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Home My WebLink About09.A.1 City Council Action Request 9.A. Meeting Date 1/17/2024 Department Community Development Agenda Category Action Item Title Roers Companies Cottage Grove Multi-Family Development Staff Recommendation 1) Adopt Resolution 2024-005 approving the purchase agreement for Outlots A, C, and D to Roers Cottage Grove Apartments LLC. 2) Adopt Resolution 2024-006 approving the preliminary plat and final plat for Camel’s Hump Addition. 3) Adopt Resolution 2024-007 approving the planned unit development and site plan review for a 144-unit, six-story mixed-income multi-family apartment building located at 6850 East Point Douglas Road South. 4) Hold the public hearing for modification to Development Program for Development District No. 1 to include the establishment of Tax Increment Financing District No. 1-21 (Roers). 5) Adopt Resolution 2024-013 approving a modification to the Development program for Development District No. 1 and adopting a Tax Increment Financing Plan for Tax Increment Financing District No. 1-21 (Roers). 6) Authorize the contract for private development by and between the Cottage Grove Economic Development Authority and Roers Cottage Grove Apartments, LLC. Budget Implication N/A Attachments 1. Roers Apartments CC Memo 2. Roers Apartments Attachment A - Civil Plans 3. Roers Apartments Attachment B - Architecture Plans 4. Roers Apartments Attachment C - Final Plat 5. Roers Apartments Attachment D - Roers Trip Generation Review 6. Roers Apartments Attachment E - B&M Traffic Addendum 7. Roers Apartments Attachment F - Engineering Review Memorandum 8. Attachment G - Purchase Agreement (Kori) 9. Resolution approving Roers Purchase Agreement 10. Roers Apartments Resolution - PP & FP 11. Roers Apartments Resolution - PUD & SP 12. 01. CC 1-17 TIF Creation Memo 13. 02. Resolution CC TIF 1-21 Creation 1-17-2024 Meeting 14. Roers Apartments TIF Plan 15. Roers Apartments TIF Development Agreement 2 TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: Mike Mrosla, Senior Planner DATE: January 17, 2024 RE: Roers Companies Cottage Grove Multi-Family - Site Plan Review, Planned Unit Development, Preliminary and Final Plat Proposal Roers Companies has submitted planning applications for a Preliminary Plat, Site Plan Review, and Planned Unit Development (PUD), for a proposed 144-unit mixed-income apartment building to be located at 6850 East Point Douglas Road. Location Map Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 2 of 14 Review Schedule Application Received: November 16, 2023 Application Accepted: November 16, 2023 Planning Commission Meeting: December 18, 2023 City Council Meeting: January 17, 2024 120-Day Review Deadline: March 15, 2024 Background The subject site consists of two remaining vacant parcels and three outlots from the Frattalone’s Southpoint Ridge plat that was approved in 2007. The site was previously zoned B-1 and was included in the Southpoint Ridge Planned Development Overlay District (PDO). However, this zoning was inconsistent with the land use plan in the City’s 2040 Comprehensive Plan and as part of the 2022 Zoning Code update, the PDO/PUD overlay districts were removed from the code, and the site was rezoned to Mixed Use. The site has had previous development proposals over the years; however, given the challenges to the site, none of them have come to fruition. Site Conditions The site is generally flat through the middle but increases in elevation on the northern sections of the site towards Camel’s Hump Park. Outlots C and D are currently owned by the City and contain an existing stormwater pond that was constructed for future development of the subject parcels (Lots 3 and 4). Outlot A is a wooded hillside that was deeded to the city as undevelopable land. The developer, at the time of platting and deeding of the outlot, did not receive any credit for park Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 3 of 14 land dedication for Outlot A. As part of the approval process in 2006, a trail easement was estab- lished on the southeastern border of the property to provide access from East Point Douglas Road to Camel’s Hump Park. Since that time, the City has installed a gravel walking surface that leads from East Point Douglas Road to a natural trail through Outlot A that proceeds up the hillside to the Camel’s Hump Park overlook. The subject site is significantly encumbered by a Flint Hills Resources oil pipeline easement that runs through its middle. Flint Hills Resources limits what kind of construction and grading can occur within their easement; therefore, the Applicant has been working with the pipeline owner to ensure compliance with their standards and regulations. As a condition of approval, the Applicant shall provide written approvals from the pipeline owner permitting grading and construction within the easement. Planning Considerations Use The Applicant is proposing a mixed-income apartment building consisting of 144 units. The pro- posed apartment will include 20 percent, or 29 units, being reserved for persons with incomes at 50 percent of the area median income (AMI) and eight (8) units at 60 percent AMI. The project will also include some naturally occuring affordable housing at 70 to 80 percent AMI. The Department of Housing and Urban Development (HUD) sets income limits that determine eligibility for assisted housing programs. The remainder of the units would be set at or near market rate. 2023 Income limits by household size: Washington County AMI 1 Persons Family (4 Persons) 50% $43,500 $62,100 60% $52,200 $74,940 80% $66,300 $94,650 AMI $87,000 $124,900 2023 HUD maximum gross rents by bedroom size: Washington County AMI 1 Bedroom 3 Bedroom 50% $1,087 $1,615 60% $1,398 $1,938 80% $1,864 $2,584 There is a high demand for the proposed affordable housing provided by the project due to a limited availability of deep affordability in the area. The unit types proposed include studios to three bedrooms. The location is ideally situated for the planned affordable project given its prox- imity to the following: x Gateway North Shopping Center (grocery, restaurant, services, etc.) x Park Grove Library x Camels Hump Park x Access to transit options The proposed amenities include a fitness center, game room, community room, heated garage, and bike repair station, and all units will include market rate finishes. The proposed development Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 4 of 14 will also include a large outdoor amenity courtyard with a patio, grilling stations, firepit lounge, dog run/wash station, playground/tot lot, and open outdoor lawn for activities. Exterior Amenities Comprehensive Plan As part of the comprehensive planning process, state law requires cities in the seven-county metropolitan area to include standards, plans, and programs for providing adequate housing op- portunities to meet existing and projected local and regional housing needs. One of the primary goals in the Cottage Grove 2040 Comprehensive Plan is to provide a diverse mix of housing types that are needed to serve all income levels and stages in the life cycle. The proposed development fulfils this goal as it provides a deeply affordable housing option for the community. The proposed project also meets the following additional goals and policies found in the Comprehensive Plan. x The proposed development provides residential housing near economic centers. x The proposed development provides opportunities for alternative housing types that increase density and is responsive to the site and surrounding areas. x Encourage the infilling of housing in urban areas that make more efficient use of existing infrastructure. Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 5 of 14 x Provide opportunities for alternative housing types and patterns, such as planned unit developments, mixed-uses, and other techniques that reduce development costs, increase density, and achieve projects that are flexible and responsive to the site and surroundings. x The proposed project assists the city in meeting its Metropolitan Council goal of providing 221 new affordable units at 50 percent AMI. Land Use and Zoning The 2040 Comprehensive Plan Land Use Plan guides the subject site as Mixed Use. The permit- ted density in this district is 20 to 40 units per acre. The proposed density of the project is in conformance with the district standard with 37 units per acre. The subject site is zoned Mixed Use, and apartment buildings are permitted uses in the district. Preliminary and Final Plat The submitted preliminary plat proposes two lots and three outlots totaling 3.88 acres. The City is proposing to deed the stormwater pond in Outlots C and D to the Applicant as they were con- structed to support stormwater management at time of development of the subject site. Outlot A was deeded to the City as an unbuildable outlot and was not credited as parkland dedication. The Applicant is proposing to acquire Outlot A from the City due to lot constraints previously men- tioned. The additional land allows the Applicant to take advantage of the increased elevation by constructing the building into the hillside as shown below. Staff is agreeable to the land sale pro- vided the Applicant preserves a significant number of trees located on the outlot and that the existing trail easement and associated natural trail corridor remain while a portion of the existing trail segment along the eastern property line is upgraded to a concrete sidewalk. A portion of the existing natural trail corridor must be rerouted by the Applicant around the proposed improvements. Preliminary Plat Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 6 of 14 Planned Unit Development The Planned Unit Development (PUD) is a zoning tool that provides additional flexibility for devel- opment that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, parking requirements, building materials, etc. Due to site con- straints, including the pipeline easement and topography, the Applicant is proposing building height, architectural materials, parking ratio, and landscaping flexibility. In return for the flexibility, the Applicant will use a significant amount of stone, a Class I material, on the most visible sections of the building, upgrading the natural trail section along the eastern property line to a concrete sidewalk and will be preserving a substantial number of existing qualifying trees. Additionally, the use of a PUD allows the Applicant the opportunity to provide deeply affordable housing units for the community. The proposed development meets or exceeds all other zoning code requirements. Site Plan Review The Applicant is proposing to construct a six (6) story apartment building that meets the majority of the minimum zoning district standards as shown below: Lot Development Performance Standards Parking and Site Access The Applicant is proposing two accesses to the site from the cul-de-sac on East Point Douglas Road. The proposed eastern access will provide access to the underground parking and the west- ern access provides access to surface and additional underground parking. City Code requires a minimum of 1.6 spaces per unit for apartment buildings or a total of 230 parking spaces for the proposed 144 dwelling units. The Applicant is requesting flexibility to reduce the number of parking stalls onsite to 1.5 spaces per unit or 216 stalls via the PUD, a reduction of 14 parking stalls from the required parking. The submitted site plan shows 82 surface parking stalls and 134 garage parking stalls. The Applicant owns and manages several other apartment complexes with parking at 1.5 stalls per unit and has not received any parking concerns or complaints. The proposed reduction in the required parking ratio is similar to the Legends of Cottage Grove. Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 7 of 14 Traffic With all the recent developments occurring along Hardwood Avenue (Aurilla Apartments, The View Apartments, Pizza Ranch, Chase Bank, and O2B Kids Daycare), concerns regarding traffic impacts along the corridor have been raised. The Applicant hired a consultant to review the pro- posed project and provide data regarding the proposed trip generation from the 144-unit apart- ment project (Attachment C). Within the analysis, based on the ITE Trip Generation Manual, 11th Edition, it is estimated that this proposed project would generate around 654 daily trips. The city’s engineering consultant, Bolton & Menk, also reviewed the proposed traffic impacts from the pro- ject and provided an addendum to a previously completed traffic study. The traffic study originated from earlier development along the Hardwood Avenue corridor and took into account development along East Point Douglas Road. As the proposed development does include more units than orig- inally anticipated, the addendum reviews and updates the forecasted traffic and contemplates potential improvements in the surrounding area (Attachment D). The addendum reviewed the capacity of both East Point Douglas Road and Hardwood Avenue and found both roadways have sufficient capacity to handle the additional trips proposed. The amendment shows the current daily traffic volume on East Point Douglas Road is approximately 1,100 vehicles per day, and is anticipated to increase to 1,750 vehicles per day with the proposed development. The current design capacity of East Point Douglas Road in this area is approxi- mately 2,000 to 5,000 per day; therefore, no additional improvements to East Point Douglas Road are warranted with this proposed development project. Additionally, the study looked at the inter- section of Hardwood Avenue and East Point Douglas Road and upon review, the additional trips generated by the proposed 144-unit building do not meet the warrants for an all-way stop control at this intersection at this time. The intersection could experience additional queuing during peak hours; however, the roadway is currently designed to accommodate the additional queuing. As with all areas of the community experiencing additional growth, staff continues to evaluate and analyze intersections and roadway corridors to ensure any required upgrades or improvements are being programmed into the City’s 5-year Capital Improvement Plan (CIP) for implementation as necessary. Site Lighting The Applicant has submitted a lighting plan that identifies pole heights and lumen levels through- out the site. The submitted photometric plan proposes five parking lot lights that are LED and 20 feet in height and ten bollard lights that are 5 feet in height. Per City Code, any lighting shall be directed away from any adjoining residential property or from the public streets and be compatible with adjacent lighting in adjoining districts. The Applicant has submitted a photometric plan that is consistent with City Code. The Applicant is proposing zero-foot candles along the shared property line with White Pines Senior Living Development. Tree Preservation and Mitigation City code requires mitigation if more than 40 percent of the existing qualifying trees onsite are removed as part of the development process. The majority of the trees being removed are volun- teer trees that have grown onsite since the site was graded for development in 2007. In addition, the Applicant has agreed to preserve 440.5 caliper inches of qualifying trees in the northwest section of Outlot A and shown in green below. A deed restriction will be required over this portion of the site so it can preserved and maintained in its current natural state, without development. Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 8 of 14 Tree Removal and Preservation Landscaping The Applicant has submitted a detailed landscaping plan. The City’s Zoning Code requires that a minimum number of trees and shrubs be provided based on the gross square footage of the subject property. The minimum landscaping requirements are shown in the table below. Landscaping Plan City Code requires the Applicant to plant 44 overtory trees, 41 coniferous trees, and 94 shrubs. Due to site constraints including the topography and size of the buildable area of the site, the Applicant is proposing to plant 22 overstory trees and 15 coniferous trees which fit more practically on the site without overcrowding. The Applicant is also proposing 26 ornamental trees given their smaller size which counts toward the overstory trees given City Code states that every two ornamental trees equals one overstory tree. The Applicant is proposing to plant over 400 shrubs, which is significantly more than the City Code requirement of 94 plantings. The majority of shrub plantings are shown in the parking lot islands and along the building perimeter satisfying additional landscape ordinance requirements. The proposed parking lot exceeds the required 8 percent landscaped islands. The Applicant's landscape architect is reviewing the plans to see if additional Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 9 of 14 trees can be practically added to the site. As a condition of approval, planning staff shall review and approve a final landscaping plan prior to the issuance of a building permit. Architecture The subject site is highly visible from Highway 61; therefore, the Applicant is committed to creating an architecturally prominent building since the site is located at the gateway into the community. The Applicant has provided architectural plans showing columns of stone accents to create a visually attractive building and gateway feel as you enter the community. The Applicant is also proposing to use additional high quality, durable materials such as architectural block and cement lap siding. Northwest Rendering Southeast Rendering The City’s Zoning Code requires an apartment to utilize three Class I materials as outlined in the City Code and be composed of at least 65 percent Class 1 or 2 materials. Class 1 and 2 materials include the following: Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 10 of 14 Class 1 x Fired clay face brick. x Natural stone, synthetic or cultured stone. x Transparent glass, opaque or mirror window panels. Class 2 x Concrete brick x Masonry stucco/synthetic stucco. x Specialty concrete block such as textured, burnished block or rock faced block. x Tile The Applicant is requesting to use 61 percent class one and two materials. The remainder of the building includes 39 percent class three materials. The Applicant has proposed exterior materials that align with previously approved and constructed apartment projects in the community. Class 1 Proposal Legends of Cottage Grove Stone 18% 12% Glass 29% 22% Class 2 Specialty Block 14% 2% Class 3 Fiber Cement Side 39% 64% City Code Section 11-1-3 defines building height as “The vertical distance from the average elevation of the adjoining ground level, or the established grade adjacent to the building, which- ever is lower, to the top of the roof.” The maximum permitted height in the Mixed-Use District is 55 feet. The proposed building has an average height of 67 feet largely due to the western eleva- tion of the building adjacent to Highway 61 as shown below and the construction of the building into the existing hillside. Western Elevation The proposed height of the building would generally be similar to the west side of the Legends of Cottage Grove adjacent to Highway 61, which is 73 feet in height to the top of the gabled roof. Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 11 of 14 Legends of Cottage Grove – West Elevation Heights The proposed building is shaped like a horseshoe and the inside area is where the outdoor amen- ities are located (patio, playground and dog run). This design choice was made intentionally to be cognizant of the assisted living facility located adjacent to the site, keeping the activity areas screened by the building to reduce impacts to the surrounding uses. Courtyard Rendering Sidewalk and Trails An existing unpaved natural trail runs the length of the east side of the parcel to Camels Hump Park. The Applicant, as part of the development project, will be constructing a six-foot wide con- crete sidewalk along the eastern side of the property until edge of woods where it will turn into a Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 12 of 14 natural trail up to Camels Hump Park. The Applicant, on the final plat, shall place an easement over the trail corridor and enter into a Stormwater and Trail Maintenance Agreement with the City since the Applicant will own the land and the City will maintain the trail. The agreement will state that the City will maintain the sidewalk itself; however, the property owner will be responsible for maintaining the sod to the edge of the sidewalk until it transistions into a natural trail. The submitted plans show an internal sidewalk system that connects to the existing sidewalk on East Point Douglas Road. Pedestrian Plan Park Land and Open Space A minimum of 10 percent of the developable land area shall be required to provide residents with public recreation facilities, including parks and open spaces, as a part of development projects per City Code Title 10-4-3. The City’s Comprehensive Plan does not guide a portion of this project Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 13 of 14 area for future park and open space; therefore, no park dedication land is required. The Applicant would be required to pay a park dedication fee in lieu of dedicated lands for open space prior to the issuance of a building permit. Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA). The devel- opment is planned to connect to available sanitary sewer and watermain stubs located within East Point Douglas Road. Grading and Stormwater The site grading for the project is proposed to meet the requirements established by the State, Watershed District, and the City’s Surface Water Management Plan. The development’s storm - water management plan calls for the construction of private storm sewer and a pond with a filtra- tion bench to meet all stormwater rules. The pond and filtration bench will be privately owned and maintained; therefore, a private maintenance agreement will be required to be executed and recorded with the property. Stormwater runoff from the site will discharge into MnDOT right-of- way, on the northwest section of the site, and the rest will flow into an existing city storm sewer in southwest area of the site. Area Charges Area charges and other connection fees were paid at the time of platting of Frattalone’s Southpoint Ridge in 2007. No additional area charges are required to be paid. Neighborhood Meeting On November 14, 2023, Roers Companies held a neighborhood meeting at the Legends of Cottage Grove with 33 residents in attendance. Residents asked general questions about the Roers’ site selection process, construction timing, anticipated rents, and traffic noise; however, the primary concerns were related to anticipated increase in traffic on East Point Douglas Road and Hardwood Avenue. In discussion following the neighborhood meeting, the Applicant has in- dicated that they will work with the adjacent property owners to hold informational meetings during the construction process with the residents of the Legends of Cottage Grove and/or White Pines Assisted Living to provide them with construction process updates. Public Hearing Notices Notices announcing this public hearing were published in the St. Paul Pioneer Press and mailed to four property owners within 500 feet of the proposed development property on December 6, 2023. Staff have not received any inquiries prior to writing this report. Planning Commission Meeting The City’s Planning Commission reviewed and held a public hearing for the request at their December 18, 2023, meeting. There were no residents that participated in the public hearing. The Planning Commission asked questions about construction within the pipeline easement, traffic parking and landscaping. They then voted unanimously (7-to-0) to approve the request. Recommendations The City Council is recommended to take the following actions: Honorable Mayor, City Council, and Jennifer Levitt Roers Companies Cottage Grove Multi-family – SP/PUD/PP/FP 2023-020 January 17, 2024 Page 14 of 14 1. Adopt Resolution 2024-005 approving the purchase agreement for Outlots A, C, and D to the Applicant. 2. Adopt Resolution 2024-006 approving the preliminary plat and final plat for Camel’s Hump Addition. 3. Adopt Resolution 2024-007 approving the planned unit development and site plan review for a 144-unit, six-story mixed-income multi-family apartment building located at 6850 East Point Douglas Road South. Attachments A. Civil Plans B. Architectural Plans C. Final Plat D. Applicants Traffic Study Memo dated October 30, 2023 E. Bolton & Menk Traffic Study Amendment Summary dated December 6, 2023 F. Engineering Review Memorandum dated December 8, 2023 G. Purchase Agreement for Outlots A, C and D H. Resolutions 2024-005, 2024-006, and 2024-007 NSCALE IN FEET020 40LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C1-1 EXISTING CONDITIONSPlotted: 11 /15 / 2023 10:49 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.PARKING STALL COUNTDISABLED PARKING STALLMAPLETREE (GEN)ASH2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"SPOT ELEVATIONSIGNLIGHT POLEPOWER POLECONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEEXISTING BUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERCONIFEROUS TREETREE LINEPINEDECIDUOUS TREEGUY WIRE1SCHEDULE B II ITEMELECTRIC TRANSFORMERHAND HOLEFOUND 1/2 INCH OPEN IRONMONUMENT UNLESSSHOWN OTHERWISEROOF DRAINTIE DISTANCES ARE SHOWN ON SIDE WITH FEATURE MEASURED TO PROPERTY LINE1. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TOCOMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK.2. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES ANDTOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THECONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THEPLANS.3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TOADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTORWILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURINGTHE CONSTRUCTION PHASE OF THIS PROJECT.4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROLDEVICES TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. ALL TRAFFIC CONTROLSHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTSOF THE MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND THE APPLICABLEGOVERNING AGENCIES. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEERPRIOR TO PLACEMENT. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES UNLESSAPPROVED BY THE GOVERNING AGENCY.5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTORWILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDINGSAFETY OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THISREQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.6. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THECONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THECONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE.7. BEFORE BEGINNING CONSTRUCTION THE CONTRACTOR SHALL INSTALL EROSION ANDSEDIMENTATION CONTROL MEASURES IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS,BEST MANAGEMENT PRACTICES, STATE AND LOCAL REQUIREMENTS AND THE ASSOCIATEDPROJECT PLANS AND DETAILS.8. ALL CONSTRUCTION PERMITS, APPLICATIONS, BONDS, AND FEES ARE THE RESPONSIBILITY OF THECONTRACTOR.9. ALL ENTRANCES, CONNECTIONS TO CITY STREETS, SIDEWALKS, CURBS AND RAMPS IN THERIGHT-OF-WAY SHALL BE CONSTRUCTED PER THE REQUIREMENTS OF THE STATE AND LOCALJURISDICTIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONSAS REQUIRED.10. ADJUST ALL EXISTING STRUCTURES, BOTH PUBLIC AND PRIVATE TO THE PROPOSED GRADESWHERE DISTURBED AND COMPLY WITH ALL REQUIREMENTS OF THE UTILITY OWNERS.STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFICLOADING.GENERAL NOTESEXISTINGCONDITIONSC1-1 REMOVE EXISTINGTREES-TYP.REMOVE EXISTINGTREES-TYP.REMOVE WALL-TYP.REMOVE SIGNREMOVE STORM SEWER STRUCTURE-TYP.REMOVE STORM SEWER PIPE-TYP.REMOVE STORM SEWER PIPE-TYP.REMOVE STORM SEWER STRUCTURE-TYP.REMOVE STORM SEWER STRUCTURE-TYP.PROTECT EXISTING GAS LINES,ASSOCIATED INFRASTRUCTURE,& FENCE ENCLOSURESREMOVE RIPRAPREMOVE CONCRETE PAVEMENT-TYP.REMOVE BITUMINOUS PAVEMENT-TYP.REMOVE CURB & GUTTER-TYP.REMOVE EXISTING GRAVEL TRAILREMOVE EXISTING STORM SEWER-TYP.ABANDON EXISTINGSTORM SEWERREMOVE STORM SEWER STRUCTURE-TYP.REMOVE SIGNREMOVEEXISTINGSTORMSEWER-TYP.REPAIR OPENING IN STORM MANHOLEFROM REMOVED STORM SEWERSAWCUT, REMOVE &REPLACE BITUMINOUSPAVEMENT AS NEEDED FORREMOVING EXISTINGSTORM PIPE & INSTALLINGNEW STORM PIPE(SEE UTILITY PLAN)10.0'10.0'10.0SAWCUT, REMOVE &REPLACE CONCRETESIDEWALK AS NEEDED FORREMOVING EXISTINGSTORM PIPE & INSTALLINGNEW STORM PIPE(SEE UTILITY PLAN)NSCALE IN FEET020 40LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C1-2 DEMOLITION PLANPlotted: 11 /15 / 2023 10:50 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5NATURAL TRAIL1. CONTRACTOR SHALL REMOVE AND/OR RELOCATE EXISTING PRIVATE UTILITIES AS NECESSARY. CONTRACTOR TO COORDINATE ACTIVITIES WITHUTILITY COMPANIES & OWNER.2. CLEAR AND GRUB AND REMOVE ALL TREES NOTED FOR REMOVAL, VEGETATION AND SITE DEBRIS WITHIN CONSTRUCTION LIMITS PRIOR TOGRADING. STRIP TOP SOIL AND STOCKPILE ON-SITE. ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING ANDGRUBBING AND REMOVALS SHALL BE PERFORMED PER THE CONTRACT SPECIFICATIONS. EROSION CONTROL MEASURES SHALL BE IMMEDIATELYESTABLISHED UPON REMOVAL. SEE THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP) / GRADING & EROSION CONTROL PLAN.3. CONTRACTOR SHALL PROTECT SURFACE AND SUBSURFACE FEATURES NOT NOTED FOR REMOVAL. CONTRACTOR TO NOTIFY ENGINEER WITHANY CONFLICTS OR PLAN DISCREPANCIES.4. CONTRACTOR TO SCHEDULE PRE-CONSTRUCTION MEETING(S) WITH UTILITY OWNER(S) TO DISCUSS DISCONNECTIONS AND/OR RELOCATIONS.5. REFER TO TREE INVENTORY, TREE PRESERVATION, AND TREE REPLACEMENT PLAN FOR REMOVAL AND REPLACEMENT OF ON SITE TREES.6. CONTRACTOR TO VERIFY LOCATION OF SEPTIC FIELD(S) & WELL(S) ON SITE. COORDINATE REMOVALS AND/OR ABANDONMENT WITH THEAPPLICABLE GOVERNING AGENCIES. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING APPLICABLE PERMITS. WELLS ON THE PROPERTYSHALL BE SEALED BY A MINNESOTA DEPARTMENT OF HEALTH (MDH) LICENSED CONTRACTOR.7. BITUMINOUS PAVEMENT REMOVALS ARE TO BE MADE TO A VERTICAL SAW CUT OR TO A NEAT MILLED EDGE.8. CONCRETE PAVEMENT, SIDEWALK, CURB & GUTTER AND OTHER POURED CONCRETE ITEMS ARE TO BE REMOVED TO AN EXISTING EXPANSIONOR CONTRACTION JOINT. SAW CUT AS NECESSARY FOR A NEAT EDGE OF REMOVAL.9. ANY DAMAGE TO ITEMS NOT NOTED TO BE REMOVED SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL BE REPAIRED ORREPLACED TO ORIGINAL CONDITION WITH NO ADDITIONAL COMPENSATION.10. CONTRACTOR SHALL COORDINATE ALL WORK WITHIN THE PUBLIC RIGHT OF WAY WITH THE APPLICABLE GOVERNING AGENCIES. ALL WORKSHALL BE PERFORMED PER THE REQUIREMENTS OF THE APPLICABLE GOVERNING AGENCIES.11. CONTRACTOR TO COORDINATE ALL WORK WITHIN THE ADJACENT PROPERTIES WITH THE OWNER AND ADJACENT PROPERTY OWNER.12. CONTRACTOR TO COORDINATE DEMOLITION PHASING WITH ALL DISCIPLINES INCLUDING BUT NOT LIMITED TO ARCHITECTURAL,STRUCTURAL, ELECTRICAL, MECHANICAL, & OWNER.13. REFER TO THE GEOTECHNICAL REPORT PREPARED BY BRAUN INTERTEC DATED SEPTEMBER 7, 2023 FOR INFORMATION INCLUDING BUT NOTLIMITED TO GROUNDWATER CONDITIONS AND RECOMMENDATIONS FOR EXCAVATION DEWATERING.14. THE CONTRACTOR SHALL COORDINATE WITH THE OWNER FOR ANY REPAIRS TO THE IRRIGATION SYSTEM THAT IS AFFECTED DURINGCONSTRUCTION.15. CONTRACTOR TO COORDINATE ALL WORK ADJACENT TO AND WITHIN THE PETROLEUM PIPELINE EASEMENT WITH THE PIPELINE OWNER. THISINCLUDES BUT IS NOT LIMITED TO ALL NECESSARY ON-SITE INSPECTION BY THE PIPELINE OWNER.SITE DEMOLITION NOTESDEMOLITIONPLANC1-2REMOVE EXISTING CURB & GUTTER,RETAINING WALLS, FENCE, ETC.REMOVE EXISTING MANHOLES, POWERPOLES, LIGHT POLES, BOLLARDS, PARKINGMETERS, SIGNS, ETC.REMOVE EXISTING CONCRETE PAVING,SIDEWALKS, ETC.REMOVE EXISTING TREESREMOVE EXISTING UTILITIESREMOVE EXISTING BITUMINOUS PAVINGDEMOLITION LEGEND:REMOVE EXISTING GRAVEL PAVEMENTABANDON EXISTING UTILITIES IN PLACE PROPOSEDBUILDINGFFE=807.00GFE=796.33(COORDINATE WITHARCHITECTURAL)BASIN 1PNWL=793.00HWL=797.9812813241093334923'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R3'R20'R20'R20'R20'R15'R39'R15'R10'R10'R10'R10'R3'R5'R5'R44'R24.0'18.0'TYP.24.0'TYP.18.0'TYP.24.0' TYP.24.0' TYP. 10.0'10.0'10.0'25.0'20.0'25.0'6.0'7.7'7.0'EXISTING RIGHT OF WAYCONCRETEPAVEMENT-TYP.(SEE DETAIL)BITUMINOUSPAVEMENT-TYP.(SEE DETAIL)BITUMINOUSPAVEMENT-TYP.(SEE DETAIL)BITUMINOUSPAVEMENT-TYP.(SEE DETAIL)BITUMINOUSPAVEMENT-TYP.(SEE DETAIL)BITUMINOUSPAVEMENT-TYP.(SEE DETAIL)CONCRETEPAVEMENT-TYP.(SEE DETAIL)CONCRETEPAVEMENT-TYP.(SEE DETAIL)ADA PARKINGSIGN/BOLLARDCOMBO-TYP.(SEE DETAIL)ADA ACCESS AISLESTRIPING-TYP.(SEE DETAIL)ADA PARKING STALLSTRIPING-TYP.(SEE DETAIL)CONCRETESIDEWALK-TYP.(SEE DETAIL)CONCRETESIDEWALK-TYP.(SEE DETAIL)CONCRETE APRON -TYP.(SEE DETAIL)CONCRETE APRON -TYP.(SEE DETAIL)MATCH EXISTINGBITUMINOUS PAVEMENTMATCH EXISTINGCURB & GUTTERMATCH EXISTINGBITUMINOUS PAVEMENTMATCH EXISTINGCURB & GUTTERCONCRETESIDEWALK-TYP.(SEE DETAIL)B612 CURB &GUTTER-TYP.(SEE DETAIL)B612 CURB &GUTTER-TYP.(SEE DETAIL)B612 CURB &GUTTER-TYP.(SEE DETAIL)B612 CURB &GUTTER-TYP.(SEE DETAIL)B612 CURB &GUTTER-TYP.(SEE DETAIL)CONCRETE STOOP(SEE ARCHITECTURE& STRUCTURAL)CONCRETE STOOP(SEE ARCHITECTURE& STRUCTURAL)10' PARKING SETBACK10' BUILDING & PARKING SETBACK10' BUILDING & PARKING SETBACK25' BUILDING SETBACK10' PARKING SETBACK25' BUILDING SETBACKLARGE BLOCKRETAININGWALL-TYP.(SEE DETAIL)LARGE BLOCKRETAININGWALL-TYP.(SEE DETAIL)LARGE BLOCKRETAINING WALL-TYP. (SEE DETAIL)LARGE BLOCKRETAINING WALL -TYP.(SEE DETAIL)TRASHSTAGING AREA(SEE DETAIL)CONCRETE STAIRS &RAILINGS(SEE GRADING PLAN,ARCHITECTURE &STRUCTURAL)CONCRETE STAIRS &RAILINGS(SEE GRADING PLAN,ARCHITECTURE &STRUCTURAL)PROPOSEDREALIGNMENT OFNATURAL TRAIL(FIELD VERIFY &COORDINATE W/CITY)APPROXIMATEALIGNMENT OF EXISTINGNATURAL TRAIL(FIELD VERIFY)FENCED IN DOG RUN(SEE LANDSCAPE)COLORED CONCRETE SIDEWALK(SEE DETAIL & LANDSCAPE)LARGE BLOCKRETAINING WALL-TYP.(SEE DETAIL)FLAT CURB-TYP.W/ 9' (E) & 9' (W)TAPERS(SEE DETAIL)CONCRETE STAIRS &RAILINGS(SEE GRADING PLAN,ARCHITECTURE &STRUCTURAL)CONCRETE STOOP(SEE ARCHITECTURE& STRUCTURAL)APPROXIMATECONNECTION POINT TOEXISTING NATURAL TRAIL(FIELD VERIFY &COORDINATE W/ CITY)LARGE BLOCKRETAINING WALL-TYP.(SEE DETAIL)18.0' TYP.9.0'TYP.18.0'TYP.9.0' TYP.24.0'TYP.7.0'TYP.20.0'20.0'9.0' TYP.9.0'TYP.FLAT CURB-TYP.W/ 9' (W) & 9' (E)TAPERS(SEE DETAIL)STOP (R1-1) SIGN-TYP.(SEE DETAIL)STOP (R1-1) SIGN-TYP.(SEE DETAIL)BOLLARD WITHLIGHT-TYP.(SEE ELECTRICAL)PARKING LOT LIGHTPOLE-TYP.(SEE ELECTRICAL)HEAVY-DUTYBITUMINOUSPAVEMENT-TYP.(SEE DETAIL)HEAVY-DUTYBITUMINOUSPAVEMENT-TYP.(SEE DETAIL)ADA PEDESTRIANRAMP-TYP.(SEE DETAIL)ADA PEDESTRIANRAMP-TYP.(SEE DETAIL)FLAT CURB-TYP.W/ 3' (N) & 3' (S)TAPERS(SEE DETAIL)CONCRETE STOOP(SEE ARCHITECTURE& STRUCTURAL)CONCRETE STOOP(SEE ARCHITECTURE& STRUCTURAL)FLAT CURB-TYP.W/ 3' (NW) & 4'(SE) TAPERS(SEE DETAIL)BITUMINOUSPAVEMENT-TYP.(SEE DETAIL)FLAT CURB-TYP.W/ 3' (E) & 3' (W)TAPERS(SEE DETAIL)CONCRETESIDEWALK-TYP.(SEE DETAIL)5.0' TYP.HEAVY-DUTYBITUMINOUSPAVEMENT-TYP.(SEE DETAIL)LARGE BLOCKRETAINING WALL-TYP.(SEE DETAIL)FLAT CURB-TYP.W/ 3' (N) & 4' (S)TAPERS(SEE DETAIL)SNOW STORAGE AREASNOW STORAGE AREAPLAYGROUND(SEE LANDSCAPE)LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C2-1 SITE PLANPlotted: 11 /15 / 2023 10:51 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.SITE PLANC2-1BUILDING HEIGHT: 55 FT MAXIMUMYARD (BUILDING) SETBACKS:FRONT 25 FT MINIMUMSIDE 10 FT MINIMUMREAR 10 FT MINIMUMOFF-STREET PARKING SETBACKS:FRONT 20 FT MINIMUMSIDE 10 FT MINIMUMREAR 10 FT MINIMUMMINIMUM PARKING LAYOUT DIMENSIONS (90 DEGREE PATTERN):PARKING SPACE WIDTH = 9 FTPARKING SPACE LENGTH = 20 FT*DRIVE LANE WIDTH = 24 FT*MINIMUM PARKING SPACE LENGTH MAY BE DECREASED BY UP TO 2' FOR SPACES WHICHALLOW FOR BUMPER OVERHANGPARKING LOT ISLAND/PENINSULA REQUIREMENTS:PARKING LOTS WITH MORE THAN TWENTY-FIVE (25) PARKING STALLS SHALL CONTAININTERIOR LANDSCAPED ISLANDS OR OTHER LANDSCAPED TRAFFIC CONTROL OR NATURALSTORMWATER MANAGEMENT FEATURES MAKING UP AT LEAST EIGHT PERCENT (8%) OF THEPARKING LOT AREA IN SIZE MEETING THE FOLLOWING SPECIFICATIONS:1. ISLANDS ADJACENT TO SINGLE VEHICLE PERPENDICULAR PARKING ROWS MUST BE AMINIMUM OF FIVE FEET (5') WIDE AND SIXTEEN FEET (16') IN LENGTH; ISLANDS ADJACENTTO DOUBLE VEHICLE PERPENDICULAR PARKING ROWS MUST BE A MINIMUM OF FIVE FEET(5') WIDE AND THIRTY-TWO FEET (32') IN LENGTH.2. ISLANDS MUST BE DEFINED BY CONCRETE CURBING.3. SEE LANDSCAPE FOR PLANTINGS WITHIN ISLANDS/PENINSULAS.EXISTING PARKING = 0 STALLSPARKING REMOVED =-0 STALLSPROPOSED SURFACE PARKING = 82 STALLSPROPOSED GARAGE PARKING= 134 STALLSTOTAL PARKING PROVIDED = 216 STALLSEXISTING ACCESSIBLE PARKING: 0 STALLSREMOVED ACCESSIBLE PARKING: -0 STALLSPROPOSED SURFACE ACCESSIBLE PARKING: 4 STALLSPROPOSED GARAGE ACCESSIBLE PARKING:7 STALLSTOTAL 11 STALLSREQUIRED ACCESSIBLE PARKING: 7 STALLS****REQUIRED MINIMUM NUMBER OF ACCESSIBLE SPACES FOR 201 TO 300 STALLSDEVELOPMENT AND DESIGN STANDARDSOFF-STREET PARKING CALCULATIONSACCESSIBLE PARKINGNSCALE IN FEET020 40PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5NATURAL TRAIL1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLEDIN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND APPLICABLEGOVERNING AGENCY REQUIREMENTS.2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADASTANDARDS AND APPLICABLE GOVERNING AGENCY REQUIREMENTS.3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.5. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETEADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS ANDSIDEWALKS.6. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.7. REFER TO THE GEOTECHNICAL REPORT B2306640 PREPARED BY BRAUN INTERTEC, DATEDSEPTEMBER 7TH, 2023 FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS ANDCONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO PAVEMENTS ANDEXTERIOR SLABS.SITE NOTES1. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SITE SIGNAGE AND STRIPING AS SHOWN ONTHIS PLAN.2. CONTRACTOR SHALL PAINT ALL ACCESSIBLE STALLS, LOGOS AND CROSS HATCH LOADINGAISLES WITH WHITE OR YELLOW PAVEMENT MARKING PAINT, 4" IN WIDTH.3. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, AS SHOWN, IN WHITEOR YELLOW PAINT.4. ALL SIGNAGE SHALL INCLUDE POST, CONCRETE FOOTING AND STEEL CASING WHEREREQUIRED.5. ALL SIGNAGE NOT PROTECTED BY CURB, LOCATED IN PARKING LOT OR OTHER PAVED AREASTO BE PLACED IN STEEL CASING, FILLED WITH CONCRETE AND PAINTED YELLOW. REFER TODETAIL(S).6. ANY/ALL STOP SIGNS TO INCLUDE A 24" WIDE PAINTED STOP BAR IN WHITE PAINT, PLACED ATTHE STOP SIGN LOCATION, A MINIMUM OF 4' FROM CROSSWALK IF APPLICABLE. ALL STOPBARS SHALL EXTEND FROM DIRECTIONAL TRANSITION BETWEEN LANES TO CURB.7. ALL SIGNS TO BE PLACED 18" BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.SIGNAGE AND STRIPING NOTESCURRENT ZONING: MIXED-USED BUSINESS DISTRICT (M-U)PROPOSED ZONING: MIXED-USED BUSINESS DISTRICT (M-U)PROPERTY AREA (GROSS):EE- -NPGROSS SITE DENSITY: 37.1 UNITS/AC.DISTURBED AREA:--NPEXISTING IMPERVIOUS AREA:--NP-5 267MAXIMUM ALLOWED IMPERVIOUS AREAD- -NP-5D26PONDING AREAE- -NP-5BC26PROPOSED IMPERVIOUS AREA:FF- -NP-5B267*IMPERVIOUS AREAS BASED ON PROPERTY AREASITE DATAPAVEMENT LEGENDBITUMINOUS PAVEMENTCONCRETE PAVEMENTHEAVY DUTY BITUMINOUS PAVEMENTCONCRETE SIDEWALKSNOW STORAGE AREA PROPOSEDBUILDINGFFE=807.00GFE=796.33(COORDINATE WITHARCHITECTURAL)BASIN 1PNWL=793.00HWL=797.98SEE ARCHITECTURALFOR CONTINUATIONSEE ARCHITECTURALFOR CONTINUATIONSEE ARCHITECTURALFOR CONTINUATIONLOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C2-2 ACCESSIBLE ROUTEPlotted: 11 /15 / 2023 10:52 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.ACCESSIBLEROUTEC2-2NSCALE IN FEET020 40PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5NATURAL TRAILACCESSIBILITY LEGENDACCESSIBLE ROUTE5' ACCESSIBLE TURNING RADIUS LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C2-3 TURNING MOVEMENTSPlotted: 11 /15 / 2023 10:53 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSTURNINGMOVEMENTSC2-3COTTAGE GROVE FIRE TRUCKGARBAGE TRUCKSCALE IN FEET050 100SCALE IN FEET050 100NN46.758.62520.4174.333Cottage Grove LadderOverall Length 46.750ftOverall Width 8.417ftOverall Body Height 10.656ftMin Body Ground Clearance 1.087ftMax Track Width 9.777ftLock-to-lock time 4.00sCurb to Curb Turning Radius 36.530ft354.520Rear-Load Garbage TruckOverall Length 35.000ftOverall Width 8.375ftOverall Body Height 10.546ftMin Body Ground Clearance 1.000ftTrack Width 8.375ftLock-to-lock time 6.00sCurb to Curb Turning Radius 29.300ft TW=5.13TW=5.50TW=98.00TW=12.55TW=3.44TW=99.00BW=5.13BW=97.00BW=98.00BW=98.00BW=98.50BW=99.00-RB-RDA- RDE - RC-RBC- RA- RFB- R1.661.8597.1896.4495.8395.8396.3396.337.007.007.007.006.587.007.007.007.007.007.007.007.006.957.009.6417.0016.0016.0017.0016.4215.0016.00 EOF15.0016.00 EOF17.0016.1617.002.0%5.0%5.9%2.0%2.8% 1.6%0.8%1.7%1.5%7.817.767.727.307.007.077.117.267.217.867.386.732.1%6.6%2.1%6.6%2.1%5.5%5.5%7.2%12.0%2.0%5.4%2.1%2.2%16.0017.000.0%1.7%2.0%2.842.802.693.034.104.484.924.904.994.935.053.7%1.5%7.087.177.198.959.049.078.288.258.347.937.907.988.328.368.427.268.435.1%4.0%8.528.378.328.688.488.836.506.509.589.679.769.229.4010.211.6%1.1%E-RCE- RB-R-RB-R-RB-R-RCD- RPROPOSEDBUILDINGFFE=807.00GFE=796.33(COORDINATE WITHARCHITECTURAL)1.3%1.0%6.366.656.505.83 EOF7.881.881.835.161.0%1.0%1.0%3.0%3.0%1.0%9.408.958.868.779.142.0%3.0%2.0%8.278.360.9%8.558.643.5%3.3%9.079.471.5%6.737.808.967.287.007.627.727.797.857.787.837.167.007.612.1%4.286.796.826.85B-RD-RD-RB-R-RB-R-RE-R-RB-REEA- RBC-R-R-RTS=8.79BS=7.793.1%0.4%97.30 EOF6.836.766.736.596.446.606.236.496.407.776.416.326.356.716.18BW=2.20TW=2.07BW=97.70TW=8.55BW(E)=10.79TW=16.19BW=15.00TW=33.02BW=15.50TW=34.90BW=16.50TW=34.70BW=15.50TW=25.00BW=16.50TW=17.862.0%3.2%2.2%1.0%0.9%1.4%2.182.242.191.735.595.625.605.485.555.57-RB-R-R2.3%2.10-RB-RFE - RFE B- RFE - RFE - RFE B- RFE B- R-RTW=27.93TW=20.31TW=21.79TW=14.42BW=13.85BW=12.14BW=10.90BW=13.006.705.975.696.416.365.555.734.654.564.902.812.752.512.602.512.425.765.81TS=6.82BS=2.823.1%2.4%1.0%4.6%1.4%2.8%4.1%0.0%3.4%BW=3.05BW=3.86BW=5.91BW=4.49TW=5.55TW=6.93TW=7.01TW=6.785.434.725.035.295.325.365.375.395.425.415.500.5%2.8%2.1%5.90 EOF7.874.8%6.096.205.646.016.055.675.835.075.255.225.406.035.57 2.642.70BASIN 1PNWL=793.00HWL=797.987.559.12BS=9.40TS=12.90BS=13.00TS=16.504.8%4.8%1.5%1.5%1.5%1.5%4.0%15.622.1%5.860.8%4.372.3%BW=99.18BW=98.53BW=97.49BW=96.15TW=99.48TW=6.00TW=5.35TW=2.50TW=7.50TW=7.35BW=99.83BW=98.007.93BW=97.05TW=16.584.5%0.8%6.471.0%1.2%1.2%2.7%1.0%0.0%1.0%1.0%6.761.6%1.4%0.9%0.9%2.3%5.122.2%2.1%1.5%3.7%3.2%5.004.944.96BW=99.95TW=5.311.3%BW(W)=97.31BW=14.95TW=17.002.1%2.1%25.0%6.186.286.187.721.5%1.6%7.686.28TW=21.25BW=16.076.916.91C-RB-R1.701.613.5%6.186.266.206.416.446.596.282.1%1.5%1.5%6.766.546.546.541.5%1.5%NSCALE IN FEET020 40LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C3-1 GRADING PLANPlotted: 11 /15 / 2023 10:54 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.51. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACEOF BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.2. ALL ACCESSIBLE ROUTES SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOTEXCEEDING 2% AND A RUNNING SLOPE NOT EXCEEDING 5%.3. AT TURNING POINTS ALONG THE ACCESSIBLE ROUTE THE PAVEMENT SHALL NOTEXCEED 2% IN ANY DIRECTION FOR AN AREA 60" IN DIAMETER.4. ALL PUBLIC SIDEWALKS SHALL BE CONSTRUCTED WITH A CROSS SLOPE NOTEXCEEDING 2% AND A RUNNING SLOPE NOT EXCEEDING 5%.5. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALLCATCH BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWNON PLANS DO NOT REFLECT SUMPED ELEVATIONS.6. REFER TO GEOTECHNICAL EVALUATION REPORT (REPORT B2306640), DATEDSEPTEMBER 7, 2023 AS PREPARED BY BRAUN INTERTEC, FOR AN EXISTING SUBSURFACESITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS INCLUDINGBUT NOT LIMITED TO:A. REUSE OF ON-SITE SOILSB. GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING.C. SITE GRADING AND SUBGRADE PREPARATION.D. PAVEMENTS AND EXTERIOR SLABS.E. TRENCH EXCAVATION AND BACKFILL.F. EXTERIOR UTILITY SUPPORTS.G. FROST PROTECTION.7. EXISTING SOILS ARE ASSUMED TO BE COARSE-GRAINED SOILS (GW, GP, GM, GC, SW,SP, SM, SC) PER THE UNIFIED SOIL CLASSIFICATION. CONTRACTOR TO NOTIFYENGINEER IF EXISTING CONDITIONS DIFFER FROM ASSUMED SOIL CONDITIONS.8. GRADING, INCLUDING BUT NOT LIMITED TO EXCAVATION AND BACKFILL, OF THEINFILTRATION AREA(S) SHALL BE ACCOMPLISHED USING LOW-IMPACTEARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS.SMALL TRACKED DOZERS AND BOBCATS WITH RUNNER TRACKS ARE RECOMMENDED.NO WHEELED MACHINES SHALL BE USED.9. SOIL BENEATH THE INFILTRATION AREA(S) SHALL BE RIPPED WITH A TOOTHEDBUCKET TO REMOVE SOIL INTERFACE PRIOR TO BACKFILL.10. A FLOOD TEST OR DOUBLE RING INFILTROMETER TEST SHALL BE COMPLETED FORTHE INFILTRATION SYSTEM TO VERIFY INFILTRATION RATES ARE WITHIN THEACCEPTABLE RANGE OF X.X IN/HR TO X.X IN/HR.11. CITY AND WATERSHED SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TOCONSTRUCTION OF STORMWATER BMPS.12. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOPSOIL AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BYTHE CONTRACTOR UNTIL VEGETATION IS ESTABLISHED. REFER TO THE LANDSCAPEPLANS, DETAILS AND SPECIFICATIONS FOR FINAL SITE STABILIZATION.13. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL(NOT TOP OF WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION,AND "BW" EQUALS SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OFBURIED WALL COURSES).14. FOR SITE STAIRS, "TS" EQUALS SURFACE ELEVATION AT TOP OF STAIRS AND "BS"EQUALS SURFACE ELEVATION AT BOTTOM OF STAIRS. REFER TO SITE PLAN FORNUMBER OF RISERS AND RISER HEIGHT.15. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTSOCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. AREGULAR SWEEPING SCHEDULE MUST BE ESTABLISHED.16. DUST MUST BE ADEQUATELY CONTROLLED.17. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.18. SEE UTILITY PLAN FOR WATERMAIN, STORM SEWER, AND SANITARY SEWERINFORMATION.19. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.20. REFERENCE ARCHITECTURAL AND STRUCTURAL DRAWINGS FOR BUILDINGELEVATIONS.21. THE CONTRACTOR ALONG WITH THE OWNER SHALL OBTAIN ALL NECESSARYPERMITS AND APPROVALS FROM GOVERNING AUTHORITIES, INCLUDING ANY CITYPERMITS AND THE NPDES PERMIT.22. INSTALL EROSION CONTROL AND TREE PROTECTION MEASURES BEFORE BEGINNINGSITE GRADING ACTIVITIES. SOME EROSION CONTROLS SUCH AS BALE CHECKS ANDTEMPORARY SILT PONDS MAY BE INSTALLED AS GRADING OCCURS IN SPECIFICAREAS. MAINTAIN EROSION CONTROLS THROUGHOUT THE GRADING PROCESS ANDREMOVE WHEN TURF HAS BEEN ESTABLISHED.23. PER NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSALSYSTEM (NPDES/SDS) REQUIREMENTS, THE WASHOUT AND CLEANOUT OF STUCCO,PAINT, CONCRETE, FORM RELEASE OILS, CURING COMPOUNDS, AND OTHERCONSTRUCTION MATERIALS SHALL BE PROPERLY CONTAINED AND DISPOSED OF.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND USING APPROVEDMETHODS OF CONTAINMENT SUCH AS PRE-FABRICATED WASHOUT CONTAINERS,CONCRETE WASHOUT TOTE, READY MIX TRUCKS WITH SELF-CONTAINED CHUTECLEANOUT, ETC.24. CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF GRADING ACTIVITIES ASNEEDED PER APPLICABLE PERMIT REQUIREMENTS AND/OR DEVELOPMENTAGREEMENTS.GRADING, DRAINAGE & EROSION CONTROL NOTESGRADINGPLANC3-1GRADATIONS ARE TO BE SUBMITTED FOR APPROVAL PRIOR TO IMPORT.CONSTRUCTION SCHEDULE SHALL BE COMMUNICATED 14 DAYS PRIOR TOCONSTRUCTION OF ITEMS BELOW.1. CLAY GRADATION FOR LINER SHALL BE VERIFIED BEFORE IMPORTING TO THE SITE.CLAY SHALL HAVE A PLASTICITY INDEX (PI) OF 12. MINIMUM FINES OF 60% ANDHYDRAULIC CONDUCTIVITY OF 1X10^-6 CM/SEC.2. GRANULAR FILTRATION MATERIAL GRADATION SHALL BE VERIFIED BEFOREIMPORTING TO THE SITE.CONTRACTOR TO ENSURE AS-BUILT INFORMATION FOR THE FOLLOWING ITEMS ISOBTAINED DURING CONSTRUCTION:3. POND SUB-CUT ELEVATION & VOLUME PRIOR TO INSTALLATION OF CLAY LINER.4. POND ELEVATION & VOLUME AFTER INSTALLATION OF CLAY LINER.5. DRAINTILE INVERT IN FILTRATION BENCH.6. DRAINTILE INVERT IN OUTLET CONTROL STRUCTURE.7. OUTLET CONTROL STRUCTURE INVERTS AND WEIR WALL ELEVATON.8. FILTRATION BENCH TOP OF GRANULAR MATERIAL ELEVATION AFTERINSTALLATION.AS-BUILT NOTES 2.0%5.0%5.9%2.0%2.8% 1.6%0.8%1.7%1.5%2.1%6.6%2.1%6.6%2.1%5.5%5.5%7.2%12.0%2.0%5.4%2.1%2.2%0.0%1.7%2.0%3.7%1.5%5.1%4.0%1.6%1.1%PROPOSEDBUILDINGFFE=807.00GFE=796.33(COORDINATE WITHARCHITECTURAL)1.3%1.0%1.0%1.0%1.0%3.0%3.0%1.0%2.0%3.0%2.0%0.9%3.5%3.3%1.5%2.1%3.1%0.4%2.0%3.2%2.2%1.0%0.9%1.4%2.3%3.1%2.4%1.0%4.6%1.4%2.8%4.1%0.0%3.4%0.5%2.8%2.1%4.8% BASIN 1PNWL=793.00HWL=797.984.8%4.8%1.5%1.5%1.5%1.5%4.0%2.1%0.8%2.3%4.5%0.8%1.0%1.2%1.2%2.7%1.0%0.0%1.0%1.0%1.6%1.4%0.9%0.9%2.3%2.2%2.1%1.5%3.7%3.2%1.3%2.1%2.1%25.0%1.5%1.6%3.5%2.1%1.5%1.5%1.5%1.5%ROCK CONSTRUCTIONENTRANCE-TYP.(SEE DETAIL)INLETPROTECTION(SEE DETAIL)INLETPROTECTION(SEE DETAIL)INLETPROTECTION(SEE DETAIL)SILT FENCE-TYP.(SEE DETAIL)SILT FENCE-TYP.(SEE DETAIL)TRENCH DRAIN INLETPROTECTIONTYP-SEE DETAILTRENCH DRAININLET PROTECTION(SEE DETAIL)EROSIONCONTROLBLANKET-TYP.(SEE DETAIL)SILT FENCE AROUND PONDIMMEDIATELY AFTER CONSTRUCTIONTO PROTECT POND-TYP.(SEE DETAIL)NSCALE IN FEET020 40LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C3-2 SWPPP PLANPlotted: 11 /15 / 2023 10:56 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5SEE SHEET C3-3 FOR SWPPP NOTES AND DETAILS.GENERAL NOTESSWPPP LEGENDINLET PROTECTIONSILT FENCEEXISTING DRAINAGE PATTERNPROPOSED DRAINAGE PATTERNBIO ROLLSEROSION CONTROL BLANKETEROSION CONTROL BLANKETSWPPPC3-2 1.THE NATURE OF THIS PROJECT WILL CONSIST OF CONSTRUCTING A PROPOSED APARTMENT BUILDING,SURFACE PAVEMENTS, UTILITIES, AND STORMWATER MANAGEMENT SYSTEMS.2. THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES ARE AS FOLLOWS:A. INSTALL VEHICLE TRACKING BMP (DATE)B. INSTALL INLET PROTECTION (DATE)C. INSTALL SILT FENCE AROUND SITE (DATE)D. CLEAR AND GRUB SITE (DATE)E. STRIP AND STOCKPILE TOPSOIL (DATE)F. REMOVE PAVEMENTS AND UTILITIES (DATE)G. ROUGH GRADE SITE (DATE)H. IMPORT CLEAN FILL FOR REPLACEMENT AND BALANCE (DATE)I. INSTALL UTILITIES (DATE)J. INSTALL BUILDING FOUNDATIONS (DATE)K. INSTALL CURB AND GUTTER (DATE)L. INSTALL PAVEMENTS AND WALKS (DATE)M. FINAL GRADE SITE (DATE)N. REMOVE ACCUMULATED SEDIMENT FROM STORMWATER SYSTEMS (DATE)O. SEED AND MULCH (DATE)P. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED, REMOVE SILTFENCE, INLET PROTECTION, AND RESEED ANY AREAS DISTURBED BY THE REMOVAL.3. SITE DATA:DISTURBED AREA: 3.33 ACPRE-CONSTRUCTION IMPERVIOUS AREA: 0.00 ACPOST-CONSTRUCTION IMPERVIOUS AREA: 1.99 ACGENERAL SOIL TYPE: SEE GEOTECHNICAL EVALUATION REPORT BY BRAUN INTERTECHYDROLOGY INFORMATION: SEE HYDROLOGY REPORT PREPARED BY LOUCKS4. EROSION AND SEDIMENT CONTROLS WERE DESIGNED TO EFFECTIVELY CONTROL STORMWATER RUNOFFWITHIN THE PROJECT AREAS. EROSION AND SEDIMENT CONTROL HAVE BEEN PROPOSED TO MINIMIZECHANNEL EROSION AND SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS. FACTORS THATWERE CONSIDERED INCLUDE PROPOSED IMPERVIOUS AREAS, SLOPE OF IMPERVIOUS SURFACES,STORMWATER INFRASTRUCTURE DISCHARGE POINTS, AND ANNUAL AVERAGE PRECIPITATION DATA FORTHE PROJECT AREA.5. WASHINGTON COUNTY RECEIVES AN AVERAGE OF 32 INCHES OF PRECIPITATION PER YEAR. THEFOLLOWING WASHINGTON COUNTY 24-HOUR STORM EVENTS ARE BASED ON ATLAS 14 RAINFALL DATA:2-YR 2.80 INCHES10-YR 4.16 INCHES100-YR 7.40 INCHES**(ADJUSTED PER CITY OF COTTAGE GROVE SURFACE WATER MANAGEMENT PLAN)6. SEE "EXHIBIT: PROPOSED DRAINAGE AREAS" FOR SITE MAP WITH DRAINAGE AREA BOUNDARIES.7. THE LOCATION OF AREAS NOT TO BE DISTURBED MUST BE IDENTIFIED WITH FLAGS, STAKES, SIGNS, SILTFENCE, ETC. BEFORE CONSTRUCTION BEGINS.8. CONTRACTOR SHALL INSTALL RAIN GAUGE ON SITE.9. GROUNDWATER & DEWATERINGA. REFER TO THE GEOTECHNICAL REPORT PREPARED B2306640 BY BRAUN INTERTEC DATEDSEPTEMBER 7TH, 2023 FOR INFORMATION INCLUDING BUT NOT LIMITED TO GROUNDWATERCONDITIONS AND RECOMMENDATIONS FOR EXCAVATION DEWATERING.B. FOLLOW LOCAL, STATE, AND FEDERAL REGULATIONS FOR GROUNDWATER PUMPING ANDOBTAIN ALL NECESSARY PERMITS. A WATER USE PERMIT FROM THE DNR IS REQUIRED WHENWITHDRAWING MORE THAN 10,000 GALLONS OF WATER PER DAY OR 1 MILLION GALLONS PERYEAR.C. DISPERSE DISCHARGE USING APPROPRIATE ENERGY DISSIPATION MEASURES.D. BMPS SHALL BE USED TO PREVENT TURBID OR SEDIMENT LADEN WATERS FROM LEAVING SITE.E. DEWATERING SHALL NOT CAUSE NUISANCE CONDITIONS INCLUDING BUT NOT LIMITED TOEROSION OR SCOUR IN THE IMMEDIATE VICINITY OF DISCHARGE POINTS OR INUNDATION OFWETLANDS THAT CAUSES SIGNIFICANT ADVERSE IMPACTS TO THE WETLAND.10. REFER TO THE GEOTECHNICAL REPORT B2306640 PREPARED BY BRUAN INTERTEC DATED SEPTEMBER 7TH,2023 FOR INFORMATION AND RECOMMENDATIONS RELATED TO SOIL CONTAMINATION.11. ALL DISTURBED GROUND LEFT INACTIVE FOR SEVEN (7) OR MORE DAYS SHALL BE STABILIZED BYSEEDING OR SODDING (ONLY AVAILABLE PRIOR TO SEPTEMBER 15) OR BY MULCHING OR COVERING OROTHER EQUIVALENT CONTROL MEASURE.12. ON SLOPES 3:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES, SLOPELENGTHS CAN NOT BE GREATER THAN 75 FEET.13. ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGEARE STABILIZED.14. SOIL COMPACTION SHALL BE MINIMIZED DURING CONSTRUCTION.15. TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED INSURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUTSIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEPMT EX: CLEAN AGGREGATESTOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES.16. SEDIMENT CONTROL PRACTICES SHALL BE INSTALLED ON ALL DOWNGRADIENT PERIMETERS ANDUPGRADIENT OF ANY BUFFER ZONES.17. SEDIMENT LADEN WATER MUST BE DISCHARGED TO A SEDIMENTATION BASIN WHENEVER POSSIBLE. IFNOT POSSIBLE, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S.18. SOLID WASTE MUST BE DISPOSED OF PROPERLY AND MUST COMPLY WITH MPCA DISPOSALREQUIREMENTS.19. NO VEHICLE WASHING ALLOWED ON SITE.20. NO ENGINE DEGREASING IS ALLOWED ON SITE.21. THE OWNER IS RESPONSIBLE FOR COMPLIANCE WITH ALL TERMS AND CONDITIONS OF THE PERMIT. THEOPERATOR IS RESPONSIBLE FOR COMPLIANCE WITH SECTIONS 3, 4, 6-22, 24 AND APPLICABLEREQUIREMENTS FOR CONSTRUCTION ACTIVITY IN SECTION 23.22.TERMINATION OF COVERAGE-PERMITTEE(S) WISHING TO TERMINATE COVERAGE MUST SUBMIT A NOTICEOF TERMINATION (NOT) TO THE MPCA. ALL PERMITTEE(S) MUST SUBMIT A NOT WITHIN 30 DAYS AFTERTHE FOLLOWING CONDITIONS HAVE BEEN MET:A. PERMIT TERMINATION CONDITIONS, PER NPDES PERMIT SECTION 13.1 HAVE BEEN ACHIEVED ONALL PORTIONS OF THE SITE FOR WHICH THE PERMITTEE IS RESPONSIBLE.A.A. PERMANENT UNIFORM PERENNIAL VEGETATIVE COVER MUST BE ESTABLISHED AT 70%DENSITY OF ITS EXPECTED FINAL GROWTH.A.B. THE PERMANENT STORMWATER TREATMENT SYSTEM IS CONSTRUCTED, MEETS ALLREQUIREMENTS, AND IS OPERATING AS DESIGNED.A.C. ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPS MUST BEREMOVED.A.D. CLEAN OUT SEDIMENT FROM CONVEYANCE SYSTEMS AND PERMANENT STORMWATERTREATMENT SYSTEMS (RETURN TO DESIGN CAPACITY).23. INSPECTIONSA. INITIAL INSPECTION FOLLOWING SILT FENCE INSTALLATION BY CITY REPRESENTATIVE ISREQUIRED.B. EXPOSED SOIL AREAS: ONCE EVERY 7 DAYS AND WITHIN 24 HOURS FOLLOWING A 0.5" OVER 24HOUR RAIN EVENT.C. STABILIZED AREAS: ONCE EVERY 30 DAYSD. FROZEN GROUND: AS SOON AS RUNOFF OCCURS OR PRIOR TO RESUMINGCONSTRUCTION.E. INSPECTION AND MAINTENANCE RECORDS MUST BE RETAINED FOR 3 YEARS AFTER FILING OF THENOTICE OF TERMINATION AND MUST INCLUDE: DATE AND TIME OF ACTION, NAME OF PERSON(S)CONDUCTING WORK, FINDING OF INSPECTIONS AND RECOMMENDATIONS FOR CORRECTIVEACTION, DATE AND AMOUNT OF RAINFALL EVENTS GREATER THAN 0.5 INCHES IN A 24 HOURPERIOD.F. OBSERVE ANY DISCHARGE OCCURRING ONSITE AND DOCUMENT CORRECTIVE ACTIONS TAKEN.DISCHARGE SHOULD BE DESCRIBED AND PHOTOGRAPHED.24. MINIMUM MAINTENANCEA. ALL NONFUNCTIONAL BMPS MUST BE REPAIRED, REPLACED, OR SUPPLEMENTED WITHFUNCTIONAL BMPS BY THE END OF THE NEXT BUSINESS DAY AFTER DISCOVERY OR AS SOON ASFIELD CONDITIONS ALLOW.B. REPAIR, REPLACE, OR SUPPLEMENT ALL PERIMETER CONTROL DEVICES WHEN THEY BECOMENONFUNCTIONAL OR THE SEDIMENT REACHES 12 THE HEIGHT OF THE DEVICE.C. SEDIMENT BASINS DRAINED AND SEDIMENT REMOVED WHEN REACHES 1/2 STORAGE VOLUME.D. SEDIMENT REMOVED FROM SURFACE WATERS WITHIN (7)SEVEN CALENDAR DAYS OF DISCOVERY.E. CONSTRUCTION SITE EXITS INSPECTED, TRACKED SEDIMENT REMOVED WITHIN (1)ONE CALENDARDAY.F. PROVIDE COPIES OF EROSION INSPECTION RESULTS TO CITY ENGINEER FOR ALL EVENTS GREATERTHAN12" IN 24 HOURS.25. THE SWPPP, INCLUDING ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BEKEPT AT THE SITE DURING CONSTRUCTION ACTIVITY BY THE PERMITTEE(S) WHO HAVE OPERATIONALCONTROL OF THE SITE.26. OWNER MUST KEEP RECORDS OF ALL PERMITS REQUIRED FOR THE PROJECT, THE SWPPP, ALLINSPECTIONS AND MAINTENANCE, PERMANENT OPERATION AND MAINTENANCE AGREEMENTS, ANDREQUIRED CALCULATIONS FOR TEMPORARY AND PERMANENT STORM WATER MANAGEMENT SYSTEMS.THESE RECORDS MUST BE RETAINED FOR THREE YEARS AFTER FILING NPDES NOTICE OF TERMINATION.27. SWPPP MUST BE AMENDED WHEN:A. THERE IS A CHANGE IN DESIGN, OPERATION, MAINTENANCE, WEATHER OR SEASONALCONDITIONS THAT HAS A SIGNIFICANT EFFECT ON DISCHARGEB. INSPECTIONS INDICATE THAT THE SWPPP IS NOT EFFECTIVE AND DISCHARGE IS EXCEEDINGWATER QUALITY STANDARDS.C. THE BMP'S IN THE SWPPP ARE NOT CONTROLLING POLLUTANTS IN DISCHARGES OR IS NOTCONSISTENT WITH THE TERMS AND CONDITIONS OF THE PERMIT.28. CONCRETE WASHOUT AREAA. THE WASHOUT AND CLEANOUT OF STUCCO, PAINT, CONCRETE, FORM RELEASE OILS, CURINGCOMPOUNDS, AND OTHER CONSTRUCTION MATERIALS SHALL BE PROPERLY CONTAINED ANDDISPOSED OF. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND USINGAPPROVED METHODS OF CONTAINMENT SUCH AS PRE-FABRICATED WASHOUT CONTAINERS,CONCRETE WASHOUT TOTE, READY MIX TRUCKS WITH SELF-CONTAINED CHUTE CLEANOUT, ETC.B. ALL SPILLS SHALL BE CLEANED UP IMMEDIATELY.22. IN THE EVENT OF ENCOUNTERING A WELL OR SPRING DURING CONSTRUCTION CONTRACTOR TO CEASECONSTRUCTION ACTIVITY AND NOTIFY ENGINEER.23. PIPE OULTETS MUST BE PROVIDED WITH TEMPORARY OR PERMANENT ENERGY DISSIPATION WITHIN 24HOURS AFTER CONNECTION TO A SURFACE WATER.24. FINAL STABILIZATIONFINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACVTIVITIES HAVE BEEN COMPLETED ANDTHAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OFTHE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALLTEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVEDFROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TODESIGN CAPACITY.25. RESPONSIBILITIESA. THE OWNER MUST IDENTIFY A PERSON WHO WILL OVERSEE THE SWPPP IMPLEMENTATION ANDTHE PERSON RESPONSIBLE FOR INSPECTION AND MAINTENANCE:CONTACT: XXXCOMPANY: XXXPHONE: XXXB. THE OWNER MUST IDENTIFY THE A PERSON WHO WILL BE RESPONSIBLE FOR LONG TERMOPERATIONS AND MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM:CONTACT: XXXCOMPANY: XXXPHONE: XXX33. THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS OR AS-BUILTDRAWINGS VERIFYING PROPER CONSTRUCTION OF THE BMPS.34. EROSION CONTROL DEVICES CANNOT BE REMOVED UNTIL THE WATERSHED DISTRICT HAS DETERMINEDTHE SITE HAS BEEN PERMANENTLY RESTABALIZED AND SHALL BE REMOVED WITHIN 30 DAYSTHEREAFTER.PROJECT SITE*PROJECT SITE*SWPPP NOTESCONSTRUCTION STORMWATER SPECIAL WATERS SEARCH MAPSITE VICINITY MAPDESCRIPTIONUNITTEMPORARY ROCK CONSTRUCTION ENTRANCEEAPREFABRICATED CONCRETE WASHOUTEASILT FENCE (STANDARD) LFEROSION CONTROL BLANKETSYINLET PROTECTIONEAQUANTITY2NOT ALLOWED9D9BF13ESTIMATED QUANTITIESBIOROLLLFN/A*PROJECT SITE1 MILE BUFFER*PROJECT SITELOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C3-2 SWPPP PLANPlotted: 11 /15 / 2023 10:56 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSSWPPP NOTESC3-3TRENCH DRAIN INLET PROTECTIONEA2 PROPOSEDBUILDINGFFE=807.00GFE=796.33(COORDINATE WITHARCHITECTURAL) BASIN 1PNWL=793.00HWL=797.988" SANITARYSEWER SERVICEINV=795.05-SW(VERIFY LOCATION& INV. W/MECHANICAL)7 LF 8" SANITARY@ 2.00%58 LF 8" SANITARY@ 2.00%CBMH 8RIM=815.00INV(NW)=810.00CBMH 7RIM=815.00INV(SE)=809.05INV(NW)=804.39CBMH 5RIM=812.90INV(SE)=803.00INV(W)=797.035.97' DROPCBMH 4RIM=807.55SUMP=791.87INV(E)=796.27INV(W)=795.8710" ROOF DRAIN STUBINV(SW)=801.11(VERIFY SIZE, LOCATION,& INV. W/ MECHANICAL)JELLYFISH 10RIM=806.76INV(S)=793.92INV(W)=793.42(SEE DETAIL)TRENCH DRAIN 15RIM=806.50INV(N)=805.50INV(S)=804.50INV(OUTLET)=803.50(SEE DETAIL)CBMH 14RIM=804.39INV(N)=801.04INV(NE)=800.32INV(SW)=800.1210" ROOF DRAIN STUBINV(NW)=799.73(VERIFY SIZE, LOCATION,& INV. W/ MECHANICAL)CBMH 13RIM=805.12INV(SE)=799.52INV(NE)=799.12INV(SW)=798.92CBMH 11RIM=806.02SUMP=790.20INV(S)=794.60INV(N)=794.20CBMH 12RIM=804.72INV(NE)=796.87INV(SE)=796.07INV(N)=795.67CBMH 16RIM=801.84INV(E)=797.40INV(NW)=797.40TRENCH DRAIN 19RIM=795.83INV(E/W)=794.83INV(C)=794.33INV(OUTLET)=793.83(SEE DETAIL)OCS 2RIM=796.00INV(SW)=793.00INV(DTILE)=793.00(SEE DETAIL) FES 3 W/ RIPRAPINV= 793.00FES 9 W/ RIPRAPINV= 793.00FES 1 W/ RIPRAPINV= 792.2045 LF 21" RCP@ 1.80%95 LF 18" RCP@ 1.00%47 LF 21" RCP@ 1.50%74 LF 6" PVC@ 3.33%47 LF 12" PVC@ 2.14%102 LF 15" RCP@ 2.00%133 LF 18" RCP@ 0.80%190 LF 12" RCP@ 0.70%51 LF 21" RCP@ 1.50%52 LF 10" PVC@ 1.50%10 LF 10" PVC@ 2.00%191 LF 27" RCP@ 1.50%27 LF 24" RCP@ 1.00%36 LF 24" RCP@ 1.18%144 LF 12" PVC@ 2.50%6" CLEANOUT-TYP.RIM=795.506" CLEANOUT-TYP.RIM=795.50FILTRATION BENCH ABOVE NWLFROM 793.00 TO 796.00TO BE CONSTRUCTED OF GRANULAR MATERIAL W/ A MINIMUM INFILTRATION RATE OF 0.80 INCHES/HOUR20' WIDE POND MAINTENANCEACCESS ROUTE20.0'10:1 MAX SLOPE MAINTENANCE BENCH10:1 MAX SLOPE AQUATICBENCH10.0'10.0'12 LF CASING FOR STORM SEWERUNDER RETAINING WALL12 LF CASING FOR STORM SEWERUNDER RETAINING WALL27 LF CASING FORSTORM SEWERUNDER RETAINING WALLBUILD SAN MH 100OVER EXISTINGSANITARY SEWER LINE(S)VZ-E DDV56-DFCDV5R6DFBD(FIELD VERIFY EX.LOCATION, SIZE, & INV.)SAN MH 101RIM= 804.73INV(NE)= 794.92INV(S)=794.826" PERFORATED PVC135 LF @ 0.00%INV=793.006" PERFORATED PVC43 LF @ 0.00%INV=793.00COMBINED 6" DOMESTIC & FIREPROTECTION WATER SERVICE STUB(COORDINATE W/ MECHANICAL)(VERIFY SIZE, INVERT, & LOCATION W/MECHANICAL)6" 45 DEG. BENDCONNECT TO EX. 6" DIPWATERMAIN(FIELD VERIFY EXISTINGLOCATION, SIZE, & MATERIAL)6" 22.5 DEG. BEND12 LF-6" DIP WATER SERVICE12 LF-6" DIP WATER SERVICE48 LF-6" DIP WATER SERVICE10.0'POND TO BE CLAY LINEDEXTENDING TO TOP OFFILTRATION BENCHELEVATION=796.0030 LF 12" RCP@ 1.54%CB 17RIM=801.93INV(NE)=797.86INV(W)=797.8624 LF 12" RCP@ 1.00%CB 18RIM=802.10INV(SW)=798.106:1 MAX. SLOPEPOND MAINTENANCE ACCESS45 LF 21" RCP@ 1.50%CBMH 6RIM=815.62INV(SE)=803.68INV(NW)=803.68CONNECT TO EXISTING STORMSEWER STRUCTURE @INV=790.22(FIELD VERIFY LOCATION & INVERT)4" CLEANOUT-TTYP.(RIM TO BE PLACED BELOW MEDIA)70 LF 4" PERIMETER DRAINTILE59 LF 4" PERIMETER DRAINTILE52 LF 4" PERIMETER DRAINTILENSCALE IN FEET020 40LOUCKSW:\2023\23258A\CADD DATA\CIVIL\_dwg Sheet Files\C4-1 UTILITY PLANPlotted: 11 /15 / 2023 1:7 PM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023.PARKING STALL COUNTACCESSIBLE PARKING STALL2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESPOT ELEVATIONSIGNLIGHT POLEPOWER POLEWATER MANHOLE / WELLCONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEBUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERTREE LINEEXISTING PROPOSED972DRAINTILEFORCEMAINPARKING SETBACK LINEBUILDING SETBACK LINE2FENCEFLARED END SECTIONPOST INDICATOR VALVEBENCHMARKSOIL BORINGDIRECTION OF FLOW1.0%972.5SANITARY SEWER & WATERMAIN NOTES1. ALL SANITARY SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THEREQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE, THE LOCALGOVERNING UNIT, AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERSASSOCIATION OF MINNESOTA (CEAM), CURRENT EDITION.2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALLCOMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION ANDTHE GEOTECHNICAL REPORT.3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THESTATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDINGINSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLICUTILITIES.4. ALL SITE UTILITY SERVICES SHALL TERMINATE 5' FROM THE EXTERIOR BUILDING WALL UNLESSOTHERWISE NOTED. THE SITE UTILITY CONTRACTOR SHALL COORDINATE WITH THE GENERALCONTRACTOR, MECHANICAL CONTRACTOR AND MECHANICAL ENGINEER TO DETERMINE THERESPONSIBILITY OF BRINGING THE SERVICE(S) INTO THE BUILDING, INSPECTIONS AND TESTING PERAPPLICABLE GOVERNING AGENCIES.5. ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER. EXTRA DEPTHMAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORMSEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITHSANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATERMAIN ANDSANITARY SEWER LINES SHALL BE PROVIDED WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BEATTAINED.6. PER MINNESOTA DEPARTMENT OF LABOR & INDUSTRY REQUIREMENTS, A MINIMUM OF 18 INCHESOF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FROMWATERMAIN TO ANY MANHOLE, SEPTIC SYSTEM, CATCH BASIN, SEWER PIPE, OR OTHER SOURCE OFCONTAMINATION, MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THECONTAMINATION SOURCE UNLESS OTHERWISE SHOWN.7. CONTRACTOR TO SUBMIT SHOP DRAWINGS OF SANITARY STRUCTURE(S) AND UNDERGROUNDSYSTEM(S) FOR ENGINEER'S REVIEW.8. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB OR EDGE OF PAVEMENTUNLESS OTHERWISE NOTED.9. HYDRANT USE: CONTRACTOR IS RESPONSIBLE TO NOTIFY PUBLIC UTILITIES DEPARTMENT WHENTHEY NEED TO USE A HYDRANT; ONLY PRE-AUTHORIZED HYDRANTS WILL BE USED. HYDRANTS TOBE OPERATED ONLY WITH PROPER EQUIPMENT SUCH AS A HYDRANT NUT WRENCH, NOT A PIPEWRENCH, HYDRANT METER IS AVAILABLE FROM PUBLIC UTILITIES DEPARTMENT. ANY TRUCK, ETC.FILLED FROM A HYDRANT MUST BE METERED, MUST HAVE PHYSICAL BREAK OR BACK-FLOWPREVENTER APPROVED BY PUBLIC UTILITIES DEPARTMENT. ALSO APPLIES TO SUBCONTRACTORS.10. OPERATING VALVES FOR TURNING WATER MAIN ON/OFF: PUBLIC UTILITIES DEPARTMENT WILLOPERATE ALL VALVES AND FILL ALL WATER MAINS (PUBLIC AND PRIVATE). CONTRACTOR SHALL GIVEAT LEAST 24 HOURS NOTICE TO HAVE WATER SHUT OFF AND SHALL NOTIFY IN WRITING, ALLAFFECTED CUSTOMERS AT LEAST 24 HOURS IN ADVANCE BEFORE SHUT OFF; ATTACH TO DOOR,ETC., NOT IN MAILBOXES.11. TEMPORARY SERVICE: THE CONTRACTOR SHALL PROVIDE TEMPORARY SERVICE IF SERVICE CANNOTBE RESTORED SAME DAY. IF USING HYDRANT FOR TEMPORARY SERVICE, NOTIFY PUBLIC UTILITIESDEPARTMENT AND USE ONLY PRE-APPROVED HYDRANT AND SUPPLIED HYDRO METER WITH BACKFLOW. THE CONTRACTOR'S TEMPORARY MAIN SHALL BE DISINFECTED, FLUSHED ANDBACTERIOLOGICAL ANALYSIS SHOWN NEGATIVE PRIOR TO PUTTING THE TEMPORARY SYSTEM INSERVICE. THE TEMPORARY WATER SYSTEM SHALL BE IN PLACE PRIOR TO THE PUBLIC UTILITIESDEPARTMENT SHUTTING OFF ANY WATER MAINS.12. REFER TO GEOTECHNICAL EVALUATION REPORT (REPORT B2306640), DATED SEPTEMBER 7, 2023 ASPREPARED BY BRAUN INTERTEC, FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS ANDCONSTRUCTION RECOMMENDATIONS INCLUDING BUT NOT LIMITED TO:A. REUSE OF ON-SITE SOILSB. GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING.C. SITE GRADING AND SUBGRADE PREPARATION.D. PAVEMENTS AND EXTERIOR SLABS.E. TRENCH EXCAVATION AND BACKFILL.F. EXTERIOR UTILITY SUPPORTS.G. FROST PROTECTION.13. CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF CONSTRUCTED UTILITIES(RECOMMENDED PRIOR TO BACKFILLING) PER APPLICABLE PERMIT REQUIREMENTS AND/ORDEVELOPMENT AGREEMENTS.14. ALL UNUSED UTILITY SERVICES SHALL BE ABANDONED PER THE REQUIREMENTS OF THE APPLICABLEGOVERNING AGENCIES.15. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED UTILITY PERMITS FROM THEAPPLICABLE GOVERNING AGENCIES.STORM SEWER NOTES1. ALL STORM SEWER SHALL BE FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THEMINNESOTA PLUMBING CODE, THE LOCAL GOVERNING UNIT, AND THE STANDARD UTILITIES SPECIFICATION OFTHE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), CURRENT EDITION.2. ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL COMPACTION SHALLBE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND THE GEOTECHNICAL REPORT.3. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE STATE ANDLOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT ANDTHE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLICRIGHT OF WAY, OR WORK IMPACTING PUBLIC UTILITIES.4. ALL SITE UTILITY SERVICES SHALL TERMINATE 5' FROM THE EXTERIOR BUILDING WALL UNLESS OTHERWISE NOTED.THE SITE UTILITY CONTRACTOR SHALL COORDINATE WITH THE GENERAL CONTRACTOR, MECHANICALCONTRACTOR AND MECHANICAL ENGINEER TO DETERMINE THE RESPONSIBILITY OF BRINGING THE SERVICE(S)INTO THE BUILDING, INSPECTIONS AND TESTING PER APPLICABLE GOVERNING AGENCIES.6. PER MINNESOTA DEPARTMENT OF LABOR & INDUSTRY REQUIREMENTS, A MINIMUM OF 18 INCHES OF VERTICALSEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FROM WATERMAIN TO ANY MANHOLE,SEPTIC SYSTEM, CATCH BASIN, SEWER PIPE, OR OTHER SOURCE OF CONTAMINATION, MEASURED FROM THEOUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THE CONTAMINATION SOURCE UNLESS OTHERWISE SHOWN.7. ALL STORM SEWER DOWNSPOUT COLLECTION PIPES AND WYES SHALL BE PVC (SCHEDULE 40).8. CONTRACTOR TO SUBMIT SHOP DRAWINGS OF STORM STRUCTURE(S) AND UNDERGROUND SYSTEM(S) FORENGINEER'S REVIEW.9. CONTRACTOR TO VERIFY UNDERLYING SOILS BENEATH ALL STORMWATER FACILITIES, AND PROVIDEDOCUMENTATION TO THE ENGINEER, PRIOR TO CONSTRUCTION OF THE FACILITIES.10. ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10 FEET OF THEBUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA RULES, PART 4714.11. REFER TO GEOTECHNICAL EVALUATION REPORT (REPORT B2306640), DATED SEPTEMBER 7, 2023 AS PREPARED BYBRAUN INTERTEC, FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND CONSTRUCTIONRECOMMENDATIONS INCLUDING BUT NOT LIMITED TO:A. REUSE OF ON-SITE SOILSB. GROUNDWATER AND RECOMMENDATIONS FOR EXCAVATION DEWATERING.C. SITE GRADING AND SUBGRADE PREPARATION.D. PAVEMENTS AND EXTERIOR SLABS.E. TRENCH EXCAVATION AND BACKFILL.F. EXTERIOR UTILITY SUPPORTS.G. FROST PROTECTION.12. CONTRACTOR SHALL PROVIDE AS-BUILT INFORMATION OF CONSTRUCTED STORMWATER MANAGEMENT SYSTEMS& ASSOCIATED INFRASTRUCTURE (RECOMMENDED PRIOR TO BACKFILLING) PER APPLICABLE PERMITREQUIREMENTS AND/OR DEVELOPMENT AGREEMENTS.13. ALL UNUSED UTILITY SERVICES SHALL BE ABANDONED PER THE REQUIREMENTS OF THE APPLICABLE GOVERNINGAGENCIES.14. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED UTILITY PERMITS FROM THE APPLICABLEGOVERNING AGENCIES.UTILITY PLANC4-1GRADATIONS ARE TO BE SUBMITTED FOR APPROVAL PRIOR TO IMPORT.CONSTRUCTION SCHEDULE SHALL BE COMMUNICATED 14 DAYS PRIOR TOCONSTRUCTION OF ITEMS BELOW.1. CLAY GRADATION FOR LINER SHALL BE VERIFIED BEFORE IMPORTING TO THE SITE.CLAY SHALL HAVE A PLASTICITY INDEX (PI) OF 12. MINIMUM FINES OF 60% ANDHYDRAULIC CONDUCTIVITY OF 1X10^-6 CM/SEC.2. GRANULAR FILTRATION MATERIAL GRADATION SHALL BE VERIFIED BEFOREIMPORTING TO THE SITE.CONTRACTOR TO ENSURE AS-BUILT INFORMATION FOR THE FOLLOWING ITEMS ISOBTAINED DURING CONSTRUCTION:3. POND SUB-CUT ELEVATION & VOLUME PRIOR TO INSTALLATION OF CLAY LINER.4. POND ELEVATION & VOLUME AFTER INSTALLATION OF CLAY LINER.5. DRAINTILE INVERT IN FILTRATION BENCH.6. DRAINTILE INVERT IN OUTLET CONTROL STRUCTURE.7. OUTLET CONTROL STRUCTURE INVERTS AND WEIR WALL ELEVATON.8. FILTRATION BENCH TOP OF GRANULAR MATERIAL ELEVATION AFTERINSTALLATION.AS-BUILT NOTES LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C8-1 DETAILSPlotted: 11 /15 / 2023 10:57 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSCIVIL DETAILSC8-1123456789101112131415 LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C8-1 DETAILSPlotted: 11 /15 / 2023 10:58 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSCIVL DETAILSC8-2FLAT CURB ANDGUTTER (12")DRAWN 2/2016LOUCKS PLATE NO.2012LOUCKSSLOPE GUTTER TO MATCHPARKING LOT DRAINAGETIP GUTTER OUT AS REQ'DAGG. BASE UNDERCURB (IF TOTALTHICKNESS OFSECTION ALLOWS)12"8"1/2" RAD.20"SPECIFICATION NOTES:1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH AMEMBRANE CURING COMPOUND PER MNDOT 3754.2. EXPANSION JOINTS AT MAX. SPACING OF 200'.3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.CONCRETE SIDEWALK-WIDTH & SECTION VARYREFER TO SITE PLAN2" BIT. WEAR COURSE,MN/DOT 2360 SPWEA340CTACK COAT, MN/DOT 23572" BIT. NON-WEAR COURSE,MN/DOT 2360 SPNWB330C10" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138APPROVED SUBGRADEFINISHED GRADEHEAVY DUTY BITUMINOUSPAVEMENT SECTIONPAVEMENT SECTION BASED ONGEOTECHNICAL REPORT BY BRAUNINTERTEC, DATED SEPTEMBER 7, 2023GEOTEXTILE FILTER FABRIC TYPE V,MN/DOT 3733.2DRAWN 01/2022LOUCKS PLATE NO.2032LOUCKS1.5" BIT. WEAR COURSE,MN/DOT 2360 SPWEA240CTACK COAT, MN/DOT 23572" BIT. NON-WEAR COURSE,MN/DOT 2360 SPNWB230C8" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138APPROVED SUBGRADEFINISHED GRADESTANDARD BITUMINOUSPAVEMENT SECTIONPAVEMENT SECTION BASED ONGEOTECHNICAL REPORT BY BRAUNINTERTEC, DATED SEPTEMBER 7,2023GEOTEXTILE FILTER FABRIC TYPE V,MN/DOT 3733.2DRAWN 12/2016LOUCKS PLATE NO.2031LOUCKS6" COMPACTED AGGREGATE BASE CL. 5 OR 6MN/DOT 3138APPROVED SUBGRADEFINISHED GRADE6" CONCRETE MN/DOT 2301CONCRETE PAVEMENTSECTIONNOTES:1. CONCRETE SHALL BE REINFORCED WITH ONE OF THE FOLLOWING:1.1. 6X6 W2.9 X W2.9 EPOXY COATED WELDED WIRE FABRIC AT MIDPOINTOF SLAB1.2. 3# PCY SYNTHETIC MACRO FIBERS1.3. OR APPROVED EQUAL2. CONTRACTION JOINTS SHALL BE SAWED TO A DEPTH OF 1/4 TO 1/3 OFSLAB THICKNESS.3. PROVIDE EXPANSION JOINTS IN ACCORDANCE WITH MNDOT 3702 AND2301.4. SAW CUTS SHOULD NOT CUT THROUGH THE WELDED WIRE FABRIC ORREINFORCING STEEL AND DOWELS SHOULD BE UTILIZED AT FORMEDAND/OR COLD JOINTS.DRAWN 12/2016LOUCKS PLATE NO.2033LOUCKSPAVEMENT SECTION BASED ONGEOTECHNICAL REPORT BY BRAUNINTERTEC, DATED SEPTEMBER 7,2023STANDARD GUTTER8"12"6"13.5"12" RAD.MIN. OF 4" AGG. BASEUNDER CURB (IF TOTALTHICKNESS OFSECTION ALLOWS)3/8 " LIP3" RAD.133" RAD.AGG. BASEVARIESSLOPE GUTTER TOMATCH PARKING LOTDRAINAGE(3/4" PER FT. TYP.) TIPGUTTER OUT AS REQ'DB6-12 STYLECONCRETE CURBAND GUTTERMINIMUM 1'BEHIND BACKOF CURB7"SPECIFICATION NOTES:1. UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH AMEMBRANE CURING COMPOUND PER MNDOT 3754.2. EXPANSION JOINTS AT MAX. SPACING OF 200'.3. CONSTRUCT IN ACCORDANCE WITH MNDOT 2531.DRAWN 2/2016LOUCKS PLATE NO.2009TRAFFIC SIGN3#/FT.3#/FT.TRAFFIC SIGN SPECIFICATIONSSTOP SIGN SHALL BE R1-1, 30"X30" OR ASDIRECTED BY ENGINEER.MATERIALALUMINUM SHALL BE 5052-H38 OR 6061-T6ALLOY.GAUGE SHALL BE 0.080 ON THE LONGESTSIDE UP TO 30", 0.100 ON THE LONGEST SIDEOVER 30".CHANNEL POST SPECIFICATIONSSTEEL CHANNEL POSTS SHALL WEIGH 3LB./FT.POSTS SHALL BE OF THE 4-RIB DESIGN,GALVANIZED AND PUNCHED ON 1" CENTERS.IF INSTALLED IN PAVEMENT, INSTALLV-LOC ANCHOR OR APPROVED EQUAL.DRAWN 12/2016LOUCKS PLATE NO.2041LOUCKS1234567891011121314 LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C8-1 DETAILSPlotted: 11 /15 / 2023 10:58 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSCIVIL DETAILSC8-3TRIM AS NEEDED TOCRADDLE CARRIERPIPE AND TO REST ONCASING PIPE.1/2"-26 GA. STEELBAND (2 THUS).CARRIER PIPEAND JOINTSTO BE RATEDFOR 150 psi.WELDED STEEL CASINGPIPE.MIN. DIAMETER SHALL BE4" GREATER THAN THEO.D. OF THE CARRIER PIPE.1” GROUT PIPE TACKWELDED TO THE FRONTEDGE OF THE CASING PIPE.4"x4"x4' TREATEDLUMBER W/NOTCHESFOR STEEL BAND (6 PERPIPE LENGTH).FILL ANNULAR SPACESCOMPLETELY W/PRESSUREBLOWN SAND. BUTTRESSBOTH ENDS.0.344"0.312"0.282"0.188"0.500"0.469"0.438"0.406"0.375"REQUIRED THICKNESS18"20"22"24"32"26"UNDER 14"14",16"28",30"WELDED STEEL CASING DIAMETERNOTE:1. BLOCKING & STRAPPING MATERIALS SHALL BE APPROVED BY ENGINEER PRIOR TOUSE 2 SETS OF WOOD BLOCKING ARE REQUIRED FOR EACH SECTION OF PIPE.2. CONTRACTOR MAY UTILIZE SPACER BANDS IN PLACE OF GROUT. MUST BEAPPROVED BY THE ENGINEER.STEEL CASINGFOR JACKINGDRAWN 2/2016LOUCKS PLATE NO.4009LOUCKS3:1 MAXSLOPEBOTTOMCLAY LINERNWLCLAY LINER TO EXTENDTO 1' ABOVE NWL4:1 SLOPE6" PERFORATED PVCDRAINTILE WITHINVERT @ NWLGRANULAR MATERIAL10:1 AQUATICBENCH10:1 MAINTENANCEBENCHPOND P1 CLAYLINER DETAILDRAWN 10/2023LOUCKS PLATE NO.CUSTOM1.0'APPROVED FILLLOUCKSSLOPE VARIES4:1 MAX.10.0'10.0'NOTE:CONTRACTOR TO PROVIDE RETAINING WALLDESIGN/SHOP DRAWINGS SIGNED BY APROFESSIONAL ENGINEER FOR APPROVALPRIOR TO CONSTRUCTION.RETAINING WALL INFORMATION:CMU MANUFACTURER: RECONTYPE: OLD WORLDCOLOR: XXXPROVIDE CAP TO MATCHDRAWN 2/2016LOUCKS PLATE NO.CUSTOMLARGE BLOCK RETAININGWALL / GUARD RAIL / 6-FTFENCELOUCKSUNDISTURBED SOILOR COMPACTED FILLCRUSHED ORCOMPACTED ROCK(NO CARBONATES)4" PERFORATED PIPE(NO SOCK)6" CLASS 5,COMPACTED TO 95%STANDARD PROCTOR22"RETAINING WALLMODULAR BLOCK UNITRETAINING WALLCAP UNITTYPICAL GUARDRAIL BARRIER8"x6" WOOD POST8"x6" WOOD BLOCK1 x 6 CEDAR WOOD PICKET (TYP.)ATTACH EACH 1 x 6 WOOD PICKETTO THE 2 x 6 CROSS BRACEWITH 3 GALVANIZED NAILS (TYP.)4 x 4 TREATED WOOD POST (TYP.)ATTACH EACH 4 x 4 WOOD POSTTO THE GUARDRAIL POST2 x 6 TREATED WOOD CROSS BRACE (TYP.)ATTACH EACH 2 x 6 CROSS BRACE TOTHE 4 x 4 TREATED WOOD POST WITH2-3" x 1/4" GALVANIZED LAG BOLTSWITH WASHERS (TYP.)INV=FLOWOUTLET PIPEOPEN GRATE 3/4" NOMINALANNULARSPACE14"8" PVC12"1-1/2"NEENAH TRENCH GRATE R-4990-DXOR EQUALTRENCH DRAIN /OUTLET DETAILGROUTEDCONNECTION8"-90° BENDBLISTERCONCRETEAROUNDCASTING, TOPROVIDE 0.2'SUMP FORSEDIMENTSTORAGE.DRAWN 2/2016LOUCKS PLATE NO.4319LOUCKS1.7020.901009/154"1234567 LOUCKSW:\2023\23258A\cadd Data\CIVIL\_dwg Sheet Files\C8-1 DETAILSPlotted: 10 /23 / 2023 11:6 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEAPARTMENTS6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447PRELIMINARY SITE 10/XX/2023PLAN APPLICATIONC1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-4 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRTXX/XX/XXXXPRELIMINARYL5-1 LANDSCAPE DETAILSDETAILSC8-41.7020.901009/154"OR APPROVED EQUAL REMOVE EXISTINGTREES-TYP.REMOVE EXISTINGTREES-TYP.TREE FENCING, SEE DETAILTREE FENCING, SEE DETAILNSCALE IN FEET0## ##LOUCKSW:\2023\23258A\cadd Data\LANDSCAPE\_dwg Sheet Files\L0-1 TREE PRESERVATION PLANPlotted: 11 /15 / 2023 10:58 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSWARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2022.TREEPRESERVATIONPLANL0-1PARKING STALL COUNTDISABLED PARKING STALLMAPLETREE (GEN)ASH2LEGENDCATCH BASINSTORM SEWERSANITARY SEWERWATERMAINSTORM MANHOLESANITARY MANHOLEHYDRANTGATE VALVESET 1/2 INCH X 14 INCH IRONMONUMENT, MARKED "LS 48988"SPOT ELEVATIONSIGNLIGHT POLEPOWER POLECONTOURCONCRETE CURBUNDERGROUND ELECTRICCONCRETETELEPHONE PEDESTALUNDERGROUND TELEPHONEUNDERGROUND GASOVERHEAD UTILITYCHAIN LINK FENCEEXISTING BUILDINGRETAINING WALLNO PARKINGUNDERGROUND FIBER OPTICSANITARY SEWER SERVICEWATER SERVICEELECTRIC METERGAS METERCONIFEROUS TREETREE LINEPINEDECIDUOUS TREEGUY WIRE1SCHEDULE B II ITEMELECTRIC TRANSFORMERHAND HOLEFOUND 1/2 INCH OPEN IRONMONUMENT UNLESSSHOWN OTHERWISEROOF DRAINTIE DISTANCES ARE SHOWN ON SIDE WITH FEATURE MEASURED TO PROPERTY LINEEXISTING GRADETREE PROTECTION NOTE:INSTALL SNOW FENCE AROUND EACH TREE TO BE PROTECTED PRIOR TO GRADING. FENCE SHALLBE PLACED AT THE DRIP EDGE OR CRITICAL ROOT ZONES OF THE TREES. FENCING SHALL BE NOCLOSER THAN 6' TO THE TRUNK OF ANY TREE TO BE PROTECTED. THE PERIMETERS FOR TREESBEING PROTECTED SHALL BE DESIGNATED AT ALL TIMES DURING CONSTRUCTION ACTIVITY ANDSIGNAGE SHALL BE INSTALLED AT ALL TREE PROTECTION AREAS THAT INSTRUCTS WORKERS TOSTAY OUT. CONTRACTOR SHALL AVOID ALL AREAS WITHIN TREE PROTECTION FENCE. SOILSHOULD BE PROTECTED FROM EROSION AND CHANGES IN CHEMISTRY FROM CONCRETE ORTOXIC MATERIALS SUCH AS FUELS AND PAINTS.THE CONTRACTOR SHALL HAVE "TREE PAINT" ON SITE AT ALL TIMES. IF AN OAK IS WOUNDEDDURING CONSTRUCTION, THE CONTRACTOR MUST IMMEDIATELY APPLY PAINT TO THE WOUND INORDER TO PREVENT OAK WILT. ALL DAMAGE TO TREES TO BE PROTECTED SHALL BE BROUGHT TOTHE ATTENTION OF THE OWNER AND LANDSCAPE ARCHITECT.2" X 4" WOOD STAKE,POSITIONED AS NOTED.STRING 4' HIGH,ORANGE POLYETHYLENELAMINAR SAFETYNETTING BETWEENWOOD STAKES PLACED5' ON CENTER ANDPLACED BETWEEN TREEPROTECTION ANDDISTURBED AREAS.EXISTING TREETO REMAINTREE PROTECTION FENCING1/4" = 1'-0"PROJ-23258A-081SEE L0-2 TREE INVENTORY FOR TABLETREE CALIPER CALCULATIONSTOTAL TREES (in)1233TOTAL QUALIFYING TREES (in)733TOTAL QUALIFYING TREES PRESERVED (in)523.5TOTAL QUALIFYING TREES REMOVED (in)209.5TREE REMOVAL PERMITTED THRESHOLD (40%)29% LOUCKSW:\2023\23258A\cadd Data\LANDSCAPE\_dwg Sheet Files\L0-1 TREE PRESERVATION PLANPlotted: 11 /15 / 2023 10:58 AM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023PRELIMINARYL5-1 LANDSCAPE DETAILSNAMESPECIESDBHINCHCONDITION CLASSICATIONTYPEREMOVEDREMAIN NAMESPECIESDBHINCHCONDITION CLASSICATIONTYPEREMOVEDREMAIN1Maple, red8.0 INCH GOOD SIGNIFICANT HARDWOOD81Elm, American8.5 INCH GOOD SOFTWOODX2Elm, Siberian8.5INCHGOOD SOFTWOODx82Catalpa17.5INCH FAIRSIGNIFICANT SOFTWOODX3 Cottonwood 16.0 INCH GOOD SIGNIFICANT SOFTWOODx83Catalpa13.5 INCHFAIRSIGNIFICANT SOFTWOODX4Elm, Siberian9.0 INCH GOOD SOFTWOODx84Cherry, black6.0 INCHFAIRSIGNIFICANT HARDWOODX5Locust, black20.0 INCHFAIRHARDWOODx85Locust, black9.0 INCHFAIRHARDWOODx6Locust, black12.0 INCH GOOD HARDWOODx86Locust, black7.5 INCH GOOD HARDWOODx7Locust, black15.5 INCHFAIRHARDWOODx87Locust, black10.5 INCH GOOD HARDWOODx8Locust, black16.0INCH FAIRHARDWOODx88Elm, American10.0INCHGOOD SOFTWOODx9Locust, black7.5INCHGOOD HARDWOODx89Ash, green7.0INCHGOOD HARDWOODx10Locust, black9.0 INCH GOOD HARDWOODx90Ash, green6.0 INCH GOOD HARDWOODx11Locust, black8.0 INCHFAIRHARDWOODx91Ash, green7.0 INCH GOOD HARDWOODX12Hackberry13.5 INCH GOOD SIGNIFICANT HARDWOODx92Locust, black17.0 INCH GOOD HARDWOODX13Hackberry7.5 INCH GOOD SIGNIFICANT HARDWOODx93Locust, black15.0 INCHFAIRHARDWOODX14Ash, green11.0INCH FAIRHARDWOODx94Locust, black8.5INCHGOOD HARDWOODX15Hackberry9.5 INCH GOOD SIGNIFICANT HARDWOODX95Locust, black11.0 INCH GOOD HARDWOODX16Hackberry10.5 INCH GOOD SIGNIFICANT HARDWOODX96Locust, black9.0 INCH GOOD HARDWOODX17Elm, American12.0 INCH GOOD SOFTWOODx97Locust, black8.0 INCH GOOD HARDWOODX18Hackberry8.0 INCH GOOD SIGNIFICANT HARDWOODX98Locust, black9.5 INCH GOOD HARDWOODX19Hickory, bitternut12.5INCHGOOD SIGNIFICANT HARDWOODX99Locust, black6.5INCHGOOD HARDWOODX20Hackberry24.5INCH FAIRSIGNIFICANT HARDWOODX100Locust, black6.5INCHGOOD HARDWOODX21Hackberry8.5 INCH GOOD SIGNIFICANT HARDWOODX101Locust, black9.0 INCH GOOD HARDWOODX22Elm, American8.0 INCH GOOD SOFTWOODX102Locust, black7.5 INCHFAIRHARDWOODX23Oak, bur9.0 INCHFAIRSIGNIFICANT HARDWOODX103Locust, black9.0 INCH GOOD HARDWOODX24Locust, black13.0 INCH GOOD HARDWOODX104Locust, black7.5 INCH GOOD HARDWOODX25Locust, black14.0 INCH GOOD HARDWOODX105Locust, black6.5 INCH GOOD HARDWOODx26Locust, black11.5INCHGOOD HARDWOODX106 Cottonwood 9.0INCHGOOD SIGNIFICANT SOFTWOODx27Oak, bur24.0INCHGOOD SIGNIFICANT HARDWOODX107 Cottonwood 8.5INCHGOOD SIGNIFICANT SOFTWOODx28Hackberry10.0 INCH GOOD SIGNIFICANT HARDWOODX108 Cottonwood 8.0 INCH GOOD SIGNIFICANT SOFTWOODx29Oak, bur7.5 INCH GOOD SIGNIFICANT HARDWOODX109 Cottonwood 10.0 INCHFAIRSIGNIFICANT SOFTWOODx30Oak, bur11.5 INCH GOOD SIGNIFICANT HARDWOODX110 Cottonwood 9.5 INCH GOOD SIGNIFICANT SOFTWOODx31Oak, bur8.5 INCH GOOD SIGNIFICANT HARDWOODX 111Cottonwood 14.0 INCH GOOD SIGNIFICANT SOFTWOODx32Oak, bur11.5 INCH GOOD SIGNIFICANT HARDWOODX 112Cottonwood 8.5 INCH GOOD SIGNIFICANT SOFTWOODx33Oak, red12.5 INCH GOOD SIGNIFICANT HARDWOODX113 Cottonwood 9.0 INCH GOOD SIGNIFICANT SOFTWOODx34Hackberry9.0INCHGOOD SIGNIFICANT HARDWOODX35Hackberry7.0 INCH GOOD SIGNIFICANT HARDWOODX36Locust, black15.0 INCHFAIRHARDWOODX37Hackberry7.0 INCH GOOD SIGNIFICANT HARDWOODX38Hickory, bitternut7.5 INCH GOOD SIGNIFICANT HARDWOODX39 Cottonwood 17.5 INCHFAIRSIGNIFICANT SOFTWOODX40 Cottonwood 17.0INCH FAIRSIGNIFICANT SOFTWOODX41Elm, American9.0INCHGOOD SOFTWOODX42Hackberry12.5 INCH GOOD SIGNIFICANT HARDWOODX43Oak, red15.0 INCH GOOD SIGNIFICANT HARDWOODX44Hackberry6.5 INCH GOOD SIGNIFICANT HARDWOODX45Cherry, black7.0 INCHFAIRSIGNIFICANT HARDWOODX46Oak, red8.0INCHGOOD SIGNIFICANT HARDWOODX47Oak, red16.0INCHGOOD SIGNIFICANT HARDWOODX48Hackberry15.0 INCH GOOD SIGNIFICANT HARDWOODX49Oak, bur23.0 INCHFAIRSIGNIFICANT HARDWOODX50Hackberry8.5 INCH GOOD SIGNIFICANT HARDWOODX51Locust, black19.0 INCH GOOD HARDWOODX52Hackberry8.0INCHGOOD SIGNIFICANT HARDWOODX53Hackberry8.0 INCH GOOD SIGNIFICANT HARDWOODX54 Basswood 15.5 INCH GOOD SIGNIFICANT HARDWOODX55Locust, black13.0 INCHFAIRHARDWOODX56Elm, American9.0 INCHFAIRSOFTWOODX57Hackberry11.5 INCH GOOD SIGNIFICANT HARDWOODX58Hackberry8.0INCHGOOD SIGNIFICANT HARDWOODX59Cherry, black11.0INCH FAIRSIGNIFICANT HARDWOODX60Hackberry6.0 INCH GOOD SIGNIFICANT HARDWOODX61Elm, American8.5 INCH GOOD SOFTWOODx62Oak, bur23.0 INCH GOOD SIGNIFICANT HARDWOODX63Oak, bur24.0 INCHFAIRSIGNIFICANT HARDWOODX64Oak, bur8.5 INCHFAIRSIGNIFICANT HARDWOODx65Elm, American10.5 INCH GOOD SOFTWOODx66Hickory, bitternut14.5INCHGOOD SIGNIFICANT HARDWOODx67Oak, red9.5 INCH GOOD SIGNIFICANT HARDWOODx68Elm, American8.5 INCH GOOD SOFTWOODx69Hackberry7.5 INCH GOOD SIGNIFICANT HARDWOODx70Hackberry9.0 INCHFAIRSIGNIFICANT HARDWOODx71Hackberry7.5INCHGOOD SIGNIFICANT HARDWOODx72Elm, American17.0INCHGOOD SOFTWOODx73Cherry, black9.0 INCH GOOD SIGNIFICANT HARDWOODx74Hackberry8.5 INCH GOOD SIGNIFICANT HARDWOODx75 Cottonwood 14.0 INCH GOOD SIGNIFICANT SOFTWOODx76Locust, black7.0 INCHFAIRHARDWOODx77Locust, black12.5 INCH GOOD HARDWOODx78Hackberry8.0INCHGOOD SIGNIFICANT HARDWOODX79Cherry, black7.0 INCHFAIRSIGNIFICANT HARDWOODX80Hackberry12.0 INCH GOOD SIGNIFICANT HARDWOODXTREEINVENTORYSCHEDULEL0-2xQUALIFYING TREE: A HEALTHY TREE MEETING ONE (1) OF THE FOLLOWING DEFINITIONS: A HARDWOOD DECIDUOUS TREE ATLEAST SIX INCHES (6") DBH, A SOFTWOOD DECIDUOUS TREE AT LEAST EIGHT INCHES (8") DBH, OR A CONIFEROUS TREE ATLEAST TEN FEET (10') IN HEIGHT, BUT NO TREES CONSISTING OF THE FOLLOWING SPECIES: ANY TREE ON THE MINNESOTADEPARTMENT OF NATURAL RESOURCES INVASIVE SPECIES LIST, ASH, OR ELM. ORNAMENTAL TREE26AUTUMN BRILLIANCESERVICEBERRYB & B, 1.5"CALTHORNLESS HAWTHORN B & B, 1.5"CALHARVEST GOLD CRABAPPLE B & B, 1.5"CALJAPANESE TREE LILAC B & B, 1.5"CALSHADE TREE22SKYLINE HONEYLOCUST B & B, 2.5"CALKENTUCKY COFFEETREE B & B, 2.5"CALBOULEVARD LINDEN B & B, 2.5"CALSENTRY LINDEN B & B, 2.5"CALVALLEY FORGE ELM B & B, 2.5"CALEVERGREEN TREE15BALSAM FIR B & B, 6` HGTEASTERN RED CEDAR B & B, 6` HGTNORWAY PINE B & B, 6` HGTDOUGLAS FIR B & B, 6` HGTSHRUB408NATIVE AND NATIVE CULTIVARSPERENNIAL871NATIVE AND NATIVE CULTIVARSTURF 60,149 SFSEED AND/OR SODSTORWATER BASIN SEED MIX 7,921 SFMNDOT APPROVEDCONCEPT PLANT SCHEDULE PROPOSEDBUILDINGFFE=807.00GFE=796.33(COORDINATE WITHARCHITECTURAL) BASIN 1PNWL=793.00HWL=797.98CB-01FE-01PS-01SF-01WL-01SS-01SS-02LS-01PE-01PE-02ST-01ST-01DRAINAGE & UTILITY EASEMENT PERFRATTALONE'S SOUTHPOINT RIDGEDRAINAGE & UTILITY EASEMENT OVERALL OF OUTLOT A PER FRATTALONE'SSOUTHPOINT RIDGEACCESS EASEMENT PERDOC. NO. 1181133DRAINAGE & UTILITY EASEMENT PERFRATTALONE'S SOUTHPOINT RIDGETRAIL EASEMENT PER DOC.NO. 1241542DRAINAGE & UTILITYEASEMENT OVER ALL OFOUTLOT C PERFRATTALONE'SSOUTHPOINT RIDGEPIPELINE EASEMENT PERDOC. NO. 1269887DRAINAGE & UTILITY EASEMENT PERFRATTALONE'S SOUTHPOINT RIDGELM-01LM-01LS-01PE-03CURBINGSYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLOREDGER CURB 9/L5-1 32 16 13 CONCRETE- CIP STANDARD STANDARDFENCE & GUARDRAILSYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLORDOG PARK FENCE 7/L5-1 32 31 19 ALUMINUM POWDER COAT BLACKLANDSCAPE MATERIALSSYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLORTRAP ROCK 6/L5-1 32 19 13 STONE WASHED NATURALLANDSCAPE SURFACINGSYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLORDECOMPOSED GRANITE 5/L5-1 32 32 36 DECOMPOSED GRANITE STABILIZED TBDPLAY EQUIPMENTSYMBOLDESCRIPTIONDETAILSPEC.MATERIALMANUFACTURERMODELTABLE TENNIS PRECAST QCP Q-PP3CORNHOLE SET PRECAST QCP Q-CHJUNGLE GYM - SMALL STEEL GAMETIME TBDPLAYGROUND SURFACINGSYMBOLDESCRIPTIONDETAILSPEC.MATERIALTHICKNESSCOLORPLAYGROUND SURFACING 10/L5-1 32 18 16 POURED IN PLACE RUBBER SEE MANF. TBDSITE FURNITURESYMBOLDESCRIPTIONDETAILSPEC.MATERIALMANUFACTURERMODELGAS FIRE FEATURE METAL/CONCRETE CUSTOMSITE STRUCTURESYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLORSHADE STRUCTURE 13 31 00 ALUMINUM/WOOD COMPOSITE POWDERCOAT TBDBUILT-IN OUTDOOR GRILL METAL STONE VENEER TBDSTAIRSSYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLORSTAIR 8/L5-1 CONCRETE - CIP TBD TBDWALLSYMBOLDESCRIPTIONDETAILSPEC.MATERIALFINISHCOLORSEAT WALL 11/L5-1 CONCRETE - PRECAST TBD TBDCB-01FE-01LM-01LS-01PE-01PE-02PE-03PS-01SF-01SS-01SS-02ST-01WL-01MATERIALS LEGENDLOUCKSW:\2023\23258A\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 LANDSCAPE PLANPlotted: 11 /15 / 2023 1:23 PM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023WZ>/D/EZzL5-1 LANDSCAPE DETAILSNSCALE IN FEET0## ##WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALLEXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES INMAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 ATLEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFOREDIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.NOTE:EXISTING CONDITIONS INFORMATIONSHOWN IS FROM A BOUNDARY &TOPOGRAPHIC SURVEY PROVIDED BYLOUCKS, DATED JULY, 2023. LANDSCAPEPLANL1-1TREE REQUIREMENTS:1 PER 40 LINEAR FEET OF SITE PERIMETERSITE PERIMETER = 1942 LFREQUIRED TOTAL TREES = 50REQUIRED CONIFEROUS TREE = 15TOTAL TREES PROPOSED = 50.5(SEE SCHEDULE)SHRUB REQUIREMENTS:1 PER 5 LINEAR FEET OF SITE PERIMETERSITE PERIMETER = 1942 LFREQUIRED SHRUBS = 389 SHRUBS LOUCKSW:\2023\23258A\CADD DATA\LANDSCAPE\_dwg Sheet Files\L5-1 DETAILSPlotted: 11 /15 / 2023 1:8 PM7200 Hemlock Lane, Suite 300Maple Grove, MN 55369763.424.5505www.loucksinc.comPLANNINGCIVIL ENGINEERINGLAND SURVEYINGLANDSCAPE ARCHITECTUREENVIRONMENTALCADD files prepared by the Consultant for this project areinstruments of the Consultant professional services for use solelywith respect to this project. These CADD files shall not be usedon other projects, for additions to this project, or for completionof this project by others without written approval by theConsultant. With the Consultant's approval, others may bepermitted to obtain copies of the CADD drawing files forinformation and reference only. All intentional or unintentionalrevisions, additions, or deletions to these CADD files shall bemade at the full risk of that party making such revisions, additionsor deletions and that party shall hold harmless and indemnify theConsultant from any & all responsibilities, claims, and liabilities.SUBMITTAL/REVISIONSPROFESSIONAL SIGNATUREQUALITY CONTROLCADD QUALIFICATIONCOTTAGEGROVEMULTI-FAMILY6850 E POINT DOUGLAS RD S,COTTAGE GROVE, MN 55016ROERS COMPANIES2 CARLSON PKWY #400,PLYMOUTH, MN 55447CITY SUBMITTAL 11/15/2023C1-1 EXISTING CONDITIONSC1-2 DEMOLITION PLANC2-1 SITE PLANC2-2 ACCESSIBLE ROUTEC2-3 TURNING MOVEMENTSC3-1 GRADING PLANC3-2 SWPPP C3-3 SWPPP NOTESC4-1 UTILITY PLANC8-1 - C8-3 CIVIL DETAILSL0-1 TREE PRESERVATION PLANL0-2 TREE INVENTORY SCHEDULEL1-1 LANDSCAPE PLANReview DateSHEET INDEXLicense No.Date I hereby certify that this plan, specification or report wasprepared by me or under my direct supervision and thatI am a duly Licensed Professional Engineer under thelaws of the State of Minnesota.Project LeadDrawn ByChecked ByLoucks Project No.Samuel R. Trebesch - PE56088023528.0ASRTLAH/JDLSRT11/15/2023WZ>/D/EZzL5-1 LANDSCAPE DETAILSLANDSCAPEDETAILSL5-1 2x ROOT BALL WIDTHSET PLANT ON UNDISTRUBED NATIVE SOILSCARIFY BOTTOM AND SIDES OF HOLE PRIORTO PLANTINGEDGE CONDITION VARIESWOOD STAKEBACKFILL WITH IN SITU TOPSOILMULCH - 4" DEEP. NO MULCH IN CONTACT WITHTRUNK - SEE NOTES OR SPECS.ROOT FLARE EVEN WITH OR JUST ABOVE GRADESAFETY FLAGGING - ONE PER WIRETREE WRAP TO FIRST BRANCH16"X2" POLYPROPYLENE OR POLYETHYLENE STRAPNOTES:1. THE CONTRACTOR IS RESPONSIBLE FORMAINTAINING ALL TREES IN A PLUMBPOSITION THROUGH THE WARRANTYPERIOD. STAKING IS SUGGESTED, BUT NOTREQUIRED. ANY STAKING MUST CONFORMWITH PRACTICES AS DEFINED IN A.N.A.GUIDELINES FOR STANDARD PRACTICES.2. PRUNE DAMAGED AND CROSSINGBRANCHES AFTER PLANTING IS COMPLETE.3. CUT BACK WIRE BASKET.4. WATER TREE THOROUGHLY DURINGPLANTING OPERATIONS. PLACE BACKFILL IN8-12" LIFTS AND SATURATE SOIL WITHWATER. DO NOT COMPACT MORE THANNECESSARY TO MAINTAIN PLUMB.5. CONTRACTOR IS RESPONSIBLE FORTESTING PERCOLATION RATES PRIOR TOPLANTING. NOTIFY LANDSCAPE ARCHITECTIMMEDIATELY IF POOR DRAINAGE EXISTS.PLANTING - DECIDUOUS TREE3/4" = 1'-0"CUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL.REMOVE NON-BIODEGRADABLE MATERIAL.PROJ-23258A-0312 x ROOT BALL WIDTHNOTES:1. THE CONTRACTOR IS RESPONSIBLE FORMAINTAINING ALL TREES IN A PLUMBPOSITION THROUGH THE WARRANTYPERIOD. STAKING IS SUGGESTED, BUT NOTREQUIRED. ANY STAKING MUST CONFORMWITH PRACTICES AS DEFINED IN A.N.A.GUIDELINES FOR STANDARD PRACTICES.2. PRUNE ANY DAMAGED BRANCHES AFTERPLANTING IS COMPLETE.3. WATER TREE THOROUGHLY DURINGPLANTING OPERATIONS. PLACE BACKFILL IN8-12" LIFTS AND SATURATE SOIL WITHWATER. DO NOT COMPACT MORE THANNECESSARY TO MAINTAIN PLUMB.4. CONTRACTOR IS RESPONSIBLE FORTESTING PERCOLATION RATES PRIOR TOPLANTING. NOTIFY LANDSCAPE ARCHITECTIMMEDIATELY IF POOR DRAINAGE EXISTS.PLANTING - CONIFEROUS TREE3/4" = 1'-0"SET PLANT ON UNDISTRUBED NATIVE SOILSCARIFY BOTTOM AND SIDES OF HOLE PRIORTO PLANTINGEDGE CONDITION VARIESWOOD STAKEBACKFILL WITH IN SITU TOPSOILMULCH - 4" DEEP. NO MULCH IN CONTACT WITHTRUNK - SEE NOTES OR SPECS.SAFETY FLAGGING - ONE PER WIRE16"X2" POLYPROPYLENE OR POLYETHYLENE STRAPCUT ROPES AND EXPOSE TOP 1/3 OF BURLAP BALL.REMOVE NON-BIODEGRADABLE MATERIAL.2PROJ-23258A-10VARIESSEE SCHEDULE FOR SPACINGNOTE:LOOSEN ROOTS OF PLANTMATERIAL PRIOR TO PLANTING12" DEPTH (MIN) LOAM PLANTING SOILSEE NOTESEDGE VARIES - REFER TO PLANEDGING MATERIAL - SEE NOTESMULCH - 3" MIN. DEPTH - SEE NOTESPLANTING - PERENNIAL1" = 1'-0"PROJ-23258A-013NOTES:LOOSEN ROOTS OF ALL CONTAINERIZEDPLANTS. SCARIFY BOTTOM AND SIDESOF HOLE PRIOR TO PLANTINGEDGE VARIES - REFER TO PLANEDGING MATERIAL - SEE NOTES OR SPEC.LANDSCAPE FABRIC - SEE NOTES OR SPEC.MULCH - 3" DEPTH - SEE NOTES OR SPEC.PLANTING SOIL - SEE NOTES OR SPEC.SHRUBS TO BE PLACED SO THAT TOP OFCONTAINER SITS FLUSH WITH PROPOSED GRADEPLANTING - SHRUB1" = 1'-0"REFER TO SCHEDULE18" MIN.PROJ-23258A-024EDGE RESTRAINT W/ OVERLAPPING JOINTS;SEE SCHEDULE2" DECOMPOSED GRANITE - SECOND LIFT2" DECOMPOSED GRANITE - FIRST LIFTFILTER FABRIC, SEE SPECS - WRAP SIDESAND BOTTOM BETWEEN FIRST LIFT ANDCOMPACTED SOIL4"-6" COMPACTED BASE COURSENOTE: EACH LIFT OF DECOMPOSED GRANITESHALL BE DAMPENED, ROLLED, ANDCOMPACTED AS SPECIFIED; DECOMPOSEDGRANITE SHALL BE STABLIZED WITHSTABILIZING BINDER ACCORDING TOMANUFACTURER'S INSTRUCTIONSLS-01 - DECOMPOSED GRANITE 1 1/2" = 1'-0"5PROJ-23258A-11ROCK MULCH AT 4" MIN. DEPTH; EXPOSE NOFABRIC ; SEE SCHEDULE FOR COLORWOVEN GEOTEXTILE FABRIC. OVERLAP 6" MINIMUM;SECURE IN PLACE WITH POLY FABRIC STAPLESPREPARED SUBGRADELM-01 - ROCK MULCH1 1/2" = 1'-0"PROJ-23258A-066ST-01 - STAIR WITH FOOTINGS3/8" = 1'-0"LENGTH VARIES -SEE PLAN1/2" RADIUS BEVEL ON ALL RISERS#4 NOSING, TYP. - 2" MIN CLEARANCE TO ALL EDGESMAINTAIN 2" MIN. CLEARANCE TO ALL EDGESADJACENT PAVING PER PLAN1'-2"1/2",TYP.1'-0"2'-0"1/2 EXPANSION JOINT, TYP. @ TOP AND BOTTOMOF STAIRSCONCRETE FOOTINGMN DOT CLASS 5 AGGREGATE BASE 6" MIN, TYP.APPROVED SUBGRADE#4 DWL @ 16" O.C.(12" X 36"), TYP.(2) #5 REBAR CONT.,TYP.#4 REBAR @ 18" O.C.1'-0"1'-0",TYP.1 TREADVARIES - SEE PLANNOTES:1. SHOP DRAWINGS REQUIRED FOR HANDRAILAND MOUNTING CONNECTIONS.2. DRAWINGS TO BE APPROVED BY LANDSCAPEARCHITECT.3. CONTRACTOR RESPONSIBLE FOR MEETINGHANDRAIL REQUIREMENTS ANDCOORDINATING WITH ASSOCIATED TRADES.4. REFER TO GRADING PLANS FOR ELEVATIONS5. REFER TO PLANS FOR SPECIFIC STAIRCASEDIMENSIONS AND SURROUNDINGCONDITIONSINSET 'A'SUBMIT BASE PLATESAMPLE FOR APPROVALCORE DRILL AND EPOXYGROUT RAILING POSTMETAL HANDRAILREFER TO 'INSET' APOST SPACING5' MAXSTAIRFOOTING, SEEDETAIL3/4" X 2" GALVANIZED METAL,EASE CORNERS 1/16" R.3/4" x 2" VERTICALSTEEL BAR POST TOMATCHJOINTS TO OCCURAT ENDS, ANDINSIDE CORNERSOF INTERMEDIATESUPPORT POSTS.8"1'-0",TYP.ADJACENTPAVINGPER PLAN#4 REBAR @ 12" O.C.COMPACTED FREE DRAINING AGGREGATE#4 REBAR @ 16" O.C.,TYP.#4 REBAR @ 12" O.C.8PROJ-23258A-076"CB-01 - EDGER CURB1 1/2" = 1'-0"CONCRETE CURB WITH WIRE MESH REINFORCEMENT.COMPACTED OR UNDISTURBED SUBGRADE4" GRANULAR FILL SUBGRADE5L5-1LS-01 - DECOMPOSED GRANITE9PROJ-23258A-09PS-01 - RUBBERIZED SURFACING3/4" = 1'-0"EPDM WEAR SURFACESBR SUBSTRATE4" THICK CONCRETEEXPANSION JOINT; 10' O.C. MAXADJCACENT CONCRETE PAVING PER PLAN6" GRANULAR FILL SUBBASEUNDISTURBED OR COMPACTED SUBBASENOTE:RESILIENT SURFACE THICKNESS VARIESBY CRITICAL FALL HEIGHT OF EQUIPMENT;SEE PLANPROJ-23258A-1210VARIES - SEE PLAN3 3/4"3. CONTRACTOR TO VERIFY UTILITY LOCATIONSAND FIELD ALTER POST LOCATIONS AS NEEDED.2. COLOR TO BE BLACK 'NO MAR' POLYESTER FINISH1. CONFIRM POST SIZES WITHMANUFACTURER'S WIND LOADING CHARTS1 3/4" FORERUNNER RAIL1" X 14 GA. SQUARE PICKETCONFIRM POST SIZE WITH MNFR.1 3/4" FORERUNNER RAILEXTEND CONCRETE FOOTING TO BELOW FROSTDEPTHFE-01 - DECORATIVE FENCE3/8" = 1'-0"7PROJ-23258A-15WL-1 - PRECAST SEATWALL1" = 1'-0"18"W X 18"H PRECAST BENCH6" STANDARD CONCRETE W/ #4 @ 16" O.C. EAWAY, CENTEREDCOMPACTED AGGREGATE BASE; SEE CIVILSTN. STL DOWELS,(2) PER SECTION. EPOXY SEALEDNOTES:1. COLOR AND FINISH; PER MATERIALSSCHEDULE2. SUBMIT COLOR & FINISH SAMPLESFOR APPROVAL.5L5-1PROJ-23258A-2111 Page 1 of 1Date:10/16/2023DISCLAIMER: Based on the information provided, all dimensions and luminaire locationsshown represent recommended positions. Actual performance of any manufacturer's luminairesmay vary due to changes in electrical voltage, tolerance in LEDs and othervariable field conditions. Calculations do not include obstructions such as buildings,curbs, landscaping or any other architectural elements unless noted.Fixture nomenclature to be finalized by engineer and/or architect.This drawings is for photometric evaluation purposes only andshould not be used as a construction document or as a final documentfor ordering product.Designed By: K. TomczakCottage Grove ApartmentsChecked By: Rick RoelofsScale: 1" = 30'Luminaire ScheduleSymbolQtyLabelMountingHeightLum. WattsLLFDescriptionCalculation SummaryProject: CalculationsLabelUnitsAvgMaxMinAvg/MinMax/MinParking LotFc1.946.90.53.8813.8010B530.30.900PBL-60-14L-600-NW-G2-3-UNV3P120136.20.900OPF-S-A07-740-T4W1P22090.680.900OPF-S-A04-740-T5W1P32063.590.900OPF-S-A03-740-T3M21281343334910922RIM= ???MH #120RIM= ???MH #121TW=805.13TW=805.50TW=798.00TW=812.55TW=803.44TW=799.00BW=805.13BW=797.00BW=798.00BW=798.00BW=798.50BW=799.00785785790790795795800805786786787787788788789789791791792792793793794794796796797797798798799801802803804806785790795786787788789791792793794796797797798P2P1BBBBBBBBP3P1P1BB0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.50.80.90.90.90.80.80.80.00.80.00.50.40.30.20.10.10.10.90.10.00.50.30.20.20.20.2 0.70.10.90.00.00.00.00.00.00.00.10.20.10.50.51.60.20.00.00.60.10.20.40.71.01.21.31.21.10.10.50.65.22.68.10.50.10.10.10.30.00.60.60.70.81.01.21.30.20.00.00.00.00.00.00.00.07.00.01.30.00.00.00.00.00.00.00.05.10.00.00.00.00.00.00.01.61.10.02.19.50.30.00.00.10.00.30.00.31.00.60.30.20.10.10.00.00.00.00.00.00.00.00.00.01.40.00.00.10.00.00.00.00.00.0 0.10.00.10.00.00.00.00.00.00.00.01.50.00.40.71.21.61.92.40.12.20.01.00.60.30.10.10.10.12.60.21.51.93.04.24.43.41.80.00.40.30.10.10.10.00.00.0 0.81.30.10.00.00.00.00.00.11.00.50.6 3.61.80.10.10.10.10.20.00.21.70.20.00.10.10.20.40.70.21.52.31.81.61.30.90.60.40.31.20.00.10.00.00.00.00.00.00.10.00.10.00.00.00.00.64.10.50.00.70.00.00.00.00.00.00.00.10.10.013.92.88.22.90.20.10.10.00.00.00.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.10.00.10.01.91.61.20.90.60.3 2.00.11.80.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.02.10.00.00.00.00.00.00.01.21.60.00.00.01.41.00.60.30.20.1 2.60.02.80.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.02.00.30.00.30.00.61.11.61.92.40.01.70.00.40.81.31.51.82.00.02.00.01.20.50.30.20.10.10.02.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.41.11.51.71.92.01.81.60.00.80.00.20.10.10.10.00.00.01.20.00.00.00.00.00.00.00.00.60.00.00.00.00.00.00.00.00.00.00.00.20.02.33.96.06.84.81.7 1.20.30.90.10.10.00.00.00.00.00.71.10.00.00.00.00.00.00.01.62.60.01.40.20.10.20.30.40.51.14.00.30.40.50.60.91.21.50.02.90.04.02.61.20.50.30.10.12.00.00.00.00.00.00.00.00.00.20.00.0 0.00.00.21.60.50.50.20.00.00.00.01.20.70.40.20.10.1 3.80.04.40.00.00.00.00.00.00.00.03.60.00.00.00.00.00.10.22.20.30.00.30.51.01.41.82.74.03.20.05.12.00.70.40.20.10.10.00.03.70.00.00.00.00.00.00.00.115.60.00.00.00.00.00.22.36.62.05.80.80.30.40.71.11.62.20.07.70.10.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.20.00.20.20.30.40.40.20.00.20.00.20.10.10.10.00.00.00.20.10.10.20.10.10.10.10.10.00.10.10.00.00.00.00.00.0 0.10.00.00.00.00.00.00.00.00.10.00.1 0.00.00.00.00.00.00.00.00.00.00.00.01.30.50.20.10.10.0 6.90.06.20.00.00.00.00.00.00.10.00.20.00.00.19.74.50.49.53.90.30.00.30.50.81.21.72.54.32.00.40.01.23.90.35.01.10.1 0.00.20.00.81.11.52.03.13.83.70.10.00.00.00.00.00.00.00.00.30.00.00.00.00.00.00.00.00.00.01.50.00.00.00.00.00.11.5 0.00.70.00.10.10.10.20.40.71.20.40.00.00.00.00.00.00.00.00.00.04.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.60.00.00.00.00.00.00.00.00.40.00.10.06.36.34.21.50.50.20.00.10.0 0.00.00.00.00.00.00.02.40.10.60.00.10.10.10.20.40.5 0.10.80.00.50.50.40.30.20.10.10.70.02.20.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.10.10.00.00.00.00.00.40.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.10.00.30.00.00.00.00.00.00.00.00.90.90.20.50.40.10.10.20.10.60.2 1.11.31.51.31.20.90.50.10.30.10.90.00.00.00.00.00.0 0.00.00.00.10.20.61.00.70.60.20.00.00.00.00.00.00.00.00.00.00.01.10.00.00.00.00.00.00.00.00.00.70.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.41.11.31.51.51.31.11.10.00.60.00.20.10.10.00.00.00.00.90.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.60.00.40.50.60.50.60.60.00.60.00.60.50.50.50.30.20.10.60.70.80.80.81.01.01.00.90.00.80.50.60.40.20.10.10.00.00.80.00.00.00.00.00.00.00.00.60.00.5 0.00.00.00.10.20.40.60.00.00.01.90.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.01.00.70.40.30.10.10.00.01.80.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.60.00.40.00.00.00.00.00.00.00.03.92.72.73.12.72.01.71.80.12.80.3 4.64.63.72.51.71.20.81.02.10.11.42.21.81.51.30.90.6 1.90.21.60.10.00.00.00.00.00.00.40.50.10.00.00.00.10.10.22.20.30.01.11.81.10.80.91.21.40.31.70.00.00.30.50.91.52.30.02.40.01.51.51.72.12.93.63.52.90.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.0 0.10.00.10.00.00.00.00.00.00.30.00.00.00.00.00.00.00.00.00.10.00.00.00.10.10.10.10.10.10.00.10.00.00.00.00.00.00.0 0.00.10.00.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.40.00.10.10.20.20.30.4 0.00.30.00.40.40.30.30.30.40.30.30.00.10.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.10.00.00.00.10.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.20.10.00.00.00.00.10.10.20.20.2 0.20.20.20.20.20.20.20.00.10.10.30.00.00.00.00.00.10.00.10.00.10.10.10.21.40.60.00.10.01.80.70.40.20.20.10.10.00.00.60.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.00.30.91.51.82.63.74.73.10.00.72.10.20.10.10.00.00.00.01.40.82.60.30.50.91.21.10.9 0.10.70.11.21.51.81.91.71.20.60.70.00.00.00.00.00.00.00.00.20.00.10.00.00.00.00.00.00.10.03.10.10.10.10.10.10.20.50.34.50.01.20.50.50.81.31.70.11.40.02.50.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.00.70.01.21.72.02.73.95.1 10.81.51.10.30.20.10.10.00.00.03.40.00.10.00.00.00.00.00.02.10.00.00.00.00.00.00.00.10.10.01.90.32.21.51.41.71.92.30.02.80.00.80.40.20.10.10.10.02.70.00.00.00.00.00.00.00.00.20.00.0 0.00.00.00.00.00.00.00.00.00.00.00.10.10.10.00.00.00.40.00.90.00.00.00.00.00.00.00.01.00.00.10.10.10.10.10.20.20.80.01.62.03.15.16.55.72.30.60.15.36.76.12.50.90.40.20.00.11.70.00.00.00.00.00.00.00.10.00.10.00.00.00.00.00.03.20.02.00.00.10.10.23.61.61.20.00.00.60.40.00.00.00.00.00.0 0.00.00.00.70.80.90.91.11.41.70.00.00.60.20.10.10.00.00.00.00.03.40.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.02.10.00.00.00.00.00.00.40.50.00.00.20.83.32.61.91.51.10.80.00.30.00.10.10.00.00.00.00.02.80.50.40.34.34.84.84.12.81.9 2.20.81.80.30.10.10.00.00.00.01.30.50.00.00.00.00.00.00.03.20.00.00.81.21.72.01.91.51.50.02.70.60.81.11.21.21.21.30.02.00.03.84.54.43.62.51.71.21.60.00.70.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.10.01.41.41.10.80.50.2 1.30.11.30.00.00.00.00.00.00.00.10.50.50.00.00.00.00.00.21.40.30.00.60.81.01.01.01.11.20.21.00.90.80.91.01.21.41.60.01.40.80.50.20.10.10.10.00.01.60.00.00.00.00.00.00.00.00.90.00.9 0.00.10.20.20.30.40.60.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.51.01.21.51.61.92.22.20.01.60.01.10.80.50.30.20.10.11.90.00.20.10.10.00.00.00.00.00.01.00.00.00.00.00.00.00.00.01.30.00.30.30.40.50.70.90.41.20.7 1.51.61.71.51.41.41.30.01.1Parking LotIlluminance (Fc)Average = 1.94Maximum = 6.9Minimum = 0.5Avg/Min Ratio = 3.88Max/Min 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6XUIDFH *5266$5($727$//HYHO $UHD/HYHO IWð/HYHO IWð/HYHO IWð/HYHO IWð/HYHO IWð/HYHO IWð/HYHO IWð*UDQGWRWDOIWð LOUCKSSECTION 07, TOWNSHIP 027, RANGE 21,WASHINGTON COUNTY, MINNESOTASITEVICINITY MAPNOT TO SCALEU.S. HI GH WAY N O. 10 & 61KNOW ALL PERSONS BY THESE PRESENTS: That Roers Acquisitions LLC, a Minnesota limited liability company, fee owner of the following described property:Lot 3, Block 1, Frattalone's Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota.ANDOutlot A, Frattalone's Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota.(Registered Property)ANDLot 4, Block 1, Frattalone's Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota.ANDOutlot C, Frattalone's Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota.ANDOutlot D, Frattalone's Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota.(Abstract Property)Has caused the same to be surveyed and platted as CAMEL'S HUMP ADDITION, and does hereby dedicate to the public for public use forever the drainage and utilityeasements as created by this plat.In witness whereof said Roers Acquisitions LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this _______ day of_________________________, 20______.ROERS ACQUISITIONS LLC___________________________________Shane LaFave, Authorized SignerSTATE OF ______________________COUNTY OF ____________________This instrument was acknowledged before me on this ________ day of _________________________, 20______, by Shane LaFave, as its Authorized Signer of RoersAcquisitions LLC, a Minnesota limited liability company, on behalf of the company.___________________________________ ______________________________________________(Signature) (Printed Name, Notary)Notary Public, _______________________ County, ______________________My Commission Expires _________________________SURVEYORS CERTIFICATIONI Max L. Stanislowski do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State ofMinnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that allmonuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this ________ day of _________________________, 20______.______________________________________________Max L. Stanislowski, Licensed Land SurveyorMinnesota License No. 48988STATE OF MINNESOTACOUNTY OF HENNEPINThis instrument was acknowledged before me this ________ day of _________________________, 20______, by Max L. Stanislowski, a Licensed Land Surveyor.___________________________________ ______________________________________________Signature Printed Name, NotaryNotary Public, ______________________ County, MinnesotaMy Commission Expires _________________________COTTAGE GROVE, MINNESOTAThis plat was approved and accepted by the City Council of Cottage Grove, Minnesota, this ________ day of _________________________, 20______, and hereby certifiescompliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subdivision 2.City Council, Cottage Grove, MinnesotaBy: ________________________________________, Mayor By: _________________________________________, Clerk COUNTY SURVEYORPursuant to Chapter 820, Laws of Minnesota, 1971, and in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this________ day of _________________________, 20______.By: ________________________________________ By: _________________________________________Washington County Surveyor Land SurveyorCOUNTY AUDITOR/TREASURERPursuant to Minnesota Statutes, Section 505.021, Subd. 9, and Section 272.12, taxes payable in the year 20______, on real estate hereinbefore described, have beenpaid; and there are no delinquent taxes, and transfer has been entered on this ________ day of _________________________, 20______.By: ________________________________________ By: _________________________________________Washington County Auditor/Treasurer DeputyCOUNTY RECORDERDocument Number ________________I hereby certify that this instrument was recorded in the Office of the County Recorder for record on this ________ day of _________________________, 20______, at______ o'clock _____.M., and was duly recorded in Washington County Records.By: ________________________________________ By: _________________________________________Washington County Recorder DeputyCOUNTY REGISTRAR OF TITLESDocument Number ________________I hereby certify that this instrument was filed in the Office of the Registrar of Titles for record on this ________ day of _________________________, 20______,at ______ o'clock _____.M., and was duly recorded in Washington County Records.By: ________________________________________ By: _________________________________________Washington County Registrar of Titles DeputyNSCALE IN FEET040 80BEING 10 FEET IN WIDTH, UNLESS OTHERWISEINDICATED AND ADJOINING LOT LINES, ANDBEING 10 FEET IN WIDTH, UNLESS OTHERWISEINDICATED, AND ADJOINING RIGHT-OF-WAYLINES, AS SHOWN ON THE PLAT.DRAINAGE AND UTILITY EASEMENTS ARESHOWN THUS: (NOT TO SCALE)THE NORTH LINE OF OUTLOT A, FRATTALONE'SSOUTHPOINT RIDGE, IS ASSUMED TO HAVE ABEARING OF N 89° 35' 24" E.DENOTES 1/2 INCH IRON PIPE FOUNDAND MARKED "LS 44110", UNLESSSHOWN OTHERWISEDENOTES FOUND "PK NAIL"DENOTES "RIGHT OF ACCESS" DEDICATED TOWASHINGTON COUNTY PER DOC. NO. 15211EAST POINT DOUGLAS RD S REPORT | www.transportationcollaborative.com | To: Travis Fauchald, Senior Development Associate Roers Companies From: Matt Pacyna, PE, Principal Transportation Collaborative & Consultants, LLC Date: October 30, 2023 Subject: Cottage Grove Apartments Trip Generation Review INTRODUCTION The proposed Cottage Grove Apartments, located at 6850 E Point Douglas Road S, is planned to be a 144-unit market rate apartment building. The proposed development will include 71 studio/1-bedroom, 51 2-bedroom, and 22 3-bedroom units. The approximate 3.8-acre site is adjacent to Highway 10 and the White Pine Senior Living Facility, immediately west of the E Point Douglas Road S cul-de-sac which will also provide access to the project. The site is currently vacant, although it is zoned Multi-Use (MU), which is intended to provide flexibility to allow complementary uses that support one another, including a combination of higher density residential, commercial services and retail, employment opportunities, and transit. The following information provides a trip generation estimate and comparison to alternative land uses of the site. TRIP GENERATION The trip generation estimate for the proposed development was created using the ITE Trip Generation Manual, 11th Edition and includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. The proposed development, as shown in Table 1, is expected to generate on average 53 a.m. peak hour, 56 p.m. peak hour, and 654 daily trips; the a.m.and p.m. peak hours typically represent 7:30 to 8:30 a.m. and 4:30 to 5:30 p.m. Table 1 also include a comparison of alternative land uses for the proposed development site. The other potential land uses were estimated based on typical floor area ratios for similar developments given the parcel area. Table 1 Trip Generation Summary Land Use Type (ITE Code)Parcel Area Dev. Size AM Pk Hour PM Pk Hour DailyIn Out In Out Proposed Development Multi-Family Housing (221)3.8 acres 144-units 12 41 34 22 654 Other Potential Uses Senior Adult Housing (252)3.8 acres 144-units 10 19 20 16 468 Office (710)3.8 acres 50,000 SF 67 9 12 60 542 Shopping Center (822)3.8 acres 35,000 SF 50 33 115 116 1,906 Grocery Store (850)3.8 acres 35,000 SF 59 41 157 156 3,284 Cottage Grove Apartments Trip Generation Review October 30, 2023 Page 2 Depending on the land use, the project site has the potential to generate significantly more trips than currently proposed. An average office land use would generate about 20% less daily trips, but approximately 35% more peak hour trips as compared to the proposed development. A retail development would generate at least three times (3x) more p.m. peak hour and daily trips and at least 50% more a.m. peak hour trips than the proposed development. A senior living facility would generate approximately 30% less peak hour and daily trips than the proposed market-rate apartments. Therefore, the proposed development is expected to generate trips at the lower end of potential land use types for the site. ,͗ͰKddͰϬEϭϭϮϵϬϴϵͰϮͺWƌĞůŝŵŝŶĂƌǇͰͺZĞƉŽƌƚƐͰdƌĂĨĨŝĐDĞŵŽƌĂŶĚƵŵͰϮϬϮϯͲϭϮͲϬϲͺdƌĂĨĨŝĐĚĚĞŶĚƵŵ͘ĚŽĐǆ DDKZEhD ĂƚĞ͗ ĞĐĞŵďĞƌϲ͕ϮϬϮϯ dŽ͗ :ŽĞ&Žǆ͕W͘͘ WƌŽũĞĐƚŶŐŝŶĞĞƌ͕ŝƚǇŽĨŽƚƚĂŐĞ'ƌŽǀĞ ŵĂŶĚĂDĞǇĞƌ͕W͘͘ ŝƚǇŶŐŝŶĞĞƌ͕ŝƚǇŽĨŽƚƚĂŐĞ'ƌŽǀĞ &ƌŽŵ͗ ƌǇĂŶd͘EĞŵĞƚŚ͕W͕͘͘WdK ^ƵďũĞĐƚ͗ ϳϳϴϭ,ĂƌĚǁŽŽĚǀĞŶƵĞdƌĂĨĨŝĐ^ƚƵĚǇʹĚĚĞŶĚƵŵηϭ ŝƚǇŽĨŽƚƚĂŐĞ'ƌŽǀĞ͕DE WƌŽũĞĐƚEŽ͗͘ϬE͘ϭϭϮϵϬϴϵ /ŚĞƌĞďǇĐĞƌƚŝĨǇƚŚĂƚƚŚŝƐƉůĂŶ͕ƐƉĞĐŝĨŝĐĂƚŝŽŶŽƌƌĞƉŽƌƚǁĂƐ ƉƌĞƉĂƌĞĚďǇŵĞŽƌƵŶĚĞƌŵǇĚŝƌĞĐƚƐƵƉĞƌǀŝƐŝŽŶ͕ĂŶĚƚŚĂƚ/ ĂŵĂĚƵůǇ>ŝĐĞŶƐĞĚWƌŽĨĞƐƐŝŽŶĂůŶŐŝŶĞĞƌƵŶĚĞƌƚŚĞůĂǁƐ ŽĨƚŚĞ^ƚĂƚĞŽĨDŝŶŶĞƐŽƚĂ͘ Ǉ͗ ƌǇĂŶd͘EĞŵĞƚŚ͕W͘͘ >ŝĐĞŶƐĞEŽ͘ϰϯϯϱϰ ĂƚĞ͗ ͺĞĐĞŵďĞƌϲ͕ϮϬϮϯͺ ͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺͺ /ŶƚƌŽĚƵĐƚŝŽŶ dŚŝƐƚƌĂĨĨŝĐƐƚƵĚǇĂĚĚĞŶĚƵŵƉƌŽǀŝĚĞƐĂŶĂůǇƐŝƐĂŶĚƌĞǀŝĞǁƚŽĚĞƚĞƌŵŝŶĞƚŚĞƉŽƚĞŶƚŝĂůŝŵƉĂĐƚƐŽĨĂŶ ŝŶĐƌĞĂƐĞĚĚĞǀĞůŽƉŵĞŶƚƐŝǌĞĨŽƌƚŚĞĂƉĂƌƚŵĞŶƚŽŶĂƐƚWŽŝŶƚŽƵŐůĂƐZŽĂĚĨƌŽŵϭϮϬƵŶŝƚƐƚŽϭϰϰƵŶŝƚƐ͘ dŚŝƐŝƐĂŶĂĚĚĞŶĚƵŵƚŽƚŚĞϳϳϴϭ,ĂƌĚǁŽŽĚǀĞŶƵĞdƌĂĨĨŝĐ^ƚƵĚǇ͕:ĂŶƵĂƌǇϭϯ͕ϮϬϮϯ͘ dƌŝƉ'ĞŶĞƌĂƚŝŽŶ dŚĞ/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶŶŐŝŶĞĞƌƐ;/dͿdƌŝƉ'ĞŶĞƌĂƚŝŽŶDĂŶƵĂů;ϭϭƚŚĚŝƚŝŽŶͿǁĂƐƵƐĞĚƚŽ ĚĞƚĞƌŵŝŶĞƚŚĞĂĚĚĞĚĚĂŝůǇǁĞĞŬĚĂǇĂŶĚƉĞĂŬŚŽƵƌƚƌŝƉƐĂŶƚŝĐŝƉĂƚĞĚǁŝƚŚƚŚĞĂƉĂƌƚŵĞŶƚƐŽŶĂƐƚWŽŝŶƚ ŽƵŐůĂƐZŽĂĚ͘dŚĞŽƌŝŐŝŶĂůƉƌŽũĞĐƚŝŽŶĂŶƚŝĐŝƉĂƚĞĚϭϮϬƵŶŝƚƐ͘dŚĞƵŶŝƚƐĂƌĞƌĞǀŝƐĞĚƚŽϭϰϰ͘ EĂŵĞ͗ ϳϳϴϭ,ĂƌĚǁŽŽĚǀĞŶƵĞdƌĂĨĨŝĐ^ƚƵĚǇĚĚĞŶĚƵŵηϭ ĂƚĞ͗ ĞĐĞŵďĞƌϲ͕ϮϬϮϯ WĂŐĞ͗ Ϯ ,͗ͰKddͰϬEϭϭϮϵϬϴϵͰϮͺWƌĞůŝŵŝŶĂƌǇͰͺZĞƉŽƌƚƐͰdƌĂĨĨŝĐDĞŵŽƌĂŶĚƵŵͰϮϬϮϯͲϭϮͲϬϲͺdƌĂĨĨŝĐĚĚĞŶĚƵŵ͘ĚŽĐǆ dƌŝƉ'ĞŶĞƌĂƚŝŽŶŝĨĨĞƌĞŶĐĞ͗ ^ŝƚĞ/d ŽĚĞ D WD ĂŝůǇ ŶƚĞƌŝŶŐ ǆŝƚŝŶŐ ŶƚĞƌŝŶŐ ǆŝƚŝŶŐ ŶƚĞƌŝŶŐ ǆŝƚŝŶŐ ƉĂƌƚŵĞŶƚƐ;ϭϮϬhŶŝƚƐͿ ϮϮϭ ϭϬ ϯϱ Ϯϵ ϭϴ Ϯϳϯ Ϯϳϯ ƉĂƌƚŵĞŶƚƐ;ϭϰϰhŶŝƚƐͿ ϮϮϭ ϭϮ ϰϭ ϯϰ ϮϮ ϯϮϳ ϯϮϳ ŝĨĨĞƌĞŶĐĞнϮ нϲ нϱ нϰ нϱϰ нϱϰ ĂƐƚWŽŝŶƚŽƵŐůĂƐZŽĂĚ/ŵƉĂĐƚƐ dŚĞĐƵƌƌĞŶƚƚƌĂĨĨŝĐǀŽůƵŵĞŽŶĂƐƚWŽŝŶƚŽƵŐůĂƐZŽĂĚŝƐĂƉƉƌŽǆŝŵĂƚĞůǇϭ͕ϭϬϬǀĞŚŝĐůĞƐƉĞƌĚĂǇ͘dŚĞ ĚĞǀĞůŽƉŵĞŶƚŝƐĂŶƚŝĐŝƉĂƚĞĚƚŽĂĚĚĂƉƉƌŽǆŝŵĂƚĞůǇϲϱϬĂĚĚŝƚŝŽŶĂůƚƌŝƉƐƉĞƌĚĂǇĨŽƌĂƉƌŽũĞĐƚĞĚǀŽůƵŵĞŽĨ ϭ͕ϳϱϬǀĞŚŝĐůĞƐƉĞƌĚĂǇ͘dŽƚĂůƚƌŝƉƐĚƵƌŝŶŐƚŚĞƉĞĂŬŚŽƵƌǁŽƵůĚĂĚĚĂƉƉƌŽǆŝŵĂƚĞůǇϱϯŝŶƚŚĞDƉĞĂŬ ŚŽƵƌĂŶĚϱϲŝŶƚŚĞWDƉĞĂŬŚŽƵƌ͘dŚŝƐĞƋƵĂƚĞƐƚŽĂƉƉƌŽǆŝŵĂƚĞůǇŽŶĞĂĚĚŝƚŝŽŶĂůƚƌŝƉƉĞƌŵŝŶƵƚĞŽŶ 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Ă͘&ŽƌƐƚŽƌŵǁĂƚĞƌĨĂĐŝůŝƚŝĞƐǁŝƚŚĞŵĞƌŐĞŶĐǇŽǀĞƌĨůŽǁƐ͕ƚŚĞůŽǁĂĚũĂĐĞŶƚŐƌĂĚĞ;>'Ϳ ĞůĞǀĂƚŝŽŶĨŽƌĂůůŶĞǁƐƚƌƵĐƚƵƌĞƐŵƵƐƚďĞĂŵŝŶŝŵƵŵŽĨϯĨĞĞƚĂďŽǀĞďŽƚŚƚŚĞƉĞĂŬ ƐƵƌĨĂĐĞǁĂƚĞƌĞůĞǀĂƚŝŽŶĨŽƌƚŚĞϭϬϬͲǇĞĂƌƉƌĞĐŝƉŝƚĂƚŝŽŶĞǀĞŶƚĂŶĚϮĨĞĞƚĂďŽǀĞƚŚĞ ĞŵĞƌŐĞŶĐǇŽǀĞƌĨůŽǁĞůĞǀĂƚŝŽŶŽĨĂŶǇŝŵŵĞĚŝĂƚĞůǇĂĚũĂĐĞŶƚƐƚŽƌŵǁĂƚĞƌďĂƐŝŶ͘&Žƌ ďĂĐŬǇĂƌĚĂŶĚƐŝĚĞͲǇĂƌĚĐŽŶǀĞǇĂŶĐĞĂŶĚƚĞŵƉŽƌĂƌǇƉŽŶĚŝŶŐĂƌĞĂƐ͕ƚŚĞƌĞŵƵƐƚďĞĂƚ ůĞĂƐƚϭĨŽŽƚďĞƚǁĞĞŶƚŚĞŽǀĞƌůĂŶĚŽǀĞƌĨůŽǁĞůĞǀĂƚŝŽŶĂŶĚƚŚĞůŽǁĂĚũĂĐĞŶƚŐƌĂĚĞ ĞůĞǀĂƚŝŽŶŽĨƚŚĞĂĚũĂĐĞŶƚƐƚƌƵĐƚƵƌĞ͘ ŝ͘EŽƌƚŚƐŝĚĞŽĨďƵŝůĚŝŶŐ͗/ƚĂƉƉĞĂƌƐƚŚĞK&ŶĞĂƌƚŚĞŶŽƌƚŚǁĞƐƚĐŽƌŶĞƌ;ĞůĞǀ͘ϴϭϲͿ ĚŽĞƐŶŽƚƉƌŽǀŝĚĞϭͲĨƚŽĨĨƌĞĞďŽĂƌĚƚŽƚŚĞůŽǁĂĚũĂĐĞŶƚŐƌĂĚĞŽĨƚŚĞďƵŝůĚŝŶŐ ;ĂůƐŽϴϭϲͿŶĞĂƌƚŚĞŵŝĚĚůĞŽĨƚŚĞŶŽƌƚŚĞƌŶǁĂůů͘ ŝŝ͘ŽƚŚƚƌĞŶĐŚĚƌĂŝŶƐƉƌŽǀŝĚĞϬ͘ϱ͛ŽĨĨƌĞĞďŽĂƌĚƚŽƚŚĞŐĂƌĂŐĞĞŶƚƌǇ;&&сϴϬϳͿ͘/ƚŝƐ ƌĞĐŽŵŵĞŶĚĞĚƚŚĂƚϭͲĨƚŽĨĨƌĞĞďŽĂƌĚďĞƉƌŽǀŝĚĞĚƚŽƚŚĞůŽǁŽƉĞŶŝŶŐƐŝŶĐĞŶŽ K&ŝƐĂǀĂŝůĂďůĞĨŽƌƚŚĞŐĂƌĂŐĞĞŶƚƌǇ͘ ϭϴ͘/ƚŝƐƌĞĐŽŵŵĞŶĚĞĚƚŚĂƚůŽĐĂƚŝŽŶƐŽĨŐƵƚƚĞƌͲŽƵƚĐƵƌďďĞŝĚĞŶƚŝĨŝĞĚǁŚĞƌĞƉƌĞƐĞŶƚ͘ Ă͘'ƵƚƚĞƌͲŽƵƚŝƐŶĞĞĚĞĚĂƌŽƵŶĚƚŚĞƌĂĚŝƵƐƐŽƵƚŚĂŶĚǁĞƐƚŽĨƚŚĞǁĞƐƚĞƌůǇŐĂƌĂŐĞĞŶƚƌĂŶĐĞ͕ ŽƌĐƵƌďŐƌĂĚĞƐƐŚŽƵůĚďĞŵŽĚŝĨŝĞĚ;ϴ͘ϮϴĐƌĞĂƚĞƐĂůŽǁƉŽŝŶƚͿ͘ ď͘'ƵƚƚĞƌͲŽƵƚ;ŽƌĂŚŝŐŚƉŽŝŶƚŝŶƚŚĞĐƵƌďͿŝƐŶĞĞĚĞĚĂƌŽƵŶĚƚŚĞƌĂĚŝƵƐŶŽƌƚŚĂŶĚǁĞƐƚŽĨ ƚŚĞǁĞƐƚĞƌůǇŐĂƌĂŐĞĞŶƚƌĂŶĐĞ͕ŽƌĚƌĂŝŶĂŐĞĨƌŽŵƚŚĞŽǀĞƌůĂŶĚƐǁĂůĞŶŽƌƚŚŽĨƚŚĞĐƵƌď ůŝŶĞĂŶĚƐŝĚĞǁĂůŬĐŽƵůĚĨŽůůŽǁƚŚĞŐƵƚƚĞƌĚŽǁŶƚŽƚŚĞƚƌĞŶĐŚĚƌĂŝŶŶĞĂƌƚŚĞŐĂƌĂŐĞ͘ ŝ͘/ƚŝƐƌĞĐŽŵŵĞŶĚĞĚƚŚĂƚƐƵƌĨĂĐĞƌƵŶŽĨĨŚĂƐƐŽŵĞĂŵŽƵŶƚŽĨĨƌĞĞďŽĂƌĚďĞůŽǁĂ ĐƌĞƐƚŝŶƚŽƚŚĞŐĂƌĂŐĞ͘ ZŽĞƌƐŽŵƉĂŶŝĞƐWůĂŶZĞǀŝĞǁ WĂŐĞ͗ϰ ϭϵ͘'ĂƐWŝƉĞůŝŶĞƐ͗ Ă͘/ŶƚŚĞŶŽƌƚŚĞƌŶĂƌĞĂŽĨƚŚĞƐŝƚĞ͕ƚŚĞƉĂƌŬŝŶŐůŽƚĂƉƉĞĂƌƐƚŽƌĞƋƵŝƌĞĂĐƵƚŽĨϱͲϲͲĨƚŽǀĞƌ ƚŚĞĞǆŝƐƚŝŶŐŐĂƐƉŝƉĞůŝŶĞƐ͘ ŝ͘WƌŽǀŝĚĞĚŽĐƵŵĞŶƚĂƚŝŽŶƚŚĂƚƚŚĞƉŝƉĞůŝŶĞŚĂƐďĞĞŶƉŽƚŚŽůĞĚĨŽƌĚĞƉƚŚĂŶĚƚŚĂƚ ĂŶĂĐĐĞƉƚĂďůĞĂŵŽƵŶƚŽĨĐŽǀĞƌ;ŵŝŶŝŵƵŵŽƌŵĂǆŝŵƵŵͿŝƐďĞŝŶŐƉƌŽǀŝĚĞĚƚŽƚŚĞ ƉŝƉĞůŝŶĞĐŽŵƉĂŶǇƉĞƌƚŚĞŝƌƌĞƋƵŝƌĞŵĞŶƚƐ͕ŽƌĚĞƐĐƌŝďĞŝĨƉŝƉĞůŝŶĞŝƐƉůĂŶŶĞĚƚŽďĞ ĂĚũƵƐƚĞĚ͘ ď͘KŶƐŚĞĞƚϭͲϮ͕ƚŚĞƌĞŝƐĂŶŽƚĞƚŽƉƌŽƚĞĐƚƚŚĞĞǆŝƐƚŝŶŐŐĂƐůŝŶĞŝŶĨƌĂƐƚƌƵĐƚƵƌĞΘĨĞŶĐĞ ĞŶĐůŽƐƵƌĞƐ͘dŚĞĞǆŝƐƚŝŶŐĐŽŶƚŽƵƌĂĚũĂĐĞŶƚƚŽƚŚĞĞǆŝƐƚŝŶŐŐĂƐĨĂĐŝůŝƚǇĨĞŶĐĞŝƐϴϬϯ͕ ŚŽǁĞǀĞƌƉƌŽƉŽƐĞĚĐƵƌďĞůĞǀĂƚŝŽŶƐĂƌĞϯͲϰͲĨƚŚŝŐŚĞƌ͘ǆƉůĂŝŶŝĨƚŚĞĨĞŶĐŝŶŐĂŶĚŐĂƐ ŝŶĨƌĂƐƚƌƵĐƚƵƌĞǁŝůůďĞĂĚũƵƐƚĞĚƚŽŶĞǁŐƌĂĚĞƐŽƌǁŚĂƚĞǆĂĐƚůǇŝƐƉůĂŶŶĞĚ͘ Đ͘ZĞƚĂŝŶŝŶŐǁĂůůŝƐĚĞƉŝĐƚĞĚƚŽďĞĐŽŶƐƚƌƵĐƚĞĚŽǀĞƌƚŚĞƉŝƉĞůŝŶĞ͖ƉƌŽǀŝĚĞĚŽĐƵŵĞŶƚĂƚŝŽŶ ĚĞŵŽŶƐƚƌĂƚŝŶŐƚŚĞƉŝƉĞůŝŶĞ͛ƐĂĐĐĞƉƚĂŶĐĞŽĨƚŚĞĚĞƐŝŐŶĂŶĚĐůĞĂƌĂŶĐĞƚŽďŽƚƚŽŵďůŽĐŬ͘ ϮϬ͘>ĂďĞůĂůůŵĞƌŐĞŶĐǇKǀĞƌĨůŽǁ;K&ͿĞůĞǀĂƚŝŽŶƐŽŶƚŚĞƉůĂŶĨŽƌĐůĂƌŝƚǇ͕ŝŶĐůƵĚŝŶŐƚŚŽƐĞŝŶĐƵƌď ůŝŶĞƐƚŽĐůĞĂƌůǇŝĚĞŶƚŝĨǇƚŚĞŽǀĞƌĨůŽǁƌŽƵƚĞƐ͘ Ϯϭ͘ŶƐƵƌĞĂůůƉĞĚĞƐƚƌŝĂŶƌĂŵƉƐŵĞĞƚƚŚĞƌĞƋƵŝƌĞŵĞŶƚƐŽĨƚŚĞDŶKdƐƚĂŶĚĂƌĚĚĞƚĂŝůƐ͕ĂƐƚŚĞǇǁŝůů ďĞĐŚĞĐŬĞĚĨŽƌĐŽŶĨŽƌŵĂŶĐĞĂĨƚĞƌĐŽŶƐƚƌƵĐƚŝŽŶ͘ ϮϮ͘'ƌĂĚŝŶŐEŽƚĞηϭϮ͗ƌĞǀŝƐĞŶŽƚĞƚŽƐƚĂƚĞƚŚĂƚϲ͟ŵŝŶŝŵƵŵƚŽƉƐŽŝůƐŚĂůůďĞƉůĂĐĞĚǁŝƚŚŝŶƌŝŐŚƚͲŽĨͲ ǁĂǇ͘ϰ͟ĚĞƉƚŚŵĂǇďĞƵƐĞĚŽŶƉƌŝǀĂƚĞƉƌŽƉĞƌƚǇŝĨĚĞƐŝƌĞĚ͘ ϯͲϮ͗ Ϯϯ͘/ƚŝƐƌĞĐŽŵŵĞŶĚĞĚƚŽďůĂŶŬĞƚĚŝƐƚƵƌďĞĚĂƌĞĂƐďĞŚŝŶĚƚŚĞƌĞƚĂŝŶŝŶŐǁĂůů͘ ϰͲϭ͗ Ϯϰ͘ǆŝƐƚŝŶŐŐĂƐƉŝƉĞůŝŶĞƐ͗ Ă͘/ŶƚŚĞŶŽƌƚŚĞƌŶƉŽƌƚŝŽŶŽĨƚŚĞƐŝƚĞ͕ƚŚĞƉƌŽƉŽƐĞĚƐƚŽƌŵƐĞǁĞƌĐƌŽƐƐŝŶŐĂƉƉĞĂƌƐƚŽďĞ ĂƉƉƌŽǆŝŵĂƚĞůǇϭϵͲĨƚďĞůŽǁƚŚĞĞǆŝƐƚŝŶŐŐƌŽƵŶĚ͘WƌŽǀŝĚĞĚĞƚĂŝůƐŽĨƚŚĞĞǆŝƐƚŝŶŐƉŝƉĞůŝŶĞ ĞůĞǀĂƚŝŽŶƐĂŶĚŝĨĂƚƌĞŶĐŚůĞƐƐĐƌŽƐƐŝŶŐŽĨƚŚĞƉŝƉĞůŝŶĞƐǁŝůůďĞƉƌŽǀŝĚĞĚ͘ ď͘^ŝŵŝůĂƌůǇ͕ŽŶƚŚĞƐŽƵƚŚƐŝĚĞŽĨƚŚĞƉĂƌŬŝŶŐůŽƚƚŚĞƐƚŽƌŵƐĞǁĞƌŝƐĂƉƉƌŽǆŝŵĂƚĞůǇϰͲĨƚ ďĞůŽǁƚŚĞĞǆŝƐƚŝŶŐŐƌŽƵŶĚ͕ƉůĞĂƐĞĚĞƚĂŝůĂŶĚĐŽŶĨŝƌŵĐƌŽƐƐŝŶŐĐůĞĂƌĂŶĐĞƐ͘ Ϯϱ͘^ƚŽƌŵ^ĞǁĞƌ͗ 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ϰϱ͘EW^ŽŶƐƚƌƵĐƚŝŽŶ^ƚŽƌŵǁĂƚĞƌWĞƌŵŝƚ͗tŚĞŶƚŚĞĚŝƐƚƵƌďĞĚĂƌĞĂŽĨĚĞǀĞůŽƉŵĞŶƚĞǆĐĞĞĚƐϭ ĂĐƌĞ͕ĂŶEW^ŽŶƐƚƌƵĐƚŝŽŶ^ƚŽƌŵǁĂƚĞƌWĞƌŵŝƚĂŶĚĂƐƐŽĐŝĂƚĞĚƉĞƌŵĂŶĞŶƚƐƚŽƌŵǁĂƚĞƌ ƚƌĞĂƚŵĞŶƚĂƌĞƌĞƋƵŝƌĞĚ͘ ZŽĞƌƐŽŵƉĂŶŝĞƐWůĂŶZĞǀŝĞǁ WĂŐĞ͗ϳ ϰϲ͘^tWWW͗dŚĞ^tWWWǁĂƐƌĞǀŝĞǁĞĚƵƐŝŶŐĂŶDWŽŶƐƚƌƵĐƚŝŽŶ^ƚŽƌŵǁĂƚĞƌWĞƌŵŝƚĐŚĞĐŬůŝƐƚ͘ WůĞĂƐĞƵƉĚĂƚĞƚŚĞ^tWWWƚŽŝŶĐůƵĚĞƚŚĞĨŽůůŽǁŝŶŐŝŶĨŽƌŵĂƚŝŽŶǁŚĞŶĂǀĂŝůĂďůĞ͗ Ă͘/ĚĞŶƚŝĨǇƚŚĞƉĞƌƐŽŶŬŶŽǁůĞĚŐĞĂďůĞĂŶĚĞǆƉĞƌŝĞŶĐĞĚǁŚŽǁŝůůŽǀĞƌƐĞĞƚŚĞ ŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨƚŚĞ^tWWW ď͘/ĚĞŶƚŝĨǇƚŚĞĞŶƚŝƚǇ;ŶĂŵĞŽƌƚŝƚůĞͿƌĞƐƉŽŶƐŝďůĞĨŽƌƉĞƌĨŽƌŵŝŶŐĨƵƚƵƌĞKƉĞƌĂƚŝŽŶƐĂŶĚ DĂŝŶƚĞŶĂŶĐĞ;KΘDͿ͘ Đ͘>ŽĐĂƚŝŽŶŽĨĂƌĞĂƐǁŚĞƌĞĐŽŶƐƚƌƵĐƚŝŽŶǁŝůůďĞƉŚĂƐĞĚƚŽŵŝŶŝŵŝǌĞĚƵƌĂƚŝŽŶŽĨĞǆƉŽƐĞĚ ƐŽŝůĂƌĞĂƐ͘ ϰϳ͘DŽĚĞůƐĂŶĚ&ŝůĞƐ͗WůĞĂƐĞŶŽƚĞƚŚĂƚĚŝŐŝƚĂůĐŽƉŝĞƐŽĨƚŚĞĨŝŶĂůǀĞƌƐŝŽŶƐƚŽƌŵǁĂƚĞƌŵŽĚĞůƐ ;,ǇĚƌŽͿĂŶĚƐŚĂƉĞĨŝůĞƐŽƌĚƌĂǁŝŶŐƐŽĨĞǆŝƐƚŝŶŐĂŶĚƉƌŽƉŽƐĞĚĚƌĂŝŶĂŐĞĂƌĞĂƐĂƌĞƚŽďĞ ƐƵďŵŝƚƚĞĚƚŽƚŚĞĐŝƚǇŽŶĐĞƚŚĞƌĞǀŝĞǁĂŶĚƌĞǀŝƐŝŽŶƉƌŽĐĞƐƐŝƐĐŽŵƉůĞƚĞ͘ 1 PURCHASE AGREEMENT THIS PURCHASE AGREEMENT (this “Agreement”) is entered into as of , 2024 (the “Effective Date”), by and between the City of Cottage Grove, a Minnesota municipal corporation (“City”), and Roers Cottage Grove Apartments LLC, a Delaware limited liability company (“Buyer”). RECITALS Recital No. 1.City is the owner of certain real property located in Cottage Grove, Washington County, Minnesota, legally described on Exhibit A (“Property”), attached hereto and incorporated herein by reference. Recital No. 2.Buyer desires to purchase the Property from City. Recital No. 3.City will sell the Property to Buyer on the terms and conditions of this Agreement. Recital No. 4.City believes that the sale of the Property pursuant to and in general fulfillment of this Agreement is in the vital and best interests of the City, will promote the health, safety, morals, and welfare of its residents, and will be in accord with the public purposes and provisions of the applicable State and local laws and requirements. NOW, THEREFORE, in consideration of the covenants and the mutual obligations contain herein, the parties hereby covenant and agree with each other as follows: 1.Sale. 1.1.Sale. Subject to the terms and provisions of this Agreement, City shall sell the Property to Buyer, and Buyer shall purchase the Property from City. 1.2.Purchase Price. The purchase price to be paid by Buyer to City for the Property shall be Twenty-Eight Thousand and no/100 Dollars ($28,000.00) (the “Purchase Price”) payable as follows: (a) Five Thousand and no/100 Dollars ($5,000.00), as earnest money, to be paid to DCA Title, 750 Main Street, Suite 280, Mendota Heights, MN 55118 (“Title”) within 3 business days of execution this Agreement; and (b) the balance on the Closing Date subject to those adjustments, prorations and credits described in this Agreement, in cash or certified funds or by wire transfer pursuant to instructions from City or Title. The Closing will occur via escrow with Title, unless otherwise agreed to by the parties. 2.Available Surveys, Tests, and Reports. Within five (5) days of the Effective Date, City shall cause to be delivered to Buyer (a) copies of any surveys, soil tests, environmental reports, and any other studies and/or site analyses previously conducted on the Property and in the possession of City, and (b) copies of existing title work for the Property and in the possession of City (the “Due Diligence Materials”). City makes no representations or warranties regarding the 2 accuracy of the Due Diligence Materials. If Buyer so requests, City shall request the preparers of any such surveys, soil tests, environmental reports, and any other studies and/or site analyses to re-issue or re-certify the same for the direct benefit of Buyer, at Buyer’s expense except as otherwise provided in this Agreement, so that Buyer may rely on such site analyses or surveys as if prepared for Buyer in the first instance, but City makes no representation as to whether any such reissuance or recertification will be available. 3.Buyer’s Investigations. Up to the Closing Date, City shall allow Buyer and Buyer’s agents access to the Property without charge and at all times for the purpose of Buyer’s investigation and testing of the Property, including surveying and testing of soil and groundwater (“Buyer’s Investigations”); provided, however, Buyer shall not perform any invasive testing unless (a) City gives its prior written approval of Buyer’s consultant that will perform the testing, which approval shall not be unreasonably withheld, conditioned or delayed, and (b) Buyer gives City reasonable prior notice of such testing. City shall have the right to accompany Buyer during any of Buyer’s Investigations of the Property. Buyer shall provide to City copies of all third-party, non-confidential written test results and reports conducted as part of Buyer’ Investigations without any recourse to or warranty of Buyer or any third party preparing any such report, and provided that such materials shall only be delivered to City to the extent permitted by the third party preparing such report and at no additional cost to Buyer. City shall use and rely on such materials delivered to it by Buyer at its own risk and peril. Nothing in this Agreement shall require Buyer to deliver to City any proprietary information related to Buyer’s business, such as funding applications and market studies. Except as otherwise provided herein, Buyer agrees to pay all of the costs and expenses associated with Buyer’s Investigations, to cause to be released any lien on the Property arising as a result of Buyer’s Investigations and to repair and restore, at Buyer’ expense, any damage to the Property caused by Buyer’s Investigations. Buyer shall indemnify and hold City and the Property harmless from all costs and liabilities, including, but not limited to, reasonable attorneys’ fees, arising from Buyer’ Investigations (but excluding any matters to the extent they result from the negligence or willful misconduct of City or its representatives, or the discovery of any pre-existing condition on the Property). The indemnification obligations provided herein shall survive the termination or cancellation of this Agreement. If this Agreement is terminated based upon any environmental condition as herein provided, and City requests, Buyer shall give City copies of any and all environmental reports obtained by Buyer, if any, without any recourse to or warranty of Buyer or any third party preparing any such report, and provided that such materials shall only be delivered to City to the extent permitted by the third party preparing such report and at no additional cost to Buyer. City shall use and rely on such materials delivered to it by Buyer at its own risk and peril. 4.Insurance; Risk of Loss. City assumes all risk of destruction, loss or damage to the Property prior to the Closing Date. If, prior to the Closing Date, all or any portion of the Property or access thereto is condemned, taken by eminent domain, or damaged by cause of any nature, City shall immediately give Buyer written notice of such condemnation, taking or damage. After receipt of written notice of such condemnation, taking or damage (from City or otherwise), Buyer shall have the option (to be exercised in writing within thirty (30) days of receipt of such written notice from City) either (a) to require City to (i) convey the Property at Closing (as defined in Section 6) to Buyer in its damaged condition, upon and subject to all of the other terms and conditions of this Agreement without reduction of the Purchase Price, (ii) assign to Buyer at 3 Closing all of City’s right, title and interest in and to any claims City may have to insurance proceeds, condemnation awards and/or any causes of action with respect to such condemnation or taking of or damage to the Property or access thereto, and (iii) pay to Buyer at Closing by certified or official bank check all payments made prior to the Closing Date under such insurance policies or by such condemning authorities, or (b) to terminate this Agreement by giving written notice of such termination to City, whereupon this Agreement shall be terminated, the Earnest Money shall be refunded to Buyer and thereafter neither party shall have any further obligations or liabilities to the other, except for such obligations as survive termination of this Agreement. If the right to terminate this Agreement is not exercised in writing within such thirty (30) day period, such right shall be deemed to have been waived. City shall not designate counsel, appear in, or otherwise act with respect to the condemnation proceedings without Buyer’ prior written consent, which consent shall not be unreasonably withheld. 5.Contingencies. 5.1.Buyer’s Contingencies. A. Unless waived by Buyer in writing, Buyer’s obligation to proceed to Closing shall be subject to (a) performance by City of its obligations hereunder, (b) the continued accuracy of City’s representations and warranties provided in Section 9.1, and (c) Buyer’s satisfaction, in Buyer’s sole discretion, as to the contingencies described in this Section 5.1 within the time periods set forth below: (1) On or before the Closing Date, Buyer shall have determined, in its sole discretion, that it is satisfied with (a) the results of and matters disclosed by Buyer’s Investigations, surveys, soil tests, engineering inspections, hazardous substance and environmental reviews of the Property and (b) all other inspections and due diligence regarding the Property, including any Due Diligence Materials. If Buyer has not terminated this Agreement on or before the Closing Date, the contingency set forth in this paragraph shall be deemed waived. (2) On or before the Closing Date, Buyer shall have determined the acceptability of the Property for its intended use and incidental uses thereto (collectively, the “Proposed Use”). All costs and expenses related to applying for and obtaining any governmental permits and approvals for the Property for the Proposed Use shall be the responsibility of the Buyer. If Buyer has not terminated this Agreement on or before the Closing Date, the contingency set forth in this paragraph shall be deemed waived. (3) On or before the Closing Date, Buyer shall have obtained all appropriate approvals and permits necessary for the Proposed Use on the Property, which approvals may include, without limitation, access permits, signage permits, building permits, required licenses (the “Approvals”). All costs and expenses related to the preparation of any documentation 4 necessary to create any plans, specifications or the like shall be the responsibility of the Buyer. (4) On or before the Closing Date, Buyer shall have obtained all Land Use Entitlements. “Land Use Entitlements” means planning applications, including but not limited to, Plat, Site Plan, and Rezoning Approvals, obtained by Buyer for the Proposed Use. (5) On or before the Closing Date, and without limitation of the terms of Sections 5.1(A)(1), 5.1(A)(2), 5.1(A)(3) and 5.1(A)(4), Buyer shall be satisfied that they may develop the Property in accordance with a site plan, architectural plan, building plan, grading and drainage plan and other plans and specifications satisfactory to Buyer in their sole discretion. (6) On or before the Closing Date, Buyer shall have satisfied themselves, in Buyer’s sole discretion, that access to and from roads and the Property is adequate for the Proposed Use, including without limitation, access to the Property from the adjacent road, median cuts and curb cuts. (7) On or before the Closing Date, Buyer shall have satisfied themselves, in Buyer’s sole discretion, that water and gas mains, electric power lines, sanitary and storm sewers and other utilities are available to the Property and are adequate for the Proposed Use, such that only service lines must be extended to service the Property for water, gas, electric, sanitary and storm sewer and other utilities. (8) On or before the Closing Date, Buyer shall have received from Title an irrevocable commitment to issue a title insurance policy for the Property in a form and substance satisfactory to Buyer in Buyer’s sole discretion, not disclosing any encumbrance not acceptable to Buyer in Buyer’s sole discretion (the “Approved Commitment”). If Buyer has not terminated this Agreement on or before the Closing Date, the contingency set forth in this paragraph shall be deemed waived. (9) On or before the Closing Date, Buyer shall have received from Title an irrevocable commitment to issue a title insurance policy for the Property in the form of the Approved Commitment, subject only to such changes in title as are Permitted Encumbrances or as are acceptable to Buyer in Buyer’s sole discretion. (10) On or before the Closing Date, City shall have obtained releases of the Property from any and all mortgages or other monetary liens affecting any of the Property. (11) On or before the Closing Date, Buyer shall have determined that it is satisfied with the books and records in City’s possession, if any, 5 including site plans, surveys, engineering or environmental reports associated with the Property. (12) On or before the Closing Date, Buyer shall have secured financing that is satisfactory to Buyer in Buyer’s sole discretion for the purpose of acquiring and constructing the Proposed Use. (13) On or before the Closing Date, Buyer may obtain a Survey for the Property certified to Buyer and Title. (14) On or before the Closing Date, Buyer shall have approved the forms of all closing documents. (15) City shall have performed and satisfied all agreements, covenants and conditions required pursuant to this Agreement to be performed and satisfied by City prior to the Closing Date. (16) All representations and warranties of City contained in this Agreement shall be accurate as of the Closing Date. (17) On or before the Closing Date, Buyer shall have acquired Lots 3 and 4, Block 1, Frattalone’s Southpoint Ridge (PIDs: 07.027.21.44.0025 and 07.027.21.44.0026). (18) On or before the Closing Date, Buyer shall have received final approval from the City of Cottage Grove to record a plat, which includes the Property and Lots 3 and 4, Block 1, Frattalone’s Southpoint Ridge, in a form approved by Buyer (the “Plat”). All costs and expenses related to applying for and obtaining approvals for the Plat shall be at the expense of the Buyer. The foregoing contingencies are for Buyer’s sole and exclusive benefit and one (1) or more may be waived in writing by Buyer in its sole discretion. City shall reasonably cooperate with Buyer’s efforts to satisfy such contingencies, at no out of pocket cost to City or assumption of any obligation or liability by Buyer except as otherwise provided herein. Buyer shall bear all cost and expense of satisfying Buyer’s contingencies. If any of the foregoing contingencies have not been satisfied on or before the applicable date, then this Agreement may be terminated, at Buyer’s option, by written notice from Buyer to City. Such written notice must be given on or before the applicable date, or Buyer’s right to terminate this Agreement pursuant to this Section shall be waived. If Buyer terminates this Agreement pursuant to this Section on or before the applicable date, the Earnest Money shall immediately be refunded to Buyer. Upon termination, neither party shall have any further rights or obligations against the other regarding this Agreement or the Property, except for such obligations as survive termination of this Agreement. 6 B. If Buyer elects not to exercise any of the contingencies set out herein, such election may not be construed as limiting any representations or obligations of City set out in this Agreement, including, without limitation, any indemnity or representations with respect to environmental matters. 5.2.City’s Contingencies. City’s obligation to proceed to Closing shall be subject to the satisfaction, on or prior to the Closing Date, of each of the following conditions: A. On or before the Closing Date, City shall approve the sale of the Property. B. On or before the Closing Date, Buyer shall have acquired Lots 3 and 4, Block 1, Frattalone’s Southpoint Ridge (PIDs: 07.027.21.44.0025 and 07.027.21.44.0026). C. On or before the Closing Date, Buyer shall have received Approvals and Land Use Entitlements. D. Buyer shall agree to grant a trail easement for the benefit of the City over a portion of Outlot A to continue the connection of the City’s trail that currently exists on Outlot A either in the plat or in a separate recorded easement document. E. Buyer shall agree to a deed restriction that a portion of Outlot A that is located to the north and east of the City’s trail be maintained and preserved in its natural state, without development on this portion, as defined by the City. F. On or before the Closing Date, Buyer shall have received final approval of the Plat. G. Buyer shall have performed and satisfied all agreements, covenants and conditions required pursuant to this Agreement to be performed and satisfied by Buyer prior to the Closing Date. H. All representations and warranties of Buyer contained in this Agreement shall be accurate as of the Closing Date. I. There shall be no uncured default by Buyer of any of its obligations under this Agreement beyond the notice and cure period set forth in Section 13 as of the Closing Date, not otherwise waived by City. If any contingency contained in this Section 5.2 has not been satisfied on or before the date described herein, and if no date is specified, then the Closing Date, then this Agreement may be terminated by written notice from City to Buyer. If 7 termination occurs all documents deposited by Buyer shall be immediately returned to Buyer, and all documents deposited by City shall be immediately returned to City and neither party will have any further rights or obligations with respect to this Agreement or the Property, except for such obligations that survive termination of this Agreement. If City terminates this Agreement pursuant to this Section, the Earnest Money shall be retained by City. All the contingencies in this Section 5.2 are specifically for the benefit of City, and City shall have the right to waive any contingency in this Section 5.2 by written notice to Buyer. 6.Closing. The closing of the purchase and sale contemplated by this Agreement (the “Closing”) shall occur on or before December 31, 2024, unless otherwise agreed to by the parties (the “Closing Date”). City agrees to deliver legal and actual possession of the Property to Buyer on the Closing Date. 6.1.City’s Closing Documents and Deliveries. On the Closing Date, City shall execute and/or deliver, as applicable, to Buyer the following: A.Warranty Deed. A general warranty deed conveying title to Outlot A, Frattalone’s Southpoint Ridge, to Buyer, free and clear of all encumbrances, except the Permitted Encumbrances (the “Deed”). B.Quit Claim Deed. A quit claim deed conveying title to Outlots C and D, Frattalone’s Southpoint Ridge, to Buyer, free and clear of all encumbrances, except the Permitted Encumbrances The Warranty Deed for to Outlot A, Frattalone’s Southpoint Ridge and the Quit Claim Deed for Outlots C and D, Frattalone’s Southpoint Ridge shall be collectively referred to hereinafter as the “Deed.” C.Bring Down Certificate. City shall provide Buyer with a certificate recertifying that the representations and warranties of City contained in this Agreement are true and correct as of the Closing Date. D.FIRPTA Affidavit. An affidavit of City certifying that City is not a “foreign person”, “foreign partnership”, foreign trust”, “foreign estate” or “disregarded entity” as those terms are defined in Section 1445 of the Internal Revenue Code of 1986, as amended. E.City’s Affidavit. A standard owner’s affidavit (ALTA form) from City which may be reasonably required by Title to issue an owner’s policy of title insurance with respect to the Property with the so-called “standard exceptions” deleted. F.Settlement Statement. A settlement statement with respect to this transaction. 8 G.Copies of Resolutions. City shall provide Buyer with copies of the resolutions for the various City and/or City public meetings showing City and/or various City commissions and/or councils have approved this transaction, Buyer’ CUP, Buyer’ site plan, zoning, and such other governmental approvals as may be required for Buyer’ Proposed Use. H.General Deliveries. All other documents reasonably determined by Title to be necessary to transfer the Property to Buyer and to evidence that City (a) has satisfied all monetary indebtedness with respect thereto, (b) has obtained such termination statements or releases from such secured creditors as may be necessary to ensure that the Property is subject to no monetary liens, (c) has obtained all consents from third parties necessary to effect City’s performance of the terms of this Agreement, including, without limitation, the consents of all parties holding an interest in the Property, (d) has provided such other documents as are reasonably determined by Title to be necessary to issue policies of title insurance to Buyer with respect to the Property with the so-called “standard exceptions” deleted, and (e) has duly authorized the transactions contemplated hereby. 6.2.Buyer Closing Documents and Deliveries. On the Closing Date, Buyer shall execute and/or deliver, as applicable, to City the following: A.Payment of Purchase Price. The Purchase Price, in accordance with the terms of Section 1.2. B.Bring-Down Certificate. A certificate dated as of the Closing Date, signed by an authorized officer of Buyer, certifying that the representations and warranties of Buyer contained in this Agreement are true as of the Closing Date. C.Settlement Statement. A settlement statement with respect to this transaction. D.Plat. Mylars of the property to be platted. E.General Deliveries. All other documents reasonably determined by Title to be necessary to evidence that Buyer has duly authorized the transactions contemplated hereby and evidence the authority of Buyer to enter into and perform this Agreement and the documents and instruments required to be executed and delivered by Buyer pursuant to this Agreement, or may be required of Buyer under applicable law, including any purchaser’s affidavits or revenue or tax certificates or statements. 7.Prorations. City and Buyer agree to the following prorations and allocation of costs regarding this Agreement: 9 7.1.Real Estate Taxes and Special Assessments. General real estate taxes applicable to any of the Property due and payable in the year of Closing shall be prorated between City and Buyer on a daily basis as of 12:00 a.m. CT on the Closing Date based upon a calendar fiscal year, with City paying those allocable to the period prior to the Closing Date and Buyer being responsible for those allocable to the Closing Date and subsequent thereto. City shall pay in full all special assessments (and charges in the nature of or in lieu of such assessments) certified, levied, pending, postponed or deferred, or constituting a lien against the Property with respect to any of the Property as of the Closing Date. Buyer shall be responsible for any special assessments that are levied or become pending against the Property after the Closing Date, including, without limitation, those related to Buyer’s development of the Property. 7.2.Title Evidence, Survey and Closing Fee. City shall pay all costs of the Commitment with respect to the Property. Buyer will pay all costs of the Survey, if any, and all premiums for any title insurance policy it desires with respect to the Property. Buyer and City shall each pay one half (1/2) of any reasonable closing fee or charge imposed by Title. 7.3.Recording Costs. City shall pay the cost of recording all documents necessary to cure any Objections, as hereinafter defined. Buyer shall pay all recording costs with respect to the recording of the Deed, Plat and any related development and planning documents, and for the recording of any mortgage required by Buyer, if any, and any mortgage registration tax, if any. 7.4.Transfer Taxes. City shall pay all state deed tax regarding the Deed. 7.5.Utilities. All utility expenses, including water, fuel, gas, electricity, sewer and other services furnished to or provided for the Property, if any, shall be prorated between City and Buyer on a daily basis as of the Closing Date, with City paying those allocable to the period prior to the Closing Date and Buyer being responsible for those allocable to the Closing Date and subsequent thereto. 7.6.Attorneys’ Fees. City and Buyer shall each pay its own attorneys’ fees incurred in connection with this transaction, except as otherwise specifically set forth in this Agreement. 7.7.Survival. The obligations set forth in this Section 7 survive the Closing. 8.Title Examination. (i) within a reasonable time following the Effective Date, City shall obtain a commitment for an owner’s title insurance policy (ALTA Form 2006) issued by Title for the Property, and copies of all encumbrances described in the commitment (the “Commitment”); and, if desired, (ii) by the Closing Date, Buyer may at its sole option obtain, at Buyer’s expense, an ALTA-certified survey bearing the legal description of the Property, and showing the area, dimensions and location of the Property and the matters shown in the Commitment (the “Survey” and, together with the Commitment, the “Title Evidence”). 10 8.1.Buyer’s Objections. Within ten (10) days after Buyer’s receipt of the last of the Title Evidence, Buyer may make written objections (“Objections”) to the form or content of the Title Evidence. The Objections may include, without limitation, any easements, restrictions or other matters which may interfere with the Proposed Use of the Property or matters which may be revealed by the Survey. Any matters reflected on the Title Evidence which are not objected to by Buyer within such time period or waived by Buyer in accordance with Section 8.2(B) shall be deemed to be permitted encumbrances (“Permitted Encumbrances”). Notwithstanding the foregoing, the following items shall be deemed Permitted Encumbrances: (a) Covenants, conditions, restrictions (without effective forfeiture provisions) and declarations of record which do not interfere with the Proposed Use, if any; (b) Reservation of minerals or mineral rights by the State of Minnesota, if any; (c) Utility and drainage easements which do not interfere with the Proposed Use; and (d) Applicable laws, ordinances, and regulations. Buyer shall have the renewed right to object to the Title Evidence as the same may be revised or endorsed from time to time. 8.2.City’s Cure. City shall be allowed twenty (20) days after the receipt of Buyer’s Objections to cure the same but shall have no obligation to do so. If such cure is not completed within said period, or if City elects not to cure such Objections, Buyer shall have the option to do any of the following: A. Terminate this Agreement with respect to all of the Property. B. Waive one or more of its objections and proceed to Closing. If Buyer so terminates this Agreement, neither City nor Buyer shall be liable to the other for any further obligations under this Agreement (except for such obligations as survive termination of this Agreement) and the Earnest Money shall be refunded to Buyer. 9.Warranties and Representations. 9.1.By City. City warrants and represents the following to Buyer, and acknowledges that Buyer has relied on such representations and warranties in agreeing to enter into this Agreement: A. This Agreement has been duly executed and delivered and constitutes the legal, valid and binding obligation of City enforceable in accordance with its terms. City has been duly formed under the laws of the State of Minnesota and is in good standing under the laws of the jurisdiction in which the Property is located, is duly qualified to transact business in the jurisdiction in which the Property is located, and has the requisite power and authority to enter into and perform this Agreement and the documents and instruments required to be executed and delivered by City pursuant hereto. This Agreement and the documents and instruments required to be executed and delivered by City pursuant hereto have each been duly authorized by all necessary action on the part of City and such execution, delivery and performance does and will not conflict with or result in a violation of City’s organizational agreement or any judgment or order. 11 B. The execution, delivery and performance by City of this Agreement will not (a) violate any provision of any law, statute, rule or regulation or any order, writ, judgment, injunction, decree, determination or award of any court, governmental agency or arbitrator presently in effect having applicability to City, or (b) result in a breach of or constitute a default under any indenture, loan or credit agreement or any other agreement, lease or instrument to which City is a party or by which it or any of its properties may be bound. C. To City’s knowledge, except as contemplated herein, no order, consent, approval, license, authorization or validation of, or filing, recording or registration with, or exemption by, any governmental or public body or authority, or any other entity, is required on the part of City to authorize, or is required in connection with, the execution, delivery and performance of, or the legality, validity, binding effect or enforceability of, this Agreement. D. To City’s knowledge, there are no actions, suits or proceedings pending or threatened against or affecting City or any of its properties, before any court or arbitrator, or any governmental department, board, agency or other instrumentality which in any of the foregoing (a) challenges the legality, validity or enforceability of this Agreement, or (b) if determined adversely to City, would have a material adverse effect on the ability of City to perform its obligations under this Agreement. E. City has not received written notice, and has no knowledge, of (a) any pending or contemplated annexation or condemnation proceedings, or purchase in lieu of the same, affecting or which may affect all or any part of the Property, (b) any proposed or pending proceeding to change or redefine the zoning classification of all or any part of the Property, (c) any proposed changes in any road patterns or grades which would adversely and materially affect access to the roads providing a means of ingress or egress to or from all or any part of the Property, or (d) any uncured violation of any legal requirement, restriction, condition, covenant or agreement affecting all or any part of the Property or the use, operation, maintenance or management of all or any part of the Property. F. To City’s knowledge, there are no wells, underground or above ground storage tanks of any size or type, or sewage treatment systems located on any portion of the Property. To City’s knowledge, there has been no methamphetamine production on or about any portion of the Property. To City’s knowledge, the sewage generated by the Property, if any, goes to a facility permitted by the Minnesota Pollution Control Agency and there is no “individual sewage treatment system” (as defined in Minnesota Statutes § 115.55, Subd. 1(g)) located on the Property. 12 G. City is not a “foreign person,” “foreign corporation,” “foreign trust,” “foreign estate” or “disregarded entity” as those terms are defined in Section 1445 of the Internal Revenue Code. H. To City’s knowledge, except as may be disclosed as part of the Due Diligence Materials, (i) no condition exists on the Property that may support a claim or cause of action under any Environmental Law (as defined below) and there are no Hazardous Substances (as defined below) on the Property, (ii) there has been no release, spill, leak or other contamination or otherwise onto the Property, and (iii) there are no restrictions, clean ups or remediation plans regarding the Property. To City’s knowledge, except as may be disclosed as part of the Due Diligence Materials, there is no buried waste or debris on any portion of the Property. “Environmental Law” shall mean (a) the Comprehensive Environmental Response Compensation and Liability Act of 1980, 42 U.S.C. § 9601-9657, as amended, or any similar state law or local ordinance, (b) the Resource Conservation and Recovery Act of 1976, 42 U.S.C. § 6901, et seq., (c) the Federal Water Pollution Control Act, 33 U.S.C. § 1251 et seq., (d) the Clean Air Act, 42 U.S.C. § 7401, et seq., (e) the Toxic Substances Control Act, 15 U.S.C. § 2601 et seq., (f) the Safe Drinking Water Act, 42 U.S.C. § 300(f) et seq., (g) any law or regulation governing aboveground or underground storage tanks, (h) any other federal, state, county, municipal, local or other statute, law, ordinance or regulation, including, without limitation, the Minnesota Environmental Response and Liability Act, Minn. Stat. § 115B.01, et seq., (i) all rules or regulations promulgated under any of the foregoing, and (j) any amendments of the foregoing. “Hazardous Substances” shall mean polychlorinated biphenyls, petroleum, including crude oil or any fraction thereof, petroleum products, heating oil, natural gas, natural gas liquids, liquefied natural gas or synthetic gas usable for fuel, and shall include, without limitation, substances defined as “hazardous substances,” “toxic substances,” “hazardous waste,” “pollutants or contaminants” or similar substances under any Environmental Law. I. To City’s knowledge, there are no leases, tenancies, unrecorded agreements or other contracts of any nature or type relating to, affecting or serving the Property that will not be terminated as of the Closing Date. J. There will be no indebtedness or sums due attributable to the Property which will remain unpaid after the Closing Date. As used in this Agreement, the term “to City’s knowledge” shall mean and refer to only the current actual knowledge of the designated representative of City and shall not be construed to refer to the knowledge of any other officer, manager, director, agent, authorized person, employee or representative of City, or any affiliate of City, or to impose upon such designated representative any duty to investigate the matter to which such actual knowledge or the absence thereof pertains, or to impose upon such designated representative any individual personal liability. As used herein, the term “designated representative” shall refer to Jennifer Levitt. City represents and warrants that the 13 foregoing individual is the representative of City most knowledgeable regarding the Property. The representations, warranties and other provisions of this Section 9.1 shall survive Closing; provided, however, City shall have no liability with respect to any breach of a particular representation or warranty if Buyer shall fail to notify City in writing of such breach within two (2) years after the Closing Date, and provided further that City shall have no liability with respect to a breach of the representations and warranties set forth in this Agreement if Buyer has actual knowledge of City’s breach thereof prior to Closing and Buyer consummates the acquisition of the Property as provided herein. Buyer acknowledges and agrees that, except as expressly specified in this Agreement and/or in any documents executed and delivered by City at Closing, City has not made, and City hereby specifically disclaims, any representation, warranty or covenant of any kind, oral or written, expressed or implied, or rising by operation of law, with respect to the Property, including, but not limited to, any warranties or representations as to the habitability, merchantability, fitness for a particular purpose, title, zoning, tax consequences, physical or environmental condition, utilities, valuation, governmental approvals, the compliance of the Property with governmental laws, or any other matter or item regarding the physical condition of the Property. Buyer agrees that except as expressly specified in this Agreement and/or in any documents executed and delivered by City at Closing, Buyer shall accept the Property and acknowledges that the sale of the Property as provided for herein is made by City on an “AS IS,” “WHERE IS,” and “WITH ALL FAULTS” basis. Buyer is an experienced purchaser of property such as the Property and Buyer has made or will make its own independent investigation of the Property. The limitations set forth in this paragraph shall survive the Closing and shall not merge in the Deed. 9.2.By Buyer. Buyer warrants and represents the following to City, and acknowledges that City has relied on such representations and warranties in agreeing to enter into this Agreement: A. Buyer is a limited liability company, duly organized under the laws of the State of Delaware and in good standing under the laws of the state of Minnesota and is not in violation of any provisions of its company documents or its operating agreement. B. Buyer has all requisite authority to enter into this Agreement and to perform all of its obligations under this Agreement. C. The execution, delivery and performance by Buyer of this Agreement will not (a) violate any provision of any law, statute, rule or regulation or any order, writ, judgment, injunction, decree, determination or award of any court, governmental agency or arbitrator presently in effect having applicability to Buyer, (b) violate or contravene any provision of the articles of organization or operating agreement of Buyer, or (c) result in a breach of or constitute a default 14 under any indenture, loan or credit agreement or any other agreement, lease or instrument to which Buyer is a party or by which it or any of its properties may be bound. D. Buyer has received no notice or communication from any local, state or federal official that the activities of the Buyer or City on the Property may be or will be in violation of any environmental law or regulation. Buyer is aware of no facts, the existence of which would cause it to be in violation of any local, state, or federal environmental law, regulation or review procedure or which give any person a valid claim under any of the foregoing. The representations, warranties and other provisions of this Section 9.2 shall survive Closing; provided, however, Buyer shall have no liability with respect to any breach of a particular representation or warranty if City shall fail to notify Buyer in writing of such breach within two (2) years after the Closing Date, and provided further that Buyer shall have no liability with respect to a breach of the representations and warranties set forth in this Agreement if City has actual knowledge of Buyer’s breach thereof prior to Closing and City consummates the sale of the Property as provided herein.. 10.Additional Obligations of City. 10.1.Licenses and Permits. City shall transfer to Buyer all transferable rights, if any, in any permits or licenses held by City with respect to the Property. 10.2.Condition of the Property at Closing. On the Closing Date, City shall deliver to Buyer exclusive vacant possession of the Property. 10.3.Further Assurances. From and after the Closing Date, City agrees to execute, acknowledge and deliver to Buyer such other documents or instruments of transfer or conveyance as may be reasonably required to carry out its obligations pursuant to this Agreement. 10.4.Non-Assumption of Contracts or Other Obligations. The parties understand and agree that Buyer is only acquiring certain of City’s real property assets and that this Agreement and any related agreements shall not be construed to be in any manner whatsoever an assumption by Buyer of any agreements, indebtedness, obligations or liabilities of City which are owing with respect to the operation of the Property prior to the Closing Date. 10.5.Mortgages. On or before the Closing Date, City shall satisfy all mortgage and/or lien indebtedness with respect to all or any portion of the Property and shall obtain recordable releases of the Property from any and all such mortgages or other liens affecting all or any portion of the Property. 15 10.6.Zoning; Other Approvals. Buyer may elect to seek certain Approvals as defined in Section 5.1(A)(3) and Land Use Entitlements as defined in Section 5.1(A)(4) in order for Buyer to develop the Property for the Proposed Use. City, at no out-of-pocket cost to City, or the assumption of any obligations or liabilities by City, will reasonably cooperate with Buyer’s efforts to obtain the Approvals and Land Use Entitlements at or prior to Closing. City hereby grants Buyer the right to file and prosecute applications and petitions for the Approvals, Land Use Entitlements and any special use permits and variances desired by Buyer; provided, however, any special use permits or variances shall be contingent on the occurrence of the Closing and shall not be binding upon City or the Property unless and until the Closing occurs. City, at no out-of-pocket cost to City, or the assumption of any obligations or liabilities by City, agrees to cooperate with Buyer in the filing and prosecution of such applications and petitions, including the filing of the same in City’s name, if required. 10.7.Marketing. At all times prior to the Closing Date, City shall not negotiate in any manner for the sale or transfer of the Property with any third party. 11.Broker. It is acknowledged that neither party has a broker for the sale of the Property. 12.Notice. Any notice to be given by one party hereto shall be personally delivered (including messenger delivery), by email at the address set forth below, or be sent by registered or certified mail, or by a nationally recognized overnight courier which issues a receipt, in each case postage prepaid, to the other party at the addresses in this Section (or to such other address as may be designated by notice given pursuant to this Section), and shall be deemed given upon personal delivery, three (3) days after the date postmarked, one (1) business day after delivery to such overnight courier, or immediately upon personal delivery or delivery by email. Attorneys for each party shall be authorized to give and receive notices for each such party. If to City: City of Cottage Grove Attn: Jennifer Levitt, City Administrator 12800 Ravine Parkway South Cottage Grove, MN 55016 with a copy to: Korine L. Land LeVander, Gillen & Miller, P.A. 1305 Corporate Center Drive, Suite 300 Eagan, MN 55121 If to Buyer: Roers Cottage Grove Apartments LLC Attn: Brian Roers and Logan Schmidt Two Carlson Parkway #400 Plymouth, MN 55447 Email:brian@roerscompanies.com; logan.schmidt@roerscompanies.com 16 With a copy to: Winthrop & Weinstine, P.A. 225 South Sixth Street, Suite 3500 Minneapolis, MN 55402 Attn: Joseph Phelps Email: jphelps@winthrop.com 13.Default; Remedies. If either City or Buyer fails to perform any of their respective obligations under this Agreement in accordance with its terms, and such failing party does not cure such failure within thirty (30) days after written notice thereof from the other party, then the other party shall have the right to terminate this Agreement by giving the failing party written notice of such election. In the case of any default by Buyer, City’s sole and exclusive remedy shall be termination of this Agreement as provided above and, upon any such termination, the Earnest Money shall be forfeited to City as the full and final liquidated damages, with the exception of any liens arising out of Buyer’s Investigations, the obligations and liability for which shall survive the termination of this Agreement and the release of the Earnest Money to City. In the case of any default by City, the Earnest Money deposit shall be returned to Buyer and Buyer shall also have the right to specifically enforce this Agreement. In any action or proceeding to enforce this Agreement or any term hereof, the prevailing party shall be entitled to recover its reasonable costs and attorneys’ fees. 14.Reserved. 15.Assignment.Buyer may assign this Agreement with the prior written consent of City. No assignment shall relieve Buyer from its obligations under this Agreement. 16.Entire Agreement; Modification. This written Agreement constitutes the complete agreement between the parties with respect to this transaction and supersedes any prior oral or written agreements between the parties regarding this transaction. There are no verbal agreements that change this Agreement and no waiver of any of its terms will be effective unless in writing executed by the parties. 17.Binding Effect; Survival. This Agreement binds and benefits the parties and their respective successors and assigns. All representations and warranties, and indemnification obligations of the parties hereto shall survive the Closing. 18.Governing Law. The provisions of this Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. 19.Rules of Interpretation. The words “herein” and “hereof” and words of similar import, without reference to any particular section or subdivision, refer to this Agreement as a whole rather than any particular section or subdivision hereof. References herein to any particular section or subdivision hereof are to the section or subdivision of this Agreement as originally executed. 20.Titles of Sections. Any titles of the sections, or any subsections, of the Agreement are inserted for convenience of reference only and shall be disregarded in construing or interpreting 17 any of its provisions. 21.Counterparts; Facsimiles. This Agreement may be executed in any number of counterparts, and all of the signatures to this Agreement taken together shall constitute one and the same agreement, and any of the parties hereto may execute such agreement by signing any such counterpart. Facsimile or “PDF” signatures on this Agreement shall be treated as originals until the actual original signatures are obtained. 22.Represented by Counsel. Each party has been represented and advised by counsel in the transaction contemplated hereby. 23.Time of the Essence. Time is of the essence of this Agreement. [remainder of page intentionally blank] 18 IN AGREEMENT, the parties hereto have hereunto set their hands as of the Effective Date. CITY: CITY OF COTTAGE GROVE By ________________________________ Myron Bailey Its Mayor By ________________________________ Tamara Anderson Its City Clerk 19 BUYER: ROERS COTTAGE GROVE APARTMENTS LLC By: Roers Cottage Grove Manager LLC Its: Manager By: Roers Companies Project Holdings LLC Its: Manager By: Printed Name: Shane LaFave Its: Vice President of Development A-1 EXHIBIT A LEGAL DESCRIPTION OF PROPERTY Real property located in the County of Washington, State of Minnesota, legally described as follows: Outlot A, Frattalone’s Southpoint Ridge Outlot C, Frattalone’s Southpoint Ridge Outlot D, Frattalone’s Southpoint Ridge Abstract Property PIDs: 07.027.21.44.0019, 07.027.21.44.0021 and 07.027.21.44.0022 [Commitment legal description to govern] 28058350v2 CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2024-005 A RESOLUTION APPROVING THE SALE OF PROPERTY TO ROERS COTTAGE GROVE APARTMENTS LLC FOR REDEVELOPMENT PURPOSES AND APPROVING THE RELATED PURCHASE AGREEMENT WHEREAS, the City of Cottage (“City”) is the fee owner of real property located in the County of Washington, State of Minnesota, legally described as follows: Outlot A, Frattalone’s Southpoint Ridge (“Outlot A”) Outlot C, Frattalone’s Southpoint Ridge (“Outlot C”) Outlot D, Frattalone’s Southpoint Ridge (“Outlot D”) Abstract Property PIDs: 07.027.21.44.0019, 07.027.21.44.0021 and 07.027.21.44.0022 (“Property”); and WHEREAS, Outlot C and Outlot D are generally considered unbuildable; and WHEREAS, Outlot A is mostly unbuildable because of its steep slopes, but a portion of it can be adjoined to an adjacent property that is being acquired for development, thus providing a slightly larger buildable area, which provides value to the developer; and WHEREAS, Roers Cottage Grove Apartments LLC, a Delaware limited liability company (“Buyer”), is willing to plat the Property with adjacent property and grant a trail easement to the City over a portion of Outlot A, to continue the connection of the City’s trail that currently exists on Outlot A, and a deed restriction requiring that the steepest portion of Outlot A remain in a natural and undeveloped state, pursuant to a Purchase Agreement by and between City and Buyer (“Purchase Agreement”); and WHEREAS, the Purchase Agreement describes and articulates the sale of the Property and the Buyer agrees to accept these terms of the sale. NOW THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove as follows: 1. That the sale of the Property to Buyer is in the public interest of the City and its people to avoid economic waste; and, there being no outstanding indebtedness incurred by the City in the purchase, construction or improvement of this Property the Council designates the proceeds be placed into the General Fund. City of Cottage Grove, Minnesota City Council Resolution 2024-005 Page 2 2. That said conveyance has no relationship to the City’s Comprehensive Plan and therefore the Council has dispensed with the requirements of Minn. Stat. § 462.356, Subd. 2 that may require the Cottage Grove Planning Commission to perform a Comprehensive Plan compliance review of said conveyance that may constitute a disposal of real property pursuant to § 462.356, Subd. 2. 3. The appropriate officials are hereby authorized to take such action so as to effectuate such sale. Passed this 17th day of January, 2024. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2024-006 A RESOLUTION APPROVING THE PRELIMINARY PLAT AND FINAL PLAT NAMED CAMEL’S HUMP ADDITION WHEREAS, Roers Company has applied for a preliminary plat and final plat to be called Camel’s Hump Addition, which will create one lot on property legally described as follows: Lot 3, Block 1, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County Minnesota. AND Outlot A, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. (Registered Property) AND Lot 4, Block 1, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. AND Outlot C, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. AND Outlot D, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. (Abstract Property) WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the St. Paul Pioneer Press; and WHEREAS, the Planning Commission held the public hearing on this application on December 18, 2023; and WHEREAS, the public hearing was open for public testimony and no one spoke for or against the application; and WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval of the preliminary plat to be called Camel’s Hump Addition, subject to certain conditions. City of Cottage Grove, Minnesota City Council Resolution 2024-006 Page 2 of 3 NOW THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the preliminary and final plats for Camel’s Hump Addition, which creates one lot on property legally described above. The approval of the preliminary and final plat is subject to the following conditions: 1. The approvals for Site Plan Review, Planned Unit Development, and Final Plat are contingent on the Applicant closing on the purchase of Outlots A, C and D of the Frattalone’s Southpoint Ridge Addition. 2. Prior to the release of the final, the Applicant shall incorporate all final plat the rec- ommendations and requirements noted in the Bolton & Menk memorandum dated December 8, 2023, and subject to modifications that are agreed to by the City Engineer. All comments shall be adopted herein by reference. 3. Prior to the release of the final plat, the Applicant shall grant a trail easement for the benefit of the City over the proposed public trail along the southeastern side of the property adjacent to 6900 East Point Douglas Road South and a portion of the land formally known as Outlot A Frattalone’s Southpoint Ridge Addition to continue the connection of the City’s trail that currently exists on land formally known as Outlot A Frattalone’s Southpoint Ridge Addition either in the plat or in a separate recorded easement document. 4. The Applicant shall agree to a deed restriction that a portion of land located to the north and east of the City’s trail be maintained and preserved in its natural state, without development on this portion, as defined by the City. 5. Prior to the release of the final plat, the Applicant shall enter into a private storm- water and trail maintenance agreement with the City for the ownership and mainte- nance of the private storm sewer, pond and filtration bench. 6. The Applicant is responsible for providing all necessary easements on the final plat including but not limited to trail, pipeline, access and conservation. The Applicant is responsible for any costs associated. 7. The Applicant shall 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. 8. Prior to the issuance of a building permit, the final plat shall be recorded with the Washington County Recorder’s Office. 9. Prior to the release of the final plat the applicant shall pay park dedication per unit in lieu of land dedication. City of Cottage Grove, Minnesota City Council Resolution 2024-006 Page 3 of 3 Passed this 17th day of January 2024. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2024-007 A RESOLUTION APPROVING A SITE PLAN REVIEW AND PLANNED UNIT DEVELOPMENT FOR A 144-UNIT MIXED-INCOME APARTMENT BUILDING TO BE LOCATED AT 6850 EAST POINT DOUGLAS ROAD SOUTH WHEREAS, Roers Companies applied for a Site Plan Review and Planned Unit Development (PUD) for a proposed 144-unit apartment building, on the property legally described below: Lot 3, Block 1, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County Minnesota. AND Outlot A, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. (Registered Property) AND Lot 4, Block 1, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. AND Outlot C, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. AND Outlot D, Frattalone’s Southpoint Ridge, according to the recorded plat thereof, Washington County, Minnesota. (Abstract Property) Commonly known as 6850 East Point Douglas Road South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the St. Paul Pioneer Press; and WHEREAS, a planning staff report, which detailed specific information on the property, and the application request was prepared and presented; and WHEREAS, the public hearing was open for public testimony and no one spoke for or against the application; and City of Cottage Grove, Minnesota City Council Resolution 2024-007 Page 2 of 4 WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended that the City Council approve the Site Plan Review and Planned Unit Development applications for the proposed 144-unit mixed-income apartment building at their December 18, 2023 meeting. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the site plan review and planned unit develop- ment for a proposed 144-unit mixed-income apartment building at the property legally described above, subject to the following conditions: General Development 1. The approvals for Site Plan Review, Planned Unit Development, and Final Plat are contingent on the Applicant closing on the purchase of Outlots A, C, and D of the Frattalone’s Southpoint Ridge Addition . 2. 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 planning staff, shall require review and approval by the Planning Commission and City Council. 3. Prior to the issuance of a building permit, the Applicant shall incorporate the recom- mendations, requirements, and evaluations noted in the Bolton & Menk memoran- dum dated December 8, 2023, and subject to modifications that are agreed to by the City Engineer. All comments shall be adopted herein by reference. 4. The Applicant receives appropriate permits or approvals from other regulatory agen- cies including, but not limited to: Minnesota Department of Transportation, Minne- sota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency. 5. Signage is not approved as part of this application. All signage shall meet the re- quirements of the sign ordinance, including a monument sign with a base wrapped in the similar materials as found on the principal structure, per the City Code. Performance Standards 6. All site lighting must meet City Code requirements. All light fixtures must be down- ward 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 fix- tures shall be consistent in design and color with the development. Light shields shall be used on lighting fixtures adjacent to 6900 East Point Douglas Road South. 7. All mechanical units shall be screened as required in Title 11-3-9 of the City’s Zoning Ordinance. All mechanical equipment screening shall be consistent with the princi- pal building architecture and must comply with City ordinance regulations and be reviewed and approved by the Community Development Department prior to the issuance of a building permit. City of Cottage Grove, Minnesota City Council Resolution 2024-007 Page 3 of 4 8. Rubbish, garbage, and recycling containers shall be stored indoors unless pickup is occurring. 9. No exterior storage shall be permitted. 10. Prior to the issuance of a building permit, the applicant shall provide an exterior material sample board. 11. Prior to the issuance of a building permit planning staff shall approve all site fencing materials. Construction and Grading 12. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 13. Prior to the issuance of a grading permit the Applicant shall provide written approv- als from the pipeline owner permitting grading and construction within the easement. 14. Prior to the issuance of a grading permit the Applicant shall address any comments provided from the Minnesota Department of Transportation. 15. A grading permit and financial security are required prior to grading activity related to the project. Landscaping 16. Irrigation shall be provided for all sodded and mulched landscaped areas. The irri- gation 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 system shall be detailed on the final landscape plan. 17. All areas of the site, where practical, shall be sodded and maintained. The develop- ment shall mow and maintain all site boulevards to the curb line of the public streets. 18. Prior to the issuance of a building permit, the applicant shall submit 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 auto renew annu- ally from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 19. Prior to the issuance of a building permit, planning staff and the City Forester shall review and approve a final landscaping plan in writing. Onsite Infrastructure Improvements 20. The Applicant is responsible for all street maintenance; upkeep, and repair of curbs, boulevards, and sod. The Applicant hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Applicant’s acts or omissions in performing the obligations imposed upon Appli - cant by this paragraph. City of Cottage Grove, Minnesota City Council Resolution 2024-007 Page 4 of 4 21. Applicant will be required to conduct all major activities to construct the improve- ments during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday (requires 48-hour notice) 9:00 A.M. to 7:00 P.M. Sunday Not Allowed This does not apply to activities that are required on a 24-hour basis such as de- watering or bypass pumping, etc. Any deviations from the above hours are subject to approval by the City. 22. The Applicant shall within 24 hours, 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 Applicant or its agents or assigns. All debris, including brush, vegetation, trees, and demolition 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. 23. The Applicant grants the City, its agents, employees, officers, and contractors per- mission to enter the site to perform all necessary inspections during grading and construction activities. 24. The Applicant must provide the City with an as-built survey of all private and public utilities and grading plan prior to issuance of the certificate of occupancy. 25. 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 builder is responsible for cleaning up debris onsite and on adjacent properties. 26. Construction parking on East Point Douglas Road is prohibited. Passed this 17th day of January 2024. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk TO:Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM:Gretchen Larson, Economic Development Director DATE:January 10, 2024 RE:Public Hearing for modification to Development Program for Development District No. 1 to include the establishment of Tax Increment Financing District No. 1-21 (Roers) Background The City of Cottage Grove received a public financial assistance request from Roers Development (the “Developer”) seeking tax increment financing (TIF) for their proposed development at 6850 East Point Douglas Rd South. City Council Meeting January 17, 2024 Page 2 of 5 The City Council received a project presentation from the Developer in October. The Developer originally proposed to construct a 144-unit, mixed-income, multi-family apartment project with 20% of the units at 50% AMI. Based on the desire of the city to have more affordability in the project, Roers increased the affordability to include eight units at 60% AMI along with some naturally affordable 70% AMI and 80% AMI units. See figure below. Because the city wanted more affordability, the city’s financial consultant at Ehlers then conducted a revised analysis based on a revised proforma. The results of the second analysis concluded that, with the new affordability requirements, that TIF assistance for no more than 15 years, with a present value of $1.96 million, is warranted. The Developer has submitted a Business Assistance application and paid the required $10,000 escrow deposit. The Project The subject site consists of two remaining vacant parcels and three outlots from the Frattalone’s Southpoint Ridge plat that was approved in 2007. City Council Meeting January 17, 2024 Page 3 of 5 The District encompasses all property and adjacent roads rights-of-way and abutting roadways identified by the parcels listed below. There are no public improvements to be made by the Developer as a part of the proposed project. On December 18 the Planning Commission recommended approval of the project subject to conditions presented by the planning staff. On January 9, the City’s Economic Development Authority (EDA) approved a TIF plan that recommends modification to the development program of Development District No. 1 to establish TIF District 1-21 (Roers, a housing district). At the meeting the EDA also approved Resolution 2024-02 which authorizes an interfund loan for up to $25,000 from the EDA’s “EDA Fund” to be transferred to its TIF Fund, to pay for a portion of the qualified costs. As TIF is generated and received, the EDA Fund is repaid, and the interfund loan is retired. The interfund loan is required so that the EDA is made whole from future TIF payments for the project. . To complete the process of establishing the TIF District the City Council is required to hold a public hearing on the proposed modification to the development program for Development District No. 1 and the proposed establishment of Tax Increment Financing District No. 1-21. City Council Meeting January 17, 2024 Page 4 of 5 Proposed Tax Increment Investment Zone 1-21 (Roers) City Council Meeting January 17, 2024 Page 5 of 5 Development Agreement A Contract for Private Development is the formal contract between the City of Cottage Grove EDA and Roers Cottage Grove Apartments, LLC that defines the terms, agreements, improvements and restrictions that must be made by Roers Cottage Grove Apartments, LLC in order to receive annual distributions of tax increment over fifteen years, totaling a present value of $1.96M in financial assistance. The contract also includes lookback provisions to ensure assistance was right-sized. While the city is not a party to the agreement, the EDA bylaws and enabling resolution require the City Council to approve the projects the EDA undertakes. Recommendation By motion: Adopt Resolution 2024-013 approving a modification to the Development program for Development District No. 1 and adopting a Tax Increment Financing Plan for Tax Increment Financing District No. 1-21 (Roers). Authorize the contract for private development by and between the Cottage Grove Economic Development Authority and Roers Cottage Grove Apartments, LLC, substantially in the form attached. Attachments Resolution 2024-013 and Tax Increment Financing Plan for TIF District No. 1-21 (Roers) Contract for private development by and between the Cottage Grove Economic Development Authority and Roers Cottage Grove Apartments, LLC 1 CT165-59-925164.v1 CITY OF COTTAGE GROVE WASHINGTON COUNTY STATE OF MINNESOTA Councilmember _______________ introduced the following resolution and moved its adoption. RESOLUTION NO. 2024-013 RESOLUTION APPROVING A MODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 1 AND A TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 1-21 (ROERS); ESTABLISHING TAX INCREMENT FINANCING DISTRICT NO. 1-21 BE IT RESOLVED By the City Council of the City of Cottage Grove, Minnesota (the “City”) as follows: 1.01. The Cottage Grove Economic Development Authority (the “EDA”) and the City previously established Development District No. 1 (the “Development District”) and adopted a Development Program for same (the “Development Program”). 1.02. The EDA and the City have decided to modify the Development Program to include an additional tax increment financing district. 1.03. The EDA has proposed to establish Tax Increment Financing District No. 1-21 (Roers) (the “TIF District”) to assist the development of a project consisting of approximately 144 multifamily rental apartments and 216 parking spaces, of which 134 will be structured parking. 1.04. The EDA authorized preparation of a modified Development Program and a tax increment financing plan (the “TIF Plan”) for the TIF District. These are contained in a document entitled “Modification to the Development Program, Development District No. 1 and Tax Increment Financing Plan, Tax Increment Financing District No. 1-21 (Roers) (a housing district) which is on file at city hall. 1.05. All actions required by law to be performed prior to the approval by the City of the Modification to the Development Program and the TIF Plan have been performed, including notification of Washington County and Independent School District 833 of the public hearing on the TIF Plan to be held before the city council on January 17, 2024. 1.06. Various reports (the “Reports”) relating to the Modification to the Development Program and the TIF Plan and the activities contemplated therein have been prepared by staff and consultants and made part of these proceedings, including a review of the developer’s proforma regarding the costs of development and the need for financial assistance. 1.07. The City has fully reviewed the contents of the Modification of the Development Program and the TIF Plan and has on this day conducted a public hearing thereon at which the views of all interested persons were heard orally or in writing. 2 CT165-59-925164.v1 Section 2. Findings Relating to the Modification to the Development Program. 2.01. The Development Program is intended to afford maximum opportunity, consistent with the needs of the City, for the development and redevelopment of the Development District by private enterprise and to conform to the general plans for the general plans for development and redevelopment of Cottage Grove as a whole. 2.02. The City finds that the Modification to the Development Program will continue to guide development and redevelopment within areas of Cottage Grove which have been identified as benefitting from such assistance and provides for the establishment of an additional tax increment financing district to accomplish those goals and objectives. Section 3. Findings Relating to the Establishment of Tax Increment Financing District No. 1-21 (Roers). 3.01. It has been found and determined that it is necessary and desirable for the sound and orderly development of the Development District and Cottage Grove as a whole, and for the protection and preservation of the public health, safety, and general welfare, that the authority of the TIF Act be exercised by the EDA and the City to establish TIF District No. 1-21. 3.02. It is further found and determined, and it is the reasoned opinion of the City, that the development proposed in the TIF Plan could not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the property that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed redevelopment after subtracting the present value of the projected tax increments for the maximum duration of TIF District No. 1-21 and therefore the use of tax increment financing is necessary to assist the project. 3.03. The expenditures proposed to be financed through tax increment financing are necessary to permit Cottage Grove to realize the full potential of the Development District. 3.04. The TIF Plan will afford maximum opportunity, consistent with the sound needs of Cottage Grove as a whole, for development of the Development District by private enterprise. 3.05. The City has relied upon the opinions and recommendations of its staff and consultants and the personal knowledge of the members of the city council regarding the likelihood of development financed solely by the private sector in reaching its conclusions regarding the TIF Plan and the establishment of the TIF District. Additional reasons and supporting facts are included in Appendix C: Findings Including Best/For Qualifications to the Modification to the Development Program and TIF Plan and are hereby adopted by reference. 3.06. TIF District No. 1-21 is housing tax increment financing district within the meaning of section 469.174, subd. 11 of the TIF Act. 3.07. The TIF Plan provides that fiscal disparities for the TIF District will be calculated in accordance with section 469.177, subd. 3, clause b of the TIF Act, which means fiscal disparities will be taken from inside the TIF District. 3 CT165-59-925164.v1 Section 4. Approval of Modification to the Development Program and Tax Increment Financing Plan. 4.01. The Modification to the Development Program is hereby approved as adopted by the EDA on January 9, 2024. 4.02. The TIF Plan for TIF District No. 1-21 (Roers) is hereby approved as adopted by the EDA on January 9, 2024. 4.03. The Executive Director of the EDA is authorized and directed to transmit a certified copy of this resolution together with a certified copy of the TIF Plan to Washington County with a request that the original tax capacity of TIF District No. 1-21 be certified to the EDA pursuant to section 469.177, subd. 1 of the TIF Act. 4.04. The City Administrator is authorized and directed to file a copy of the Modification to the Development Program and the TIF Plan with the Minnesota Commissioner of Revenue and the Office of the State Auditor pursuant to section 469.175, subd. 4a of the TIF Act. 4.05. The City Administrator is authorized and directed to transmit a copy of this resolution to the EDA. The motion was on adoption of the foregoing resolution was duly seconded by member _________________ and upon a vote being taken thereon, the following voted in favor thereof: and the following voted against the same: WHEREUPON SAID RESOLUTION WAS DECLARED DULY PASSED AND ADOPTED THIS 17TH DAY OF JANUARY, 2024. Myron Bailey, Mayor ATTEST: Tamara Anderson, City Clerk (SEAL) Adoption Date: January 17, 2024 Cottage Grove Economic Development Authority City of Cottage Grove, Washington County, Minnesota MODIFICATION TO THE DEVELOPMENT PROGRAM Development District No. 1 & Tax Increment Financing (TIF) Plan Establishment of Tax Increment Financing District No. 1-21 (Roers) (a housing district) BUILDING COMMUNITIES. IT’S WHAT WE DO. Prepared by: Ehlers 3060 Centre Pointe Drive Roseville, Minnesota 55113 TABLE OF CONTENTS Modification to the Development Program for Development District No. 1 1 FOREWORD 1 Tax Increment Financing Plan for Tax Increment Financing District No. 1-21 (Roers) 2 FOREWORD 2 STATUTORY AUTHORITY 2 STATEMENT OF OBJECTIVES 2 DEVELOPMENT PROGRAM OVERVIEW 3 DESCRIPTION OF PROPERTY IN THE DISTRICT AND PROPERTY TO BE ACQUIRED 3 DISTRICT CLASSIFICATION 4 DURATION & FIRST YEAR OF DISTRICT’S TAX INCREMENT 4 ORIGINAL TAX CAPACITY, TAX RATE & ESTIMATED CAPTURED NET TAX CAPACITY VALUE/INCREMENT & NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS 5 SOURCES OF REVENUE/BONDS TO BE ISSUED 7 USES OF FUNDS 7 FISCAL DISPARITIES ELECTION 8 ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS 8 SUPPORTING DOCUMENTATION 11 DISTRICT ADMINISTRATION 11 Appendix A: Map of Development District No. 1 and the TIF District Appendix B: Estimated Cash Flow for the District Appendix C: Findings Including But/For Qualifications Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) Modification to the Development Program for Development District No. 1 FOREWORD The following text represents a Modification to the Development Program for Development District No. 1. This modification represents a continuation of the goals and objectives set forth in the Development Program for Development District No. 1. Generally, the substantive changes include the establishment of Tax Increment Financing District No. 1-21 (Roers). For further information, a review of the Development Program for Development District No. 1, is recommended. It is available from the Community Development Director at the City of Cottage Grove. Other relevant information is contained in the tax increment financing plans for the tax increment financing districts located within Development District No. 1. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 2 Tax Increment Financing Plan for Tax Increment Financing District No. 1-21 (Roers) FOREWORD The Cottage Grove Economic Development Authority (the "EDA"), the City of Cottage Grove (the "City"), staff and consultants have prepared the following information to expedite the Establishment of Tax Increment Financing District No. 1-21 (Roers) (the "District"), a housing tax increment financing district, located in Development District No. 1. STATUTORY AUTHORITY Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the EDA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S."), Sections 469.090 - 469.1082, inclusive, as amended, and M.S., Sections 469.174 to 469.1794, inclusive, as amended (the "TIF Act"), to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Development Program for Development District No. 1. STATEMENT OF OBJECTIVES The District currently consists of five (5) parcels of land and adjacent roads and internal rights-of-way. The District is being created to facilitate the construction of a 144-unit apartment building with at least 20% of the units affordable at 50% of the AMI or below in the City. The EDA anticipates entering into an agreement with the developer in the first quarter of 2024. Construction is anticipated to begin in the second quarter of 2024. This TIF Plan is expected to achieve many of the objectives outlined in the Development Program for Development District No. 1. The activities contemplated in the Modification to the Development Program and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of Development District No. 1 and the District. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 3 DEVELOPMENT PROGRAM OVERVIEW Pursuant to the Development Program and authorizing state statutes, the EDA or City is authorized to undertake the following activities in the District: 1. Property to be Acquired - The City currently owns three (3) parcels of property within the District. The remaining property located within the District may be acquired by the EDA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements, the EDA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The EDA or City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. DESCRIPTION OF PROPERTY IN THE DISTRICT AND PROPERTY TO BE ACQUIRED The District encompasses all property and adjacent roads rights-of-way and abutting roadways identified by the parcels listed below. Parcel number Address Owner 07.027.21.44.0025 6850 E. Point Douglas Rd S - Lot 3 Southpoint Ridge LLC 07.027.21.44.0026 6850 E. Point Douglas Rd S - Lot 4 Southpoint Ridge LLC 07.027.21.44.0021 6850 E. Point Douglas Rd S - Lot C City of Cottage Grove 07.027.21.44.0022 6850 E. Point Douglas Rd S - Lot D City of Cottage Grove 07.027.21.44.0019 6850 E. Point Douglas Rd S - Outlot A City of Cottage Grove Please also see the map in Appendix A for further information on the location of the District. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 4 The EDA or City may acquire any parcel within the District including interior and adjacent street rights of way. Any properties identified for acquisition will be acquired by the EDA or City only in order to accomplish one or more of the following: storm sewer improvements; provide land for needed public streets, utilities and facilities; carry out land acquisition, site improvements, clearance and/or development to accomplish the uses and objectives set forth in this plan. The EDA or City may acquire property by gift, dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives of this TIF Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. The City currently owns three (3) parcels of the property to be included in the District that will be sold to the developer as part of the project. DISTRICT CLASSIFICATION The EDA and City, in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1794, as amended, inclusive, find that the District, to be established, is a housing district pursuant to M.S., Section 469.174, Subd. 11 and M.S., Section 469.1761. $ The District consists of five (5) parcels $ The development will consist of 144 units of multi-family rental housing $ 20% of the units will be occupied by person with incomes at or below 50% of the area median income $ No more that 20% of the square footage of the building that is receiving assistance from tax increment consists of commercial, retail or other non- residential uses. Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. DURATION & FIRST YEAR OF DISTRICT’S TAX INCREMENT Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration and first year of tax increment of the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1b., the duration of the District will be 25 years after receipt of the first increment by the EDA or City (a total of 26 years of tax increment). The EDA or City elects to receive the first tax increment in 2026, which is no later than four years following the year of approval of the District. Thus, it is estimated that the District, including any modifications of the TIF Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 5 Plan for subsequent phases or other changes, would terminate after 2051, or when the TIF Plan is satisfied. The EDA or City reserves the right to decertify the District prior to the legally required date. ORIGINAL TAX CAPACITY, TAX RATE & ESTIMATED CAPTURED NET TAX CAPACITY VALUE/INCREMENT & NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2023 for taxes payable 2024. Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning in the payment year 2026) the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the District; 3. Change due to adjustments, negotiated or court-ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates; or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the EDA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2024, assuming the request for certification is made before June 30, 2024. The ONTC and the Preliminary 2024 Original Local Tax Rate for the District appear in the table below. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 6 Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within Development District No. 1, upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The EDA and City request 100% of the available increase in tax capacity be used for repayment of the obligations of the EDA or City and current expenditures, beginning in the tax year payable 2026. The Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed. Development estimated Tax Capacity upon completion 635,001 Original estimated Net Tax Capacity 6,790 Fiscal Disparities 0 Estimated Captured Tax Capacity 628,211 Original Local Tax Rate 87.8318% Prelim. Pay 2024 Estimated Annual Tax Increment $551,770 Percent Retained by the City 100% Project Tax Capacity Note: Tax capacity includes a 3% inflation factor for the duration of the District. The tax capacity included in this chart is the estimated tax capacity of the District in year 26. The tax capacity of the District in year one is estimated to be $80,438. Pursuant to M.S., Section 469.177, Subd. 4, the EDA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S., Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City and EDA have reviewed the area to be included in the District and found no parcels for which building permits have been issued during the 18 months immediately preceding approval of the TIF plan by the City. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 7 SOURCES OF REVENUE/BONDS TO BE ISSUED The total estimated tax increment revenues for the District are shown in the table below: SOURCES Tax Increment 9,820,941$ Interest 982,094 TOTAL 10,803,035$ The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The EDA or City reserves the right to issue bonds (as defined in the TIF Act) or incur other indebtedness as a result of the TIF Plan. As presently proposed, the projects within the District will be financed by pay-as-you-go notes and interfund loans. Any refunding amounts will be deemed a budgeted cost without a formal modification to this TIF Plan. This provision does not obligate the EDA or City to incur debt. The EDA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The EDA or City may issue bonds secured in whole or in part with tax increments from the District in a maximum principal amount of $6,889,951. Such bonds may be in the form of pay-as-you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. USES OF FUNDS Currently under consideration for the District is a proposal to facilitate the construction of a 144-unit apartment building with at least 20% of the units affordable at 50% of the AMI or below. The EDA and City have determined that it will be necessary to provide assistance to the project(s) for certain District costs, as described herein. The EDA has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 8 USES Land/Building Acquisition 1,000,000$ Site Improvements/Preparation 500,000 Affordable Housing 3,757,857 Utilities 150,000 Other Qualifying Improvements 500,000 Administrative Costs (up to 10%)982,094 PROJECT COSTS TOTAL 6,889,951$ Interest 3,913,084 PROJECT AND INTEREST COSTS TOTAL 10,803,035$ The total project cost, including financing costs (interest) listed in the table above does not exceed the total projected tax increments for the District as shown in the Sources of Revenue section. Estimated costs associated with the District are subject to change among categories without a modification to the TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification, the budget above pursuant to the applicable statutory requirements. The EDA may expend funds for qualified housing activities outside of the District boundaries. FISCAL DISPARITIES ELECTION Pursuant to M.S., Section 469.177, Subd. 3, the EDA or City may elect one of two methods to calculate fiscal disparities. The EDA will choose to calculate fiscal disparities by clause b (inside). ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the EDA or City has determined that such development or redevelopment would not occur "but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for" test was not met: Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 9 Entity Preliminary 2023/ Pay 2024 Total Net Tax Capacity Estimated Captured Tax Capacity (CTC) upon completion Percent of CTC to Entity Total Washington County 556,112,283 628,211 0.1130% City of Cottage Grove 62,558,846 628,211 1.0042% ISD 833 (South Washington County)194,299,727 628,211 0.3233% Impact on Tax Base Entity Preliminary Pay 2024 Extension Rate Percent of Total CTC Potential Taxes Washington County 21.9042% 24.94% 628,211 $ 137,605 City of Cottage Grove 32.7287% 37.26% 628,211 205,606 ISD 833 (South Washington County)29.7481% 33.87% 628,211 186,881 Other 3.4508% 3.93% 628,211 21,678 87.8318% 100.00% $ 551,770 Impact on Tax Rates The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the Preliminary Pay 2024 rate. The total net capacity for the entities listed above are based on Preliminary Pay 2024 figures. The District will be certified under the Final Pay 2024 rates. Pursuant to M.S., Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is $9,820,941; (2) Probable impact of the District on city provided services and ability to issue debt. An impact of the District on police protection is expected. With any addition of new residents or businesses, police calls for service will be increased. New developments add an increase in traffic, and additional overall demands to the call load. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 10 The City does not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles or facilities. The probable impact of the District on fire protection is not expected to be significant. Typically new buildings generate few calls, if any, and are of superior construction. The existing site is undeveloped. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles or facilities. The impact of the District on public infrastructure is expected to be minimal. The development is not expected to significantly impact any traffic movements in the area. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Storm sewer modifications are part of the private development budget. Based on the development plans, there are no additional costs associated with street maintenance, sweeping, plowing, lighting and sidewalks. The probable impact of the issuance of any general obligation tax increment bonds payable from tax increment revenues from the District on the City’s ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to school district levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $3,326,292; (4) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same, is $2,449,229; Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) 11 (5) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S., Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. No requests for additional information from the county or school district regarding the proposed development for the District have been received. SUPPORTING DOCUMENTATION Pursuant to M.S., Section 469.175, Subd. 1 (a), clause 7 this TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S., Section 469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. (i) In making said determination, reliance has been placed upon (1) written representation made by the Developer to such effects, (2) review of the Developer’s proforma; and (3) City staff awareness of the feasibility of developing the project site within the District, which is further outlined in the City Council resolution approving the establishment of the District and Appendix C. (ii) A comparative analysis of estimated market value both with and without establishment of the District and the use of tax increments has been performed. Such analysis is included with the cashflow in Appendix B and indicates that the increase in estimated market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. DISTRICT ADMINISTRATION Administration of the District will be handled by the Community Development Director. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) Appendix A: Map of Development District No. 1 and the TIF District TIF Development Districts Cottage Grove, MN m Date: 11/17/2023 Tax Increment Financing District No. 1-21 100th St S St a t e H w y 1 0 & 6 1 80th St S Jamaica Ave S70th St S S t a t e H w y 1 0 & 6 1 HardwoodA v eE P oint Douglas R d SLegend Tax Increment Financing District No. 1-21 Development District No. 1 010.5 Miles Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) Appendix B: Estimated Cash Flow for the District Roers WF Housing - No InflationCity of Cottage Grove, MN 144 Mixed Income ApartmentsASSUMPTIONS AND RATESDistrictType:HousingDistrict Name/Number:County District #:Exempt Class Rate (Exempt) 0.00%First Year Construction or Inflation on Value 2024Commercial Industrial Preferred Class Rate (C/I Pref.)Existing District - Specify No. Years RemainingFirst $150,000 1.50%Inflation Rate - Every Year:3.00%Over $150,000 2.00%Interest Rate:4.00%Commercial Industrial Class Rate (C/I) 2.00%Present Value Date:1-Aug-25Rental Housing Class Rate (Rental) 1.25%First Period Ending1-Feb-26Affordable Rental Housing Class Rate (Aff. Rental)Tax Year District was Certified:Pay 2024First $100,000 0.25%Cashflow Assumes First Tax Increment For Development: 2026 Over $100,000 0.25%Years of Tax Increment26 Non-Homestead Residential (Non-H Res. 1 Unit)Assumes Last Year of Tax Increment 2051 First $500,000 1.00%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Over $500,000 1.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residential Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio 27.5474% Prelim. Pay 2024 First $500,000 1.00%Fiscal Disparities Metro-Wide Tax Rate 123.0260% Prelim. Pay 2024 Over $500,000 1.25%Maximum/Frozen Local Tax Rate: 87.832% Prelim. Pay 2024Agricultural Non-Homestead 1.00%Current Local Tax Rate: (Use lesser of Current or Max.) 87.832% Prelim. Pay 2024State-wide Tax Rate (Comm./Ind. only used for total taxes) 30.0000% Prelim. Pay 2024Market Value Tax Rate (Used for total taxes) 0.28424% Prelim. Pay 2024Building Total Percentage Tax Year Property Current Class AfterLand Market Market Of Value Used Original Original Tax Original After ConversionMap ID PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.107.027.21.44.0025Southpoint Ridge LLC 6850 E. Point Douglas Rd S - Lot 3535,900535,900 100% 535,900 Pay 2024Rental6,699 Rental6,699 1207.027.21.44.0026Southpoint Ridge LLC 6850 E. Point Douglas Rd S - Lot 41,5001,500 100% 1,500 Pay 2024C/I30 Rental19 1307.027.21.44.0021City of Cottage Grove 6850 E. Point Douglas Rd S - Lot C2,0002,000 100% 2,000 Pay 2024Exempt- Rental25 1407.027.21.44.0022City of Cottage Grove 6850 E. Point Douglas Rd S - Lot D2,0002,000 100% 2,000 Pay 2024Exempt- Rental25 1507.027.21.44.0019City of Cottage Grove 6850 E. Point Douglas Rd S - Outlot A 1,8001,800 100% 1,800 Pay 2024Exempt- Rental23 1543,200 0 543,200 543,200 6,729 6,790Note:1. Base values are for pay 2024 based on review of County website on 9-21-23.2. Located in taxing district 1904 COTTAGE GR U-833-SWWS.Area/ PhaseTax Rates BASE VALUE INFORMATION (Original Tax Capacity) Roers WF Housing - No InflationCity of Cottage Grove, MN 144 Mixed Income ApartmentsEstimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First YearMarket Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./Unit Sq. Ft./UnitsValue Class Tax Capacity Capacity/Unit 2024 2025 2026 2027 Payable1Apartments 225,000225,000 10724,075,000 Rental 300,938 2,813 25% 75% 100% 100% 20281Apartments 225,000225,000 378,325,000Aff. Rental 20,813 563 25% 75% 100% 100% 2028TOTAL32,400,000 321,750 Subtotal Residential144 32,400,000 321,750 Subtotal Commercial/Ind.00 0 Note:1. Market values are based upon conversation with County Assessor on 10-4-23.Total Fiscal Local Local Fiscal State-wide MarketTax Disparities Tax Property Disparities PropertyValue Total Taxes PerNew Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Sq. Ft./UnitApartments 300,938 0 300,938 264,319 0 0 68,432 332,751 3,109.82Apartments 20,813 0 20,813 18,280 0 0 5,916 24,196 653.94TOTAL321,750 0 321,750 282,599 0 0 74,348 356,946Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.Total Property Taxes 356,946less State-wide Taxes 0less Fiscal Disp. Adj. 0less Market Value Taxes (74,348)less Base Value Taxes (5,964)Annual Gross TIF 276,635 WHAT IS EXCLUDED FROM TIF?TAX CALCULATIONSPROJECT INFORMATION (Project Tax Capacity) Roers WF Housing - No InflationCity of Cottage Grove, MN 144 Mixed Income ApartmentsTAX INCREMENT CASH FLOWProject Original Fiscal Captured Local Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD% of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax PaymentOTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value Yrs. Year Date- - - - 02/01/26100% 80,438 (6,790) - 73,648 87.832% 64,686 32,343 (116) (3,223) 29,004 27,878 0.5 2026 08/01/26100% 80,438 (6,790) - 73,648 87.832% 64,686 32,343 (116) (3,223) 29,004 55,209 1 2026 02/01/27100% 241,313 (6,790) - 234,523 87.832% 205,985 102,993 (371) (10,262) 92,360 140,535 1.5 2027 08/01/27100% 241,313 (6,790) - 234,523 87.832% 205,985 102,993 (371) (10,262) 92,360 224,188 2 2027 02/01/28100% 321,750 (6,790) - 314,960 87.832% 276,635 138,318 (498) (13,782) 124,038 334,330 2.5 2028 08/01/28100% 321,750 (6,790) - 314,960 87.832% 276,635 138,318 (498) (13,782) 124,038 442,312 3 2028 02/01/29100% 331,403 (6,790) - 324,613 87.832% 285,113 142,557 (513) (14,204) 127,839 551,421 3.5 2029 08/01/29100% 331,403 (6,790) - 324,613 87.832% 285,113 142,557 (513) (14,204) 127,839 658,391 4 2029 02/01/30100% 341,345 (6,790) - 334,555 87.832% 293,845 146,923 (529) (14,639) 131,754 766,476 4.5 2030 08/01/30100% 341,345 (6,790) - 334,555 87.832% 293,845 146,923 (529) (14,639) 131,754 872,441 5 2030 02/01/31100% 351,585 (6,790) - 344,795 87.832% 302,840 151,420 (545) (15,087) 135,787 979,508 5.5 2031 08/01/31100% 351,585 (6,790) - 344,795 87.832% 302,840 151,420 (545) (15,087) 135,787 1,084,476 6 2031 02/01/32100% 362,132 (6,790) - 355,342 87.832% 312,104 156,052 (562) (15,549) 139,941 1,190,534 6.5 2032 08/01/32100% 362,132 (6,790) - 355,342 87.832% 312,104 156,052 (562) (15,549) 139,941 1,294,513 7 2032 02/01/33100% 372,996 (6,790) - 366,206 87.832% 321,646 160,823 (579) (16,024) 144,220 1,399,569 7.5 2033 08/01/33100% 372,996 (6,790) - 366,206 87.832% 321,646 160,823 (579) (16,024) 144,220 1,502,565 8 2033 02/01/34100% 384,186 (6,790) - 377,396 87.832% 331,474 165,737 (597) (16,514) 148,626 1,606,627 8.5 2034 08/01/34100% 384,186 (6,790) - 377,396 87.832% 331,474 165,737 (597) (16,514) 148,626 1,708,649 9 2034 02/01/35100% 395,712 (6,790) - 388,922 87.832% 341,597 170,799 (615) (17,018) 153,165 1,811,725 9.5 2035 08/01/35100% 395,712 (6,790) - 388,922 87.832% 341,597 170,799 (615) (17,018) 153,165 1,912,779 10 2035 02/01/36100% 407,583 (6,790) - 400,793 87.832% 352,024 176,012 (634) (17,538) 157,841 2,014,877 10.5 2036 08/01/36100% 407,583 (6,790) - 400,793 87.832% 352,024 176,012 (634) (17,538) 157,841 2,114,972 11 2036 02/01/37100% 419,811 (6,790) - 413,021 87.832% 362,764 181,382 (653) (18,073) 162,656 2,216,099 11.5 2037 08/01/37100% 419,811 (6,790) - 413,021 87.832% 362,764 181,382 (653) (18,073) 162,656 2,315,243 12 2037 02/01/38100% 432,405 (6,790) - 425,615 87.832% 373,826 186,913 (673) (18,624) 167,616 2,415,407 12.5 2038 08/01/38100% 432,405 (6,790) - 425,615 87.832% 373,826 186,913 (673) (18,624) 167,616 2,513,607 13 2038 02/01/39100% 445,377 (6,790) - 438,587 87.832% 385,219 192,610 (693) (19,192) 172,725 2,612,815 13.5 2039 08/01/39100% 445,377 (6,790) - 438,587 87.832% 385,219 192,610 (693) (19,192) 172,725 2,710,079 14 2039 02/01/40100% 458,739 (6,790) - 451,949 87.832% 396,955 198,477 (715) (19,776) 177,987 2,808,340 14.5 2040 08/01/40100% 458,739 (6,790) - 451,949 87.832% 396,955 198,477 (715) (19,776) 177,987 2,904,674 15 2040 02/01/41100% 472,501 (6,790) - 465,711 87.832% 409,042 204,521 (736) (20,378) 183,406 3,001,996 15.5 2041 08/01/41100% 472,501 (6,790) - 465,711 87.832% 409,042 204,521 (736) (20,378) 183,406 3,097,409 16 2041 02/01/42100% 486,676 (6,790) - 479,886 87.832% 421,492 210,746 (759) (20,999) 188,989 3,193,799 16.5 2042 08/01/42100% 486,676 (6,790) - 479,886 87.832% 421,492 210,746 (759) (20,999) 188,989 3,288,298 17 2042 02/01/43100% 501,276 (6,790) - 494,486 87.832% 434,316 217,158 (782) (21,638) 194,739 3,383,764 17.5 2043 08/01/43100% 501,276 (6,790) - 494,486 87.832% 434,316 217,158 (782) (21,638) 194,739 3,477,357 18 2043 02/01/44100% 516,314 (6,790) - 509,524 87.832% 447,525 223,762 (806) (22,296) 200,661 3,571,906 18.5 2044 08/01/44100% 516,314 (6,790) - 509,524 87.832% 447,525 223,762 (806) (22,296) 200,661 3,664,601 19 2044 02/01/45100% 531,804 (6,790) - 525,014 87.832% 461,129 230,565 (830) (22,973) 206,761 3,758,241 19.5 2045 08/01/45100% 531,804 (6,790) - 525,014 87.832% 461,129 230,565 (830) (22,973) 206,761 3,850,045 20 2045 02/01/46100% 547,758 (6,790) - 540,968 87.832% 475,142 237,571 (855) (23,672) 213,044 3,942,784 20.5 2046 08/01/46100% 547,758 (6,790) - 540,968 87.832% 475,142 237,571 (855) (23,672) 213,044 4,033,705 21 2046 02/01/47100% 564,191 (6,790) - 557,401 87.832% 489,575 244,788 (881) (24,391) 219,516 4,125,550 21.5 2047 08/01/47100% 564,191 (6,790) - 557,401 87.832% 489,575 244,788 (881) (24,391) 219,516 4,215,595 22 2047 02/01/48100% 581,116 (6,790) - 574,326 87.832% 504,441 252,221 (908) (25,131) 226,181 4,306,555 22.5 2048 08/01/48100% 581,116 (6,790) - 574,326 87.832% 504,441 252,221 (908) (25,131) 226,181 4,395,731 23 2048 02/01/49100% 598,550 (6,790) - 591,760 87.832% 519,753 259,877 (936) (25,894) 233,047 4,485,812 23.5 2049 08/01/49100% 598,550 (6,790) - 591,760 87.832% 519,753 259,877 (936) (25,894) 233,047 4,574,128 24 2049 02/01/50100% 616,506 (6,790) - 609,716 87.832% 535,525 267,762 (964) (26,680) 240,119 4,663,338 24.5 2050 08/01/50100% 616,506 (6,790) - 609,716 87.832% 535,525 267,762 (964) (26,680) 240,119 4,750,800 25 2050 02/01/51100% 635,001 (6,790) - 628,211 87.832% 551,770 275,885 (993) (27,489) 247,402 4,839,148 25.5 2051 08/01/51100% 635,001 (6,790) - 628,211 87.832% 551,770 275,885 (993) (27,489) 247,402 4,925,763 26 2051 02/01/52 Total9,856,424 (35,483) (982,094) 8,838,847 Present Value From 08/01/2025 Present Value Rate 4.00% 5,492,844 (19,774) (547,307) 4,925,763 Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) Appendix C: Findings Including But/For Qualifications The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan for Tax Increment Financing District No. 1-21 (Roers), as required pursuant to Minnesota Statutes, (M.S.) Section 469.175, Subdivision 3 are as follows: 1. Finding that Tax Increment Financing District No. 1-21 (Roers) is a housing district as defined in M.S., Section 469.174, Subd. 11. Tax Increment Financing District No. 1-21 (Roers) consists of five (5) parcels. The development will consist of the construction of a 144-unit apartment building with at least 20% of the units affordable at 50% of the AMI or below, all or a portion of which will receive tax increment assistance and will meet income restrictions described in M.S. Section 469.1761. At least 20% of the units receiving assistance will be occupied by individuals and families whose incomes are at or below 50% of area median income. 2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future. The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future: This finding is supported by the fact that the development proposed in the TIF Plan is a housing district that meets the City's objectives for development and redevelopment. The cost of land acquisition, site and public improvements and utilities makes this housing development infeasible without City assistance. Due to decreased rental income from affordable units, there is insufficient cash flow to provide a sufficient rate of return, pay operating expenses, and service the debt. This leaves a gap in the funding for the project and makes this housing development feasible only through assistance, in part, from tax increment financing. The Developer was asked for and provided a letter and a proforma as justification that the Developer would not have gone forward without tax increment assistance. Cottage Grove Economic Development Authority Tax Increment Financing District No. 1-21 (Roers) The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan: This finding is justified on the grounds that the cost of land acquisition, site and public improvements, utilities and construction of affordable housing add to the total development cost. Historically, the costs of site and public improvements as well as reduced rents required for affordable workforce housing in the City have made development infeasible without tax increment assistance. The City reasonably determines that no other development of similar scope is anticipated on this site without substantially similar assistance being provided to the development. 3. Finding that the TIF Plan for Tax Increment Financing District No. 1-21 (Roers) conforms to the general plan for the development or redevelopment of the municipality as a whole. The City Council reviewed the TIF Plan and found that the TIF Plan conforms to the general development plan of the City. 4. Finding that the TIF Plan for Tax Increment Financing District No. 1-21 (Roers) will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of Development District No. 1 by private enterprise. Through the implementation of the TIF Plan, the City will provide an impetus for residential development, which is desirable or necessary for increased population and an increased need for life-cycle housing within the City. The TIF Plan also helps the EDA meet their goal of providing more affordable housing options in the City.