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HomeMy WebLinkAbout2025-01-27 PACKET 06.2 (LOCHRIDGE)STAFF REPORT CASE: ZA/PP2025-002 PUBLIC MEETING DATE: APPLICATION ITEM: 6.2 TENTATIVE COUNCIL REVIEW DATE: APPLICANT: Pulte Homes of Minnesota, LLC REQUEST: A zoning amendment to rezone approximately 62.71 acres of land from AG-2, Agriculture, to R-4, Transitional Residential District; and a preliminary plat to be called Lochridge consisting of 99 single family lots and 84 townhome lots. SITE DATA LOCATION: South of Woodbury border, west of Jamaica Avenue, and north of The Waters at Michael's Pointe development ZONING: AG-2, Agriculture GUIDED LAND USE: Low Density Residential and Parks/Open Space LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Woodbury Woodbury EAST: Residential Low Density Residential SOUTH: Residential Low Density Residential WEST: Ag & Open Space LDR & Parks/Open Space SIZE: 62.71 acres DENSITY: 2.92 units per acres RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove +ere Prh4e an.P`O$Perity Meet Planning Staff Contact: Samantha Pierret, Senior Planner; 651-458-2825; spierret(o-)_cottagegrovemn.gov Application Accepted: 12/17/2025 60-Day Review Deadline: 2/15/2025 120-Day Review Deadline: 4/16/2025 City of Cottage Grove Planning Division a 12800 Ravine Parkway South e Cottage Grove, MN 55016 Planning Staff Report Lochridge Planning Case Nos. ZA2025-004 & PP2025-004 January 27, 2025 Proposal Pulte Homes of Minnesota, LLC (Applicant) is requesting approval of a Zoning Amendment and Preliminary Plat on three parcels totaling 62.71 acres of land zoned AG-2, Agriculture, located south of the Woodbury border, west of Jamaica Avenue, and north of the Waters at Michael's Pointe development. The Applicant is proposing to rezone these parcels to R-4, Transitional Res- idential District, to plat 99 single family lots and 84 townhome lots. The townhomes would be a mixture of attached four- and six -unit side by side structures. Two outlots zoned R-3, Single - Family Residential, in the Waters at Michael's Pointe development will be included in the project area and will contain a proposed recreation trail. These lots will not include any residential devel- opment and are not part of the rezoning or preliminary plat request. Review Schedule Application Accepted: December 17, 2024 Planning Commission Meeting: January 27, 2025 Tentative City Council Meeting: February 19, 2025 60-Day Review Deadline: February 15, 2025 120-Day Review Deadline: April 16, 2025 Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 2 of 14 Background Site Conditions The northern parcels contain 52.11 acres primarily used as tilled cropland and the right-of-way of Jamaica Avenue and Military Road. There is a row of trees along the western property line and a wooded area in the far southwest corner of the property. The southern parcel is primarily wooded with the Lake Robert wetland area and contains 20.03 acres. In the past, multiple development and plat proposals have been brought forward by different ap- plicants for the properties in question. Challenges to development have included the presence of bedrock and Lake Robert, which restrict buildable area. At such time The Waters at Michael's Pointe was platted in 2011, Outlot A was to be retained by the landowner and Outlot B was to be deeded to the City and included as parkland dedication. Excess parkland dedication of 2.89 acres was credited for future development as part of The Waters at Michael's Pointe platting process. These 2.89 acres are being applied to the Lochridge parkland dedication calculations as intended in 2011, and Outlot B will be required to be deeded to the City. Outlots A and B are shown on the preliminary plat documents for the Lochridge development given the trail improvements and park dedication credit but will not be included in the Lochridge plat; they will continue to be part of The Waters at Michael's Pointe plat. These outlots are pro- posed to contain a recreational trail that connects to the Lochridge and The Waters at Michael's Pointe Developments, future park on Outlot G, and existing trails and sidewalks along Jamaica Avenue and Ravine Parkway, which is consistent with the 2040 Comprehensive Plan. The trail may also facilitate a connection to the Dodge Nature Center southwest of the development. Lochridge 2024 Aerial Photo Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 3 of 14 Neighborhood Meeting The Applicant held a neighborhood meeting on November 13, 2024. Notice of the neighborhood meeting was sent to surrounding property owners within 500 feet of the project area. The intent of the meeting was to give neighboring property owners the opportunity to ask questions and present concerns they might have to the developer in the early planning stages of the proposed project. Three property owners from The Preserve at Cottage Grove neighborhood attended the meeting and one resident emailed the developer after the neighborhood meeting. The emailed comments focused on park and recreational amenities proposed and requested additional sport courts, an ADA accessible playground, and covered picnic table/shelter to enhance the neighbor- hood and positively impact the health and wellness of residents. One concern raised at the meeting was related to the proposed bituminous trail around Lake Robert. When The Waters at Michael's Pointe preliminary plat was considered, there was language in the staff report stating no trail was proposed between the seven platted lots and the Lake. Later in the same document a public trail around the Lake was recommended to be con- structed in the future. Residents of the area recalled being informed no trail would be constructed here and were unaware a trail was proposed here until the November 13 meeting. The recreation trail around Lake Robert is included in the 2040 Comprehensive Plan. Residents were also concerned with added traffic on the single -lane Jamaica Avenue. Residents noted that they currently struggle leaving their neighborhood and turning onto Jamaica. Washing- ton County has plans to upgrade Jamaica Avenue in the future including intersection improve- ments at Jamaica Avenue South and Military Road. Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by Alliant Engineering Inc. and are dated 12/11/2024. Rezoning and Comprehensive Plan The subject property is currently zoned as AG-2, Agriculture, and is guided as Low Density Res- idential and Parks/Open Space in the 2040 Comprehensive Plan. The Applicant is requesting to rezone the subject property from AG-2 to R-4, Transitional Resi- dential, 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. The development has a net acreage of 62.71 acres after subtracting existing and proposed rights -of -way of Jamaica Avenue, Military Road, and Ravine Parkway (9.51 acres) and the Lake Robert wetland (16.38 acres). The Applicant is proposing a density of 2.92 units per net acre based on the 62.71 acres. 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 a mixture of single-family and townhome lots for the subject property, which is consistent with the 2040 Comprehensive Plan. Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 4 of 14 • The proposed density of 2.92 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. • The proposed development helps provide the city with a diverse mix of housing types that are needed to serve varying 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. W. mc—, ~d� o„ Wo KJWP.4� Land Use Zoning . - _ 4ko-. 0 A2—Agricultural District 2040 Comp. Plan Land Use and Proposed Rezoning 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 99 single family homes and 84 attached townhomes in four- and six -unit groups. The preliminary plat is detailed on the next page. The preliminary plat includes proposed Road B and Outlot H along the western edge of the property. Utilities will be stubbed here in anticipation of future development on the west side of Road B and the Applicant will be required to ghost plat lots on the adjacent property to ensure future devleopment aligns. Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 5 of 14 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-4, Transitional Residential zoning district. Lot Development Performance Standards Single Family Standards Proposed R-4 Single Family Residential Lot depth 120 feet 120 feet Lot width 57.5 feet 45 feet Front yard setback 25 feet 25 feet Rear yard setback 30 feet** 30 feet Side yard setback 7.5 feet 7.5 feet Side yard, garage setback 5 feet 5 feet Maximum impervious surface coverage 50% Townhome Standards Minimum building to building setback 20 feet 15 feet between dwelling structures, 10 feet for residential garages Maximum impervious surface coverage 40% **Proposed rear yard setback from Military Road and Jamaica Avenue South is 75 feet. Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 6 of 14 Transportation The proposed development will have one access point off Jamaica Avenue to the east. Jamaica Avenue is a two-lane divided County roadway that was designed to accommodate an average of 15,000 vehicles per day. Currently, Jamaica Avenue has an average of 4,192 vehicle trips per day according to MnDOT. Traffic analysis of the new Lochridge development estimates that each single-family home will generate approximately 10 trips per day and each townhome unit will gen- erate approximately 6 trips per day. With 99 single-family homes and 84 townhome units pro- posed, the development will generate approximately 1,494 trips per day. Even with the traffic from the new development, traffic on Jamaica Avenue will still be under the traffic levels it was designed to accommodate. To facilitate traffic moving in and out of the development, the developer will build a northbound left turn lane and a southbound right turn lane on Jamaica Avenue at Ravine Parkway. When the extension of Ravine Parkway is constructed through the development eastbound traffic at Jamaica Avenue will have left and right turn lanes as well. The County plans to rebuild Jamaica Avenue and the Jamaica Avenue/Military Road intersection in 2028. Preliminary plans call for a roundabout in this area that will connect Jamaica Avenue and Military Road to Pioneer Trail. A preliminary sketch showing an early concept of the roundabout is included below. The sketch anticipates that Military Road will become a pedestrian trail by that time. The County project is not motivated by traffic capacity issues rather focused on realignment of the roadways to conform to long range plans that staff from Washington County, City of Cottage Grove and City of Woodbury have discussed. The County project is motivated by the interim design of the roadway when it was rebuilt in 2015. The road section (pavement and gravel depth) was minimized with the knowledge that the road would be fully reconstructed before 2030. � _ T Preliminary county design for a roundabout connecting Jamaica Ave, Military Rd, and Pioneer Tr. Cottage Grove - Woodbury Border 3 a 14 6 ' 73 )S �s Izz n ks 21 3 e�A Current Jamaica Ave - K3 Military Road Intersection �5 j/ 16 1] p � u t 22 - ` Lochridge Development 39 on Wolterstorff Parcel 30 Preliminary, Conceptual Design for Military/Jamaica Intersection Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 7 of 14 Sidewalks and Trails The subject site is located northeast of the Dodge Nature Center and includes the Lake Robert wetland. The proposed development plan includes an eight -foot -wide bituminous recreation trail around Lake Robert. The trail would run behind lots in The Waters at Michael's Pointe develop- ment on property under common ownership. The trail would connect with an existing bituminous trail stub west of 67th Street Bay. The proposed trail is consistent with the 2040 Comprehensive Plan's Planned Parks, Open Space, and Trail Plan map as a recreational trail. The Applicant is proposing an eight -foot -wide trail on the north and south sides of Ravine Parkway facilitating a connection to an existing bituminous trail stub on the east side of the Waters at Michael's Pointe development. An interconnected paved sidewalk will also be established throughout the neigh- borhood. The recreation trail would be located on Outlot A of the Waters at Michael's Pointe Development and run behind seven existing residential lots connecting to an existing bituminous trail west of 67th Street Bay. The Wolterstorffs currently own The Waters at Michael's Pointe Outlot A; how- ever, neighboring property owners have added personal property to the Wolterstorff property over the years including a dock, planter boxes, fire pit, and zip line. The developer will need to work with these property owners to have personal property removed from Outlot A before the City will accept the area for public land. Transportation Plan Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 8 of 14 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 (6.27 acres in Lochridge development). Outlot G (4.27 acres) is proposed to be established as a new neighborhood park with connection to the trail around Lake Robert and to the trails along Ravine Parkway and Jamaica Avenue. Subtracting encumbered areas within Out - lot G at a 50 percent credit (depression, storm outlet easement, and landscape buffer), the pro- posed park dedication is 3.39 acres. When The Waters at Michael's Pointe was developed, there were 2.89 excess acres dedicated to be credited towards future development on the north parcels. Adding the 3.39 acres of the Lochridge development with the 2.89 acres of the Waters at Michael's Pointe development results in a total dedication of 6.28 acres, which meets the required 10 per- cent threshold of 6.27 acres. A parking area will be provided at the park. The park will include a playground area and park shelter near the parking lot. 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. *Open Space Markers Park Markers Park and Open Space Markers 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. Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 9 of 14 Tree Preservation and Landscaping The property currently contains 12,876 existing qualifying inches of trees. There are 521 exempt inches on site including trees within the proposed Ravine Parkway right of way and half dead trees. City Code Title 11-3-13 allows 25 percent of the qualifying inches to be removed (3,219 inches). The Applicant proposes to remove 4,952 qualifying inches, an excess of 1,733 inches. The excess inches removed must be replaced at a rate of 50 percent; therefore, the Applicant must replace 867 inches. The Applicant's preliminary Landscape Plans show 1,308 inches being mitigated. 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 yard trees, building perimeter plantings, and landscape requirements. After consulting with the Public Works Director and Council workshop, boulevard trees are no longer required for residential lots. Instead, lots less than 50 feet wide must have two yard trees, one of which must be a front yard tree. These smaller lots may have a small statured tree (maximum canopy spread of 30 feet) in the front yard. Lots over 50 feet wide must have three yard trees one of which must be a front yard tree. On wider lots the front yard tree must be an overstory species (maximum canopy spread over 30 feet). Townhouse lots must have one tree per 40 linear feet of site perimeter including one over - story front yard tree at both ends of each building. The Applicant's landscape plan will need to be amended to reflect these changes. In addition, each single-family lot is required to have 10 understory shrubs and each townhouse unit must have 5 understory shrubs per unit. Landscaping Plan Stormwater Management Plan Storm sewer will be extended from streets within the development to the stormwater basins pro- posed on the east side and in the center of the development. The developer will be required to Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 10 of 14 deed Outlots B, C, F, and H to the city for stormwater purposes. Outlot F also contains the northern portion of Lake Robert. Staff is also requesting that additional area in the northwest portion of the site and an area north of Ravine Parkway south of Lots 22 and 23 Block 4 be labeled as Outlots and deeded to the City as there will be some stormwater infrastructure there. Access routes from the street to each proposed stormwater pond are required to allow for ongoing maintenance of city infrastructure. The developer is required to meet water quality requirements of the South Washington Watershed District and the City. 