HomeMy WebLinkAbout2022-01-24 PACKET 06.5.STAFF REPORT CASE: ZA2021-074 & PP2021-075
ITEM: 6.5
PUBLIC MEETING DATE: 1124/22 TENTATIVE COUNCIL REVIEW DATE: 2/2/22
APPLICATION
APPLICANT: Manley Family Trust
REQUEST: A zoning amendment to change the zoning of property generally located
on the southeast corner of Jamaica Avenue and Military Road from AG-1,
Agricultural Preservation, to R-4, Low Density Residential, with a PUD,
Planned Unit Development; and a preliminary plat to be called McHattie
Landing that will create 79 single-family homes and 4 outlots.
SITE DATA
LOCATION: 9119 and 9165 Military Road South
ZONING: AG-1, Agricultural Preservation
GUIDED LAND USE: Low Density Residential
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Residential Low Density Residential
EAST: Residential Low Density Residential
SOUTH: Residential Low Density Residential
WEST: Agricultural Low Density Residential
SIZE: 34.85 acres
DENSITY: 3.53 units per acre
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
Cottage COTTAGE GROVE PLANNING DIVISION
Grove
here Pride an6P,Osperity Meet
Planning Staff Contact: Mike Mrosla, Senior Planner; 651-458-2825; mmrosla(q_)_cottagegrovemn.gov
Application Accepted:.
10/28/2021
60-Day Extension Letter:
12/7/2021
60-Day Review Deadline:
12/27/2021
120-Day Review Deadline:
2/25/2022
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
McHattie Landing
Planning Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Proposal
Manley Development has submitted an application for a preliminary plat, rezoning, and a Planned
Unit Development (PUD) for a project to be known as McHattie Landing. The subject property is
located at 9119 and 9165 Military Road. The applicant is proposing to construct 80 single family
homes on approximately 34.85 acres. The property is currently zoned AG-1, Agriculture Preser-
vation, and the applicant is proposing to rezone the subject site to R-4, Low Density Residential,
with a PUD.
Location Map
Review Schedule
Application Received: October 28, 2021
Application Accepted: October 28, 2021
60-Day Review Deadline: December 27, 2021
60-Day Extenison Notice Sent: December 7, 2021
Planning Commission Meeting: January 24, 2022
Tentative City Council Meeting: Feburary 2, 2022
120-Day Review Deadline: Feburary 25, 2022
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 2 of 18
Background
Site Conditions
The 34.85-acre site consists of tilled fields with existing homesteads and agricultural buildings
adjacent to Military Road. The proposed site has an overall topography that increases in height
towards the center and northwestern corner as shown below. The site also has some shallow
bedrock (karst) that will need to be addressed during grading.
2020 Aerial Photo and two -foot contours
Neighborhood Meeting
The Applicant held a neighborhood meeting on November 9, 2021. Notice of the neighborhood
meeting was sent to surrounding property owners within 500 feet of the project area. The intent
of the meeting was to give neighboring property owners the opportunity to ask questions and
present concerns they might have to the developer in the early planning stages of the proposed
project. Seventeen property owners attended the neighborhood meeting. The majority of the res-
idents lived in the adjacent Ravine Meadows development. Below is a summary of the comments,
questions, and concerns received:
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 3 of 18
• Landscaped screening between the proposed development and the existing Ravine
Meadows neighborhood
• Questions about bedrock onsite
• Questions and concerns about site topography
• Concerns about the housing product type
• Concerns about lot design and roadway layout
• Concerns about no home builders being identified at this time
During the meeting the developer made several commitments to the residents in attendance. The
commitments included the following:
• Planting 10-foot tall pine trees on the properties adjacent to Ravine Meadows to assist in
screening.
• The nine lots adjacent to Racine Meadows shall be restricted to ramblers or villas.
• Study the road alignment to see if the lots adjacent to Ravine Meadows can be increased.
• Study and consider enlarging the proposed southern pond adjacent to Ravine Meadows
and relocating some of the lots to the west side of the proposed roadway.
• Study the existing lots in Ravine Meadows and make sure the adjacent lots in the proposed
McHattie Landing match or exceed their lot sizes.
• Hold a second neighborhood meeting.
Prior to the second neighborhood meeting the Applicant worked on addressing the concerns
raised at the first meeting. The developer was able to address the majority of the concerns raised
by adding landscaping buffering along the property line adjacent to Ravine Meadows and revising
the site plan to this current site plan. In addition, the developer worked with the potential builders
to restrict the product type to ramblers or villas.
On December 9, 2021, the developer held a second neighborhood meeting. The neighborhood
meeting notice was mailed to surrounding property owners within 500 feet of the project area.
Five property owners attended the neighborhood meeting. Below is a summary of the comments
and questions received:
• Landscaped screening between the proposed development and the existing Ravine
Meadows neighborhood
• Question and concerns about site topography
• Questions about construction timing
Planning Considerations
Plan Review
The dates of the plan set utilized for this review were submitted by Sambatek and are dated
12/29/2021.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 4 of 18
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.
rroposea mezoning ana cu4u %,omp. rian Lana use
The Applicant is requesting to rezone the subject property from AG-1, Agriculture Preservation,
to R-4, Low Density Residential, with a PUD, Planned Unit Development, 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 3.53 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 3.53 units per acre is consistent with the 2040 Comprehensive
Plan.
