES ROLLING MEADOWS SUITE 1 r< u o wILLMAR Mry 562o1 Ars..06/02/20211KENIF No. 41257 COTTAGE GROVE, MN Ca1148 Hours before digging, 811 or call811.com .—P, 1— a NOT FOR CONSTRUCTION SHEET NUM EIR, 13 DETAILS D 16 PROJECT NUMBER: 0032102,00 RATE 06/02/2021 i -— —-1 — -—T I I i I Ca1148 Hour, before digging, 811 or ca11811.com PRELIMINARY PLANT SCHEDULE 11.FS1 arv. i "'ES (BY BUILD H1, III AS SHOWN H IS FN TRIISIF, B IF- LANDSCAPE REQUIREMENTS NATIVE SEEDING LEGEND reN=roRanwgs wsTAueo aeR ror rev gmmew 4la suzues TmArAIms1Ao 1 TR"I T11 rorA4,oroRNEa�ors, Es@`o�Ea�,r rorD.A� 1saAr,ws�w LANDSCAPE PROVISIONS ALL DlsTuaeeDAReAsroaEs000EDUN1EssNOTEDOTRERwISE NoTREEsSDILDY1LL—TD11 IDpF OR. ONDArWssROFROMASTREETNRT X No OULD 111 0 0 w z O DE INII 11/02/2021 BHEET NUMBER, PREPARED FOR: ni`Mvwgicisu Westwood 14 SNIYUN QISI KOOSMAN HOMES a:o"MIN .,R No,q.q,aw ROLLING MEADOWS Po as. v OVERALL PRELIMINARY or s< 1 wlrrMaR,MN-D1 1 rIloe/ozJ""II<,„,E„o SEEew LANDSCAPE PLAN 16 COTTAG E GROV E, M N PROJECT NUMBER: 0032102,00 —1 06/02/2021 Ca1148 Hours before 69,g, 811 or call811.com I-- -- -1-11 a $ 'go OR PO ­1Ervc ml� , s wloe 7— �.cfc/ � °urvi°Irwnrl5°eclr�E�RAG Mlmoe oECVNUOT NTREE r' A28 Al 70117-1 m14,s wlossTRP Pi11 AYP PINT I T, UN as ,J, rwlm s°[cIPI[o /i w OR NIAI VERGNRET NTREE �' G 9 N v so' o so' NOT FOR CONSTRUCTION 0 INITIAI llUl O6/02/2021 SHEET rvUn78ER, PREPARED FOR: ni`Mvwgicisu :F°M°> Westwood 15 QISI KOOSMAN HOMES na: o"MIN .ER rv°Eq.gEaw ROLLING MEADOWS v PRELIMINARY of o 12,'UTE °" LANDSCAPE PLAN 16 —TIAL OR wILLMAR, MNE.Dl pre.06/02/2021 u<wssrvo, 269]1 COTTAGE GROVE, MN xumrAr enwam�m� PROJECT NUMBER: 0032102.00 —E 06/02/2021 Ca1148 Hour, before digging, e'SlruMwous 811 or ca11811.com TRAT e — — — = PLANTING NOTES y1,'��R ;v\` , 1 COM TO VEx FV LOCAr ONS OR ILUNDc¢c ROUND COrvTRACTOR SHAu CONTACT COMMON c0.0UND ALL ANCE Ai 611 OR CALL811 „A- / y� 1 uTLTE5IR 00.T0 NSrALLAr ON aFANV PLANr500. 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AN 51arv0ARD FOR NURSERY S70CI (ANSI ORS .1-m140R MOST CURRENivER50N, REQUIREMENTS FOR SEE --- _ v I e PLANTS rDeEINSTALLEDASPER MNAe,ANSI 5iANDARDILAN,IrvGI��iI�Es IESSARY, TEMPORARY ONLY o DATEL.IANTEODIONARRVALATSTE IRORERL.HEEL NFIRI TTHIIIHEeAHEIALL" P AlTREE '7D 7111 FU 1 II 1111 1-3 71ER0ci5DL,AwEND,F, R III LL 11IINDRSLee,LYAeIII IN OPEN rOP aF RURLAPO TE0.AL50.EMOv PO O O 55 oeREA Pais Nee MA E T IN TIED PLANTS SPLIT rcaaaRT lrxT 1 \ IPLANTS AS NECESSARY PER STA NDARD N URSCRY IRACTCE AND TO CO RRECi 100 R e RANUHN C OF EI 57NC AN O P—OSEO I I I s1= II I 91. \ rREEi. - I vl bwRAPAu sMooiH eARxEnipEcS-FAsrE>J 70aarv0 earroM. 0.EAnovE RV AaRL 157. / v _ -- .�"'—J STAINC OF rREI-S REQUIRED REPOSIOIN, Pw Mearvo sraxE 11 Nar PwMR AFTEx aNEVEAR. I' I 1 TONS PRIOR TO PLANT rvc. LANUI1A1E1O N TRACTOR LLNOTFY ANNSIR,IAS,I TECT.ORIII NEED OE ANY SD LAMENOMENTS OTHERw EE. MNMUM4 DEITHTOI50LFORALLI.NIRAIIARAIAND12 DEPTHrOISa LFORTREE,SHRI.,ArvDPIRIrvN ALS. I.. .'.'.'.','.�• _ - IRRIOI SO 1E 15ELECi i0I50 Le0RROwA I M � .1........ ....... ' m to /J 6. 6ACx, a SO LAND rOP50 OT STANDARD SIECECAT ON 3e NO TO eE I�u �L•TPtsl Off•@n$8)".' ' 'Mm / l/ QTE Ob L r C]- oEAeRCTO eEAIIROVEo ev III HE IS LN' OWNER PRIOR TO NFIALLA LEI Arvo ORNAMENTAL cRASs a TO eE EREE DE oEN Ra CI: Mulct TO eE eu Fr L ROVEo EgwL ROa: Multn TO eE ON COMMERt AL CRADEF LTE LCn AN R q .. ....... n P /ON L Ov l7111, ARo[ry e2DS 10 eE 5IADE0E GIC UNLESS HNa�[DRO inLEzwIASE°"EOCIrvc TO MATCH 5xI5TINC COND17I0N5 IF 11 FIRE IPPLUAILI R. IULS So IUN IOIN LTSUER RIIM .. STAR A55PELFEOANDLP. ERMNITITSIP ECF,OIL AiONS 1NOTNMITE00NANUIIAPEPLAN-IIISgNI—ROLPLAIND , 01L 50LAREASTOeERAREOrOREM0vE0EeR5 NU m 3 U"'eTA MIIIIUNERALIONIR i R D POvOE R T0NT0ALLI rvTE0AR�50N5TE RROATOrv5v5T NI NTRA R0R 4 LArvoSUIE COI'M IRrOIROVDESHOI ORAw Ncs TO LANosul LLAT ON OE �� eE w NTER z vSLEM. CONTRA'IORTO IROv DE OI RAT ON MANIALs N6. SYSTEM SHAL WT ONs IR PA0.TSANTIRIHA AU NFORNAT ON AY UT NSTALLAT ON ANo sCn c 0 C O , }"r 2 SYSTEM SOPERATaNAL OWN E0.wLL N0i PR 0.'E pTERFaR CONTMCia0. EPNNr SFULLV FSrAeLSHEDO0.0.0.cAr ON iE0. Nc OF PLANT MATE0.AL5 UNi L iH / , 2 ES00/SEED AS I HE RC RIP NSTRucr ON REQUIRED FO0.ANY ROADwav eOULEvn0.DAREAS ADIACENi rO THE SrEDSrUReED 23. REPAIR ALL DAMAC E 70 PRO PERTV FROM PLANING O PERA70 N5 AT NO COST 700IN FR, k v 0 \ I 'a \ 1 .