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HomeMy WebLinkAboutAgenda Files 2025-08-20 City Council Regular Meeting1 COTTAGE GROVE CITY COUNCIL August 20, 2025 COUNCIL CHAMBER - 7:00 PM 1 Call to Order 2 Pledge of Allegiance 3 Roll Call 4 Open Forum 5 Adoption of Agenda 6 Presentations 7 Consent Agenda A City Council Regular Meeting Minutes (2025-07-16) Staff Recommendation: Approve the July 16, 2025, City Council Regular Meeting Minutes. B Planning Commission Meeting Minutes (2025-05-19) Staff Recommendation: Accept and place on file the minutes from the May 19, 2025, Planning Commission Meeting. C Massage Therapist License - Mary Denise Seifert Staff Recommendation: Authorize issuance of a Massage Therapist License to Mary Denise Seifert to work at The Healing Place (8617 West Point Douglas Road). D Response to Open Forum Question (8-6-2025) Staff Recommendation: Receive the response to the City Council open forum inquiry on August 6, 2025. E Rental License Approvals Staff Recommendation: Approve the issuance of rental licenses to the properties listed in the attached table. F Water Tower Antenna Lease 2nd Amendment - AT&T Pinehill Water Tower Site Staff Recommendation: Approve the 2nd Amendment to the Amended and Restated Site Lease Agreement with AT&T at the Pinehill Water Tower Site. G 80th St & East Pt Douglas Road Rehabilitation - Authorize Preparation of Plans & Specifications Staff Recommendation: Adopt Resolution 2025-115 authorizing preparation of plans and specifications for the 80th Street (TH 61 to Ideal Ave), East Point Douglas Road (80th Street south to tee intersection), and TH 61/80th Street Interchange Rehabilitation project. H Lamar Ave Ravine Easements Staff Recommendation: Approve the two Permanent and three Temporary Easements along Lamar Avenue. I Almar Village Parking - Encroachment Agreement Staff Recommendation: Approve the Encroachment Agreement for Almar Village Parking and appropriate officials are hereby authorized to sign the Encroachment Agreement to effectuate this action. 2 J 2025 Sewer Lining Change Order #1 Staff Recommendation: Approve Change Order No. 1 to adjust the project substantial and final completion dates to October 17, 2025 and November 7, 2025, respectively. K Salt Spreader Controls Purchase Staff Recommendation: Authorize staff to place the order for the Salt Spreader Controls for a total of $208,008 from Towmaster Truck Equipment. L Declaring the Official Intent to Bond for the Oltman Park Project Staff Recommendation: Approve Resolution 2025-117, Declaring the official intent to bond for the Oltman Park Project M Intrepid Fiber Agreement Staff Recommendation: Approve the Agreement with Intrepid Fiber. 8 Approve Disbursements A Approve Disbursements Staff Recommendation: Approve disbursements from 08-01-2025 to 08-14-2025 in the amount of $3,719,117.56. 9 Public Hearings A Public Hearing for issuance of conduit multifamily housing revenue bonds-Real Estate Equities, LLC Staff Recommendation: 1) Hold a Public Hearing on the Housing Program, the Bonds, and the Interim Loan. 2) Adopt Resolution, 2025-118, Adopting the Housing Program, approving a public hearing, authorizing an interim loan and the issuance of a taxable interim note for a multifamily housing development, and approving and authorizing execution of documents. 10 Bid Awards 11 Regular Agenda A 61 Marine & Sports – Conditional Use Permit and Site Plan Review Staff Recommendation: 1) Adopt Resolution 2025-110 approving a Conditional Use Permit for the display, hire, service, rental, leasing, and/or sales of boats and recreational vehicles conducted outside a building with servicing conducted within a building at 61 Marine & Sports, 11730 Point Douglas Drive South. 2) Adopt Resolution 2025-111 approving a Site Plan Review to construct a 4,000 square foot building addition for boat servicing at 61 Marine & Sports, 11730 Point Douglas Drive South. B Cedarhurst – Historic Conditional Use Permits, Zoning Amendments, Site Plan Review, and Business Subsidy Agreement Staff Recommendation: 1) Adopt Ordinance No. 1103 to approve a Zoning Amendment to rezone the property at 6940 Keats Avenue South from AG-2, Agricultural to M-U, Mixed-Use. 2) Adopt Resolution 2025-112 to approve a Historical Conditional Use Permit to operate an event center/wedding venue on the Cedarhurst Mansion property located at 6940 Keats Avenue South, which is on the National Register of Historic Places and the City’s Register of Historic Sites and Landmarks. 3) Adopt Resolution 2025-113 to approve a Site Plan Review for improvements to the site and the Mansion and an addition to the Mansion located at 6940 Keats Avenue South for use as a wedding and event center. 4) Adopt Ordinance No. 1104 to approve a Zoning Amendment to rezone the property at 9912 70th Street South from AG-2, Agricultural, to R-3, Single Family Residential. 5) Adopt Resolution 2025-114 to approve a Historical Conditional Use Permit to use the Gardener’s Cottage property located at 9912 70th Street South in conjunction with the commercial event/wedding venue on the adjacent parcel at 6940 Keats Avenue South. 6) Approve the business subsidy agreement with Bellagala to provide a business subsidy for $37,275.00 for up to 15 SAC units. C Ordinance Amendment City Code 5-1-3 (Paraphernalia Definitions) Staff Recommendation: Provide direction on the ordinance amendment. 3 12 Council Comments and Requests 13 Workshops - Open to Public A 2026-2027 Budget Workshop Staff Recommendation: Provide feedback regarding 2026 Property Tax Levy and Budget Communications 14 Workshops - Closed to Public 15 Adjournment 1 City Council Action Request 7.A. Meeting Date 8/20/2025 Department Administration Agenda Category Action Item Title City Council Regular Meeting Minutes (2025-07-16) Staff Recommendation Approve the July 16, 2025, City Council Regular Meeting Minutes. Budget Implication N/A Attachments 1. 2025-07-16 City Council Meeting CITY OF COTTAGE GROVE  12800 Ravine Parkway  Cottage Grove, Minnesota 55016 www.cottagegrovemn.gov  651-458-2800  Fax 651-458-2897  Equal Opportunity Employer COTTAGE GROVE CITY COUNCIL July 16, 2025 12800 RAVINE PARKWAY SOUTH COTTAGE GROVE, MN 55016 COUNCIL CHAMBER - 7:00 P.M 1. CALL TO ORDER The City Council of the City of Cottage Grove, Washington County, Minnesota, held a regular meeting on July 16, 2025, at Cottage Grove City Hall, 12800 Ravine Parkway. Mayor Bailey called the meeting to order at 7:00 p.m. This meeting is being recorded by TruLens Community Media. You can view City meetings live and replay them on Cable Channel 799, and the meetings are also streamed live and then archived on the City of Cottage Grove’s YouTube channel. 2. PLEDGE OF ALLEGIANCE The audience, staff, and City Council Members stood and recited the Pledge of Allegiance. 3. ROLL CALL Tammy Anderson, City Clerk, called the roll: Mayor Bailey-Here; Council Member Clausen-Here; Council Member Garza-Here; Council Member Olsen-Here; Council Member Thiede-Here. Also present: Jennifer Levitt, City Administrator; Ryan Burfeind, Public Works Director; Zac Dockter, Parks and Recreation Director; Pete Koerner, Public Safety Director; Korine Land, City Attorney-LeVander, Gillen & Miller, PA; Brenda Malinowski, Finance Director; Emily Schmitz, Community Development Director; Phil Jents, Communication Manager. 4. OPEN FORUM Mayor Bailey opened the Open Forum. He asked those who spoke to limit their comments to three minutes. I should also mention that Council will not comment on those items; we take them under advisement and then our staff will actually respond to you. We had three people who signed up to speak. If you would, just go over to the podium, state your name and address for the record, and then you can share with us. My name is Peggy Nelson, I live at 7490 Hinton Park Avenue South, Cottage Grove. All right, my question actually is for the Police Chief, Pete Koerner, and my question is sir, do you know if ICE Agents are in Washington County or in Cottage Grove at this moment, not training at your HERO building? Mayor Bailey said Peggy, actually our Director of Public Safety wouldn’t necessarily answer that at the moment, that’s what I was just mentioning. So, what’ll happen is if you want to ask questions, like you’re doing, our staff’s going to take the information down and we will get back in touch with you vs. having a back and forth with the audience. So, if you have more questions, though, you can ask because this is all being taped anyway, so we’ll know it. Peggy said okay. My other question is about the HERO building, and I know that we have ICE Agents that train in there, as well as other Federal agents that do that. I’m hoping that as a group from All Saints Lutheran Church that we can try and stop that. It’s just a suggestion, I’m hoping that there is some legal path to doing this. Thank you very much for listening to me, I appreciate it. Mayor Bailey said thank you. City Council Meeting July 16, 2025 Page 2 of 30 Good Evening, my name is Ruth Jones, and I live at 8180 Janero Avenue South, Cottage Grove. The first thing I would like to say is I appreciate public servants very much, thank all of you so much for what you do for our town. We moved to Cottage Grove in January of 2021, right during the pandemic, from LaCrosse, Wisconsin, of all places, and I wasn’t sure what it was going to be like, and I love it here. The longer we’re here the more I like it, it’s a great little town, it feels like a little town, you know? It’s a little bit rural, I love it. So, it’s a great place, and that’s a lot due to you guys, so I appreciate you. But the one thing that concerns me is the lack of local media. So, I was at a protest at the Capitol and people came up to us because they saw on our shirts that we’re from Cottage Grove, and they said, did you know ICE is training at your HERO Center? They have a $270,000 contract, and we all looked at each other and said, no, we didn’t know this. So, then we started investigating. Apparently, even though we paid for the HERO Center, I looked and I think it got built right before I moved to town and it passed like a big ballot measure. We don’t want a Community Center but we want a HERO Center, I guess, I mean I was really disappointed we didn’t get the Community Center. Anyway, it was a passed-on-ballot measure and it’s funded by taxpayer dollars; we apparently have no say over its use. I admire law enforcement, I think it looks like a wonderful center from what I saw online, I mean it’s state of the art, people are coming from other places. It’s something to be proud of; however, I am not happy about ICE being in it. And I just wanted to express that and I’m just going to use my voice because I feel like it’s important as a citizen to speak up and register my voice, and also, what can we do about not having a newspaper or local radio station? So, we know these things, so if someone comes up to me and says, did you know, we’re like yeah, we know, we’re concerned, not like huh? What? Are you kidding me? So, that’s a problem. And then I looked, I read your thing you send out every month, like oh, I’m so glad you send that, like I really do, I read it from cover to cover, I learn a lot from it, and there’s nothing in there about ICE training in the HERO Center. So, anyway, that’s my concerns. Thank you. 5. ADOPTION OF AGENDA 6. PRESENTATIONS 2025 Green Garden Award Staff Recommendation: Receive presentation of the 2025 Green Garden Awards from Parks and Recreation staff and award Jan Liedle the winner of the Residential Garden Award and Steven Rudberg the winner of the Sustainability Garden Award. City Council Meeting July 16, 2025 Page 3 of 30 Cole said hello, everyone, I’m Cole, I’m the horticulturist here at the City of Cottage Grove. We’re here to present the Green Garden Award for 2025. I’m here with my two interns, Theresa, who is currently going to Hennepin Tech, and Chris, who is currently going to the University of Minnesota. So, with that, I’ll let them take over. City Council Meeting July 16, 2025 Page 4 of 30 Theresa said our recommendation is to award Jan the winner of the Residential Green Garden Award and Steven the winner of the Sustainability Garden Award. Everyone applauded. MN Recreation and Park Association Awards of Excellence Staff Recommendation: Accept MN Recreation and Park Association Awards of Excellence. City Council Meeting July 16, 2025 Page 5 of 30 Everyone applauded and Mayor Bailey replied thank you. After presentation of the award plaques and handshakes, photos were taken of the Parks and Recreation employees, Nicole Greenwell, Mayor Bailey and the City Council Members. Staff Recommendation: Proclaim the month of July 2025 as Parks and Recreation Month. Staff Recommendation: Proclaim Tuesday, August 5, 2025 Night to Unite in Cottage Grove. City Council Meeting July 16, 2025 Page 6 of 30 down to the Friends in Need Food Shelf. That’s just an example from last year, we usually end up getting a couple pallets full, so it’s a really good donation in which people participate. We also do the Fill the Backpack Campaign; the Public Safety Board for any of the neighborhoods that want to participate, they donate a backpack, and we encourage people to fill it. They don’t just fill this backpack, they give us boxes of school supplies, and that also goes to the Friends in Need Food Shelf. 7. CONSENT AGENDA City Council Meeting July 16, 2025 Page 7 of 30 Removal Project to New Look Contracting, Inc. in the amount of $114,481.25, and the appropriate • Tennis Sanitation, for a $5,000 Fourth of July Fireworks Freedom Weekend sponsorship • NorthPoint, for a $5,000 Fourth of July Fireworks Freedom Weekend sponsorship • 3M, for a $5,000 Fourth of July Fireworks Freedom Weekend sponsorship • Hy-Vee, for a $5,000 Fourth of July Fireworks Freedom Weekend sponsorship • VanMeter, for a $1,000 Fourth of July Fireworks Freedom Weekend sponsorship • We received a $1,000 donation as well for those Fourth of July fireworks directly to the Lions Club from what was formerly known as Northwoods Barbecue, but now it’s called Whiskey Creek, so we want to thank Matt Miller and his family for that. • Jayne Chatterton made a Memorial Bench donation of $2,500, and the Cottage Grove Athletic Association also made a $2,500 donation for a Memorial Bench. City Council Meeting July 16, 2025 Page 8 of 30 allows for a total square footage on residential lots. This particular proposal is proposing to go above and beyond that total square footage, so a Conditional Use Permit is required. There are two Variance requests: One Variance to put that accessory structure in front of the principal structure, which our standard in our Code requires it to be behind the principal structure; the second Variance request is for the exterior material, which is proposed as metal, when our Code has some additional specifics that I’ll get into just a little bit later in the presentation. But this particular parcel is located on Hadley Avenue, just adjacent to the Eastbrooke development if you’re familiar; it is a little bit of a larger parcel at four acres. The house on the site was built in 1994, and then an accessory building, which you can see outlined on the screen, was constructed in 1997 under those Code standards. That accessory building was constructed to match the principal structure, which is stucco material. City Council Meeting July 16, 2025 Page 9 of 30 So, with that, I will leave the two recommendations before you. Mayor, as you indicated, the applicant is in the audience and of course, staff is available for questions. City Council Meeting July 16, 2025 Page 10 of 30 wainscoting a nice-looking barn, but I’m just curious what that would be. I know you can’t answer that right now, but just the thought that I could go out and put plywood all around it because that’s basically what the definition said, its got to be by wood. So, I know these buildings look at lot nicer. So, I want to thank you for your time tonight. Any questions? City Council Meeting July 16, 2025 Page 11 of 30 Mr. Dressely replied I was at the meetings. And, also, as she mentioned the Hadley Avenue, those are three brand- new houses. I don’t see anybody, and when my neighbor’s saying, we don’t, I mean I think he would say you know, I might sell my land, both sides and across from me, and those are three brand-new houses right there, already done, so, just FYI. City Council Meeting July 16, 2025 Page 12 of 30 Mayor Bailey said we didn’t pull this for a separate vote but it was to allow the applicant to speak and have staff make sure that we had all the details that we needed. 8. APPROVE DISBURSEMENTS 9. PUBLIC HEARINGS - None. 10. BID AWARDS - None. 11. REGULAR AGENDA - None. 12. COUNCIL COMMENTS AND REQUESTS City Council Meeting July 16, 2025 Page 13 of 30 a lot of people, and Public Safety and Parks and all the rest of the City staff that were present really helped us make that event go off without a hitch, so thank you. Paddington in Peru, let’s see, that’s a bear, isn’t it? All right, so I think that’s all I’ve got. Around the World in 80 Days: So, coming up on July 19 through July 20, they’ll be showing that play here at City Hall at the amphitheater, that starts at 7:00 p.m., and it looked like a lot of fun, their costumes looked like a lot of fun. So, I would encourage you all to come out and watch it. I’ve seen them last year, a different play, and it was an amazing play, and it’s a free local play and they accept donations. City Council Meeting July 16, 2025 Page 14 of 30 Our Food Truck Festival, it is around the corner, it’s already so close to September, and it’s on September 13, it’s an all-day event from 11:00 a.m. to 6:00 p.m. We have more than 100 food trucks this year, is it? No, 40, more than 40, sorry. I’m putting it out there into the world and we will have 100 food trucks next year. Mayor Bailey said Tammy goes, oh, god, no. Council Member Garza said that would be awesome, but there’s a lot of amazing food trucks that are always there. Our people love to come out, and that Food Truck Festival is so similar to Strawberry Fest because a lot of our community happens to come out and enjoy a lot of food and fun activities that are out there. So, if you have time, come on out on September 13th. Thank you, mayor. 