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2024-03-25 PACKET 06.1 (SUMMER VALLEY)
STAFF REPORT CASE: ZA/PP2024-008 ITEM: PUBLIC MEETING DATE: 3/25/24 TENTATIVE COUNCIL REVIEW DATE: 4/17/24 APPLICATION APPLICANT: Summergate Development REQUEST: A zoning amendment to rezone 24.5 acres of land from AG-2, Agriculture, to R-3, Single Family Residential; and a preliminary plat to be called Summer Valley that would consist of 71 single family lots and 2 outlots. SITE DATA LOCATION: South of the Woodbury Border, east of the Northwick Park development, west of the Rolling Meadows development, and north of the Parkview Pointe development, ZONING: GUIDED LAND USE: AG-2, Agricultural Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Woodbury EAST: Low Density Residential Low Density Res. SOUTH: Low Density Residential Low Density Res. WEST: Low Density Residential Low Density Res. SIZE: 24.5 Acres DENSITY: 3.14 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION khere Pride and Pr°S�rdy Meet Planning Staff Contact: Mike Mrosla, Senior Planner; 651-458-2825; mmrosla(u)-cottagegrovemn.gov Conner Jakes, Associate Planner; 651-458-2868; ciakes(o)_cottagegrovemn.gov Application Accepted: 2/28/2024 60-Day Review Deadline: 4/28/2024 City of Cottage Grove Planning Division . 12800 Ravine Parkway South . Cottage Grove, MN 55016 Planning Staff Report Summer Valley Planning Case Nos. ZA2024-008 & PP2024-008 March 25, 2024 Proposal Summergate Development (Applicant) is requesting approval of a Zoning Amendment and Preliminary Plat on 24.5 acres of land located south of the Woodbury border, to the east of the Northwick Park development, and to the north of the Parkview Pointe development. The property is currently zoned AG-2, Agriculture. The Applicant is proposing to rezone the subject site to R-3, Single Family Residential and to plat 71 single family lots. y -� KI- J Y - �- � yi� ,mot � {r. c� — Location Map - Summer Valley G Subject Site Park and Open Space N A Review Schedule Application Received- February 28, 2024 Application Accepted- March 1, 2024 Planning Commission Meeting- March 25, 2024 Tentative City Council Meeting- April 17, 2024 120-Day Review Deadline- June 29, 2024 Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 2 of 13 Background Site Conditions The 24.5-acre parcel is currently tilled field with no existing trees or structures. r , 2023 Aerial Photo Neighborhood Meeting The Applicant held a neighborhood meeting on March 12, 2024. Notice of the neighborhood meet- ing was sent to surrounding property owners within 500 feet of the project area. The intent of the meeting was to give neighboring property owners the opportunity to ask questions and present concerns they might have to the developer in the early planning stages of the proposed project. Twenty-six property owners attended the meeting. Residents asked questions regarding the development process, traffic, and project buildout. The primary concern raised at the meeting was construction -related traffic and which roadways would be utilized to access the development during construction. The subject parcel is the last remaining developable parcel in this area and has limited access points. Due to the limited access, residents raised the question to the developer about accessing the subject site by the existing driveway and farm field located in Woodbury. The developer investigated this option and found that the property owners were not interested due to concerns about liability, tree removal, and other factors. The remaining access option is the existing public streets (Jeffery or Jensen Avenue) through the neighborhoods of Northwick and Parkview Pointe. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 3 of 13 This scenario regarding construction traffic having to travel through existing neighborhoods is common practice. The City currently has nine active residential developments where construction traffic must drive through completed sections of the developments or existing neighborhoods to access home building sites. All building contractors and subcontractors have to obey the same traffic laws and be cognizant that they are navigating residential areas. If complaints are received, the city will work with the homebuilder and developer to rectify the situation. Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by Westwood Professional Services and are dated 02/28/2024. Rezoning and Comprehensive Plan The subject property is currently zoned as AG-2, Agriculture, and is guided as Low Density Res- idential in the 2040 Comprehensive Plan. Land Use Zoning Wl— Rural Residential Low Density Residential Medium Density Residential pp r U, High Mnsity Residential Commercial f Mixed Use .. Mixed Use within 300' OF Arterial Roadways - _-- industrial � Public/Semi -Public`'+ Ag%C ltural I !�('�r' ` !1_ Parks/Open Space „``-_ GolfAlone Transition Planning Area �, • •'�. fl._ i T- GG i r , Open Water- � street and Railroad Right-oi-way ��• R3 - Single Family Residential 2040 Comp. Plan Land Use and Proposed Rezoning The Applicant is requesting to rezone the subject property from AG-2, Agriculture, to R-3, Single Family Residential, which would be in accordance with the long-term growth plan for the parcel. Low Density Residential allows for 2 to 4 units per acre density, and the Applicant is proposing 3.14 units per net acre. The proposed preliminary plat and the land use map from the 2040 Comprehensive Plan are consistent in the following ways: • The Land Use Map in the 2040 Comprehensive Plan identifies the future land use devel- opment of the subject property as low density residential land uses. The Applicant is proposing single-family lots for the subject property, which is consistent with the 2040 Com- prehensive Plan. • The proposed density of 3.14 units per acre is consistent with the 2040 Comprehensive Plan. • The proposed trail is consistent with the 2040 Comprehensive Plan's Planned Recreation Trail Map. Planning Staff Report - Summer Valley Case No. PP2024-008 March 25, 2024 Page 4 of 13 • The proposed development helps provide the city with a diverse mix of housing types that are needed to serve all income levels and stages in the life cycle. • The proposed preliminary plat and grading plan are consistent with the low -density resi- dential land use designation for this area. Preliminary Plat The preliminary plat, as proposed, depicts a logical development of a viable property given the adopted performance standards of the zoning district. The proposed plat consists of 71 single family homes. The preliminary plat is detailed below. - m,,.m,m,!= r._3—---� 71 �3 Ir 7I r III F =1 .I _ _ I' II ?$, .I J 72 g, Y . III III1 11 - owe IIII III III III - III III 3 `n Sam. Y- Er C _ ill. .ill. iIl I. , Ism _ -J JIL 4 III 111 s d `turn rh -- - _ - - F Igr J 1- LL.r��' -`lI _III Ill - _ ® __ - -� - J e — J _ r r .17 j ,a mn II I I 2 3 I —..—. II I�,� I' - � I "" J I J �„ f l III -0,9 14 a �. .. 9 _ � r �I`Ike: ... III. � 1r� ggi :I I. .I I. I IT I se voc• j I E, Imo— ..._ .., 20 34 18 Ili »1m0 .n L 21 _77- 1= . �'.�, +� III ^ •. III III , e� 8 a,a.., S I3 i __ —_ — — __ __ _III �.— II. .I �I I. 11 � I l�l - {_ __ I ..- __'^.___'�^---�.. __'• -• __ Ji Preliminary Plat Zoning Development Standards The development performance standards of the requested zoning district classifications and those requested as part of the development are detailed below. The Applicant has not requested a PUD (Planned Unit Development) as part of their application and intends to meet or exceed the perfor- mance standards of the R-3, Single Family Residential zoning district. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 5 of 13 Lot Develo ment Performance Standards Standard Proposed R-3 Single Family Residential Lot depth 130 feet 130 feet Lot width 65 feet 65 feet Front yard setback 25 feet 25 feet Rear yard setback 35 feet 35 feet Side yard setback 7.5 feet 7.5 feet Side yard, garage setback 7.5 feet 5 feet Corner lot side setback 20 feet 20 feet Maximum structure height 35 feet 35 feet Maximum impervious surface coverage 35% 35% Access Access to the proposed development is provided through the three adjacent developments which include Rolling Meadows to the east via 63rd Street South, Northwick Park to the west via Jeffery Avenue South, and Parkview Pointe to the south via Jensen Avenue South. The aforementioned streets will be extended to serve the development, and the temporary turnarounds that were pre- viously construction for Jeffery Avenue and 63rd Street will be removed and restored as neces- sary. All surrounding streets are designed to accommodate the additional trips. The Applicant is also proposing a future roadway extension into Woodbury, which is consistent with both Woodbury and Cottage Grove's 2040 Comprehensive Plans. Future Roadway Proposed Trail Extension • _ _ _ 1.1 '� -- .. Existing 5' Sidewalk ' r7 1. M Proposed 5', I Sidewalk " ... Proposed 5' 5 Y`i �'�:��•' f� Existing 5' ( I Sidewalk Transportation Plan Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 6 of 13 Sidewalks and Trails The subject site is located to the south of the South Washington Watershed District (SWWD) property. The SWWD property consists of stormwater features and DNR-protected natural land- scape via a conservation easement. The proposed development plan includes a bituminous re- gional recreation trail located adjacent to the SWWD property at the northeast corner of the subject site. The Applicant is proposing to connect to the existing trail stub installed as part of the Rolling Meadows development and extend it to the west in the proposed development where it will transition to the north. The trail will then tie into the future SWWD Glacial Valley Interpretive Area improvements (the trails are shown on Attachment A). The proposed trail is consistent with the 2040 Comprehensive Plan's Planned Parks, Open Space, and Trail Plan map as well as the SWWD's Glacial Valley Interpretive Area Improvement plans. All lots adjacent to the proposed trail for this application will be required to be sodded up to the trail. The Applicant is proposing a five-foot wide sidewalk that will connect to existing sidewalk stubs from the Rolling Meadows, Northwick Park, and Parkview Pointe developments. The proposed sidewalk on Street 2 as cur- rently shown on the left side of the street will be relocated to the right side of the street as shown in the developer's current plans. TER7ukYi M�IG�ONI+ODD .�.�ru ss 7�AAMTFlIICu.. I '.�. fi41EWAr SOC71'MlS- f.9BOKf 4y��'� letrruxr� i�{rrM$}RY DDD =rcw+r Regional Trail Connection ublect Site Rolling Meadows Development Glacial Valley Interpretive Area Plan Kit nwc-.mAWAACM AM IF 31. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 7 of 13 Park Land and Open Space A minimum of 10 percent of developable area shall be required to provide residents with public recreation facilities including parks and open spaces as a part of development projects per City Code Title 10-4-3. No neighborhood parks are identified for this subject site given the proposed project is adjacent to the SWWD Glacial Valley Interpretive Area and Glacial Valley Community Park on Ravine Parkway. However, the 2040 Comprehensive Plan's Planned Parks, Open Space and Trail Plan map does show a regional trail section on the subject property as previously dis- cussed. The proposed trail will be in a 20-foot wide outlot (Outlot A) and be dedicated to the City and will be counted as credit towards the required park dedication per the City's code standards as a paved trail. The remainder of the park dedication requirements will need to be met as cash in lieu of dedicating land. Park and open space markers are to be installed prior to issuance of a building permit for lots abutting park and open space as identified by the Parks and Recreation Director or their designee. 11 asr ZA 2525 27 I a��� I .a ' ..3.;Ir rNlr 1br yry. ' I i I I ' L_ J I +°�'�# 1 i 1 , �"•'v T,i `�, �N ,71...1 _ _J L_ L__ I I _ $_ '! IF - - - li i If J r __r Ir-- Mwr r�r _1 i r gig �• I J _ _-J a Ir � �` rlr• I ara � acar une � ac.• am■ // 7 C- _�ui9a ewa `� I IL 1 I +fir - ` J!` i I I J L_ J L_ J.L__ J L_ J bil r -11 / �� A �, . _ .y,l .� �- Al 10 F 14 �.. r' ara,1 ,j 1i 4 - .. sa -�-5. - J 1 ill aFlr 1_ - _ �_.11 I lL u �- —I r— r— �y ! % j* ` lsmr i ry 20 t 1i' 1 1 1 two 11 I I �-'f I1 1 -axis' a a 1 I ` I nonol e sit 12 6� nara�ll f 1�1 I I _ I I I 1 1 arra 11 2 11 11 I I I J r ------ ------ Park Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 8 of 13 Area Charges and Development Fees Area charges and related development fees for this project will be based on the acreages shown on the final plat. These fees and charges will be accurately adjusted based on the final plat layout and be provided in the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and Developer. Tree Preservation and Landscaping Tree preservation and mitigation is not required as the site has no existing trees. City Code Title 11-6-5 requires a minimum amount of landscape plantings to be installed as a part of development projects within the City. These required plantings include boulevard trees, building perimeter plantings, and landscape requirements. The project will include 77 boulevard trees and will consist of species identified on the City's boulevard tree planting list. The submitted landscaping plan shows four trees per lot. However, the updated zoning code adopted requires three trees per lot instead of four trees to prevent overcrowding and to ensure survivability. The Applicant is revising their plans to show three trees per lot. In addition, each lot is required to have 10 understory shrubs and one boulevard tree. •, 51.. ... 23 -4 - - J .I I. -- I I f Jill —I r i- - - - - r -- -- 'I r20 € 'I I' ;�r6QL . _ I CLL—._—�kJ I. I' L 'I I' p 12 [ 2 I �.. 4 •.' �I — : J i. I � __ 1 � • _ � I I. .I I j d 13 `�• l -J 97 l 3 a1UI�I5r q l l _ _ • �• 15 5 � • Il II. 1` I I. .I I. I � I" 1, zo I I' 1A ih ih II .I I. c •,��J� I *• I Z. jI IL_.4__ IL . _II iL 1.12 o II I II � i 1 1'. I - . Landscaping Plan Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 9 of 13 Stormwater Management Plan Storm sewer will be extended from streets within the development to the stormwater basins pro- posed in the southeast corner of the development. The developer will be required to deed Outlot B to the city for stormwater purposes. The proposed basin area requires access points, which are to be a minimum of 20 feet wide to allow for maintenance of infrastructure in the future. The proposed Summer Valley stormwater pond will connect with the stormwater pond that was built as part of the Rolling Meadows development in 2021.The preliminary stormwater management plan was submitted and reviewed by the City's engineering staff, and their comments are included in the plan review memo dated March 19, 2024. The developer's engineering consultant will con- tinue to work with City engineering staff to ensure all stormwater requirements are met. Grading As with all new development projects, site grading is necessary to build the streets, provide proper drainage and ponding, and to create building pads, among other things. City staff and engineering consultants will review grading plans to ensure the plans meet city, state, and watershed district requirements for flood control, erosion control, and drainage. The preliminary grading plan was reviewed by the City's engineering staff, and their review comments are included in the March 19, 2024, plan review memo. Additional grading review will be required upon submittal of final grading and utility plans for the site. Utilities The proposed development will connect to existing watermain on the east, west, and south sides of the development and to existing sanitary on the south side of the site. As part of the construction of the neighboring developments — Parkview Pointe, Rolling Meadows, and Northwick Park — stubbed utility pipes were installed for these future connections. The engineering plan review memo dated March 19, 2024 contains comments from city staff and from consulting engineers regarding utility design that will be required to be addressed by the Applicant prior to approval of final plans. Public Hearing Notices Public hearing notices were mailed to 141 property owners who are within 500 feet of the pro- posed subdivision and published in the St. Paul Pioneer Press on March 13, 2024. Staff received one written comment letter at the time of writing this report and is provided in Attachment D. Recommendation That the Planning Commission recommend that the City Council approve the following two appli- cations subject to the conditions of approval. A. A Zoning Amendment to change the zoning of the subject property from AG-2, Agriculture to R-3, Single Family Residential. B. A Preliminary Plat for a residential subdivision to be called Summer Valley, which will consist of 71 lots for single-family homes. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 10 of 13 Conditions of Approval: General Development 1. The developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the Applicant and City staff. 2. The Applicant must remove the existing temporary cul-de-sacs that were installed as part of the Northwick 2nd development and Rolling Meadows development and restore the areas as necessary. 3. The Applicant must obtain appropriate building permits from the City, and permits or ap- provals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency. 4. The Applicant shall enter into a development agreement with the City. The development agreement shall be executed by the Applicant prior to City Council approval of the final plat. 5. The Applicant shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated March 19, 2024, subject to modifications that are agreed to by the developer and City Engineer. All comments shall be adopted herein by reference. Platting, Land Dedication, and Easements 6. The project shall be completed in accordance with the plans submitted and as amended by the conditions of approval and as approved by the City Engineer. Any significant changes to the plans, as determined by Planning staff, shall require review and approval by the Planning Commission and City Council. 7. Outlots A and B shall be deeded to the City at the time of recording of the final plat. 8. All conditions of the Ravine Parkway deferred assessment waiver must be addressed at time of sale of the property and prior to the recording of a final plat. 9. The park dedication requirements will be partially satisfied upon dedication of Outlot A that contains the regional trail. Payment of the remaining cash in lieu of land dedication as detailed in the development agreement and at the time of recording of the Final plat will be required. Construction and Grading 10. A grading permit and financial guarantee is required prior to beginning any site work. 11. Upon completing the installation of sanitary, water, and storm utilities, an as -built survey of these utilities must be submitted to the city. Electronic copies of site utilities must be sub- mitted to the city. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 11 of 13 12. The Developer shall be responsible for constructing the trail segment through Outlot A and sodding it in its entirety. Lot Performance Standards 13. The architectural standards of the homes shall be consistent with the following: a. The minimum attached garage floor area for dwellings shall be 440 square feet. b. Architectural design is required on all four sides of the principal structure. c. Architectural materials must be varying on the front fagade of the principal structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 14. Once a house plan is approved for a given lot, no identical house plan may be constructed on the five lots surrounding it, i.e., the lots adjacent on either side, the lot most directly across the street, and the lots adjacent to the lot most directly across the street. Utilities 15. The Developer is responsible for providing the necessary easements and for building the road and utility improvements serving the site. All drainage and utility easements, as rec- ommended by the City Engineer, must be shown on the final plat and dedicated to the City for public purposes. Streets 16. Future road connection signs shall be provided at the future road access point in the north- ern portion of the development. Landscaping and Irrigation 17. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 18. The Developer is responsible for establishing the final grades, topsoil, and sodding of all the lots, outlots, and boulevards within the subdivision. 19. Sod shall be installed to the edge of the trail in Outlot A, and the adjacent property owners are responsible for maintaining the sodded area as part of their yard to the edge for the trail. 20. One boulevard tree, three yard trees, and ten shrubs shall be installed within each lot per ordinance. 21. Prior to releasing the plat for recording, a final landscaping plan shall be approved by planning staff in writing. Onsite Infrastructure Improvements 22. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 12 of 13 23. The developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right-of-way grading has been completed in order to preserve the lot markers for future property owners. 24. The developer is responsible for the cost and installation of open space markers at the corners of private properties abutting Outlot A and B. The open space markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. The actual number of park boundary markers is outlined in Bolton & Menk plan review letter dated March 19, 2024. 25. The developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. 26. The developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained free of debris and soil until the subdivision is completed. The developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of developer's acts or omissions in performing the obliga- tions imposed upon developer by this paragraph. 27. The developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. The developer agrees to furnish to the City a list of contractors being considered for retention by the developer for the perfor- mance of the work described in the development agreement. 28. The developer is responsible for the control of grass and weeds in excess of eight inches on vacant lots or boulevards within their development. Failure to control grass and weeds will be considered a developer's default and the City may, at its option, perform the work and the developer shall promptly reimburse the City for any expense incurred by the City. 29. Developer will be required to conduct all major activities to construct the public improve- ments during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 9:00 A.M. to 7:00 P.M. (with prior approval from the City Engineer) Sunday/City Holidays Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. 30. 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. Planning Staff Report — Summer Valley Case No. PP2024-008 March 25, 2024 Page 13 of 13 31. The Developer grants the City, its agents, employees, officers, and contractors permission to enter the site to perform all necessary work and/or inspections during grading and the installation of public improvements by the developer. 32. The developer is responsible for completing the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 33. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for model homes as noted in the developer's agreement to be approved with the final plat. An unobstructed gravel surface road extension from a paved street sur- face to the proposed model home's driveway is required. 34. The developer is responsible to require each builder to provide an on -site dumpster to contain all construction debris, thereby preventing it from being blown off -site. It is the re- sponsibility of the developer to ensure no debris blows on or off site. 35. Adequate portable toilets must be on -site at all times during construction of utilities, road- ways, and houses. At no time shall any house under construction be more than 250 feet away from any portable toilet. Toilets must be regularly emptied. 36. At all times during construction, the approved SWPPP must be followed. The City may impose additional erosion control requirements if it is determined that the methods imple- mented are insufficient to properly control erosion. 37. The Developer is responsible for erosion control inspection fees at the current rates. If the developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 38. Temporary parking during construction shall be permitted on only one side of the street. Prepared by: Mike Mrosla Senior Planner Conner Jakes Associate Planner Attachments: A. Preliminary Plans B. 2017 SWWD Glacial Valley Interpretive Area Master Plan Final Concept C. Engineering Review Memorandum 3/19/2024 D. Public Comment Letter M AST E R P LA N Attachment A SOUTH WASHY ^f4E QISTRICT--G-LAGIAL VALLEY INTERPRETIVE AREA I PRELIMINARY PLANS PRELIMINARY PLAT, SITE, GRADING, UTILITIES, AND LANDSCAPE SUMMER VALLEY COTTAGE GROVE, MINNESOTA PREPARED FOR: SUMMERGATE DEVELOPMENT INC. 17305 CEDAR AVE S #200 LAKEVILLE, MN 55044 CONTACT: BRYAN TUCKER PHONE: 612-490-0982 EMAIL: BRYANT@SUMMER—GATE.COM PREPARED BY: Westwood 'hole (ssz�sa�saso ...c' wmtewateroaoe,-Rc.00 Fax (95�93]s822 Minnetonka, MN 55343 Tdl Free (888)93-150 we cclpxcom WeAwood Pn fesidnel Ser icss, Inc. PROJECT NUMBER: 0051216 CONTACT: CHRISTIAN FROEMKE SHEET INDEX Sheet List Table SHEET SHEET TITLE NUMBER el'hPl— h—, Jel'hPl11 12 13 — NO. DATE REVISION SHEETS PRELIMINARY PLANS PRELIMINARY PLAT, SITE, GRADING, UTILITIES, AND LANDSCAPE FOR SUMMERVALLEY COTTAG E G ROVE, M I N N ESOTA INITIAL SUBMITTAL DATE'. 02/28/24 SHEET'. IOF 17 °, ses•s E 567.sa ^O sapea I9e'ooFi r i 4 \ oA JNO BUILDINGS (OBSERVED iv i vvvi v�: �ii;3J i�;�lir co�, ocNascamas'y, � S.