� 03 e i o osD g sCONSTRUCTION NO T FOR INIr 11/02/2021 SHEET NUMBER, PREPARED FOR: ni`w,vwgicisu :L°M°> Westwood 16 QIFI KOOSMAN HOMES a:o"MINA .,R ND,q.H,aw ROLLING MEADOWS v PRELIMINARY of 0 1zsu1TE°" LANDSCAPE PLAN 16 I1711AL OF w1 LLMAR, MN S.Ul ATe.06/02/2021 u<wss No. 26E11 COTTAGE GROVE, MIN xumrAnenwam�m� PROJECT NUMBER: 0032102.00 —E 06/02/2021 w z Attachment C UBOLTON l�& MENK Real People. Real Solutions. MEMORANDUM Date: 06/24/2021 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Rolling Meadows Plan Review City of Cottage Grove, MN Project No.: ON1.124818 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 Westwood Professional Services, Inc., dated 06/02/21 (received 06/10/21). 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: 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. Identify the horizontal and vertical datums used on the project. Sheet 3: 3. If an island (Outlot C) is proposed within the eyebrow, the proposed right-of-way shall have a radius of 65' per city standard detail STR-4. If no island is provided, the right-of-way can stay as - is. 4. Outlot C, if provided, shall be owned and maintained by a homeowner's association (HOA). 5. If possible, the City prefers that a temporary turnaround be located beyond the plat so permanent street can be constructed within the proposed development. Indicate if discussions have occurred with the adjacent property owner regarding obtaining easement for a turnaround. If the turnaround stays as shown, additional easement will be needed for the turnaround area as it extends into proposed lots. b. Regardless of where the turnaround is ultimately located, right-of-way easement shall be provided extending a minimum 15' beyond the turnaround. 6. The city is requesting a 20' wide outlot along the proposed trail corridor instead of the 20' trail easement. Bituminous trail will need to be constructed through the exception parcel behind lots 6 and 7 block 6 of the Parkview Pointe development and connect to the trail in Parkview Pointe. A 20' Outlot will need to be provided for the trail corridor. H:\COTT\ON1124818\1_Corres\C_To Others\Westwood\2021-06-24\124818 Plan Review 2021-06-24.docx Bolton & Menk is an equal opportunity employer. Rolling Meadows Review Page: 2 8. Drainage and utility easement will be required over the storm sewer pipe that extends into the South Washington Watershed District (SWWD) property (OCS-51 to FES-50). Easement widths to be confirmed with final plan and profile sheets. The minimum easement width should be twice as wide as the pipe depth. 10. The City is not accepting Outlot B as park and it's understood there is not an HOA park facility planned. Therefore, if there is unused open space within the city -owned outlot, the City would prefer the creation of additional infiltration area. Sheet 5: 11. Please label the NWL and HWL of ponds ER-132.1 and ER-132.2 for reference. a. ER-132.1 (depression east and north of Lot 17 Block 1): NWL=901, HWL=905 b. ER-132.2 (depression east and south of Lot 17 Block 1): NWL=895, HWL=902 12. The access route around the proposed stormwater pond should be hatched on a final grading plan. A hatched maintenance bench shall be provided around the entire pond in a continuous fashion allowing access to all inlets and outlets for maintenance vehicles. Refer to city detail STO-15 for typical pond benching detail. Confirm ponds have maintenance and aquatic benches where required. In addition, hatch should be depicted at each 20-ft wide access point from a street or trail (6:1 max running slope, 10:1 max side slope). a. It appears Pond 1 does not have a maintenance bench, please review. 13. Freeboard: a. 3-feet of freeboard is required between a pond high water level and the low adjacent grade (LAG) of a building, and 2' is required between the LAG and emergency overflow (EOF). i. It appears the EOF of Pond 1 (911.5) does not provide adequate freeboard to the existing homes in Parkview Pointe that are north of 63rd Street (LAG=912.0). ii. It appears the EOF of Pond 2 (906.8) does not provide adequate freeboard to the existing homes in Parkview Pointe that are east of Jewel Bay (LAG=908.6). 14. Display all proposed driveways on the plans. 15. Valley gutters are required through intersections with longitudinal grades of less than 2.00%. a. On this project, a valley gutter should be provided across the eyebrow to facilitate drainage. 16. Label all lot corner elevations. For example, the rear corners for lots 15-22 block 1 are missing. 17. FES-50 should be extended to the bottom of the SWWD basin. 18. There are areas of slopes and ponding immediately adjacent to the proposed trail. A section should be depicted on the plans that depicts a 5' boulevard with a 1V:6H maximum slope on each side of the trail. Contours should be adjusted accordingly. 19. Final plans should 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. Bolton & Menk is an equal opportunity employer. Rolling Meadows Review Page: 3 20. In wet ponds, place a 12" thick (min.) liner along the pond bottom to an elevation one vertical foot above the NWL. The liner shall have a maximum permeability of 1x10-6 cm/s with a minimum 15% passing the #200 sieve. Please note that the City will not accept a pond until it is holding water at the normal water level. The developer may propose additional improvements to achieve this end goal. Sheet 6: 21. The EOF in the rear yards of lots 1-5 block 1 should be directed to the east to pond ER-132.1, and not to the west as currently depicted. For backyard and side -yard conveyance and temporary ponding areas, provide 1-foot freeboard to the overland EOF. a. That change may require additional drainage and utility easement across lot 5 block 1 for the drainage swale. b. Drainage and utility easement should fully encompass a maintainable swale to the rear - yard storm sewer behind lots 1-4 block Las depicted, the center of the swale appears to be on the edge of the easement. 22. Both lot 1 block 1 and lot 1 block 2 do not appear buildable. As previously mentioned, the City prefers that a temporary turnaround be located beyond the plat so permanent street can be constructed within the proposed development and permanent grading can occur on the lots. As shown, significant re -grading of the westerly lots will be required once development to the west occurs. b. The temporary cul-de-sac encroaches onto lots 1-2 block 1, beyond the drainage and utility easement. As currently depicted, the city will restrict building on lots 1-2 block 1 and lot 1 block 2 until the turnaround is removed and lots can be final graded. 23. The proposed trail is a long dead end and will be difficult to maintain without a turnaround or a temporary connection to the public street. Depending on the final location of the street turnround, evaluate temporary connection options for maintenance vehicles. Sheet 7: 24. Final plans will require plan and profiles of utilities to understand utility cover across the length of pipe, crossings, and clearances between crossings. Plan sheets should be presented at a 50- scale or larger. 25. Adequate pipe cover will be confirmed during final plan set review. 3' minimum cover over storm pipe should be provided within the street, and 2' minimum within green space. 26. Hydrants should be placed such that all lots are entirely covered by a 300' coverage radius. Check all lots for compliance. 27. Valve locations will be reviewed when final plans are submitted. Ensure valve placement achieves an isolation of 20-25 homes maximum. 28. Avoid placing storm pipe behind the curb as that location typically conflicts with streetlight bases, signs, and boulevard tree plantings. Storm manholes can be used as necessary if catch basins aren't needed for drainage. Bolton & Menk is an equal opportunity employer. Rolling Meadows Review Page: 4 29. FES-60 is close to the proposed outlet FES-52 (50 feet); please consider increasing the separation to avoid short circuiting. It is recommended that the pond inlet be moved one lot to the west to take advantage of the constructed pond shape. In addition, perhaps the outlet could be moved further east. 30. All pond outlets need standard skimmer structures per city standard detail STO-16; submerged pipes are not allowed. 31. A storm sewer structure schedule shall be provided with the final plans which identifies structure diameter, casting, applicable City Detail Plate number, and special notes such as sump depth if applicable. The first storm structure upstream of a stormwater basin within the street shall be a sump structure. See applicable city detail plates. 32. STMH-64 should be located within the street for access. Since the pond EOF is currently shown one lot line to the east, it would be preferred that the 20' pond access outlot, storm pipe, and EOF all be located between lots 15 and 16 block 2. 33. On the 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'. 34. A separate sheet shall be provided for the proposed street lighting plan which will need 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). 35. A separate sheet shall be provided for signage that identifies the following: a. Park/open space marker installations per city standard detail STR-40. See the attached plan for the locations provided by the City's parks department. Barricades and future street extension signs shall be provided per city standard details STR-31 and STR-32. Barricades are also needed where sidewalk terminates, where applicable, per the city detail plates. Sheet 8: 36. A skimmer structure should also be provided at the wet basin with a piped connection to the infiltration basin to protect from debris, organics, oil & floatables etc. from entering. 37. FES-75 is close to the proposed connection to the infiltration basin (FES-111); please consider increasing the separation to avoid short circuiting. It appears the pond inlet could be moved several lots south toward the middle of Pond 1. 38. Depending on the final location of the temporary cul-de-sac, utility revisions may be required. Bolton & Menk is an equal opportunity employer. Rolling Meadows Review Page: 5 Sheet 9: 39. The City requests that the developer design to a minimum 0.75% longitudinal grade for public streets. 40. 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.). 41. Please provide horizontal curve data for review. Sheets 10-13: 42. Please incorporate the 2021 city detail plates into this project. They can be located at: https://www.cottagegrovemn.gov/251/City-Standards 43. The final plans will be reviewed for applicable detail plates. a. Streetlights in this development shall utilize detail plate LGT-8. 44. Be aware that structures with weir walls shall be a 60" diameter minimum. This should be identified on a structure schedule in the final plans. Sheets 14-16: 45. 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. 46. Planting 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. 47. Please depict all surface features such as traffic signs, streetlights, and hydrants on the landscape plan to help identify potential conflicts. 48. Replace landscaping detail plates with City Standard Plates LAN-1, LAN-2, etc. Stormwater: 49. 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. Bolton & Menk is an equal opportunity employer. Rolling Meadows Review Page: 6 50. The modeled HydroCAD outlet for Pond 2 does not contain the weir structure as depicted in detail STO-16 located on page 13 of 16 of the preliminary plans. 