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HomeMy WebLinkAbout2023-04-24 PACKET 06.2. (NORHART APARTMENTS)STAFF REPORT CASE: CP/ZA/SP2023-007 ITEM: 6.2 PUBLIC MEETING DATE: 4/24/23 TENTATIVE COUNCIL REVIEW DATE: 5/17/23 APPLICATION APPLICANT: Norhart Architecture LLC REQUEST: A comprehensive plan amendment, a zoning amendment, and a site plan review of a 299-unit apartment building. SITE DATA LOCATION: ZONING: GUIDED LAND USE: Southwest corner of 100th Street and Hadley Avenue AG-2, Agricultural Medium Density Resident & Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential MDR / LDR EAST: Industrial Industrial SOUTH: Agricultural MDR / Industrial WEST: Residential Med. Density Res. SIZE: 7.15 acres / 299-unit apartment building DENSITY: 29.6 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(o-)_cottagegrovemn.gov Application Accepted:. 3/29/2023 60-Day Review Deadline: 5/28/2023 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Norhart Architecture, LLC Comprehensive Plan Amendment, Rezoning, and Site Plan Approval Planning Case No. CPA, ZA, SP2023-007 April 24, 2023 Proposal Norhart Architecture, LLC has proposed development on a 7.15-acre parcel located in the southeast corner of 100th Street and Hadley Avenue. The project proposes a market rate apart- ment building consisting of 299 units with a mix of studio, one-, two-, and three -bedroom units. Location Review Schedule Application Accepted: March 29, 2023 Neighborhood Meeting: March 29, 2023 Planning Commission: April 24, 2023 Tentative City Council: May 19, 2023 60-Day Deadline: May 28, 2023 Background Preliminary/Final Plat The 7.15-acre parcel is part of the larger 40-acre parcel ("Zywiec 40") that is currently comprised mostly of tilled field with a windrow of trees on the western edge and is owned by the Zywiec Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 2 of 17 family. In 2022, Summergate Development received approval for their preliminary plat (Preserve at Prairie Dunes) at the May 18, 2022, City Council meeting (Resolution 2022-086). The prelimi- nary plat approved 161 single family lots and 12 outlots on approximately 100 acres of land. Four of those outlots were on the "Zywiec 40" parcel planned for future development. The layout of the four future developable outlots was created by the realignment of 100th Street and Hadley Avenue as part of the Comprehensive Plan and the Washington County Southwest Arterial Study. With the shift in the market conditions, the developer put the proposed project on hold and did not pursue final plat approval. Approved Preliminary Plat Dutlot�'�'''�' development by others Preserve at Prairie Dunes Final Plat Summergates - -Pre��rvts a� prairie Dunes (on Held) Lots, Preserve at Prairie Dunes Preliminary Plat and Final Plat Norhart Architecture submitted an application to the City for a first addition final plat in November 2022. The final plat created the four developable lots as well as the right-of-way for the realign- ment of 100th Street and Hadley Avenue on the "Zywiec 40" parcel leaving the remainder of the preliminary plat that was planned for single-family lots as an outlot for future development. The final plat (Preserve at Prairie Dunes) was approved by the City Council on December 7, 2022 (Resolution 2022-158). Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 3 of 17 a ..ti'o�.'el lilid9 k r � 55 •} e x`'.° k r ay ••, � i f� { f+ { - - -- - -- - - -- Preserve at Prairie Dunes Final Plat 9 --__ - 11 W-- Neighborhood Meeting The Developer held a neighborhood meeting on April 11, 2023. They mailed notices of the neigh- borhood meeting to property owners within 500 feet of the proposed development (approximately 200 property owners). A total of 13 residents attended and participated in the meeting. The de- veloper provided a presentation of the proposed project and opened up for questions and feed- back from the folks in attendance. The following were the main comments and concerns from those in attendance: • Increased traffic concerns in the area, specifically on Hadley Avenue, and the impact on accessibility to Pine Hill Elementary o Staff provided an overview of the work that has been done in the area including the AUAR and additional traffic reviews that are completed with each of the projects that have been proposed and approved in the area to ensure it continues to align with the analysis in the AUAR, specifically the industrial development to the east. Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 4 of 17 o Staff also referenced the planned extension of 100th Street east to the Highway 61 /Innovation Road interchange that will help to alleviate current resident traffic con- cerns in the Jamaica Ave/Hwy 61 interchange area with continued development. • Increased impacts of additional units in the area to the schools and the School District. o Staff detailed for the residents the relationship between the City and the School District, and the continued communication specifically related to development. The City provides the School District a monthly update on approved and potential projects in the community. o Staff also outlined the City's Comprehensive Planning process, which requires the City to identify land uses on all developed and undeveloped parcels. This helps to understand the potential density and development options throughout the City and acts as a planning tool for growth and the impacts of that growth on other services and the school systems. o The School District has identified that coordination with the City of Cottage Grove continues to be a part of their planning process. The City provides an update regu- larly to the School District on potential development within the community, short and long range. The School District has indicated the need for requesting funding from voters through referendums to address facility needs. One of the questions on the 2015 referendum to address school facilities did not pass, and the 2022 referendum did not pass, so the need for resources to address student growth in the district remains. Following a community survey and several listening sessions, the School District is actively working on next steps related to addressing facility needs and capacity challenges. The school district is actively collecting feedback and working on next steps related to addressing facility needs and capacity challenges. The dis- trict encourages residents to engage in one of the upcoming community meetings about their long-range facility planning. Planning Considerations Land Use The property is currently guided as Medium Density Residential and Industrial. The Applicant is proposing a minor land use modification to re -guide the area guided as Industrial to High Density Residential. The times and conditions have changed since the 2040 Comprehensive Plan land use plan was drafted. At the time the 2040 Land Use Plan was approved, the portion of the "Zywiec 40" parcel on the east side was guided as industrial. The area guided as Industrial was marketed, however, given the triangular parcel size, feedback was clear that industrial users look for large rectangular parcels. This was made clear at time of the NorthPoint development to the east who choose not to include the triangular parcel in their industrial development due to the restraints of developabil- ity. With that said, the proposed High Density Residential guidance would provide for an appro- priate buffer to the existing industrial NorthPoint development to the east from the lesser dense future land use existing and proposed development to the west. The intent behind this re -guidance is to create a significant buffer between the residential and industrial uses. Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 5 of 17 2040 Land Use Proposed Land Use � Ru�.iRolx�usi O Low DIIIdY Resld,,Wl -M .'D""tYResi'e O ln0usb01 r—�, FarkgO pen Space Land Use Plan The applicant is proposing a density of 29.6 units per acre (10.071 X 30 units per acre = 302 units). A maximum of 30 units per acre is permitted within the High -Density Residential Land Use District. The acreage used for density calculation of the proposed project included the road right- of-way of both Hadley Avenue and 100th Street, to centerline of roadway. Given the large amount of required right-of-way dedication as part of development of the "Zywiec 40" parcel, those areas are included for density calculation purposes for all developable lots in the final plat. The map below will be used for the density calculation of all future development on the remaining parcels in the Preserve at Prairie Dunes final plat. < 5 00 01 ,, :111 7.003 AC PRESERVE AT PRAIRIE DUNES DENSITY AREAS TO CENTERLINE 7,797 AC s fir` 10.071 AC � 14.105 AC —. Density Area Calculation Map Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 6 of 17 The proposed land use amendment from the City's 2040 Comprehensive Plan is consistent in the following ways: • 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 development provides residential housing near economic centers. • The proposed development provides opportunities for alternative housing types that increase density and is responsive to the site and surrounding areas. • Trail and sidewalk connections are proposed and acceptable to the City. • The proposed roadway layout is consistent with the transportation plan. • The proposed density of 29.6 units per acre is consistent with the 2040 Comprehensive Plan. The Metropolitan Council is required to review and approve all Comprehensive Plan amendments. The City's Metropolitan Council Sector Representative verified the review and approval can be administrative and does not require adjacent community review or full Metropolitan Council approval. Zoning The entire "Zywiec 40" parcel is currently zoned AG-2, Agricultural. As part of the proposed pro- ject, the developer is proposing to rezone the 7.15 acres to R-6, High Density Residential, which is consistent with the