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HomeMy WebLinkAbout2022-04-25 PACKET 06.5 - GRAYMONT VILLAGE STAFF REPORT CASE: ZA2022-032 & PP2022-033 ITEM: 6.5 PUBLIC MEETING DATE: 4/25/22 TENTATIVE COUNCIL REVIEW DATE: 5/18/22 APPLICATION APPLICANT: US Home, LLC (Lennar) REQUEST: A zoning amendment to rezone approximately 65 acres from AG-2, Agricultural, to R-4, Low Density Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Graymont Village that will consist of 207 lots for single-family homes and 6 outlots. SITE DATA LOCATION: West of Ideal Avenue and south of the planned 105th Street extension ZONING: AG-2, Agricultural GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Industrial EAST: Agricultural Low Density Residential SOUTH: Rural Residential Low Density Residential WEST: Agricultural Low Density Residential SIZE: 65 acres DENSITY: 3.47 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Mike Mrosla, Senior Planner; 651-458-2825; mmrosla@cottagegrovemn.gov Application Accepted: 3/30/2022 60-Day Review Deadline: 5/29/2022 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Graymont Village Planning Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Proposal Lennar (Applicant) has submitted an application for a Preliminary Plat, Rezoning, and a Planned Unit Development (PUD) for a project to be known as Graymont Village. The subject properties are located west of Ideal Avenue, south of the planned 105th Street extension and north of 110th Street. The Applicant is proposing to construct 207 single family homes on approximately 65.3 acres. The property is currently zoned AG-2, Agricultural, and R-3, Single Family Residential, and is guided on the land use plan as Low Density Residential. Review Schedule Application Received: March 30, 2022 Neighbohood Meeting: March 3, 2022 Application Accepted: April 13, 2022 60-Day Review Deadline: June 12, 2022 Planning Commission Meeting: April 25, 2022 Tentative City Council Meeting: May 15, 2022 Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 2 of 18 Background Site Conditions The subject properties consist of 100.43 acres of tilled and vacant fields. The proposed site’s topography is flat with little grade change. 2020 Aerial Photo Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by WSB and are dated 3/30/2022 (Attachment B). All comments provided in the Stantec engineering review memo dated April 18, 2022, (Attachment C) will be required to be addressed in a new submittal. Rezoning and Comprehensive Plan The subject property is currently guided as Low Density Residential in the 2040 Comprehensive Plan. The proposed preliminary plat and the land use plan from the 2040 Comprehensive Plan are consistent the 2040 Comprehensive Plan in the following ways: Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 3 of 18  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 3.47 units per acre is consistent with the Low-Density Residential land use of 2 to 4 units per acre.  The proposed development helps provide the city with a diverse mix of housing types that are needed to serve all income levels and all stages of life.  The proposed preliminary plat and grading plan are consistent with the low-density resi- dential land use designation for this area. The Applicant is requesting to rezone the subject property from AG-2, Agriculture and R-3, Single Family Residential to R-4, Low Density Residential with a Planned Unit Development (PUD) Over- lay, which would be in accordance with the City’s 2040 Comprehensive Plan. Proposed Rezoning Cottage Grove Business Park Alternative Urban Areawide Review (AUAR) At its March 2, 2022, meeting the City Council approved a resolution adopting the Cottage Grove Business Park AUAR Update and Mitigation Plan. The Cottage Grove Business Park AUAR was updated because the land uses were not consistent with the City’s 2040 Comprehensive Plans land use plan. In addition, Minnesota Rules, part 4410.3610 subpart 7 requires an AUAR to be updated every five years or until development is complete within the AUAR area. Since the plan was adopted in 2018, it would need to be updated in no later than 2023. The approved update satisfies both requirements. The proposed preliminary plat is consistent with the AUAR, and mit- igation strategies have been included in the conditions of approval for this proposed development. Preliminary Plat The preliminary plat, as proposed, depicts a logical development of a viable property given the adopted performance standards of the zoning district and the surrounding land uses. The Appli- cant is proposing a denser residential product on the northern section of the proposed develop- ment adjacent to the NorthPoint Development, that was approved at the December 15, 2021, the Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 4 of 18 City Council meeting. The NorthPoint development consists of 3.5 million square feet of ware- house, manufacturing, distribution, and office building space. Conventional land planning concen- trates denser residential uses adjacent to major roadway, transit stations, commercial, and indus- trial uses. Density levels decrease as you transition further away from the more intense uses. This is a very common land use planning practice and is proposed as part of this development. The Applicant is proposing 207 single-family homes on a verity of lot widths ranging from 45 feet wide to 65 feet wide as shown in the image below. Proposed Lot Widths The Applicant states that the proposed 45-foot-wide lots are intended for detached single family homes with standard two-car garages, three or more bedrooms, and two or more bathrooms. This product is designed to provide a more attainable detached housing option for first-time home buyers. There is a segment of the market that desires a single-family home that is not attached. Staff has heard from the residential developers that there is no market demand for a townhome product in the southern portion of the community. The Applicant is currently constructing this housing product in Otsego, Minnesota, and this would be the first location in the east metro. The proposed housing product for the 45-foot-wide lots is similar to the townhomes currently available in the Calarosa development. The Calarosa town- homes range from 25 to 32 feet wide for each unit. In the proposed Graymont Village, the widths Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 5 of 18 of the planned single-family detached homes are 26 to 30 feet with a two-car garage as shown in the images below. 