• 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.
• The proposed trail along Jamaica Avenue as well as the proposed sidewalks within the
development are consistent with the 2040 Comprehensive Plan's Planned Parks, Open
Space, and Trail Plan map.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 5 of 18
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 80 single
family homes with four outlots. Outlot A will be used for the future trail head park. The PUD allows
for deviations from the minimum setback requirements. The preliminary plat is detailed below.
Op NO �
[woo
Preliminary Plat
Planned Unit Development
The Applicant is requesting PUD flexibility on the following zoning performance standards as
shown in the table below:
R-4
Standard
McHattie Landing
R-4/PUD
Minimum front yard setback
30 feet
25 feet
Minimum side yard setback House
10 feet
7.5 feet
Minimum side yard setback Garage
5 feet
7.5 feet
The requested PUD flexibility is consistent with the approvals for surrounding developments. The
R-4 requires a minimum of 7,500 square feet. The proposed development meets and exceeds
this standard as the average lot area is 11,651 square feet. Besides the setback flexibility, the
proposed development meets or exceeds the R-4 zoning district standards.
Access
Initially access to the proposed development is provided from Military Road and Ravine Parkway.
However, Military Road will be vacated in the future when the majority of development in the area
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 6 of 18
is complete. At that time the roadway will be removed and a trail corridor constructed. Following
the removal of Military Road, the site access will be from Ravine Parkway. The proposed subdi-
vision has two proposed accesses onto Ravine Parkway. A full access is proposed at the existing
full intersection of 66th Street and the second access will be a right-in/right-out as shown below.
Short term
accesses to
Military Road
\y
CShort term
accesses to
Military Road
3 a 32 LOT1
D
A Lon
El
z
�o �-
W--
W
t�q� ❑
1
Proposed Sdewalk \
`I Proposed Trail Full III
Existing Trail _ access _
I Existing Sidewalk
Access and Pedestrian Plan
Phasing
The proposed subdivision will develop in two phases. The first phase of development consists of
48 lots and is located adjacent to Ravine Parkway. The second phase consists of 32 lots and will
provide access to Military Road and the Cardinal Reserve development.
Sidewalks and Trails
The Applicant is proposing a five-foot wide sidewalk as depicted in blue above. The proposed
sidewalk will connect to existing sidewalk stubs from the Cardinal Reserve development. The
proposed development plan includes an extension of the exiting eight -foot wide bituminous trans-
portation trail along Jamaica Avenue to the north where it will connect to the future Military Trail.
The Developer will be required to pay half of the costs for the removal of the roadway and instal-
lation of a trail for the segment adjacent to the proposed development. These funds will be
collected with the development agreement.
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 part of development projects per City
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 7 of 18
Code Title 10-4-3. The East Ravine Master plan shows a trailhead park for the future Military Trail
Corridor on the northwestern corner of the subject site. The Applicant has set aside approximately
.6 acres in that northwestern corner for this proposed park, which is identified as Outlot A on the
submitted plans. The intent of the park is to be a gateway to the trail corridor and will include a
small park shelter. Final design will be determined by the Parks Director.
Tree Preservation
City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire
project area of a proposed development. The Applicant submitted a Tree Preservation Plan that
included a tree survey of the existing trees on site. The existing site has 1,783 qualifying caliper
inches of trees. The Applicant is proposing to remove all 1,783 caliper inches. The ordinance
allows removal of 624 (35 percent) caliper inches without replacement. Removal of the remaining
1,159 caliper inches of trees requires mitigation at a ratio of 1.2 replacement, or 580 caliper
inches. As a condition of approval, the Applicant shall work with the City to mitigate 580 caliper
inches of replacement trees on the site or pay cash in lieu of the required mitigation or a combi-
nation of both. This shall be addressed on a final landscaping plan that shall be approved by
planning staff prior to approval of the final plat.
Tree Removal Plan
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 a minimum of 91 boulevard trees
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 8 of 18
that that are identified on the City's boulevard tree planting list. The landscaping plan shows the
required four trees per lot or 320 total trees. In addition, each lot shall have 10 understory shrubs.
During the November 9, 2021, neighborhood meeting, the Applicant made the commitment to
plant a minimum 10-foot tall conifer trees along the eastern property line adjacent to the Ravine
Meadows development to assist in screening the proposed neighborhood from the existing neigh-
borhood.
A 75-foot landscape buffer is required along Jamaica Avenue that would align with existing King-
ston Fields development. These plantings would be required to be planted outside of the ROW
within Outlots B and C; the proposed species required to be reviewed and approved by the City
Forester. Ordinance requires one tree per 40 linear feet or 78 trees. A homeowner's association
(HOA) will be created to maintain the landscaping buffers. As a condition of approval, a final
landscaping plan shall be approved by planning staff in writing prior to approval of the final plat.
Landscaping Plan
Fencing
Any fencing proposed on lots abutting Ravine Parkway and Jamaica Avenue shall be uniformly
designed and have color similar to the Kingston Fields development to the south. Fencing along
Ravine Parkway must be a minimum of five feet from the sidewalk or trail and the property owner
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 9 of 18
abutting the trail must still maintain that strip of yard that they own between the fence and
trail/sidewalk.
