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Home My WebLink About2025-05-19 PACKET 06.1 (TRANSITION BUILDING) STAFF REPORT CASE: SP/CUP/V2025-014 ITEM: 6.1 PUBLIC MEETING DATE: 5/19/25 TENTATIVE COUNCIL REVIEW DATE: 6/4/25 APPLICATION APPLICANT: Koma Architects, on behalf of South Washington County School District ISD #833 REQUEST: A Site Plan Review, Conditional Use Permit, and Variance to the maximum impervious surface standard for an addition to the current structure. The proposed 8,373 square foot addition will provide space for classrooms and other educational spaces. Additional site improvements include the renovation of the interior and exterior of the current structure, landscaping to include an outside activity area, and restructuring of the parking lot. SITE DATA LOCATION: 7000 Jamaica Avenue South ZONING: R-3, Single Family Residential GUIDED LAND USE: Public/Semi-Public LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Public/Open Space Public/Open Space EAST: Low Density Res. Low Density Res. SOUTH: Low Density Res. Low Density Res. WEST: Low Density Res. Low Density Res. SIZE: Addition = 8,373 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Max Erickson, Planner; 651-458-2868; merickson@cottagegrovemn.gov Application Accepted: 4/2/2025 60-Day Review Deadline: 6/1/2025 City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016 Planning Staff Report Transition Learning Facility Planning Case No. SP/CUP/V2025-014 May 19, 2025 Proposal Koma Architects (Applicant), on behalf of South Washington School District ISD 833 (Property Owner), has applied for a Site Plan Review, Conditional Use Permit and Variance to the maximum impervious surface standard to allow for an addition to the current structure located at 7000 Jamaica Avenue South. The proposed 8,373 square foot addition will provide space for class- rooms and other educational spaces. Additional site improvements include the renovation of the interior and exterior of the current structure, landscaping to include an outside activity area, and revision to parking lot layout. Site Location Review Schedule Application Received: April 2, 2025 Application Accepted: April 2, 2025 Planning Commission Meeting: May 19, 2025 Tentative City Council Meeting: June 4, 2025 60-Day Review Deadline: June 1, 2025 120-Day Review Deadline: July 31, 2025 Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 2of 15 Background South Washington County School District successfully received approvalthrough the Minnesota Department of Education (MDE)for the Transition Project and lease levy authority on July 23, 2024. School districts can apply for the levy authority for the cost to rent or lease space for any instructional purpose when the districts operating capital revenue is insufficient for the purpose under Minnesota Statue 126C.40. As part of the Lease Levy Authority from MDE,the school dis- trict has purchased the existing Light the Way Church to convert into apost-secondary learning facility that will be known as the Transition School. provides special education programs for young adultsaged 18-22 who are continuing their edu- cation to meet the goals of their Individualized Educational Plan (IEP). The Next Step Transition Program students are eligible to receive individualized education services beyond the 12th grade to help them gain skills and experience in the areas of career training, employment training,and independent living. This community-based program combines classroom learning with career training and life experiences with partners in our community. Theproposed facility will host several classrooms, a cafeteria, and advancedlearning spaces such as kitchen classrooms, conference rooms, and offices. The external use of the site will include a garden learning area and an outdoor activities space. Planning Considerations Zoning and Comprehensive Plan The propertyiscurrently zoned R-3, Single-Family Residential,and isguided as Public/Semi- Public on the 2040 Comprehensive Plan Land Use Map.City Code Title 11-7-3D(5) allows for educational facilities within the R-3 district with a Conditional Use permit provided that no building shall be located within 50feet of any lot line abutting aresidentialdistrict. The current structure is roughly 100 feetfrom the closest abutting residential property line. Future Land Use Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 3of 15 Current Zoning Conditional Use Permit The permit shall be approved solely for the proposed use of a particular site, not for a particular person or firm. When granting a Conditional Use Permit, the City may impose conditions as it deems necessary to serve and protect the health, safety, convenience, and general welfare of the community. When evaluating any proposed conditional use permit, the Planning Commission shall consider the following findings: 1.Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 2.The establishment, maintenance or operation of the conditional use will promote and en- hance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. 3.The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. 4.The establishment of the conditional use will not impede the normal and orderly develop- ment and improvement of surrounding property for uses permitted in the district. 5.Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. 6.The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The conditional use complies with the general and specific performance standards as specified by the Zoning Code. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 4 of 15 Site Plan The Applicant is proposing an addition to the existing building and landscaping to the existing site. An 8,374 square foot addition on the east side of the existing building is proposed to be con- structed with a variety of classrooms, a cafeteria, and advanced learning spaces such as kitchen classrooms, conference rooms, and offices. The existing space will be renovated internally to support the Next Step Transition Program. Additional outdoor spaces will be enhanced to support program activities, including the construction of a half-court basketball court, renovations of the existing gardening area, and fencing of open space at the northeast corner of the property. Site Renderings Site Access & Traffic The site currently has one access with an existing curb cut off Jamacia Avenue. The existing access is planned to remain as entry to the site. There are no concerns with the proposed use and the existing access off Jamacia Avenue, and no additional accesses are needed. Existing Site Access Washington County has produced a letter dated May 7, 2025 indicating that they have reviewed the site plan as it relates to CSAH 22 along the north property line. CSAH 22, AKA 70th Street, is -Minor Expander Roadway. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 5 of 15 indicates that at the time of development a 90-foot dedicated right-of-way from the centerline should be secured. Currently, the right-of-way at this location is 75 feet and an additional 15 feet may be required. The School District and the applicant are currently working with the County to work out the details and potential requirements should a new right-of-way be required. This will not affect the primary improvement and use of the site, but will affect accessory placement of basketball court fencing and apportion of planned pavement. 15-Foot Indication Parking Minimum parking requirements for secondary educational facilities require 1 space for each 10 students based on capacity design plus 1 space for each 2 classrooms, per City Code standards. With a student body totaling 95 students and 15 proposed classrooms, the site would require a minimum of 20 parking stalls. The existing site provides 88 parking spaces for patrons; however, with the internal re-design of the striping of the parking area, the applicant is proposing 70 spaces and 6 spaces for bus and van parking. Therefore, the proposed number of parking stalls exceeds City Code standards. City Code Title 11-3-4E(3) requires a 30-foot setback for parking areas of schools and other ed- ucational facilities from all property lines. The western portion of the existing parking lot adjacent to the residential property at 8971 70th Street is roughly 15 feet from the property line. Given the parking lot was designed with the construction of the existing building (1984) prior to parking lot setback standards and no changes to the western section of the parking lot are proposed, the setbacks for the parking lot will remain legal non-conforming, and therefore does not require a variance. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 6 of 15 Proposed Parking Fencing The Applicant is proposing fencing along the northeast corner surrounding the outdoor recreation area, as well as around the mechanical enclosure on the north side of the existing building. The proposed fencing includes a 4-foot ornamental metal fence. Fencing is permitted in residential districts at a height no greater than 6 feet. Proposed Fenced Area Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 7 of 15 Signage A monument sign is currently located adjacent to Jamacia Avenue. No modifications are proposed at this time to the sign; however, if modifications are proposed, a building permit is required to be secured. Photometric Plan City code standards require less than 0.5-foot candles to be measured at property lines for pro- posed uses within residential zoning districts. The Applicant has provided a photometric plan indicating zero-foot candles measured at each property line. Tree Preservation City Code Title 11-3-13 requires completion of a tree inventory (all qualifying trees) for the project area of a proposed development. For projects in residential districts, 40 percent of the qualifying caliper inches on a site are permitted to be removed without required mitigation. The Applicant is proposing removal of 113 qualifying inches, over the permitted 40 percent removal; therefore, mitigation is required. Per City Code requirements, the Applicant will be required to replace the number of removed inches that exceed the removal threshold (57 inches) at a replacement rate of 50 percent (28.5 inches or 12 trees). The Applicant is proposing to plant 46 trees which include those required to be planted to meet mitigation requirements. Total Permitted Inches Proposed Excess Replacement Required Existing Removal Permitted to Removal Removal Rate Replacement Qualifying Threshold be Removed Inches Inches Inches Inches 141 40% 56 113 57 50% 28.5 (12 trees) existing drainage and utility easements (D&U) identified 20 trees, a mix of coniferous and ornamental, within the easement area. Due to city infrastructure within the D&U easements, the trees are required to be removed as part of the development of the site to avoid . With all new development, the city does not allow for the planting of trees within easements for drainage and utility purposes to avoid long term increased mainte- nance of the infrastructure. The trees to be removed do not alter the landscaping minimum requirements as the Applicant plans to plant and retain over the minimum required coniferous and ornamental trees. However, the required removal of the coniferous trees within the easement areas does increase the total inches removed and in turn would typically require additional miti- gation. Given the City is requiring the removal of the additional trees within the D&U easements, no additional mitigation will be required. In addition, there are four trees proposed to be installed per the landscaping plan within a D&U easement. These trees are required to be relocated to another suitable area of the site as they are required to be planted to meet the landscaping requirements. The Applicant is required to submit an updated landscape plan prior to the issuance of permits for work on the site. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 8 of 15 Landscaping The Applicant has submitted a detailed landscape plan including proposed additional landscaping throughout the site. City Code Title 11-3-12 requires a minimum number of trees and shrubs to be provided based on the disturbed area of the subject property. The total site area is 162,479 square feet or 3.73-acres. Subtracting the area of the stormwater basin below the high-water level (9,032 square feet) from the total site area results in a net area of 153,437 square feet, which is the area used for calculating the landscaping requirements. Landscape District Proposed Existing to Total Plantings Standards Remain Overstory Trees 40 40 3 43 Coniferous Trees 6 6 28 34 Shrubs 92 92 0 92 Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 9 of 15 Proposed Landscaping A majority of the existing sod will be maintained on-site. Installation of additional sod will be planted along the access drive, the eastern property line to Jamacia Avenue, inside the outdoor recreational area, as well as along the north and west side of the existing building. The turf and planting bed areas will be irrigated per city code standards. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 10 of 15 Installed Sod Areas Variance The purpose of a variance is to allow variation from the application of City Code Title 11 if there are characteristics of the property that cause practical difficulties for the landowner/applicant to meet minimum code standards. Variances require the Applicant to submit an official application form with all information outlined in City Code Title 11-2-5. The Applicant has submitted a variance request for the maximum impervious surface standard. The maximum impervious surface permitted within the R-3, Single Residential District, is 40 per- cent. The applicant is proposing an impervious surface coverage of 49 percent, while maintaining 51 percent as green/open space. Findings The findings of fact for a favorable recommendation that were considered during the review are identified as follows: A.The addition to the existing building, housing several classrooms and advanced learning spaces, is necessary to serve the Next Step Transition Program, a use permitted with a CUP in Residential Districts. B.The proposed building does not alter the character of the residential neighborhood. C. The building has been designed to minimize the impacts to the residential neighborhood by constructing the addition on the east side of the property. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 11 of 15 D. The proposed use of the site requires additional site improvements as part of a CUP applica- tion for an educational use. The proposed use is permitted in a residential district with a CUP and typically requires additional impervious to support the use with parking areas. The addi- tional proposed impervious does not stray from the intent of the ordinance and continues to provide a balance on the site of green/open space. The proposed building provides an invaluable service to the community by providing a space for individuals to learn the skills and knowledge they need to be successful in life, thus supporting the health, safety, and welfare of residents. Architectural Materials City code requires nonresidential buildings within residential districts to use a mix of no less than 65 percent Class I and 2 materials including brick, stone, and glazing. The proposed additions include the following percentages of material coverage with samples included below. CLASS I 44% CLASS II 21% CLASS III 35% Brick 8% Concrete Brick 21% Engineered Wood Siding 35% Glass 16% Painted Brick 20% Exterior Material Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 12 of 15 Elevations Grading and Surface Water Management The Applicant is proposing grading in multiple areas of the site to account for the new addition and revised parking lot layout. Stormwater management on the site is through a filtration basin, curb and gutter, and stormwater sewer that connects to Jamacia Avenue where existing City infrastructure exists. The proposed grading and associated drainage are proposed to meet the surface water management requirements established by the State, Watershed District, and the face Water Management Plan. The applicant is also proposing grading within the -of-way and will need to obtain a Work in Right-of-Way Permit from the County before proceeding. Utilities The Applicant is proposing to reconfigure their sanitary sewer service and storm sewer piping within the site. They also propose extending a new water service to the proposed addition. The changes will have minimal impact on the City infrastructure. Connections to the City infrastructure will be reviewed and approved by the Public Works Director and City Engineer. Neighborhood Meeting The Applicant held a neighborhood meeting on April 9, 2025. Notice of the neighborhood meeting was sent to the surrounding property owners within 500 feet of the project area. The intent of the meeting was to give the neighboring property owners the opportunity to ask questions and present concerns they might have to the Applicant in the early planning stages of the proposed project. Three property owners attended the meeting. Below are the comments heard from residents along with responses to each item: Will there be any summer or winter programs held at the proposed Transition Building that will extend past the standard academic school year? o A summer program will be held in July for three weeks ahead of the standard start to the academic school year in September. Will the school district assume ground maintenance? o The school district will maintain the property through a third-party vendor. Mainte- nance of the property, including mowing, will occur once every 7 to 10 business days. Will there be a fence installed along the southern property line? o The school district has not proposed fencing along the southern property boundary as fencing is not required by City Code through the site plan review process for the proposed project. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 13 of 15 How will students get to the site? o Most prospective students will be bused to the site by the school district, a few will be driven my parents, while others are able to drive themselves. What are the standard school hours? o The school day starts at 7:20 AM and ends at 2:20 PM. The site will be empty by 2:45-3:00 PM Monday through Friday. Will there be activities that the students will participate in outside? o The school district has proposed gardening, a playground, and an interpretive center outside. Students taking part in outdoor activities will be supervised by staff, a 4:1 staff to student ratio. Public Hearing Notices The public hearing notice for the April 28, 2025, Planning Commission meeting was published in the Saint Paul Pioneer Press and mailed to 58 property owners within 500 feet of the proposed project on April 15, 2025. A second public hearing notice for the May 19, 2025, Planning Com- mission meeting was published in the Saint Paul Pioneer Press and mailed to 58 property owners within 500 feet of the proposed project on May 7, 2025. Staff have not received any comments at the time of writing the report. Recommendation That the Planning Commission recommend that the City Council approve the Variance from the maximum impervious surface standard in the R-3 Zoning District based on the findings of fact, and the Site Plan Review and Conditional Use for an 8,374 square foot addition and site improve- ments for an Educational Facility located at 7000 Jamaica Avenue, subject to the conditions of approval listed below. 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by planning staff, shall require review and approval by the Planning Commission and City Council. 2. Prior to the issuance of a grading permit, a right-of-way permit shall be obtained with the City and the final grading plan shall be approved by the City Engineer. 3. Prior to the issuance of a building permit, the Developer shall incorporate the recommen- dations, requirements, and evaluations noted in the comment letter dated April 21, 2025, and subject to modifications that are agreed to by the Applicant and City Engineer. All comments shall be adopted herein by reference. 4. All applicable permits (i.e., building, electrical, grading, right-of-way and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official, City Engineer, and Fire Marshal. 5. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved plan. Prior to the issuance of a building permit, a letter of credit in the amount of Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 14 of 15 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance. The financial guarantee shall be held until all required plantings are installed. At the time of installation, the Planning Department shall conduct an inspection to verify compliance with the landscape plan. If the inspection is approved, 50 percent of the finan- cial guarantee shall be released. One year from the date of the initial inspection a follow- up inspection shall be conducted to verify survivability. If the follow-up inspection is approved, the remainder of the financial guarantee shall be released. 6. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the -7-1, Erosion Control During Construc- for the City to inspect the site in relation to erosion control conformance. 7. The Applicant must provide the City with an as-built survey of all utilities and grading plan. 8. Proposed trash enclosures shall be constructed using materials and patterns that comple- ment those used on the building. Rubbish, waste, and recycling containers shall be stored within an appropriately sized enclosed structure compliant with City ordinance screening requirements and shall always be maintained so as not cause odors or other public nuisances. 9. The Applicant is responsible for removing debris from all adjacent public and private road- ways during their grading and construction process. The adjacent streets shall be swept clean daily or as needed. 10. All areas of the site, where practical, shall be established and maintained per the approved final landscaping plan. 11. Irrigation shall be provided for all landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to tem shall be detailed on the final landscape plan. 12. Signage is not approved as part of this application. Any proposed signage shall meet the requirements of the sign ordinance and require a separate building permit. 13. - age and utility easement shall be removed, and the City Engineer shall verify that no new trees have been placed within the easement. 14. Grading within the County right-of-way will be reviewed by the County and may need a permit. Comments will be passed along when received from the County. Planning Commission Staff Report Transitional Building Planning Case No. SP/CUP/V2025-014 May 19, 2025 Page 15 of 15 Prepared by Max Erickson Planner Attachments Civil Plans dated 4/2/2025 Plan Review Comment Letter dated 4/21/2025 Washington County Public Works Letter Dated 5/7/2025 COTTAGE GROVE, MN 55016 HLBH 7000 JAMAICA AVE S Y under the 25106 R TRANSITIONS A SPCSD SPED 04.02.2025 N I M I SPR L E R LANDSCAPE LAYOUT PLAN P laws of the State of MINNESOTA L1.001 CHECKED BY: PROJECT:DRAWN BY:DATE:REVISIONS: 153,437 sq ft (-)(=)(-)(-) See Civil Engineer's details for paving and curb information. General Notes: Landscape Details, L3.000-L3.005 for Tree Preservation Plans, and L3.006 for Tree Preservation Notes & Schedules Landscape Symbols Legend:Municipal Landscape Requirements: 01. See Civil Engineer's plans for site plan layout and dimensions.02. Protect adjacent areas from damage during construction.03.04. Refer to Sheets L1.000-L1.004 for Landscape Plans, L2.001-L2.002 forStormwater Basin Area: 9,032 sq ftSite Area Eligible for Landscape Requirement: (.0002786) x 153,437 = 43(.0002600) x 153,437 = 40(.0006) x 153,437 = 92 Property Area: 162,469 sq ftNew Overstory Deciduous Trees Required: 40Existing Trees to Remain: 3New Coniferous Trees Required: 6Existing Trees to Remain: 34New Shrubs Required: 92 G G N N I I T P S RAI X C O T TSE O CD L E N AN A H SS RA RIT ETL U N2 TD N T #E : G . 