proposed Comprehensive Plan amendment to re -guide the site to High Density Residential. Development Standards Setbacks/Height The five -story building is proposed at a height of 55 feet from finished grade, which aligns with the code maximum of 55 feet. Infrastructure such as elevator shafts and parapets are permitted to extend past the maximum 55-foot height by 50 percent of the maximum height permitted, which is 25 feet. Roof top mechanical equipment is permitted; however, it is required to be screened from public view at grade by additional screening infrastructure. Building Elevation Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 7 of 17 The Developer is proposing for the building and parking area to meet the minimum building set- backs. The setbacks provided measure from the parking lot to adjacent lot lines while the City's setback standards are for the principal structure. The proposed setbacks for the principal structure exceed the minimum required. Development Standards for the project are: Lot Development Performance Standards Zoning R-6 Proposed Standard Development Maximum Building Height 55 feet 55 feet Minimum front yard setback 15 feet 19 feet (parking lot) (south) Minimum side yard (northwest 15 feet 14 feet (parking lot) and east) Minimum side yard adjacent to 30 feet (right-of-way included) 180 feet+ (right-of-way a residential district (northwest) of 100th Street included) Maximum Site Coverage 50% 50% (including future "Zen Garden") site vian Parking Minimum parking per the City's Zoning Code requires 1.6 spaces per unit. The developer is pro- posing to meet this requirement by providing193 surface parking spaces and 283 underground parking stalls for a total of 476 stalls (1.6 spaces X 299 units). Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 8 of 17 Tree Preservation/Mitigation The Developer conducted a tree inventory of all qualifying trees on the site and found that there are 1,202 qualifying inches. The developer is proposing to remove 420 inches from the site and preserve 782 inches. City Code permits the removal of 50 percent (601 inches) of the qualifying inches on a site with no mitigation required. Given the developer is not proposing to remove above the permitted removal threshold, no mitigation on the site is required. Total Inches Existing Permitted Permitted Excess Qualifying Removal to be Inches Inches Replacement Replacement Replacement Total Inches Threshold Removed Removed Remove Rate Inches Costs Costs 1,202 50% 601 420 0 50% 0 $150/1" $0 Landscaping The Developer is proposing to meet the City's Zoning Ordinance for landscaping within all the re- quired yards of the site. Overstory Deciduous Trees Coniferous Trees (minimum of Shrubs (1 per 5 linear feet of (1 per 40 linear feet of site 30% of required overstory site perimeter) perimeter) trees must be coniferous) Required 57 17 457 Provided 58 18 458 Landscape Plan Color Rendering The zoning ordinance requires that a parking lot with greater than 25 spaces have a minimum of 8 percent of the interior be landscaped, which for this project would require 8,032 square feet of interior landscaping. The developer is proposing 8,300 square feet of the surface parking lot area to be landscaped islands and/or bump outs. All areas that are not landscaped will be required to be main- tained as sodded/turf areas aside from any storm ponding. All turf and landscaped areas are required to be irrigated. Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 9 of 17 Following the R-6 zoning district standards, the site may not exceed 50 percent impervious surface (including the building footprint). The site plan is proposed at 50 percent building and impervious coverage meeting the maximum standard. The remaining 50 percent of the site area will be main- tained as green/open space. Site Lighting Per the City's Zoning Ordinance, any lighting used to illuminate an off-street parking area, sign, building, or yard shall direct light away from any adjoining property or from the public streets. The Developer has submitted a preliminary photometric plan outlining the location of onsite exterior light- ing. An updated plan will be required to be submitted prior to issuance of a building permit verifying no greater than 1.0-foot candles of light spill at all property lines. Architecture The City's Zoning Code requires an apartment to utilize no less than three Class I materials as outlined in the City's Code and be composed of at least 65 percent Class 1 or 2 materials. The Applicant has proposed utilizing the following break down of materials (glass and brick are con- sidered Class I and 2 materials per code): EIFS GLASS BRICK VENEER South 21,493.51 7,132.42 33% 7,344.03 34% 7017.061 33% West 11,588.21 3,832.52 33% 4,231.60 37% 3524.089 30% North 21,493.51 7,450.20 35% 6,635.24 31% 7408.066 34% East 11,588.21 4,067.54 35% 3,273.96 28% 4246.71 37% TOTAL 1 66,163.44 1 22,482.68 34% 21,484.83 32% 22,195.93 34% COURTYARD TO BE FINISHED WITH EIFS CLASS I MATERIAL 14,361.09 67% 7,755.69 67% 14,043.31 65% 7,520.67 65% 43,680.76 66% Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 10 of 17 E'.T'+". E';'; FRrtf BUILDING DRIVEWAY AT HADLEY AVENUE NORTH VIEW FROM ZEN GARDEN I AERIAL VIEW ZEN GARDEN VIEW FROM NEIGHBOR HOUSE AT I JUTH STREET NORTH Transportation and Utilities Since mid-2021 the City has worked through the design and construction of the South District Street and Utility Project, which was triggered by development interest in the areas south of 100th Street. Given several of the developable parcels in this area have a single access from ideal Avenue and the Fire Code requires a secondary access to these developable parcels, the South District project is necessary to provide the additional access. Following the Comprehensive Plan and the County's Southwest Arterial Study, the South District Street and Utility project was developed. The project includes the extension of utilities to this area and the realignment of Hadley Avenue, noted below in orange/red, and the realignment of 100th Street, noted below in green. The construction of the new 105th Street and roundabout, noted below in yellow, was substantially complete in 2022 in conjunction with the NorthPoint industrial project. Anticipated Roadway Improvements Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 11 of 17 Given the roadway realignments and utility extensions serve multiple properties, the South District Street and Utility Project is being built as a City project through the 429 process, with assessments to the benefiting parcels. The 429 process gives municipalities the authority to levy special as- sessments for public improvement projects to the benefitting properties. On April 20, 2022, the City Council approved the deferred assessment waivers. The assessment for the "Zywiec 40" parcel will be required to be paid in full at time of sale of any portion of the parcel for development. Since a portion of funding for the South District Street and Utility Project is based on assessments of benefiting properties, the project will be completed in phases with the utility extensions com- pleted in 2023 and the street, lighting, landscaping, and pedestrian facility construction completed in 2024. In addition to the South District Street and Utility Project, as part of the adjacent NorthPoint de- velopment, improvements are currently underway for Ideal Avenue and 100th Street to help better serve the area. The extension of 100th Street from Jamaica Avenue to the Highway 61/ Innovation Avenue interchange continues to be a top city/county priority to design and construct. The proposed development includes two access points from Hadley Avenue that will be provided as part of the South District Street and Utility Project. The sanitary sewer and watermain infra- structure to serve the site will be available for connection along the realigned Hadley Avenue corridor. Sidewalk and Trails As part of the South District Street and Utility project, a trail will be constructed on each side of 100th Street and sidewalk will be constructed on both sides of Hadley Avenue. The proposed project will have pedestrian connections on the southwest side to Hadley Avenue as well as a trail connection on the north side of the project to 100th Street. Internal pedestrian connections will also be provided from the building to the adjacent public pedestrian ways. Stormwater Stormwater management is proposed to be addressed with ponding in the northeast and the southeast corners of the site. The basins and infrastructure on the site will be privately owned and maintained; therefore, a private maintenance agreement will be required to be recorded prior to the issuance of a building permit. Public Safety Review The City's Public Safety Department has reviewed the plans and noted from a fire accessibility standpoint, their teams would be able to sufficiently access all sides of the structure in the event of a fire. The Public Safety Department has requested they be provided access to the interior of the building given the internal units and courtyard are not accessible from the exterior of the build- ing. The Applicant will be required to work with the Public Safety Department prior to the issuance of a Certificate of Occupancy to ensure sufficient Public Safety access. Area Charges and Development Fees The related development fees for this project will be based on the acreage measured to the center of the road of Hadley Avenue (100th Street right-of-way area has been removed given its major roadway status) as agreed upon and outlined on the below acreage map. The acreage outlined on Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 12 of 17 this map will also be used for area charge calculations of future development on the remaining par- cels (parcels 1, 3, 4, and 5). These fees will be accurately adjusted based on the final unit counts and will be required to be paid prior to the issuance of a building permit on any of these lots. PRESERVE AT PRAIRIE DUNES AREA CHARGE AREAS 6.245 AC z ° 8.005 AC 5.053 AC 12.348 AC �- 3 Area Charge Acreage Calculation Public Hearing Notices Notices announcing this public hearing were published in the St. Paul Pioneer Press and mailed to 211 property owners within 500 feet of the proposed development property on April 12, 2023. Recommendation That the Planning Commission recommends that the City Council approve the following three applications: A. A 2040 Comprehensive Plan amendment to re -guide the 7.15-acre parcel from Industrial to High Density Residential. B. A zoning amendment to change the zoning of the subject property from AG-2, Agriculture, to R-6, High Density Residential. C. A site plan review for a 299-unit, five -story, market rate multi -family apartment building on an approximate 7.15-acre parcel located on the southeast corner of 100th Street and Hadley Avenue. Approval is subject to the following conditions: Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 13 of 17 General Development 1. Approval of the Rezoning and Site Plan Review is contingent upon Metropolitan Council approval of the Comprehensive Plan Amendment. Prior to the issuance of a building permit, the proposed 2040 Comprehensive Plan amendment must be approved by the Metropolitan Council. 