13. WORKSHOPS - OPEN TO PUBLIC - TRAINING ROOM Staff Recommendation: Receive a presentation on EMS and provide feedback and direction. City Council Meeting July 16, 2025 Page 15 of 30 Fire Chief Jon Pritchard said so just an overview and it kind of gives us a unique opportunity to kind of do an informal linear check on how we’re doing in the Fire and EMS Department. As you can see, our call volume has actually increased exponentially over the last few years, and since 2022 we’ve risen significantly, and we continue to expect that with community growth. City Council Meeting July 16, 2025 Page 16 of 30 So, when I was looking and I was working with Chief Pritchard on how do we maybe like whittle this down so we don’t have to do so many interviews, that proved to be a little bit difficult because the qualifications, you didn’t need your EMT or Fire 1 and 2; so, how do you disqualify somebody and not interview them, when technically they met the minimum qualifications? I think it’s been proven to be successful so far. City Council Meeting July 16, 2025 Page 17 of 30 they’re seeking those two things. So, while we would never turn down somebody interested in a parttime employment with us, that’s part of this program, what leads them to this program are those two exact things. City Council Meeting July 16, 2025 Page 18 of 30 for that, which would be ideal state, of course, but we’re always open to input on that. Are there questions about that? Because I know that’s always a big one, we say it a lot; however, it’s moving rapidly, a lot of work being done behind the scenes, which sometimes is hard to see at the surface. City Council Meeting July 16, 2025 Page 19 of 30 matched our operations, and then EMS training. So, a lot of them do provide EMS first response to help support our response. Emergency on TV. It’s good that we have old guys like you around then, who remember that. Director Koerner replied well, Dave wants us to bring the old station wagon ambulance back, he said he can’t believe we got rid of that, but it had some more miles on it. Council Member Thiede said yep, with the holes in the floor, yeah. Chief Pritchard said I’m sure we could find it somewhere. City Council Meeting July 16, 2025 Page 20 of 30 do this sort of thing. And, really, the two biggest things are: 1) Our aging population, more people are going on Medicare, as our Boomers get older, that’s what’s really driving a lot of this stuff, and a lot of other cities have seen that as well, especially communities that are aging. 2) We know that just some of the discussion at a national level with Medicaid, too, like what does that future look like as well, but really the shortfalls do fall onto Cottage Grove specifically and other systems like us to help not only fund our EMS system, but it does provide funding for our Fire Department as well. City Council Meeting July 16, 2025 Page 21 of 30 because it’s so far in the future; and they obviously have no interest in dropping their Fire Departments right now, so I can’t give an answer on that. City Council Meeting July 16, 2025 Page 22 of 30 Council Member Clausen said I have a quick question on the Private Pay or the Other Mandatory things. So, if you have a car accident, for example, and you know auto insurance is going to be paying the bill, and we send them a bill of $3K, but they don’t pay the full amount? City Council Meeting July 16, 2025 Page 23 of 30 other places. Actually, it’s pretty common for Fire Departments in the metro, especially our suburban edge departments, to have smaller townships that they do that with, so. City Council Meeting July 16, 2025 Page 24 of 30 change, and it should be less in maintenance as well, but still, even with that change, we’re still at that amount, which is mindboggling to me. City Council Meeting July 16, 2025 Page 25 of 30 all of the other communities that we compare ourselves to; we always seem to come out the other end in the same place, which is second lowest per capita tax in the County, next to a community that receives a significant amount of Local Government Aid (LGA). I think that’s also a point to ponder with respect to this. At the end of the day, I think, like we always do, we’re going to figure it out and we’re going to get where we need to go, but the number’s going to be what the number’s going to be, based on the level of service that they want provided. You know, that has to be one of those key questions is level of service. Jon mentioned the complexities of subcontracting, and while there may be complexities with that, it might be our best option, we just don’t know, right? So, I mean, I don’t think you can take that off the table, particularly if the other communities don’t want to participate. I mean, the numbers you’re asking for are reasonable, especially for communities that get as much LGA as they do and we get none. I mean, I think that’s an iron that I’d argue, I don't think there’s any to date of that. It boils down to each government body, including their City Councils, have to make decisions, if they make their best or not. If their decision is to not participate and they think that’s the best decision for them, then that’s going to form our decision, and our decision may be we can no longer afford it as a budget expense and that’s a real thing. City Council Meeting July 16, 2025 Page 26 of 30 Council Member Garza asked but what if we just stop, like we just don’t? City Council Meeting July 16, 2025 Page 27 of 30 But a couple other things: So, when we talk about contracting, of course contracting contracts, you’re going to give us this amount, we’re going to provide this service, and kind of those sort of things; but with this, there’s going to be a Taxing Board. Of course, each representative is going to have their people and then we have to run into well, how many people from this? Is it population, is it, those sort of things. So, you do lose that full control if we create the EMS Taxing District; however, there is an ability to create more equitable funding, really what we’d be doing here I believe is creating an EMS Taxing District for that readiness factor, currently the Cottage Grove residents pay for the readiness. Because really all of our staffing numbers and all that is only based on Cottage Grove residents right now, so we’re really paying for that readiness. So, how do we spread the cost of being ready, providing ambulance, and I think that’s where that EMS Taxing District has problems within that; however, we do have to also recognize when we go into those agreements, we do lose some of that access because that Board would have to be comprised of somebody from at least each one of those subdivisions. City Council Meeting July 16, 2025 Page 28 of 30 Administrator Levitt replied and to your point, we could look more aggressively at subleasing. City Council Meeting July 16, 2025 Page 29 of 30 growing, we may not be able to make up that deficit, what was it, $600K or something, but eventually, over the next I don't know, 1,000 years, like that gap will grow because of the population growing now. City Council Meeting July 16, 2025 Page 30 of 30 Council Member Garza said and keeping in mind the economic cuts to our medical insurances, too. So that’s going to be a big affect to our community as well once we are not getting paid for the people that we’re paying, they’re not going to be able to pay anything for an agreement. So, that’s something that we don’t know, that’s our unknown right now; but that’s something that we know that is there and especially because we have that operation for the few months that we have for our service. 14. WORKSHOPS - CLOSED TO PUBLIC - None. 15. ADJOURNMENT 1 City Council Action Request 7.B. Meeting Date 8/20/2025 Department Community Development Agenda Category Action Item Title Planning Commission Meeting Minutes (2025-05-19) Staff Recommendation Accept and place on file the minutes from the May 19, 2025, Planning Commission Meeting. Budget Implication N/A Attachments 1. Planning Commission Minutes 2025-05-19 COTTAGE GROVE PLANNING COMMISSION May 19, 2025 12800 Ravine Parkway South Cottage Grove, MN 55016 COUNCIL CHAMBER - 7:00 P.M. The Regular Meeting of the Planning Commission was held in the Council Chamber and telecast on Local Government Cable Channel 16. 1. CALL TO ORDER Frazier called the Planning Commission meeting to order at 7:00 p.m. 2. ROLL CALL Pradeep Bhat-Here; Ken Brittain-Here; Jessica Fisher-Here; Evan Frazier-Here; Eric Knable-Here; Emily Stephens-Here; Terrence Woodman-Here. Members Absent: None Staff Present: Emily Schmitz, Community Development Director; Samantha Pierret, Senior Planner; Max Erickson, Planner; Crystal Raleigh, Assistant City Engineer; David Clausen, City Council Liaison 3. APPROVAL OF AGENDA Brittain made a motion to approve the agenda. Stephens seconded. The motion was approved unanimously (7-to-0 vote). 4. OPEN FORUM Frazier opened the Open Forum and asked if anyone wished to address the Planning Commission on any non -agenda item. No one spoke. Frazier closed the Open Forum. 5. CHAIR’S EXPLANATION OF THE PUBLIC HEARING PROCESS Frazier explained the purpose of the Planning Commission, which serves in an advisory capacity to the City Council, and that the City Council makes all final decisions. In addition, he explained the process of conducting a public hearing and requested that any person wishing to speak should go to the podium and state their full name and address for the public record. 6. PUBLIC HEARINGS AND APPLICATIONS A. ISD #833 Transition Building - Cases SP/CUP/V2025-014 Koma Architects, on behalf of South Washington County School District ISD #833, has applied for a Site Plan review, Conditional Use Permit, and Variance for impervious surfaces for an addition to the current structure located at 7000 Jamaica Avenue South. The addition includes approximately 8,373 square feet for classrooms and other educational spaces. Additional site improvements include renovation of the current structure for a cafeteria, nurse’s office, conference rooms, and classrooms, landscaping for an outside activity area, and restructuring of the parking lot. Planning Commission Minutes - Regular Meeting May 19, 2025 Page 2 of 11 Erickson summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. Frazier asked if there were any questions for staff. Fisher said so the impervious surface issue, is that the building plus the basketball court plus the other like exterior things going on? Erickson replied the total 49 percent that I had mentioned includes all of the additional, plus what’s existing, so they’d be 9 percent over the 40 percent threshold with the basketball court and the additional paving and the new building. Fisher said okay, got it, thank you. Brittain said I’m assuming that the reason that we have the impervious surface rules, surface rules, is for runoff, and he asked how does the additional 9 percent or whatever that was affect the runoff from the property or storage within it? Erickson replied there is a proposed stormwater pond to be constructed on the eastern edge; they’re going to actually create a swale, so here’s the pond, and then they’re going to reconstruct a swale around here, which will collect and capture any of the additional run off created from any of the expanded portion. Brittain said okay, thank you. Fisher said okay, I have more to my question. So, on this picture, the outdoor play area, is that considered impervious surfa ce? I think I see it says turf, sod. I’m just wondering because this is for young adults, right? So, I’m just wondering like what the play area is because if it were for like early childhood, it would make sense to have a play area; but I’m wondering if that’s con sidered impervious surface, if there’s enough of that that can be tweaked so that they can actually meet the requirements. Erickson replied in that play area, the sod would not be considered impervious. As to the use of that area, I could point to the folks at the School District to talk a little bit more about what that space might be utilized for. Fisher said okay, I just w asn’t sure because I thought if it were turf, if that was like AstroTurf or whatever, I don't know. Frazier asked if there were any further questions for staff; there were not. Frazier asked if the applicant would like to approach the podium and add anything additional. Kyle with the District said I l ive in the District at 7421 Hidden Valley Trail, and I got voted to come up here. He asked I’m sorry, you wanted more information? Frazier replied just anything additional you wanted to add. Kyle replied oh, I thought you had more questions. Frazier said I do have a question for you, but I’ll let you say what you want. Kyle said we’re excited about this, as this brings two groups th at we have in strip malls now into one location, and it’s going to help us focus our resources and give these kids really what they need, so we’re super excited about it, but go ahead with your question. Frazier said so my question is about the impervious surface, and so, I don't know if you’re going to have a good answer for t his or you can nominate another one of your teammates here. So, I guess where I’m concerned about it is Max in his presentation said there’s 88 parking spots on site now, we’re going to go down to 70, and City Code only requires 20 on site ; a parking lot is considered an impervious surface. So, I guess my question is for variances, obviously it’s a fairly high bar to grant a variance , is there a reason why we have to keep so many parking spots on site? Kyle replied this is Kevin, with BKBM, he’s our Civil Engineer, and he can probably talk more about the parking stalls and stuff, and we do have Nicky back here, too, who runs the program, and if you have any questions about the staff parking and how many spots we need, she could answer that better than me. Kevin Bohl said I’m with BKBM Engineers, gave his address as 11623 Fergus Street NE, Blaine. From a parking standpoint, we looked at a couple different options for different layouts and trying to get the parking to what we needed it to; ultimately, we talked to the District and I forget the exact counts offhand here, but there are some van parking stalls that we need, there’s staff parking, and then there’s also student parking. Based on all of those needs, that’s where we came up with the required 80 for our site. Another big challenge is we need to get buses in and out of the site, too, so we can’t have parking in that main cen ter parking lot that’s currently where all the car parking is, as buses need to be able to turn around and need a lot of space fo r those turning movements. So, it’s one of the reasons why we have to kind of keep the parking as it is here. Frazier said okay, so e ven though City Code says you guys only need 20 parking spots, just based on the use of the property as well as kind of the o ngoing challenges about the types of vehicles that are going to be in there, that’s why we need all of this parking and pavement are a. Kevin replied you got it, and Frazier said all right, thank you. Frazier asked if there were any further questions for the applicant ; none were asked. Frazier thanked both Kyle and Keith for coming up. Planning Commission Minutes - Regular Meeting May 19, 2025 Page 3 of 11 Frazier opened the Public Hearing. No one spoke. Frazier closed the Public Hearing. Frazier asked if there were any further comments or discussion from the commission. Stephens said I guess I would just add for everybody asking about the impervious surfaces, a lot of times just for context an d I think they kind of touched on it a little bit with the stormwater, they’re going to manage it all whether they had 50% or 59%; so, it doesn’t really make any difference for what leaves the site. A lot of times, in my opinion, I feel like it’s a harder sell when it’s just apartments or residential or something like that versus a community building. So, I just wanted to throw that i n there really quick that I think from a perspective, the impervious is pretty minimal because it will be managed regardless. So, that’s my two cents. Frazier replied, thank you, and I appreciate that, and kind of where I was going with my questions is mor e the ordinance side of, you know, we should only be granting variances when there is no other way that we can make it work on site. And, so, the extra information we had about the fact that there’s some special challenges with this area, there’s going to be some special vehicles that are going to be on site where we need to have this kind of extended pavement; I think makes it clear that a var iance is appropriate in this circumstance as there’s no other way to use that site and get to the impervious number that City Code requires. Frazier asked if there was any further discussion by the commission. Bhat said this is just for my clarification. So, you said the impervious surface went from 40 percent to 49 percent, the 9 percent increase if I just look at the area, it’s certainly not coming from the additional building, right? So, is it just the basket ball court behind and plus anything that’s in front of the building? Erickson replied so, the 9 percent would be the addition of the building, a little bit of pavement, but it would include the basketball court. The threshold right now as it is, it’s very, very close, and I don't have the number on me, it’s like just below the threshold, so it’s pretty close to 40 percent as it is. Bhat said okay, and this is 49 percent of the total area. Erickson replied the site, so the whole parcel. Bhat said okay, thank you. Frazier asked if there was any further discussion. Otherwise, I would look for a motion. Woodman made a motion to approve the Site Plan Review, Conditional Use Permit, and Variance for the proposed Transition Building. Bhat seconded. Frazier asked if there was any further discussion on the motion. Brittain asked does the motion include the conditions stipu lated in the staff report? Frazier said good, clarifying question. Commissioner Woodman is nodding his head, so I’m assuming that’s a yes, all right. Woodman replied I was just bringing them up quick. Frazier said okay, so, I have a motion to approve, subject to the conditions in the staff report; I have a second for that motion. Any further discussion? There was none. The motion was approved unanimously (7-to-0 vote). B. Real Estate Equities (Hadley Ave. Apartments) - Cases CP/ZA/SP2024-024 Real Estate Equities has applied for a Comprehensive Plan Amendment to change the land use of a 4.7-acre parcel of land located on the southeast corner of 100th Street and Hadley Avenue from Medium Density Residential to High Density Residential; a Zoning Amendment to change the zoning from AG-2, Agricultural, to R-6, High Density Residential; and a Site Plan Review of a proposed 164-unit affordable rate apartment building. Pierret summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. Frazier asked if there were any questions for staff. Brittain said you mentioned that the density that was on the driving range, the old Mississippi Dunes, was transferred to thi s site. Can you expand upon Met Council’s requirement for our community as a whole to have a specific housing density within the community and how that may pertain to the desired transfer of density from one area to another? Pierret replied yes. So, the proposal would be for the density to be guided, so it has not happened yet, it would take this body and the City Council to approve re-guiding this parcel as High Density Residential. Essentially, with the Met Council, it is in our 2040 Comprehensive Plan that this area was guided as Medium Density Residential, just from a standpoint of density, proposed development, all of thos e Planning Commission Minutes - Regular Meeting May 19, 2025 Page 4 of 11 sorts of things. However, with the DNR purchasing the driving range, that land will be preserved, it will not be developed up on; so, those units of density can be shifted within the same general area with Met Council approval to give additional density t o parcels within the same area. The Met Council’s approval for administrative review includes things such as minimum parcel siz e, that this will not affect our public utilities infrastructure, and things like that. So, we have planned for this many units; th ey’re just shifting from one part of the neighborhood or community, we’ll say, to this specific parcel so that a higher -density development can happen. Brittain asked so, how do we go from Medium Density, Medium Density to High Density? Is it taking the number of homes or housing units that were predicted for this area here, and the number that were predicted for this area over here, and combining them? And due to the challenge of the shape of this property required High Density to over a broader area still having to support those same number of housing units is the reason why it needed to become High Density? Pierret replied yep. So, Commissioner Brittain, you are correct. So, the density for the Medium Density portion of this Real Estate E quities parcel, like I mentioned in here was up to, I believe, 15 units per acre. When we take the units per acre that were designated for the DNR’s parcel, we’re not going to be taking all of those units , we’ll only be taking about 50 of those units that were designated for the DNR’s parcel and shifting them to the Real Estate Equities parcel. So, we are adding those together on this Real Estate Equities parcel to get some greater density, multifamily housing that is greatly needed in the community, as well as on this specific parcel. Medium Density Residential and Single-Family homes on a 4.7-acre parcel would be much more difficult to develop. Brittain said so, we’re attempting to meet an overall community housing density, and we’re using this as a tool in order to meet those overall numbers for the community as a whole. Pierret replied correct, and Brittain said okay, thank you. Fisher asked can you give an example, and you may not be able to , given that you’re fairly new here, of a time when we used transferred density in the past? Maybe Emily might be better suited to answer that. Pierret replied I could answer it, but I’ll let her go for it. Schmitz said Mr. Chair, Commissioner Fisher, I can think of two other instances: So, the Norhart project, if y ou’re familiar, in this exact same area, one of the parcels, we conveniently refer to it as the Zywiec 40, but that Norhart project was approved with the transfer of density as well to meet that High Density. And then the second was a project, the Bluestem Apartments, we evaluated the area and some of that area was preserved for quite some time as pond and open space, and so that density was not ever used. And to Commissioner Brittain’s point, when we look at our Comprehensive Plan, the Metropolita n Council guides us to a total density or growth that they would like to see the community meet, and obviously, that’s spread across multiple different types: You have Low Density, Medium, and High, and however the community develops, you’re wanting to meet that standard that you’ve identified in your long-range plan. So, a little bit more than you asked for, Commissioner Fisher, but I hope that answers your question. Fisher replied no, I understand it. Where is the Bluestem Apartments again, or do thos e not exist? I don’t remember. Schmitz replied that is just across from Grove 80, or the old City Hall location; those apartments have just been constructed, actually hopefully opening within the next month or so. Fisher replied by Dunkin’ Donuts, Schmitz said exactly, yeah. Fisher said I know that place, thank you. Bhat said so, I do see that there is already an existing High Density area here, just next to the lot. Why is that lot not being used, and why are you rezoning this lot? Pierret replied that parcel that you are referring to is the former Norhart parcel that wa s approved for up to 299 apartment units around 2023. They were attempt ing to revamp their Site Plan last year; however, that project has now been withdrawn and will not be constructed. So, the Norhart project was moving forward while the Real Estate Equities group was also attempting to move forward with their project, so the Norhart project has been dropped ; so, that is why there is another High Density parcel there, and it is not Real Estate Equities’ property, and they were not working on that b ecause it was anticipated another apartment development was going there. Bhat said thank you. Woodman asked is there a standard for the number of entries and exits for an apartment complex like this? I noticed there’s only a single egress and ingress point, it’d be going right onto Hamlet, which would then divert traffic down to Hadley and a round. So, it’s almost like to get in and out of the apartment complex, you have to drive all the way around the complex, which I’m sure homeowners in the area would rather have that exit directly onto 100th and that type of thing. So, is there a minimum or the reasoning behind that? Pierret replied I’ll invite our Assistant City Engineer, Crystal Raleigh, and then the applicant looked like he may have wanted to step in and answer that, so we’ll take turns. Raleigh said part of the reason for th e entrance being right onto Hamlet Avenue is that it’s a lower-volume roadway. When we’ve got a decent amount of traffic coming in and out of an apartment building, it’s better to put them out on that lower -volume roadway than it is to have several accesses on the high volume 100th Street or Hadley Avenue. Frazier said we’ll hold off on the applicant; we’ll get to you guys, but we’re going to do staff questions first, though, so any further questions for staff? Planning Commission Minutes - Regular Meeting May 19, 2025 Page 5 of 11 Stephens said so, with some of the stormwater stuff, there is and maybe you can just clarify a little bit, there was some discussion about the back-to-back not meeting the freeboard requirements. I think my only question about that, because it’s on the back - to-back, Hamlet would overflow, is that right? Raleigh replied this is a really interesting site as it relates to stormwater, it really sits in a low area, which it doesn’t appear to be a low area when you’re out there, but there’s not a lot of places fo r stormwater to go. So, it’s been an interesting challenge for the developer to try to meet the City’s big freeboard standards. So, given that, we did have them run the back-to-back, 100-year; so, I don’t have my report right in front of me, but I believe that ’s somewhere around the line of 14 inches of rain in a 24-hour period, or perhaps a 48-hour period. We evaluated that condition to see what would the stormwater do in that instance: It would overtop a little bit out onto Hamlet Avenue. At that point, it would be into the storm sewer system of Hamlet Avenue. If the storm sewer system is surcharging, we did evaluate that neighborhood to the north to see are we flooding anybody out and we’re not. And that was, again, a back -to-back 14 inches of rain, it’s a big event. Stephens said and they would still have, if it flooded, the apartment people, they’d still have access, they can just go around, right? Like if the crossing flooded, they still have access on Hamlet, right? Raleigh replied that’s correct, yes, to Hamlet. There would maybe be 6 inches of water in the street, and don’t quote me on that number, but the street would still be passable in that condition, yes. Stephens said okay, and I saw that the apartments are like well above it, it’s just the Hamlet; so, I just wanted to ask about that with the access. Raleigh replied yeah. With the evaluation, what we were really looking at there was to see if it was going to overtop and go down into their garage, and it doesn’t do that. Stephens said it looks lik e it just drops off down there, that’s why I wanted to ask. Okay, thank you for clarifying that. Fisher said it was referenced several times that this is helping meet the need of the community for this type of housing. How do we know that this is the type of housing that people in our community are looking for? Is there a survey or is there some sor t of, do you go off the census? Like how does the City take those, I mean, where do we get that statement that we need that in our community? Pierret replied good question, that comes from the Maxfield Housing Research Study that we did in 2024 for the City of Cottage Grove; that found that particularly the affordable rental market in Cottage Grove is at a 0% vacancy rate, so ther e is a pent-up demand for this type of rental unit in the City. I believe in the report it stated that Cottage Grove could support up to 177 units of affordable residential, so this will really go towards that need in the community. Fisher said thank you. Knable asked with the parking garage being about 200 feet off from the entrance, how’s the garbage going to be taken care of there? I mean, are they going to have a separate stall that will be down in the parking ramps? Pierret replied good question, probably for the applicant, though. Knable said and then what are the total number of stalls? I don’t know if I missed it somewhere on here. Pierret replied that is a good question. So, the total number of stalls is over 300 parking stalls total o n the site; they are required by the County for some of their funding and things to have a 1:1 parking ratio of above-ground parking I’ll say, so they have 164 parking stalls outside, open air, and then they also have I believe it was 140 or so underground stalls . So, they are over 312 stalls, which is over and above what is required by City Code. Knable said thank you. Frazier asked if there were any further questions for staff, and none were asked. Frazier thanked Pierret very much for field ing those. Frazier said all right, at this time, if the applicant would like to approach and add anything additional and maybe answer a couple additional questions. Enrico Williams with Kaas Wilson Architects, 1301 American Boulevard East, Bloomington, Minnesota, said I am the Project Manager and Project Architect for this particular building. I can speak to any questions you may have about the building itse lf, it’s just a very high level, we are looking at four stories above grade, one level underground. The underground parking houses 148 parking stalls. Williams said there was a question about trash. Typically, for this type of building, we have an internal trash and recycling chute that goes down to a trash collection room. Then, during trash pickup days, the maintenance person will take a skid or a four-wheel drive, cart the dumpsters out to the garage entrance for the garbage trucks to come, pick up the trash, and leave. So, it’s as anti-invasive as possible. There was a question about one entry point for the site. The site design was laid out for a number of different reasons, one of them being information from the Traffic Study, another one is working with the City, and the third is Fire Code. So, when you’re under approximately 200 units, you only need one entry in and out of the site. For the building itself, we designed the exterior façade to meet City Code standards, as listed in the report: So, 35% Class A materials, some Class 1 materials, the primary material will be a cultured-stone look adhered to the side of the building, and then a mix of different varieties of siding panel and wood-look siding. We have varying parapet heights at 47’ above grade, on average; the intent of the varying heights is to break down the scale and massing of the building overall as you work your way around. There’s a mix of one-, two-, and three-bedroom units of various sizes. So, that’s just a very high-level description of the building. If you have any specific questions, I’d be happy to field whatever I can. Planning Commission Minutes - Regular Meeting May 19, 2025 Page 6 of 11 Frazier said all right, thank you, and asked if there were any questions for the applicant. Fisher said I’m looking at one of the photos that shows the corner of the building really like very, very close to the setbac ks of the corner of the lot, around the curve of 100th. I’m just curious if there are concerns about traffic there, because that ro ad’s going to become very, very busy over the next 10-to-15 years, with the development there and with the realignment that we have been planning and talking about. I’m just wondering if there are concerns about cars taking that curve too fast and slamming right into the building there, because it just seems like it’s very, very close to that corner, and I know it technically mee ts setbacks, but also just knowing how people drive, it seems a little dangerous to me to have that so close there. Raleigh replie d one thing that’s important to remember about those setbacks is that these are big, wide Right -of-Ways; so, we have 180-foot of Right-of- Way, I believe, dedicated through there. So, most typical subdivisions have a 60-foot Right-of-Way and then that 20-foot setback. So, we’re getting an additional, I can’t do the math, but it’s quite a bit of open space, so that it’s not anticipated that t hat building corner is going to be a vision problem because it is set quite a ways back from the intersection itself be cause of that wide Right- of-Way. Fisher said okay, thank you. Bhat asked so, regarding the Hamlet Avenue realignment, is that a permanent thing, or is it only during the construction? Bec ause if I look at these drawings, it seems that it is a permanent thing that Hamlet Avenue is going to be realigned or rerouted. I do see a curve coming up from the Site Plan. Raleigh replied Hamlet will not be changed, like the geometry of Hamlet Avenue how it currently is won’t be changed. This driveway will be an additional driveway off of Hamlet as it is today. Hamlet Avenue is currently a rural section, so there are some gravel shoulders and ditches; the developer is required to upgrade that to an urban sectio n with curb and gutter and storm sewer system, so that will be happening. But the road that’s there today will be there aft er the development. Bhat said thank you. Woodman asked is Hamlet and 100th, all of that area, are those roadways measured to be able to handle this capacity into the future? I’m just not familiar with that planning there. Raleigh replied the Hadley and 100th intersection was definitely desi gned with growth in mind, as we know this area of the City is expanding. That design kind of started in 2016 and was finally finish ed up in construction last year, but it is set up for additional traffic that’s in this neighborhood and is going to be in this neighborhood over the next 5 to 10 to 15 years. Frazier asked if there were further questions for the applicant or staff, I guess, since Crystal’s still there, and none were asked. Frazier said thank you very much to Williams. Frazier opened the Public Hearing. Frazier said before we have our first person step up, we did receive two letters that were placed on the dais for commissione rs, a letter from Annie Elmer and a letter from Lyle Bergman. Both of those will be included in the public record without objection. So, whoever would like to step to the podium first, state your name and address. Commissioners, my name is Mike Porter, I live at 9870 Hamlet Court. So, I’ve lived in Hamlet Court for over 20 years, it was all corn, and I have no problem with change, but listening to some of the stuff the developer and the ladies had said doesn’t mak e a lot of sense to me. They talked abou t they don’t have enough space for the seepage and they talked about the garages. All these places have basements with egress windows, so you’re not worried about the garage flooding, the house is going to flood . They talked about the Dunes, the Dunes is so far away and it’s down; it doesn’t matter how much or how big they build back there, I would never see it, I’d never hear it, it wouldn’t matter about the dog park, the light, nothing would bother me. These places are directly across from us, they will block our view, they will block your solar, the amount of traffic will triple f rom what people are already living there. The people that live there, we have two exits for 144 places, that is probably five times the space. All they want is to come here and have an excuse to make a bunch of money. They are going to realign 100th, build that stuff down by the highway when they get the realignment. It doesn’t need to be across from us. Thank you. I’m Nancy Delmore, I live at 9835 Hamlet Lane. My basement has flooded several times, and they’ve had to redo the area around my basement, that’s before you do this rainwater issue. My insurance company paid $5,000, and my Homeowners Association paid the outside costs. Another thing to consider is that our Hamlet was not made to be a thoroughfare. Hadley is made somewhat to be a thoroughfare, but we have a school on Hadley Avenue, that when you go through there at different times of the day, there’s children playing in that playground. That road backs up when parents are leaving off their children and picking them up. The school buses run all over there, the school bus runs on Hamlet, that’s where the kids from my neighborhood are Planning Commission Minutes - Regular Meeting May 19, 2025 Page 7 of 11 picked up. This is just wrong. If you wanted to empty out on 100th, that’s a different story. If you go out there and look at the way it is, it’s a mess. When they changed 100th to go a different direction, it really made it so I have to go through my neighborhood instead of just going out on 100th and over to Jamaica, and now we’re going to have all these extra people there. The children in my neighborhood are used to playing in the neighborhood, often they’re playing on the street s, I know that isn’t probably right, but if you’re going to turn it into a racetrack. Plus, when I was younger, I volunteered for South Washington County’s Community Justice Program, and I know that 80-to-90% of the police calls were for the high-density apartments. Thank you. Hello, my name is Andrew Nelson, I live at 9874 Hamlet Lane South, which is again those townhomes directly to the north. I’m kind of getting a lot of assurances that we’re not really going to be affected, but I mean, we live there. It doesn’t really pass the eye test to me, especially something of that density in a rather small section of land there, which again has a limited entry point as it is. The way things are currently, we’re already getting a bunch of houses that are built that were not there even 10 ye ars ago. We have massive expansion already going on in our neighborhood, and I can tell you even if people are going onto 100th, rather than Hadley, not everybody’s going to be going onto 100th, a lot of those people are going to be going up Hadley. And I don't know if anybody is aware that on the c ouncil here, but 80th is already becoming a problem at the intersection at Hadley, 80th and Hadley. It’s backing up to the point where we’re having accidents at that stoplight at the Holiday at 80th, and ther e’s another stoplight directly to the east there from the 80th intersection with Hadley, and I can’t see how this problem gets any better with all of that. And then on top of this, I feel like we don’t talk enough about how the Pine Hill Elementary School is already at capacity, and we didn’t really get what we needed as far as expanding that, and we already have houses going up near the Dunes over there and all around our townhomes. And I just, I don't know, I guess I’m not understanding how what we’re doing is going to be properly supported b y the existing roads and the school infrastructure, and I know the School Board is desperate to get their schools expanded. I feel like we’re just putting them behind the eightball with all of this, on top of putting the rest of us behind the eightball with really a concentrated large expansion in one area. Anyway, that’s some of my concerns, hopefully