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 C and D, 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 January 14, 2022. 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 January 14, 2022, 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 in the
engineering memo dated January 14, 2022.
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.
Development
The Applicant has indicated they have not selected a final home builder for the proposed devel-
opment. However, at the December 9, 2021, neighborhood meeting the Applicant committed to
restricting the five lots north of the proposed stormwater pond adjacent to the Ravine Meadows
development to only ramblers or villas to address the concerns of the neighborhood. As previously
mentioned, the proposed development will have a homeowner's association (HOA). This HOA will
be responsible for all yard maintenance of the landscaping buffer and to ensure the uniformed
fencing condition along Ravine Parkway and Jamaica Avenue is enforced.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 10 of 18
Public Hearing Notices
Public hearing notices were mailed to 107 property owners who are within 500 feet of the pro-
posed subdivision and published in the St. Paul Pioneer Press on January 12, 2022. Staff has not
received any comments at the time of writing this report.
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-4, Low Density Residential, with a Planned Unit Development.
B. A preliminary plat for a residential subdivision to be called McHattie Landing, which will consist
of 80 lots for single-family homes.
Approval of the preliminary plat is subject to the following conditions:
General Development
1. The developer and builders must comply with all city ordinances and policies except as
may be modified by agreement of the developer and City staff.
2. 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 the Com-
munity Development Director, shall require review and approval by the Planning Commis-
sion and City Council.
3. All grading, drainage, erosion control, and utilities must conform to the final plans approved
by the City Engineer.
4. The applicant receives appropriate building permits from the City, and permits or approvals
from other regulatory agencies including, but not limited to: South Washington Watershed
District, Minnesota Department of Health, Minnesota Department of Natural Resources,
and Minnesota Pollution Control Agency.
5. The Developer shall incorporate into the final plat the recommendations, requirements, and
evaluations noted in the Bolton & Menk memorandum dated January 14, 2022, subject to
modifications that are agreed to by the developer and City Engineer. All comments shall
be adopted herein by reference.
6. This approval does not include monument signs. A separate sign permit is required for all
proposed monument signage.
Platting, Land Dedication, and Easements
7. 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.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 11 of 18
8. 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.
9. The final plat must be recorded with the Washington County Recorder's Office before any
building permit can be issued.
10. 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.
11. All outlots shall be deeded to the City at the time of recording of the final plat.
12. 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 Grading
13. A grading permit and financial guaranty is required prior to approval of grading activity
related to the project.
14. Prior to Council review of the final plat, the developer must submit for staff review and
approval a final construction management plan that includes erosion control measures,
project phasing for grading work, areas designated for preservation, a rock construction
entrance, and construction -related vehicle parking. All emergency overflow swales must
be identified on the grading and erosion control plan.
15. 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.
16. 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.
17. 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.
18. The Developer shall be responsible for constructing the trail segment through the remnant
parcel to Parkview Pointe.
Lot Performance Standards
19. The architectural standards of the homes shall be consistent with the following:
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 12 of 18
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 fagade of the principal structure
(shakes, board and batten, accent siding, shutters, window boxes, etc.).
20. Setbacks required:
a. Front: 25 feet
b. Side (house): 7.5 feet
c. Side (garage): 7.5 feet
d. Rear: 35 feet
21. Additional home styles and floor plans that meet the intent of the PUD may be offered
subject to administrative review and approval from City staff.
22. Minimum single-family detached lot width shall be 60 feet at the building setback.
23. 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.
24. If fencing is installed by any property owner adjoining Jamaica Avenue and Ravine Park-
way, the fence design, materials, and color shall be uniform. The fence must be placed on
the house side of any earth berm or landscaping and must not encroach within the Ravine
Parkway or Jamaica Avenue rights -of -way or Outlots A, B, C, and D. Fencing along Ravine
Parkway must be a minimum of five feet away from the trail/sidewalk paralleling Ravine
Parkway and the adjoining property owner must mow and maintain that five-foot area. This
condition shall be memorialized in any HOA covenants documents.
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, must be shown on the final plat and dedicated to the
City for public purposes.
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.
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).
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 13 of 18
Streets
30. The City's curb replacement policy must be complied with during home building. A bitumi-
nous wedge shall be maintained on the street until 90 percent of the homes are constructed
in any phase or in three years.
31. Future road connection signs shall be provided at the future road access point in the north-
ern portion of the development.
Landscaping and Irrigation
32. 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.
33. The City Forester will mark the location where boulevard trees must be planted and ap-
prove the tree species to be planted. The final landscape plan must be reviewed, coordi-
nated, and approved by the City Forester.
34. The Developer is responsible for establishing the final grades, topsoil, and seeding of all
the lots, outlots, and boulevards within the subdivision.
35. 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.
36. Conifer trees planted on the lots adjacent to Ravine Meadows shall be a minimum of 10
feet in height at planting.
37. Four (4) trees and ten (10) shrubs shall be installed within each lot per ordinance.
38. The homeowners association (HOA) shall own and maintain Outlot B. Maintenance also
includes the repair, replacement, removal, etc. of any and all landscaping amenities.