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Hartberg, PLA E R LANDSCAPE DETAILS P prepared by me or under my direct supervision and that Iam a duly Licensed LANDSCAPE ARCHITECT laws of the State of MINNESOTA I hereby certify that this plan, specification, or report wasMN License Number:L2.001 CHECKED BY: PROJECT:DRAWN BY:DATE:REVISIONS: 31/11( FENCE POSTPER DETAIL 21/11(21/11( 8' SCREEN FENCE PER DETAIL 9/11( 8 YARD8 YARD 6'LX5'WX7'H6'LX5'WX7'H DUMPSTER:DUMPSTER: TYP. OF 4 BOLLARDPER DETAIL, 9/11(9/11( CONCRETE PER CIVIL PLANS :/61( DOUBLE SWING GATE:10' OPENING, INCLUDELOCKABLE COLLAR & CANE PINDOUBLE SWING GATE:10' OPENING, INCLUDELOCKABLE COLLAR & CANE PIN NOT TO SCALE TRASH ENCLOSURE ENLARGEMENT LOCATE TERMINALPOST WITHIN 5" OF THEFACE OF THE BUILDING 13 :/61( DOUBLE SWING GATE:LOCKABLE COLLAR & CANE PIN 12' OPENING, INCLUDE • • • • • • • " • 5 • . • • R 18"• 60" 61/11(23/11( EXISTING BUILDING CONCRETEPER CIVIL PLANS D E 1/2" TOP VIEW BASE THICKNESS C CONCRETE AND DOMETOP FILL CORE WITH D 8" D BASE LENGTH 8' SCREEN FENCE PER DETAIL :/61( C 8" A BASE WIDTH FRONT VIEW • • B • 42" • 1.57" • •HEIGHT 4" X 42" BOLT DOWN SAFETY BOLLARDSCH. 40 STEEL, POWDER COATED BLACK B :/61( 4'-0" A 6" FENCE POSTPER DETAILLOCATE TERMINALPOST WITHIN 5" OF THEFACE OF THE BUILDING DIAMETER WWW.POSTGUARD.COM PRODUCT:DESCRIPTION:FRAME:QUANTITY: REFER TO TRASH ENCLOSURE DETAIL 4" X 42" PRODUCT 9/11(9/11( PERSPECTIVE INSTALL SURFACE BOLLARDS ACCORDING TO MANUFACTURER'S SPECIFICATIONS.SUBMIT PRODUCT DATA SHEET FOR FINAL APPROVAL, PRIOR TO ORDERING.SEE SITE PLAN FOR LOCATIONS OR CONSULT OWNER.CONTRACTOR TO INCLUDE ASSEMBLY, MOUNTING HARDWARE, AND LABOR IN BID.FILL BOLLARDS SOLID WITH CONCRETE, DOME TOP.USE STAINLESS STEEL TOGGLE BOLTS IN CONCRETE. FILL BOLT HOLES WITHEXTERIOR GRADE CONCRETE EPOXY. TO FACE OF BUILDING 2.3.4.5.6. 1. NOTES: 35/86( NOT TO SCALE TYPICAL RAISED PLANTER DETAIL NOT TO SCALENOT TO SCALENOT TO SCALE BASKETBALL COURT DETAILPROTECTIVE BOLLARD DETAIL MECHANICAL ENCLOSURE ENLARGEMENT 10111214 NOTE: REFER TO SHEET L1.001 FORLOCATION OF ORNAMENTAL FENCING ANDGATES. PROVIDE SHOP DRAWINGS OF THEFOR REVIEW AND APPROVAL. POSTS AT 8' O.C. AS PERMANUFACTURES DIRECTION.ALL POSTS TO BE SET IN 4,000 PSICONCRETE. CENTER IN A 12" MIN.DIAMETER SONOTUBE, VERIFY SIZE WITHFENCE MANUFACTURER. EMBED 30" MIN. BLACK ORNAMENTAL STEEL FENCE.AMERISTAR 'MONTAGE PLUS' OR APPROVEDEQUAL. 'MAJESTIC' 3 RAIL STYLE AS SHOWN.PROVIDE HARDWARE AS REQUIRED. 4" 4" 3-1/2" 3-1/2" 4" TYPICAL MULCH & EDGER DETAIL NOT TO SCALE 8'5' NOT TO SCALENOT TO SCALE 4'-0" ORNAMENTAL METAL FENCE DETAIL NOT TO SCALE 8' SCREEN FENCE DETAIL24"X24" PREFAB CONCRETE STEPPER 4" 2'-0" 4' HEIGHT 5'-0" (MIN.) 6 789 4" DIAMETER AUGERED HOLE, 42" MIN. DEPTH. FILLED W/ 3/4" DIAMETER DRAIN ROCK. COVER W/ 6" FILTER FABRIC. TOMAHAWK TREE STABILIZER STAKES. NOTE:CONIFER TO HAVE SHREDDEDHARDWOOD MULCH UNLESS NOTED OTHERWISE. NO MULCH TO BE IN CONTACT WITH TRUNK.PLACE ROOT BALL SO THAT BASALFLARE IS 1" ABOVE SURROUNDINGGRADE.THE CONTRACTOR IS RESPONSIBLE FORENSURING THE TREES ARE IN A PLUMBPOSITION THROUGHOUT THE WARRANTY PERIOD.ROOT BALL TO SIT ON MOUNDEDSUBGRADE, REMOVE BURLAPFROM TOP 1/3 OF ROOT BALLMULCH - 4" DEEP - SEE SPECPLANTING SOIL - SEE SPEC.TOPSOILSODSUBGRADEMINIMUM (2) PER TREE.DRAIN SYSTEM IS NECESSARYFOR HEAVY CLAY SOILS. 8'-0" O.C. MAXIMUM . . . . 5'-0" . . . . .. . . . . 4'-0" TYP. SHRUB PLANTING DETAIL BALL TO BASE OF CENTRAL LEADER. . TYP. PERENNIAL PLANTING DETAIL TREE HEIGHT MEASURED FROM TOP OF ROOT. NOT TO SCALENOT TO SCALE 4'-0" GARDEN RABBIT FENCE DETAIL NOT TO SCALE NOT TO SCALE CONIFEROUS TREE PLANTING DETAIL NOT TO SCALE DECIDUOUS TREE PLANTING DETAIL 345 2 1 COTTAGE GROVE, MN 55016 HLBH 7000 JAMAICA AVE S Y under the 25106 R TRANSITIONS A SPCSD SPED 04.02.2025 N I M I SPR L E R LANDSCAPE DETAILS P laws of the State of MINNESOTA L2.002 CHECKED BY: PROJECT:DRAWN BY:DATE:REVISIONS: PLUGPLUGPLUGPLUGPLUGPLUGPLUGPLUGPLUGPLUGPLUGPLUG Root FLATFLATFLATFLATFLATFLATFLATFLATFLATFLATFLATFLAT Size Common NameWooley SedgeWoolgrass River BullrushBlue Joint GrassBebb's SedgeFox SedgeBottle Brush SedgeLake SedgeTussock SedgeCommon RushGreen BulrushCord Grass Scientific Name Bolboschoenus fluviatiusCalamagrostis canadensisCarex pellitaCarex bebbiCarex vulpinoideaCarex comosaCarex lacustrisCarex strictaJuncus effususScirpus atrovirensScirpus cyperinusSpartina pectinata Native Seed Areas noted per plan: (unless otherwise noted on civil plans), shall be:Shooting Star Native Seeds 'Dry Short Prairie Mix', drop seeded into the topsoil layer at 30.0 lbs per acre,plus 10.0 lbs per acre of additional Annual Oats (Avena sativa). Add an additional 1.0 lb per acre ofShooting Star Native Seeds 'Dry Forbs Enhancement Mix'. Submit seed mix for approval. Seespecifications. Grading and Erosion Control per Civil Plans and Specifications. 24" On-Center Plug Spacing: Contractor is to evenly distribute the allocated amount of prairie plugs throughout the basin areas located withinthe site accordingly. and equal mixtureof the plants listed) * (Provide a random NATIVE SEED MIX: BASIN BOTTOM: LIVE PLUG SCHEDULE: QTY 76:69973984935 2128232621286 CONTAINER C'CC'CC'CC'CC'CC'CC'CQpuQpuQpuQpuQpuQpuQpuQpuQpuQpu SIZE 7a!Ihu/3/6#!Dbm/7a!Ihu/3/6#!Dbm/3/6#!Dbm/3/6#!Dbm/4!hbm/4!hbm/6!hbm/6!hbm/4!hbm/ 2/6#!Dbm/2!hbm/2!hbm/2!hbm/2!hbm/2!hbm/ Tjfoob!Hmfo!NbqmfTusffu!Lffqfs!Ipofz!MpdvtuBoobcfmmf!IzesbohfbTfb!Hsffo!KvojqfsXbmlfst!Mpx!DbunjouBvuvno!Kpz!Tfevn COMMON NAME Cmbdl!Ijmmt!TqsvdfJwpsz!Tjml!Kbqboftf!Usff!MjmbdSjwfs!CjsdiDpnnpo!IbdlcfsszDpmvnobs!Txfejti!BtqfoJtbouj!Sfeptjfs!EphxppeExbsg!Cvti!IpofztvdlmfDbmhbsz!Dbsqfu!KvojqfsIbqqz!Sfuvsot!EbzmjmzCm bdl!Fzfe!TvtboGfbuifs!Sffe!Hsbtt Seed should be installed with a drop seeder that will accurately meter the The site should be prepared by loosening topsoil to a minimum depth of 3 Rates are specified in the mixture tabulation for the specified mix. Bdfs!y!gsffnbojj!aTjfoobaKvojqfsvt!dijofotjt!aTfb!HsffoaKvojqfsvt!tbcjob!aDbmhbsz!Dbsqfua!UN BOTANICAL NAME Qjdfb!hmbvdb!aEfotbubaTzsjohb!sfujdvmbub!aJwpsz!TjmlaCfuvmb!ojhsbDfmujt!pddjefoubmjtHmfejutjb!usjbdbouipt!jofsnjt!