51. Provisions will need to be made so that existing and future conditions runoff from the adjoining 24-acre property to the west (and the Northwick and Cardinal Reserve developments upstream) will be conveyed through the Rolling Meadows site to an outlet to ER-132.1 or ER-132.2. The approximate off -site peak flow that will need conveyance through the Rolling Meadows site is 55 cfs (Table 1.). Bolton & Menk can provide the current hydrology model of the Cardinal and Northwick developments for use in conveyance design and simulation of the off -site flow from those developments. Table 1. Approximate Off -site Flow To Be Conveyed Description Contributing Area (acres) Flow (cfs) Cardinal Reserve and 37 acres 24 cfs Northwick Developments Modeled Outflow Adjoining Parcel PIN 24 acres @ 1.3 cfs/acre 31 cfs 0302721210003 Approximate off -site flow to be conveyed through 55 fs Rolling Meadows 52. On -site storm sewer should be sized to a 5-year rational method design. Submit design calculations for the storm sewer system and a drainage area map showing each catchment with manholes and catch basins labeled. Include individual pipe segment velocities with calculations for review. Trunk storm sewers should be analyzed and designed to accommodate the 100-year ponded discharges plus 5-year rational flows from areas that enter the trunk to be carried to the next storage area downstream. Use 24-hour NOAA Atlas 14 Precipitation events and MSE3 distribution for rate control analyses and pond storage design. 53. The applicant based the soils on Web Soil Survey from the NCSS to determine a preliminary infiltration rate. The soils consist of type 'B" soils. An infiltration rate of 0.30 inches per hour was used in the HydroCAD models, which is consistent with the MPCA design guidelines for hydrologic soil group B soils. Soil borings are needed within the infiltration basin. 54. As per Section 16.8 of the NPDES Construction Stormwater Permit, the infiltration basin must drain down within 48 hours following the storm event. Water Quality Treatment: The P8 water quality model input data were submitted on 6/02/2021. The P8 water quality model was used to simulate pollutant loads in the project area. The data include the watershed areas, simulation dates, device data, filtration efficiencies and other information used in the water quality simulations. 55. General: The existing and proposed conditions models were set to different Start/Keep/End dates. Please use the same simulation periods in both existing and proposed P8 models. As per the South Washington Watershed District (SWWD) Standards Manual, please use of the 1979 Water Year (Keep Date = 10/1/1978 and End Date = 9/30/1979). 56. Devices: The proposed condition model includes 3 devices representing Pond 1 & 2 and Infiltration Basin 1. Bolton & Menk is an equal opportunity employer. Rolling Meadows Review Page: 7 a. Please adjust the P8 model to simulate the infiltration basin as off-line from Pond 1 by using a P8 Splitter device between Pond 1 and the infiltration basin in the P8 simulation. Please also route the outflow from Pond 1 to Pond 2 as shown in the plans. b. Additional watersheds and associated devices (pipe, swale, etc.) are also needed in the model to display the runoff and pollutant load from subwatersheds 1PR, 2PR and 3PR which include 4.47 acres that are not shown to be treated in the proposed plan. 57. Particles: The Filtration Efficiency % in the Particle Parameters file is not set to the default values. Please adjust the filtration efficiency to the default values for simulating ponds and infiltration basins, or explain why the selected parameters are applicable. (Table 1) Table 1 Type Fraction Dissolved Particulat Particulat Particulat Particulat Description 130% e 1310% e P30% a P50% a P80% Rolling Meadows P8 Filtration 0 85 85 85 85 Submitted for Review Efficiency % P8 Default Values Filtration 90 100 100 100 100 Efficiency % 58. Results: Watershed rules call for TP loading rate of 0.075 lbs./acre/year or existing loading rates, whichever is less, since the project site drains to Ravine Lake. The allowable annual TP load from the 17.8-acre project site is the lesser of the existing loading rate or 1.34 lbs./year. If the proposed conditions TP load (lbs./year) exceeds the allowable rate of 1.34 lbs./year, the applicant will need to consider the use of additional on -site BMPs or payment for off -site mitigation. Soil Borings / Infiltration Testing: 59. Soil borings have not been provided for the site and within the vicinity of the proposed stormwater ponds and infiltration BMPs. 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. 60. Please note on the plans that post construction testing of the infiltration rate and/or drawdown period will be required. NPDES Construction Stormwater Permit / ESC / SWPPP: 61. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required. Final plans will require the design of a construction SWPPP. Some, but not all, of these missing items include: a. Locations and types of all temporary and permanent (including infiltration areas) ESC BMPs. b. Description of project phasing. c. Identification of special or impaired waters. d. Areas of steep (3:1 or greater slope). e. Timeframe required for soil stabilization. f. Storage, handling, and disposal of construction products, materials, and wastes. Bolton & Menk is an equal opportunity employer. Ca1148 Hours before digging, 811 or ca11811-com TYPICAL SINGLE FAMILY (SF) LOT DETAIL 17 ELT Lq is LT �T e A / � L T J iL �� , 9s,. ITT iT iq iTT T T v apLKpIF-1.rpa 21 rTpN� r 6 m u»uwaweasRr.oFwaY 71 14 I 1Rr9 L � f —_ 2 J v w I F ,lo 2 11121, z 21I' I I ouTA 1 2 � s4 r /OUTLOT B �I 119LO9 aT -- -- , I r o � .n ., p., vl T—— T� LEGAL DESCRIPTION PER PURCHASE AGREEMENT SITE DEVELOPMENT DATA DEVELOPMENT NOTES OUTLOT TABLE rt of the west One -Half cithe Northeast quaver of Secion 3, Township 2] North Range zt Wesl, WashingtpnCounty, Minnesota, described as ipllows, AGi 1. ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT, OUTL- USE WNERBHIP GROBB • PROPOSED ZONING'. R-3/1DO tUasf puarcer of saitl Section 3; thence N89°49'33"E, bearing 2. ALL AREAS ARE ROUN DED TO THEN EAREST SQUARE FOOT. N[puarfer,atlisfance of 493.26 feet'ihence 501°12'4s"W,p GROSS SITE AREA. 17.591AC INI e PfnsUi NPnheast quarlerea distance of l]24,0]feel 10he point of beginning of the lantlllo OHWL AREA OF PONDS 2,3BAC 3. STREET NAMES ARE SUB— TO APPROVAL BYTHECITY. of 1]24.0] fee4 m Ne noM line of saitl NOMea sf pulrfer; thence NET SITE AREA, 15,21 AC stqulrfer ih DEVELOPMENT SUMMARY 4 EASEM ENTSWIDLL BEUROVIDEDTY ENTS SHALL BE OVER ALL PUBLIC UTILLITIESIDED SREQUIRED , DRAINAGE AND UTILITY ]0 SINGLE FAMILY 41 LOTS 941 EOCATON': 1,]9Ac s. sTREEr wlorHS ARE SHOWN FROM anq<oF CURB TO Bnq<oF cuae, LOT STANDARDS 4102's6"Nia PAioUTLOT BLESS HWI& 20 TRAIL CORRIDOR) d'Inanae or''d.,6fee(tomepom1ory¢giomn963641 W 16f 207 35 fee nre PRaea DENSITY SITE LEGEND BTANDARD ]U SINGLE GROSS 33 is EXCEPT NET ±270' c EXISTING PROPOSED rl of the previously descd bed parcel,which IIe, southerly of the easterly exlensi on of the north line of — — PROPERTYLINE thAt h25 feel of Lot 6, Block 6, PARINIEWPOINTE, Washington County, Minnesota, LOT LINE SETBACK LI NE EASEMENT LINE CURB AND GUTTER TIP -OUT CURB AND GUTTER 11 = 60' POND NORMAL WATER LEVEL RETAINING WALL 0' 60120' 180' NOT FOR CONSTRUCTION IRTIL IIIUI O6/02/2021 SHEET NUM PER, PREPARED FOR: Westwood 3 �ISI sxsnnssar MINNE.wP sscruuosasxsuw KOOSMAN HOMES �wNa ROLLING MEADOWS �B9} PRELIMINARY PLAT o` r< s< 1 o s WIILLMARMNBOSS1 rs..06/02/2021u<wssNo, 269]1 COTTAGE GROVE, MN ew,. �.� 16 PROJECT NUMBER: 0032102.00 DATE, 06/02/2021 3 z 2 0 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