39. The Applicant shall work with the City to mitigate 580 caliper inches of replacement trees
on the site or pay cash in lieu of the required mitigation or a combination of both. This shall
be addressed on a final landscaping plan that shall be approved by planning staff prior to
approval of the final plat.
40. No trees shall be planted in the Washington County right of way on Jamaica Avenue.
Surface Water Management
41. 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.
42. 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.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 14 of 18
Onsite Infrastructure Improvements
43. A street lighting plan must be submitted by the developer and approved by the City Engi-
neer.
44. 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.
45. The developer is responsible for the cost and installation of public land boundary markers
at the corners of private properties abutting Outlot A, B, C and D. 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
outlined in Bolton & Menk plan review letter dated January 14, 2022.
46. 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.
47. 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.
48. 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.
49. 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.
50. 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.
51. Developer will be required to conduct all major activities to construct the public improve-
ments during the following hours of operation:
Monday through Friday 7:00 A.M. to 7:00 P.M.
Saturday 9:00 A.M. to 5:00 P.M.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 15 of 18
Sunday 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.
52. 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.
53. 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.
54. 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.
55. 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.
56. 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.
57. 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.
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 16 of 18
58. 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.
59. 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.
60. 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.
61. 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.
62. 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.
63. 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.
64. 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
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 17 of 18
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.
65. 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.
66. 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.
67. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended.
68. 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.
69. 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
k. Adjust and repair new and existing utilities
I. Trails and sidewalks
m. Erosion control, site grading and ponding
n. Surveying and staking
Planning Staff Report — McHattie Landing
Case Nos. ZA2021-074 & PP2021-075
January 24, 2022
Page 18 of 18
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.
70. 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.
71. 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.
72. Temporary parking during construction shall be permitted on only one side of the street.
73. The park dedication requirements will be satisfied upon dedication of Outlot A 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.
Prepared by:
Mike Mrosla
Senior Planner
Attachments:
A. Preliminary Plans
B. Engineering Review Memorandum 1/14/2022
CONSULTANT CONTACT LIST: BENCHMARKS
CMLENGINEER Preliminary Site Development Plans
aoLaERTArvo wlwAMs, eoTa RETERErvceo TROM THE MrvooT aEooenc oATAeasE
DEVEMANLEY DEVELL NERPM S12800 AMBATEK
MANLEY DEVELOPMENT MINNET NKA,BAN RDRIVE, SUITE 300 YvIUTAMI ELEv-1.111
1915 PLAZA DRIVE MINNETONKA, MN 55343 '
EAGAN, MN 55112 TEL 763-476-6010
EMAIL EMAIL EWth@Sambatek.com E11ITEIT mEDv. 1—
CONTACT:KURT MANLEY CONTACT :ERICLUTH,PE fo r
SHEET INDEX
Mchattie SHEET DESCRIPTION 1-11
BRAUNIHTERT SURVEYOR (—T)oBRAUNINNICALL SAMBATEK Landing NsMoarH)Ns
11001 HAM PSHIRE AVENUE SOUTH 12800 WHITEWATER DRIVE, SUITE 300 Ivs (w Esr)
MINNEAPOLIS, MN 55438 MINNETONKA, MN 55343 —(E—)
TEL952-9952000 TEL 763-476-6010N-1(111TH)
E MAIL lon—intemoc.com EMAIL: MSaIo@Sambatek.co. ITE—
CONTACT : CONTACT: MARK SALO, TIES
-(NOHTH)
Cottage Grove, Minnesota
wIv (w EST)
w (EAST)
w (So TH)
LANDSCAPE ARCHITECT C ,N11 11y�1
SAMBATEK Presented by: NS(NoaTH)
M INN WHITEWATE R DRIVE, SUITE 300
TEL 763 ONKA,10 55343 IvrE(WEST)
TEL]63-4]6-6010 NrE (E°ST)
EMAIL: ]Workman@Sambatek.com IvrE (11E TH)
CONTACT: JOHNNIE WORKMAN, PLA Manley Development AnIN� NOTE
oL (PHnsE S) S
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S(STR 2)
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LAN (EIT)
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N.T.S.