(Esbwft(!UNQpqvmvt!usfnvmb!aFsfdubaDpsovt!tfsjdfb!aJtboujaEjfswjmmb!mp ojdfsbIzesbohfb!bscpsftdfot!aBoobcfmmfaIfnfspdbmmjt!y!aIbqqz!SfuvsotaOfqfub!y!gbbttfojj!aXbmlfst!MpxaSvecfdljb!gvmhjeb!aHpmetusvnaTfevn!y!aBvuvno!KpzaDbmbnbhsptujt!y!bdvujgmpsb!aLbsm!Gpfstufsa Use a fertilizer analysis based on a soil test or a general recommendation is a If the drop seeder is not equipped with a cultipacker, the site should be cultipacked Cover soil with a hydromulch consisting of natural wood fiber or paper fiber, water, and CODE QETJBTCSDPHEQFDjEmIbKgKdIiOxSh3Tb3Dl Prepare site - Late April - MaySeed - May 1 - June 1Mow (6-8 inches) - every 30 days after planting until September 30.Weed Control - mowing should help control annual weeds. Spot spray thistles, etc.Prepare site - Late August - early SeptemberSeed - late September to freeze-upMow (6-8 inches) - once in May, June, and JulyWeed Control - mowing should keep annual weeds down. Spot spray thistles, etc.Cover crop growing within 2 weeks of planting (except dormant plantings).Seedlings spaced 1-6 inches apart in drill rows.Native grass seedlings may only be 4-6 inches tall.Mow (6-8 inches) one time between June 1 - August 15 before weeds set seed.Weed Control - mowing should keep annual weeds down. Spot spray thistles, etc.Some sites may not require much maintenance the second year.Cover crop will be gone unless winter wheat was used in a fall planting.Grasses forming clumps 1-6 inches apart in drill rows, but still short.Some flowers should be blooming (black-eyed Susans, bergamot, etc.).Mow only if necessary.Weed Control - Spot spray thistles, etc.Sites usually do not require much maintenance the third year.Planting should begin looking like a prairie - tall grasses, flowers, etc.Weed Control - Spot spray thistles, etc.Burning (3-5 year rotation) alternate spring and fall if possible.Haying (3-5 year rotation) late summer or early fall. Alternate with burning (may substitute forburning).Burning two years in a row will really "clean up" rough-looking sites.following the seeding to ensure seed-to-soil contact. If there is a flush of growth from foxtail etc., mow as necessary.If there is a flush of growth from foxtail etc., mow site.Site Preparation:inches.Fertilizer:Seed Installation:types of seed to be planted, keep all seeds uniformly mixed during the seeding and containdrop seed tubes for seed placement (Brillion-type). The drop seeder should be equipped with acultipacker assembly to ensure seed-to-soil contact.Seeding Rates:Packing:Mulch:M-Binder at 100 lbs per acre. 10-10-10 (NPK) commercial grade analysis at 200 lbs/acre. 2)2)2)2)2)4)2)2)4)2)2)4) 1)1)1)1)1)3)1)3)1)3)1)3)1)1)3)a)c)d)e)f) b) NATIVE SEED REQUIRED MAINTENANCE - 3 YRS:Year 1Year 2Year 3 Native Grass and Forb Mixtures (mixtures beginning with the number 3)Establishment (spring seeding):Maintenance:Establishment (fall seeding):Maintenance (following season):Evaluation:Maintenance:Eval uation:Maintenance:Evaluation:Long-termMaintenance:NATIVE SEEDING INSTALLATION METHOD:This is the "standard" method for seeding on prepared sites such as those on construction projects. Drop Seeding Onto Tilled SitesNote: Heavy equipment is not allowed in the infiltration basins to keep soils from getting compacted.If any compaction occurs due to seeding operations, the soils must be uncompacted. QMBOU!TDIFEVMF ANNUALS/PERENNIALS SYMBOLEVERGREEN TREESORNAMENTAL TREESOVERSTORY TREESHRUBSGRASSES Landscape Notes and Requirements: 2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.3. All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of4. Plan takes precedence over plant schedule if discrepancies in quantities exist.5. All proposed plants shall be located and staked as shown. Install 6" diameter perforated white PVC trunk guards on all newdeciduous trees by November 1st. Remove tree watering bags at this time.6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will providefield approval. Significant changes may require city review and approval.7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site8. All plant materials shall be fertilized upon installation as specified.9. The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plantother site condition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to theattention of the landscape architect & client prior to bid submission. Plant bed drainage concerns during plant installation shall beand around the building site.damage which may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the ownerwith a maintenance program including, but not limited to, pruning, fertilization and disease/pest control.work process.temporary irrigation. Refer to the Turf and Grasses Specification Section 32 92 00 for temporary irrigation requirements. Additionally,all trees planted outside of the temporary irrigation coverage area shall receive tree watering bags. Tree watering bags to be installedand filled with water by the Contractor. Refer to spec section 32 93 00 for more information. In addition, provide the Owner with a costfor a new in-ground permanent irrigation system to cover all of the landscape areas on property.during landscape work activities. Report any damage to the General Contractor immediately.20. Unless otherwise noted/indicated, all new landscape beds to be 4" depth Western Red Cedar mulch with the exception ofvegetable garden area, which will receive 3/8" trap rock chips over weed mat per spec.21. All planting, seeding, and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to22. Turf Sodding and Seeding activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2024edition, for turf bed preparation, installation, maintenance, acceptability, and warranty. An acceptable stand of seeded turf is lush, full,and weed-free. See specifications for maintenance requirements.23. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation.24. The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash,weeds and foreign materials.25. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations.26. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been establishedto the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape.27. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and28. See Site and Civil plans for additional information regarding the project, including infiltration area soils and sub-surface drainage29. Topsoil Requirements: 4" (minimum) depth of topsoil is required on all projects. See Specifications for additional requirements.Specifications supersede this note if a deeper topsoil depth is listed.30. Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum31. Landscape contractor to provide nursery pull list (bill of lading) including plant species and sizes shipped to the site. Additionally,the landscape contractor shall provide nursery stock traceability, proving none of the materials provided contain or are genetic strainsof the neonicotinoid family including acetamiprid, clothianidin, imidacloprid, nitenpyram, nithiazine, thiacloprid and thiamethoxam.32. Existing Apple Trees On Site: Leaf-on existing conditions of these apple trees were not observed. However, there was evidence ofsubstantial rodent damage and fungal infection. The Owner reserves the right to selectively remove any of the existing apple trees on planting detail. Do not place mulch against tree trunk. Remove wire and burlap from top third of root ball before final soil back-fill andmulch. Dyed or Colorized mulch is strictly prohibited.Nursery men. Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shallbe delivered as specified.both before and after installation. Schedule plant deliveries to coincide with expected installation time within 36 hours.material growth requirements.brought to the attention of the Owner and General Contractor immediately.Plants that exhibit more than 30% die-back damage shall be replaced at no additional cost to the owner. The contractor shall alsoprovide 6" dia. PVC trunk guards on deciduous trees. Prune dead wood prior to the warranty review meeting.may be requested by the city based on applicant information, public input, council decisions, etc.provide a firm planting bed free of stones, sticks, construction debris, etc.installation. Coordinate with the general contractors on matters such as fine grading, landscaped area conditions, staging areas,irrigation connection to building, etc.requirements and performance.requirement of 1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areasnot capable of meeting this requirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOTFree-Draining Coarse Filter Aggregate. Re-test sub-grade percolation for compliance to infiltration minimum requirement.property. 1. Tree saucer for individual trees outside of a plant bed to be four inches (4") depth Western Red Cedar wood mulch. Install per tree10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at12. Contractor is responsible for ongoing maintenance of all newly installed material, per specifications. Any acts of vandalism or13. Warranty: The contractor shall guarantee newly planted material through one calendar year from the date of punch list inspection.14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the16. Plant size & species substitutions must be approved in writing prior to acceptance in the field.17. Irrigation & Watering: No permanent irrigation system is planned for this project. However, the landscape contractor shall provide18. Landscape edger (if noted on plan) to be 5.5" Professional Grade Polyvinyl, Black Color, 1" Bullnose.19. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site COTTAGE GROVE, MN 55016 HLBH 7000 JAMAICA AVE S Y under the 25106 R TRANSITIONS A-11 OVERALL FIRST FLOOR PLAN A Date: SPCSD SPED 04.02.2025 N I M I 48084 SPR L Benjamin D. Hartberg, PLA E R TREE PRESERVATION & MIITIGATION PLAN P prepared by me or under my direct supervision and that Iam a duly Licensed LANDSCAPE ARCHITECT laws of the State of MINNESOTA I hereby certify that this plan, specification, or report wasMN License Number:L3.001 CHECKED BY: PROJECT:DRAWN BY:DATE:REVISIONS: ON SHEET L3.002 ON SHEET L3.002 MITIGATION CALCULATIONS TREE PRESERVATION CHART See Civil Engineer's details for paving and curb information. General Notes: Landscape Details, L3.000-L3.005 for Tree Preservation Plans, and L3.006 for Tree Preservation Notes & Schedules Landscape Symbols Legend: 01. See Civil Engineer's plans for site plan layout and dimensions.02. Protect adjacent areas from damage during construction.03.04. Refer to Sheets L1.000-L1.004 for Landscape Plans, L2.001-L2.002 for 4 2 3 1 2 1 E C N E F N O. I S P T E Y C E T E R, L T I T N I OA GA T R N E PM I DE T E R S ER I RE XO TP ET 8 0 104 1 1 0 0 004 109 002 106107 110 105 003 E C N E F N 122 O I S T E C E E R T ) T . O O 121 TP G R Y NS P IT E( T E E S 005 D IE E R E XR TE V TPER DETAIL ETO REMOVE (TYP.) R G O T N M I E 120 E T V I SR I S XE A EB V 006 9 N I 1 1 G N I T S I X ETO REMOVE (TYP.) 8 1 1 007 6 1 1 N O I 117 T I D 008 115 D A D 103 E S 114 090 O P 3 1 O 102 1111 011 112 R P 0 1 0 . P 012 Y T , N 013 I 101 A M 014 E R O EXISTING TREES T 015 018016 019 099 017 088 024 E ) . O C 020 TP ) N . O Y S TPE 025 T F E( Y S 021 ET 023 DE(N R E EO TDI V 026 R 2 087 ET 2 T G O 0 VC N M IE GO E TT N M I SR O I E T 028 R XE SR I P EB XE 027 E EB 086 E G R N I TPER DETAIL D L 029 I 085 U 098 B 084 030 G 083 N I T 031 O S I T 081 X S 082 E 032 E 038 E R 3 3 T 0 0 G 8 N 0 I 039 T 034 S I X EBE REMOVED (TYP.) 035 076 1 4 0040 036 077 3 4 0 042 044 037 045 069 3 0 7 7 072 0 0 071 . P Y T , N I ) O. A 2 057 TP 3 M Y # S E T E( E 048 056 R 054 T 055 E 047 D O OR E EXISTING TREES T T N 046 V CIVIL WORK LIMITS G EO E PN L M I PA E T PC SR I AS XE D G EB N N IA TL S IE 058 XE ETREES TO REMAIN,S 059 SHED EXISTING 3 7 051 2 6 068 6066065 064 05 062061 0060 053 0 050 049 TREE PRESERVATION & MITIGATION PLAN COTTAGE GROVE, MN 55016 HLBH 7000 JAMAICA AVE S Y under the 25106 R TRANSITIONS A-11 OVERALL FIRST FLOOR PLAN A Date: SPCSD SPED 04.02.2025 N I M I 48084 SPR L Benjamin D. Hartberg, PLA E R TREE PRESERVATION & MITIGATION P prepared by me or under my direct supervision and that Iam a duly Licensed LANDSCAPE ARCHITECT laws of the State of MINNESOTA I hereby certify that this plan, specification, or report wasMN License Number: L3.002 CHECKED BY: PROJECT:DRAWN BY:DATE:REVISIONS: NOT TO SCALE TYPICAL TREE PROTECTION DETAIL Install high density polyethylene safety fence, 4 ft. high, international orange, at the Drip Line or at the 1 wounds painted to prevent further damage. Critical Root Zone:Where silt fence and proposed tree protection fence overlap, place the tree protection fence on the outside of the silt fence, double-staked at the break-point.The contractor shall prune the canopy of existing trees to remain where the canopy is in jeopardy of damage due to the new