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 January 17, 2025. The developer's engineering consultant will continue 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 January 17, 2025, 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 and sanitary sewer on the east side of the development at Ravine Parkway and Jamaica Avenue. There are existing stubbed utilities that were constructed with Ravine Parkway. The engineering plan review memo dated January 17, 2025, 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 136 property owners who are within 500 feet of the pro- posed subdivision and published in the St. Paul Pioneer Press on January 15, 2025. 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-4, Transitional Residential. B. A Preliminary Plat for a residential subdivision to be called Lochridge, which will consist of 99 lots for single-family homes and 84 townhome units. 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. Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 11 of 14 2. 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. 3. 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. 4. The Applicant shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated January 17, 2025, 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 5. 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. 6. Outlots B, C, F, G, H, and outlots required to be created in northwest corner of site and south of Lots 22 and 23 Block 4 shall be deeded to the City at the time of recording of the final plat. 7. Outlots A and D shall be owned and maintained by the HOA. 8. The park dedication requirements will be satisfied upon dedication of Outlot G and Outlots A and B of the Waters at Michael's Pointe. Construction and Grading 9. A grading permit and financial guarantee is required prior to beginning any site work. 10. 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. 11. The Developer shall be responsible for constructing the trail segment around Lake Robert. The Developer is responsible for working with neighboring property owners and ensuring all personal property encroachments are removed from Outlot A of the Waters at Michael's Pointe before the City will accept Outlot A for public use. Lot Performance Standards 12. The architectural standards of the homes shall be consistent with the following: a. Architectural design is required on all four sides of the principal structure. b. Architectural materials must be varying on the front fagade of the principal structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 12 of 14 13. 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 14. 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. RtraPtc 15. Future road connection signs shall be provided at the future road access point in the western portion of the development. Landscaping and Irrigation 16. 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. 17. The Developer is responsible for establishing the final grades, topsoil, and sodding of all the lots, outlots, and boulevards within the subdivision. 18. Two yard trees and ten shrubs shall be installed within each lot less than 50 feet wide. One yard tree shall be located in the front yard. The front yard tree may be an understory tree. 19. Three yard trees (no less than two different species), and ten shrubs shall be installed within each lot greater than 50 feet wide. One yard tree shall be located in the front yard. The front yard tree shall be an overstory tree. 20. Prior to releasing the plat for recording, a final landscaping plan shall be approved by planning staff in writing. Onsite Infrastructure Improvements 21. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. 22. 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. 23. The developer is responsible for the cost and installation of park and open space markers at the corners of private properties abutting Outlot B, C, and F. 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 January 17, 2025. Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 13 of 14 24. 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. 25. 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. 26. 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. 27. 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. 28. 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. 29. 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. 30. 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. 31. 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. 32. 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 Planning Staff Report — Lochridge Case No. PP2025-004 January 27, 2025 Page 14 of 14 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. 33. 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. 34. 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. 35. 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. 36. 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. 37. Temporary parking during construction shall be permitted on only one side of the street. Prepared by: Samantha Pierret, AICP Senior Planner Attachments: A. Preliminary Plans B. Engineering Review Memorandum 1-17-2025 Pu t HOMES V RACHEL Cottage Grove - Wolterstorff APPLICATION FOR: Rezoning and Preliminary Plat Cottage Grove, MN December 17, 2024 Introduction Pulte Homes of Minnesota, LLC ("Pulte") is pleased to submit a Rezoning and Preliminary Plat application, along with Rachel Development, INC. Pulte Homes and Rachel Development are partnering on this 183-home proposal. We propose to build townhomes, and two different kinds of detached, single-family homes. Our strategy for this site will be discussed in further detail under the "Site Plan" portion of this narrative. Pulte's company mission statement is "Building Incredible Places Where People Can Live Their Dreams." We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. The office for Pulte's Minnesota Division is in Bloomington. We will sell and build over 500 homes in the Twin Cities a year under the Pulte Homes and Del Webb brands. The primary contact for Pulte is Haley Daily, Manager of Land Planning & Entitlement. City staff has been provided with Haley's contact information. The primary contact for Rachel Development is Paul Robinson. City staff have also been provided with his contact information. There are two owners of the properties: David and Karen Wolterstorff 9938 Erin Court Woodbury, MN 55125 The planner, surveyor, civil engineer, and landscape architect are: Alliant Engineering, Attn: Mark Rausch 733 S Marquette Ave, Unit 700 Minneapolis, MN 55402 612-767-9339 mrausch(a)alliant-inc.com "Building Incredible Places Where People Can Live Their Dreams." The Property Legal Descriptions: Parcel 1: SECTION 04 TOWNSHIP 027 RANGE 021 N1/2-SE1/4-NE1/4 & NE1/4-NE1/4 LYING S OF MILITARY RD SUBJ TO AG PRIES Parcel 2: SECTION 04 TOWNSHIP 027 RANGE 021 E1/2-NE1/4 EXC PORTION LYING & BEING NELY OF COUNTY ROAD - EXCEPT:N1/2-SE1/4- NE1/4 OF SECT Parcel 3: LOT A SUBDIVISION CD 2654 SUBDIVISION NAME THE WATERS AT MICHAELS POINTE Parcel 4: SECTION 03 TOWNSHIP 027 RANGE 021 W1/2-NW1/4 EXC THAT PORTION LYING NELY OF CTY RD #20 AND ELY OF JAMACA AVE. Parcel 5: LOT B SUBDIVISION CD 2654 SUBDIVISION NAME THE WATERS AT MICHAELS POINTE Property Identification Numbers: Parcel 1: 04-027-21-11-0001 Parcel 2: 04-027-21-14-0001 Parcel 3: 04-027-21-41-0053 Parcel 4: 03-027-21-22-0001 Parcel 5: 04-027-21-41-0054 Key Facts • Existing zoning • Proposed zoning • Proposed use • Net calculations o Gross acreage o Existing ROW (Military & Jamaica) o Proposed ROW Dedication (Military & Jamaica) o Future Ravine Pkwy o Wetland Area o Net acreage o Total number of homes o Net Density AG-2 R-4 84 — Townhomes 89 — 57.5' Single -Family Homes 10 — 70' Single -Family Homes 183 Total Homes 88.6 acres 2.84 acres 2.59 acres 4.08 acres 16.38 acres 62.71 183 Single -Family Homes 2.92 units per acre Proposed Townhome Dimensions/Setbacks (84 Units) o Minimum lot width 24 feet o Minimum lot depth 76.5 feet o Front Setback 25 feet o Minimum Building Setback Proposed 57.5' Dimensions/Setbacks (89 Lots) o Minimum lot width o Minimum lot depth o Front Setback o Side Setback o Rear Setback 0 Proposed 70' Dimensions/Setbacks (10 Lots) o Minimum lot width o Minimum lot depth o Front Setback o Side Setback o Rear Setback Comprehensive Plan 20 feet 57.5 feet 120 feet 25 feet 7.5/5 feet; 12.5 feet total 30 feet 70 feet 140 feet 25 feet 7.5/7.5 feet; 15 feet total 30 feet The property is currently guided as Low -Density Residential and Park/Open Space. The 2040 Comprehensive Plan defines Low -Density Residential as 2 to 4 units per acre. The proposed neighborhood will have a net density of 2.92 units per acre, meeting the low -density residential metric. Our proposal would include dedicating land to the city to further the city's vision for a community park in this area. From previous conversations with staff, it is our understanding that the current proposed neighborhood does not require a Comprehensive Plan Amendment. Per the City's 2040 Comprehensive Future Land Use Plan �r City Boundary — — — Major Future Roadways ® Agriculture Preserve Rural Residential Low Density Residential Rezoning The northern parcels that make up the proposed neighborhood are currently zoned as AG-2. Directly to the east of the site is R-4, and the parcel to the west is zoned as AG-2. The most southerly parcels are zoned as R-3; however, we are not planning any homes in this area and these areas will ultimately be dedicated to the city. We propose to rezone the properties to R-4, Low -Density Residential. We are not requesting any variances and will abide by the standards in the R-4 Zoning. Current Zonina per the Cit 's Website City of Woodburyj" R-3 Ag-2 Ag-2 R-4 Site Plan Our proposed neighborhood is comprised of 5 parcels owned by the Wolterstorff family. The properties are primarily south of Military Road and west of Jamaica Ave South. The area to the north of Military Road is the City of Woodbury. Pulte Homes will build 173 of the 183 homes. Pulte will offer 84 townhomes and 89 detached, single-family homes north of the future Ravine Parkway. Rachel will retain (10) 70' lots for custom homes south of the future Ravine Parkway. The Builder of the 10 homes that Rachel Development will retain has not been selected yet. Pulte and Rachel Development are partnering in this neighborhood to offer a variety of homes in various price ranges. The subject parcels have unique and challenging characteristics such as bedrock, a future roundabout, a significant parkway, and Lake Robert. The site properties helped shape what we believe would best suit the land and surrounding uses while also helping further the City's goals. s � •4 . r •r••rr-.yT r a . � 'y f 'r • r- A NOJERSTCU', AA 5 Bedrock: The northern parcels comprising the future neighborhood are encumbered by massive amounts of bedrock. Within the 88.6 acres, there are over 21 acres of bedrock. Bedrock development is highly challenging and costly. To minimize the impacts of the bedrock closest to Military Road, we have relocated our proposed future homes further south of the road. Future Roundabout: We understand that a roundabout is planned for the intersection of Military Road and Jamaica Avenue South once traffic warrants it. Our preliminary plat accounts for the right-of-way staff and the county requested for the roundabout. We have also planned for the 50' required setback from Jamaica Avenue South. Ravine Parkway: Directly to the east of our proposed neighborhood is the existing Ravine Parkway, which currently ends on the east side of Jamaica Avenue South. Our preliminary plat proposes extending Ravine Parkway from Jamaica Avenue South to our western property line. Our proposed road extension aligns with the City's 2040 Comprehensive Plan and helps further the City's goal of connecting both sides of the existing Ravine Parkway. Additionally, as part of our development, we would extend the existing trails on the north and south sides of the road, increasing the connectivity of vehicles and trails for pedestrians. Ravine Parkway Wetland and Environmental Considerations: On 10/4/24, the Technical Evaluation Panel (TEP) sent us a Notice of Decision (NOD) agreeing with the boundaries of the wetlands present on site. There are no wetlands where we are proposing future homes. As our preliminary plat progresses, we will continue coordinating with the required agencies and abide by all regulations as needed. Lake Robert is located on the most southerly parcels of our proposed neighborhood. We are not proposing any impacts to the lake and will abide by all the governing agencies' wetland rules. We believe that preserving this natural feature will be a great amenity to existing and future residents. Proposed City Park: We understand that one city goal is to have a city park on this property, as shown in the 2040 Comprehensive Plan. The current city code requires new developments to either pay park dedication fees, dedicate 10% of land based on net developable acreage, or a combination of both. We propose dedicating +/- 4.27 acres for the city park northeast of Lake Robert and immediately south of Ravine Parkway. The +/- 4.27 acres are in addition to the land that was previously dedicated to the City of Cottage Grove during the Michael's Pointe Development. The required 10% dedication for this site is approximately +/- 6.27 acres. Our proposal dedicates +/- 7.25 acres, exceeding the park space required by city code. C c Sidewalks and Trails: In previous discussions with city staff, we heard that one of the city's goals is to have a trail system around Lake Robert, and this trail is depicted in the City's 2040 Comprehensive Plan. Our preliminary plat shows a location for a trail around the entire lake. Currently, that plan includes two boardwalks. We met with city staff on November 25, 2024, to walk the proposed trail route, and the layout shown in the preliminary plat set reflects the route that was discussed. We also understand that additional coordination may be needed between the city and the Dodge Nature Center to the west to explore an opportunity for the city trail to lead through the Dodge Nature Center property. If the city and the Dodge Nature Center determine that a trail location from our proposed neighborhood could lead to the nature center, then it's possible that the southerly boardwalk is no longer needed. We also acknowledge that the proposed trail route could change based on conversations between the city and the Dodge Nature Center. We will continue to work with the city on refining the trail route as needed. In addition to the trails around the lake, we propose extending the trails on Ravine Parkway's north and south sides. As the City Code requires, our proposed neighborhood would also have sidewalks on one side of the internal road network. If the City would like us to construct the trails and boardwalks around the lake with our development work, we kindly request the city credit this construction cost since the trails shown on the plans are trails the City desires as identified in the 2040 Comprehensive Plan. Additionally, we would request that the city exempt any tree removal needed to install the city trail in our tree replacement and mitigation calculations. We look forward to working with the city on the trail and park dedication credits as our application progresses. Tree Preservation and Landscaping: The northern parcels of the site are primarily devoid of trees. However, there are trees where the future Ravine Parkway will be built, as well as south of Ravine Parkway, where (10) 70' lots are being proposed. Additionally, many trees are located around Lake Robert and within the wetland buffer that we are not proposing any impacts to besides for the city trail. As part of our preliminary plat plan set, there are calculations for the tree mitigation and landscaping plans for city review. We are abiding by the current tree mitigation and landscaping requirements. Our current removal would require 867 caliper inches to be replaced; however, with our landscaping plan, we propose installing 1,308 caliper inches of new trees, which is more than what the mitigation requires. Site Access: Primary access to the Pulte and Rachel Development lots will come from the future Ravine Parkway. We propose two access points for the Pulte lots north of Ravine Parkway and one access point south of the road for the 70' lots Rachel will be developing and selling to a builder in the future. The Homes Pulte Homes is known for the extraordinary steps we take to ensure that we are designing and building homes that meet the needs and desires of home buyers. You can click this link to learn more about Pulte's homebuilding process: https://www.pulte.com/design/life-tested. We continually contact home buyers and Pulte homeowners for feedback on improving our home designs. It is what we call Life Tested®. Through this intensive process, we have conceived and incorporated innovative features such as the Pulte Planning Center, the Everyday Entry, Super Laundry, Oversized Pantry, and the Owner's Retreat. This exhaustive process has played a significant part in Pulte's success in "Building Incredible Places Where People Can Live Their Dreams." In striving to continually be in lockstep with the home -buying public, we update the design of our homes frequently. These changes are driven by the desires and tastes of the home -buying public through the process described above. The homes that will be built are outlined below. The townhomes will range in price from the mid to high three hundred thousand range. The Pulte homes on the 575 lots will range in price from the low to mid five hundred thousand. Rachel Development will retain ownership of the (10) 70' lots. The builder of the ten homes has not been selected yet. Pulte and Rachel Development are partnering in this neighborhood to offer a variety of homes in various price ranges to meet the market's wide range of buyers. Townhomes — 84 Units • 1,883 to 2,020 square feet • 2 to 4 bedrooms • 2.5 bathrooms • 2-car garages • 2-Stories 57.5' Lots — 89 Homes • 1,949 to 2,645 square feet • 3 to 4 bedrooms • 2 to 3 bathrooms • 3-car garages • Multi -Level 70' Lots — 10 Homes • The Builder for the 10 homes has not been selected yet. Conceptual Home Elevations Please see the pages after the "Summary" section for the proposed Pulte Homes renderings. Energy Efficiency The homes that Pulte will be constructing will have extremely high energy efficiency. Each home is tested using the Home Energy Rating System (HERS) index, which is the industry standard for measuring energy efficiency. Heating, cooling, and water heating constitute the largest cost of homeownership outside of the mortgage. The U.S. Department of Energy has determined that a typical resale home scores 130 on the HERS Index while a home built to the 2004 International Energy Conservation Code is awarded a rating of 100 (lower is more energy efficient). Pulte Homes measures the HERS score of every new home constructed. The average HERS score for our homes runs in the range of 47 to 53. We are building extremely energy -efficient homes that dramatically exceed the International Energy Conservation Code threshold. Phasing & Schedule The City of Cottage Grove application schedule suggests that staff review and possible planning commission and council consideration would occur as follows: Preliminary plat approval early 2025 Site development spring 2025 Pulte model home opens late 2025 Ph 1 first closings early 2026 Full build of all homes late 2028 — early 2029 Summary The proposed community will consist of 183 homes. Our application requests a rezoning and preliminary plat approval. We look forward to working with the City Commissions, Council, and staff as this application progresses through the review process. We respectfully request the City's support of this application. Thank you for your consideration. 10 46 ALLIANT ;aayS aanoO 1a33!wgnS 3ald AJL'ulwllaad elosauuiW'MOAD e6elloo ;po;sia;loM _ J a z 0 u i I Iz m 0 N O' y i � o m 0 v q ogwHzoa o�>oq°off z¢ool y000 ow Hwo°a z>o���qo W nnalnaanp - uald suol;lpuoO 6ul;slx3 1.LU1L,33!LugnS Wid iGeuluallaadO �W elosauu,W'anoiDa6elloo ;po;sia;loM moo— o O I O D% 1 1 I� �iD( m �m���Ilm' m� ((e`eH s@@QAQSfti�inoce, „I�I-ioie 7dr� 'a m Z o Q9 N o..,a.....a„o..... ........... ................. ... m,..�,�, a 1�33! 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MEMORANDUM Date: 01/17/2025 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Wolterstorff Plan Review City of Cottage Grove, MN Project No.: 24X.136866 3507 High Point Drive North Bldg. 1 Suite E130 Oakdale, MN 55128 Ph: (6511 704-9970 Bolton-Menk.com This memo summarizes the review of the preliminary plat plans submitted by Alliant, dated 12/11/24. 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. County Comments: These plans were passed along to Washington County for further review related to the work along County right-of-way. Additional right-of-way may be needed in the northern portion of Outlot A; more details to follow. Continued coordination with the City and County will be required for plan approval. Preliminary Plat Comments: Chaat d- 1. The area identified as a "dry basin" is not a public stormwater feature and may have been an old borrow hole. This area should be filled as a part of the site grading so it can be utilized for intended park purposes. 2. A removals plan should be developed for the final plat submittal. Sheet 7: 3. 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. Sheet 8: 4. Ravine Parkway: a. Reverse curvature should be avoided; a tangent between horizontal curves should be provided with a minimum length of 3 times the design speed per the MnDOT Facility Design Guide. 5. Additional right-of-way triangles at Jamaica Avenue should be provided: a. Northwest quadrant of Jamaica Avenue & Ravine Parkway: Provide a triangle with a 75' leg along the Jamaica Avenue right-of-way and a 75' leg along the Ravine Parkway right- of-way. \\Cocg-fs1\Groups\C[TYF[LES\25 C[TYF[LES\004ZA,PP Lochridge 2025-01-27\2025-1-27 Planning Commission\Attachments\136866 Plan Review 2025-01-17.docx Bolton $ Menk is an eoual 0000rtunity emolcver Wolterstorff Review Page: 2 b. Southwest quadrant of Jamaica Avenue & Ravine Parkway: Provide a triangle with a 75' leg along the Jamaica Avenue right-of-way and a 75' leg along the Ravine Parkway right- of-way. Sheet 11: 6. Since portions of the site drain to Lake Robert (DNR 82-83W) and it is functioning as a public stormwater basin, the entire pond HWL should be encompassed in an outlot and dedicated to the City. a. Outlot A of the Waters at Michaels Pointe encompasses a portion of the pond and should be deeded to the City for public stormwater purposes. b. Outlot B of the Waters at Michaels Pointe should also be deeded to the City as it was originally intended (it was used for park dedication and cannot be used for park dedication again). 7. Outlot H: a. Outlot H should be deeded to the City. i. An existing drainageway appears to connect to Outlot H from the west. b. Sheets 12 and 15 depicts B618 curb on the west side of Road B; D428 should be provided for additional homes in the future. c. When sewer and water are constructed per Sheet 35, services should be considered for future lots on the west side of Road B. i. If there is an intent to plat and build homes on the west side of Road B prior to final street construction, services and a ghost plat should be depicted. ii. If there is no intent on building the lots on the west side, then services should be installed with a future development. 8. 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. 9. An escrow will be collected for future trail extension along Jamaica north of Ravine Parkway. Sheet 13: 10. 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 will be reviewed once intersection details and drainage areas are provided, but typically valley gutters are placed when longitudinal grades are less than 2%. Sheet 14: 11. Final plans shall include a signage and striping plan. a. Stop signs: i. Place stop signs on all street approaches to Ravine Parkway. ii. Stop signs shall be provided on Ravine Parkway as it approaches Jamaica Ave (in boulevard and median). Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 3 iii. Road C & D/E intersection: place stop signs on the Road D& E approaches to Road C. b. No Parking: i. Add no parking signs on Ravine Parkway, spaced every 200-300-If maximum. c. No Outlet: Provide a W14-2a (24x6) sign above the street name blades into Road B. d. Median on Ravine Parkway: Keep right signs will be needed on both sides of the median with an R4-7C (24x30) & OM1-2 (18x18) below. e. Speed Limit: i. 40 mph speed limit signage shall be provided on Ravine Parkway. ii. A 30 mph sign should be placed each local road as traffic enters the development. f. Directional lane signs as necessary on Ravine Parkway g. Barricades and future street extension signs shall be provided per city standard details STR-31 and STR-32 at the west ends of Ravine Parkway and Road D. Barricades shall also be placed where sidewalk or trail terminate. h. Markings: i. All lane lines to be ground -in multi -comp on Ravine Parkway and Jamaica Ave ii. All symbols and crosswalks shall be ground -in paint 12. Northbound left turn lanes and southbound right turn lane off of Jamaica Ave will need to be provided for access to Ravine Parkway. 13. Ravine Parkway & Jamaica Avenue Pedestrian Crossing: a. The Jamaica Avenue median on the north side of Ravine Parkway will need to be opened to allow an east -west pedestrian crossing and refuge. A concrete median nose should be provided in front of the pedestrian refuge. i. The south median may need to be adjusted as well to accommodate the pedestrian crossing. ii. Additional lighting should be evaluated to illuminate the pedestrian crossings, such as additional cobra head style lighting. b. For clarity, depict the existing features on the east side of Jamaica: i. Existing streetlights at Ravine Parkway and Jamaica Avenue ii. Existing trails and pedestrian ramp on the southeast side of Ravine Parkway and Jamaica Avenue. 14. Construct curb and gutter from Ravine Parkway beyond the trail to the park drive. 15. Provide 30-ft radii from all Ravine Parkway connections to local streets or park. 16. Ravine Parkway layout: a. Ensure the median approach to Jamaica matches that to the east of Jamaica Avenue, including Ravine Parkway monuments in median. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 4 ghost 1 S• 17. The City does not want boardwalks in the trail system; trail should go around the wetland on the northwest side of Lake Robert and the developer should evaluate fill and culverts if needed in the southwest corner. 18. Please demonstrate that the future city park can accommodate a 70'x70' playground area and a 30'x30' park shelter near the parking lot. Sheet 16: 19. The proposed trail appears outside of the surveyed area; keep this in mind as final plans are developed. Sheet 19: 20. For clarity, turn on the proposed right-of-way on future submittals as it appears to be missing on the north side of Road C. 21. Lot 12 Block 4: Please move the proposed private retaining wall out of the public drainage and utility easement. 22. Low area behind Lots 8-9 Block 3: a. Please label the proposed HWL (952.79); the 7.8-ft bounce appears to function like a dry basin with the significant off -site drainage to this depression. Obtain Outlot over the basin and provide a 20-ft wide pond access within the Outlot as well. Sheet 20: 23. Low area behind Lots 22-23 Block 4: a. Label the HWL and provide Outlot over the ponding area, or alternatively, modify the grading and storm sewer to eliminate overland discharge and treat this area like a typical rear -yard low point (preferred solution if possible). 24. 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. It appears that the following do not meet the standards: 1. Lot 3 Block 5 (interim HWL & EOF) 2. Lots 3 & 4, Block 1 (EOF) 3. Lots 6-12, Block 3 (HWL) b. 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. 25. Long retaining wall in D&U behind Lots 2-7 Block 2: a. It is understood this wall likely cannot be located out of the public drainage and utility easement. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 5 i. If it can't be relocated, the developer will need to pursue an encroachment agreement. A common maintenance agreement will also be needed for the lots involved. b. Given the proposed height (6-ft), please communicate how this wall is intended to be built within the limits of this project or if easement will be obtained from the neighboring property. i. For any retaining wall over 4 feet tall, submit engineered drawings to city building division for review. 26. On final plans, please provide lot corner elevations on each lot within the development (e.g. rear corners on Block 5, Block 1, etc.). 27. Outlot H depression: a. Label HWL in the depression b. Label the EOF for the Outlot H depression c. Identify how the drainageway from the west enters the site (culvert connection, overland flow). This drainage way should be depicted throughout the plans for clarity. 28. It does not appear that the entirety of the trail north of the existing homes along 671" Street Bay can be located above the pond HWL as is typically required. a. During final design, make an effort to design as much of the trail above the HWL whenever practical. b. Ensure the trail along Jamaica Avenue is above the Lake Robert HWL; small areas of fill may be required. Cl,__+ 72• 29. Ravine Parkway: a. Please design crest and sag vertical curves in accordance with the State Aid Manual (https://www.dot.state.mn.us/stateaid/manual.html) . 30. Local Streets: a. Ensure all vertical curves meet minimum K values for sag (37) and crest (19) curves. 31. On future submittals, please label the profile elevation of intersecting streets. 32. Final plans will require plan/profile sheets for proposed off -road trails. a. Where possible, keep trail grades to 5% or less to meet ADA standards. If needed, limit the length of 8% grades to 200-If maximum whenever possible. Ch__+ 7A 33. Pond 1: a. Pond depth: for the purposes of city maintenance, please provide an 8-ft maximum depth. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 6 b. Provide a 10-ft wide access route at 1:6 maximum slope down to pond maintenance bench (932-929 contours). Ensure all ponds depict contours that meet the 1:6 maximum slope around the entire access route. c. Weir wall thickness and reinforcement requirements will be reviewed and provided during final design, and once all stormwater requirements have been met (all ponds). d. The borings do not appear to extend below the bottom of the proposed basin, and the liner is depicted with a minimum thickness of 12". Should bedrock be encountered, a recommendation shall be provided to the city by the geotechnical engineer; for example, Braun has recommended a 2' liner over bedrock in the past. In addition, the liner shall have a minimum separation of 3-vertical feet to bedrock. e. The city will require a minimum 12" topsoil layer over any constructed clay pond liner. 34. Pond 3: a. Refer to Pond 1 comments. 35. Provide a 5-ft minimum horizontal distance at a 6H:1V maximum slope immediately adjacent to a pedestrian facility (trail) if the adjacent slopes are steeper than 4H:1V. a. The trail with berm section should be modified accordingly. b. Identify where the 5-ft berm is located; it appears the berm is consistently wider on the grading plan. Sheet 28: 36. Please note on the plans that maximum impervious surface coverage for single family lots is 50% and maximum site coverage for attached dwellings is 40% total impervious. Sheet 32: 37. The scale bar appears incorrect. Sheet 33: 38. Hydrants: a. The Fire Marshall has reviewed hydrant locations and provides no further comment. 39. Valve locations: a. Ensure valve placement achieves an isolation of 20-25 homes maximum. i. The multi -family area should be adjusted accordingly. b. Coordinate with comments on Sheet 34 related to Ravine Parkway. 40. Lot 12 Block 2 & Lot 1 Block 3: Evaluate if the lots will be buildable. a. Identify if grading is required on the adjacent property, and if not, how far the permanent street can be constructed. Final plans to clarify limits of grading, utility construction, and street construction. i. Curb is depicted to the adjacent property line, as the city prefers that permanent curb be constructed adjacent to all lots being developed. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 7 1. Utilities shall be extended beyond permanent street section. 2. Therefore, utility stubs should be provided into the adjacent property to the west. These stubs should be extended far enough as to not disturb the existing street when connecting. Drainage and utility easement should be obtained to cover these utility stubs. b. Snow storage from street plowing should be considered when placing the driveway and placing the driveway on the east side of the lot should be evaluated. 41. On final plans, please show service information on each lot (wye station, curb box elevation, sewer elevation at upstream end of service, top of riser elevation if applicable). a. The minimum riser height shall be 3'. Sheet 34: 42. Sanitary Sewer future stub location and elevations: a. North stub on Road D should be an 8" at an elevation of 954. b. Southern stub at Ravine Parkway should be a 12" at an elevation of 919.00. c. There is an existing 18" stub just west of Jamaica Avenue that will be connected to. A new 12" sewer could be provided along Ravine Parkway. 43. Ravine Parkway Watermain: a. Eliminate the valve west of tee at Road B/Road C since a valve would be added with a future extension. b. Valve on Ravine Parkway east of tee at Road C/Park Entrance: move valve to west side of tee. c. Please provide an irrigation stub to the Ravine Parkway median west of Jamaica Avenue. 44. City Park: provide a 6" service into the park, extending 15-ft beyond the Ravine Parkway right- of-way along the entrance drive. 45. A watermain loop is needed to serve the development. A single point of service is essentially depicted along Ravine Parkway at Jamaica Avenue. To remedy this, the 8" main along Jamaica should be run to the Road C/Ravine Parkway intersection, with a new tee just west (approx. 20- If) of the Ravine Parkway tee by the park entrance & Road C. a. This loop should be provided in the southern portion of right-of-way away from the 12" main. 46. Please confirm which HOA outlots (A,D,E) will be irrigated. a. Irrigation services shall conform to SER-12 and SER-13. Please note that the service shall be 4" DIP with a gate valve. Sheet 39: 47. Review and resubmit drainage areas for each catch basin. Please review each catch basin's potential to accept water and eliminate unnecessary infrastructure or utilize manholes when appropriate. For example, CB-525 is basically at the high point of the street. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 8 a. Could the low point be moved from the location of CB-526 to CB-257. With reconfiguration of the storm layout, a structure and some pipe may be able to be eliminated. b. The city would rather have manholes to turn corners instead of catch basins if not needed for drainage capture. 48. CBMH-522 to CBMH-501 a. The city prefers to locate larger diameter mainline storm sewer in the street versus being routed entirely through backyards (reroute 522-501 to 522-502). b. Rear yard storm sewer: the city restricts rear yard storm sewer to a 300-ft maximum length of run for jetting. i. Reevaluate the storm sewer layout once the larger main is relocated into the street. Sheet 41: 49. Overland discharge: a. FES-3001 is terminated at the wetland delineation and not the edge of water. Please revise such that pipe extends to the normal water level of Lake Robert. b. Similarly, FES-900 is proposed to have a long overland discharge route. i. The City will entertain three options for western side of Pond 3: 1. Eliminate the 36" pipe heading east from Outlot H between Lots 1 and 2. All flow from Outlot H would go north then east and discharge into Pond 3. 2. Keep both pipes (one to north, one to east) leaving Outlot H. Route 36" pipe heading west into Pond 3. 3. Route 36" heading east from Outlot H all the way to NWL of Lake Robert. c. New discharge locations, as well as other excavation or fill below the OHW (921.53) may require a DNR permit and should be investigated. If dewatering is needed for construction, a DNR appropriation permit may be required. WCA permitting will be needed if there are temporary or permanent impacts within the wetland. Sheet 42: 50. RCP and PP pipe locations will be reviewed when plan/profiles are provided. 51. Storm sewer schedule: a. R-3067-VB castings shall be used at low points b. 27" diameter structures are not allowed; conform to city detail plates. c. A column should be added to identify which city standard detail should be followed for each proposed structure, such as STO-5. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 9 CL.....4 A A. 52. The City Forester will review the landscape plan for details related to tree species and planting locations. List the following restrictions on the plan sheet 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. 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 i. Boulevard trees and trees within City outlots should conform to the attached approved species list. 53. The City Council will be discussing whether to continue to provide boulevard trees in front of lots; this item will be discussed at council on 1/22 and further direction will be provided afterwards. a. Not all corner lots have 2 boulevard trees (Lot 1 Block 5 on sheet 46). b. Some lots have more trees and should be limited to 2 on corner lots (Lot 30 Block 4). Sheet 45: 54. Ravine Parkway should depict sod with an HOA owned and maintained irrigation system in the boulevard. Sheet 46: 55. A 6-ft high fence with min. 50% opacity is depicted along Jamaica Avenue on the east side of Pond 2. Fence is not necessary, but if desired by the HOA the fence is not allowed in public outlot or right of -way and should be located entirely on HOA property. a. This same fence is also labeled by Lot 1 Block 8 but is not visually depicted; please confirm the intent. 56. Planning staff have provided the following comments: a. The Landscape Plans (Sheets 46 and 47), should show 3 trees plus 1 boulevard tree on the following lots: i. Lot 25 Blk 5 ii. Lot 7 Blk 5 iii. Lot 5 Blk 5 iv. Lot 6 Blk 2 v. Lot 2 Blk 2 Bolton & MRr,, I❑ an r-.qua'. cpportunity employcr. Wolterstorff Review Page: 10 b. The following lots need 3 trees plus 1 boulevard tree on each abutting street: i. Lot 11 Blk 2 ii. Lot 11 Blk 4 iii. Lot 1 Blk 2 iv. Lot 1 Blk 4 c. The requirement for 3 trees per lot plus street tree(s) comes from 11-3-12 D of the Cottage Grove Code where Single -Family Dwelling lots 60 feet wide or less must have 2 trees per lot. On lots greater than 60 feet wide 3 trees are required per lot, no less than 2 different species. Sheet 48 states 70-foot lots require 3 rear yard trees. Sheet 57: 57. Attached to this memo are preferred street light locations and other streetlight comments. a. Streetlights shall be placed on the sidewalk side of the street (Road E, Road C). 58. This development shall use city standard detail LGT-8 instead of LGT-7 for light fixtures within the development. Ravine Parkway lighting shall be per city detail LGT-10. Stormwater Comments: 59. Rate Control: a. The proposed conditions outflow from Lake Robert increases in the 100-year event. Please work to achieve rate control at the Lake Robert outlet or explain why this is not feasible. Storm Existing Conditions Lake Robert Outflow (cfs) Proposed Conditions Lake Robert Outflow (cfs) 2-year 4.63 3.16 10-year 15.18 13.58 100-yea r 42.02 46.9 60. HydroCAD: a. The Lake Robert OCS Orifice is simulated as a 24" diameter vertical orifice rather than a 54"x18" vertical rectangle. Please update the model with a 54"x18" rectangular orifice, per city detail STO-23, and discharge coefficient of 1.0. b. The HydroCAD model simulates the NW Low Point as a 60" horizontal orifice connected to a 36" storm drain. Sheet 42 indicates an R-4342 casting is proposed. This casting has only 2 sq. ft. of opening and is much smaller than the 60" diameter orifice simulated in HydroCAD (19.6 sq. ft.). Please update Sheet 42 to a larger grate casting and simulate the open area provided by the casting. Please also simulate in HydroCAD the 36" storm drain along the full length from CB528 to Pond 1. c. Drainage Area S2 is not shown on the Proposed Interim or Full Development conditions drainage area maps. Please add the S2 Drainage Area to the maps. d. DA S5 is shown as 14.76 acres on Proposed Interim and Full Development Maps but the HydroCAD PDRN Developed condition model simulates this area as 15.84 acres. Please be consistent between the maps and models and explain whether this drainage area varies. Dolton h Menk b7 an cpportonity employer. Wolterstorff Review Page: 11 e. Drainage Areas: The HydroCAD model of Existing and Interim conditions includes 168 acres and does not equal the Proposed conditions model of 155 acres. The P8 model simulates existing and proposed drainage areas of 237 acres. Please update the models to be consistent or explain why the simulated areas vary between conditions and between HydroCAD and P8. 61. Water Quality Treatment: The stormwater narrative report states that proposed conditions include 19.95 acres of net increase in impervious requiring 712,427 cf of volume abstraction. The listed volume includes a typo and should be corrected in the narrative to 72,420 cu. ft. +/-. Sheet 27 lists the new impervious as 19.6 acres. Please be consistent between the narrative and plans. The P8 models submitted follow outdated SWWD guidance and don't match the current SWWD requirements. Please update the P8 models to be consistent with the current SWWD guidance: For water quality analyses using the MIDS or P8 models, the South Washington Watershed District (SWWD) Standards Manual (November 2023) includes required adjustments to the MIDS and P8 models: Model Parameter Required MIDS Retention Requirement 1.0 inch MIDS Total Phosphorus EMC, Change from Default 0.3 mg/1 0.31 mg/1 P8 Precipitation and Temperature Files Download modified .pcp and .tmp files from District website P8 Start Date 1-1-1971 P8 Keep Date 1-1-1971 P8 Stop Date 12-31-2000 P8 I Number of passes through the storm file 5 P8 Impervious Depression Storage 0.1 P8 Impervious Runoff Coefficient 0.9 P8 Max infiltration rate 0.8 inch/hour P8 Phosphorus Event Mean Concentration Nurp50 particle file P8 Total Suspended Solids Event Mean Concentration Nurp50 particle file The Standards Manual is available at the link below: SWWD Standards -Guidance -Manual Final 11062023.pdf (swwdmn.org) 62. Pretreatment: Sheets 39 to 41 show sumps on most storm drains prior to discharge to ponds. Please also provide a sump for CBMH 1001 shown on Sheets 40 & 41. 63. Pond Design: The Pond 3 permanent pool is 8 times greater than would be required by permanent pool sizing based on the 2.5" storm runoff for on -site areas. The permanent pools don't need to be sized for off -site runoff. The permanent pool could be sized for the Wolterstorff site and off -site flows could be either bypassed or routed through the ponds. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 12 i. Please evaluate ways to reduce the permanent pool. If flood storage is necessary, a flood bench adjacent to and above the permanent pool could be created, with the HWL area largely the same. Total live storage volume available for Water Quality treatment is listed in the stormwater narrative as 278,138 cu. ft., however, this value is summed incorrectly in the table and should be corrected to 462,687 cu. ft. (well in excess of the required water quality treatment volume for the site of 72,420 cu ft). Short Circuiting: Please work to reduce short circuiting at FES 300 and FES 700 in Pond 1 and at FES 1000 in Pond 2. 64. Floodplain: The existing conditions stage vs. area and storage table for Lake Robert indicates that available storage between elevation 919.39 and 926 is 124.1 acre-feet. In the proposed conditions, the available storage within Lake Robert is being reduced to 113.3 acre-feet. The floodplain storage table on Page 6 of 7 in the stormwater narrative indicates that by including the live storage within proposed Pond 3, there will not be a loss in floodplain storage. i. The table in the narrative shows 126.3 acre-feet proposed within Lake Robert and Pond 3, but the surface areas listed in HydroCAD indicate less storage (124.1 acre-feet). The surface areas listed in the proposed Floodplain table do not match the HydroCAD for Lake Robert and Pond 3. Please verify the storage calculations for the proposed conditions in the floodplain table match the HydroCAD model. ii. Sheet 15 shows the FEMA Zone A Floodplain that lies within the proposed Pond 3 and indicates that Interim and Proposed HWL's for Lake Robert will increase from 925.03 (Existing) to 925.11 and 925.56, respectively. Please work to avoid increasing the HWL of Lake Robert as no additional impacts to the existing homes on the south side of the lake will be allowed. 65. The DNR advised a CLOMR/LOMR is required because the floodplain boundaries are being changed by the proposed grading and the base flood elevation (BFE) has increased over 0.5 feet (as shown in the hydraulics completed for the city outlet construction project). Upon final design, please plan to work with the city on a CLOMR/LOMR submittal to FEMA. Lot 2 Block 1: The current Zone A floodplain extends onto the house pad (See Sheet 21). Without submitted documentation that the floodplain has changed, this house would officially be within the floodplain. 66. Wetland Buffer: Continued coordination with the South Washington Watershed District regarding requirements for paved trails within Wetland Buffers will be required for plan approval. 67. Freeboard: a. Refer to comments on Sheet 20. Balton & Menk is anequal opportunity employer. Wolterstorff Review Page: 13 68. Rational Design: a. The rational design spreadsheet states that the design storm frequency is 10 years, but the intensity values match an Altas 14 5-year design. Please update the spreadsheet text to indicate "5-year" design intensity. b. Please include the 100-year ponded discharges from Ponds 1, 2 and 3 and the NWLP and OHLP within the rational design spreadsheet and include the 5-year design catch basin inflows from on -site and 100-year off -site flows that are expected to be collected and conveyed through the trunk storm drains. For example, flows from the northwest that will be collected and conveyed from CB 528 to FES 500, and flows from the west collected at FES 806 and FES 903. 69. Wetlands: The South Washington Watershed District will act as the Local Government Unit (LGU) for administration of the Wetland Conservation Act (WCA). Please provide copies of any permitting correspondence to the city. 70. SWPPP: We reviewed the SWPPP using the MPCA Construction Stormwater Permit checklist. Please consider the following additions to the SWPPP: a. Document training for trained individuals b. Add detail in narrative about pipe outlet energy dissipation. c. If dewatering or backwash water activities are planned, they need to be noted in the plans. d. Add to inspections: Rainfall amounts must be obtained by a properly maintained rain gauge installed onsite, or by a weather station that is within one mile or by a weather reporting system. Observe any discharge that may be occurring during the inspection. Discharge should also be described and photographed. e. Add plan for portable toilets on site. Add to maintenance: All sediment deposits and deltas must be removed from surface waters (including drainage ways, catch basins, and other drainage systems) and the removal areas restabilized within seven days. Sediment on paved surfaces must be removed within one calendar day of discovery. 71. Models and CAD Files: Please note that digital copies of the final version stormwater models (Hydro CAD) 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. Balton & Menk is anequal opportunity employer.