2. Area charges, including park dedication, as calculated based on Figure 1 "Area Charge Area" map, shall be paid prior to the issuance of a building permit. The Norhart project site is Lot 2 on Figure 1 and a total area of 8.00 acres. 3. At time of sale and closing on any property within the "Zywiec 40" parcel, all assessments are required to be paid unless otherwise agreed upon and documented through an amend- ment between the City and the current landowner. 4. The 10.632 acres of dedicated right-of-way on the Preserve at Prairie Dunes final plat may be included as developable acreage for the purposes of calculating density for future de- velopment of Lots 1, 3, 4, and 5 as platted on the Preserve at Prairie Dunes final plat. Total developable area for purposes of calculating density for Lots 1-5 is memorialized in Figure 2, Density Areas to Centerline The subject site is identified as Lot 2 in Figure 2 and has a total area of 10.071 acres. 5. The project shall be completed in accordance with the plans submitted and as amended by the conditions of approval. Any significant changes to the plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. 6. All applicable permits (i.e., building, electrical, grading, and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official, City Engineer, and Fire Marshal. 7. The applicant receives appropriate permits or approvals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency. 8. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 9. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated April 17, 2023, subject to modifications that are agreed to by the Developer and City Engineer. 10. Irrigation shall be provided for all sodded and mulched landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The sys- tem shall be detailed on the final landscape plan. Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 14 of 17 11. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance. The financial guarantee shall be in effect for two years from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. A reduction of 50 percent of the amount of the LOC shall be approved upon passed inspection verifying all plantings have been installed per the approved landscape plan. A second inspection after one year shall be conducted. If all plants as part of the approved landscape plan have survived, the LOC shall be released. 12. A separate sign permit is required prior to the installation of any wall or free-standing signs. Monument sign base is required to be wrapped in like building materials of the principal structure per the City Code. 13. The developer shall enter into a stormwater management agreement with the City for the ownership and maintenance of the private stormwater basins. 14. The developer shall be responsible for snow removal for all sidewalks, parking areas, etc. within the development property. Construction and Gradi 15. A grading permit and financial guaranty are required for grading activity related to the project. 16. The Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas des- ignated for preservation, a crushed -rock construction entrance, and construction -related vehicle parking. All emergency overflow swales must be identified on the grading and ero- sion control plan. 17. 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. 18. Erosion control devices must be installed prior to commencement of any grading activity and must be in accordance with the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 9-7-1, Erosion Control During Construction of the City's Subdivision Ordinance. Performance Standards 19. All site lighting must meet City Code requirements. All light fixtures must be downward directed with flush lenses. In addition, any lighting under canopies (building entries) shall be recessed and use a flush lens. The specifications of all light fixtures must be provided with the application for a building permit. The light poles and fixtures shall be consistent in design and color with the development. Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 15 of 17 20. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 21. All mechanical units shall be screened as required in Title 11-3-9 of the City's Zoning Ordi- nance, be consistent with the building architecture, and be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 22. Rubbish, garbage, and recycling containers shall be maintained at all times so as not cause odors or other public nuisances. Trash enclosure(s), as required in Title 11-3-8, shall be constructed of masonry materials or composite fencing consistent with the principal structure. 23. All retaining walls must meet City Code for proper safety measures including guard rails and fencing and must be properly maintained. Fencing above retaining walls greater than four feet in height is required within 36 inches of a pedestrian facility and shall be shown on final approved plans. 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 and dedicated to the City for public purposes, if needed. 25. Water main, sanitary sewer, and storm sewer improvements shall be constructed per the final approved construction drawings and the city's standard specifications and details. 26. The developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). Onsite Infrastructure Improvements 27. The developer shall contact the electric, telephone, gas and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- vides intend to install underground lines within the development. 28. 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. 29. The Developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. 30. Developer will be required to conduct all major activities to construct the improvements during the following hours of operation: Planning Staff Report — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 16 of 17 Monday through Friday Saturday Sunday 7.00 A.M. to 7.00 P.M. 9.00 A.M. to 7.00 P.M. Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. Violations of the working hours will result in a $500 fine per occurrence. 31. 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. 32. 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. 33. The Developer will be responsible for vacation, addition, and recording of any needed easements for site utilities. 34. 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. 35. Adequate dumpsters must be on site during construction. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The developer is responsible for preventing debris from being blown off -site. 36. Adequate portable toilets must be on -site at all times during construction of development. Toilets must be regularly emptied. 37. 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. 38. 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 — CPA, ZA, SP2023-007 Norhart Architecture, LLC April 24, 2023 Page 17 of 17 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. 39. 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. 40. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reason- able measures to reduce dust at the site. Prepared by: Emily Schmitz Interim Community Development Director Attachments — Architectural Renderings — Site Plan — Landscape Plan — Engineering Review Memorandum dated April 17, 2023 — Resident Letter — Borges 0 NORHART COTTAGE GROVE Project Narrative APPLICATIONS SUBMITTED • Comprehensive Plan Amendment • Zoning Amendment • Site Plan Review Norhart's submission proposes a land use amendment to reguide the subject parcel to high density as well as a zoning amendment to rezone to R6-High Density Residential. The requested zoning would allow up to 302 units or a density of 30 units/acre on the subject property. The proposal is for 299 units or a density of 30 units/acres. INTRODUCTION The proposed multifamily building will play an important role in Cottage Grove's current and future housing needs. The development offers luxury amenities and housing options for a variety of lifestyles. Norhart Cottage Grove will provide opportunities for a diverse mix of residents to be a part of the city's community. Norhart Cottage Grove provides the ability to live in Cottage Grove and enjoy its fantastic schools, beautiful parks, and thriving businesses. There is a growing need for housing in Cottage Grove. According to the 2040 Comprehensive Plan, the City of Cottage Grove will continue to "experience steady growth and anticipates adding approximately 4,000-5,000 new residents every ten years". Norhart Cottage Grove is the perfect opportunity to meet this growing and imminent need. SITE DESCRIPTION The proposed development is located on the corner of 1001h Street and Hadley Ave, block 1, lot 2 in Cottage Grove. The single parcel totals 7.147 acres and is one of four out lots referred to as the "Zywiec 40". Access point is currently on 1001h Street. Future access to the site will be via Hadley Avenue, which is planned to be extended with completion in Spring 2024. A row of trees line the eastern border of the parcel next to the Northpoint industrial development. Single family residences are visible to the west of the site and town homes are located across the street to the North. Prairie Dunes Reserve land lies to the South of the parcel. le S V wG Cottage Grove Haff"I Park 1Maodndga Park Mssisupp 11 cm st s E O Cottage Grow® PROJECT DESCRIPTION The proposed development is a 5-story, market rate multifamily apartment building. An impressive glass -front corner, spanning 4 floors, will house tenant amenities. A mix of studio, one, two and three bedroom units will be available. Outdoor amenities will be in the center courtyard of the building along a spacious green space with a zen garden and seating to the North of the complex. On -site development will consist of site grading, stormwater management and water filtration along with hardscape and landscape typical of multifamily construction. Pedestrian connections from the parcel will connect tenants to Hadley Ave and 100t" Street. Z - JJA-CENT PARCEL 6_0C:K 1 - ]T: 3 DEVELOPMENT PHASING The building will be constructed in two phases. Keeping in mind the needs of the community and city, we are slated to begin fall 2023 with a target completion in 2024. • Phase 1 will be approximately 150 units and include the amenity spaces, all sub -surface parking and a portion of the surface parking lot. 0 Phase 2 will be the remaining units and surface parking. ARCHITECTURAL DESIGN The architectural design of Norhart Cottage Grove is defined by its modern and minimalist look and feel. We highlight this incredible design with a prominent expansive glass corner with state-of-the-art amenities to enhance and enrich our resident's living experience. Our design language is simple and thoughtful, featuring expansive walls with synthetic or cultured stone that create a visually appealing facade with dynamic elevations designed to impress from all angles. The design is further enhanced by metal balconies, large windows, and doors, providing a simple, clean, and timeless look and feel. Using class I materials comprising more than 65% of the total finishes is a testament to Norhart's commitment to excellence and ensures exceptional build quality. Ultimately, our obsessive care and attention to design details, fit and finish, and relentless dedication to providing our residents with a refined and sophisticated living environment are all evident in our design - build development of Norhart Cottage Grove. Trash enclosures along Hadley Ave and electrical equipment on northeast corner of parcel will be screened with similar materials as the building. BUILDING DESCRIPTION The proposed multifamily project stands 55' tall and is on a 7.147 acre parcel. Tenant amenities are located throughout the building and residential units are on floors 2-5. Sub -grade parking will span the building footprint. The building footprint is 58,159 SF and the total SF of the building is 360,808. Underground parking 75,167 SF First Floor 75,647 SF (Tenant amenities and courtyard) Second Floor 55,577 SF (Tenant amenities and residential units) Third Floor 58,159 SF (Tenant amenities and residential units) Fourth Floor 55,577 SF (Tenant amenities and residential units) Fifth Floor 58,159 SF (Tenant amenities and residential units) UNIT DETAILS The building will consist of a variety of unit layouts and bedroom configurations. Below is an outline of the unit types and proposed rental rates. Studio 45 457 SF $2.50 - $2.70 Studio+ Alcove 21 585 SF $2.55 - $2.75 One Bedroom 119 639 SF & 697 SF $2.25 - $2.50 Two Bedrooms 89 894 SF $2.15 - $2.30 Three Bedrooms 25 1,146 SF & 1,261 SF $2.00 - $2.15 Number of Units 299 TOTAL AMENITIES & INFORMATION Building amenities enhance the way residents work, live and interact with others and Norhart caters to these needs. A co -working space, a community lounge, game room and fitness facility are just a few of the areas tenants can enjoy to elevate their living experience. .wilding Ameniti_ ■ On -Site Staffing Office ■ Community Room ■ Game Room ■ Lobby Area ■ Heated Underground Parking ■ Movie Room In Unit Amenitie ■ Stainless Steel Appliances & Hardware ■ Walk-in Closet in Master Bedrooms ■ Granite Countertops ■ Luxury Vinyl Plank Flooring Exteri®r Arrienmes ■ Heated Pool ■ Lounge Seating ■ BBQs ■ Fire Pits ■ Table and Chairs PARKING CALCULATIONS ■ Coffee Station ■ Fitness & Yoga Center ■ Pet Spa ■ Available Storage ■ Electrical Car Charging Stations ■ Central Heat & A/C ■ Fiber Optic Internet ■ In Unit Washer & Dryer ■ Private Balcony ■ Dog Run ■ Pet Stations ■ Park with Zen Garden ■ Pickleball and/or Bocce Ball (design dependent) 1.6 Ratio 1.6 Ratio — 476 total Underground 193 Surface 283 SITE UTILITIES The uses in the proposed building will be served by sanitary sewers and public water provided by the City of Cottage Grove. Excel will provide electrical and natural gas service while Comcast will service cable subscribers. STORM DRAINAGE An infiltration pond and a sediment pond will be used to control the runoff leaving the site. The point of connection to the public system is at the southeast corner of the project. SIGNAGE The proposed project has several signs throughout the site. The Norhart logo and Norhart name will be on the front of the building facing West and South, the Nohart name will be on the back of the building facing North and 1 monument sign will be at the main entrance/exit. All signs will conform with city requirements and measurements. NEIGHBORHOOD A neighborhood meeting will be held April 11, 2023 at Cottage Grove City Hall. Neighboring residents were notified and invited. We understand the importance of building a development that is attractive and inviting to the community. We keep the surrounding neighborhood in mind when designing the building and landscape. The site line from the townhomes to the North of the development will be generously separated by a large tenant park which will include a zen garden and seating. Trees will line the park providing an additional layer of screening from the neighbor's view. See attachment Illustrative Site Cross Section. COTTAGE GROVE AREA CHARGES 3/28/2023 Draft Area Charges/Fees using gross acreage removing 10th Street ROW and 4% area below HWL Item # Item Unit Quantity Unit Cost Total Cost DEVELOPMENT FEES PART 1 - AREA CHARGES 1 STORM WATER FACILITIES, RESIDENTIAL SW DRAINAGE AREA* ACRE 7.68 $ 10,760.00 $ 82,636.80 2 SANITARY SEWER, RESIDENTIAL SOUTH DISTRICT UPPER ACRE 7.68 $ 3,210.00 S 24,652.80 3 WATERWORKS, RESIDENTIAL REMAINDER OF CITY ACRE 7.69 $ 2,840.00 $ 21,811.20 TOTAL PART 1 - AREA CHARGES $ 129,100.8D 'Fee unit cast to be adjusted PART 2 - CONNECTION FEES 4 WATER WORKS CONNECTION FEE, RESIDENTIAL UNITS 3D1 $ 1,270.00 $ 382,270.00 5 SANITARY SEWER CONNECTION FEE, RESIDENTIAL UNITS 301 $ 390.00 $ 117,390.00 TOTAL PART 2 - CONNECTION FEES $ 499,660.OD PART 3 - PARK DEDICATION FEES $ 541,800.0D TOTAL PART 1 -AREA CHARGES $ 129,100.80 TOTAL PART 2 - CONNECTION FEES 5 499,660.00 TOTAL PART 3 - PARK DEDICATION FEES $ 541,800.00 TOTAL DEVELOPMENT FEES $ 1,170,560.80 4% removed for potential area below high water level of ponding 0.32 Total Acreage 8 Area charge acreage used 7.68 DEVELOPMENT SNAPSHOT NORHART DESIGN CITY REQUIREMENTS COMPLIES Parcel acreage 7.147 -- -- Density acreage 10.085 -- -- Building size 360,798 SF (total area) -- -- Building height 55' 55' Maximum Density 30 units/acre 30 units/acre Units 299 302.50 Maximum Parking islands/bump 8% 8% outs Parking 479 Total - 1.6 Ratio 1.6 Ratio Surface 283 Underground 193 Impervious space 50% 50% Exterior building 65% Class 1 materials 65% Class 1 materials material Glass, synthetic or cultured stone NORHART DEVELOPMENT PHILOSOPHY Norhart builds exceptional apartments that create a better way for people to live. We are hyper -focused on creating a best -in -class customer experience for our residents. Our 10-year roadmap is to be the largest smart apartment developer in the greater Minneapolis/St. Paul area with a focus on lifestyle living, building community and giving back. Norhart has been family owned and based in Forest Lake since 1995. Named one of the "Top Work Places" in 2022, our employees are problem solvers, achievers, optimists, and leaders. We do not just construct apartment buildings - we create communities where people can build their families and live out their lives. We aspire to give people a safe, clean, and comfortable place to live. When we build an apartment building, we aim to change the entire neighborhood for the better. Bringing new people into the community increases business for local shops, markets and restaurants. As a result, often new businesses are established to serve the growing community as well. We are proud to be part of this growth. NORHART COMMUNITIES Each Norhart building is designed with the resident experience top of mind and includes luxury amenities, attractive aesthetics and efficiently designed units. Below are two recent Norhart projects depicting this style. NORHART OAKDALE LEXINGTON LOFTS, CIRCLE PINES ATTACH E M E NTS Architectural Site Plan Civil Set consisting of: ✓ Existing conditions ✓ Site plan ✓ Grading & drainage ✓ Utility plan and details ✓ Tree preservation plan & data ✓ Landscape plan and details Stormwater management report Exterior renderings Application We look forward to being a part of Cottage Grove! ILLUSTRATIVE SITE CROSS SECTION A N Westwood �sn�s3r�,=o � anaa........... .... ana=mm 03/2J/23 0032908.01 �YJ erSFead�0.i9M-of-Way �0.igM-of-Way NORHART COTTAGE GROVE COTTAGE GROVE, MN x 0' 20' 11 60' CONTEXT MAP -No-SCALE a� /0 norhart PRELIMINARY PLANS FOR SITE, GRADING AND UTILITIES FOR NORHART COTTAGE GROVE COTTAGE GROVE, M I N N ESOTA PREPARED FOR: NORHART CONSTRUCTION 1081 4TH STREET SW FOREST LAKE, MINNESOTA 55025 CONTACT: FELIPE BRAGA PHONE: (816) 876-9226 EMAIL: FELIPE.BRAGA@NORHART.COM PREPARED BY: Westwood Phone (952)93-158 12701 Whitewater Drive, Suite#300 Fax (952)93-822 Minnetonka, MN 55343 Tdl Free (888)93-150 westwoodp— Westwood Profeslon.I Sendos, Inc. PROJECT NUMBER: 0032908.01 CONTACT: RYAN M. BLUHM SHEET INDEX Sheet List Table SHEET NUMBER SIT EET TITLE 1 COVER 2 EXISTING CONDITIONS 3 SITE PLAN 4 GRADING & DRAINAGE PLAN 5 UTILITY PLAN 6 DETAILS 7 DETAILS 8 OVERALL TREE PRESERVATION PLAN & DATA 9 OVERALL LANDSCAPE PLAN 10 LANDSCAPE NOTES & DETAILS Vicinity Map (NoTTo1—F) NO. DATE REVISION SHEETS PRELIMINARY PLANS FOR SITE, GRADING AND UTILITIES FOR NORHART COTTAGE GROVE COTTAGE GROVE, MIN N ESOTA INITIAL SUBMITTAL DATE'. 3,24/2023 SHEET'. 1 OF 10 iRm 111411111 LER' PREPARED FOR'.Westwood �i .xEna.Ecr Miuuw.a waxuuo�x.xEu TI NORHARTCONSTRUCTION NSEgm�55 NORHARTCOTTAGE GROVE ° .'.° °°e°m "°"°° EXISTING CONDITIONS .10 ' .Mmm mm'° 0 FORESTiT 'l'T' STREET EE°Tnssozs geN3/24/2023 uceuse No. 41E21 COTTAGE GROVE, MINNESOTA ^ 0 PROJECT NUMBER: 0032908.01 TE'' 31241202 12412023 h Irvin 3242023 �no PREPARED FOR'. NORHART CONSTRUCTION 01081 PITH STREET SW 0 FOREST LAKE, MINNESOTA 55025 0 uLE 3242023 ucelss rvo. 4152 SITE DEVELOPMENT DATA GROSS SITE AREA — DEVELOPMENT SUMMARY PERV GTE AREA 153,965 SF BUILDING FOOTPRINT 5El59=FF NORHART COTTAGE GROVE COTTAGE GROVE, MINNESOTA PAT0(476SPACES2PPUNTS) 16SRIN PROJECT S .RPGUNDC DENSITY CA 8114 or eall8l l.com SITE LEGENDCONCRET STAMPED CONCRETE PAVEMENT — — —— PROPOSED PROPERTYLINE LOT L HE TIP OUT CURB AND ITTER P=MATUVATER LEVEL R WA 0 ®© MENT SILLS FEE ED POWER © SNOW STORAGE AREA GENERAL SITE NOTES 1 BACKGROUND NFORMAT ON z FOR TH IS PRCCECT P-1 RED B^we 0D cxoF F E' AND UT IT OWN ON TH S PLANAREAPPRO.MATECONTRACTOR SHALL FEL° VER,LE S I C°N°,T,ONS AND TH L,I AT,oNiCONSTRUCTION 1ANY DISCREPANCIES ARE FOUND ,THE ENG,NEER SPoULDBENOT AETD MMEDNTELP3 REFERTO BOUNDARY SURVEYIOR LOT BEARINGS, DIMENSIONS AND AREAS 4 ALL D SIGNS ARE TO BACK OF CURB OR—EROR FACE OF BUILDING UNLESS DTHERW,SE NOTED. I REFER TO ARCH I CLUD" PLAINS FOR ERACT BUILDING DIMENSIONS ADD LOCATIONS 01 5. ALLIED RADII ARE SHALL BE 50FEETUOFACE OF CURB) UNLESS OTHERWISE NOTED. I THE ALL oNT"CoRDEICE SSHALLSUCH ASB TRAIBARRRCCADES CONTROLAND IT GH TS To CONTROL THE MOVE MENT 01 TRA" C WHERE HE C ES S ARY PLACE M ENT 01 THESE DEICES SHALL , E AD EVICES SHALL TO BE IN 10 PROVEDWARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERS To OCONFORM C IT ODACCORDANCE RMM NFTHLAND CoGT9 BTUHE �DDOE APPROPRIATET ONE ENG =TR DN�A�NEARTDAoDRoDDDMAGETDADJACENT PROPERIT ES 11 S I L GH T NGSH OWN o N PLAN S FOR REFERENCE ONLY REFER TO IT CHUN G PLAIN PREPARED SITE KEYNOTES p R MP X CURB AND GUTTER SECT, ON T« EDETAQ G MDDULARBLDCKR N WALL o I 0 V o BE ioo 15 PRELIMINARY PLANS 0 z NU SHEET 3MBER. SITE PLAN 10 PROJECT NUMBER: 0032908.01 DTE. 3124120 23 -- - GRADING LEGEND all 48 Hoc„ l l8le 99 811 or call811.com ,�� PROP sED —,a PROPERTY LINE — INDEXCONTOUR o / o_ —sez WATER LEVEL —�o----- 8 STORM SEWER S, TON 11TH RIPRAT SANITARY SEWER DEEP N T HE / / ��i / a —�.GRADING LIMITS — /1200/IS— SPOT ELEVATION FLowDIRECTION —XXXXXTOPAND BOTTOM OF RETAINING WALL SO.FEMERGENCYOVERFLOW \ � I 0 ,as SOIL BORING LOCATION GRADING NOTES BE 1°° 1E° '. E iSTwG TOPOGRAPHYAND UTILITIES AS SHOWN ON TH15 HALLFIELD VERIFY STE CONDITIONS AND UTIF LY o NiONSOONSTRUaION. THE ENGINEER SHALT -BE NOTIFIED IMMEDATELYIFACEDISCEEPANC AR SOUND2 CONTRACTORS SHALL . / / PRECISE GDIMEN ONE, EXACT lULDNGI ENTRANCE LOCATIONSA,vD EXACT LOCATI �\ r37 LF ARE ,CATON S EBACKHCURRENT EDI NJOFSTANDA PRE PARED BY THE CITY ENGINEEDSASSOCIATION01MINNEUCF�RESTO TION RARE �X r DA SS ISOBTANED SEE SEED. 38 a,z °s LANDSCAPEPLANwEP NTING ANDTURF ESTABLISHMENT � r IRECTIONAL fi sGNS, PLAGMEN R IC RRN,CWUS ERECESSAN PLACEMENTD V r �ESIR � � CONTROL DEVICES SHALL CONFORM TOAPPRNOPINEEE MND TSTAND STANDARDS RIATE MNDOT STANDARDS 6. S SHALL BE GRADEDTO 3.1 OR FLATTER UNLESS OTHERWISE INDICATED ON THIS A SHEET T ARE SHOWN OR BETWEEN SUCH POINTS AND EXISTING GRADES. TS WHERE ELEVATIONS \ t i / y e UNLESSOTHEEWISENOTED PEOPOSEDCONTOED UVEMENT REARETo NISHEDSURFACEGR DE E ti \ �\ 80 $ L ,. r I I � � P SEESDILSEEPDETFOR PAVEMENT TTCKNESSEE AND HOLD DOWN S 10 C NTRACTOR SHALL DISPOSE OF ANY EXCESS SOIL MATERIAL THAT EXISTS AFTER THI OF LADXNG �Fti ,�, �� g '�� 1 AGENCIES ANDI INAM NNEEAC PT B ETDTHE-NEE DTHEEEGUwTING / r, r RETAININGWALL DESIGN EETIREDBYA DPEDFESSID ENGINEER. /' CONSTRUCTION SHALLGDNRM TD LDCAL STATEAND FEDERAL RULES INCLUDING THE V LT \\� vT / \� 32= \ r 'NOD � II�/ NATIONAL POLLUTANTDIS CHARGE ELI MI NATION SYSTEM'N S)PED TEEpUIREMENTS. ROLL AT MINIMUM, WLL ETDPw�MENTDFMIY STEuauEEOEPAVEMENT,APROOF _ �dP E REQUIRED ON THE SUBGRADE, PROOF ROLLING SHALL BE ACCOMPLISHED BYMAKING y F2COMPLETE ASSES WITH FULLY LOADED TANDEM AXLE DUMP TRUCK '/ \ '� �r DEQUAL IN EACHPOF2 PERPENDICULAR DIRECTIONS WHILE UNDER SUPERVISION DEPENDENTTESTING BD DEY R SDFFALUEESHALLN EXCA�ATEDAND EE{DMPACTED AS SPEQE ED HEREIN, p / CEDBENEATHBUIDINGSANDSTREETOEPARKINGAREA SHALL / oHE Rw REQUIREMENTS FTHEGEOTEC NIMETHOD AS OurUNED IN 81p� � I MNDOTz,os.3F, AND THEEEauIEEMENTSOFTHEGEOTECHwcALENGINEER , %r aEQU RND. STREETS oRAR LNG AREA RTS OEpo ARY CDMPACTION METHOD AS OUTLINED IN MNDOTz,EE3F2 OMPLLTEDBYAN NDEPENDENT Y oEETHE PURPOSE OF REMOVING UNSTABLE OR l7 L — — — —% REQUIRED BYTHEGEOTECHNICALENGINEER.THE TNGALL EEQUI EED SOILS TESTS AND INSPECTIONS WITH THE GEOTECHNICAL ENGINEER. iY r!A PRELIMINARY PLANS r c INm 3/24/2023 E EE. aReanReo FOR. uu�td 4 NORHART CONSTRUCTION �� �AffabE��Ea NORHARTCOTTAGEGROVE GRADING & DRAINAGE DF m53 10 0 FOREST LAKE MINNESOTA 33025 ATeN3/24/2023 EIce,Ise No. 4152] COTTAGE GROVE, MINNESOTA "'"XAOetl�e""d"''"^ PLAN 0 PROJECT NUMBER: 0032908.01 DIE . 312412023 I a Hda B a` 5 -81008 e 2, 07 62(S SO I 76 OF /�IE aNs I � 4.4 CU YE CLASS III RIP�� MH-63 RE ssSCNE�ao s,iEF I��� \ s,BMHa6 81�s E614INW ��I01 e-eo G' i' �j /j IS BMHdt /sEwE =eoIE e�, / 6 Ls FWATER SERACI I I MI J UTILITY LEGEND PROPOSED H GENERAL UTILITY NOTES PROPERTY IT N E SANITARYSOVER �ANRT.ARSY SEWER FORCE MAIN WATER PPAN HYDRANT UNDERGROUND ELECTRIC OVERHEAD SHED C UNDERGROUND TELEPHONE OVERHEAD TELEPHONE CA, LE TE=o`UIC DRAIN TILE EN CTIONIwH IRIPRAP) LIGHT P 811CA 4 or eall8l l.com a e 0 PRELIMINARY PLANS 7oo(S) ,. ANDIOE ELEVATION OF ERSTING UTwnES AS SHOWN ON THESE PLANS ARE BASED ON RECORDS of HE VARIous UTILITY CoMPANEC C li ANDED EAUPS FY THEo ENERTAOR ENGN THE I ELDOF DISCREPANCIES ON NOT BE RELIED ON AS BONG Ew,a oe COMPLETE THEcoNTRAaoe SHALL VERIFY ExISTwG CONDInoms PRIOR TO CONSTRualc % 2 ry REQUIREMENTS, MINNESOTA PLUMBING CODE, AND IN ACCORDANCE WITH THE CURRENT EDITIC TALLATION INSTALLATIONS SANI SHALL SEINE BAND STORM SEWER INSTALLATION" As PREPARED BY HE CITY ENGINEERS ASSOCIATION OF MINNES IMHII Y STANDARCoNSTRUCTICATIONS FOON R AND ELINEINSESSARV FEDERAL, STATE AND LOCAL PERMITS FOR HE PROPOSED WORK OR VERIFVWH HE OWNER OR ENGINEER THAT PERMITS HA 3 3ESN BINNED. PERM ITFSEE EsHALL'EHEEESPONSIeI I,TY OF THE CONTRACTORUNIEss OTHERWISE ARRANGED WITH HE OWNER e1111. P LAD Bo 3/ I 4 CONTRACTORSHALL REFER TO ARCHITECTURAL PLAINS r vs FORERACTLOCATIONAND DIMENSIONS OF DOORs,RAMPS, TRUCK Doi, PRECISE BUILDING DIMENSIONSAND ERACT BUILDING UTILITY CONLOCATIONS sl s WITHIL HEUTIuTL OMPAN ry CIESHHurwry HH . CONSTRUCTED IN ACCORDANCE WITH E SPECIFICATIONS OF E APPROPRIATE COMPANY E CONTRACTOR SHALL COORDINATE E SERVICE LINE CONSTRUCTI I RREECONNECT wNG ECONE, AND 11LITIES SHALL BE INSPECTED IDvEOQUDTso "LREoBEHE�PONBIY NCE.DUTY AUTHORIZED TO Do soeVHECIrv.ANVADVEESEcovsEoE�oFscLERULSRNCHEDSRTFSTTEBUNEOUSoD DISRUPTIONS CONNECT o HHOSE APTRRESPONSIBILITY O) coIRAIO $ I N SLOPES ORWHEN DEFLECTIONSARE REQUIRED. HEJOINT DEFLECTIONS S CONSTRUED ON MAXIMUM RECOMMENDED BYRE PIPE MANUFACTURER OR BY LOCAL GOVERNING SPECIFICATIONS FITTINGS REQUIRED TO CONSTRUCT WATER MAIN SHALL BE INCLUDED IN WATER MAI EualoN. e. PROVIDEWATERMAIN THRUSTRESTWUNTS PERCIrvsTANDARD REQUIREMENTS. 9 S EEQUI RED AT ALL WATER LINE CROSSINGS WITH SANITARY SEWER OR STORM SEWER. THE WATER LINE SHALL NOT HAVE JOINTS OR CONNECTION WITH RE W.2°SN ,°-FEET OF THE CROSSING RE NS ULATE CROSSINGS WITH STORM SEWER. Ie,l 1 ,°TTILTY SERVICES TYPICALLYTERMINATE I OUTSIDE BUILDING WALL UNLESS OTHERESVISE SHOWN OR NOTED ES SHALL E. PVC WATER LINES SHALL BE AWWA 00 AND \ BB 23 (VN I} B ,2, °LLOWED BV CESVSHALLNHAVE SHALL <]BEOC es'S2MIPNIMUVM COVR.INSUTATE WATER MAINIFBgOF COVER BBSHALL BE DOW STYEOFOAMPH IEBRAND 35POR EQUIVALENTEWITH 4AIN HES OFS IF [S INSULATION THICKNESS. 81 pQ ) IE= 00(N" ,THE 'UNDER FOOTNGS SHALLBE S RE(PVCE EYE 35 OR 26. EYE 26 IS REQUIRED FOR NSTALLED PERDEPTHD232S GREATERTHAN15 FEET. SANITARY SEWER PI PE WITHI N 5 FEET OF P� B e °+ I OFACONTRASTINGCOLORTOHEPIPEADDCEMENTALCITED SANTARYSEWERSHAL BE TESTED ACSANCORDTARYING TOMNNSEWER SHALLESOTAPLUM,NGCODE,PART„2°SOLVENLDJOINISMUST INCLUDEUSEOFAPEIMEEWHIHIS SO ° 01 14 STORM SEWER PIPE. -B 4,°,m D TEDE PIPE MAY BE INSTALLED WITH APPROVAL OF LOCAL GOVERNING AGENCY ao3� I I B RE CED CONCRETE PIPE SHALL BE CLASS 5 FOR PIPE DIAMETERS 18 AND SMALLER CLASS 3 FOR PIPE DIAMETERS 21 AND LARGER UNLESS OTHERWISE NOTED, PER ASTM C71 WITH GASKETS PER ASTM `TM -RE ° (N"E AS TREQUIREMENTS01AASHTOM252LYLESTORMPIPE,2_TO6°FNCHESIND�ETERSHALLMEETREQUIREMENTS01ASTMF23°6 FITTINGS EDJ �IE E 39m D PVC STORM SEWER PIPEANDF°T"NG==�LEBESS� EDULE4°PIPEPERASTMD2665ANDINSTALLEDPERASTMD2321 PEFpMTFORSIZES,1TO,20IINHANDMUSTMEETASTMA,6°ORASTMA796ANDBEINSTALLEDPERASTMA,9IS CM °II MAY NDIBEINSI LLEDWIITN,°�EEIDFAWAIEEMNN. WATERSO'C y� EDEANTS N s REQUIRED BY MINNESOTA PLUMBING CODE, PART ,°,.3 STORM SEWER LOCATED WITHIN 10 FEET OF F BUILDING SEWER WATER AND SHALL BETETED PER MINSSHALL BEGASIIG CODE, EWART 712HTA AND/OR WATER LINE SHALL BE TESTED PER MINNESOTA PLUMBING CODE, PART ],2, 5. ALL NON CONDUCTIVE PI PE S HALL BE I NSTALLED WITH ALLOCATE TRACEE)WIRE PER MINNESOTA FULLS, PART 7560.0150. • — �� ADJusIAeLE FOR e FEET WATER MACLOWIN DEPTH H TOR EQuvALENn MEETINGAW WA STANDARD cs°PAND CIry STANDARDS. VALVE TO BE MECHANICAL RESILIENT WEDGE GATE VALVE ..Posl Io BE E ELECTR CALALARM S WITCH SHALL BE PART No. Pcvsz coE EQUIVA,ENn. —�� , HALL INCLUDE LOCATION AND LENGTH DEVIATIONS OR CHANGES IOLTHE PIAN°CONTRACTORETO VERITY WITHOWNER01 EENGINEEER WHETHER A PLAN WITH POST -CONS RUCTION ELEVATIONSNIs RECUSREDI I � 8 ALL MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED°°5 FEET RIM ELEVATIONS ONPLAN REFLECT THE SUMPED ELEVATIONS 11 ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0 15 FEET AND MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0 05 FEET RIM ELEVATIONS ON PLAN REFLECT THE SUMPED ELEVATIONS J I INN 1/14/1111 SHEETER. PREPARED FOR'. �Y�d C or .xenarecrmluu�.a Iuaxuuorx.xeu J NORHART CONSTRUCTION NSEgm�55 NORHARTCOTTAGEGROVE ° .'.° °°e°m "°"°° UTILITY PLAN OCI 10' .Mmm mm'° 0 FOREST LAKE MINNESOIA55025 ATeN3/24/2023 IIeA No. 41 'Cl COTTAGE GROVE, MINNESOTA """"'°"I'r"'I"m^ 0 PROJECT NUMBER: 0032908.01 DIE . 312412023 D000000 ��� O �� DO Eo,.o Poa 111 3/14/2023 PREPARED FOR: _ iawauo.�xa.�MWestwood ��NORHART CONSTRUCTION g�� ���NORHART COTTAGE GROVE 0 FOREST 81 PTH STREET SWTA ozs 1E"3 4/2023 L1e1E- 4152/ COTTAGE GROVE, MINNESOTA 0 CA 4 811or eaII81el.com ae 0 K 0 V iY PRE IMINARY PLANS 0 z EET NUMeeR. DETAILS 6OF 10 PROJECT N UM BER: 0032908.01 RATE . 312412023 M 74- DO 8114 or.1181e1—F, �a e o 3 V F— PRELIMINARY PLANS 0 z 3/24/2023 PREPARED FOR: CMEgLM 5E�0.15EE Westwood NU SHEET 7 R' Q NORHARTCONSTRUCTION NORHARTCOTTAGEGROVE ,� °°°° ° .'.° °°e°m= "°°'°° ' mm'° DETAILS O 41527 COTTAGE GROVE, MIN NESOTA �iXnOetl"'"d"'"m^ 0 0 FOREST'l'TH STREETS"'55025 1eN3/24/2023 ucease"o. PROD ECT NUMBER: 0032908.01 HIS 3124120 23 8114 or eall8l l.com a e TREE PRESERVATION REQUIREMENTS TREE PRESERVATION CALCULATIONS QUALIFYING TREE - QUALIFYINGTREE.A HES(6')DBH FOR HARDWOOD DECIDUOUS REES,ORAMINIMUM INCHES (e") DBH FOR SOFTWOOD DECIDUOUS TREES ORA MINIMUM OFTEN FEET (10') IN HEIGHT FOR CONIFEROUS/EVERGREEN TREES -HARDWOOD DECIDUOUS SPECIES IRONWOOD, OAK ELM, MAPLE, WELLNUS,ASH, HICKORY, BIRCH, BLACK CHERRY HACKBERRY, AND LOCUST - US SPECIES COTTONWOOD, ALPA POPLARS, ASPEN, SILVER MAPLE, BASSWOOD BOX ELDER AND WILLOW. -CONIFEROUS SPECIES AWOODPLAUFWTCHFATMATURHTA SALEATTW VE (1� FEET OF MORE IN HEIGHT, AND WHICH RETAINS ITS COLD GREEN COLOR YEAR ROUND AND DOES OP ITS FRONDS OR NEEDLES IN THE WINTER. DBH CONVERSION RATE. A NUMBER EQUAL TO IT EALTHY TREE A LIVE TOP CROWN THAT S TH EN N HEIGHT.NEWLY CR BRANCHES THAT MAKEUPLESS THAN F FLESH NT (15%) OF THE TOTAL CROWN LESS THAN FFTEEN PERCENT (15%) OF THE TREE CROWN WITH MISSING BRANCHES. FOLIAGE THAT IS DENSE THROUGHOUT THE LIVE PORTION OF THE CROWN PERM17ED TREE REMOVAL XSES RE SI DENTAL ITS/ACRE ( UNITS /ACRE = UNJ CJ SIZES AND TYPES OF ETREES QUANTITYQUALIFN GEREE I NCH ES REM OVER BEYON D TH E PERMITTED THRESH OLDS SHALL BE REPLACED I A RATE 0150%,OR ONE(1) lW0 CD REMOVED DIAMETER INCHESSZE RE C DUOUS TREE S N 0 LES S T HAN 2 5 CALIPER INCHES CONIFEROUS TREES N 0 E THAN S -THEOES CONIFEROUS TREES OR HARDWOOD SIX (b]F:ET IN FEE TWO (RUCALPIEER INCHEDF REQUIRED REPLACEMENT INCHES ORNAMENTAL As REPLACEMENT TREES. w ERE 1m OR MORE REPLACEMENT TREES ARE REQUIRED, NOT MORE THAN PERCENT (35%E of THE REPAcEMENT TREES SHALL BE oFTHE SAME sPEaSs OF TREE INDIGENOUS TREE SPECIE ARE ENCOURAGED - THE PLANTING OF TREES FOR REPLACEMENT PURPOSES SHALL BE IN ADDITION To ANY OTH ER CITY LANDSCAPE REQUIREMENTS. TREE PRESERVATION DATA 1PEE REPLACEMENT ULCUUITIONS AI QUAIFYING HEALTHY INCHES ON SDE 1,2021NCH PERMITTEDTPEEPEMOVAL UMITOPE%ISTING 50%- Resi denSi al >10 units/acre EOI INCHES TOTALQUAURYINGINOFBREMOVED 420 IN— IXC13SQUAUEYINGINCHESREN1 V1) OINCHES REPLACEMENTINCHE5REQUIRED 50%- Peplacement Rate OINCHES TOTALREPLACEMENTTREE5REQUIRLO Caliper Inches/2.5 GIIperinc OTREES SAVEDTREECREDHS EO TREE5 TOTALRPIACEMENTTREES REQUIRED OTREES LEGEND EXISTING DECIDUOUS TREE TO REMAIN EXISTING DECIDUOUS TREE TO BE REM-ED EXISTING CONIFEROUS TREE TOREMAIN )K EXISTING CONIFEROUS TREE TD BE REM-ED —�— DENOTES S LT EE/GRADING X o PRELIMINARY PLANS INm 1/14/1111 ER. PREPARED FOR'. Q Q NORHART CONSTRUCTION �M Ems.• 7 7uNOE0.iXELPW NORHART COTTAGE GROVE OVERALL TREE PRESERVATION U OF A 1081 PITH STREET SW m53 10 0 FOREST LAKEMINNESOTA55025 A.H3/24/2023 EPllNo. E3]]4 COTTAGE GROVE,MINNESOTA "'"XnOetlEe"Gd"'IE""^ PLAN DATA 0 PROJECT NUMBER: 0032908.01 DIE . 312412023 PRELIMINARY PLANT SCHEDULE �LAC�IILLIIIRUCE�IICEA�LAUCAIENI— "ER FAILED CAL CAL PEE HT.=HEi HT MIN. OJININUM CENTER SL.=SPREAD OTv.=OUANT'C.NT.=CONTANER NOTE sQUANTITIES ON PLAIN SUPERSEDE LIST QUANTITIES IN THE EVENT OF DISCREPANOC LANDSCAPE REQUIREMENTS NATIVE SEEDING LEGEND xEAE"ACE L TOTALAH (— C OM X'3 2 TOTALAPEA (—A C OTHERPRIE AT R _ To BE SEEDED WITH ME9 C CENE'AL SCOPE DE SEED MIX PLANTING LEGEND DEC DEC PLOT, TDEEI �qJ T'Al CON I AEEs s ITRUEI CITY LANDSCAPE NOTES LANDSCAPE PROVISIONS PO TO CAL 0 NOT "RU " AND PERE NO SHE CA 811or ca1,81e1tlCo. �a e X PRELIMINARY PLANS NU iII 112411111 SHEET 9 R' PREPARED FOR'. 1081 PITH STREET SW Q NORHART CONSTRUCTION ..°NOE0.iXELPW NORHART COTTAGE GROVE 88883550 .'.° .":°m "°°'°° OVERALL LEAN DSCAPE OF m53 10 0 FOREST LAKE MINNESOTA 5502E ATa3/24/2O23E�CMSE No. E3]]4 COTTAGE GROVE, MINNESOTA ^ 0 PROJECT NUMBER: 0031108.01 DIE . 312412023 PLANTING NOTES PLANTING DETAILS 8114 or call8ll.com ae DECIDUOUS TREE LI C = Al Eo�.�olIIEKEI1—, oE-Hl°E°KONTAINE°=o�: EIHH OLE RA —ILL INIKOIKO°AlA°°—Eo ND PRELIMINARY PLANS INITIAL3/24/2023 PREPARED FOR'. 1 0 El SEEQNORHART CONSTRUCTION �M Ems.° ..°NOE0.iXELPW NORHART COTTAGE GROVE 88883550 .'.° .":°m "°°'°° LANDSCAPE INOTES & OF m53 10 0 FOREST LAKE MINNESOTA 5502E n.e324R023 ENA NO. E3]]4 COTTAGE GROVE, MINNESOTA 1081 RTH STREET SW°'�iXnOetl"'"d"'�"m^ 0 PROJECT NUMBER: 0032908.01 DIE . 312412023 _ .'. ADJACENT. PARCEL BLOCK I. LOT::3 ...a. . $NCEPTUA2sITE -,n n EIALE FEET ---- PROPERTY LINE/RIGHT OF WAY EASEMENT 10PARKING SETBACK / D & U EASEMENT 35' REAR YARD SETBACK / PROPERTY SETBACK BUILDING OVERALL METRICS Total Acreage ].15 % OR,, Space 50% Dwelling Units 299 Dwelling Units Per Acre 299/10085=2964" Building Footprint 58, 159 SF Total Buil ding Area 360,79800Sr— Park ingArea Underground 75,167SF Underground Parking 193 Surface Parking 283 Total Parking 476 Park i ng to Unit Rat o 1.6 spaces Notes: Open Space calculations exclude R OW North of S[ based on PB s long tart, prjecto to widen both Street South. ** Unit Per Acre based on caldulaton to the centerline of R 0 W (10 23 total acres) *** Total Building Area includes Five(5)Floors Of Dwelling Units and Amenities 0 norhart NU AVE Gal, I— NORHART COTTAGE GROVE Pn.JEdT A. ARCHITECTURAL SITE PLAN —IT nhMeA100.00 NORHART COTTAGE GROVE Pn.JEdT A. ARCHITECTURAL SITE PLAN —IT nhMeA100.00 4 or ealle81e1tl 811eom �a e TREE PRESERVATION REQUIREMENTS TREE PRESERVATION CALCULATIONS QUALIFYING TREE - QUALIFYING TREE AHEALTHY TREE MEASURING AM N MUM OF S X INCHEs(e) DISH FOR HARDWOOD DECIDUOUS TREES, RAMINIMUM INCHES �r DBH FOR SOFTWOOD DEC DU_ TREES ORAMINIMUM OF TEN FEET (10) uN HEIGHT FOR CON I FEROUSAVERGREEN TREES -HARDWOOD DECIDUOUS SPECIES'. IRONWOOD, OAK ELM, MAPLE, WALNUT,ASH,HICKORY, BIRCH, BLACK CHERRY, HACKBERRY, AND ff­ - SPECIES '. COTTONWOOD, CATALPA POPLARS,ASPEN, SILVER MAPLE, BASSWOOD, BOX ELDER AND WILLOW. LVE (i Z FEET OF MORE IN HEIGHT,AND WHICH RETAINS ITS GREEN COLOR YEAR ROUND AND DOES COLD OP ITS FRONDS OR NEEDLES IN T E INTER. DBH CONVERSION RATE. A NUMBER EQUAL TO IT EALLITY TREE A LIVE TOP CROWN THAT IS GREATER THAN 1TH ENPER NT HEIGHT. TH E TREE CROWN WIITH THAT MAKE NCHESS THAN NT ROU OFTHE TOTAL CROWN LESS THAN FIFTEEN PERCENT (is%( OF THE TREE CROWN WITH MISSING BRANCHES. W L1AGE DENTIE REMOVAL MO A S/ACRE (UN TS UNITS /ACRE = UNJ C) S FEES AN D TYPES OF REPLACEM ENT TREES - QUANTITY. QUALIFYIN G TREE I NCH ES REM OVER BEYON D THE PERMITTED TH RESH OLDS SHALL BE REPLACED AT A RATE OF 50%, OR ONE(1) REPLACEMENT CAL PER I N CH FOR lW0 (R REMOVED DIAMETER INCHESS EFE DEC DUOUS TREES No LESS THAN -THOSE CONIFEROUS TREES OR HARDWOOD D DU SIX (b]F:ET IN FTE GHT SHALL BE CREDITED AS CONTRIBUTING TWO CALPIEER INCHED CREQUIREDEREPLACEMENTCN 0IES� ORNAM ENTAL ERE (ID)OF Moe TOTALOF TREES ARE DECUIRED. NOT MORE THAN TH FLY THREE cEENTMA0,T eMLA MEmTE�eEESSsr,nLeEE(THE SAME sPEaSs of TREE.INDIGENOUSTREE SPECIE sARE ENCOURAGED - THE PLITwGOFTREES FOR REPLACEMENT PURPOSES SHALLBE INADDITION TO ANY OTHER CITY LANDSCAPE REQUIREMENTS. TREE PRESERVATION DATA 0 0MMIM m�o��mm o�o��mm m�oa��m o�o��mm o�o��om o�o��mm m�oo��m o�oo�mm M�mmmmEI wa 1111. aTID—HY HCRiESS.-BrE INCHES NHBlEDTREERl�l ALLIxre�Eg511NG 5 INS. INCHES QUALI-N01NCHEE EMDVED uO INCHES EXCESS QUALIFYING INCHES REM OVED 0INCHES ESREQUMED e laement Rae 0INCHE TRFESREQUIRED �CAiperinches/ 3.5 Cellper Inches OTRFFS TOT_E_CEMENTTHFEEREQUIIED OTXFFS LEGEND EXISTING DECIDUOUS TREE TO REMAIN EXISTING DECIDUOUS TREE TO BE REMOVED EXISTING CONIFEROUS TREE TO REMAIN EXISTING CONIFEROUS TREE TO BE REM-ED —r— DENOTES S LT CE/GRADING X o o BE Too 15o PRELIMINARY PLANS IR 112411113 ER. PREPARED FOR'. aaiLQvovasTu *�nn+z'a ` Westwood 8 QITI NORHART CONSTRUCTION na:Eo"MI Ewa 7uNOE0.iXEwW NORHART COTTAGE GROVE OVERALL TREE PRESERVATION OF FOREST LAKE MINNESOTA 55025 Te104/19/2023LIcEPANo. 13114 COTTAGE GROVE, MINNESOTA PLAN &DATA 1 0 PROJECT NUMBER: 0032908.01 DIE . 04/19/2023 PRELIMINARY PLANT SCHEDULE EFFADIIIIINIR11-11DA-1.1.1— A IT RE EFULDIIN—INIIALEA, A IT RE AIIIIATINI IRE eURuwPED CAL,=toupee HT.=HeeHT PAIN.—MNI m ON CENTER 1. SPREAD 0' OUwNTmcoNT.=CONTAINER rEsQUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OFARISCREPANC^. LANDSCAPE REQUIREMENTS NATIVE SEEDING LEGEND LANDSCAPE PROVISIONS ° IS T°'=6n TALAREA Ns AC a° -an aESEEHEHwTM �MEs�C�ENE�IRDAHsHEIDEHM1 PLANTING LEGEND CITY LANDSCAPE NOTES LICATINI PDREDIALE AREA RACE" R'UTE 81, or ealle81e1tleom 1—m- I.-D Alla e X BE Too 15o PRELIMINARY PLANS 111T 111411113 1 SHEET ER. PREPARED FOR'. aaiLQvovasu *�M+�'a ` Westwood 9 Q NORHART CONSTRUCTION 0.iEOfM1N Ewa H7uNOE0.iXE W NORHART COTTAGE GROVE moo OVERALL LANDSCAPE ✓ OF FOREST 31 RTH STRESOTnssozsEETSPV TE�04/19/2023�icERANo. 13114 COTTAGE GROVE, MINNESOTA '�vev°^^ eW� PLAN 10 PROJECT NUMBER: 0032908.01 DIE . 04/19/2023 PLANTING NOTES PLANTING DETAILS 8114oreall8ll.com I. —I, I.— Alla e ALLNo'I ,TEOA 1III ILL111 N , ea A—INTTA—Al EPETEEo PRELIMINARY PLANS INITIAL1/14/1113 PREPARED FOR'. aaiLQvovasTu T�M+N'a ` Westwood 10 QENORHART CONSTRUCTION 0.iEOfM1N Ewa H7uNOE0.iXE W NORHART COTTAGE GROVE moo LANDSCAPE NOTES & ER OF FOREST LAKE MINNESOTA 55025 TE,04/19/202311-1E No. 53774 COTTAGE GROVE, MINNESOTA ,ai ewe DETAILS 1 0 PROJECT NUMBER: 0032908.01 DIE . 04/19/2023 & MLENK Real People. Real Solutions. MEMORANDUM Date: 04/17/2023 To: Amanda Meyer, PE From: Mike Boex, PE Subject: Norhart Development Plan Review City of Cottage Grove, MN Project No.: ON1.128440 3507 High Point Drive North Bldg. 1 Suite E130 Oakdale, MN 55128 Ph: (651) 704-9970 Bolton-Menk.com This memo summarizes the review of site, grading, & utility documents submitted by Westwood Professional Services, Inc., dated 03/24/23 (received 03/29/23). We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide those comments prior to a final plat submittal. Preliminary Plans: Sheet 1: 1. On the final plat submittal, please identify the horizontal and vertical datums for the project on the title sheet. Sheet 3: A sidewalk connection is strongly recommended at the northwest corner of the building from the perimeter sidewalk around the building to the proposed ped crossing and connection to the future city trail. An architectural site plan was provided that depicted a "dog run" area in the northern portion of the site. If proposed, please depict this area on the plans. Fencing shall be in accordance with the city's standard fence material, attached to this memo, and the attached detail should be included on the plans. 4. The Site Key Notes do not appear to be labeled on the Site Plan. Please revise the plan to show the applicable notes. Sheet 4: 5. Label emergency overflow elevations (EOFs). For stormwater facilities with emergency overflows, the low adjacent grade (LAG) elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100-year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent stormwater basin. For backyard and side -yard conveyance and temporary ponding areas, there must be at least 1 foot between the overland overflow elevation and the low adjacent grade elevation of the adjacent structure. \\Cocg-fs1\Groups\CITYFILES\23 CITYFILES\007CP, ZA, SP Norhart Apartments 2023-04-24\2023-3-29 Submittal\Response Memo\128440 Plan Review 2023-04-17.docx Bolton & Mark is an equal opportunii, - ; .1- Norhart Development Plan Review Page: 2 c. Please label all pond and local drainage EOF locations and elevations, specifically through the parking lot and for each proposed stormwater basin. i. It appears the EOF for both storm basins should be to the south to Hadley Avenue in the southeast corner of the site, and ultimately to the city's basin south of Hadley. ii. Pond 1: Apply the 3' HWL to LAG requirement to the high point in the parking lot (approximately 808) prior to the underground garage entry. 6. Grading note 4 indicates 4" of topsoil. Clarify that 6" is required in areas disturbed within public right-of-way or easement. 7. Designed wet ponds will require a clay liner that shall extend 1 vertical foot above the NWL; please describe this on the plan. a. In addition, provide a note that the liner shall have a maximum permeability of 1x10-6 cm/s with a minimum 15% passing the #200 sieve. Sheet 5: 8. The MN Department of Labor and Industry (DOLI) will be reviewing site utilities on private property. 9. Utility note 11: only DIP watermain will be allowed by the city, please remove other references. 10. Utility note 14: remove references to CMP. 11. The city fire department has requested an additional onsite hydrant in the rear of the building for firefighting purposes. a. Ensure all hydrants are located outside of the collapse zone of the building (1.5 times the height of the building). 12. The last accessible structure prior to a stormwater basin shall include a sump (CBMH-60, CBMH- 76); see applicable city detail plates. C%1PPtC F-7- 13. Please update the detail plates to utilize the 2023 versions, located on the City's website: https://www.cottagegrovemn.gov/251/City-Standards Sheet 9: 14. No plantings should be located in public drainage and utility easements. 15. Please depict proposed parking lot lighting locations on the landscape plan. a. A site lighting and photometrics plan shall be submitted with final plans. 16. The "Landscape Requirements" note regarding Hadley Avenue and 1001h Street South and the 75-ft buffer can be removed; planning staff have determined this does not apply to this project. 17. A seeding legend is provided but corresponding areas are not depicted on the plan. The entire site shall be irrigated turf, with the exception of stormwater features. Please revise the plan accordingly. 18. Review and ensure all of the City's landscape requirements are being applied to the plan (see "City Landscape Notes" included on the plan sheet). For example, it appears there is a Bolton & Menk is an equal opportunity employer. Norhart Development Plan Review Page: 3 coniferous tree in the southwest corner of the site that is within 20' of the trail along Hadley Avenue. Stormwater Comments: 19. HydroCAD: a. The basin names in the stormwater narrative basin summary, plan sheets 4 and 5, and within the HydroCAD and P8 models differ. Please update the summary and plan sheets for consistency with the models. b. The HWL for Pond 3PP is 806.3. The HWL label for this pond should be corrected on Sheets 4 and 5 of 10 to this value. c. HydroCAD model drainage areas do not match in existing (7.1 acres) and proposed conditions (6.1 acres). Please update the proposed condition model and drainage area map to match the site area and existing conditions model. d. The Existing Subwatershed 1E includes 0.5 acres at CN 30 and the Proposed Subwatershed includes 1.63 acres at CN 39. The South Washington Watershed District Standards Manual specifies: "For predevelopment conditions, the allowable range for a curve number (CN) to reflect undeveloped conditions should fall within values of 52 — 62 and must not exceed a value of 62." Please adjust existing conditions curve numbers to fall within this range or explain why the selected CN is appropriate. The proposed conditions HydroCAD model is simulating the grass/open space pervious areas as hydrologic soils group A with a curve number of 39. The city Surface Water Management Plan Section 6.1.2 regarding pervious open space curve numbers states: "For the areas within the City containing primarily HSG A soils, the CN values within Table 6.1 for certain land use types (Bluff/Ravine, Park/Open Space, Rural Residential and ROW) may be lowered to reflect soils with a higher infiltration rate. However, it is assumed that the pervious surfaces for more urban land use types (Urban Residential and Commercial/Industrial) containing primarily HSG A will actually generate runoff depths similar to that of HSG B soils, due to factors such as: Compaction of the soil surface layer during construction, Placement of topsoil and sod to retain soil moisture and promote healthy turf establishment, Efficiently graded lots, limiting the amount of runoff allowed to pool on the landscape and infiltrate." ..."Generally, these calculations should assume a CN value of 61 for site pervious areas." Please simulate the proposed conditions grass/open space areas with curve number 61 or explain why a lower curve number is appropriate. 20. Infiltration Basin: Pretreatment: The City requires pretreatment of stormwater runoff from development activities prior to discharge into all waterbodies and stormwater basins. The infiltration basin is expected to treat 4.6 acres of the development site including 3.6 acres of new Bolton & Menk is an equal opportunity employer. Norhart Development Plan Review Page: 4 impervious surfaces. Adequate pretreatment is needed to extend the potential life of the infiltration basin and reduce maintenance. i. At a minimum, a sump structure is required prior to discharge into the basin. Please be aware that frequent, routine maintenance will be required to remove sediment from the sump structure and protect the infiltration basin from excess sediment. ii. Alternatively, the MPCA Stormwater Manual highly recommends the following pretreatment sizing guidelines (a NURP pond following these guidelines would typically require less frequent maintenance): 1. Before entering an infiltration practice, stormwater should first enter a pretreatment practice sized to treat a minimum volume of 25 percent of the Vwq. 2. If the infiltration rate of the native soils exceeds 2 inches per hour a pretreatment practice capable of treating a minimum volume of 50 percent of the Vwq should be installed. 3. If the infiltration rate of the native soils exceeds 5 inches per hour a pretreatment practice capable of treating a minimum volume of 100 percent of the Vwq should be installed. 4. It is HIGHLY RECOMMENDED that pretreatment practices be designed such that exit velocities from the pretreatment systems are non -erosive (less than 3 feet per second) and flows are evenly distributed across the width of the practice (e.g., by using a level spreader).' b. The city recommends infiltration basins be constructed "off-line" so that the basins fill along with the pretreatment basin, but higher flood flows are not routed through the infiltration basins in order to have better long-term operation and less maintenance. Wet sediment pretreatment ponds provide excellent pretreatment for infiltration basins. Pretreatment ponds should include equalizer pipes at the connection to the infiltration basin. c. Final plans shall include notes on the plans indicating how to stage construction and use low -impact earth moving equipment to avoid compaction of the soils under the infiltration basins in order to improve the likelihood of successful infiltration within the basins. The NPDES Construction Stormwater Permit includes guidance in Section 16.4 and 16.5. d. Final plans shall identify a soil media in the infiltration basins: For a successful vegetation establishment, the city recommends providing a Filter Topsoil Borrow (MnDOT 3877.2G) consisting of 70% sand (meeting the gradation requirements of 3126 "Fine Aggregate for Portland Cement Concrete") and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. e. Soil borings are required in the vicinity of proposed infiltration basins. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil 1 https://stormwater.12ca.state.mn.us/index.12hl2?title=Design criteria for infiltration accessed 4-5-2023. Bolton & Menk is an equal opportunity employer. Norhart Development Plan Review Page: 5 borings should extend a minimum of 3 feet below the lowest constructed elevation of proposed BMPs. 21. The developer shall execute a stormwater maintenance agreement for the private stormwater basins and the private storm sewer. 22. Wet Sediment Pond: a. The wet sediment ponds shall be lined to prevent infiltration; see previous comment #6. b. Pond 3PP is shown on Sheets 4 and 5 of 10 to have a depth of 2 feet below the NWL. The City Surface Water Management Plan requires that the mean depth of permanent pools should be greater than or equal to 4 feet (3 feet for small ponds < 2 acre-feet in volume). The max depth of permanent pools should be 10 feet or less. 23. Pond EOF Labels: a. EOFs for stormwater basins are listed in the narrative. Please label the location and elevation of emergency overflows (EOF) on all ponds and infiltration basins in the plans. b. Refer to previous grading plan comments on Sheet 4 24. Skimmers: The wet sediment pond and infiltration basin outlet structures should include skimmers. See city standard detail STO-23. 25. P8 Water Quality Model: a. The P8 model includes only 6.09 acres not the full 7.1 acre site. Please update the model to include the full site. b. The P8 input indicates swept impervious surfaces that exceed the impervious % in HydroCAD. Please verify that the impervious % is correct and that street sweeping of these surfaces is planned. 26. Rational Storm Sewer Design: Sheet 5 of 10 shows storm drain catch basins and pipe alignments. a. Please include a map showing drainage areas to each catch basin and a table showing the rational storm drain design including capacities and velocities. b. On -site storm sewer should be sized to a 5-year rational method design. Trunk facilities should be analyzed and designed to accommodate the 100-year ponded discharges plus 5-year rational flows from areas that enter the trunk to be carried to the next storage area downstream. Submit design calculations for the storm sewer system and a drainage area map showing each catchment with manholes and catch basins labeled. Include individual pipe segment velocities with calculations for review. i. Pipe sizes and slopes should be selected to provide a minimum open channel velocity of 3 feet per second. ii. Maximum storm sewer velocities should be kept at 10 feet per second or less. iii. When changing pipe sizes in structure, match crown of pipe elevations instead of inverts. iv. Please show storm catch basin IDs, pipe sizes, grades, elevations, and drainage areas on the plans consistent with the rational design tables. Bolton & Menk is an equal opportunity employer. Norhart Development Plan Review Page: 6 v. Pipe outlets to wet ponds should be placed at the NWL and have design velocities of 6 fps or less. Pipe outlets into filtration basins or other overland discharge should have design velocities of 4 fps or less. 27. NPDES Construction Stormwater Permit: When the disturbed area of development exceeds 1 acre, an NPDES Construction Stormwater Permit and associated permanent stormwater treatment are required. 28. Control Erosion at Construction Sites: The city requires that applications for new or redevelopment activity include in their applications for City review, a SWPPP as required under the NPDES construction permit in effect at the time of review. Construction sites will be inspected to ensure compliance with the existing erosion and sediment control ordinance, Watershed District requirements, and with the construction site permit under NPDES Phase II MS4 rules. The city completes quality assurance inspections on all NPDES permits in the city (where the city is not the owner) twice each month. Erosion and sediment control best management practices as outlined in the Minnesota Stormwater Manual will be required and must be shown on required submittals to the City for approval. a. Any street sweeping conducted by the City to remove erosional debris from streets will be charged to the owner of the property. b. Please note that the city requires silt fence or similar perimeter sediment controls at the back of curb and around lots during the building phase. c. It is acceptable to use the proposed wet sediment pond as a temporary sediment basin during construction, but it is important that the infiltration basin is protected from stormwater and sediment during construction. Please note that rigorous sediment and erosion controls are necessary to keep sediment and runoff away from the infiltration basins during construction. d. On the final plans, please describe phasing to ensure excavation of the infiltration basin after the drainage area is stabilized. 29. Testing: The City will require post -construction testing to verify the infiltration/filtration rate and drawdown period of any infiltration/filtration basins. Please add the following to the infiltration basin plan notes: "Post construction testing of the infiltration rate and drawdown period will be required." Post construction testing should yield results of approximately twice the design rate, providing a safety factor consistent with Section 16.11 of the NPDES Construction Stormwater Permit. If test results exceed 8.3 inches per hour, Section 16.16 requires that soils be amended to slow the infiltration rate below 8.3 inches per hour. 30. Models and CAD Files: Please note that digital copies of the final version stormwater models (HydroCAD, 138) and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the city once the review and revision process is complete. Bolton & Menk is an equal opportunity employer. PRESERVE AT PRAIRIE DUNES AREA CHARGE AREAS FIGURE 1 589"45'48'W 1326,01 DETAIL A 100TH STREET SOUTH --- - 9r, , ---- --- (SEE SHEET 2 OF 3 SHEETS) 6.245 AC �5 —�a a��ga6 -- / I 'smmgz/m u,tN E�am.�,�� I 3 00 le .4 �w I r fW n Va- �II� BY N PIPE SET ICB—SCRIBED eg6��� . .� '.e 3 o aoo,.E ,�� 8.005 AC ! #d3055 ' T HEORE�°"no°o°�;=a"""�s°°.M`,��sfoa iHf WEST LINE Cl THE NORTHWEST QUARTER OE THEN NORTHI—TH UAWER OF9ECTION 29RTOWN9HIR 27, �HNAssNN�TnR� X 5.053 AC E.61.,2E , I I � 12.348 AC j 0 n agr�'e�y`ri o R' sry�,_ 9 o SCALE 1 INCH = 80 FEET )n2/�12•E�• moo I `� "wX' I i B wrem�,e°m,�m�,wasze,3s e s uuury Eaftmena inunaea�s gss3. - I ----------------—t--_1___---------------_____--------------__—_--------T-t- -J N89'51'07' E 1326,35 n, ay.n ro,„ aoPmlro APe Westwood Professional Services, Inc. PRESERVE AT PRAIRIE DUNES DENSITY AREAS TO °PgNI lli CENTERLINE S89'45'48'W 1326.01 111TH IT111T SOUTH FIGURE 2 DETAIL A ...... ...... .. (SEE SHEET 2 OF 3 SHEETS) 4 7.797 AC ­7 "421,1/ < a) 00 10.071 AC FOUNDAS NOM ONFlAT TNE o 1EITIT11111c 111111 I IlEl IN THE WEST UNEOFT HWEST QUARTER wl NORTHWEST QUARTEROF SECT— TCA­ 27. .1. 11, WHICH IS A— TO BEAR 1 ­141 7.003 AC 14.105 AC B 160 SCAI-E: 1 INCH ED FEET - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --- - - - - - - - - - - - - - - - - - - - - - - — - - - - - - - - - - - - - - - - - - - - N89'5l'D7 E 1326.35 Westwood Professional Services, Inc. Kathy Dennis From: Kathy Dennis Sent: Monday, April 17, 2023 3:27 PM To: Emily Schmitz; Conner Jakes Subject: FW: Regarding Zoning Amendment Kathy Dennis Community Development Assistant City of Cottage Grove Direct:651-458-2827 1 kdennis@cottagegrovemn.gov General: 651-458-2800 1 www.cottagegrovemn.gov 12800 Ravine Parkway South, Cottage Grove, MN 55016 Cottage ttage Grove 6,Vv3speFLty 11@#f 046% From: Jennifer Borges <jennborges@outlook.com> Sent: Monday, April 17, 2023 3:25 PM To: Kathy Dennis <KDennis@cottagegrovemn.gov> Subject: Regarding Zoning Amendment You don't often get email from jennborges@outlook.com. Learn why this is important EXTERNAL EMAIL WARNING: This email originated from an outside organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. To Whom It May Concern: I am a Cottage Grove resident, I moved into my new construction home at 10065 Mississippi Dunes Blvd last summer. My backyard is exactly at the intersection of Hadley and 1001" Streets. I am writing in response to the notice of proposed zoning change for the property at that intersection. While I am not under the illusion that this land shouldn't or wouldn't be developed, I would like to voice my strong opposition to a 298-unit apartment building. Such a unit would drastically change the experience of living here. This is an area that has beautiful preserves, and is a quiet, uncrowded place to live. The density an apartment building of that scale would bring would not add anything positive for the residents of this area. The additional traffic and noise, the clearing of land next to the preserve, the impact on property values, etc are not a good use of this parcel. I cannot imagine any of the current residents supporting this plan. So, the question is: whose interests does this serve? Not the residents and not the environment. Therefore this zoning change should not be granted. Thank you. Jennifer Borges