45-foot-wide lot housing product Planned Unit Development The Applicant is requesting PUD flexibility on the following zoning performance standards as shown in the table below: R-4 Graymont Village Flexibility Requested Standards R-4/PUD Front yard setback 30 feet 25 feet Rear yard setback 35 feet 30 feet Minimum lot width 60 feet 45 feet Minimum lot area 7,500 SF 4,950 SF The majority of the PUD flexibility requested by the Applicant is for the proposed 45-foot-wide lots. The minimum lot area of the 45-foot-wide lot is 4,950 square feet, which is similar to the Settlers Bluff development that has a minimum lot area of 4,800. Besides the flexibility shown in the table above, the proposed development meets or exceeds the R-4 zoning district standards. Access and Pedestrian Plan The previously discussed NorthPoint development requires numerous roadway improvements as shown in the image below (Attachment A). Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 6 of 18 Anticipated Roadway Improvements The NorthPoint Development is required to construct 105th Street from Ideal Avenue to the pro- posed roundabout west as identified as Item 1 in the image above. This section will be constructed as a three-lane urban section with a center left-turn lane and right turn lanes at each access point. Bituminous trail would be constructed on both sides of the roadway and streetlights would be added for safety. Construction of 105th is anticipated to be completed fall of 2022. 105th Street will be the primary access point for the proposed development. A secondary access will be pro- vided on the south side of the proposed development on 110th Street. The proposed subdivision will have connections to the proposed Preserve at Prairie Dunes and accesses stubbed for future street extensions as shown below. Accesses and Pedestrian Plan The Applicant is proposing a five-foot wide sidewalk on one side of all internal streets within the subdivision. The sidewalks will be stubbed to the proposed Preserve at Prairie Dunes Develop- ment and to future development parcels. The Applicant will also construct an eight-foot-wide bitu- Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 7 of 18 minous recreation trail that connection to the proposed trail system within the Preserve at Prairie Dunes Development. Park Land and Open Space A minimum of 10 percent of developable area shall be required for new developments to provide residents with public recreation facilities, including parks and open spaces, as a part of develop- ment projects per City Code Title 10-4-3. The City’s Comprehensive Plan does not guide any portion of this parcel as future passive or active park area. However, the proposed development will have trail and sidewalk connections to the 7.95-acre neighborhood park that was dedicated to the City as part of the NorthPoint Development. In addition, the City is planning on adding a park on the land to the east of the proposed development if and when the future development occurs. The proposed recreational trail corridor outlot will be dedicated to the City as a portion of the required park dedication and the remainder will be cash in lieu of dedication land and memo- rialized in the developer agreement. 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 onsite. However, the submitted plan is incomplete and shall be revised to meet the intent of the City Code. The red area in the exhibit below depicts where the Applicant is proposing tree removal. Tree Removal Plan As a condition of approval, a revised tree inventory and landscaping plan that shall be approved by planning staff in writing prior to City Council approval of the final plat and any cash in lieu of replacement shall be memorialized in the developer’s agreement. Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 8 of 18 Landscaping 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 233 boulevard trees that that are identified on the City’s boulevard tree planting list. The landscaping plan shows the required four trees per lot or 828 total trees. However, staff is recommending the developer reduce the number of trees on the narrow lots to reduce overcrowding of the trees and increase survivability. However, staff is recommending as a condition of approval, the proposed Lots than cannot accommodate four trees shall have at least two of three trees in addition to the required boulevard tree. The remaining required trees per lot shall be planted elsewhere within the common areas of the development. Landscaping Plan 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. Outlot 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 delineation was submitted and reviewed by the City’s engineering staff, and their comments are included in a plan review letter dated April 18, 2022. The developer’s engineering consultant will continue to Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 9 of 18 work with the City Engineer and South Washington Watershed District 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 April 18, 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 public utili- ties will be provide to the subject property as part of the 105th Street Construction. The installation of the on-site utilities, roads, and supporting infrastructure will be privately designed and constructed to meet City specifications in the engineering memo dated April 18, 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. Public Hearing Notices Public hearing notices were mailed to 369 property owners who are within 500 feet of the pro- posed subdivision and the Rivers Acres neighborhood and published in the St. Paul Pioneer Press on April 13, 2022. Staff has not received any comments at the time of writing this report. Neighborhood Meeting The City and the Applicant held a joint neighborhood meeting on March 3, 2022. 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. In addition, Public Works Director Burfeind presented an overview of the proposed roadway improvements in the area and timeline for completion. Fourteen property owners were in attendance. There were only questions asked about the proposed project were in regard to housing prices. The majority of the questions were related to traffic and NorthPoint development. Recommendation That the Planning Commission recommend that the City Council approve the following two appli- cations: Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 10 of 18 A. A zoning amendment to change the zoning of the subject property from AG-2, Agriculture, and R-3, Single Family Residential, to R-4, Low Density Residential, with a PUD, Planned Unit Development. B. A preliminary plat for a residential subdivision to be called Graymont Village, which will consist of 207 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 shall enter into a development agreement with the City. The development agreement shall be executed by the Applicant prior to City Council approval of the final plat. 5. 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. 6. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Stantec memorandum dated April 18, 2022, subject to modifica- tions that are agreed to by the developer and City Engineer. All comments shall be adopted herein by reference. 7. This approval does not include monument signs. A separate sign permit is required for all proposed monument signage. 8. All mitigation items within the Cottage Grove Business Park AUAR shall be adhered to. Platting, Land Dedication, and Easements 9. 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. 10. 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. Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 11 of 18 11. The final plat must be recorded with the Washington County Recorder’s Office before any building permit can be issued. 12. 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. 13. Outlots D and F shall be deeded to the City at the time of recording of the final plat. Construction and Grading 14. A grading permit and financial guaranty is required prior to approval of grading activity related to the project. 15. 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. 16. A pre-construction meeting with City staff and the contractor must be held before site work begins. The contractor will provide the City with a project schedule for the various phases of construction. 17. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the “Minnesota Construction Site Erosion and Sediment Control Planning Handbook” and the conditions stipulated in Title 11-6-12, Erosion Control During Construction of the City’s Subdivision Ordinance. 18. 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. Lot Performance Standards 19. 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 façade of the principal structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 20. Setbacks required: a. Front: 25 feet Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 12 of 18 b. Side (house): 7.5 feet c. Side (garage): 5 feet d. Rear: 30 feet e. Corner: 20 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. 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. 23. If fencing is installed by any property owner adjoining Hadley Avenue or 105th Street, 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 shall not encroach rights-of-way or Outlots. Fencing shall be a minimum of five feet away from the trail/sidewalk and the adjoining property owner must mow and maintain that five-foot area. This condition shall be memo- rialized in any covenant documents. Utilities 24. 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. 25. The water utility plan shall conform to the City’s water supply and distribution plan. 26. The sanitary sewer utility plan shall conform to the City’s sanitary sewer comprehensive plan. 27. All stormwater designs shall meet the intent of the City’s Surface Water Management Plan and the SWWD water management plan. 28. 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). Streets 29. 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. 30. The street names for proposed public streets shall align with the County’s uniform street naming system and labeled on the final plat. 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 Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 13 of 18 32. The landscaped buffer adjacent 105th Street shall be maintained an HOA or property owner. In the event a property owner is required to maintain the area a restrictive conve- nance shall be placed on the lots adjacent to 105th Street. 33. 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. 34. 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. 35. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 36. 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. 37. Each lot in the subdivision shall have four (4) trees in addition to the boulevard tree and ten (10) shrubs installed prior to the issuance of a certificate of occupancy. Lots than cannot accommodate four trees shall have at least two (2) of three (3) trees in addition to the required boulevard tree. The remaining required trees per lot shall be planted elsewhere within the common areas of the development. 38. A revised tree inventory and landscaping plan that shall be approved by planning staff in writing prior to City Council approval of the final plat and any cash in lieu of replacement shall be memorialized in the developer’s agreement Surface Water Management 39. 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. 40. 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 41. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. 42. 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. 43. The developer is responsible for the cost and installation of public land boundary markers at the corners of private properties. The boundary markers are $115 per marker and are to Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 14 of 18 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 April 18, 2022. 44. The developer shall provide a trail stub off of the northern cul-de-sac to the proposed park identified in the 45. 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. 46. 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. 47. 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. 48. 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. 49. 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. 50. 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. 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. Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 15 of 18 51. 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. 52. 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. 53. 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. 54. 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. 55. 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. 56. 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. 57. 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. Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 16 of 18 58. 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. 59. 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. 60. 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. 61. 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. 62. 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. 63. 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 Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 17 of 18 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. 64. 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. 65. 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. 66. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 67. It is the Developer’s responsibility to keep active and up to date the developer’s contract and financial surety (e.g., Letter of Credit, etc.). These documents must remain active until the developer has been released from any further obligation by City Council motion re- ceived in writing from the City Engineer. 68. 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 l. 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, Planning Staff Report – Graymont Village Case Nos. ZA2022-032, PP2022-033 April 25, 2022 Page 18 of 18 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. 69. 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. 70. 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. 71. Temporary parking during construction shall be permitted on only one side of the street. 72. The park dedication requirements will be satisfied upon dedication of Outlot G 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. Roadway Improvements Exhibit B. Preliminary Plans C. Engineering Review Memorandum 4/18/2022 Stantec Consulting Services Inc. 733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309 April 18, 2022 File: 193802266 Ryan Burfeind, PE Public Works Director/City Engineer 8635 West Point Douglas Road S. Cottage Grove, Minnesota 55016 Reference: Graymont Village (Preliminary Plat Submittal) Dear Ryan, Below are preliminary plat comments for the Graymont Village plans submitted on March 31, 2022: General Comments: 1.Please include updated detail plates and City of Cottage Grove standard specifications (dated January 2022) with final plans. The detail plates and standard specifications th 2.The old linework for the 105 Street roundabout has been included on the plan sheets, please update. 3.Include turf establishment sheets with the final plans. 4.Include electrical plan for street lighting sheets with the final plans. 5.Include information for addressing existing wells on site. Are there any sanitary septic systems on the site? 6.Include information for addressing existing buildings, fences, driveways, and other structures to be removed from site (reference southern portion of the project). Preliminary Plat Comments: 7.Verify a minimum of a twenty-foot drainage and utility easement has been provide for all storm sewer (ten feet on each side of pipe centerline). 8.Verify a drainage and utility easement has been provided for all drainage that is routed to storm inlets or ponding areas (across rear yards, etc.). 9.Site Plan Note #5: Face of curb to face of curb must be specified per City detail plates. 10. Proposed Outlot A, Outlot B, and Outlot E will be owned and maintained by the HOA and a maintenance agreement will need to be prepared and signed. 11. Include a twenty foot outlot to access the southern pond/infiltration area on Outlot D. 12. Proposed lot setbacks are smaller than typical and should be reviewed with the City Planner setback, etc.). Grading Drainage & Erosion Control Comments): 13. Are wetlands located on site (part of Outlot B, northwest corner of Outlot A, or other areas)? 14. Trunk storm sewer stub is located at north end of Street 1(this will be installed as th part of the 105 Street project). Proposed plan has the trunk storm connection located west of lot 1 block 5. 15. The trunk storm sewer must be routed within the street rather than in backyards. 16. Outlot B does not have a proposed ponding outlet. Provide an outlet to Outlot A when truck storm sewer is relocated. Provide infiltration basin details as well as information on the plan sheets for proposed outlots A and B where infiltration is being proposed. See #10 above for additional requirements. 17. Include proposed lot corner elevations. 18. Include street stationing and proposed centerline elevations. Identify high and low points on the plans. 19. Maintain a 2% minimum grade for rear lot swales (lots 17 through 21 block 9, lots 10 through 14 block 9, etc.). 20. Is detail ERO-14 needed? Where will a temporary sediment trap/basin be used? 21. Emergency Overflows (EOF) should be labeled and identified on the plans with elevations included. 22. Lowest adjacent grade must be set 1-foot above the adjacent backyard/side yard EOF or adjacent overland conveyance. 23. Lowest adjacent grade must be 2-feet above the adjacent detention basin EOF. 24. Lowest adjacent grade must be 3-feet higher than the ponds HWL. 25. All drainage should be collected and treated prior to leaving the development. Currently there are portions of street drainage that are graded to drain off site. Street & Utility Plan Comments: 26. Include an overall utility plan sheet. 27. Verify and check hydrant coverage (maximum of 250 foot radius coverage). 28. Relocate hydrants that fall over proposed storm sewer (hydrant between lots 3 & 4 of block 1, etc.). 29. Include temporary hydrant or blow-off (east end of Street 8, south end of Street 1, west end of Street 7, south end of Street 2, west end of Street 4, etc.). 30. Include watermain sizes (DIP only) and label all fittings within the final plans. 31. Show and include locations of all proposed irrigation services. th 32. Provide details for proposed water main connection at 100 Street. th 33. Adjust elevation of sanitary manhole connection at 105 Street. Elevation at end th of plug, installed as part of the 105 Street project, is proposed to be 774.88. 34. Street 3 (sanitary MH 33 to MH 43) and Street 6 (sanitary MH 32 to MH 40) include segment between manhole stretches. 35. Sanitary MH 28 includes two downstream inverts. Include a dead-end manhole east of sanitary MH 28 (south of lot 17 block 10). 36. Sanitary and watermain profile views should be included within the final plans, verify potential utility conflicts. 37. Include sanitary sewer and water services with service information for each property within the final plans. 38. There are a number of storm sewer manholes located within the street/driving lanes, a number of structures can be relocated to the curb line and/or eliminated. 39. Eliminate storm sewer in back yards wherever applicable and route within ROW (rear yard drainage can be picked up with side yard storm sewer that tie into storm sewer within ROW). 40. Adjust catchbasins at intersections to be outside of curb radiuses. 41. Relocate storm sewer structures located within boulevards to streets whenever applicable for access (MH33, CBMH 51, etc.). 42. Sheet C3.07, view is cut off. Unable to see pipe east of MH-20. 43. Show and label draintile out of catch basins at all low points within the final plans. 44. Add catchbasins at the south end of Street 2 before street drainage goes into th 110 Street. 45. Storm sewer profiles views should be included within the final plans, verify potential utility conflicts. 46. Include a storm stub to the south end of Steet 1. 47. The detention basin outlet designs, discharge rates, and high-water levels will need to be reviewed once the stormwater plan and HydroCAD models are submitted. 48. Provide Outlet Control Structure (OCS) details. 49. Shift storm sewer MH-33 closer to the street or in it and provide a sump manhole. 50. Currently the entire site is only showing dry basins with sediment forebays. Include wet ponds with a maintenance bench and offline infiltration rather than using sediment forebays. 51. Sump manholes should be placed at the closest upstream outlet into the infiltration basins that are located within the roadway for ease of maintenance (CBMH-112, MH-20, etc.). 52. It appears a sump manhole is being proposed in OCS-2. For maintenance purposes, this should be removed. 53. Add additional sidewalks added along: Street 6 between Street 2 and Street 5, Street 4 between Street 2 and Street 3, and Street 8 east of Street 1. Street 7 sidewalk locations should be moved to the south side of the street. 54. Include pedestrian ramps for both sides of street at all crossings. th 55. Adjust sidewalk connection point to landing pad for the sidewalk along 105 Street. 56. Add temporary cul-de-sac at the southern end of Street 1. 57. Include signing and pavement markings within the final plans. 58. Include driveway locations within the final plans 59. Include limits and type of curb within the final plans. Preliminary Landscape Plan Comments: 60. No landscaping shall be placed within outlots that will be owned by the City (Outlot D, etc.). Boulevard trees adjacent to Outlots should be placed every 80 feet. 61. Landscaping should not be placed within drainage and utility easements (west and north of lot 1 block 5, etc.). 62. boulevard trees. 63. Reference and include website. Stormwater Requirements: 64. All drainage from the development should be conveyed to trunk line that will be th installed as part of the new street design for 105 Street and Hadley Avenue. The maximum allowable discharge for the site is 0.046cfs per acre as indicated in the submitted SWMP for Graymont Village. All Calculations will need to be verified as the site continues to be updated. 65. It appears water quality meets the site requirements. Please provide the proposed conditions MIDs results for verification. Currently, only the existing conditions have been provided. 66. Although volume requirements are being met, please provide calculations showing the proposed infiltration basins will be able to drain within 48 hours. 67. Please update the concentrated flow, pipe flow, etc. to be more accurate of what will occur and consistent with the existing conditions model. 68. For Infiltration 4P, the current design does not retain the 100-year storm. Where is the EOF located at? Can the design be altered to contain the 100-year storm? 69. Please describe the pretreatment that is occurring for the infiltration in outlots A and B. 70. The text at the large infiltration basins references back-to-back storms and freeboard requirements that do not pertain to Cottage Grove. Cottage Grove freeboard requirements are: Lowest adjacent grade must be 3 feet above basin HWL; 2 feet above basin EOF; 1 foot above backyard/sideyard EOF or adjacent overland conveyance. Regards, Stantec Consulting Services Inc. Tyler K. Johnson, PE David R. Sanocki, PE Phone: 612-712-2065 Phone: 651-712-2124 tyler.johnson@stantec.com dave.sanocki@stantec.com