— �. l0 l �wr� l I Z NT IE ti it I � I Iw = m PROPERTYDESCRIP11M neroHm guNro,moeo�wrogP,o daro„dT,lu,I„ aPero,Er„1amen,o�ruem,�,o�,e Poor - �mae,°uz�s,wrnrmno,o,e�,n,�mfJo��oE1,z°za 1DOEm: sa°o�` , oflne E.10-f,A eNo,tnwre,�°,o,.m H,uoftne No,meo,t Q,o ofa,ovr�,nw H of ne No,�,e 9 th,,�e,se—d No,�, e9 ee9,ee ° o,«, of493-f th-1 0,deg,,.12m 1,4s=o°e,w�A th,t-h wA, eoe,o,eNo, "°At.oS,t;eof,°°s.ssf�r�, ,So°�e9eeg,ee,a9mN°,33 �e<<o�eEo, of�ewe, sz°°�,toftheE.t -ff g` Qe ; of,o,es ° g s9,e,o e, f oIo g °°9. �e<<o�eNorm of eNo,� e�m°,eor`s�.���rofv,ePo��oftiE. GENERAL NOTES I. ,00,m�o°fP�°m Mao8°zoli1co�eoiae>= °e�aewo�,r�9ro,co°pry z. g,ofile,oleeatoll¢,aef,o°„e,o,em,,,,,eer1,, III LEGEND QTCI E. s ® wu®�vosmio�v nronavr g w valve ,o,uNe I,E�E, 'o—uNo��WNo E I0 cav�eTes�rn� cssruav,vavuvwraaeuaeu 81, or ea1,81e1tlCo. �a e x NOT FOR CONSTRUCTION NU lElAlEl 111112124 2 ER' PREPARED FOR'.Westwood iEosMiuu[xna eoxuuo�x.xEuw,or. SUMMERGATE DEVELOPMENT INC. M°°° N SUMMER VALLEY ° .'.° °°e°m EXISTING CONDITIONS 7 ° ss°° m.5, Q IA E DAR iREO R824 LICENSE No. 43055 COTTAGE GROVE, MINNESOTA v'Y°naetl r,mrm'is.m.� Q PROJECT NUMBER: 0051216 DIE 02/28/24 i o a PROPERTY DESCRIPTION N t Those Portf ne -O- HOI/o/u,e Northwest Q111e1, the Rea on, HIV o/u,e Northeon Quarter If _ r -- - - _ �'� z ------ tzo I --� r-- ® m ss TLOTA ��FZ, S,D-3, Townshi 27 Norih RICE, Wes Washin ton Count Minnesota deszribed as oll,. � P � 9 C 9 Y� � / Be in at the Northwest Eornero the Northeast u saidseztion3 theme North 89 de ree 49 / Q orter o/ Irumaroun Eas�mem - -1 - � f - l g tning g minu es 33 East, bearing assumed, North line said Northeast Quarter, a distanze o/ 1 e 11 �I I� - - - -Elbl, 4Lhe 493.2b/eQ-1,seSouth0ldef Wesi,Pam4el with the Wert Gne o(said , Ie P m lOOE6minutes45,S-hs Norheart Quarter,adistanse o(IOOfibS (Bet, thence South89 degrees41011 es33se,N, WeRa distanze o 1058.fi8 ee to the East line o the West ]52.00 ee o the East One -Hal o the Northwest ( (t / (t( (( IL - --- J - - L I �� J 1 11 23 II zza sr ozozs ozz5i �r z26�r Pss y27,t Pss e $�r 516 II 516 e 9�t II eol Quarter o/said SeRion3;thenze North Ol degrees Ofiminutes 59 sezonds Eas(along said East line,a distanaeo/1009.93/eetto the North Gne o(the Northwert Quartero(saidSeRion3 thenae5outh 89 / ---- _ -- _----- - - -n _ __ ,E 0� 11 �n m 11 0 1 1 - j Ewe eT °9 Agrees50min-,23sesonds act, along said North Gne o(the Northwest Qu er,adirtanae o(Sb].04 A, t, the Point o/beginning, E el e za a R I I� a 3 Ie E+ css�l saM MM ccsa ccsa 6 6 ssa c ssa absimet P,,p o 0 L ly OUTLOTTABLE — — SHE SITE DEVELOPMENT DATA CA 4 811or eall81e1tleom -- 3s3csn So �` a m SRO STFEET S \ 3 m „Tezn N m i � i I L _L _ / as e -r AGE AGRICULTURE PROPOSEOzoNING. e E so I J pw, r r r ccsa r r ccsa ccsa- PV£s e m -------- zsE x r I T� I I I I I I I I I I DEVELOPMENT SUMMARY I o a° a I Ir S3z,GROSS I 88 / -- ---- — ss —r 4 1 1 I I I TYPICAL SINGLE FAMILY (SF) PROJECT DENSITY 10 NET 14JN/AC LOT DETAIL ------- II II T r Li -18 —�I 71 �T i li12 ,—safi LOT STANDARDS: SINGLE FAMILYF r — ---- TLIT E�NE eEE1 e AT- —� n a 1 1 aE®, L T�T L_ I� — �—� I_ ®I rasa„ N 1 e 1 r _ sl i s`im iEY F s`TaRN A«EE "ELET III21 r zzve sc zoT NumeEn H s m cccn m z, eon PIR I.I. LIT lElH IIEI I aq _ �I LIT naEn _ O 11 r sA )" -�- _ 1 r------ j I - _ 8 z4 s5mn J �Ie __ ____ r 'J IRE -HEI LIT 2E - - - �- r - - L --- -- we -- ---- cEsa e / ETIET`E��ENT a _� 20 9 18 ssa �V DEVELOPMENT NOTES Ili 16 � � ,a/ _ _ EIwEPsIlU ,oaEE,. o , ALL LOT OIMENSIONE ARE ROUNRED TOTr,ENEAREST10- N PI °A'7A r-------- 1 s° / ------ _ I 4 11� �:9�' z AuneEEASA EROUNOEOT°T�,E NEAREST SQUARE FOOT. 6 a �I I� �I I� JI > % So �� RETNMESRESUREGTTO APPROVALBYTRE°N. fi L °^ I �—� �——� - L I I / � A aNNA°ESwoDRAuTANEAEMENTssRA<EBEPROROE S cA< Aa _-- -- aE°uR ANDINn°EA NOSunuTVEASEMENTswlu ee A P-IDED OVER ALL PUBLIC I-TILITIES ADD UP TO 1 FOOT -- �--- i iY I1 7 ws J,-A Im & e,21 W � I�w�. m I ABOVE Tr1E IT IGH WATER LEVEL OF ALL PON OS. < \ I II 912fi 13 Wfi I` �I I I L -L I s. IOT E ARE SHOWN FROM BACK OF CURB TO BACK OF oA n =_- I\ CURB. 's 22 EEaa,T� — a A�sT� SITE LEGEND J( — �$fi ) o OUTLOT B PROPOSED ml - �I Y / 9 v / ccsa ccsa ec ee ee ee Ir eW �L ---� YOE, 5 In INE - - - SETBACKLINE - n / I�� z,, e r / / 10 11 ¢mc g12 �3 1� - -L _— --_ - -_—EASEM ENT IT HE CURB AND GUTTER S r E, £ I ur CURB OCurTER TTON 9 L J 01 e -...-...-...-...-...-.. -...- TON 0RMA�w TERCEVEc RETAIN —I— rr 2 a .. ,.-60 L--9e--- - s, -J ---- - s, - --a, -J - AI a��A��;�;� ° 60 130 ,B° NOT FOR CONSTRUCTION NU wm 022824 ER. PREPARED FOR'.Westwood SHEET 3 oEI SUMMERGATE DEVELOPMENT INC. MEAERo SUMMER VALLEY ,� °°°° ° PRELIMINARY PLAT 7 R ss°° mm5„ 0 LAKEVILLEM Te 02RBR4 uceusE No. 269]1 COTTAGE GROVE, MINNESOTA NY°xOetl 0 I PROJECT NUMBER: 0051216 DIE . 02/28/24 A IF A/ OR Hwic N'XRK of �,es=Ee s a MI ��� �����@■�j r®�®I,q�� a III Hm\\ I III III � F �-TL+--�L �T �� I POI TE 8114 or call8l l.com I. mm- I.— A Ia e GRADING & DRAINAGE NOTES 1 ALL CONTOURS AND SPOT ATIONSARE SHOWN TOFINISHED SURF4CA—TER6�ES UNLESSR z =ATOSITE PITFN/FEOOROFLAT FOR MOST CURRENT ROR�A)NT,ASITE DIM ENS IONS PC THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIAT ONE FROM PLAN 4 ALL CONSTRU TION SHALL CONFORM TO LOCI RULES, , POSITIVE DREANAGE FROM THE SITE MUS BE PROMIDED AT ALL TIMES EROSION CONTROL NOTES CHICON° NCR oNAND SHALL CONTROL A�BECOTRTALN CE TO BE RoTATTOToRAFR AND SHALL ON HE oNFN Ro E=FA BAT=ETC EEo LACE PR TO REDUCE TRACING 01 DIRT ONTO PUBLIC STREETS LT SEEN TERS REDUNDANTEEDMENT�ONTSO LD N��'AN CRE. NTR 1 RMSET BLY.BERMwTRMUL�J TOP=OS LT NC EAND AND "ER SEE LAGS OR (STABILIZE BERM WTR MULCHJ4 REDUNDANT SEE SPENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEET OF THE SURFACE WATER LIT —PEIELE-11P AROUND DE AT REAR - ENT EPOOAEPE'AT�ON wo To 'HoNT=D10 T P-BER 9 AUDooa oi sA ND ATESA El OTPVNEOATM,orEOTTAwHOULDBE TDE USE PAD HHA NOT BEE=LA TATTEnEo �tiEou"THTPEOTEEOPER T iNm 02a8/14 E ER. PREPARED FOR'.Westwood QAL SUMMERGATE DEVELOPMENT INC. NNE�T• "'"°`a."`" SUMMER VALLEY ,, ^„°m ; OVERALL PRELIMINARY 4 OF Q CEDAR17305 AVE ��00 THAN PROEM E a� 888 83T5 °� mm�" GRADING PLAN 7 Q wcEviuE,M Ris 02R8R4M1 ENSE No. E6208 COTTAGE GROVE, MINNESOTA NY°xOetl "'�"'^ Q PROJECT NUMBER: 0051216 TE'. 02/28/24 GRADING & EROSION CONTROL LEGEND PROPOSED — - - — PROPOSED w- TOPANDBOTTOM OFRETANINGWALL PROPOSED AVEL ION OF EMEROENC�O OVERFLOW — — ATER 982 . NDEXCoNTO'R PROPOSED STREET PROFILE GRADE PENCE EASY DUTY TCONTROL w SPDTE ATIDN —..� R o RPo CKS,IIORDLLS ® MAINTENANCE BENCH o RIDRAOWPOINT TREE EWALL(MO TRANCE ROCIRCONSTRUCTo— — — TS I IEmvATION GIRBLOCI / EROSION CONTROL BLIKET o MONUMENT FLOW DIRECTION GRADING LIMITS DND DO NOT DISTURB CA 4811or call811.com X o BENOT FOR CONSTTooRUCTION NU INm 0228/14 ER. PREPARED FIR 5 QTI SUMMERGATE DEVELOPMENT INC. �M Ems.• N�0.uNOE0.iXEw SUMMER VALLEY ,, ^„°m ; PRELIMINARY GRADING OF Q CEDAR ss�°° RDE E aaaa„S,So m.5,� PLAN 7 VE'TQ TAEVILLE,M RIs�a824MK ervse No. 56208 COTTAGE GROVE, MINNESOTA NY°xOetl "'"d"'^ Q PROJECT NUMBER: 0051216 DIE . 02/28/24 IRS, RE szz SIFT FENCE P) ei J ' N 9 22 � I Ila Iz c� ORTH C r ss o zAN,,,PARK �� —�• -- —__�� _, ----- 3 I zo Ir � — .�- - 19 RRUGTON 18\ cF mPo ��I zflll� Ip lPea,ve 1 oi0 m� \� J P i NLETSEDIM CONTROL — — — � R sI , 15 pQP [� i �A N NG,wLL IP ) � F° -- 23s 27 0 s 6 24 ,0. 2,Ss 9,fi I I I 2829I I. I �II I III I �I STREET 1 F, T 11-- '^� 4 �>1 ;— q l VAT I,Rl° JJ IS _T STREET 4 — � I �II 20 19 GRADING & EROSION CONTROL LEGEND EXISTING PROPOSED — — — — PROPOSED w- TOPAND BOTTOM OFRETANING— PROPOSED ea s� CATION 0 _, + O� EMERGENCVOVERFLOW " SILTIENCE-POSTGRADING PONDRNORMALWAT MEAL EL —0 —_--�—_ �sez_� PROPoseD STREET PROFILE GRADE —,��— IT A' DUU` REDUNDANT seDIMENT CONTROL SPOTETAAATION —..� CKS,BIOROLLS oSSETFID RPo o DwPDINT TREE PROTECTo— 0 ® MAINTENANCEeENCR — - -gcoLoa-IEmvATION GWALLI DUTAR1LOcp EROSION coNTROLeuwKET o ONUMENT FLON,DIRERION — — GRADINGLIMTS DND DO NOT DISTURB 81, or eall81e1tlCo. av e ROLLING WS EX NBASIN 1 i; t POND ACCESS MAINTENANCE NCH (TAP) / � o BE Too 15o NOT FOR CONSTRUCTION INm 0228/14 ER. PREPARED FOR'. G Q,I SUMMERGATE DEVELOPMENT INC. �M E�.E ff°°NOE0.iXEw SUMMER VALLEY 88883550 .'. ":°m PRFLIMINPLR�YN GRADING V OF CEDAR 55°° TIANFRDE -mom 53 17 Q wcEVILLE,M RIs 02a824M1-11NO. 56208 COTTAGE GROVE, MINNESOTA NY°xOetl Ne�"'^ Q I PROJECT NUMBER: 0051216 DIE . 02/28/24 ,c '�----� i � J ' R�-szs.0 3 I \ camH-112 _--__________J i ' — — — --— mo-------- — I — -- --� i \ 16 ia ' mH--� — -L 8 , RE=611N 1E=eee.es Je'\ I 4 _________� L-___ ________ s--------1E=e9a I 1E=ewes �'� ss U"nl o=,ze \ 11-_------- cemH-122 15 i I - - - - - - - - - - - - -�� , mH-24 MH-1° -- \ - __ ______ lee-e,an camH-1 a iE 9 e4 ce°1) __ __ -s ) F\ RE=61zn 14 E e9e.,9ce'M s E 5 D � i � � E BMH 121 D 4 0 L 6 v E i / i N _ —-- I v M H-z sE vRE=91132 `IE � I i — 903 ------- _ .se'SIF 1E-9o3.3z ce. sHi _- ea o=Jzo i , 11 i l 7 I� 12 13 �NqRT14WICK m ' 6E-90136�=S 511�:" --_ V111 PARK part°, 8 ., �N o L STREET 2 „ s o 9 -30 cemH-10s_�� 9 36 _ " oce\E s caMHA 11 t 0511 091 camH caMH-1 s \ —— V / �' IE-9o1 J 1E� se "o _ 15E,o �izIF 0 o11 E E 10 s s 11 11 12 camH-1 13 = 14ae=9n.dt - le esyE3raIavc v y I I iFevess reavcT comet \ \ Rmiam UTILITY LEGEND GENERAL UTILITY NOTES I \"9', i°, 6 (3 IFIoE-111 1zoEBMH 16 E8"uN - _ STREET 4 EM"-'RE 11217 14 —FE- ------i 15 18 16 i 17 i I II y � i I � I ` I I I I I i --JI IL---- cMH120 r 21 — _OTTLETIN s ` 8114 or call811.com 1 I �\ " \ JMIT 20 v I® \ wE \ 22 `� ROLLING \\ STMH-301 MEADOWS\ \ �Es.�O � OUTLOTB — — — EX POND 1 FE EXPANDED POND OUTLET 9021S IT X 400M„ M EOF Jioo I EOF=9, o9071 .o j3 \ 43 �. ID 1464s �. v J -s,°,� �_MIT �,° �PARKVIW POIMTE `I MIT �_ms1� —T— IT r1, SANITARY PPER o Do Too 15o NOT FOR CONSTRUCTION NU irvm 0228/14 R' PREPARED FOR'.Westwood SHEET \A, SUMMERGATE DEVELOPMENT INC. E „�°°NOE0.iXEw SUMMER VALLEY 88883550 PRELIMINARY 7 OF CEDAR17305 AVE 0�°° FROE PLANSm5, 17 Q TAKEVIUSM RIs�/2824MK ervse rvo. 56208 COTTAGE GROVE, MINNESOTA °Y°NOetl Ne�"'^ Q PROJECT NUMBER: 0051216 DIE 02/28/24 n� i � H ,c IE9��ERe=�. IT aE�IXfi NORTHWIC I— PARK UTILITY LEGEND ME- RE 9zoso "1E=9oeao (8'n ) ) O-,zo i 73 MH -------------L �°aM -,3o 22 , IS _oo.n(F2E �9oo.n(a' E J) 2 ) ; I 21 MHS8 0o(oE-9°s ° ____________)) II > I � I , 7 ------ MH - - - - ) 20 RE-(8 NEF I = T (ems) 4 3 e99 T (e s) -nn-----------J I`ae H- O/n.7 cai H I M ,ze 19 caMH-,zza / 5 Ho , _--- 3 4,M_J 9e� IO- - - - - - - i I 95 (e" M CBMH-12 L � 62 (6" ) 9 RE 0 ------------ 1---A(F - ILD mi 7 -------------- ------------- 8 I -iE=e �� S)L 9e O=,z.e ) m F______________ I caMH-,zz 15 ) GENERAL UTILITY NOTES UUIwIA <aMH-,ns c.mH-137 1i « 44 1----1 �- 1 5-----1 T----� 24 1 25 1 1 26 1 27 1 1 28 1 1 29 1 1 30 I II II II II II 1 II II II II II I 1 MHs 1 IRIE EE--9o4(8°�� ,91oRR-- JI E-9oRE °=9 Ie7_9Mq 97 --�— 0 -"6A"----CaMHini f-----1 aMH-,3< CBMH-SANITARY 138-, f-----, F--- SEWER-� I I STMH-,z T 6 I 5 I I I I 4 I I I 3 I I I II I p I II I I 1 I II RE 9, 7 - 1e79(1 NE) \ 7 899 cBM -132 IE=e99.97(E S. \ I 1 gw ce" S. \` I I caMH-zoz 1 1 1 1 1 1 aMH-zo, I °= --T 5— --T L-----L L-----L L----_L ----� I I �� :BMHA, l F -____- I F-----1 Imo— r 1 ') 8 1 ( )) T J 1 1 11 11 11 11 11 1 12 1 J( 5 --------T 11 10 CBM 26 ) 9 )� 166(l"__J - T -- c --J L—_- - ms� W O=,zoRE MH - 14 _ E-9°° `— STREET 4 O-,zo SAN TMH- ,zz < �J 7 _ 7 � 8114 or eall8l l.com a e III -RE 915 Ie=11119(15 s) 1sTwO III wArEiR A1N ` T I I = ossnsscaa / IE-91066 (15RCP M / / �xw I I N ensw , 9R Rwr--9. F ROLLING M�ADOWS �®I IT w,�,wy I I I o Do Too 15o NOT FOR CONSTRUCTION 111 022124 ER. PREPARED FOR'.Westwood SAL SUMMERGATE DEVELOPMENT INC. �M E�.E ff°°NOE0.iXEw SUMMER VALLEY 2.7 88883550 .2.7;,o."�:°m te030° PRELIMINARY17305 8 aF CEDAR ss°° T1� FROE m5, 17 Q TAKEVTEM R1s 02a824MK ervse No. 56208 COTTAGE GROVE, MINNESOTA Q I PROJECT NUMBER: 0051216 DIE . 02/28/24 Street 1 aA ao ao ao am a� 0 VC CIE 96 IS T J_jW SWTsv Street 2 H o$ LLPP ELEV-S19.46 — — —55,9651,652 LEI£V P=9,2.36 A-as,96 PV 92064 ELEV 1.14% "Ij1 76% 1= oO0ol% 3.>6ga 5 Pn sTA oe6% HE 921 __------_al9% _ _ A",C Street 3 'SEE VC RAI IA 6496 VC RAI RAI E E-49=64'� Doo ELEVPVC ELEV926 CIE 92373 Street 4 945 945 a aoo aP am a am 940 P P P P P P P P P P P 940 935 935 930EV 00 930 925 925 920 > ELEV-00 > 920 915 ELEV=91o.Ts 5 915 910 o.nv a>e% 910 905 905 811a or eall8l l.com ae NU iNm 02/28/24 8' PREPARED EOR'. .xEna.Ecr Miuuw.a waxuuo�x.xEu SUMMERGATE DEVELOPMENT INC. of E SUMMER VALLEY ° .'.° ° STREET PROFILES 7 CEDAR17305 ss°° mm5, Q BEN SSE,M 8is 02128124MK ervse No. 56208 COTTAGE GROVE, MINNESOTA NY°NO4tl Ne�"'�'m^ Q PROJECT NUMBER: 0051216 TE' 02/28/24 °N�Es= aT�ERA,, NOTED 91 °s T°A��E ��NEEaEo Lomk-0ut (LO) �RAOET , sunAs�E eEAaiNc Sei� (Tw-) a, wuKow e.° as ,oPso�E eEEow cerencE soa uNEEss m°Eew�sE �ao Ta o 6T i %2" os ToasroiE MPx - - - Loon ENGINEERED TiL LMPrGw 110-41 —111 AT —101r ELE I- SL1-1 B 11- SJiL (TIE) SLiTP6LE BEAalNGE-1 (TIE) Walk?l (WO) e Ro Av �! 60-1�00 ��� �a�-1 -05 s Toasoi�usaw-ao TypICAL SECTION OU OSEEc—DUNDIRI U-0111— uu1rixru °�6vwrn330vwrn33oa T � ROAowA. 811A or eall8l l.com ae wmllUl 11/11/14 EI PREPARED FOR'.Westwood 0 TxEna.Ecr MiuuwTa INa0.uNo[ATxEu SUMMERGATE DEVELOPMENT INC.Ic of E SUMMER VALLEY DETAILS 7 ° ss 200 mm5, Q _EV LLE,M 8is 0212824M1-11No. 56208 COTTAGE GROVE, MINNESOTA NY°NO4tl �""d"'^ Q PROJECT NUMBER: 0051216 TE'' 02/28/24 G NA+aNUM sPpaxG. TO , ,:I Lx s DNE BMA (a �M �E) EV =EEMOP IPoGTE. 1� D "I"" SRTB� IS, Cottag¢ AHE SLA DD—FO O Grove N cE � COTTAGE GROVE, MINNESOTA ERO-3 NEHHOSE Ns srAxE AT TxE SFAN: FO.D. E— L �ACottage b+. rna.wA^'0'WM � RE-1 COTTAGE Fl GROVE, MINNESOTA O ERO-11 �,wpXox TRwcX csee oEraL EgwATL.s INTERVALS. AN B oW DRAL S 1.oVMA-ZRlAS MLxN NDPR ETEDBY CER,. I TANANLXORTRENEN EDr� b Co[[age UEDD E�111 PREVET "(® Grove �Pmo _INET.__ N ""•^^• °,.xnrrvn COTTAGE GROVE, MINNESOTA BE THE BE SLOPED R 4*�"'TBAARDTHEI— NLA' ONE IS FACING DI-NSINEAM. PAN 6L `t 37MANxO1£STEPs ib MAX aN CENTER. ,q ANlES HGXTGEALbEEGPE4NAHDN R ALL1 SECTION OR N.DEANE.UTSIDE. 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ZARI; ypglES • DETERMINED RY PIPE 5I1BF3-0INSIDE C!Er TO NO FNVERT AMP soLEAxDLDUrsIOE OF NaxxDEETH olEBET B PIACE QUA4 �Cottage STANDARD DETAILS G[ove sTO0.M SEWER MANHOLE �"•^�^•°"p°�nNrr OM COTTAGE GROVE, MINNESOTA 1 811A or eall8l l.com a e RENER I R.L. BERTH w400w1Psre MNIMM D �CFOoO 00 oe�o EPEDNAHQNS To TO MgIQNDNf�N J (�\� corsage c4nsrRDirnxoNENTRANLc O \i® GL'o� ROCRAxDw00Dam E COTTAGE GROVE, MINNESOTA ERO-12 =61SIlCIPIDNINI HER ®DIMENSONFROM BACKOFOURBTO ON P AN LAS �GPIf E D.PE D LP T . ARZ� VANI. nn1 MnNXo EbAMAx ONCN ENTER. L os 'DEANso SuislDFof M4N ol£ a �~ ERJALBETWEEN BDTTOM STAB IE— AND BARREL SETTI.N. Gee a tie.wda^'°Nprv•x STANDARD DEEAILS CATCH BPSIN MANHOLE COTTAGE GROVE, MINNESOTA STO-5 NOT FOR CONSTRUCTION Irvin 11/11114 Q lEl PREPARED FOR: Westwood sI .xEna.E�Mluuw.a Irvffa°rvo�.°E� SlEE'I I 'I I SUMMERGATE DEVELOPMENT INC. 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"�:°. 5 "°'°° LANDSCAPE & of ss 200 m5, 17 Q wcEv�LLE,M Te 02R2824 uceuse No. 269]i COTTAGE GROVE, MINNESOTA �'Ynaetl Ne�"'�"m^ 0 PROJECT NUMBER: 0011216 DIE 02/28/24 & MLENK Real People. Real Solutions. MEMORANDUM Date: 03/19/2024 To: Amanda Meyer, PE From: Mike Boex, PE Subject: Summer Valley Plan Review City of Cottage Grove, MN Project No.: ON1.133832 3507 High Point Drive North Bldg. 1 Suite E13O Oakdale, MN 55128 Ph: (651) 704-9970 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Westwood Professional Services, Inc., dated 2/28/24. We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide those comments prior to final plat submittal. Sheet 1: 1. Final plans should add a note on the title sheet and other applicable sheets stating that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. a. The city specification and details plates were updated in early 2024 and are located here: https://www.cottagegrovemn.gov/251/City-Standards 2. Please identify the vertical datum for the project on the title sheet. Sheet 2: 3. Final plans shall include a removals plan. Both temporary turnarounds (Rolling Meadows and Northwick Park) shall be removed with this project. Sheet 3: 4. Please place sidewalk on the east side of Street 2 instead of the west. 5. Open Space sign locations were provided by the Parks Department and are attached to this memo. On final plans, depict these signs on a separate signage plan for the entire project. 6. Barricades and future street extension signs shall be provided per city standard details STR-31 and STR-32 at the end of Street 2. 7. In the Site Development Data table, Proposed Zoning should be R-3, Single Family Residential Sheet 5: 8. There is retaining wall located both in and out of the rear yard drainage and utility easement of Lots 2-7 Block 2. H:\COTT\ON1133832\1_Corres\C_To Others\Westwood\2024-03-19\133832 Plan Review 2024-03-19 red lines 2 from city.docx Bolton & Mark is an equal opportunii, - ._ Summer Valley Review Page: 2 a. The City prefers that private walls be located outside of public drainage and utility easement. The D&U easement in this area can be removed from the back of the property and positioned over the backyard swale. The wall can be positioned near the back property line, with consideration made to not impact the existing parcels to the west during construction. b. A Maintenance Agreement for the wall will be needed between the various property owners since there is not an HOA and the wall spans multiple properties For clarity, show existing catch basins from the adjacent developments (e.g. rear yards of Parkview Point, Northwick, etc.) 10. The city prefers a maximum 3-4 lots of overland drainage prior to providing storm sewer: a. Drainage across Lots 4-8 Block 2 is 5 lots, please evaluate changing the grade break to south side of Lot 4 11. All backyards should provide a minimum 20-If of backyard at a maximum 10:1 slope. For example, it appears areas such as Lots 5-6 Block 2 do not meet this standard. Please review all lots. 12. Pond Liner: a. Wet basins shall provide a liner with a maximum permeability of 1x10-6cm/s and a minimum thickness of 12". The liner shall extend 1-vf above the NWL. b. Please note that the City will not accept a pond until it is holding water at the normal water level. The developer may propose additional improvements to achieve this end goal. 13. Pond Depth: The city is not in favor of making the new pond deeper than the existing, the pond bottoms should match. 14. Final plans should provide details of the infiltration basin. In the infiltration basin, the City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2G) consisting of 70% sand (meeting the gradation requirements of 3126 "Fine Aggregate for Portland Cement Concrete") and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. Sheet 6: 15. Freeboard Standards: a. For stormwater facilities with emergency overflows, the low adjacent grade elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100-year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent new stormwater basin. i. Lot 2 Block 4 does not meet the EOF requirement (existing pond EOF=910). For backyard and side -yard conveyance and temporary ponding areas, there must be at least 1 foot between the overland overflow elevation and the low adjacent grade elevation of the adjacent structure. Lots 17-18 Block 3 do not meet the EOF requirement (EOF=912.5 north of Street 2). Bolton & Menk is an equal opportunity employer. Summer Valley Review Page: 3 ii. Lots 25-28 Block 3 do not meet the EOF requirement (EOF=913.8). 16. Identify the EOF from the low point between Lots 2-3 Block 1 a. 2% minimum grades in greenspace are required for drainage. i. Therefore, an intermediate grade break is likely needed between the two lots mentioned above. ii. Final grading plans should identify spot elevations between homes. iii. Please ensure the entire development meets green space drainage of 2% minimum grade; e.g. between lots 1-2 Block 1. 17. Any time drainage from one lot passes across another, the location of a drainage swale or EOF path shall be encompassed by drainage and utility easement. a. Lots 2-10 Block 2, Lot 2 Block 1, Lots 22-23 Block 3, Lots 28-30 Block 3. The existing EOF (el. 828 @ 6155 Jeffery Ave.) from Northwick Park will utilize the backyards of Block 2. Please depict this EOF on the plans for reference. 18. Lots 25-37 Block 3: drainage and utility easement is approximately 12-ft off the building pad in the rear of the yard. It appears the storm sewer and associated drainage could be moved a bit to the north to help create more backyard area without easement. 19. Easement widths will be confirmed when plan and profiles are provided for the proposed utilities. Generally, a minimum easement width should be twice the pipe depth centered over the pipe, or 10' (min.) on each side of the pipe, whichever is greater. For example, the storm sewer connecting to Northwick Park behind Lot 2 Block 1 does not have enough easement. 20. The rock construction entrance should not be placed in front of the existing home at 6120 Jeffery Avenue, please place at the end of the existing street. 21. Ensure driveways are located a minimum of 6-ft off the property line (e.g. Lots 21-22 Block 3). 22. Temporary hammerhead: The plans depict curb and gutter through the hammerhead. Please remove the curb in the turnaround area since it will be damaged during snow removal and be more difficult to plow. b. The developer will need to provide funds to remove the temporary turnaround, restore the yards, and extend the ultimate street section in the future. c. Consider flipping the garage location of the homes adjacent to the turnaround so the driveway can be located in the curbed street. ShPPt 7- 23. As previously mentioned, the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. Please revise Note 2 accordingly. 24. MH-35: services may not tie into a manhole. During final design, it may be helpful to relocate MH-35 further back in the eyebrow. Bolton & Menk is an equal opportunity employer. Summer Valley Review Page: 4 25. Valve locations will be reviewed with a final plat submittal. Refer to the city's engineering guidelines for standards related to placement. 26. Move the hydrant on the side of Lot 13 Block 2 between Lot 14-15 Block 3. 27. Storm sewer shall be RCP. 28. On final plans, utilize storm manholes instead of catch basins when they're not needed for drainage. a. Check CBMH 104-105, CBMH-101, CBMH 131,134, 135. 29. On final plans, a storm sewer structure schedule shall be provided with the final plans which identifies structure diameter, casting, applicable City Detail Plate number, and special notes such as sump depth if applicable. a. The first storm structure upstream of a stormwater basin within the street shall be a sump structure. See applicable city detail plates. b. All storm sewer structures shall be a minimum 2'x3' catch basin or 4'-dia. manhole structure per the city standard detail plates, no 27" structures allowed. Sheet 8: 30. There appear to be errant sewer labels along Street 1 and 3 for connections and pipe to existing facilities no longer present. 31. Relocate the hydrant on the east side of the eyebrow on Street 1 to the end of the water stub towards the back of the eyebrow. 32. There is not enough easement or right-of-way to install or maintain the hydrant at the north end of Street 2. The city will begin discussions with Woodbury about obtaining additional easement. 33. Rear yard storm shall be 300-ft maximum length for jetting. a. Evaluate ways to improve the storm layout behind lots 18-21 Block 3. 34. Proposed trail crossing of Street 1: a. Signs should be placed on the back side of the crosswalk (W11-2 30x30 & W16-7P 24x18). b. Pavement markings will be required for the trail crossing: i. Provide two 12" wide transverse solid white pavement markings (paint) separated by the width of the trail (8'). c. For clarity, please note on the final plans that any pavement marking will need to be applied in a temporary manner on the interim streets (prior to final wear course), and permanent markings applied when the wedge is removed and the final wear course is placed. Sheet 9: 35. Provide minimum k-values for vertical curves (crest=19, sag=37). 36. Provide a 2% maximum longitudinal street grade for the first 100-ft approaching an intersection. The 100-ft distance shall be measured from the location of a stopped vehicle at the intersection. a. Street 3 approach to Street 2: please try to improve. Bolton & Menk is an equal opportunity employer. Summer Valley Review Page: 5 37. Final plans shall include intersection details to clarify drainage patterns and grades for all street intersections (e.g. grades around radii, where crown of street will be carried through or warped, etc.). The need for valley gutters (city detail STR-16) will be reviewed once intersection details and drainage areas are provided, but typically valley gutters are placed when longitudinal grades are less than 2%. a. As currently designed, it appears valley gutters would be required along Street 1 at the Street 2 and Street 4 intersections. 38. A separate sheet shall be provided for the proposed street lighting plan which will need to meet the following guidelines. a. Residential lights should be approximately 200-250 feet apart located at lot lines, at street intersections, and pedestrian crossings. b. Streetlights should be located along the sidewalk side of the street. c. Streetlights in cul-de-sacs should be located towards the back of the cul-de-sac. d. Feed point cabinet locations and source of power should be identified on the plan. e. Identify wire sizes on the plan. Wire to be placed in conduit (1.5-inch minimum NMC). f. Provide a wiring diagram on final plans for the planned circuit(s). Chant 1 1 39. City standard details will be reviewed in more detail with a final plat submittal. a. Streetlights in this development shall utilize detail plate LGT-8. 40. Please incorporate the 2024 city detail plates into this project. They can be located at: https://www.cottagegrovemn.gov/251/City-Standards chant 1 a - 41. In "Landscape Requirements," it states that 4 trees per lot are required. However, City Code states that for lots greater than 60 feet wide: 3 trees per lot, no less than 2 different species. Coniferous trees may be substituted for any of the overstory deciduous trees (maximum of 2 coniferous trees). 42. Show locations and species of each tree on the landscape plan. 43. Please add not: All lots adjacent to a proposed asphalt trail shall be sodded to the edge of the trail. 44. The City Forester will review the landscape plan for details related to tree species and planting locations. List the following restrictions (note that some have changed since prior years) on the plan such that they can be adhered to during installation and ensure they are applied to the proposed plan: a. Deciduous trees should be located a minimum of 5' off any utility pipe. b. Coniferous trees should be located a minimum of 15' off any utility pipe. c. No tree should be located within 10' of a hydrant or 15' from a streetlight. d. No trees should be located within a storm pond HWL. e. No trees should be located within a storm pond's 20-ft access route, and no coniferous trees within 5' of the 20' pond access route. Bolton & Menk is an equal opportunity employer. Summer Valley Review Page: 6 f. No coniferous trees within 20' of a proposed sidewalk/trail. g. No deciduous trees within 5' of sidewalk/trail/driveways. h. Trees should not be planted within drainage and utility easements. Boulevard trees and trees within City outlots should conform to the attached approved species list. 45. Please depict all surface features such as traffic signs, streetlights, and hydrants on the landscape plan to help identify potential conflicts. 46. Plant Legend: Please label the three trees in this manner: a. Deciduous Overstory Street Tree (By Home Builder) b. Lot Evergreen Tree (By Home Builder) c. Lot Deciduous Overstory Tree (By Home Builder) Stormwater Comments: 47. HydroCAD: The HydroCAD model includes an inflow hydrograph used to simulate outflow from Northwick Park (resulting from drainage from the Cardinal Reserve and Northwick Park projects). This hydrograph includes a peak flow of 20.27 cfs and volume of 9.49 acre-feet. Please run the HydroCAD simulations using the attached hydrographs generated from the Cardinal Reserve and Northwick models. The attached hydrographs include a 100-year peak flow of 24.6 cfs and a runoff volume of 12.68 ac-ft. 48. Volume Control: a. Stormwater narrative states that Infiltration Basin 1A will be 1.8 feet deep to allow drawdown in 48 hours, but HCAD indicates basin is a bit shallower (902.7 -901 =1.7 feet). Please update the report so plans, models and reports are consistent. Storm narrative suggests that volume control target of 34,286 cu ft will be met within Basin 1A (25,382 cu. ft. ) + excess capacity from Rolling Meadows (9019 cu. ft.) = 34,401 cu. ft. The Rolling Meadows final stormwater report explains that 6.52 acres of impervious surfaces required a volume control treatment of 23,667 cu. ft. and the infiltration basins on site provided 32,686 cu. ft. (having an excess of 9018 cu. ft.). Using the excess volume control from the adjoining project seems acceptable, since stormwater ponds and pipes are also shared between these adjoining developments. 49. Infiltration Basin: Sheet 5 of 17 shows Infiltration Basin 1A. An earthen berm and equalizer pipe is proposed to separate the infiltration basin from the wet sediment pond. The storm water narrative suggests that the earthen berm for infiltration basin 1A will be lower than the 100-year HWL, but the plans show the top of berm at elevation 906 and the HWL is 1/2 foot lower at 905.5. Please update the stormwater narrative to be consistent with the plans and Hydrocad HWL. 50. Wet Sediment Pond: The storm narrative report on page 5 indicates that Expanded Pond 1 will have NWL 902.8 and bottom 892, so max depth of 10.8 feet exceeds allowable range. Depths of permanent pools for wet sedimentation ponds should be a minimum of 3 feet and a maximum of 10 feet as per Section 18.3 of the NPDES Construction Stormwater Permit. Please adjust the maximum depth to comply with the NPDES guidelines. Bolton & Menk is an equal opportunity employer. Summer Valley Review Page: 7 b. The proposed permanent pool of Expanded Pond 1 includes 14 acre-feet of volume below the NWL, exceeding the target permanent pool volume of 1.9 acre-feet by about seven times. The city expects ponds to hold water at the normal water level (NWL) in normal conditions. Evaluate potential runoff to the pond in order to demonstrate that the drainage area will be sufficient to maintain the permanent pool at the NWL in most years. c. Developers and contractors have had a difficult time keeping clay liners functioning properly during the time that the pond is filling with runoff. While the clay is exposed, it often erodes as water runs down it — water can then infiltrate. Prior to the pond filling, weeds and volunteer trees can grow up through the clay which allows a conduit for water to infiltrate This is especially problematic when ponds are so much larger than required. Please include a plan for keeping the clay functioning properly during the time it is filling with water. 51. Water Quality Analysis: The P8 model was used to analyze the existing and proposed water quality of the site. a. The proposed drainage area in the P8 simulation totals 42.37 acres, which is 1.13 acres less than the 43.5 acres simulated in HydroCAD. This appears to be due to the simulated area of subwatershed 2.6PR listed as 22.9 acres rather than 24.03 acres used in HydroCAD. Please update the P8 model to simulate the same area as within HydroCAD or explain the differences. 52. Infiltration Basin Construction: Include notes on the final plans indicating how to stage construction and use low -impact earth moving equipment to avoid compaction of the soils under the infiltration basin in order to improve the likelihood of successful infiltration. The NPDES Construction Stormwater Permit requires care during construction of infiltration basins as listed in Sections 16.4 and 16.5 (reprinted below): a. 16.4 Permittees must not excavate infiltration systems to final grade, or within three (3) feet of final grade, until the contributing drainage area has been constructed and fully stabilized unless they provide rigorous erosion prevention and sediment controls (e.g., diversion berms) to keep sediment and runoff completely away from the infiltration area. [Minn. R. 7090] b. 16.5 When excavating an infiltration system to within three (3) feet of final grade, permittees must stake off and mark the area so heavy construction vehicles or equipment do not compact the soil in the infiltration area. [Minn. R. 7090] 53. Native Seed Mixes: Native Seed Mixes are shown in the legend of the landscaping plans, but the hatched areas aren't discernible on the plan sheets. Please update the plans to show the proposed native seeding areas. 54. Rational Storm Sewer Design: a. The City Surface Water Management Plan requires that: "Trunk facilities should be analyzed and designed to accommodate the 100-year ponded discharges plus 5-year rational flows from areas that enter the trunk to be carried to the next storage area downstream." Outflow from Northwick is 24.6 cfs--higher than the value of 20.3 cfs that was used in the rational design spreadsheet for the storm drains between STMH119 and FES100. Please update the rational spreadsheet to include 24.6 cfs as the 100-year outflow from Northwick. Bolton & Menk is an equal opportunity employer. Summer Valley Review Page: 8 55. Control erosion at construction sites: a. The city requires that applications for new or redevelopment activity include in their applications for City review, a SWPPP as required under the NPDES construction permit in effect at the time of review. Please include a SWPPP during the final plan submittal. Construction sites will be inspected to ensure compliance with the existing erosion and sediment control ordinance, Watershed District requirements, and with the construction site permit under NPDES Phase II MS4 rules. The city completes quality assurance inspections on all NPDES permits in the city (where the City is not the owner) twice each month. Erosion and sediment control best management practices as outlined in the Minnesota Stormwater Manual will be required and must be shown on required submittals to the City for approval. Any street sweeping conducted by the City to remove erosional debris from streets will be charged to the owner of the property. Please note that the city requires perimeter controls at the back of curb and around lots during home building phases. 56. Testing: The city will require post -construction testing to verify the infiltration/filtration rate and drawdown period of any infiltration/filtration basins. Please add the following to the infiltration basin plan notes: "Post construction testing of the infiltration rate and drawdown period will be required." Post construction testing should yield results of approximately twice the design rate, providing a safety factor consistent with Section 16.11 of the NPDES Construction Stormwater Permit. If test results exceed 8.3 inches per hour, Section 16.16 requires that soils be amended to slow the infiltration rate below 8.3 inches per hour. 57. Models and CAD Files: Please note that digital copies of the final version stormwater models (HydroCAD, 138) and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the city once the review and revision process is complete. Bolton & Menk is an equal opportunity employer. I T.m mwH,mwx r H _ _ _ Ta — PROPERTY DESCRIPTION -ISHoursbe(oretligging: 611 or ca11811.com t/wu o fFe East aneifvl =he Nvnhwesx uvRer the Wesf °ne-Hal o the lVonheast u v p amr f Sethwrp3Tvwmhip 11 NoNy Ranga2FWesk Wvshiv9ton County. Minnesv%desrxibedas /vllows: ------ -----T Bs se ta zc 4 ¢a,s — —�1 1 I —_—, vna —_ I al I„isd 1 ✓;� le 1 — 11 Hwl� 1 1 -�I lr,I — I I •; 11 — — _Ba __ r� I I r l I I I Beginning of fhe Northmsf romer ollhe NvrtheoRQuvnervjsvidRrfivn 3, fhmre North i9 de9rre 99 minulez 33 seconds Eas{bearin g assume0. vimg fhe North floe o/sdd Norheesr puwteh adlsmnre v/ 1„ �I R 1 23 I I I I 11II 29 '0.6E,UA,f$OminuDf"Seronds q�I1 F28 Tll�i BII 73 1° \ 011 1 I Evst, vlvn dNorth line xFe Noeg,west puarteg xdufarceo 967.04 gxvi W2 legit to Ihepoin[o/beginning. z4]d ,ow¢ — \ J- Absrmct PApery \ o`" 1B3 ✓ 2Bhr a' 45 OUTLOT TABLE ^a \\ 0 BIB i --- _ -=T I = Z k �B m� — 5 ma0. — RD:,� STREET SITE DEVELOPMENT DATA I I --- J L_____20 R45.0 __L• I e 3e. 11 I 166d --- Ir �/ l r—s¢w— r r T I URDT USE OWNERSHIP GRO55 • LGIRGZONING. AG2-AGRICULNRE A0.FA G0.oSS SITEAREA: 29.BDAC \ 8 1 8 sr I a wsv II �/ �\\ tasv ¢¢sp HWLARFAOFPOGS: 1.89 AC —J~ � \' 6x, I I 5 I I 4 �usa {Nh—_-----J\t'aT}zi6r J411 I 3 I2II1 lxErSITEAREA: 2262Ac FEY—I/1 r 1 5.En IG ` JI' d 1 I n,wd �� \ J �____J I \- — I I I I I Eaar l I I L_ _J'L 4_J L_ u—_J L___J 2 1 1 SIGLE FAMILYRHOMES 71 WTS Gao ENS. : TYPICAL SINGLE FAMILY (SF) PRHIM 4,IM N/Ac LOT DETAIL F2.90 UN/AC I _ __ — ___ tli I`�C�, .` _ _ r_�_ r__9==___� r____--� — — I Im a$ \jN i 1 i L-- — -'I I ai e: i rL�B.r a ir �oLOT STANDARDS: 2J a ---- --- 1 Hall, r ,a ,�r�3SINGLE FAMILY-------T D 1 L— j I as , ' _ ad L--- — —, $ 417sr g 1 I �. I. 1 Esa a ml $ 4rz n i L— ------ — 1 1 1 I t0.swd 1 a i I 1 zll ,,. ,d I$ m 1 w 1 1 i is �\ / \ �/ 1 V� — L i j i \ \`\• I� - S: I IsL,e«I STANDARD SINGLE FAMILY I I F'21 . IS, LOB) I s4seAauNF 21 s XXtl(eF rDTNowE4 6 a 111 J L_ L_ •C i _______ 51 t — r4dssr M —1 8 s. sx L _____ 1 _ m.y _ _ �___—_ _ ` aRGD.O_,f_ e f �•. xs `---- I _ _ IS,ll 11 3 r < i L we g uxo cxso I z¢; --�-- °r 1e i Mx \ % 16 ?��✓ i j I DEVELOPMENT NOTES D MBx gIMN.Dx • r- I 1 \ L------- — L JIIL JL. r I' A17, I � �� I ��'��, ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT. 2. ALLARFAS ARE ROUNDED TOTHENFAREST SQUARE TOOT. •°I % u n1 4 n � \ \ f1U \ /j ev ✓ I r___r r____., �I nl I - L L__:: J I-- I IL—� /"� / 3. STREET NAMESAKE SUSIFCP TOAPPROVAL BY THE CITY. ___J DMINAGE AND MLILY EASEMENTS EHALL BEP OVIDED AS O I \ Ms \ ( Bi2r 21 I H 45eo9 pmm mm� / I - UI TY LIERES AND REQUIRED. OVER ALL PUBLIC PEDVIDED ALL 1LEVETILIUESAND UPTOt FOOT 701FOE ABOVETHEHIGH WATER LEVEL OF ALL PON05. a1 I ,A,,iU r^ 13.¢sI I"' RI{�A' L —J I I I I I I 6 STREET IDTHSARESHOWNFROMBACKOFCVRBTOBACKOF CURB `` :x — — — eo I I a e2 1 e-- L ---� 8 m — —m — m OUBTuOTB .' ° SITE LEGEND J( �' 11 .• __--T ¢¢w l' —s—�r— — MS0 I p __ —_—, I I sw I 51�snBACKUNE I IXI511NG PROPOSED PROPE-LINE —__ =LINE �49 Q>' ZI l8 L13�jg -------- -- ---1 z EASEMENT LINE cu. AU GUTTER it B I —I_•— �I ( f 7 f LvN . — . —. / / 1aBmd I Id I — 1 I 1 I I 1 I'- r A ... ... ^1 x " xnr�mm�_xu�—mm� L — . • . — ... — ... — ... �' TIP-0Ui CURB AND GUTTER — ... — POND NORMAL WATER IEVEL r_rn�x= RETAINInG WALL 1 / I 1 1 2 c� T —, LII' I 1 I I I I I I\\ I I e D fia ,z0• BD NOT FOR CONSTRUCTION 022a24 PREPARED FOR SUMMERGATE DEVELOPMENT INC. 17306 CEDAR AVE Sa2O0 I lLl mN 11— w ,xzz,Mzm nuxmw,n SUMMER VALLEY COTTAGE GROVE, MINNESOTA Westwood PRELIMINARY PLAT PROJECT NUMBER: 006121E 111EINU MBER 7 DATE: 02/28/24 QA oNa =sE'a=%_ "'°""°"°"'°' "° lue%W»srw�l' w"xao0 ' ,x su CORYM ER re 02/28/24 uexsaxa 26971 Boulevard Tree Planting List 2020 Overstory Northern Pin Oak- Quercus ellipsoidalis Red Oak- Quercus rubra White Oak- Quercus alba Swamp White Oak- Quercus bicolor St. Croix Elm- Ulmus americans 'St. Croix' New Horizon Elm- Ulmus 'New Horizon' Accolade Elm- Ulmus davidiana var. japonica Morton' Skyline HoneVlocust- Gleditsia tricanthos var. inermis 'Skycole' HackberrV- Celtis occidentalis River Birch- Betula nigra (SINGLE STEM ONLY) Yellowwood- Cladrastis kentuckea Kentucky Coffeetree- Gymnocladus dioicus London Planetree- Platanus x acerifolia Tuliptree- Liriodendron tulipifera Understory Japanese Tree Lilac- Syringe reticulate 'Ivory Silk' Spring Snow Crabapple- Malus 'Spring Snow' Ironwood- Carpinus caroliniana City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Regarding: Summergate Development Dear Sir or Madam: I am writing to express my concerns regarding the proposed Summergate Development. I am very concerned about the number of houses being built and the overcrowding of the schools in Cottage Grove. My parents moved to Cottage Grove in the 70's. Both of my parents taught in District 833 for years, my father retired from teaching at Woodbury High School. I grew up really getting to know the ins and outs of this district. There was quite a lot of building when I was young, however it seems not nearly as much as is happening today. My first school was Pine Hill and then in 5th grade I was moved to the newly built Grey Cloud Elementary. After elementary school I went to Oltman Middle School and then in 9th grade I was moved to Cottage Grove Middle School. Finally, I completed high school at Park. I know from my experience that this constant movement was very stressful, and I ended up suffering from severe mental and emotional distress in middle school, due to constantly moving, losing friends, and having to make new friends, etc. My husband and I lived in St. Paul for years, and our son who is now in 2nd grade at Grey Cloud Elementary, went to kindergarten in St. Paul. Honestly if I knew what I know now about the City of Cottage Grove, we may have never moved here. I grew up here loving the open spaces and now it's just house after house after house, and houses just keep being built. The schools are way too crowded. My son says because of all the kids, he hardly has time to eat lunch. I feel like he was getting more attention in school in St. Paul than he does here in Cottage Grove. My son has ADHD and needs a little extra help at school. He is currently receiving that help, but I was surprised by how excited his teacher was that he was selected, until she told me that there are so many kids, not every kid who needs it is able to get that extra help. I know I'm not the only person concerned about our schools in Cottage Grove. I would say once a week or more, I hear parents complaining about the schools in Cottage Grove and how they are either pulling their kids out of the district schools to homeschool them, or are looking for charter or private schools to move their children to. The schools are way over capacity, kids are out of control, and there is not enough staff to deal with all of this. I can't fathom why the city would think it is a good idea to keep building, to add to the problems that these schools are seeing. I think some thought should be put into pausing some of these developments until some planning can be done to address the capacity issues in the schools. If this does not happen, I think you are going to see a lot of people leaving Cottage Grove and/or removing their kids from this district. As I said earlier, my parents were teachers in this district and they still have friends that were teachers, and even principals in this district, and these former educators can't understand why the city continues to let developers come in to build homes when there is a crisis at our schools. Sincerely, Ann Walsh 6168 Jeffery Avenue South Cottage Grove, MN 55016 (651) 402-7257