improvements shown. It isrecommended that the contractor hire a certified arborist to perform the pruning. Any branches broken during construction shall be immediately trimmed andgovernmental fees and licenses necessary for the proper execution of the demolition work.as trees, shrubs, lawns, sidewalks, drives, curbs, utilities, buildings and/or other structures on or adjacent to the demolition site. Provide temporary fences andbarricades as required for the safe and proper execution of the work and the protection of persons and property.indicated to be reused shall become the Contractor's property and is to be removed promptly from the site and disposed of in strict accordance with all applicablelaws, regulations, and/or statutes.the project prior to proceeding with the work. Visit the site and determine all site conditions and hazards.This plan is a guide as to the anticipated amount of disturbance expected due to proposed improvements. The contractor is expected to take all necessaryprecautions to ensure trees noted to remain are not damaged during construction. Do not store material or drive within the drip line of existing trees to remain. Beaware of overhead branches for clearance of material and equipment.This plan is not a guarantee that existing trees will survive during/post construction, but rather a guide to help assure their protection and greatest chances ofsurvival at the surface level. Further protection measures outside this scope could involve ecologists, foresters and arborists.The contractor is responsible for re-erecting the tree protection fence immediately after the work is complete, when ever possibleTrees shown as existing to remain (be preserved) that are damaged / killed as a result of construction activities are subject to replacement per the City Tree Do not begin tree clearing work until tree protection measures are in place and to the permit approval of the City Forester has been granted.Refer to Tree Protection Detail for fencing required around trees to remain.Perform work in accordance with the laws, ordinances, rules, regulations, and orders of public authority having jurisdiction. Secure and pay for permits,Provide protective coverings and enclosures as necessary to prevent damage to existing work that is to remain. Existing work to remain may include items suchRemove debris, waste, and rubbish promptly from the site. On-site burial of debris is not permitted. Burn no debris on the site. Salvage material not otherwiseBuildings, features, surfaces, and other descriptive references shown on this drawing are for informational purposes only. Field verify all information relevant toNotify the Owner's Representative when tree protection fencing is taken down to perform work in conjunction with the new improvements noted in this plan set.Replacement penalty. Replacement trees are to be paid for at no additional expense to the Owner. Critical Root Zone whichever is greater, of trees to be preserved per detail, prior to commencement of earthwork activity. Field-staking of the fence location(s) subject to City approval. Existing boundary, location, topographic, and utility information shown on this plan is from a field survey by others. Tree Preservation & Protection Notes: ¸ ¸ ¸ t .\[L/ hwY{ Wayne Sandberg, P.E., Director, County Engineer Frank D. Ticknor, P.E., Deputy Director May7, 2025 Angela Popenhagen InterimCityEngineer City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Dear Angela, Thank you for the opportunity to review and provide comments on theSouth Washington County School Districts proposal to convert a former church located in the southwest corner of Jamaica and 70th(CSAH 22) into a transition school. and offers the following comments. CountyState Aid Highway 22at this location is classified as an A-Minor Expander roadway. Washington ,including spacing, sight lines, and local road connections to ensure safe and efficient transportation. The Washington County Comprehensive Plan indicates that 90 feet of right-of-way from the centerline should be secured at the time of development along CSAH 22. The current dedication of right-of-way is 75 feet, leaving another 15feet to be dedicated. T would ask that it be relocated to be outside of the ROWand further recommends that it be reoriented and/or fenced to reduce the likelihood of basketballs leaving the site into the county Highway. Additionally, the extension of the existing trail would help improve pedestrian connectivity in the area for the future. We recommend that, at a minimum, the developer install the trail to the edge of their property along CSAH 22 connecting to the existing trail at the intersection. Washington County's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceednoise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area Classification (NAC), where the establishment of the land use would result in violations of established noise standards. Minnesota Statute 116.07, Subpart 2a exempts County Roads and County State Aid Highways from noise thresholds. County policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures. The developer should assess the noise situation andtake any action outside of County right of way deemed necessary to minimize the impact of any highway noise. All utility connections to County highway right of way for the development require Washington County Right of Way permits. Typically, these utility connection permits are the responsibility of the utility companies. Thank you again for this opportunity to review the South Washington County School District proposal. We look forward to continuing to work with the City of Cottage Grove and South Washington County School District to ensure that development in this area is successful and well-served by the transportation network. Sincerely, Daniel Elder Planner II Cc (email only): Wayne Sandberg, Public Works Director/County Engineer Frank Ticknor, Deputy Director Public Works Lyssa Leitner, Public Works Planning Director Joe Gustafson, Traffic Engineer Kevin Peterson, Design Engineer Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006 P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer