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Home My WebLink About1998-12-16 PACKET 08.A.FtEQUE sl" �F CI� COUNCIL AC`flON �C7UNC(L AGERIDA IJlEETING 6TEtv1 # CYATE 12/16(98 � • � ° PREPARED BY: Community Clevelopment Kirrr Lindquist ORdGlNATdNG DEPRRTPv1ENT STAFF AUTFi0F2 �.e�s.��..��.�tr..��a��....aR*a�«��ffi » �..��...� ��I+I�I�L�71�=[�[i7�i 7�i�1i13.'3� �4pprave 4he preliminary plat application by K.DK Properties, LLC for the development af a residentiai subdivision known as "Galiant Oaks Addifion.° The plat consists of 15 lots for unattached singie-family homes. , . � �� • : Adopt a resolution approving the prelimianry piat named "Gallant Oaks Addition." BUDGET (MPLICATION $ N!A $ N/A N/A BUDGETED AMOUNT ACTUAL AMOUNT FUNDING SOURCE ADVISORY COMMISSION ACTION ►:� ■ ■ ■ ■ �� -I•�� . �, . . : •- ....� .�� . . . �� I, �. • '�, . . :. • M.- DATE REVIEWEd 11 /23/98 ❑ ❑ ❑ ❑ a ❑ ❑ APPROVED � ❑ ❑ ❑ ❑ ❑ ❑ DENIED ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTItJG DOCUMENTS � fiIiEP�iviLE�Er2: �iemn from Jnhn PvScCc��l dated 12i8/98. � RESOLUTION: Draft ❑ ORDINANCE: ❑ EfVGIPdEERING F2E�OfVIf�ENDAI'IOId: ❑ LEG,4L RECOMIVIENDATION: � OTHER: 1. Planning Staff Repor4 2. Excerpt fram the unapproved minutes for the Planning �ammission's meeting on 11l23/98. RDMINIS�RATORS CONIMENTS�: / ; �� i / ��, r' � � - � � > . ,� : �� #y Administra�ar � Date $$# O *$ 3$ 6'8 # O b R% tr 4 9 b 1tr 4'R 9 A M� 0# d k R ## Q A# Q 4'& rt tr& N R b 6$ �C)U�1�IL ACl"IOhd 1�AKEf�: [� APPf2C7`/EI� ❑ �EPdi�C7 ❑ C7�ft-{E3� MEMORANDUM TO: Honorable Mayor and Council Members Ryan Schroeder, City Administrator FROM: John McCool, Senior Pianner DATE: December 8, 1998 RE: Gallant Oaks Addition - Preliminary Piat Approval Introduction KJK Properties, L.L.C. has filed a preliminary piat application to develop 15 lots for unattached singie family homes. The plat is named "Gallant Oaks Addition." The applicant plans to begin development next spring. A copy of the preliminary plat approved by the Planning Commission is attached. Background The Planning Commission held a public hearing at their regular meeting on November 23, 1998. At this meeting, two neighboring property owners voiced their concerns for the impact they believe this project might have to wildlife in their neighborhood. They requested the developer to consider planting additional trees and/or instail fencing along the common boundary line. Planning staff reported that the revised pre{iminsry plat complies with the minimum requirements of fhe City's Zoning and Subdivision ordinances. It was pointed out that 82 percent of the significant woodland (4"-6° boxeider trees) in the southeast corner of the project site is proposed to be removed, which exceeds the 40 percent tree removal allowance per the requirement of the City's Tree Preservation Plan. The developer offered to transpiant as many trees as possible to other locations within the piat. The Planning Commission determined that the revised preliminary plat complies with the development standards required by city ordinances and therefore approved the preliminary plat. The recommended plat approval is subject to conditions drafted in the attached resolution. Honorable Mayor and City Councilmembers Ryan Schroeder, City Administrator December 8, 1998 Page 2 DisCUSSion The developer has informed staff that they are negotiating with Ken Wenzel (property owner east of the proposed development site) concerning the possibility of constructing sanitary sewer and water across his property instead of connecting to existing systems in Indian Boulevard. This is the preferred utility alignment by the City and developer. Staff advised the developer that it is their responsibility to secure the public utility easement(s) across Wenzel's property if he agrees. City approval of this prefiminary plat is not contingent to the developer acquiring the public utility easement across Mr. Wenzel's property because the utility connection as proposed in the preliminary piat submittal is an acceptable route. The applicant was asked to submit a revised landscaping plan showing a significant reduction or mitigation to the boxeider woodland. This information was not availabie at the time this memorandum was prepared and therefore staff is unable to comment how the developer plans to comply with the City's Tree Preservation Ordinance. If Council is agreeable, additional time couid be granted to the developer in preparing a tree replacement plan that is consistent with similar projects approved by the City in the past. At the time a final piat application is filed, details of this pian can then be presented to the City Council. In the interim, staff will continue to work with the developer in developing an acceptabie plan. Recommendation It is recommended to adopt the draft resolution approving the preliminary plat named "Gallant Oaks Addition" as recommended by the Planning Commission, subject to the eonditions stipulated in the attached draft resolution. RESOLUTION NO. 98-XXX RESOLUTION APPROVING THE PRELlMiNARY PLAT KNOWN AS GALLANT OAKS WHEREAS, KJK Properties, L.L.C. has filed a preliminary plat application proposing to develop a residential subdivision known as "Gallant Oaks". This plat consists of 15 lots for unattached single family homes located on property legaliy described as: That part of the Northeast Quarter of Section 9, Township 27, Range 21, Washington County, Minnesota, described as beginning at the intersection of the north line of said Northeast Quarter and the west line of the East 1,332.50 feet of said Northeast Quarter; thence southerly along said west line 727.79 feet more or less to the north line of Outlot B, Pinetree Pond Seventh Addition according to the recorded piat; thence westeriy along said north line 599.07 feet to the east line of Biock 8, Pinetree Pond Seventh Addition; thence northerly along said east line 437.79 feet to the south line of the North 290 feet of said Northeast Quarter; thence easteriy along said south line 149.45 feet to the west line of the East 1,781.50 feet of said Northeast Quarter; thence northerly along said west {ine 290.01 feet to the narth line of said Northeast Quarter, thence easteriy along said north iine 449.01 feet to the point of beginning, except the west 220.00 feet of the east 1,552.50 feet of the north 375.Q0 feet of said Northeast Quarter. WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet af the proposed development site and a public hearing notice published in the South Washington County Builetin; and WHEREAS, the Planning Commission of the City of Cottage Grove heid a public hearing and reviewed this preliminary piat appiication on November 23, 1998; WHEREAS, testimony from the applicant and general pubYic was received and entered into the public record; and WHEREAS, the Planning Cammission determined that the proposed preliminary plat compiies with the City's Zoning and Subdivision Ordinances and unanimously approved the preliminary plat, subject to certain conditions. Resolution No. 98-XXX Page 2 NOW, THEREFORE, BE IT RESOLVED, that the City Council for the City of Cottage Grove, Washington County, Minnesota hereby approves the preliminary piat known as Gallant Oaks; subject to the following conditions: 1. The developer shail submit final drainage, grading, erosion, and utility plans for City staffs review and approval prior to a grading permit being issued by the City. 2. All emergency overFlow swales must be identified on the Grading and Erosion Control Plan. 3. All drainage and utility easements and all public right-of-ways as recommended by the City shail be shown on the final piat and dedicated for public purposes. Each lot shaii have a 10-foot utility and drainage easement platted along rear and front lot lines and adjoining right-of-way and 5 feet in width for side yard lot lines, or as otherwise recommended by the City. 4. The final grading plan must be reviewed and approved by the Watershed District and the Minnesota Poliution Control Agency (MPCA). Prior to the grading permit being issued by the City, the Developer or their grading contractor must obtain a Nationai Pollutant Discharge Elimination Construction Storm Water Permit from the MPCA. A copy of this permit shall be given to the City. 5. A pre-construction meeting with City staff, developer, and the developer's consultants shall be conducted before grading commences on the site. The developer/grading contractor shail provide fhe City with a project schedule for various phases of construction. A financial guarantee for erosion controi, site grading, and street sweeping must be accepted by the City before a grading permit is issued. 6. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning HandbooK' and the conditions stipulated in Section 23-36, Erosion Control During Construction of the City's Subdivision Ordinance. 7. The developer shall enter into a subdivision agreement with the City of Cottage Grove for the instailation of and payment for all pubiic improvements in the subdivision, pursuant to Section 28-18 of the City's Subdivision Ordinance. 8. A"STOP" sign shali be instailed on Isieton Avenue that intersects 70th Street. The City Pubiic Works will install said sign and the developer shall be responsibie for the City's costs of these signs. 9. The dimensions of each lot shail be verified on the final plat and a list containing the square footage for each lot shail be provided to the City. Resolution No. 98-XXX Page 3 10. Preliminary plat approval shall be granted for a period of one year from the date of City Council approval. Prior to the one-year expiration date, the City may consider extending the approval period or may require the submittal of a new preliminary piat appiication for the undeveloped portion of the property. 11. A barricade shali be installed at the end of the dead-ended street. Mounted on the barricade shali be a sign providing notice that this street is planned to be extended in the future. 12. fndividual access to or from any platted lot adjoining 70th Street is prohibited. 13. Cash payment in lieu of land dedication shall be an amount required by the City's Subdivision Ordinance (Section 23-26(c)(2)) at the time of final plat approval. Presently, this park fee in lieu of land dedication is $1,000.00 per lot. 14. The development costs for pubiic improvements of the developing phase shail include payment of the street lighting utility charges for a twayear period and payment of sealcoating the pubiic streets for the first time. These items will be included in the "petition items" of the subdivision agreement. 15. Subdivision monument signs shail only be placed on private property and not on public right-of-way. If sucti a sign is erected on private property, the developer is responsible for advising the buyer of the lot that the continued maintenance of this sign is the responsibility of the owner or tenant of the property. if the owner or tenant decides to remove the sign, it shali be at the owner or tenant's expense. The City wili not participate in the cost of its removal. It is recommended that if a subdivision monument sign is planned for this project, it should be constructed on private property before any parcel is soid. 16. A financial guarantee in an amount equal to 150 percent of the estimated cost for the instailation and materials to complete all required landscaping. The estimated cost figure shall be provided by the developer and approved by the Community Development Department. 17. Ali landscaping and site improvements shall be cnmpleted within 360 days after site grading has been completed. No trees shali be planted within the 70th Street right-of- way. 18. An eight-foot wide bituminous sidewalk is constructed from isleton Court to the south boundary line of Outlot A. This public walkway shall be constructed at the sarne time the streets are constructed. 19. Approvai of the preliminary piat is based on 17-peak hour trip aliocation for this project and conditioned upon the compiiance of the City's APFO. Resolution No. 98-XXX Page 4 20. Lot 1, Block 1 shall have a minimum lot width of 85 feet as required in Section 23-29(I) of the City's Subdivision Ordinance. 21. The existence of any abandoned well shall be capped and sealed in accordance to State laws and appropriate records submitted to Washington County and the City's Public Works Department. 22. Lot 1, Block 3 shall have a 30-foot minimum rear lot line as required in Section 23-29(0) of the Citys Subdivision Ordinance. 23. A legal description describing the area designated for a temporary turn-around shall be prepared and a temporary roadway easement agreement benefiting the City shall be signed by the IandowneNdeveioper. 24. Fencing or similar barrier shall be installed around ail tr2es that are to be preserved prior to any grading activity on the site. 25. The Developer shail contact the City's Historic Preservation O�cer prior to grading for purposes of photographing farmstead remnants, certain landscape elements, and measurements from mature oak trees that are to be removed from the site. Passed unanimously this 16th day of December, 1998. John D. Denzer, Mayor Attest: Caron M. Stransky, City Clerk / � �' � . .� ./ � �. �•: • . � � • . PUBLIC MEETING DATE: 11/23/98 TENTATIVE COUNCIL REVIEW DATE: 12/16/98 APPLICATION APPLICANT REQUEST: KJK Properties, L.�.C. Approval of a preliminary plat application for a proposed 15-lot subdivision named Gallant Oaks. SITE DATA LOCATION: ZONING: CONTIGUOUS LAND USE: South of 70th Street and approximately 225 feet east of irvin Avenue R-3, Single Family Residential NORTH: Woodland EAST: Residential SOUTH: Residential and NSP easement WEST: Residential SIZE: 7.11 acres i7�i 2.8 units per acre RECOMMENDATION Approval, subject to conditions stipulated in this staff report. � _ � . � . � . . F:\GROUPSIPLANNING\1998\PCREPOR'11Gallant Oaks PP98-42 cover.doc p !' r {FV C�I \ � �\w �� A 1 y � tI � I I � � �'. �� 1�J 4?�� L�_� �� 1 r J �t � I � v �.'°° 1 ��;� <, -� i ;�� b'� ' ' �� 1�°� � , �� , � 1 , , �e�.+; ,. � - '�� r`�- ,� . b � "° �� /' si � .t.°� . � .I.r� � ,�'. � 1 �L��t,�' � � � � 71 {a I F'i..�� a s .� a � j i� ; � �� l �`" ��i y� � � ��j,l� , ; i� . ? . e: ..'1 s i l .. I� _ `� � i � � a � :� d � i � r � �.�� i; : E r �` ( {�F ,��Li1 .s �r: ,� . �---�%��,�Y .., . .. �14 . � � �.•s�; � � � i* p.,. � ti ' �i I�'$ ` ��-� b 3 � 8' � P I Z�$�.�_��iu. ° l�t ��. ' �� ;' r , / BI�F—�'" ., � � ... I �I 1 .0 ��e.�,. ..iC� � . �� M� I J �� f � �7 � e r � ': $� — '�17 � i �p� l as-� � � c�i.�Cnl?Lg-��=� /`el �...I�§fy`_y1. � I &1 � �\'\;�is,�, i'� � ��.;� C�s . �€�� " b�s� � � l f�,��.�-�'. �� f I� Q Q T � a � � � �� '-. �S'� �� . /�' f 3�� 4�� \7 � F ' I ��' 1 47`�� c zy"�' ! I ass 1 x i I I �, `= e ��Il3 i i� � `� � � [f�/� /, � � � ,' .,1� �.�R�� i i 1� o o fr si =1 i � i r . °'S . :fj� e _ ..I.. .I 6 C� I'It 1.: E D ___ gJ s m ,; � 9'Tfr` � ' ° �, i _ l"1' ; � 0 ` ` 18� ��t � � � le�x -� �, �� I'L'�� I 1 4]' 8, )�c�.lf _�E� � !�1�� r ��..�� F { y 6 k� � _ I; � � .� _ � �� )-. j xi . i s_��I i. �. � � y� �.. q s � � : � � i T � _-� ;* J � f � I � ��q rd�:i ci �i � x I . a �� { -a � ��i�aiajv �� V�'e�8818�¢ . "�� 1� �� r .��=T��Y� �-i \ � � � � � �� :� � ,., �..; � "�\(� i - N-� � � i ' � s l �'�� ^� __._ �_ �' � . i o S � ..^.'d:_!1 � o c i ➢ T . B J si-ly-lej, � � . . _ .;t:_i°I.!_ � � - I o ;Ig i' n I _a PLANNING STAFF REPORT CASE NO. PP98-42 NOVEMBER 23,1998 1:7:Z•Ili�� KJK Properties, L�C is requesting approval of a preliminary piat application to plat 15 lots for unattached single family homes. This proposed residential subdivision will be named Gallant Oaks. A copy of the preliminary plat is attached as Exhibit A. � �• � This 7.11-acre tract of land has been in the Metropolitan Urban Service Area (MUSA) since the adoption of the 1982 Comprehensive Plan. The future land use maps for the 1982 and 1994 Comprehensive Plans have aiways designated this property for low-density residential land uses. The proposed subdivision is located on real estate property that became a separate taxing parcel in 1995 when the City approved a rural subdivision application. The landowner in 1995 subdivided the 9-acre parcel into 1.89-acre and 7.11-acre parcels. The existing single family dwelling on the original parcei is located east of the proposed plat. Tim Thone of Thone Homes and Developers, inc. initially proposed subdividing this tract of land eariier this year. In fact, public hearings were scheduled for the Planning Commission's regular meetings for June and July, but Mr. Thone formally withdrew his application prior to the July 27 meeting. Neighboring property owners were mailed a notice that a new application and development pians wili have to be submitted to the City for review and another public hearing natice wou�d be sent 70 #he afFeeted property a�rners. 1:7A_\�I�fl�[r7�i� • : _ • ► . Compliance with Ordinance Requirements The development standards for the R-3 District require a minimum lot area of 10,000 square feet and a minimum lot width of 75 feet. The dwelling structure is required to have an interior side yard setback a minimum of 10 feet and detached or attached garages must be a minimum 5 feet. The preliminary plat provides an average lot area of 15,444 square feet and an averaged lot width being 94.7 feet. The overall plat layout exceeds the minimum development standards required in the R-3 District and ali lots meet the minimum standards, except the lot width for Lot 1, Block 1 and rear lot line for �ot 1, Block 3. The site density of 2.8 units per acre is Pianning Staff Report Case No. PP98-42 November 23, 1998 Page 2 consistent with the low-density designation of the Comprehensive Plan and the provisions stipu(ated in the Zoning Ordinance. The right-of-way width for all locai streets and cul-de-sacs comply with the minimum require- ments specified in the City's Subdivision Ordinance. The minimum lot frontage requirement for cul-de-sac lots (60 feet) compiies with City requirements. The 75-foot lot width for Lot 1, Block 1 is required to have an additional 10 feet because iYs a corner lot and a minimum rear lot line of 30-feet in width shall be provided for Lot 1, Block 3. With these exceptions, the preliminary plat does comply with zoning and subdivision requirements. A summary of the recommended changes to the preliminary plat is highlighted in the "Recommendation" section of this report. Property Characteristics The site appears to be have been once a farmstead site, but because of its inactive use, has become wooded with very large bur oaks (13" — 36" trunk diameters} and groups of young aspen, black cherry, ash, appl2, boxelder, and a few spruce trees. An old building foundation is centrally located on the property and a four-foot high wire fence is Iocated on the northern portion of the site. The Natural Features Plan (Exhibit B) shows a portion of this fence en- croaching upon property on the west and east sides of the proposed site. Preliminary Plat The developer is proposing to piat 15 lots for unattached single family homes. Overall, the generai layout of the streets and Iots is typical for residential development. Public utility and drainage easements are not shown on the preliminary plat, but wili be required as a condition of approvai. The Subdivision Ordinance does require easements at least 10 feet wide, centered on interior property boundary lines. Ten-foot wide easements are required along the front, corner side, and rear lot lines. Other easements of greater width might be required once the utility plan has been prepared to the City's approval. Outlot A is 20 feet wide and is platted to provide a pubiic waikway to City-owned iand (NSP easement} located south of the proposed plat. A larger than usual drainage and utility ease- ment is required to be piatted in the rear yard area of Lots 6 and 7, Biock 1 for stormwater drainage and detention. As described in the Compliance and Ordinance Requirements section of this staff report, the proposed plat is laid out in an orderly fashion and would conform to City ordinance require- ments if minor modifications as recommended in this staff report are required fio be camplied with. Pianning Staff Report Case No. PP98-42 November 23, 1998 Page 3 Grading & Drainage Grading will occur to facilitate road construction, storrnwater ponding, eartfi berms, and indi- vidual house pads. Because this site is wooded, tree removal and impacts to existing natural amenities wiil occur. A copy of the grading plan is attached as Exhibit C. Drainage on the site tends to mirror existing drainage patterns. To insure that post-develop- ment runoff leaving the property does not exceed pre-development fiows, fhe development plan proposes to coliect stormwater runoff from the streets, driveways, and most of the front yards through a stormwater sewer system that will cross City-owned land (NSP easement) and connect to an existing stormwater sewer system in indian Boulevard. The proposed stormwater sewer will extend southward through Outlot A. An emergency overflow is provided beiween Lots 6 and 7, Block 1. In doing this, the amount of storrnwater runoff would flow toward the existing residences along irvin Avenue, especially since there is no real defined drainage swale in this vicinity. Traffic The daily trip rate of 9.55 trips per single family house as computed by the Institute of Trans- portation Engineers was used to determine the number of weekday trips generated. Based on the development of 15 homes, total daily trips are projected at 144 trips. It was assumed that approximately half of these trips would go west to Trunk Highway 1 Q/61 and the other half would go north on Military Road or Keats Avenue. Based on the projected volumes and trips assigned to 70th Street, T.H. 10/61, Military Avenue, and Keats Avenue, no roadway opera- tionai or capacity probiems are anticipated with these volumes. Staff agrees that the projected tra�c volumes resulting from the proposed development should not have any significant impacts on the level of service provided on the aforementioned roadways. Under the APFO, the City presently has 589 peak hour trips available at the time the MUSA expansion was allowed. Since that time, the City has approved three residential subdivisions named West Draw Meadows, Pine Forest 4fh, and Hidden Valley 7th Additions. All three of these projects are phased development and not all of the trips would occur at once. It is important to remember that this project is very small in terms of the number of dwelling units and the amount of peak-hour trips it wouid generate once fully developed. Further, the APFO permits the City to renegotiate the trip allocation when capital improvements are planned (scheduled) within the City's Capital Improvement Program (CIP) or a capitai im- provement plan or similar plan of the County, Metropolitan Council, or the Minnesota Department of Transportation's (MN/DOT) Transportation Improvements Program (TIP). Staff is recommending a condition of approval that development of this project is conditioned upon ensuring consistency with the City's APFO. Planning Staff Report Case No. PP98-42 November 23, 1998 Page 4 Streets 70th Street is designated as minor arterial streets. Washington County Public Works Depart- ment has accepted the proposed Isleton Avenue South connection to 70th Street (CSAH 22), subject to permitting and the construction of a right-turn and bypass lanes on 70th Street. The cost of the turn/bypass lanes wili be included in the street improvements for the project. A copy of the County's fetter is attached as Exhibit D. The proposed piat shows the construction of a new pubiic roadway that will terminate at the east boundary line of the site. A temporary turn-around having a 45-foot radius is shown to encroach on the front yard of Lot 2, Block 3. A street barricade and sign mounted to the barri- cade will advise people that this roadway might be extended to 72nd Street in the future. The City typically requires temporary turnarounds to be constructed with curb/gutter and hardsur- faced with asphalt since it is unknown when or if it wouid ever be extended. The 45-foot radius is typical of the paved portion of the roadway turn-round and is adequate for school buses, snowplows, and fire trucks. For purposes of lessening the impact on the abutting lots being platted, the concept of moving the temporary turnaround to the west will be evaluated. The construction of the roadway must be extended to the east boundary line of the property. A conceptual drawing of this temporary turnaround is shown in Exhibit E. The landowner to the east of this proposed plat has voiced his objection to any public street crossing encroach- ing onto his property. The cui-de-sac extending southwest of Isleton Avenue will provide pubiic access to approxi- mately five lots. This cul-de-sac complies with the City's 60-foot right-of-way width and 60-foot radius minimum requirements. The City has consistently supported street extensions from existing neighborhoods into devel- oping areas of the community for irnproved traffic flows, ease of access, public maintenance, public safety, and neighborhood connections. Relative to the proposed 72nd Street extension, Public Works staff, Public Works Commission, Public Safety staff, and Planning staff alI support the connection of 72nd Street in the event the neighboring property owner decides to develop their property in the future. Private access to or from Lot 1, Biock 1 shaii only be aliowed on isieton Avenue South and not on 70th Street. Utilities The proposed Ga(lant Oaks project is located within the Metropolitan Urban Service Area (IVIUSA} and wiil be served by City services. A feasibility study will be prepared by the City Engineer to ascertain appropriate sanitary sewer and water main locations. The developer's utility plan shows the easterly extension of water along the south side of 70th Street. Sanitary Pianning Staff Report Case No. PP98-42 November 23, 1998 Page 5 sewer is proposed to connect to an existing sewer in Indian Boulevard. The landowner east of the subject site has verbaily objected to any utility improvements that encroach onto or cross his property. A copy of the developer's preliminary utility plan is attached as Exhibit F. An 18-inch water main is located at the northwest corner of the proposed plat. Development of this site will require the extension of this water main along 70th Street to the northeast corner of the site's boundary and within the public right-of-way serving the proposed 15 resi- dential lots. The Public Works Department does not foresee any water quality issues if the watermain serving this plat is dead-ended. This trunk watermain is adequatefy sized to pro- vide City water service to this proposed residential subdivision and is consistent to the City's Water Distribution Plan. Each dwelling unit is estimated to utilize 210 gallons of sanitary sewer capacity per day, thus resulting in a total projected flow from the entire development (assuming total development within the piat) to be 3,150 gallons per day. This figure is within the acceptable range for in- crease fiows based upon the Metropolitan Councii's approval of the MUSA expansion and the annual Adequate Public Facilities Ordinance (APFO) development report for the year. This report showed 444,000 gailons per day of sewer flow available for development. The oniy large development proposal reviewed by the City recently is the West Draw Meadows project by Centex Homes, Pine Forest 4th Addition by Orrin Thompson, and Hidden Valley 7th Addi- tion by Mike Rygh Homes. The projected sewer flow (assuming total development of unat- tached single family dweliings} for these projects is approximately 80,850 gallons per day. The Renewal by Anderson project has a projected sanitary sewer fiow of approximately 15,104 gailons per day. Ali these projects combined will not exceeded the 444,000 gallons per day remaining capacity. There are overhead utility lines along the sauth side of 70th Street that will be utilized in providing service to this project. With the construction of a new roadway that will be beneath these utility lines, it would appear these overhead utility lines should be raised. The City's Subdivision Ordinance requires ail new utility extensions serving the newiy piatted parcels to be piaced underground, but that wouid not apply to the existing lines paraliei to 70th Street. It is the developer's responsibility to contact each utility company using this line to make neces- sary arrangements to elevate these utility lines to an appropriate height or pface them under- ground. A residential dwelling exists on the west and east sides to the proposed developmen4. Each dwelling currentiy has their own individual sanitary septic system and weli. If their septic system should fail, the City would require that they connect to the city sanitary sewer system if it is practical and cost feasi6le. It would appear fhat the dweiling on the west side (8649 — 70th Street} would have to extend a sanitary service line between Lots 2 and 3, Block 1 of Gallant Oaks in order to connect to the public sewer. If this landowner is interested in doing this, now would be an excellent opportunity that he participate in the cost of constructing a Planning Staff Report Case No. PP98-42 November 23, 1998 Page 6 sanitary sewer stub from Isleton Avenue to his boundary line so that a future connection could easily be done. Constructing this sanitary sewer stub in conjunction with the public utility im- provements for Gallant Oaks project would probably be less costiy and wouid not disrupt existing conditions (e.g. fences, landscaping, sod, etc.) of the two abutting parcels assuming new homes were constructed. Because the site appears to have once been a farmstead, a well probabiy existed at one time. No record could be found to verify this. If a weli is found to exist on this site and has since been abandoned, the developer is responsible in getting it sealed and capped in accordance to State law. A copy of this information shall be given to the City's Pubiic Works Department. The Public Works Department reviewed this application at the time Mr. Thone had proposed to develop the site earlier this year. They have reported that their comments of May 7 are stiil applicable to this plat. A copy of Allen Larson's memo is attached as Exhibit G, and the Public Works Commission's recommendation is attached as Exhibit H. Landscaping/Preservation Plan As identified in the property characteristics section of this staff report, the site does have very large mature oak trees (22" — 36" diameter), cherry, apple, and ash trees. Significant wood- land of boxelder trees is located in the southeast corner of the project. The �andscaping/Tree Preservation Plan (Exhibit I) shows the removal of eight oaks, one boxelder, two cherry, one ash, and three elm trees which represent a 29 percent removal for significant and specimen trees. The applicanYs survey also indicates that 82 percent of the 42,237 square feet of sig- nificant woodland (boxelders) wili be removed. The removal of these trees is necessary for grading house pads, streets, stormwater detention, and other public infrastructure. The rernaining 1 S percent wili be wifhin the rear yard area of Lots 2, 3, & 4, of Block 2. City ordinance permits up to 40 percent tree removal before tree replacement is required. Removing 82 percent of the significant woodland area exceeds the 40 percent allowed. The developer is researching the possibility of relocating as many of the boxelder trees as possible to the rear yards abutting the NSP easement and other lots within the development. A revised landscaping/preservation plan has not been prepared showing the quantity and location of trees proposed to be relocated. On-site repiacement wi�l be the primary goai; however, repiacement may occur within public land or a cash payment in lieu of repiacement wiil be made to the City. The City, in agreement with the applicant, shall determine the location for replacement plantings. The deve{oper's Landscaping Plan/Tree Preservation Pian shows the planting of six 6-foot high back hilis spruces and four 2.5-inch diamefer summit ash trees within the 70th Street right-of-way. Staff recommends that these trees not be placed on the 70th Street right-of-way, Pianning Staff Report Case No. PP98-42 November 23, 1998 Page 7 especialiy if the overhead utility lines contin�e ex'rst. Repiacement trees could be pianted on other lots within the project site. A financial guarantee will be required to ensure this land- scaping improvement is compieted in accordance to an approved pian. The City will piant one yard tree per lot (two trees for corner lots) after new homes are constructed. The developer is required to reimburse the City for the cost of planting yard trees. Public Walkway Outlot A is a 20-foot wide tract of land that is required to be dedicated to fhe City to provide public access to City owned land (NSP easement). Upon evaluating several alternatives for locating this public accass, the Bc�cation shown an the preliminary plat is probabiy the best location because its topography is flatter and a public corridor for sanitary sewer and storm- water sewer was needed. The bituminous pathway will only be 8 feet in width and will be installed at the same time the streets are constructed. Like all previous subdivision plats, no credit will be given to the public park land dedication requirements or park fees in lieu of land dedication. The Parks, Recreation, and Natural Resources Department and Commission initiaily recom- mended that fhe proposed walkway be located in the southeast corner of the plat. But upon further discussic�ns with Park staff, they concurred that this new f�cation is relatively flatter and they do not have any objection if public utilities were constructed b�neath the walkway. A copy of John Fredrickson's memo dated May 12, 1998, is attached as Exhibit J. Hearing Notice Responses The Planning Division received twa letters fram neighboring property owners objecting to Thone Builders and Developers, Inc.'s prelirrr�nary plat application fihat was submitted last summer. Because KJK Propsrties, LLCs preliminary plat and development proposa! is almost identical, staff is including a copy of those letters as Exhibits K and L. Historic Resources Mr. Robert Vogel, the City's Historic Preservation Officer (CHPO) reported earlier this year that foundation remnants of the Watson farmstead are within the boundaries of the plat. The CHPO has requested that the developer afior�v him the apportunity to photographically document the ruins and certain landscape elements prior to site grading. This wouid include the opportunity to take measurements, borings, eta, of spe�irv�ert trees fhat wi(I be removed from the site for environmental data. A copy of Mc 'Vogel"s memorandums is attached as Exhibits M and N. Planning Staff Report Case No. PP98-42 November23,1998 Page 8 RECOMMENDATION Planning staff has recommended numerous modifications to the preliminary plat that will re- quire the developer's acceptance. The Planning Commission could table this application for 30 days if it is felt to be prudent to review the revised plans or the preliminary plat could be approved contingent on the conditions stipulated below. Planning staff does recommend approval of the preliminary piat application named "Gallant Oaks" if the appiicant agrees to revise the preliminary plat per the findings addressed above and a revised plat is submitted to the City prior to City Council action. This recommendation of approvai is subject to the fol- lowing conditions 1. The developer shail submit final drainage, grading, erosion, and utility plans for City staffs review and approval prior to a grading permit being issued by the City. 2. All emergency overflow swales must be identified on the Grading and Erosion Control Plan. 3. All drainage and utility easements and ali public right-of-ways as recommended by the City shail be shown on the final piat and dedicated for public purposes. Each lot shall have a 10-foot utility and drainage easement platted along rear and front lot lines and adjoining right-of-way and 5 feet in width for side yard lot lines, or as otherwise recommended by the City. 4. The final grading pian must be reviewed and approved by the Watershed District and the Minnesota Poilution Control Agency (MPCA). Prior to the grading permit being issued by the City, the Developer or their grading contractor must obtain a National Pollutant Discharge Elimination System Construction Storm Water Permit from 4he N1PCA. R copy of this permit shall be given to the City. 5. A pre-construction meeting with City staff, developer, and the developer's consultants shall be conducted before grading commences on the site. The developerlgrading contractor shall provide the City with a project schedule for various phases of construction. A finan- cial guarantee for erosion control, site grading, and street sweeping must be accepted by the City before a grading permit is issued. 6. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Section 23-36, Erosion Control During Construction of the City's Subdivision Ordinance. Pianning Staff Report Case No. PP98-42 November 23, 1998 Page 9 7. The developer shali enter into a subdivision agreement with the City of Cottage Grove for the installation of and payment for all public improvements in the subdivision, pursuant to Section 28-18 of the City's Subdivision Ordinance. 8. A"STOP" sign shall be installed on isieton Avenue that intersects 70th Street. The City Pubiic Works wiil install said sign and the developer shall be responsible for the City's costs of these signs. 9. The dimensions of each lot shall be verified on the final plat and a list containing the square footage for each lot shali be provided to the City. 10. Preliminary plat approval shali be granted for a period of one year from the date of City Council approvai. Prior to the one-year expiration date, the City may consider extending the approval period or may require the submittal of a new preliminary plat application for the undeveloped portion of the property. 11. A barricade shall be instailed at the end of the dead-ended street. Mounted on the barricade shall be a sign providing notice tnat this street is planned to be extended in the future. 12. Individuai access to or from any piatted lot adjoining 70th Street is prohibited. 13. Cash payment in lieu of land dedication shall be an amount required by the City's Subdivision Ordinance (Section 23-26(c)(2)) at the time of final plat approval. Presently, this park fee in lieu of land dedication is $1,000.00 per lot. 14. The development costs for pubiic improvements of the developing phase shall include pay- ment oi the streef iighting utility charges for a two-year period and payment of seaicoafing the public streets for the first time. These items will be included in the "petition items" of the subdivision agreement. 15. Subdivision monument signs shali only be placed on private property and not on public right- of-way. If such a sign is erected on private property, the developer is responsible for advising the buyer of the Iot that the continued maintenance of this sic�n is the responsibility of the owner or tenant of the property. If the owner or tenant decides to remove the sign, it shall be at the owner or tenanYs expense. The City will not participate in the cost of its removal. It is recommended that if a subdivision monument sign is planned for this project, it shouid be constructed on private property before any parcel is sold. 16. A financiai guarantee in an amount equal to 150 percent of the estimated cost for the in- staliation and materials to complete ail required landscaping. The estimated cost figure shail be provided by the developer and approved by fhe Communify Development Department. Planning Staff Report Case No. PP98-42 November 23, 1998 Page 10 17. Aii landscaping and site improvements shaii be competed within 360 days after site grading has been completed. No trees shall be planted within the 70th Street right-of-way. 18. An eight-foot wide bituminous sidewalk is constructed from Isleton Court to the south boundary line of Outlot A. This public walkway shall be constructed at the same time the streets are constructed. 19. Approval of the preliminary plat is based on 17-peak hour trip al)ocation for this project and conditioned upon the compliance of the City's APFO. 20. Lot 1, Block 1 shall have a minimum lot width of 85 feet as required in Section 23-29(I) of the City's Subdivision Ordinance. 21. The existence of any abandoned well shali be capped and sealed in accordance to State Laws and appropriate records submitted to Washington County and the City's Public Works Department. 22. Lot 1, Block 3 shall have a 30-foot minimum rear lot line as required in Section 23-29(0) of the City's Subdivision Ordinance. 23. A lega� description describing the area designated for a temporary turn-around shall be prepared and a temporary roadway easement agreement benefiting the City shail be signed by the landowner/developer. 24. Fencing or similar barrier shall be installed around all trees that are to be preserved prior to any grading activity on the site. 25.The Developer shall contact the City's Historic Preservation Officer prior to grading for purposes of photographing farmstead remnants, certain landscape elements, and measurements from mature oak trees that are to be removed from the site. Prepared by: John McCooi, AICP Senior Planner Attachments: Location Map Exhibit A — Preliminary Plat Exhibit B— Naturai Features Plan Exhibit C— Preliminary Grading & Drainage Pian Exhibit D— Washington County Public Works Comments Exhibit E— Conceptual Temp. Turnaround Design Alt. Planning Staff Report Case No. PP98-42 November 23, 1998 Page 11 Exhibit F— Preliminary Utility Plan Exhibit G— City Pubiic Works Memo Exhibit H— Public Works Commission Exhibit i — �andscape Plan Exhibit J— John Fredrickson Letter Exhibit K—Tschida Letter Exhibit L — Wenzel letter Exhibit M — Vogel Memo Exhibit N — Vogel Memo � . � . ,. �`-� s r R[ C T � •� �� I-i • .•• NPM IIIE V 1N[ KII� IFL 4 l.]) Rl� F 1PA�£lED ROAOWAT . . .. . . . . . - . ' .... �568'43'06'W 11A01 . N9.01 .� .. . . - — �. � IJ3i.53 � _ . _ . _ _.. _ �� . . . — —� . . � - ' �`-cwsr nnKO n. �" � $ . . . . _ . � . _ . . . . � � �-EIUSIINC ROW _ _. . ._. .. _. .__.. . __. _._. .. . " � N f»m_ �� ME COiMfR Of i 5 � NEf/� Q� $ELi10 . ... . . � 9 169 I i.n. R.]� (wns.� M NONUMENt) ' . .. ' � � � , ^ 30 yp � ' n � i2.669 s9.%. � -\ I � s \ t .. , � eA ? h � \� . . � �� g 2 � o k i .` e iaas.w � � � . .. . . _ / r � I2.675 eQ.lt. ' Z � n I . ,� ! `v a �B G� � .�< . i , 12.656 W.IL n lO ! `V� . . . .. 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T / _ EYISi. � . . . \ — � — r OKRHEM x1RES . ...b�. °�°?�> �'La �W.� / - � W � --=�---.__�� . . . . yye . . . .� yl2 ' h.� � � ._ �_,/:..::_ .... �.. . � . . . Poq�i-NRN LsNE Br OiNERS-� � �� \-QKRt�EnD WPES u�0 POlES � �I � Bv iHE�RRESPEC vE O�m'ERS. �. ' � A$ NEQSSARY (�i PqpEGi. r _ � 1 . � � � p�g � �- _ - � 2 . ' . � .. � �._ � T.: . . , � , .. _.. .. l . — � � . / ` . . . . . _. . . ' n �... � rnorosco cwach �. � �� ,��.,� . 1 .. _ ��---� - cwm e currzR ttv. . \' 4 .;. , l ' .. ._. .. , .,. 6 °J � 'S �._� 3. . �M ' � ..,"�` � � � '� . _ . ' � \ .�B 3 ,�, ' ` .: \^ r "c � � ;`'f6 ( � '7' �: . . �' -_ f �vn ar.�am a t .. / / , ,. o .w�ae �a ne. `' /!' � ' � .. / -� v. ` .lr,. Ezov� c . � / 'ry at.mc � � �'�, �.,� � /-�'°u*.�ma�n°" ' { (.Y;!iT, rv '� iYi i35.5 � � � � � •'� � � Yfr u t �) �. � .� . / .. � .. .: , � .._.\ : '., - � . � f' � ' _,, _ . � ��' � _... . . ] L0� a p� W I ...,,., ��/. j " . o FB. !�"' q � .. ��. ��. � ��J � � � � .. \ ��, .� �� , 9 � Z 3 4 � � . : 'f , ! � � , � � , � , _1 __ : _ � _ . _ . . .._ . 1 .b i:. . 7. ._ `..� :.� i._ �. ti . . � , `"� �i 1�) t� � - . �_� �� s� �: <:[ .FJ!'y � ..t�i..i.�� -.�\✓i.�Y'�L:.��;T . , ,� • May 12, 1998 WASHINGTON COUNTY DEPARTMENT OF PUBLIC WORKS PARKS • HIGHWAYS • FACILITIES 71660 MYERON ROAD NORTH • STILLWATER, MINNESOTA 55082-95J3 612-430-4300 Facsimile Machi�e 612-430-4350 Mc John McCool Senior Planner City of Cottage Grove 75'16 80"' Street South Cottage Grove, MN 550i6 PRELINARY P�AY REVIEWS: HIDDEN VALLEY AND GALANT OAKS Dear Mr. McCool: 000am c. w�s��<wsc;, v.e. Oirecmr vu0iic WorkvCOVn�y Engin e� Jo�in P. Pe�kovicM1. DeOary D��ecmr One.aUOns Divis�on Oonald J. Tnefsen, P.E. DeOUp� Oheaor Tec�NCal & HtlmlNSVa4ve DWliion Sandea K. Cuilen, P,E. Tral(itR�aospoaa�ion Englnec� Marvin E Bickson, facilities Mawgr� We have reviewed the plats that you sent us 6f Galant Oaks and Hidden Valiey and have the foliowing comments: Galant Oaks: ♦ The spacing of Isleton Avenue South east of Irvin Avenue South does not meet the County's access spacing guidelines for access to a minor arterial highway. I have discussed this with Mr. Thone. We recognize that the property does have a legai right of access to CSAH 22 (70`" Street South), and are satisfied that the location shown for access to CSAH 22 is the best available location for access to the parce�. it an aiternative to direct access to CSAH 22 is feasible, we would prefer that to the construction of �sleton Avenue South. ♦ An access permit is required for Is(eton Avenue South. Since this will become a Cottage Grove city street, the City shouid be the permit holder. This may either be applied for by the developer, on behadf of the City, or by the City. Permit application forms are avaiia6le through n ♦ A right tum lane and a bypass lane will be required to be constructed with Isleton Avenue South� These are shown on Sheet 5, the preliminary gradi�g plan with the notation "by others". These must conform to Yhe �rovisiens of *he R4ir+neso±a De�+2rtmer.t ef Trar.spc: Desig- Ma�ual a�d their desig� must be approved by us as part of the permit appiication review. Hidden Valley: ♦ We request that access co�trol be dedicated on all bts with frontage on CSAH 22 (70'" Street South). i'm sorry that these comments are arriving somewhat late; I didn't receive Yhem until after the May 8`" deadline. Please call me at 430-4312 if you have comments or questions. Sincerely, � �� oseph Lux � , .. � • I � � � �� .. .. . I I � � M l �� 942—� 3 041 N \ 9 � � � Fa _ \ , .�` 9at � � \ � I � '�� 94J ,,,.,....940 �� c �_9�- �,i _ � . FB i_,_._._._--_ - \ 943� G C -� , s 942 — __-+-_ ' • � - '.^ i)% � Q • _ .� ' - �� ` \ "�.,,______ � . �� \ .�� 6 8 � CONCEPTUAL TEMPORARY � �9� � TURNAROUND DESIGN �4�D L o 942 l � 941 G —"—'—' 938 942 937 942.5 G 943 F D � 93g •-940 � .._4 ---� 938 � 2 9� 941 934,5 � _ � —J L�— 9� — � I � � 2 _ 3 4 � � 6" DE AGGR NRN -- sT � PE . . _ _ ___ _ __. .. .` T . A . . . .- . i �OUtM6m0 � L . . MEMORAI��DUM � FROM John MeCool Altan Larson U � 4�� SUS.TECT: CCalant Oaks Plan Review The following are questions Public Works had at its review: 4) S) 6) '7) 8} 9) 10) 1) Is there still a vc�ell on site? Weq to be sealed/abandon by ovvtter. 2} 5 residentiai street lights and a feed poimt control will be rcquired for subdivisiott. 3) Gate va�ves to be shown on mainline of watermain and at connections to existiuug watertnain. Why docs watermaia alignment mo+�e so much on Isleton Ave. So. �s there a need for Oatlot A. Why is By-Pass and Rt. Turn I.ane constcucted by others and ttot t�e developer? P►at needs hyd. Every 300' even in the open easement area of private property wxth S' conc. pad. Shovld the sattitary sewer be extended to both lartdowners on each side of Isletou A.ve_ fur fu4ure house connecfion to city service? What is the Typ. Section for street construcfion? ( 6" Class S, 3'/," Brt. ) Can t�is plat be devetoped if aa�ndove�ner to the east refuses utility acccss- . . cirr o� corrA�� GROVE DEPARTMIENT OF PUBl�lC WO}2FLS STAFF REPORT Public Works Commission meeting date: $/ /�� Reauest Name(s): �!1 A� Describe Request: Address: txx%�l:ki'-l�i^ki�YakY+�Fht[:YR+t'<44iY�W %Yrf't W N'fKFZ�—tk�k�k�hYYelp%H1tTffiitWi��Y�kYeM1+eKMR'R+'ii�k�tt� Backqround Infarmation G�RaF Pri-�9B -�3 �A�.A�� r�xs consideraEions A�✓t� caE�. S��c�a �i� cxda.�.+��, t�ov,�s� s�t� ��a T Aosos�� %�T' 3 ��1 8wuc. a. �r. a7a�ss �a Staff Recammendation Commission Recommendation • -.�; : irr + � „ • * „ . . � C 1 Comm\StaH RepoR � • _. _ ...__. _. ,.,�,... .....:70 i fQ SSftEf T c ��.. ! . � :_._�: ?. ._.. _.,.. ....4 FP . .—.°_— . . ..._ ._ _ .._ _ ._. . . ----`- �=_::_,,, . . `. ... .-. ,... .6 PGD . ... . _ . . . _. . . j _ 1 _ . -c _ : � 7� � � �' � .s') �I �..� 1 .__.. i �- � . .. � � . . ' „ ' �e. . ` � / � . .._ ._' } . , � / Y � +�. � . . .. . . �, 1 in � �� _., . _. . f . � �� Z . � �. � � ^ik �i i ' "''! ydow'd i 'yrc , ' � b ' 3s � � .._ ' . ..- ( .��c- � _ � � F � � t � ': (— � �'. � ,. '� a �_ � _ �j3� .� e �� r ? -- . -- �-- , •` �.. ' { I,re. 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I . 9 ` . , \ �. `� : . , � , 3 ; \ \ i- � � � .• ---- a: -- a. r ,� l\.Y �. . _ —_. . � ,.` �. ..__. T ; / . ` : ,_,— �� ' • � ��: � � � !� •' Y�" � 4 TO 6' BOI�lDERS - I � � V ._ .. 1 ' . , / - � \. \ . . • � � � ` " ' J � ' t �_ .__ ! n i hi ti? r;, _°� `�' 0+. C; S E V� h3 7 f! F� a C� , i,`v ;:, lJ':>:':�'r'ti L c`:?'o�ai4 �P�h `r�'1�r4 t?�,�J�At#�'*i7 � nnt� � . . • ' • i TO: KIM LINDQUIST FROM: JOHN FREDRICKSON SUBJECT: HIODEN VALLEY AND GALANT (7AK5 PRELIMINARY PLATS DATE: MAY 12, 1998 At the May 11, 1998 Parks, Recreation and Natural Resources Commission meeting, the Commission reviewed the Hidden Valiey and Galant Oaks Preliminary Piats. Below is a summary of their comments. North Retention P d- The pond to the north appears to be relatively shailow and likely to be dry on ccasion. The Commission feit that consideratio� should be given to deepening t ond to provide an ariractive water amenity. They indicated that often times s m water retention ponds, when empty, become very unsightiy. They aiso sug sted that an isiand, similar to the one Iocated in Arbor Meadows Park be desig into the pian to provide nesting and resting areas for waterfowi. If the depth of the pond is deepened, c sideration should be given in the design process to assure thai severe dro ff are avoided near the water edge. �o�ath Rete�t�on Pontf - This pond has a pro ed normal v�ater elevation of 805 and a high water elevation of 815. The elev � n at the bottom of the pond is 786 which Hrould indicate a normal water depth o 9 feet over a large portion of the pond. The Commission indicated that with a pond depth of 19 fee he possibility exists that the Department of Natural Resources may be interested e tocking the pond. The Commission noted that if an agreemerrt couid be wo d out with the D.N.R., a fishing pier with off street parking couid be developed in e south west comer of the piat with access coming off of Harkness Avenue. addition to fishing, the Commission felt that the possibility existed for picnicking, n bathing and other forms of passive recreation. Staff agreed to research t� issue witFi the D.N.R. N.S. Easement Property - The Commission examined the grade elevations of the pro rty located in the N.S.P. Corridor and felt that construction of a trail system th ugh most of the area �rould be difficult to construct and wouid Iikely experience ited use. As an altemative, the Commission supported the (dea of instaliing an o oad sidewaik along the coliector streef from Harkness Avenue to the T interse n at the easterly edge of the piat. At this T intersection, trail users wouid then a ess the N.S.P. Easement traii corridor to continue in an easterly direction. A ail parcel of Iand within the N.S.P. Easement shouid be acquired to provide acc s from the intersecting trail from the south, easterly to the proposed cuidesac. Harkness Avenue Trait - The Co mission questioned how the proposed Hardwood Road alignment will affe he new entry road off of Narkness Road. The Commission felt that consideratio shouid be given to providing an off road pathway along Harkness Avenue to 70"' reet to provide a safe alternative to accessing the path along 70"' Street. Twenty Foot Easement Section - The Commi on discussed the proposed 20 foot traii corridor along the western edge of the pr erty located just south of the power line property. The Commission felt that the C should acquire the property to compiete the link from Oakwood Park and t Business District to the South, to the N.S.P. Corridor on the north. As Commission expressed concern over the steep grades foun� Easement, and therefore are recommending that the City only foot trail easement within the N.S.P. Easement, from the point and south trail intersects the N.S.P Easement easterly to the E �.,A!_4R�T OAKS PRELIM!ldA�t!' Pl.AT [�iT the N.S.P. �quire a 15 - 20 re the north �po d culdesac. The Commission expressed concem with regard to vehicular tra�c exiting and entering the plat due to high speed traffic and elevations from the plat to the roadway. I informed the Commission that the County would be involved in reviewing access onto 70"' Street. They aiso expressed concem about the amount of deer that cross in this area from the Shepard's Woods area to the area to be developed. The Commission reviewed the pia4 and fe(t that Outiot A should be relocated to the easteriy property boundary due to improved visibility of the traii access and sign aiong the main road versus in the cu{desac. They were aiso concemed about variation in grades of Outlot A in the �roposed location. � 1 � 1 To: The Cottage Grove Planning Division Of the Community Development Department 7516-80Th Street Cottage Grove, MN 55016 Council Members: I received a notice of public hearing in the mail on Thursday 7 May 1998. The notice was in regard to the application for a proposed subdivision named Galant Oaks in the Pinetree Pond Seventh Addition. My concern at this point is this area is a major deer run, and has been so for many years. The deer *un across 70'" St:eet to th� NSP easement. There ha�.�e been zs many as eight deer z: a Ume using the thoroughfare. There are many azeas in Cottage Grove that do have a deer probtem due to the fact of development of azeas inhabited by wild life. Would these deer adapt to running through back yazds and down the street to get to the easement area? Also what of the potentiaf dangers for both vehicle and bodily harm when the deer run across 70` Street finding no place to hide and back track back across 70`" Street. Another concern is traffic safety. In the area of the proposed entrance, �0` has solid double yellow lines. Living in the area and accessing 70`� from vazious streets, the sight lines are not always good. Often cars "appeaz out of nowhere" when you turn onto 70`". West bound from Jamaica on 70�' turning left onto Irvin, eastbound traffic is hidden from view until they are dangerously close. The sight lines at the proposed entrance would be a blind intersection, and therefore a more dangerous intersection. �. �,.('-�: �-��-�- ��: i�C'-� ��/�f_�-C+u- ��-� 3 - �,1,�.�.��.�% , , � .��...., �/'L% .� /` � S S E'/ e l %� _ y ��; -13.� 8 �� - �� - c��r�.;r.� !�, t!nv ; � i. . :. : �± . � �`..+.i �: _'i Wenzel & Associates . . • Pension Mazimization• Life Insurance• Annuiues April 29, 1998 Mayor Jack Denzer Councilman Jim Wolcott City of Cottage Grove 7516 80th Street South Cottage Crrove, MN 55016 Dear Mayor Denzer and Councilman Wolcott, %� I am writing to you regarding the property known as Northeast quarter of Section 9, Township 27 N, Range 2l W, that I purchased on December 19, 1997. It is my intention at Yhis time to have one residence on this piece of land. I have no intention of putting a road through the center of this property or for that matter a water/sewer line. Since this is a new acquisition to me, I have made no definite plans. I am currently researchine the possibzlity of having a driveway off of 70th Street as the access to my property. And being as there wauld only be one house on this land, we will not be in need of a major road. Another concern I have, as a resident of Cottage Grove, is that the adjoining land to mine is in the planning stages of development. I feel that this land should be develaped in larger plots to help preserve the natural beauty of the azea. One to two acre homesites wvuld be ideal for this area. The larger plots would minimize rhe impact on the trees and wildlife that call the land home. I hope that you and the rest of the city council will take this into consideration before you grant the developers free reign over the area. If you should have any questions or need anything further from me, please feel free to contact me at iny office, 436-2615. Sincerely, ��..,_-�� Kenneth L. Wenzel cc: �41r. 7ohn McCoot, Senior Plannei � 3121 S. SC Croix Trail, Ste. ?A2 • P.O. Box 160 • Afton, MI�* 55001-0160 •(612} 436-2615 •(800) 436-?b15 � G V G � v �� ,. • •.�,, . � Plmted on Recyded Paper. cootaic�s 5(Yk recyded gbas� �p� posiconsumer matertal . . MEMORANDUM 13 May 1998 TO: Joh bank, Associate Planner FR obert Vogel, City Historic Preservation Officer RE: Galant Oaks Preliminary Plat I have reviewed the Galant Oaks preliminary plat and site pian submitted by Thone Builders and Developers, Inc. By ordinance, the Planning Commission is required to consider the effects of development projects on properties included in or eligible for (isting in the City Register of Historic Sites and Landmarks. The Planning Commission must also give the Advisory Committee on Historic Preservat(on (ACHP) a reasonable opportunity to comment on such projects. The Galant Oaks ptat does noC appear to encompass any historic resources listed or determined eligible Cor inclusion in the City Register. The nearest significant Ilistoric resources are located immedia[ely to the east of the project and across 7�Oth St to the north. The Elmer Furber House Historic Site, 8715 70th St., which has been placed on the City Register by city council resolution, abuts the Galant Oaks plat to the east. The historic Shepard farmstead, 8896 70th St., has been determined eligible for nominaCion to the CiCy Register by the ACHP. In my opinion, neither of these historic sites will be negatively affected by the proposed development. A third property that was determined eligible for the City Register, tl�e Furber Granary, was fornierly located at 8677 70th St., within the Galant Oaks platted area, but was razed in 1992 and is no longer an historic preservation planning issue. The platted area does include one previously recorded histonc period archaeological site, the remains of the William Watson farmstead (circa 1850s-1880s), which has been evaluated as ineligible for !listoric site �esignati�n. However, the ruins of the harn and certain landscape elements associated ��ith the farmstead possess some informational value; therefore, photographic documentation (carried out by the CHPO) is the appropriate cultural resource management practice. tn conclusion, I recommend that the Galant Oaks preliminary plat be approved on condition that city staff be ailowed access to the site prior to grading to record historic features and recover I�istoric landscape and archaeological data. Furthermore, if any unrecorded archaeological materials are discovered dunng construction, the developer should contact the City Historic Preservation Officcr. [f you have any questions, please do not hesitate to call me at 604-0175. cc Gary Goliisky, ACHP Chairperson �r.� . . MEMORANDUM 30 October 1998 TO: Planning Staff FR:�obert Vogel, City Historic Preservation Officer RE: Review of Galant Oaks Preliminary Plat (PZ Case PP98-42) Please see my memorandum to John Burbank dated 13 May 1998 concerning cultural resource management considerations (attached). One minor conection: upon further review, it does not appear that any of the ruins associated with the William Watson farmstead are within the boundaries of the plat. Photographic documentation prior to grading of any above-ground cultural features is still recommended. .4s we discussed last spring, I am concemed about the potential loss of mature oak trees. This area was a bur oak grove 150 years ago and some specimen trees from the settlement era may be present. If these large trees cannot be avoided, I would like to allow the City Forester an opportunity to take accurate measurements, borings, ete., which may provide useful environmental history data. EXCERPT FROM UNAPPROVED MINUTES OF THE NOVEMBER 23, 1998, PLANNING COMMISSION MEETING 6.1 CASE PP98-42 KJK Properties, LLC, has filed a preliminary piat appiication fo� a proposed 15-lot subdivision named Gailant Oaks. The project site is located on the south side of 70th Street, approximately 225 feet east of irvin Avenue South. McCool summarized the staff report and recommended approval subject to the conditions listed in the report. He stated that the City received letters from two neighboring property owners when the preliminary plat was initially applied for by Thone Builders in June, 1998. The content of the letters stiil relates to the platting of this property and they were inciuded with this application as exhibits. Brown stated that he doesn't think the boxelder trees should be relocated or protected. Podoll asked if there were parameters for the overhead utilities on the south side of 70th Street requiring that they must be 18 feet above the roadway so that truck tra�c can go under them. He then inquired if they need to be relocated when a roadway is constructed. McCool stated that he does not know of any city ordinance requirement but there may be some engineering design criteria that would be applied. He stated that it wouid be in the best interest by the utility companies to elevate those utility lines. Podoll asked why the temporary tum-around on 72nd Street is not at the end as it was in the Pine Forest 4th Addition development. McCool stated that by constructing a temporary tum-around, the City does not want to make it look permanent. One of the ideas was to physically construct the roadway as if it would go straight through to the east boundary line and then flare out the temporary bituminous an fhe boulevard. Moving the fempnr�ry cui de sac back to the wesf places the roadway further away from the front of the structures at the end of the road. It will have an adverse impact on the buildability of those two parcels on the end of the street. Locating the temporary tumaround more on the corner of those lots will have less impact to abutting parcels. Staff feels that there is some mitigation to the impact of the temporary turnaround by moving it to the west. Podoll asked if the actual turnaround area would be constructed of bituminous curb, not concrete, so it looks temporary. McCooi stated that all temporary turnarounds are paved surtaces. Japs asked if there was a layout of what the intended roadway that will connect to the temporary tumaround wiil look like. McCool refeRed the Commission to the location map. Podoll opened the public hearing. Ken Tschida, Forest Lake, the developer of the proposed subdivision, stated that Steve Morse, Kingsborough Homes, is a partner and will be the buiider for the houses and that they are not pianning to sell the lots to other builders. He explained that they have made some slight modifications to the preliminary plat that had been previously submitted. He stated fhat it is a very confining piece of property that will be expensive to develop due to the work that needs to be done prior to developrnent. Japs asked what the size and price range of the homes would be. John Tschida responded that they would be two-story homes consisting of over 2,000 square feet, and they would range from $175,000 to $200,0�. Podoll asked if the applicants had any concerns regarding the staff recommendations. Ken Tschida stated that they have gone over them and hope to be able to comply with them. Sawyer asked what the timetable for starting the project would be. Steve Morse responded that they hoped to begin in the spring of 1999. Ken Wenzel, owner of the property directly to the east of the proposed development, stated that the development does look very nice, though he takes exception to a couple of items. The first item is the road going through his property. He has no intentions of developing his property, and he does not want the temporary turnaround coming up to tne edge of his property. He stated that he would prefer to see a cui de sac there. Another problem he sees is the dumping of waste onto the area by 72nd Street. He would like some type of barrier put up between his property and the proposed development to help prevent dumping on his property. He wondered where the wiidlife was going to go if the area keeps being developed. He stated that he would like to see development stop in the City of Cottage Grove, but he is not opposing this particular plan. He stated that he is wiiling to talk with the developers about water and sewer but he wili not permit a road through his property. Podoli sfafed thai as the development process goes ehrough, the developer wili noi be dumping on Wenzel's iand, but that it will be hard to regulate dumping by future homeowners in the area. Podoll then stated that the City developed a policy regarding future roadway extensions due to problems in the past. Japs asked what Mr. Wenzel's property was zoned. McCool stated that it was R-3. Kevin Denherder, 8715 — 70th Street South, which borders the proposed subdivision, stated he also wanted a buffer zone put up beiween the two properties, either a fence or trees. He also would like to see wildlife in the area preserved. Podoil asked if anyone e/se in the audience wished to speak. Being none, Padoll cfosed the pubiic hearing. Brown stated that the developer should not be required to transplant the boxelder trees. Tschida sfated that transplanting trees was a recommendation by the City. The boxelder trees are not their favorite either, but the City code requires that tree cover should be preserved. Podoil asked if boxelders are specimen trees. McCooi stated that they aren't but that the group trees make up a woodiand mass. The tree preservation ordinance addresses specimen woodiand tree masses but does not list specific specimen trees in a woodland mass. Other trees can be pianted in the area; however, the City is interested in reducing the amount of lost trees because the developers are removing 82 percent of the woodland mass. He further stated that the developers could piant trees of other types in the deve�opment if they want. Japs asked if tree preservation could be made into a condition of approval. McCool stated that in the tree preservation ordinance, there are three categories for mitigation — the developer could plant a lot of littie trees, couid piant bigger trees but fewer of them; or plant much bigger trees. This would fall under the tree preservation ordinance and does not need to be added to the list of conditions. Boyden stated that he feels this is something that staff couid work with the developer on rather than putting it into the conditions. Japs suggested that staff identify a means of ineeting the tree preservation ordinance. Ken Tschida stated that they believe trees are important. He further stated that the City can control what the developer does regarding tree preservation but if the homeowners do not like the trees that are put in, they will remove them. He reported that he has 50 spruce trees that could be moved to the development. They will transplant good trees to lots that don't have trees. Japs asked if this project will create additional costs to the neighboring properties, such as for water or utility lines going through. McCool stated that it would not. He further stated that city services will become availabie to properties that have private wells after the water lines are extended across 70th Street. Those property owners could take the opportunity to connect to city water but they wouid have to pay that cost. They would not be required to connect to it, but if their septic system faiis, because they are in the metropolitan urban service area, they would be required to hook into the city services. Brown asked if the property owners would be assessed for the water iir�e gcing across their property lines. McCooi sfated anly if they split their parcels or further develop their properties. E�ic Wenzel asked if a temporary turn-around would be required on Ken Wenzel's property if he brings his driveway off of 72nd Street. McCooi stated that building a house would not require that but if the parcel were split, the city wouid probably require the dedication of such right-of-way and utility services at that point. Being no further discussion, Rice moved to approve the preliminary piat application subject to the 25 conditions lisfed below. Boyden seconded. 1. The developershallsubmit �nal drainage, grading, erosion, and utility plans for Gify staff's review and approva! preor to a grading permit being issued by the City. 2. All emergency overflow swales must be identified on the Grading and Erosion Contro/ Plan. 3. All drainage and ufility easemenfs and alt public right of-ways as recommended by the City sha!l be shown on the final p/at and dedicafed for public purposes. Each lot shall have a 10.foot utility and drainage easement platted atong rear and front lot lines and adjoining right-of-way and 5 feet in width for side yard /ot lines, or as ofherwise recommended by the Cify. 4. The final grading plan must be reviewed and approved by the Watershed District and the Minnesota Pollution Contro! Agency (MPCA). Prior to the grading permit being issued by the City, fhe Deve%per or their grading confractor must obtain a National Poltufant Discharge Elimination Constraction Storm Water Permit from the MPCA. A copy of this peimit shall be given to the City. 5. A pre-construcfion meeting wifh City sfatf, deve%per, and the deve/oper's consultants shall be conducfed before grading commences on fhe site. The developedgrading confractorshall provide fhe City with a project schedule for various phases of construction. A�nancial guarantee for erosion contro% site grading, and streef sweeping must be accepted by the City before a grading permif is issued. 6. Erosion contro/ shall be performed in accordance with the recommended practices of fhe "Minnesofa Construction Site Erosiort and Sediment Confrol Planning Handbook" and the conditions stipnlafed in Section 23-36, Erosion Control During Construction of the Cify's Subdivision Ordinance. 7. The developershall enterinto a subdivision agreement with the City of Cotfage Grove for the installation of and payment for all public improvements in the subdivision, pursuant to Section 28-18 of the City's Subdivision Ordinance. �. A"�'TOP" segn shalf be insfalled an fsleion sivenue iha� intersecis 70fh Street. The City Pubtic Works will insta!/ said sign and the deve%per shalf be responsible for the City's costs of these signs. 9. The dimensions of each /ot sha// be verified on the final plat and a list containing the square foofage for each /ot sha// be provided to the City. 10. Preliminary plat approval shall be granfed for a period of one year from the date of City Council approval. P�ior to the one-year expiration dafe, the City may consider extending fhe approva! period or may require the submittal of a new preliminary plaf apptication foi fhe undeveloped porfion of the properfy. 11. A barricade shaJ/ be installed af Phe end of t6e dead-ended streef. Mounted on the barricade shall be a sign providing notice fhat fhis sfreet is planned to be extended in fhe future. 12.Individual access to or from any platted lot adjoining 70th Street is prohibited. 13. Cash payment in lieu of land dedicafion sha// be an amount required by the C�ty°s Su�e�r"v�sian Ordinar�ce [Se�tiara 2�-26(c)(2}) af the time of final plat approvaL Presently, th)s park fee in lleu of iand dedicafion is $1,00�.00 pei /ot. 14. The developmenf costs for publfc improvements of the developing phase shail include payment of the street lightfng utility charges for a twayear period and payment of seafcoating the public streets for the �rst time. These items will be included in the "petifion items" of the subdivision agreement. 15. Subdivision monument signs sha/l only be p/aced on private properfy and not on pubtic righf-of-way. lf such a si�s� is esect�d on private properfy, the develop�r is respansib6e for acfvising the buyer of the lot that the continued maintenance of this sign is the responsibility of the owner or tenant of the property. If the owner or tenant decides to remove the sign, it shall be at the owner or tenanYs expense. The City will not participate in the cost of ffs removal. !t is recomm�nded thaf if a subc£6vislcan monument sign is planned f�,r fiais �rojecf, if should b� constructe� can privafe property before any parcel is sold. ?B. A financial guarantee in an amount equal to 150 percent of the estimated cosf for the insta//afion and materials to complete all required landscaping. The estimated eosf �gure sha!/ be provided by the deve%per and approved by the Community Development Department. 17.At1 /andscaping arad site eanproverrse�z#s sa�all be complefed within 360 days after sife �rading 6ras be�n cearnpleted. No trees shal/ be planted wifhin the 70th Streef r�ght-of-way. 1�. �ra elght-foot �xide bituminous sidewalk fs constructed from Isleton Co[rr# !o the soufh 6oundary fine of Outlot A. This pub/ic wafkway shal! be constructed at the same time the streets are consfructed. 19.Approval of the �rePlmirrary plat is based on 17-peak haur fr�� a��mcation for this projecf and conditioned upon ffiae compliance af tt�e City's APFO. 20. Lot 1, Block ? shaif harr� a m�rsimsaera /ot wvldiie of 8� feet a� required in Section 23�-25(f� o�tde� City's Subdivisiora Oe�linanc�, 21. The exisfence of any abandoned well shalB be capped and sea/ed in accordance fo State Laws and appropriate records submitted fo Washingfon County and the City's Public Works Depariment. 22. Lot 1, B/ock 3 sha/i have a 30.foot minimum rear lot line as requirea" fn Section 23-29(0) of the City's Subdivision Ordinance. 23.A legal descripfion describing the area designated for a temporary turn- around shall be prepared and a temporary roadway easement agreement bene�ting fhe City shall be signed by fhe landowneddeveloper. 24. Fencing or similar barrier shal/ be insta//ed around al/ trees fhat are to be preserved prior to any grading activity on fhe site. 25. i'he Developer shall contact the City's Historic Preservation Officer prior fo grading for purposes of photographing farmstead remnants, certain landscape elements, and measurements from mature oak frees that are to be removed from the site. Motion passed unanimousiy.