ATTACHMENTS
PP1-PP5 PRELIMINARY PLAT PREPARED BY SAMBATEK
1/1 ALTA SURVEY PREPARED BY SAMBATEK
VICINITY MAP — GOVERNING SPECIFICATIONS
NO SCALE CITY OF COTTAGE GROVE SPECIE ICAT
IONS (2021)
CITY ENGINEER'S ASSOCIATION OF MNNESOTA STANDARD SPECIFICATIONS (2013)
MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCT ION (2018 EDITION)
tFa1— Ian s eclflca RELININKRY URAvvN BY
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e1 Nm>.mes<aee or M���e�o:^Inal, t:v a Wambatek MCHa Dev Landint e1.o1
MCHattie Landing
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DESCRIPTION
DESCRIPTION FROM TITLE COMMITMENT:
PARCEL N1:
THAT PART OF THE W EST HALF OF THE NORTH W EST QUARTER OF SECTION 3, TO W NSH I 27
NORTH, RANGE 21 WEST, WASH I NGTON COUNTY, MINNESOTA DESCRIBED AS FOLLOWS:
BEGIN IJING AT A POINT AT THE CENTERLINE OF COUNTY ROAD NO. 20, SAID POINT BEING
368.01 FEET WEST AND 968.45 FEET SOUTH OF THE NORTHEAST CORNER OF THE WEST HALF
OF THE NORTHWEST QUARTER; THENCE SOUTH 39 DEGREES 8 MINUTES WEST
PERPENDICULAR TO THE CENTERLINE OF COUNTY ROAD NO. 20, A DISTANCE OF 272.25 FEET
TO AN IRON STAKE; THENCE NORTH 50 DEGREES 51 MINUTES WEST PARALLEL WITH THE
CENTERLINE OF COUNTY ROAD NO. 20, A DISTANCE OF 160 FEETTO AN IRON STAKE; THENCE
NORTH 39 DEGREES 8 MINUTES EAST PARALLEL WITH THE EASTERLY LINE OF THIS TRACT
272.25 FEET TO THE CENTERLINE OF COUNTY ROAD NO. 20; THENCE SOUTH 50 DEGREES 51
MINUTES EAST 160 FEET ALONG THE CENTERLINE OF COUNTY ROAD NO. 20 TO THE POINT
OF BEGINNING.
PARCEL 42:
THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 27
NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA LYING EASTERLY OF
JAMAICA AVENUE AND NORTHEASTERLY OF RAVINE PARKWAY SOUTH; EXCEPT THAT
PORTION LYING NORTHEASTERLY OF COUNTY ROAD NO. 20, AND EXCEPT THAT PART
DESCRIBED AS FOLLOWS: BEGINNING AT A POINTAT THE CENTERLINE OF COUNTY ROAD
NO 20, SAID P01 NT BEING 368.01 FEET WEST AND 968.45 FEET SOUTH OF THE
NORTHEAST CORNER OF THE WEST HALF OF THE NORTHWEST QUARTER; THENCE SOUTH
39 DEGREES 8 MINUTES WEST PERPENDICULAR TO THE CENTERLINE OF COUNTY ROAD
NO. 20, A DISTANCE OF 272.25 FEET TO AN IRON STAKE; THENCE IJORTH 50 DEGREES 51
MINUTES W EST PARALLEL WITH THE CENTERLINE OF COUNTY ROAD NO. 20, A DISTANCE
OF 160 FEETTO AN IRON STAKE; THENCE NORTH 39 DEGREES 8 MINUTES EAST PARALLEL
W ITH TH E EASTERLY LINE OF THIS TRACT 272.25 FEET TO THE CENTERLINE OF COUNTY
ROAD NO. 20; THENCE SOUTH 50 DEGREES 51 MINUTES EAST 160 FEET ALONG THE
CENTE RUNE OF COUNTY ROAD NO, 20 TO THE POINT OF BEGINNING.
T
'T
=LEGEND
• FOUND MONUMENT
WATERMAIN
------- EASEM E NT LI NE
O SET MONUMENT
SA N ITA BY SEWE R
---------- SETBACK LINE
MARKED ITS 43933
STORM SEWER
---- RESTRICTED ACCESS
®ELECTRIC METER
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CONCRETE CURB
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S BUILDING LINE
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PROPERTY SUMMARY
1. SUBJECT PROPERTIES ADDRESS ARE:
PARCEL 1: 9165 MILITARY ROAD, COTTAGE GROVE
PID: 03-027-21-23-0001,
PARCEL 2: 9119 MILITARY ROAD, COTTAGE GROVE
PID: 03-027-21-23-0003
2. THE GROSS AREA OF THE SUBJECT PROPERTY IS 34. 852 ACRES OR 1,518,146 SQUARE
FEET.
3. THE SUBJECT PROPERTY IS ZONED AGRICULTURAL PRESERVATION LAST), PER CITY OF
COTTAGE GROVE WEBSITE.
4, THE BUILDING(S) AND EXTERIOR DIM ENSIONS OF THE OUTSIDE WALL AT GROUND LEVEL
ARE SHOWN ON THE SURVEY. IT MAY NOT BE THE FOUNDATION WALL.
_BENCHMARKS
1. THEVERTICALDATUM IS BASED ON NAVD88. THE ORIGINATING BENCHMARKS ARE
HU LBE RT AND WILLIAMS, BOTH REFERENCED FROM THE MNDOT GEODETIC DATABASE
BENCHMARK#1
WILLIAMS. ELEV: 787.71
BENCHMARK
#2
HULBERT. ELEV: 933.08
SURVEY NOTES
1. THE BEARING SYSTEM IS BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM,
NAD83 (1986 ADJUST(. WITH AN ASSUMED BEARING OF NORTH 01 DEGREES 01 MINUTES
OS SECONDS EAST FOR THE WEST LINE OF THE NW 1/4, SECTION 3, TOWNSHIP 27N,
RANGE 21W. THE ORIGINATING MONUMENTS UTILIZED TO ESTABLISH THE HORIZONTAL
POSITION OF THIS SURVEY WAS THE NORTHWEST CORNER AND THE NORTHEAST CORNER
OF SAID SECTION.
2. FIELD WORK WAS COMPLETED ON 09/1312021.
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--- —_—___________
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------///
ENGINEERED FILL
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IF REQUIRED(TYP)
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6. FINISHED GRADE SHALL BE ESTABLISHEDTO THE 10' FRONT EASEMENT LINE BEFORE STARTINGTHE PAD HOLD DOWN FORAILL LOTS.
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®�•—•-0 �•—�•-0STORM SEWER
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CONTOUR
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suss ELEV.
SILT FENCE
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—LEGEND
PROPOSED EXISTING
CONCRETE CURB
®---0---0STORM SEWER
--------- --------
DRAINTILE
—'92 --R2 —
CONTOUR
RIPRAP
sows
OVER FLOW
ELEV.
SILT FENCE
SILT DIKE
LIMITS OF DISTURBANCE
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CHECK DAM
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CONSTRUCTION ENTRANCE
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IPl
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f SB
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TEMPORARY STORAGE AND
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REFER TO SHEETS C5.11 &C5.12 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, TEMPORARY STABILIZATION
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1
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NARRATIVE.
I
_________
—SOIL
EROSION/SEDIMENTATION
CONTROL OPERATION TIME SCHEDULE
CONSTRUCTION SEQUENCE JAN FEB
MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN
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PLAN VIEW
ANCHOR TRENCH (SEE DETAIL
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FACE F
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NOTE: SPACING DISTANCES
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II. SIZING REQUIREMENTS: 315,125
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BE PLACED ON AN EVEN SURFACE fi" BELOW
STRUCTUREOPENIW.TOPOFSILTBOXTO
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MANHOLE STEPS SHALL BE PLACED
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12 �24 { VARIES PESZE
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1 ALL DOG HOUSES SHALL BE MOHTARED
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COTTAGE G ROVE, MINNESOTA SAN>
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TOP TO 1/2' BELOW
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PROVIDE 12" OFAOJUSTMEN.
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COTTAGE GROVE, MINNESOTA WqT-5
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6
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VARI2 VARIES DETERMINED BY PIPE OBE2i INSIDE
PIPE SHALL BE CUT
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WALL.
INSI EANSD OUTSIDE ORMA NODBDTH
3 BEADS OF RAMNEK Oa EQUAL,
SECTION BETWEEN B—.SLARANDBARRELIECIRCXI
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Cottage STORMSEWERMANHOLE
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CASTING AND A-11.ENT MNGS AS
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WITH 2 BEADS OF RAMNEK OR EQUAL.
MANHOLE STEPS 16" MAX ON CENTER.
ALL BE VIOITARED BEH
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3'-0'
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L E'DIA. STRU-IRE 9
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MANHOLE STEPS 16 MAX ON CENTER.
V �VARIES' DETERMINED RY PIPE III
/_ PIPE SHALL BE CUT TO INSIDE
VAR.
A ES MOARTTRED MANHOLE WALL.
SIDE AND OUTSIDE ORMArvNOU:BOi
OREQUA1
SECTION BETWEEN eOTTOMSUe AND ARRELSEeTI
STANDARD DETAILS
GroV¢E� STORM SEWER
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ANHOLE WILL.
MDOGHOUSES SHALL BE MORTARED
INSIDE AND OUTSIDE OF MANHOLE.
INSIDE
BOTH
3 SECTION
EQUAL BETWEEN BOTTOM
SAB
STANDARD DETAILS
�GUroC
1UN
STORM SEWERIUNCTIDN MANHOIE
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COTTAGE GROVE, MINNESOTA
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FACE DI CUB ®®®��
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AND BARREL SECTION. SECTION 3 MORTAR INVERT
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3 PUCE 2 BEAo5 OF RAINNEK OR
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STREETRDCATCH BASS
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MANHOLETSTEPS SHALL B E PUBIG SO THAT
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LEGEND
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TREE PRESERVATION SUMMARY
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OVERALL SITE PLAN
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L0.01
REV.
Manley Development
McHattle Landing
Cottage Grove, MN
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1LAnt6lyltlsHEErs6a322-TOTREEDSvG.m02TREEINVENrnaY
Tag No.
Common Name
6cientiTc Name
TVPe
Status
Notes
3109
American Elm
Ulmus amer(ceno
Hardwood
Remove
3110
16
Norway Maple
Acer ple[enoides
Softwood
Remove
3111
10
Colorado Blue
Spruce
Picee pungens
Lon(Jemu
Remove
3112
20
Scotch P'me
sylvesMs
Conrferous
Remove
3113
16
Colorado Blue
Spruce
Picec pungens
Conrferous
Remove
3114
16
Crabapple
Melus BE
Softwood
Remove
3113
20
Coloratlo Blue
Spruce
Plcea pungens
Coniferous
Remove
3116
10
Crabapple
Malus sp.
Softwood
Remove
311]
19
White Spruce
Piceo gle uce
Comfemu
Remove
3118
15
Apple
Malus sp.
Softwoods
Remove
30% top dead
3119
6
Green ASM1
Fraxlnus pennsylvon(ca
Hartlwood
Remove
W hlte Spruce
Piceo gip uce
Comfemus
3121
20
White Spruce
Picee gle uce
Con(Jerou
Remove
3122
22
WM1lte Spruce
Picec gla uce
Conrferous
Remove
3123
way Maple
car plp[anoldes
Softwood
3124
1]
Pa per Birch
Be[ule poyrifere
Herdwoed
Remove
3123
18
White Spruce
Picee gla uce
Coniferous
Remove
3126
21
WM1lte Spruce
ec 9la v[c
Conrferous
Remove
312]
24
Green ASM1
us pennsylvpnlm
Hardwood
3126
22
Green Ash
Froxinus pennsylvanim
Herdwoed
Remove
3129
30
Norway Maple
Acer ple[anoldes
Softwood
Remove
split at base up to two main leaders E'
uP
3130
20
Green Ash
Froxinus pennsylvanim
Hartlwood
Remove
3131
12, 10,9
Pa per Birch
erula peyrrferc
Hcrdwood
Remove
3132
12
Bun Elder
Acer negundo
Softwood
Remove
3133
12
Box Elder
Acer negundo
Softwood
Remove
3134
16
8ox Eltler
Acer negundo
Softwood
Remove
e Elder
Acer negundo
Softwood
3136
10
Hackberry
Celtis occiden[elis
Herdwoed
Remove
echo dlral damage along trunk
313]
16
Box Elder
Acer negundo
softwood
Remove
3138
12,12
8ox Elder
Acer negundo
Softwood
Remove
3139
1]
Bon Elder
Acer negundo
Softwood
Remove
3140
20, 1E,12
Box Elder
Acer negundo
Softwood
Remove
3141
1912,
Box Eltler
Acer negundo
sof[rvood
Remove
3142
Green ASM1
us pennsylvanim
Hardwood
Remove
3143
2E
Norway Maple
A er plotcnoides
Softwood
Remove
3144
22
Green Ash
Froxinus pennsylvanim
Hardwood
Remove
3143
11
White Spruce
Picee gleuco
Coniferous
Remove
W hire Spruce
Picec glc uce
Conrferous
314]
23
White Spruce
Picec gleuco
Conrferous
Remove
3148
26
Norvvay Maple
Acer plo[anoldes
Softwood
Remove
3149
9
WM1lte Spruce
Picee gleuco
Coniferous
Remove
3130
8
White Sprure
Picee gle uce
Comfemu
Remove
3]51
10
White Spruce
Picee gla uce
Con(Jemu
Remove
3132
6
WM1lte Spruce
Picee gleam
Coniferous
Remove
3133
WMlte Spnrrx
ea glpvcp
Coniferous
R
3134
6
White Spruce
Wee gle uce
Comfemu
Remove
3158
fi
White Spruce
Picee gla uce
Coniferous
Remove
3136
WMlte Spruce
ea glovco
Coniferous
R
does not quality
313]
14
White Spruce
Piceo gle uce
Comfemu
3138
11
White Spruce
Picee gla uce
Con(Jemu
Remove
3139
6
White Spruce
ec gloom
Conrferous
Remove
3160
1]
White Spruce
eo glc uce
Comferous
3161
1o,9,as
mrh¢e cedar
mule o�denmli=
mniferor
Remove
3162
20
Sm[ch Pine
Pinus sylvesMs
Coniferous
Remove
3163
20
Green Ash
Fraxlnus pennsylvanim
Hcrdwaod
Remove
3164
12,12
x Elder
Acer nag undo
Softwood
3163
24,22
Box Elder
Acer ne5 undo
Softwood
Remove
3166
1E
Box Elder
Acer ne5 undo
Softwood
Remove
316)
10
HackberrV
Cel(fs ocUCenMI(s
Hcrdwaod
Remove
3168
20, 10
s Elder
Acer ne5 undo
Softwood
Remove
3169
12
Box Elder
Acer nag undo
Softwood
Remove
31)0
11
Hackberry
Cel(fs occldenMl(s
Hcrdwaod
Remove
31]1
1)
Box Elder
rnegvndo
Softwood
Remove
31]2
12
n Elder
Acer nag undo
Softwood
Remove
31]3
22
Scootch Pine
Pinus sylvesMs
Coniferous
Remove
31]4
12
American Elm
Ulmus emencene
He Nwood
Remove
31)3
22
Box Eltler
Acer ne5undo
Softwood
Remove
31]6
15,12
Green Ash
Fraxinus pennsylvanim
Hcrdwaod
31]]
18
Green Ash
Froxinus pennsylvpnice
Hcrdwood
Remove
31]8
]
Hackberry
CelOsomidentplis
Hcrdwaod
Remove
31]9
14
Green Ash
Fraxlnus pennsylvanlca
Hcrdwaod
Remove
3180
17
HackberrV
Celtl octldenMl/s
Hcrdwaod
Remove
Hackberry
celNs oo7denmlls
Hcrdwood
3182
]
Hackberry
Lel[isowden[olis
Hcrdwood
Remove
3183
28
Hackberry
CelOs ocndenMlis
Hcrdwaod
Remove
3184
B
ackberry
Cel(fs ocUdenMl(s
Hcrdwaod
Remove
3183
17
ackberry
Celtis ocdden[el/s
Hcrdwood
3186
6
HackberrV
Cells ocUdenrPl(s
Hcrdwood
Remove
318]
16,10
Green Ash
Fraxinus pennsylvonice
Hcrdwood
Remove
both in poor health
3188
14
American Elm
Ulmus amenceno
Hcrdwaod
Remove
3189
9
Hackberry
Cells ocddenmlls
Hcrdwaod
Remove
3190
12.10
HackberrV
Celtls ocddenMl/s
Hcrdwaod
Remove
3191
9
Hackberry
Lelfis omdenMlis
Hcrdwood
Remove
3192
6
Hackberry
Celtis ocodenmlis
Hcrdwood
Remove
3193
19,10
Green Ash
Fraxlnus pennrylvonlce
He Nwood
Remove
3194
12
American Elm
Ulmus emenceno
Hcrdwaod
Remove
3193
18
American Elm
Ulmus emenceno
Hcrdwaod
Remove
3196
12
Green Ash
Fraxlnus pennsylvanim
Hcrdwaod
Remove
In decline
319]
10
Green Ash
us pennsylvanim
Hardwood
319R
]]
Hackberry
Celtis ocddenml/s
Hcrdwood
3199
8
Green Ash
Fraxlnus pennrylvonlce
He Nwood
Remove
3200
18,16
Green Ash
Fraxinus pennsylvenice
Hcrdwaod
Remove
3201
24
Green Ash
us pennsylvanim
Hcrdwaod
Remove
3202
16
HackberrV
Celtis ocCiden[elis
Hardwood
Remove
3203
24,19, 16,13
Box Elder
Acer nag undo
Softwood
Remove
3204
6
Hackberry
Celtis occldenMlls
Hcrdwaod
Remove
3203
19
ackberry
Cel(fs ocUCenMI(s
Hcrdwaod
Remove
3206
9
HackberrV
Celtis ocdden[el/s
Hcrdwood
Remove
320]
9
HackberrV
Celtisowden[plis
Hcrdwood
Remove
3208
6
Hackberry
Celtis ocndenMlis
He Nwood
Remove
3209
12
American Elm
Ulmus emericeno
Hcrdwood
Remove
3210
12
Hackberry
Cel(fs ocddenMl(s
Hcrdwaod
Remove
3211
23
HackherrV
Celtls ocddenMl/s
Hcrdwaod
Remove
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PLANT SCHEDULE OVERALL
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LEGEND
NR'NERT' 'MT R AE HAFT vA, RE 0
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LANDSCAPE TREE SUMMARY
RVID ENTAL DREP,rslRE orsp
REN EMENT TREV TIMRDE 1.IN11E=, 5ME(NOV)
ANILICATIN
DI
AvvHER OL, pTo ornE o:Mu ENCM Rcc
c/u"csuPE m ILEEHINE
11ILDINo
SOUTHEAST STORM WATER TREE SCHEDULE
PLANT SCHEDULE SOUTHEAST STORMWATER
GROUNDCOVER SCHEDULE
GROUNDCOVER SCHEDULE OVERALL
NORTH
®M
I—E IN FEET
OVERALL SITE PLAN SHEET
Maoley Development L 1.01
McHattie Landing
Cottage Grove, MN REV.
J
A
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L1.02 LANDSCAPE PLAN (NORTH)L1.02 LANDSCAPE PLAN (NORTH)::L:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWGL:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWG
12/29/2021 3:01:22 PM12/29/2021 3:01:22 PM | |AARON FELDBERG, PE (MN, AZ)AARON FELDBERG, PE (MN, AZ) | |22.0S (LMS TECH)22.0S (LMS TECH)
L1.03 LANDSCAPE PLAN (WEST)L1.03 LANDSCAPE PLAN (WEST)::L:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWGL:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWG
12/29/2021 3:01:22 PM12/29/2021 3:01:22 PM | |AARON FELDBERG, PE (MN, AZ)AARON FELDBERG, PE (MN, AZ) | |22.0S (LMS TECH)22.0S (LMS TECH)
L1.04 LANDSCAPE PLAN (EAST)L1.04 LANDSCAPE PLAN (EAST)::L:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWGL:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWG
12/29/2021 3:01:22 PM12/29/2021 3:01:22 PM | |AARON FELDBERG, PE (MN, AZ)AARON FELDBERG, PE (MN, AZ) | |22.0S (LMS TECH)22.0S (LMS TECH)
L1.05 LANDSCAPE PLAN (SOUTH)L1.05 LANDSCAPE PLAN (SOUTH)::L:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWGL:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWG
12/29/2021 3:01:22 PM12/29/2021 3:01:22 PM | |AARON FELDBERG, PE (MN, AZ)AARON FELDBERG, PE (MN, AZ) | |22.0S (LMS TECH)22.0S (LMS TECH)
L1.06 LANDSCAPE DETAILS AND NOTESL1.06 LANDSCAPE DETAILS AND NOTES::L:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWGL:\\PROJECTS\\50322\\CAD\\CIVIL\\SHEETS\\50322-L1-LSCP.DWG
12/29/2021 3:01:22 PM12/29/2021 3:01:22 PM | |AARON FELDBERG, PE (MN, AZ)AARON FELDBERG, PE (MN, AZ) | |22.0S (LMS TECH)22.0S (LMS TECH)