that’ll be things that’ll be considered. Hello, Bonnie Matter, 6649 Inskip Avenue South, it’s nice to see you. My only questions are this: I know the Met Council requ ires high density, I understand that and I understand why. I guess what I would like to know is does the Met Council then look at the infrastructure that’s required from a water standpoint, energy standpoint, or heating and lighting, and also waste? So, that’s what I’d like to know. Thank you. No one else spoke. Frazier closed the Public Hearing. Frazier said I’m going to have staff address some of the concerns or questions that were brought up so that way we can get th ose answered for the commission. Pierret said thank you, Mr. Chair. So, when we talk about the stormwater, the flooding of houses and everything across the street, I will probably have to defer more to our engineering crew. I just want to make sure we heard Crystal talking about t he water that would overspill onto Hamlet, that would be 6 inches, and it would not impact any of those surrounding residences, the townhomes and single-family homes. All of that has been investigated. When we talk about the future realignment of 100th Street and better places for this type of development, the City is actively working on future redevelopment or future planning for these types of projects, like the realignment of 100th Street. However, those projects are not ready right now, those are as are not ready for development right at this moment. And like I mentioned earlier, the housing research study says that we need this multifamily housing in Cottage Grove right now to house our people, as there’s a 0% vacancy rate right now. When we talk about the schools and the overcapacity that the City understands and the School District, who was just here tonight, of course understands all of that. The City has biweekly meetings with the School District, we are very much connected with them, and they have several projects that they are bringing forward, including many more that you will be seeing in the coming year and the coming years ahead for expansion of various schools within Cottage Grove within the School District. So, the School Distr ict is well aware of their needs, they are addressing those needs, and the City is working with them on addressing those needs. When we talk of the size of the parcel, the density, the development size, it is acknowledged this is a smaller parcel at 4.7 acres, compared to say the other parcel, the former Norhart parcel. But the developer has done a very good job of fitting in what they could fit in on this parcel, as far as the number of units, the parking that they were required to add due to the County’s requirement for that 1:1 outdoor parking; they’ve really fit what they could fit on the parcel, they meet all of the City’s standards for our setbacks, our height, our impervious surface coverage, all of those items. Regarding the Met Council for higher densi ty, if they look at energy, wastewater, all of those types of things, that is another big part of what the Met Council does; they look at not just the density needs, but if we need this density, how will that affect the other portions of our community, the Planning Commission Minutes - Regular Meeting May 19, 2025 Page 8 of 11 wastewater needs, the water needs, the energy needs. All of that is something that the Met Council does take into considerati on, and it’s something that we as a City are required to also be taking into consideration as we move towards our 20 50 Comprehensive Planning process. I’ll stop there. Frazier said all right, I think that’s all I had, too. Samantha, I just do want to ask you about the density because I know there’s been some discussion about the size of the property and is this an appropriate property, based on it being just under 8 acres, I think it is, for a high-density project. How we measure density, how the Met Council measures density is based on the size of the lot itself, correct? Pierret replied, correct. Frazier said and so when we’re talking about a high-density unit of being over 15 units per acre, that calculation is already factoring in the size of the property as well, correct? Pierret replied Mr. Chair, you are correct. So, high density is going to be that 15 up to 30 units per acre; when running the numbers for this parti cular project, we hit around 21 units per acre, so we aren’t even at that total maximum there. However, this number is what the site can handle as far as we can see that they are meeting all of our Code standards, but they are meeting, they are just meetin g them, so that’s important to know. Frazier said okay, thank you. Brittain asked could you expand upon 100-year back-to-back and what that means, and how likely it is to occur when you talk about storms? Pierret replied Commissioner Brittain, I will certainly have Crystal expand upon that for you. Frazier said and Crystal, maybe you can answer Commissioner Brittain’s question first, but then touch on the issues with neighbors having basement flooding and what’s going to happen with this project as well. Thank you. Crystal said when we talk about the back-to- back 100-year storm, this isn’t something that we’re modeling often, this is something that we model in a condition where some areas of development are situated maybe higher on a hill than other areas. So, in those typical scenarios, we’re evaluating a 100- year storm and looking at where it overtops and what happens if we get some big catastrophic rain event. In areas like this o ne, when there’s not really a lot of space for the s tormwater to go, that’s when we look at a back-to-back 100-year storm. So, we really dive in and double the amount of water that comes to the site artificially, through a stormwater model, and then we lo ok at where does the pond to in this development when we run that back-to-back storm. It’s important to note that the townhomes to the north were constructed under different stormwater standards, which are less stringent than our stormwater standards today. So, while there may be some flooding that’s happening in the townhomes to the north on big storm events, it’s likely due to the standards that that subdivision was designed under. Today’s standards are much more stringent and we’re requiring the site to contain more of its stormwater than would have been r equired in the past. Does that answer the question? Brittain said so, 100 years, back-to-back, how likely is that to occur? It isn’t something you expect to happen very often, it’s a worst -case scenario that you’re planning for, and if it were to happen, y ou’re expecting some water to pool off into the street, but it’d still be drivable. Crystal replied yeah, that’s correct. In my lifetime, I haven’t seen a back -to-back 100-year storm event; I mean, I think we’ve seen some events around here, maybe approach ing 10 inches in a 24-hour period, that’s a pretty high flood. This wouldn’t overtop to Hamlet Avenue in a 10 inches in a 24-hour rain event; it would take something bigger than that, and even in that instance where we’re overtopping to Hamlet Avenue, we’r e still not into the subdivision to the north. Brittain said okay, thank you. Fisher asked do we know which school, which elementary school this parcel is being directed to? I know Pine Hill is the closest one; however, I know that the development to the west of there is Pullman. So, do we know where the kids that would potential ly live here would go? Schmitz replied from a City’s perspective, no, we don’t know exactly. However, I do know that the School District, as I had mentioned, we meet with them biweekly, and we also provide them monthly updates with our projects. And, so, I’m certain they’re planning internally, but to your point, some of those students are going to Armstrong, to Pine Hill, but I’m not certain of the answer there. Fisher said the gentleman that was up here talking about the school being inundated, I see t hat, I live on that side of the highway, and we do see that. My kids go to Pullman and have seen quite a large influx of kids from that new development just south of Summers Landing. So, I do think that’s an important consideration, especially with something this large, you know, because the number of kids is bound to be pretty large. Raleigh said yeah, I did want to mention that the School District does utilize the Comprehensive Plans of the City when they’re designing future plans for the schools. So, the y’re looking at our future land use, too. I know they’re anticipating growth and development in this area, and that is triggering some of the projects that they’re currently doing under that referendum, which I understand. I think Pine Hill’s coming. Fisher sa id right. Has this project specifically been addressed? Because we’re asking to go from medium density to high density, I mean that’s a fairly large jump in what they maybe have been planning for or considering. Raleigh replied right, but with that den sity swap, from the SNA property to this property, it’s still the same amount of homes that were in our planning. Fisher said so, t hey haven’t talked directly about this specific one? Raleigh replied not that I know of. Fisher said okay. Schmitz said Mr. Chair, Commissioner Fisher, they’re well aware that this project has been on the horizon. This project has been in the works for qui te some time, and we’ve had that open communication with the School District, they’re well aware. Fisher replied okay, thank you . Planning Commission Minutes - Regular Meeting May 19, 2025 Page 9 of 11 Frazier asked if there were any further comments or questions from the commission , and there were none. He said I want to thank everyone for coming out and giving your opinion, even just sitting and listening and being a part of the process. It’s not very often that we get a full audience to see these meetings, but anyone who’s been he re before can tell you I give the same speech when we have a lot of people show up is thank you for showing up. Because this is the most direct form of government that has an impact on your life every single day, and so the fact that you show up and you care about your neighborhood, you care about your families, you care about your kids enough to come out on a Monday night when it’s raining cats and dogs outsi de, says a lot about you and it says a lot about what you want in Cottage Grove to be better. All of us up here do, too, none of us are getting paid to do this, we all live in the community, just like you, and we’re trying to do what we think is best for the co mmunity, based on the information we get. What I can tell you is this: Based on my personal view of what’s going on right now, at this point it was already guided as medium residential. My back of the napkin math meant that even without re -guiding this, a developer could already put 100 units on that lot and would not have to come before us, we wouldn’t have to be doing any re - guiding, rezoning, and they would already be able to do that without question. So, the question is now, if we are adding 50 m ore units to this piece of property, while protecting some other part of land in the City so that we can have some more park and open space, does that make sense knowing we have a need for this type of housing where there is none left? To me, that makes sense . I think the developer has done a good job here of making sure they’re taking concerns about how many units are going in, about what’s going on in this neighborhood, because they could have put a lot more units on this property. I think the Planning sta ff report says they could have put 234 units on this piece of property and been within the high density, and they’re not asking for that; but they’re asking for something that is going to give the City what it needs as far as housing and is going to give th em the ability to do this and obviously make some money because that’s the business they’re in. But it’s something that the City needs and at least in my view, I think the developer is trying to do what they can to be a good neighbor and to make sure that the people who are moving into this area can be neighbors to you all as well. I think the concerns about the School District, obviously that’s a concern, the School District is a separate government organization, they have their own budget , they have their own needs, they control their own buildings. All we can do is tell them here’s what’s going on in the City, here’s what we’re exp ecting, and it’s their job to make sure that their budgeting and putting students in desks where they can do that. Based on the presentation I’ve seen tonight, I believe that this is in the best interests of the City and that there is a good reason to amend the Comprehensive Plan and rezone this property in order to do this development. Would anyone else like to speak? Stephens said I’ll just clarify, I was asking about the storm event, was just curious to kind of hear, but to add a little bit more clarification that the back-to-back storm event we were talking about, just a 100-year event is less than a 1% chance; back-to- back, I don't know the statistics, but 1% and then 1%, it’s like its rare. But it does look to me like obviously all of that work was done, and the City would have all of that assessment and everything for any downstream impacts, which makes me feel pretty good and like the due diligence was done for the stormwater piece of it. So, I mean, I agree it seems like the developer has done everything we kind of asked, checked all the boxes, and done what they could. Woodman said I am in agreement that it’s likely the right plan for it, but I would like to have the City come up with some type of Comprehensive Plan for this particular quadrant, like these four lots, at least an idea of what should be there knowing that NorthStar, or whatever that was called, has now cancelled or withdrawn. We’re shifting what was going to be one big complex into another; what does that, like ideal state, what do those four look like? Taking into consideration what’s been shared to night, since we do have three more lots there now that don’t really have clear owners to them. I would just like the City to come ba ck with some type of idea in the future of how those should be used, ideally, since I don’t think putting four giant complexes t here would be the right idea. But, yeah, that’s all. Fisher said this one is hard for me, personally, because I understand what everyone has said out there. But as a commissioner and as somebody looking at this, willing seller, willing buyer, a plan that meets all of the laws and Codes that we work so h ard to keep updated and clear, it’s something I agree with my fellow commissioners that have spoken that it’s something that we can’t legally have a commission say no to, right? Is that reasonable? Frazier replied I agree. So, I appreciate what Chair Frazier said, too, about we like when people come out and talk about it. So, that’s all I have to say. Brittain said well, since our whole role here is to interpret the Zoning and Planning rules that we have in place and apply them to the project before us, I see that this project meets the rules that the community has in place at this time. Brittain made a motion to approve Comprehensive Plan Amendment, Zoning Amendment, and Site Plan Review, subject to the findings of fact and conditions stipulated in the staff report. Stephens seconded. Motion passed unanimously (7-to-0 vote). Planning Commission Minutes - Regular Meeting May 19, 2025 Page 10 of 11 C. Summer Woods - Cases ZA/PP2025-011 Summergate Development has applied for a Zoning Amendment and Preliminary Plat on four parcels totaling 34.99 acres of land located north of 65th Street, west of the Langdon Hills Development, and south of the Eastbrooke Development, which will rezone those parcels from R-2, Residential Estate District, to R-3, Single Family Residential District, to plat 56 single-family lots. Frazier stated that the applicant and staff agreed to continue this application to the June 23, 2025 Planning Commission meeting . Fisher made a motion to continue Public Hearing on the Zoning Amendment and Preliminary Plat for Summer Woods to the June 23, 2025 Planning Commission meeting. Woodman seconded. Motion passed unanimously (7-to-0 vote). 7. APPROVAL OF MINUTES A. Approval of the March 24, 2025 Planning Commission Meeting Minutes Knable made a motion to Approve the March 24, 2025 Planning Commission Meeting Minutes. Bhat seconded. Motion passed unanimously (7-to-0 vote). 8. REPORTS A. RECAP OF APRIL AND MAY 2025 CITY COUNCIL MEETINGS Schmitz summarized the actions taken at the April 2, April 16, and May 7, 2025, City Council meetings. Schmitz said as you can see, Council Member Justin Olsen is not with us this evening, as he is in Las Vegas at the ICSC conference; however, Council Member Dave Clausen has joined us this evening, and he has made himself available for any questions that you all might have for him. Clausen said thank you, Emily, I’m just filling in for Justin, and Justin is much better at speaking than I am. If you have any questions for the Council, I’m happy to try to answer them, but she did a great job of reviewing the last two months. Frazier asked if there were any questions for Emily or Council Member Clausen. Woodman asked that plat by Woodbury, that’s the next extension of Ravine Parkway, correct? Is that the plat? Schmitz replied yes, so as a part of that project, that segment of Ravine Parkway will go in as well. Frazier said all right, thank you. B. RESPONSE TO PLANNING COMMISSION INQUIRIES Frazier said there was just one from the last meeting and asked Emily to go ahead. Schmitz said there was a letter response, as there were some questions posed about the Code Amendments and the EIS, EAW process and how that relates to State Statute, so there was a response in there for you. C. PLANNING COMMISSION REQUESTS Bhat said so, as we were going through the discussion today, I was wondering can we get a quick guide somewhere with respect to all these Zoning minimum and maximum specifications with regard to the number of housings? I know it’s included in the packet, so instead of going back to the packet every time to look up that answer, could we have like a website or someplace where we can easily access those? Schmitz replied we’d be happy to put together, I’m going to call it maybe a little bit of a cheat sheet that would be a quick reference guide for all of you, absolutely. Bhat said if you could print it out and have it ready, that would be great; Schmitz replied yes, we’d be happy to. Planning Commission Minutes - Regular Meeting May 19, 2025 Page 11 of 11 Bhat said I have one more request. Again, going back, we keep talking about this Met Council always with regard to the fact t hat we have no Affordable Housing left in the City. Is that again somewhere we can access that information? Schmitz replied yes, we can provide you with those sections of our Comprehensive Plan, as well as our Housing Study that was just recently adopted, and all of that data is incorporated into both of those documents. Bhat said thank you. 9. ANNUAL ORGANIZATIONAL MEETING A. APPROVE 2025 PLANNING COMMISSION RULES Staff Recommendation: Approve the 2025 Planning Commission Rules. Frazier said we already did officers at the March meeting, but there was a motion by staff to table the Rules until our next meeting, and we missed April, so here we are in May. The proposed Rules were included at the back of the packet for everyone to review. Unless there are any additions or modifications that someone wants to make to the Rules, I would look for a motion to Approve the Rules. Fisher made a motion to Approve the 2025 Planning Commission Rules. Second by Knable. Motion passed unanimously (7-to- 0 vote). 10. ADJOURNMENT Frazier said one last thing before we adjourn tonight, this is Commissioner Stephens’ last meeting so we will miss her on the commission. You’ve been a very great member to have just because you have that engineering background and the stormwater background and are able to ask those questions, as appropriate, because most of that goes way over my head. So, I really appreciate your expertise you bring to the commission and the fact that you do such a great job every tim e at the meetings. So, thank you very much for your work for the City and your work for this commission. We’ll miss you. Stephens replied thank you. I’ll hopefully be back, this is just a break, so, yeah, it’s been great working with you all. I’ve learned a lot. Stephens made a motion to adjourn the meeting. Fisher seconded. Motion passed unanimously (7-to-0 vote). The meeting was adjourned at 8:20 p.m. 1 City Council Action Request 7.C. Meeting Date 8/20/2025 Department Administration Agenda Category Action Item Title Massage Therapist License - Mary Denise Seifert Staff Recommendation Authorize issuance of a Massage Therapist License to Mary Denise Seifert to work at The Healing Place (8617 West Point Douglas Road). Budget Implication N/A Attachments 1. Memo - Massage Therapist (Mary Seifert) 2. Massage Therapist License Seifert Aug 13 2025 To: From: Date: Subject: Application Proof of Education/Certificate Staff Recommendation � Cottage� Grove Department of Public Safety Police • Fire • EMS lt,,/J 1'105pe1\ty Me et ==========================================ere Pride an6 To: City Administrator Jennifer Levitt From: Date: Director of Public Safety Peter J. Koerner August 13, 2025 Subject: MASSAGE THERAPIST LICENSE APPLICATION INTRODUCTION All persons requesting to practice massage therapy within the City of Cottage Grove, are required by City Ordinance to be licensed. BACKGROUND Pursuant to City Ordinance, Mary Denise Seifert, 6960 10th Street N, Oakdale, MN 55128 has submitted an application for a Massage Therapist License to be independently contracted b y The Healing Place of Cottage Grove, 8617 West Point Douglas Road S, Suite 140, Cottage Grove, MN 55016. The Department of Public Safety is required to conduct a police investigation of the applicant. DISCUSSION The application of Mary Denise Seifert, as submitted, is complete and in compliance with our ordinance. We have investigated the applicant and have not found any facts, which would constitute a basis for denial of a Massage Therapist License, under the provisions of the City Ordinance. RECOMMENDATION Recommend that the City Council approve the Massage Therapist License application for Mary Denise Seifert. Peter Koerner -Director of Public Safety 08/13/2025 1 City Council Action Request 7.D. Meeting Date 8/20/2025 Department Administration Agenda Category Action Item Title Response to Open Forum Question (8-6-2025) Staff Recommendation Receive the response to the City Council open forum inquiry on August 6, 2025. Budget Implication N/A Attachments 1. 9424 Jergen Place South_Open Forum Response CITY OF COTTAGE GROVE  12800 Ravine Parkway  Cottage Grove, Minnesota 55016 cottagegrovemn.gov  651-458-2800  Fax 651-458-2897  Equal Opportunity Employer diseased tree. St. Paul v. Gilfillan, 36 Minn. 298, 31 N.W. 49 (1886). However, to be a public nuisance, it must affect a considerable number of persons, like the infected plants. The City cannot regulate private nuisances, because they typically only impact one person, usually a neighbor. They are the responsibility of the alleged injured individual to resolve. The private individual has the ability to either work with the neighbor to remedy the situation or file a suit in court to request the neighbor take down the tree or pay damages. CITY OF COTTAGE GROVE  12800 Ravine Parkway  Cottage Grove, Minnesota 55016 cottagegrovemn.gov  651-458-2800  Fax 651-458-2897  Equal Opportunity Employer 1 City Council Action Request 7.E. Meeting Date 8/20/2025 Department Community Development Agenda Category Action Item Title Rental License Approvals Staff Recommendation Approve the issuance of rental licenses to the properties listed in the attached table. Budget Implication N/A Attachments 1. Rental License Approvals CC Memo 2. Rental License Approvals Table TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: Samantha Drewry, Code Enforcement Officer DATE: August 13, 2025 RE: Rental License Approvals Background/Discussion Rental licenses are required for nonowner-occupied residential properties (City Code Title 9-13, Property Maintenance, and Title 9 -14, Rental Licensing) and are issued on a biennial basis. The licensing process includes submittal of the rental license application, payment of the rental license fee, and public criminal history report. Rental inspections are conducted on all rental properties as part of the licensing process. Once all information has been submitted and the inspection satisfactorily completed, the Council must approve the license prior to it being issued. The properties listed in the attached table have completed the licensing process and are ready to have their licenses issued following Council approval. Recommendation Approve the issuance of rental licenses to the properties listed in the attached table. 2025 RENTAL LICENSES CITY COUNCIL APPROVAL - AUGUST 20, 2025 RENTAL LICENSE NUMBER PROPERTY STREET #PROPERTY STREET NAME PROPERTY OWNER RENT-002840 6983 Pine Crest Trail South Tom Long RENT-002847 6886 Meadow Grass Ln S Miriam Shook RENT-002850 6764 Meadow Grass Ln S Vera Anderson Multi-Family: Woodridge Coach Homes, 8532 Jeffery Avenue South; 1 Building, 8 Units 1 City Council Action Request 7.F. Meeting Date 8/20/2025 Department Engineering Agenda Category Action Item Title Water Tower Antenna Lease 2nd Amendment - AT&T Pinehill Water Tower Site Staff Recommendation Approve the 2nd Amendment to the Amended and Restated Site Lease Agreement with AT&T at the Pinehill Water Tower Site. Budget Implication N/A Attachments 1. Memo 2. Lease Agreement 1 City Council Action Request 7.G. Meeting Date 8/20/2025 Department Engineering Agenda Category Action Item Title 80th St & East Pt Douglas Road Rehabilitation - Authorize Preparation of Plans & Specifications Staff Recommendation Adopt Resolution 2025-115 authorizing preparation of plans and specifications for the 80th Street (TH 61 to Ideal Ave), East Point Douglas Road (80th Street south to tee intersection), and TH 61/80th Street Interchange Rehabilitation project. Budget Implication N/A Attachments 1. Memo 2. 80th Street Rehabilitation_Authorize P_S Resolution 3. 131481 Feasibility Report-DRAFT 05-14-2025 To: Honorable Mayor and City Council Jennifer Levitt, City Administrator From: Paul Sponholz, PE, City Engineer Date: August 13, 2025 Re: 80th Street (TH 61 to Ideal Ave), East Point Douglas Road (80th Street south to tee intersection), and TH 61/80th Street Interchange Rehabilitation – Authorize Preparation of Plans and Specifications Background Included in the Capital Improvement Plan for 2026 is the rehabilitation of 80th Street from Highway 61 to Ideal Avenue, which is the third and final phase of a ten-year plan to address poor road conditions on 80th Street from Highway 61 to Keats Avenue. On June 21, 2023, the City Council authorized a feasibility study for 80th Street from Ideal Avenue to Highway 61. On April 16, 2025, the City Council approved amending the scope of the feasibility study to include East Point Douglas Road from 80th Street to the T-intersection near Arby’s. The Minnesota Department of Transportation (MnDOT) was leading a project focused on reconstruction of the entrance and exit ramps at the interchange of 80th Street and Highway 61 to be completed in 2027 or 2028. Through discussions between City and MnDOT staff, it was determined the work should be coordinated and constructed in the same year in order to complete all of the construction in the area at once. As a result, it was decided to incorporate the interchange work into the 80th Street project and design, bid, and build the projects as one package. A workshop with Council was also held May 21, 2025 to review and discuss the draft feasibility report, property assessments, and construction staging. Discussion A draft feasibility study has been prepared and is included with this memo for review. Preparing plans and specifications prior to completing the feasibility study and holding an improvement hearing will provide additional information in determining the desirability and feasibility of the improvements. The current scope of work includes the following: • Rehabilitation of 80th Street from Highway 61 to Ideal Avenue. • Rehabilitation of East Point Douglas Road from 80th Street to the T-intersection. • Reconstruction of the 80th Street & Highway 61 ramps and intersections by MnDOT. • Aesthetic enhancements to the 80th Street interchange and landscaped medians. Honorable Mayor, City Council, and Jennifer Levitt • Signal upgrades throughout the project corridor. • Constructing dual left turn lanes on 80th Street at the Hardwood Ave/East Point Douglas Road signal. • Lane modifications to southbound East Point Douglas Road at the Grove Plaza signal to allow for two thru lanes. Both 80th Street & East Point Douglas Road are referred to as rehabilitation projects, since much of the curb, sidewalk, and median concrete are in good condition and will not be replaced. Full replacement of the pavement is proposed throughout the project area Recommendation It is recommended the City Council adopt Resolution 2025-115 authorizing preparation of plans and specifications for the 80th Street (TH 61 to Ideal Ave), East Point Douglas Road (80th Street south to tee intersection), and TH 61/80th Street Interchange Rehabilitation project. CITY OF COTTAGE GROVE, MINNESOTA RESOLUTION AUTHORIZING THE PREPARATION OF PLANS AND SPECIFICATIONS FOR TH STREET (TH 61 TO IDEAL AVENUE), EAST POINT DOUGLAS ROAD (80TH STREET TO TEE INTERSECTION, AND TH 61/80TH STREET INTERCHANGE REHABILIATION WHEREAS, pursuant to a resolution passed by the City Council on June 21, 2023, the City Engineer was authorized to prepare a feasibility report for the 80th Street (TH 61 to Ideal Ave), and WHEREAS, pursuant to a resolution passed by the City Council on April 16, 2025, the City Engineer was authorized to amend the scope of the feasibility study to include East Point Douglas Road (80th Street south to tee intersection), and WHEREAS, the Minnesota Department of Transportation desires to make improvements to the TH 61/80th Street Interchange and will incorporate its plans into this project, and WHEREAS, the City Engineer has prepared a draft feasibility report, and WHEREAS, preparing plans and specifications prior to completing the feasibility study and prior to holding an improvement hearing will provide additional information in determining the desirability and feasibility of the improvements. NOW THEREFORE BE IT RESOLVED, by the City Council of the City of Cottage Grove, County of Washington, State of Minnesota, as follows: Bolton and Menk, Inc. is hereby designated as the engineer for this improvement. The engineer shall prepare plans and specifications for the making of such improvement. Passed this 20th day of August, 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk 80th Street Rehabilitation (T.H. 61 to Ideal Avenue) East Point Douglas Road (80th Street south to Tee Intersection) T.H. 61 / 80th Street Interchange City of Cottage Grove, Minnesota May 2025 Submitted by: Bolton & Menk, Inc. 3507 High Point Drive North Bldg. 1 Suite E130 Oakdale, MN 55128 P: 651-704-9970 May 13, 2025 Honorable Mayor and City Council City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: 80th Street Rehabilitation (T.H. 61 to Ideal Avenue) East Point Douglas Road (80th Street south to Tee Intersection) T.H. 61 / 80th Street Interchange BMI Project No. 0N1.131481 Honorable Mayor and City Council Members, Enclosed for your review is the 80th Street Rehabilitation Feasibility Report. The project scope includes street rehabilitation and utility repairs on 80th Street from T.H. 61 to Ideal Avenue, East Point Douglas Road from 80th Street to the Tee Intersection, and at the T.H. 61 / 80th Street Interchange as identified in this report. This report describes the improvements necessary within the project area. Cost estimates for the proposed improvements are presented in the report. We would be happy to discuss this report at your convenience. Please contact me at 651-968-7674 if you have any questions. Sincerely, BOLTON & MENK, INC. Michael Boex, PE 80th Street (TH 61 to Ideal Avenue) Certification Page East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange Certification Feasibility Report For 80th Street Rehabilitation (T.H. 61 to Ideal Avenue) East Point Douglas Road (80th Street south to the Tee Intersection) T.H. 61 / 80th Street Interchange City of Cottage Grove, Minnesota BMI Project No. 0N1.131481 PROFESSIONAL ENGINEER I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Signature: DRAFT Typed or Printed Name: Date: License Number: 80th Street (TH 61 to Ideal Avenue) Table of Contents East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange Table of Contents I. Introduction ....................................................................................................................................... 1 II. Existing conditions ............................................................................................................................. 2 80th Street .......................................................................................................................................... 2 East Point Douglas Road .................................................................................................................... 5 Sidewalks & Trails .............................................................................................................................. 6 Medians / Landscaping ...................................................................................................................... 6 Sanitary Sewer ................................................................................................................................... 6 Watermain ......................................................................................................................................... 7 Storm Sewer ...................................................................................................................................... 7 Street Lighting ................................................................................................................................... 8 III. Proposed Improvements ................................................................................................................... 8 Streets ................................................................................................................................................ 8 Sidewalks & Trails ............................................................................................................................ 10 Medians / Landscaping .................................................................................................................... 10 Sanitary Sewer ................................................................................................................................. 11 Watermain ....................................................................................................................................... 11 Storm Sewer .................................................................................................................................... 11 Storm Water Quantity and Quality ................................................................................................. 12 Street Lighting ................................................................................................................................. 12 IV. Permits and Easement Required ..................................................................................................... 12 Required Permits ............................................................................................................................. 12 Required Easements ........................................................................................................................ 12 V. Estimated Costs ............................................................................................................................... 12 Cost Allocation ................................................................................................................................. 13 VI. Financing .......................................................................................................................................... 15 VII. Project Schedule .............................................................................................................................. 15 VIII. Conclusion and Recommendations ................................................................................................. 16 Tables Table 2.1 – 80th Street Estimated AADT ........................................................................................................ 3 Table 2.2 – 80th Street Existing Street Section (Cores).................................................................................. 3 Table 2.3 – 80th Street Existing Street Section (GPR) .................................................................................... 4 Table 2.4 – 80th Street Existing Street Section (FWD) ................................................................................... 4 Table 2.5 – 80th Street Existing Street Section (Test Holes) .......................................................................... 4 Table 2.6 – East Point Douglas Road Estimated AADT .................................................................................. 5 Table 2.7 – East Point Douglas Road Existing Street Section (Cores) ........................................................... 5 Table 2.8 – East Point Douglas Road Existing Street Section (GPR) .............................................................. 5 Table 2.9 – East Point Douglas Road Existing Street Section (FWD) ............................................................. 6 Table 3.1 – 80th Street Proposed Street Section ........................................................................................... 9 Table 3.2 – East Point Douglas Road Proposed Street Section ................................................................... 10 Table 5.1 – Preliminary Cost Estimate ........................................................................................................ 13 Table 5.2 – IMTF Cost Summary ................................................................................................................. 14 80th Street (TH 61 to Ideal Avenue) Table of Contents East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange Appendix Appendix A: Preliminary Cost Estimate Appendix B: Cost Summary – Assessment Policy Calculations Appendix C: Cost Summary – Benefit Appraisal Appendix D: Preliminary Assessment Roll Figures Figure 1: Location Map Figure 2 (A – C): Existing Conditions Figure 3: Proposed Utility Improvements Figure 4 (A – D): Proposed Streets and Lighting Figure 5: Street Improvement History Figure 6 (A – C): Proposed Landscaping and Hardscaping Figure 7: Assessable Parcels 80th Street (TH 61 to Ideal Avenue) Page 1 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange I. INTRODUCTION The project consists of pavement rehabilitation / replacement, utility repairs / replacements, and other miscellaneous work as described in this report along 80th Street from T.H. 61 to Ideal Avenue, along East point Douglas Road from 80th Street south to the tee intersection, and the T.H. 61 / 80th Street Interchange exit and entrance ramps. 80th Street from T.H. 61 to Ideal Avenue is a 4-lane roadway of critical importance to the City of Cottage Grove. The roadway connects residential neighborhoods in Cottage Grove to the Gateway North Commercial District along East Point Douglas Road and Hardwood Avenue, Park High School, Crestview Elementary School, Cottage Grove Ice Arena, and Highway 61. 80th Street is the most travelled city street in Cottage Grove, with over 23,000 vehicles per day traveling on the west end near the commercial area and Highway 61. Traffic volumes are expected to increase with additional adjacent multi-family and commercial developments. 80th Street is classified as a minor arterial in the City’s comprehensive plan and is a part of the City’s Municipal State Aid (MSA) street system. The corridor from Highway 61 to Keats Avenue has been identified for improvements on the City’s Capital Improvement Plan (CIP) since 2012. In 2016, a pavement rehabilitation was performed between Ideal Avenue and Jamaica Avenue. In 2020, a full reconstruction was performed between Jamaica Avenue and Keats Avenue. The third and final segment of roadway from Highway 61 to Ideal Avenue has been delayed due to funding shortfalls and is currently programmed for construction in 2026 according to the City’s 2025-2029 CIP. To help advance the project, Federal funding for the project was applied for and obtained as part of the Consolidated Appropriations Act of 2023. East Point Douglas Road, from 80th Street south to the three-legged tee intersection of East Point Douglas Road, is a 4-lane divided roadway and is also on the MSA street system. The road is classified as a minor arterial. The roadway provides direct access to the Gateway North commercial area and carries more than 19,000 vehicles per day immediately south of 80th Street. The segment was originally planned for reconstruction in 2027 along with the remainder of East Point Douglas Road to the southeast, however the construction schedule was adjusted to correlate with the work along 80th Street as both project scopes are similar and traffic impacts can be managed together. The Minnesota Department of Transportation (MnDOT) was leading a project focused on reconstruction of the entrance and exit ramps at the interchange of 80th Street and Highway 61 to be completed in 2027 or 2028. Through discussions between City and MnDOT staff, it was determined the work should be coordinated and constructed in the same year in order to complete all of the construction in the area at once. As a result, it was decided to incorporate the interchange work into the 80th Street project and design, bid, and build the projects as one package. The detailed scope, history, and proposed design elements of the interchange and ramps are not covered in this report, although costs are included in the overall project costs presented. The purpose of this report is to evaluate the work required for the construction of street and utility improvements, and to provide an estimate of costs to determine the physical and economic feasibility. Figures depicting the general location of the project within the City, existing and proposed conditions, street improvement history, and assessable parcels are included in the Appendix. 80th Street (TH 61 to Ideal Avenue) Page 2 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange The City Council authorized preparation of this report to determine the feasibility of the project. If the City decides to proceed with the proposed street and utility improvements as described in this report, it is anticipated construction would begin in spring of 2026 as shown in the project schedule found in Section VII. II. EXISTING CONDITIONS 80TH STREET The section of 80th Street from Highway 61 to 480-feet east of Hardwood Avenue was constructed in 1982 in conjunction with the highway overpass. Construction plans indicate the pavement section consisted of 7.25” of bituminous pavement over 12” of sand (select granular borrow). This section of the roadway received a mill and overlay in 1998 in conjunction with the full reconstruction of the eastern portion from 480-feet east of Hardwood Avenue to Ideal Avenue. The eastern portion was reconstructed with 6” of bituminous pavement over 12” of aggregate base class 5. The bituminous pavement is now beyond its design life and due to the increased traffic growth in the community, the condition of the pavement is in dire need of replacement. Along with large transverse cracking and pothole patching, rutting has been observed throughout the corridor within the wheel paths. This condition is believed to be limited to the existing bituminous pavement and is not extended into the subgrade. The rutting has been a significant concern to public works staff and has interfered with effective snow removal along this roadway. Due to the deteriorated condition of the pavement, the project proposes to replace the existing bituminous pavement section and perform spot curb and sidewalk repairs. A key part of this project will be replacing failing infrastructure, but it will also make required Americans with Disabilities Act (ADA) improvements throughout the corridor. The project will also include upgrading the traffic signals at major intersections along the corridor, including Hardwood Avenue / East Point Douglas Road, Hinton Avenue, and Hyde Avenue. This is critical to address traffic issues and ensure the continued vitality of the Gateway North Commercial District. The intersection of 80th Street and Hardwood Avenue has experienced delays for both eastbound and westbound left turns. In 2016, the left turn lanes on 80th Street were both lengthened to provide additional stacking distance such that they were less likely to back up into the through lanes during peak hours. Since 2016, the Gateway North commercial district has continued to redevelop. It is anticipated that additional development or redevelopment in the area will exceed the capacity of these turn lanes. The intersections of 80th Street and Hinton Avenue, and 80th Street and Hyde Avenue, are adjacent to Park High School, the Cottage Grove Ice Arena, and Crestview Elementary School. 80th Street and Hinton Avenue is a primary access for student pedestrians and bicyclists from the west, south, and north. It is in need of improvements for increased pedestrian safety. The southbound approach also experiences significant backups during the AM peak hours that have been increasing due to surrounding redevelopment, putting a strain on traffic operations and backups. 80th Street and Hyde Avenue is an outdated traffic signal system that serves a six-legged intersection and is a primary access point to both the High School and the neighborhood to the south. Due to the six-legs, there are inefficiencies in the signal operations and safety concerns that would be mitigated with a different signal operation and infrastructure setup. The intersection also is used by student pedestrians and bicyclists to access the school from the east and south. 80th Street (TH 61 to Ideal Avenue) Page 3 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange 80th Street provides critical local and regional connectivity for residents and businesses in Cottage Grove, and Washington County at large. This role is expected to increase over the next 20 years as business and residential expansion continues in the area. Average Annual Daily Traffic (AADT) for 80th Street within the project area is currently estimated to grow from 2026 to 2046 as summarized below. Table 2.1 – 80th Street Estimated AADT Segment 2023 AADT (Counts) 2026 AADT (Estimated) 2046 AADT (Estimated) TH 61 to East Point Douglas Rd 23,410 23,760 26,100 East Point Douglas Rd to Hemingway Ave 17,690 17,950 19,720 Hemingway Ave to Hinton Ave 15,930 16,170 17,760 Hinton Ave to Ideal Ave 13,430 13,630 14,970 Various geotechnical testing was completed in 2015 to evaluate pavement section thickness and strength. Ground Penetrating Radar (GPR) was used to determine the in-place pavement and aggregate base thicknesses. Coring of the pavement was performed to verify and correlate the thicknesses obtained from the GPR results and evaluate condition of the in-place bituminous. Soil borings were taken to determine pavement and aggregate base thicknesses and identify the subgrade soils and potential R-values. Falling Weight Deflectometer (FWD) testing was performed to evaluate pavement layer stiffness and strength and obtain the subgrade R-value. The R-value is representative of the ability of a soil to resist lateral spreading due to an applied vertical load from traffic. In addition to the geotechnical testing, city staff dug test pits to better identify the type of materials underlying the bituminous pavement. The following Tables 2.2 through 2.5 summarize the results of the geotechnical testing. Table 2.2 – 80th Street Existing Street Section (Cores) Core/Boring Location Bituminous (in) Subgrade Soil Type C8/ST-16 61-Hardwood* 8.0 SP-SM, SM C7/ST-15 Hardwood-Hemingway 8.25 SP-SM, SC ST-14 Hardwood-Hemingway 7.5 SP-SM ST-13 Hemingway-Hinton 9.0 SP-SM, SM C6/ST-12 Hinton-Ideal 6.5 SP-SM ST-11 Hinton-Ideal 8.0 SM Average 7.9 *Due to significant material stripping in the pavement core, an accurate thickness measurement could not be obtained. The thickness provided in the table was measured in the field during boring. 80th Street (TH 61 to Ideal Avenue) Page 4 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange Table 2.3 – 80th Street Existing Street Section (GPR) Bituminous (in) 1 Base (in) 2 Location Direction Lane Ave CV 3 15th % Ave CV 3 15th % TH 61 to 480’ E of Hardwood EB Inside 8.6 8% 7.6 7.9 28% 5.5 TH 61 to 480’ E of Hardwood EB Outside 8.6 8% 7.9 5.8 22% 4.8 TH 61 to 480’ E of Hardwood WB Inside 8.4 8% 7.8 9.3 11% 8.5 TH 61 to 480’ E of Hardwood WB Outside 8.7 9% 7.7 6.3 21% 4.9 Average 8.6 7.8 7.3 5.9 480’ E of Hardwood to Ideal EB Inside 6.9 7% 6.5 9.6 22% 7.5 480’ E of Hardwood to Ideal EB Outside 6.8 6% 6.5 9.5 24% 7.2 480’ E of Hardwood to Ideal WB Inside 6.4 9% 5.8 9.3 11% 8.3 480’ E of Hardwood to Ideal WB Outside 6.6 9% 6.2 8.8 14% 7.6 Average 6.7 6.3 9.3 7.7 Average depth reported by GPR, see geotechnical report for additional details Aggregate base depths can be difficult to measure with granular subgrades (see Table 2.5 for Base material) Coefficient of Variation (CV) = Standard Deviation/Average Table 2.4 – 80th Street Existing Street Section (FWD) Effective R Location Direction Lane Ave CV 15th % TH 61 to 480’ E of Hardwood EB Inside 46.6 6% 44.7 TH 61 to 480’ E of Hardwood EB Outside 46.6 6% 44.7 TH 61 to 480’ E of Hardwood WB Inside 45.4 38% 31.3 TH 61 to 480’ E of Hardwood WB Outside 41.6 37% 28.4 Average 45.1 37.3 480’ E of Hardwood to Ideal EB Inside 42.8 51% 19.4 480’ E of Hardwood to Ideal EB Outside 29.0 30% 19.5 480’ E of Hardwood to Ideal WB Inside 32.4 22% 25.4 480’ E of Hardwood to Ideal WB Outside 28.0 36% 17.6 Average 33.1 20.5 In 2023, the city dug additional test holes within 80th Street to verify the western portion of the roadway was constructed without an aggregate base layer as indicated in the plans. The results indicated the roadway was constructed without an aggregate base layer and confirmed the aggregate base depths indicated by GPR and initial core testing were misleading with the presence of granular subgrades. Test Hole 2 was dug within the area reconstructed in 1998 and the material was tested and confirmed to be aggregate base class 5 as anticipated. Table 2.5 – 80th Street Existing Street Section (Test Holes) Test Hole Location Direction Bituminous (in) Base (in) Base Material 4 61-Hardwood WB 7.5 12.0 Select Granular 3 Hardwood-480’ East WB 9.5 10.0 Select Granular 1 Hardwood-480’ East EB 9.0 10.0 Super Sand 2 480’ East-Hemingway EB 6.75 15.0 Agg Base Class 5 80th Street (TH 61 to Ideal Avenue) Page 5 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange EAST POINT DOUGLAS ROAD East Point Douglas Road is a Municipal State Aid (MSA) street from 80th Street south to the tee intersection and was constructed in 1975. The plans indicate the pavement section consists of 7- inches of bituminous pavement over 3-feet of aggregate backfill. In 2002, some minor widening occurred for the southbound right turn lane at the commercial area and the remainder of the southbound lanes from 80th Street to the tee received a 1.5-inch mill and overlay. In 2017, the northbound right turn lane at 80th Street was constructed and a 1.5-inch mill and overlay of all lanes from 80th Street south through the first intersection was completed. Similar to 80th Street, the bituminous pavement is now beyond its design life and due to the increased traffic growth in the community, the condition of the pavement is in dire need of replacement. Existing sidewalks along both sides of the street are in good condition, however, most of the concrete curb and gutter needs to be replaced. The traffic signal at the commercial entrances was upgraded in 2017 with the Hy-Vee redevelopment and only minor improvements to the signal are required as part of the project. Average Annual Daily Traffic (AADT) for East Point Douglas Road within the project area is currently estimated to grow from 2026 to 2046 as summarized below. Table 2.6 – East Point Douglas Road Estimated AADT Segment 2023 AADT (Counts) 2026 AADT (Estimated) 2046 AADT (Estimated) East Point Douglas Rd 19,100 19,400 21,400 Geotechnical testing was completed in 2020 to evaluate pavement section thickness and strength. Ground Penetrating Radar (GPR) was used to determine the in-place pavement and aggregate base thicknesses. Coring of the pavement was performed to verify and correlate the thicknesses obtained from the GPR results and evaluate condition of the in-place bituminous. Soil borings were taken to determine pavement and aggregate base thicknesses and identify the subgrade soils and potential R-values. Falling Weight Deflectometer (FWD) testing was performed to evaluate pavement layer stiffness and strength and obtain the subgrade R-value. The R-value is representative of the ability of a soil to resist lateral spreading due to an applied vertical load from traffic. The attached Tables 2.7 through 2.9 summarize the results of the geotechnical testing. Table 2.7 – East Point Douglas Road Existing Street Section (Cores) Core/ Boring Location Bituminous (in) Subgrade Soil Type B-6 East Point Douglas Rd (NB Right Lane) 8.25 A-2-4 Table 2.8 – East Point Douglas Road Existing Street Section (GPR) Bituminous (in) Location Direction Lane Ave CV 15th % East Point Douglas Road NB Outside 7.7 8% 7.1 East Point Douglas Road SB Outside 7.3 18% 5.8 Average 7.5 6.5 Note: There was no discernable base layer detected with the GPR. The base layer could have been deeper than the GPR limits. 80th Street (TH 61 to Ideal Avenue) Page 6 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange Table 2.9 – East Point Douglas Road Existing Street Section (FWD) Location Direction Lane Effective R East Point Douglas Road NB Outside 25.3 SIDEWALKS & TRAILS An 8’ wide concrete sidewalk exists along 80th Street for much of the corridor. No sidewalk currently exists along the north side of 80th Street between TH 61 and approximately 450’ east (location of Culver’s). This is mainly because the location of pedestrian facilities across the bridge over TH 61 are situated on the south side. Also, no sidewalk exists on the south side of 80th Street between Hemingway Avenue and Ideal Avenue due to the presence of the frontage Road. In most locations where the sidewalk is constructed immediately adjacent to the curb, a 2’ wide buffer of exposed aggregate concrete is used to delineate the sidewalk from the street. The concrete sidewalks are generally in good condition; however, most driveway crossings are not ADA compliant. An 8’ wide bituminous trail exists along the north side of 80th Street adjacent to the school properties between Hinton Avenue and Ideal Avenue. The trail pavement is over 25 years old and in need of replacement. East Point Douglas Road has 6’ wide concrete sidewalks on both sides of the street between 80th Street and the tee intersection. A 2’ wide buffer of exposed aggregate concrete is used to delineate the sidewalk from the street in most locations. There are also some small areas of stamped colored concrete between the curb and sidewalk along this corridor. The sidewalks were constructed mostly in 2005, with the exception of segments adjacent to Hy-Vee, and are generally in good condition with only spot repairs needed. MEDIANS / LANDSCAPING Both 80th Street and East Point Douglas Road are 4-lane divided roadways with turn lanes. Most of the medians along 80th Street are comprised of exposed aggregate concrete. A large, landscaped area consisting of a mixture of perennials, shrubs, trees, and turf grass is located just east of TH 61 which provides an inviting entrance to the Gateway North commercial area from the highway. Several other landscaped beds are present within the medians between Hemingway Avenue and Ideal Avenue, including the areas between 80th Street and the south frontage road. The landscaped beds, especially within the center medians, have been difficult and costly to maintain considering the volume of traffic along the corridor and need improvement. The concrete median along East Point Douglas Road was constructed in 1975 and is in fair condition. SANITARY SEWER A small portion of the Thompson Grove sanitary sewer district intersects the project area on the west end of the project near Highway 61. The district serves the properties off East Point Douglas Road west of Hardwood Avenue, such as The Legends of Cottage Grove and White Pine Senior Living, and also the commercial area located in the southwest quadrant of 80th Street and East Point Douglas Road. The remaining areas of the project are served by the West Draw sanitary sewer district. Lateral and trunk sewers within the project area provide service to the existing businesses, apartments, and schools, before flowing south and eventually across Highway 61. The existing sanitary sewer pipes in the project area were televised to evaluate pipe condition and the reports show that the pipe is generally in good condition. Structures were generally noted to be in good condition during the inspection. 80th Street (TH 61 to Ideal Avenue) Page 7 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange WATERMAIN A 12-inch cast iron pipe (CIP) trunk watermain currently extends the entire length of 80th Street within the project area. The main was installed in 1963. The portion of the main from Hornell Avenue to Hynes Avenue was replaced in 1998 with 12-inch PVC due to issues with corrosive soils. Otherwise, the City public works staff has not had any major issues with the pipe and it is thought to be in good condition. 6-inch and 8-inch diameter mains feed into the residential and commercial areas adjacent to the project which provides service to the residents and businesses. Public works staff has operated the valves and hydrants in the project area and there are no major repairs needed. The project spans two of the city’s four pressure zones, the High Pressure and Intermediate Pressure Zones. An 8-inch Pressure Reducing Valve (PRV) is located at the junction between the two zones at Hornell Avenue. The valve and structure were relocated and replaced in 1998, and the valve is nearing the end of its useful life. STORM SEWER The project site is located within the city’s Thompson Grove drainage area. The west portion of the project between Highway 61 and approximately 750’ east of Hardwood Avenue drains west to a 72-inch diameter trunk sewer pipe. The trunk pipe flows south under 80th Street, then parallel with the westbound Highway 61 exit ramp, and then southwest under Highway 61 to the Hamlet Park ponding system. The lateral storm sewer system within this portion of the project was constructed in 1982 with the interchange project and many of the structures and castings were built to MnDOT standards. A pipe crossing conflict between the 27” RCP storm sewer pipe along the north curb line of 80th Street and the 18” trunk sanitary sewer pipe was mitigated at that time by constructing a storm sewer structure at the location of the crossing and installing the sanitary sewer pipe through the structure. Therefore, the 18” sanitary sewer pipe constricts the flow within the 27” storm sewer pipe. City staff has not had any maintenance issues with the configuration; however, the design should review options to reroute the storm sewer piping to avoid the trunk sanitary sewer pipe. The area between 750’ east of Hardwood Avenue and Henslowe Avenue drains west along 80th Street and then south through the Hy-Vee commercial area at the southeast corner of 80th Street and East Point Douglas Road. From there, the stormwater system flows west and connects to the trunk system before crossing Highway 61. Stormwater between Henslowe Avenue and Ideal Avenue is collected within two systems along 80th Street that both flow south into and through the Thompson Grove Estates neighborhood. The western area collects drainage between Henslowe Avenue and Hynes Avenue, as well as the Crestview Elementary School site, and flows southwest from 80th Street through a 30-inch diameter trunk storm sewer pipe. The area between Hynes Avenue and Ideal Avenue is collected at the intersection of 80th Street and Hynes Avenue, flows east to Ideal Avenue, and then south into the Thompson Grove Estates neighborhood to pond TG-P3. The system for the eastern portion of the project was reconstructed and expanded by the City in 1998. East Point Douglas Road drains southerly from 80th Street south to the tee intersection. Catch basins at the tee intersection over the trunk storm sewer pipe collect the drainage from East Point Douglas Road. There are no intermediate catch basins along the 1,000-foot stretch between 80th Street and the tee intersection. City staff indicated some stormwater ponding does occur at the 80th Street (TH 61 to Ideal Avenue) Page 8 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange low point at the tee intersection and improvements should be considered. The existing storm sewer was televised to determine pipe condition and necessary repairs. In addition, storm structures were also inspected. Storm sewer mains are generally in good condition. All structures were generally in good condition with some miscellaneous structure patching, invert reconstruction, and other repairs noted during the inspections. STREET LIGHTING Direct buried concrete light poles exist along the entire length of 80th Street and East Point Douglas Road within the project limits, and they have been known to crack. Handholes are provided at each pole and buried conduits with wire connect to each handhole. The lighting along 80th Street is served by four service cabinets located at East Point Douglas Road, Hinton Avenue, Hynes Avenue, and Ideal Avenue. The lighting along East Point Douglas Road is served by a cabinet located at the northeast corner of the tee intersection. III. PROPOSED IMPROVEMENTS The following is a discussion of the proposed street and utility improvements proposed as part of the project: STREETS The intent of the project is to address the deteriorated pavement conditions on both 80th Street and East Point Douglas Road, as well as provide updates and repairs to surface infrastructure such as sidewalks and trails, pedestrian ramps, concrete curb and gutter, concrete medians, and signals. Major improvements along 80th Street include the following items: · Conversion of the geometry at the intersection of 80th Street and East Point Douglas Road to provide dual left turn lanes in the eastbound and westbound directions · Extension of the right turn lane off 80th Street just east of Highway 61 into the commercial area · Replacement of the traffic signal at Hyde Avenue · Upgrades to the traffic signal at Hinton Avenue · Construction of a right turn lane and extension of the left turn lane at Crestview Elementary School · Full rehabilitation of the bituminous pavement including reclamation and stabilization of the base materials Supporting recent commercial and high-density residential development and redevelopment in the area, dual left turn lanes are proposed for eastbound and westbound 80th Street at the intersection with Hardwood Avenue and East Point Douglas Road. Dual left turn lanes allow for additional capacity and overall operational improvements as more vehicles can be stored and allowed to efficiently traverse through the intersection. In addition, signal timings can be adjusted to improve the overall functionality of the intersection in all directions. In conjunction with the geometry improvements, the signal at the intersection will be upgraded to accommodate the additional left turn lanes. Incorporation of APS into the signal components is also a requirement of the project to meet ADA standards. 80th Street (TH 61 to Ideal Avenue) Page 9 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange The traffic signal at Hyde Avenue is proposed to be replaced as part of this project. The existing signal does not meet current standards and is intermixed with the stop-controlled intersection to the south at the frontage road, creating a safety concern. In addition, the existing eastbound right turn lane at Hyde Avenue is proposed to be removed with the project. This will allow for additional pedestrian refuge space and storage to increase safety for students and pedestrians waiting to cross 80th Street. It also provides for a shorter crossing of 80th Street which has many safety and operational benefits. Upgrades to the signal at Hinton Avenue are proposed to meet current signal standards. The mast arms across 80th Street are proposed to be replaced to allow for signal heads to be placed over each lane. Improvements to the Crestview Elementary School and Park High School sites have been proposed by the school district and will occur in 2025-2026. As a result, improvements to the 80th Street corridor are required. A new right turn lane to the elementary school and an extension of the existing left turn lane have been incorporated into the City’s project. Additional improvements within the school sites are not included as part of this project. Full rehabilitation of the bituminous pavement section is proposed with this project. The western portion of the project, originally constructed in 1982, was built without an aggregate base section and the bituminous pavement was placed directly onto a sand section. Replacement of only the bituminous pavement does not provide the structural capacity required due to the increased traffic anticipated in the area. Therefore, the proposed improvements for 80th Street from Highway 61 to Hinton Avenue include reclamation of the existing bituminous pavement and a portion of the underlying sand section to create a recycled aggregate base material. This would be followed by removal of 6” of the recycled aggregate base material to be used in other parts of the project, such as widening areas, or hauled offsite. The remaining recycled aggregate base would be stabilized by a combination of emulsion and cement, to increase the structural capacity of the material. Following the stabilization, 6” of bituminous pavement would be placed. The resultant section would meet the current and future traffic loadings over the next 20 years. Improvements to the section of 80th Street from Hinton Avenue to Ideal Avenue are similar, except the existing aggregate base section is not required to be stabilized to meet the anticipated traffic loading. Table 3.1 – 80th Street Proposed Street Section Proposed Pavement Section Reliability1 Location 20-yr ESAL’s Bit (in) SFDR (in) Class 5 (in) Sand (in) Fatigue Rutting TH 61 to 480’ E of Hardwood 3,478,000 6 4 - 9 100% 96% 480’ E of Hardwood to Hemingway 2,530,000 6 4 8 - 100% 98% Hemingway to Hinton 2,209,000 6 4 8 - 100% 99% Hinton to Ideal 1,783,000 6 - 12 - 100% 99% 1. MnPave 7.1 results. A minimum of 90% reliability is recommended when ESAL’s are between 1 million and 15 million. Major improvements along East Point Douglas Road include the following items: · Widening of East Point Douglas Road to accommodate the westbound 80th Street dual left turn lanes. · Removal of the dedicated southbound right turn lane at the signal for the commercial entrances and conversion to a combined thru-right turn lane · Upgrades to the traffic signal at the commercial entrances for the revised lane configuration 80th Street (TH 61 to Ideal Avenue) Page 10 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange · Full rehabilitation of the bituminous pavement including reclamation and stabilization of the base materials As discussed previously, dual left turn lanes along 80th Street are proposed at the intersection with East Point Douglas Road. Due to the additional left turn lane off 80th Street in conjunction with the existing dual left turn lanes for southbound East Point Doulgas Road to Hy-Vee, minor widening is proposed for the southbound East Point Douglas thru lanes. In addition, conversion of the dedicated southbound right turn lane at the commercial entrance to a combined thru-right turn lane is proposed. These proposed improvements are expected to alleviate some of the confusion drivers currently experience in this segment by providing two thru lanes and two dedicated left turn lanes. By providing the additional southbound thru lane at the intersection, adjustments to the signal system heads are needed to properly align to the lanes. Similar to the western portion of 80th Street, the existing bituminous pavement along East Point Douglas Road was constructed directly over the sand section. Therefore, full rehabilitation of the bituminous pavement with a stabilized base is proposed to provide the required structural capacity. Table 3.2 – East Point Douglas Road Proposed Street Section Proposed Pavement Section Reliability1 Location 20-yr ESAL’s Bit (in) SFDR (in) Class 5 (in) Sand (in) Fatigue Rutting East Point Douglas Road 2,755,000 6 4 - 9 100% 96% 1. MnPave 7.1 results. A minimum of 90% reliability is recommended when ESAL’s are between 1 million and 15 million. SIDEWALKS & TRAILS A 6’ wide concrete sidewalk is proposed along the north side of 80th Street between Highway 61 and approximately 450’ east (location of Culver’s). This will fill the missing sidewalk link and provide additional pedestrian connectivity along 80th Street. As a result of this sidewalk, the existing free right turn lane from westbound 80th Street to northbound Highway 61 will be removed. MnDOT does not anticipate any operational issues as a result of removal of the free right turn. The 8’ wide bituminous trail along the north side of 80th Street adjacent to the school properties between Hinton Avenue and Ideal Avenue is proposed to be replaced as part of this project. The pavement will be removed and replaced; however, the aggregate base section underneath is proposed to remain in place. Damaged sidewalk panels throughout 80th Street and East Point Douglas Road are proposed to be removed and replaced, while panels in good condition will remain. Some additional panels impacted by the light pole upgrades will be replaced as necessary. MEDIANS / LANDSCAPING The large, landscaped area and median located along 80th Street just east of Highway 61 is proposed to be replaced with a combination of rock mulch, perennials, stamped colored concrete, and brick pavers. No improvements to the irrigation system servicing this bed are proposed. The median appearance would be similar to, but not as extensive as the medians constructed in 2022 along Jamaica Avenue just north of Highway 61. The existing trees within the median are proposed to remain in place. 80th Street (TH 61 to Ideal Avenue) Page 11 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange The median landscaped beds between Hemingway Avenue and Ideal Avenue, including both the center median and median between 80th Street and the south frontage road, are proposed to be improved. Wood mulch within the center median landscaped beds is proposed to be replaced with rock mulch and the existing shrubs replaced. Existing trees are proposed to remain in place. Portions of the landscaped beds between 80th Street and the frontage road are proposed to be replaced with concrete pavement, while the areas containing trees will be filled with new wood mulch. The concrete median along East Point Douglas Road is proposed to be replaced due to the proposed geometry improvements. Areas of existing exposed aggregate concrete between Highway 61 and 500’ east of Hardwood Avenue are proposed to be replaced with stamped colored concrete pavement, while the remaining exposed aggregate concrete areas throughout the 80th Street corridor are proposed to remain in place, unless impacted by adjacent repair work such as spot curb and gutter replacement. Existing exposed aggregate concrete areas along East Point Douglas Road are proposed to be replaced with stamped colored concrete as most areas are directly adjacent to curb and gutter that will be removed and replaced. SANITARY SEWER Televising results indicated a stretch of 9-inch sewer along 80th Street just east of Highway 61 that needs to be lined. The sanitary sewer manhole castings in the project area will be salvaged and reinstalled, or replaced if necessary. The existing concrete adjusting rings will be replaced with new high-density polyethylene (HDPE) adjusting rings conforming to current City standards when adjustments are made to the new pavement grades. Minor repairs to the structures, such as patching cleaning, and reconstructing inverts, will be made as identified in the structure inspection reports. WATERMAIN It is proposed that broken valve box top sections be removed and replaced as a part of this project. Extensions are proposed for any hydrant barrels requiring adjustment. Hydrants will be reconditioned by sandblasting and painting, and concrete hydrant access pads are proposed in accordance with current City standards. Public Works staff has reviewed the condition of the Pressure Reducing Valve at Hornell Avenue and is recommending the piping system and valves within the structure be replaced. STORM SEWER The intent of this project is to rehabilitate the roadway pavement and not change existing drainage patterns. The proposed design includes replacing existing adjusting rings with new high- density polyethylene (HDPE) adjusting rings to conform to current City standards, adding 1- foot sections to structures that are buried or not flush with the finished ground, and repairing or replacing structures and castings that are in poor condition. Existing castings in good condition will be salvaged and reinstalled. Miscellaneous structure patching and other repairs will be performed as needed. Existing block structures within the project limits will be replaced with precast structures. Additional catch basins and relocations are required along 80th Street for construction of the dual left turn lanes at Hardwood Avenue. Therefore, rerouting of the storm sewer in this area to mitigate the sanitary sewer and storm sewer pipe conflict, as well as collect drainage from the dual left turn lanes, is proposed. The sanitary sewer / storm sewer pipe conflict structure is proposed to be abandoned, eliminating the pipe constriction within the storm sewer system and reduce the risk of failure of the sanitary sewer pipe. 80th Street (TH 61 to Ideal Avenue) Page 12 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange Since City staff indicated some stormwater ponding occurs at the low point at the tee intersection, additional storm sewer catch basins to meet MSA spread requirements for street volume and speed characteristics are proposed. City staff is not aware of any other drainage issues along the 80th Street or East Point Douglas Road corridors. Figure 3 displays the proposed inlet locations and storm sewer layout throughout the project corridor. STORM WATER QUANTITY AND QUALITY Site specific stormwater rate and volume control, in addition to stormwater quality considerations, do not appear to be required for the City portion of the project as the sum of the new impervious and fully reconstructed impervious surfaces will not equal or exceed one acre. Therefore, state and local stormwater management requirements are satisfied within the scope of this project. STREET LIGHTING The existing street lighting units within the project area are proposed to be removed. Updated light poles and bases are proposed to be installed to achieve desired lighting levels and replace the outdated concrete poles. The existing conduit and wire is proposed to be reused wherever possible. Decorative poles and luminaires similar to the poles installed along 80th Street between Jamaica Avenue and Keats Avenue are proposed. Service cabinets will be replaced as necessary to meet the current city standards. Figure 4 depicts the proposed street lighting improvements throughout the corridor. IV. PERMITS AND EASEMENT REQUIRED REQUIRED PERMITS If the project disturbs more than one acre of land, a Phase II General Storm Water Permit for Construction Activities from the MPCA and a Stormwater Pollution Prevention Plan (SWPPP) will be required. The associated interchange work appears to exceed these limits and therefore the permit is anticipated to be required. In addition, construction at the west end of 80th Street lies within MnDOT right-of-way and the proposed work will require approvals from MnDOT. This is anticipated to be addressed with MnDOT’s review and approval of the construction plans. REQUIRED EASEMENTS All proposed public utility and street improvements are proposed to be located within existing public right-of-way and/or easements. Therefore, no additional right-of-way or easements are anticipated with this project. V. ESTIMATED COSTS Detailed cost estimates for construction of the utility and street improvements have been prepared and itemized in Appendix A. The estimated total project cost for the 80th Street, East Point Douglas Road, and TH 61 / 80th Street Interchange Improvements project is $17,290,169.88. All costs are based on anticipated unit prices for the 2026 construction season. All costs include a twenty-five (25) percent allowance for indirect costs associated with the project (engineering, administrative, financing, and legal) as well as a ten (10) percent contingency. No costs are included for capitalized interest during the construction period or before assessments are levied. 80th Street (TH 61 to Ideal Avenue) Page 13 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange The following is an overall summary of the estimated costs: Table 5.1 – Preliminary Cost Estimate Improvements Construction Cost1 Total Project Costs 2 80th Street Improvements Streets $5,680,363.15 $7,100,453.94 Sanitary Sewer $83,204.00 $104,005.00 Water Main $92,653.00 $115,816.25 Storm Sewer $353,633.50 $442,041.88 Signals $1,039,060.00 $1,298,825.00 Street Lighting $1,024,760.00 $1,280,950.00 Subtotal - 80th Street $8,273,673.65 $10,342,092.06 East Point Douglas Road Improvements Streets $960,212.00 $1,200,265.00 Sanitary Sewer $0.00 $0.00 Water Main $0.00 $0.00 Storm Sewer $185,509.50 $231,886.88 Signals $88,220.00 $110,275.00 Street Lighting $95,700.00 $119,625.00 Subtotal - East Point Douglas Road $1,329,641.50 $1,662,051.88 MnDOT & County Interchange Streets $4,228,820.75 $5,286,025.94 Subtotal - MnDOT & County Interchange $4,228,820.75 $5,286,025.94 Total Project $13,832,135.90 $17,290,169.88 Construction Costs include 10% contingency Total Project Costs include 25% Indirect costs COST ALLOCATION Assessments for this project will be based upon the "Infrastructure Maintenance Task Force (IMTF) Special Assessment Policy for Public Improvements," dated September 30, 2005, and revised October 31, 2023. All benefiting properties are proposed to be assessed. The MnDOT and Washington County portions of the interchange work are not assessed to parcels within this project. In addition, the rehabilitation of the City’s PRV on 80th Street and the left and right turn lanes into Crestview Elementary will not be assessed. The City has already collected $294,815.00 from ISD 833 for construction of the turn lanes into Crestview Elementary. City or Non-Assessable Property: Per the policy, 100% of the project costs adjacent to City-owned property are assessed to the property. In areas where other property is opposite City property, half of the street width was assigned to the other land use/property and the other half to the City. For this project, costs allocated to the City were those portions of 80th Street adjacent to the City’s south frontage road, 80th Street (TH 61 to Ideal Avenue) Page 14 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange approximately from Hemingway Avenue to Ideal Avenue (see Figure 7). Commercial Property: Per the policy, 100% of the project costs adjacent to commercial property are assessed. One-third of the project costs will be apportioned among the properties based on the lineal feet abutting the improved street surface, and two-thirds of the project costs will be apportioned based on the areas of the properties. School Property: For school property where students attend classes, 75% of the project costs are assessed, based on the front footage of the street being improved. Residential Land Use: Urban residential land use is considered to receive benefit if the property’s main entrance has direct access to the street being improved. Per the Urban Residential policy, 45% of the project cost for both surface and subsurface improvements would be assigned to each individual residential lot on a unit basis1. The amount assessed is based on the City standard street section even if the width is greater. Summary: The IMTF policy therefore allocates costs in the following manner: Table 5.2 – IMTF Cost Summary Location Commercial Assessed Amount School Assessed Amount Residential Assessed Amount Other Funds Estimated Project Cost2 80th Street $4,232,901.81 $1,604,847.46 $122,188.31 $4,382,154.49 $10,342,092.06 East Point Douglas Rd $1,662,051.88 $0.00 $0.00 $0.00 $1,662,051.88 MnDOT & County Interchange $0.00 $0.00 $0.00 $5,286,025.94 $5,286,025.94 Totals: $5,894,953.68 $1,604,847.46 $122,188.31 $9,668,180.43 $17,290,169.88 Figure 7 depicts the assessable parcels for the project, and Appendix B depicts the project funding summary per the IMTF Assessment Policy. Special Benefit Appraisal: Special Benefit Appraisals were conducted for the properties identified on Figure 7. Because the calculated assessments exceed the special benefit appraisals, the assessments are proposed to be capped at the amount of the special benefit appraisal. City funds will cover the difference between the calculated assessment and the benefit appraisal. Appendix C provides an alternate funding strategy since the benefit appraisals capped the assessments for the commercial and school properties. 1 Residential assessments are apportioned among benefited residential buildable lot equivalents (RBLE). Since this project involves a single residential parcel, the RBLE analysis does not factor in. 2 Total Project Cost (10% contingency + 25% indirect) 80th Street (TH 61 to Ideal Avenue) Page 15 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange VI. FINANCING Assessments are proposed to be levied based on the City's current assessment policy. The remainder of the project would be financed through a combination of funds as described below. Portions of the project would be financed through a combination of Federal Funds, TIF Funds, City funds, such as Enterprise funds for items such as watermain and sanitary sewer improvements, and MSA funds. The federal funds consist of Congressionally Directed Funding through the Consolidated Appropriations Act of 2023 in the amount of $5,000,000. The federal funds are planned to be applied to the construction costs only. These funds remain available for obligation (authorization) through September 30, 2026. For the federal funds to be obligated, the environmental documentation, construction plans / specifications, and right-of-way documentation will need to be reviewed and approved through the MnDOT State Aid (Federal Aid) office. This is scheduled to occur in December of 2025. Any such amounts not obligated on or before September 30, 2026, shall expire. Once the period for obligation has expired, these funds will only remain available for adjusting and liquidating obligations as authorized in accordance with title 31, United States Code (U.S.C.), section 1553. Obligated earmark balances are available for expenses properly charged to the account and incurred until September 30, 2031. After that date, any unexpended balances shall be cancelled in accordance with 31 U.S.C. 1552 and shall no longer be available for obligation or expenditure. With construction planned for 2026, funds should be expended prior to the funds expiring. TIF Funds can be applied to items in this project that benefits development in the area. The following items are anticipated to be TIF eligible: · Extension of the right-in-right-out lane on 80th Street near Dairy Queen · Both dual left turn lanes on 80th Street (including associated median and storm sewer) · Signal revisions at 80th St / East Point Douglas Rd and East Point Douglas Rd / Hy-Vee · ADA improvements within the project limits Lastly, both MnDOT and Washington County will participate in their respective costs for the interchange work, and ISD 833 has already contributed to the construction of the left and right turn lanes at Crestview Elementary School. VII. PROJECT SCHEDULE Below is the proposed schedule assuming starting construction in spring 2026: · June 14, 2023 Council Orders Feasibility Report · April 16, 2025 Council Orders Feasibility Report Scope Amendment · May 21, 2025 Council Work Session · June 4, 2025 Council Orders the Preparation of Plans and Specifications · November 12, 2025 Neighborhood Meeting · November 19, 2025 Council Adopts Feasibility Report Council Sets a Public Improvement Hearing Date 80th Street (TH 61 to Ideal Avenue) Page 16 East Point Douglas Road (80th Street south to Tee) TH 61 / 80th Street Interchange · December 3, 2025 Council Holds Public Improvement Hearing Council Orders Improvement · January 7, 2026 Council Approves the Plans and Specifications, Sets Bid Date · February 26, 2026 Project Bid Opening · March 18, 2026 Contract Award · Spring 2026 Begin Construction · Fall 2026 Complete Construction · Fall 2026 Council Sets Assessment Hearing Date · October 2026 Council Holds Assessment Hearing VIII. CONCLUSION AND RECOMMENDATIONS Based on the information contained herein, it can be concluded that the construction of utility and street improvements is feasible. The improvements are necessary to replace failing infrastructure and improve traffic operations to the area. This project is cost effective based on existing conditions and acceptable standards proposed to construct the improvements. From an engineering standpoint, this project is feasible, necessary, and cost effective. The following recommendations are therefore made:  Adopt this report as a guide for the layout and design for the proposed improvements  Inform properties within the project limits of the project scope, schedule, and impacts REQUEST FOR COUNCIL ACTION  Approve this Feasibility Report and Set a Public Improvement Hearing Date for this project. Appendix A: Preliminary Cost Estimate No. Item Units Qty EE Unit Price EE Total Price BASE BID 1 MOBILIZATION LUMP SUM 1 600,000.00$ 600,000.00$ 2 REMOVE CATCH BASIN OR MANHOLE EACH 6 700.00$ 4,200.00$ 3 REMOVE SEWER PIPE (STORM) LIN FT 641 30.00$ 19,230.00$ 4 SAWING BITUMINOUS PAVEMENT (STREET) LIN FT 701 3.00$ 2,103.00$ 5 SAWING BITUMINOUS PAVEMENT (DRIVEWAY OR TRAIL) LIN FT 280 3.00$ 840.00$ 6 SAWING CONCRETE PAVEMENT LIN FT 270 6.00$ 1,620.00$ 7 REMOVE CONCRETE CURB AND GUTTER LIN FT 9,155 3.50$ 32,042.50$ 8 REMOVE AND REPLACE CONCRETE CURB AND GUTTER (SPOT REPAIR) LIN FT 2,185 45.00$ 98,325.00$ 9 REMOVE GUARDRAIL-TYPE 31 LIN FT 1,905 8.00$ 15,240.00$ 10 REMOVE AND REPLACE CONCRETE SIDEWALK SQ YD 1,060 90.00$ 95,400.00$ 11 REMOVE CONCRETE MEDIAN SQ YD 3,619 6.00$ 21,714.00$ 12 REMOVE CONCRETE WALK SQ YD 118 2.00$ 236.00$ 13 REMOVE CONCRETE DRIVEWAY PAVEMENT SQ YD 3,000 8.00$ 24,000.00$ 14 REMOVE CONCRETE PAVEMENT SQ YD 10,473 22.00$ 230,406.00$ 15 REMOVE BITUMINOUS STREET PAVEMENT SQ YD 737 6.00$ 4,422.00$ 16 REMOVE BITUMINOUS PAVEMENT (DRIVEWAY OR TRAIL) SQ YD 2,700 5.00$ 13,500.00$ 17 REMOVE BITUMINOUS SHOULDER PAVEMENT SQ YD 3,899 6.00$ 23,394.00$ 18 REMOVE CONCRETE SIDEWALK OR PEDESTRIAN RAMP SQ FT 7,320 2.00$ 14,640.00$ 19 REMOVE SIGN AND POST EACH 60 30.00$ 1,800.00$ 20 REMOVE SIGN PANEL EACH 155 40.00$ 6,200.00$ 21 REMOVE LIGHTING UNIT EACH 62 500.00$ 31,000.00$ 22 REMOVE LIGHTING HANDHOLE EACH 46 350.00$ 16,100.00$ 23 REMOVE LIGHTING CABINET EACH 5 550.00$ 2,750.00$ 24 ABANDON STRUCTURE (SANITARY) EACH 3 5,000.00$ 15,000.00$ 25 REMOVE EXPOSED REBAR (SANITARY) EACH 1 500.00$ 500.00$ 26 REMOVE LIFT CABLE (STORM) EACH 1 500.00$ 500.00$ 27 REMOVE STEP (SANITARY) EACH 1 250.00$ 250.00$ 28 REMOVE STEP (STORM) EACH 5 250.00$ 1,250.00$ 29 REMOVE UNDERGROUND WIRE LIN FT 900 1.00$ 900.00$ 30 ABANDON 27" RCP STORM SEWER LIN FT 390 20.00$ 7,800.00$ 31 FINISH GRADING - STREET SQ YD 54,690 1.50$ 82,035.00$ 32 FINISH GRADING - TRAIL OR SIDEWALK SQ YD 4,160 2.00$ 8,320.00$ 33 EXCAVATION - COMMON (EV) (P) CU YD 16,568 30.00$ 497,040.00$ 34 COMMON EMBANKMENT (CV) (P) CU YD 250 15.00$ 3,750.00$ 35 EXCAVATION SPECIAL (LANDSCAPE BEDS) CU YD 870 50.00$ 43,500.00$ 36 AGGREGATE BACKFILL (MODIFIED) TON 240 18.00$ 4,320.00$ 37 STREET SWEEPER WITH OPERATOR HOUR 100 150.00$ 15,000.00$ 38 AGGREGATE BASE, VIRGIN CLASS 5 - STREET TON 8,477 19.00$ 161,063.00$ 39 AGGREGATE BASE, VIRGIN CLASS 5 - TRAIL, SIDEWALK, DRIVEWAYS, AND MEDIAN TON 1,440 25.00$ 36,000.00$ 40 FULL DEPTH RECLAMATION SQ YD 51,550 2.00$ 103,100.00$ 41 STABILIZED FULL DEPTH RECLAMATION SQ YD 36,980 6.00$ 221,880.00$ 42 HAUL FULL DEPTH RECLAMATION (LV) CU YD 10,570 22.00$ 232,540.00$ 43 EMULSION TON 390 750.00$ 292,500.00$ 44 CEMENT TON 100 300.00$ 30,000.00$ 45 SALVAGE AND REINSTALL RECLAIM IN WIDENING AREAS (CV) CU YD 1,000 22.00$ 22,000.00$ 46 CONCRETE PAVEMENT 8.0" SQ YD 9,549 90.00$ 859,410.00$ 47 JOINT ADHESIVE LIN FT 26,518 0.75$ 19,888.50$ 48 BITUMINOUS MATERIAL FOR TACK COAT GAL 7,660 3.00$ 22,980.00$ 49 TYPE SP 12.5 NON WEAR COURSE MIXTURE (4,B) TON 7,452 85.00$ 633,420.00$ 50 TYPE SP 12.5 WEARING COURSE MIXTURE (4,F) TON 7,973 100.00$ 797,300.00$ 51 TYPE SP 12.5 WEARING COURSE MIXTURE (4,F) - SPECIAL TON 6,930 105.00$ 727,650.00$ 52 TYPE SP 9.5 WEARING COURSE MIXTURE (3,B) TON 70 120.00$ 8,400.00$ 53 TYPE SP 9.5 WEARING COURSE MIXTURE (2,C) (TRAIL) TON 450 120.00$ 54,000.00$ 54 BITUMINOUS INCENTIVE AND DISINCENTIVE ALLOWANCE LUMP SUM 1 108,000.00$ 108,000.00$ 55 BRIDGE AESTHETICS LUMP SUM 1 50,000.00$ 50,000.00$ COST ESTIMATE 80TH STREET REHABILITATION PROJECT NO. 0N1.131481 CITY OF COTTAGE GROVE, MINNESOTA EAST POINT DOUGLAS ROAD T.H. 61/80th STREET INTERCHANGE PRELIMINARY COST ESTIMATE No. Item Units Qty EE Unit Price EE Total Price 56 DRAINAGE IMPROVEMENTS LUMP SUM 1 555,000.00$ 555,000.00$ 57 12" RCP FLARED END SECTION INCL TRASH GUARD LIN FT 1 3,000.00$ 3,000.00$ 58 12" RC STORM SEWER PIPE, CLASS 5 LIN FT 260 90.00$ 23,400.00$ 59 15" RC STORM SEWER PIPE, CLASS 5 LIN FT 1,266 115.00$ 145,590.00$ 60 27" RC STORM SEWER PIPE. CLASS 3 LIN FT 586 180.00$ 105,480.00$ 61 CONNECT EXISTING PIPE TO NEW STRUCTURE EACH 10 1,500.00$ 15,000.00$ 62 4' CIPP (8" PVC) (SANITARY) EACH 1 3,000.00$ 3,000.00$ 63 4' CIPP (12" RCP) (STORM) EACH 1 3,500.00$ 3,500.00$ 64 TELEVISE STORM SEWER LIN FT 2,112 5.00$ 10,560.00$ 65 ABANDON PIPE SEWER (SANITARY) LIN FT 567 20.00$ 11,340.00$ 66 CIPP LINER, 9" VCP (SANITARY) LIN FT 576 50.00$ 28,800.00$ 67 ADJUST VALVE BOX EACH 23 500.00$ 11,500.00$ 68 HYDRANT RECONDITIONING AND PAINTING EACH 9 1,500.00$ 13,500.00$ 69 REHABILITATE PRESSURE REDUCING VALVE AND MANHOLE EACH 1 50,000.00$ 50,000.00$ 70 REPLACE LID (SANITARY) EACH 2 500.00$ 1,000.00$ 71 ADJUST MANHOLE CASTING, INCL NEW ADJ RINGS (SANITARY) EACH 21 1,000.00$ 21,000.00$ 72 ADJUST MANHOLE CASTING, INCL NEW ADJ RINGS (SANITARY) (BOULEVARD) EACH 3 1,000.00$ 3,000.00$ 73 ADJUST MANHOLE CASTING, INCL NEW ADJ RINGS (STORM) EACH 1 1,000.00$ 1,000.00$ 74 ADJUST CATCH BASIN CASTING, INCL NEW ADJ RINGS (STORM) EACH 42 1,000.00$ 42,000.00$ 75 ADJUST CATCH BASIN CASTING, INCL NEW CSTG AND ADJ RINGS (STORM) EACH 2 1,250.00$ 2,500.00$ 76 ADJUST MANHOLE CASTING, INCL NEW CSTG AND ADJ RINGS (STORM) EACH 5 1,250.00$ 6,250.00$ 77 ADJUST MANHOLE CASTING, INCL NEW CSTG AND ADJ RINGS (SANITARY) EACH 3 1,600.00$ 4,800.00$ 78 ADJUST MANHOLE CASTING, INCL NEW CSTG AND ADJ RINGS (SANITARY) (BOULEVARD) EACH 3 1,600.00$ 4,800.00$ 79 ADJUST MANHOLE CASTING, INCL NEW CSTG AND ADJ RINGS (STORM) (BOULEVARD) EACH 2 1,600.00$ 3,200.00$ 80 ADD 12" SECTION (2'X3') (STORM) EACH 3 500.00$ 1,500.00$ 81 ADD 12" SECTION (4' DIA) (STORM) EACH 2 1,500.00$ 3,000.00$ 82 ADD TRASH GUARD (12" RCP) EACH 1 1,500.00$ 1,500.00$ 83 LINE STRUCTURE (STORM) EACH 1 2,000.00$ 2,000.00$ 84 PATCH DOGHOUSE (SANITARY) EACH 2 350.00$ 700.00$ 85 PATCH DOGHOUSE (STORM) EACH 7 350.00$ 2,450.00$ 86 RECONSTRUCT DOGHOUSE (STORM) EACH 2 600.00$ 1,200.00$ 87 PATCH INVERT (SANITARY) EACH 2 500.00$ 1,000.00$ 88 PATCH INVERT (STORM) EACH 10 400.00$ 4,000.00$ 89 RECONSTRUCT INVERT (STORM) EACH 2 750.00$ 1,500.00$ 90 PATCH CONCRETE RINGS (STORM) EACH 5 400.00$ 2,000.00$ 91 NEW STEP (SANITARY) EACH 1 350.00$ 350.00$ 92 NEW STEP (STORM) EACH 5 350.00$ 1,750.00$ 93 CLEAN BENCH/INVERT (SANITARY) EACH 9 500.00$ 4,500.00$ 94 CLEAN BENCH/INVERT (STORM) EACH 2 500.00$ 1,000.00$ 95 PIPE REPAIR (STORM) EACH 1 5,000.00$ 5,000.00$ 96 2'X3' CB, INCL CSTG AND HDPE ADJ RINGS LIN FT 27 1,000.00$ 26,500.00$ 97 4' DIA STORM SEWER CBMH, INCL CSTG AND HDPE ADJ RINGS LIN FT 36 1,200.00$ 42,600.00$ 98 4' DIA STORM SEWER MH, INCL CSTG AND HDPE ADJ RINGS LIN FT 5 1,200.00$ 5,400.00$ 99 5' DIA STORM SEWER CBMH, INCL CSTG AND HDPE ADJ RINGS LIN FT 9 1,600.00$ 14,400.00$ 100 6' DIA STORM SEWER CBMH, INCL CSTG AND HDPE ADJ RINGS LIN FT 14 2,000.00$ 27,000.00$ 101 6 INCH CONCRETE SIDEWALK SQ YD 1,935 70.00$ 135,450.00$ 102 6 INCH CONCRETE SIDEWALK SPECIAL SQ YD 590 135.00$ 79,650.00$ 103 6 INCH CONCRETE HYDRANT ACCESS PAD SQ FT 162 65.00$ 10,530.00$ 104 CONCRETE CURB AND GUTTER DESIGN B618 LIN FT 9,380 20.00$ 187,600.00$ 105 CONCRETE CURB AND GUTTER DESIGN B424 LIN FT 530 25.00$ 13,250.00$ 106 MATURITY TESTING FOR COMPRESSIVE STRENGTH LUMP SUM 1 2,500.00$ 2,500.00$ 107 7 INCH CONCRETE DRIVEWAY (COMMERCIAL) SQ YD 820 105.00$ 86,100.00$ 108 CONCRETE MEDIAN APPROACH NOSE SQ YD 100 90.00$ 9,000.00$ 109 4 INCH CONCRETE MEDIAN SQ YD 2,630 60.00$ 157,800.00$ 110 4 INCH CONCRETE MEDIAN SPECIAL SQ YD 310 120.00$ 37,200.00$ 111 6 INCH CONCRETE PEDESTRIAN CURB RAMP SQ FT 8,607 15.00$ 129,105.00$ 112 TRUNCATED DOMES SQ FT 560 55.00$ 30,800.00$ 113 LANDSCAPE EDGER LIN FT 460 10.00$ 4,600.00$ 114 LANDSCAPE FABRIC SQ YD 1,770 3.00$ 5,310.00$ 115 BRICK PAVERS SQ FT 6,270 14.00$ 87,780.00$ 116 1.5" NON-METALLIC CONDUIT LIN FT 1,100 10.00$ 11,000.00$ 117 UNDERGROUND WIRE 1/C NO 6 AWG LIN FT 7,600 2.25$ 17,100.00$ 118 UNDERGROUND WIRE 1/C NO 8 AWG LIN FT 2,100 2.00$ 4,200.00$ 119 LIGHTING SERVICE CABINET EACH 5 9,000.00$ 45,000.00$ 120 EQUIPMENT PAD EACH 5 4,500.00$ 22,500.00$ 121 LIGHT FOUNDATION DESIGN TYPE F EACH 63 1,100.00$ 69,300.00$ PRELIMINARY COST ESTIMATE No. Item Units Qty EE Unit Price EE Total Price 122 LIGHTING UNIT INCL LIGHT POLE AND LUMINAIRE (CONTRACTOR SUPPLIED) EACH 63 10,200.00$ 642,600.00$ 123 HANDHOLE (TYPE A) EACH 35 750.00$ 26,250.00$ 124 HANDHOLE (TYPE B) EACH 21 1,100.00$ 23,100.00$ 125 TRAFFIC BARRIER DESIGN TYPE 31 LIN FT 1,930 37.50$ 72,375.00$ 126 TRAFFIC CONTROL LUMP SUM 1 400,000.00$ 400,000.00$ 127 TRAFFIC CONTROL SUPERVISOR LUMP SUM 1 20,000.00$ 20,000.00$ 128 SIGN PANELS TYPE C SQ FT 885 40.00$ 35,400.00$ 129 EMERGENCY VEHICLE PREEMPTION SYSTEM A SYSTEM 1 10,000.00$ 10,000.00$ 130 EMERGENCY VEHICLE PREEMPTION SYSTEM B SYSTEM 1 10,000.00$ 10,000.00$ 131 EMERGENCY VEHICLE PREEMPTION SYSTEM E SYSTEM 1 8,000.00$ 8,000.00$ 132 TRAFFIC CONTROL SIGNAL SYSTEM A SYSTEM 1 590,000.00$ 590,000.00$ 133 TRAFFIC CONTROL SIGNAL SYSTEM B SYSTEM 1 580,000.00$ 580,000.00$ 134 TRAFFIC CONTROL SIGNAL SYSTEM E (HYDE) SYSTEM 1 500,000.00$ 500,000.00$ 135 REVISE SIGNAL SYSTEM C (HARDWOOD/EAST POINT DOUGLAS) SYSTEM 1 275,000.00$ 275,000.00$ 136 REVISE SIGNAL SYSTEM D (HINTON) SYSTEM 1 80,000.00$ 80,000.00$ 137 REVISE SIGNAL SYSTEM F (EAST POINT DOUGLAS/PRIVATE STREET (HYVEE)) SYSTEM 1 70,000.00$ 70,000.00$ 138 TEMPORARY SIGNAL SYSTEM SYSTEM 1 -$ 139 DECIDUOUS SHRUB NO 2 CONT EACH 90 50.00$ 4,500.00$ 140 PERENNIAL NO 1 CONT EACH 180 15.00$ 2,700.00$ 141 STRIPING LUMP SUM 2 75,000.00$ 150,000.00$ 142 EROSION CONTROL SUPERVISOR LUMP SUM 1 7,500.00$ 7,500.00$ 143 STORM DRAIN INLET PROTECTION EACH 79 450.00$ 35,550.00$ 144 EROSION CONTROL AND RESTORATION LUMP SUM 3 75,000.00$ 225,000.00$ 145 LOAM TOPSOIL BORROW (LV) CU YD 1,558 55.00$ 85,690.00$ 146 MULCH MATERIAL TYPE 5 OR 6 CU YD 60 100.00$ 6,000.00$ 147 LANDSCAPE ROCK (3/4" TRAP ROCK) CU YD 80 180.00$ 14,400.00$ 148 LANDSCAPE ROCK (3/4" RIVER ROCK) CU YD 120 140.00$ 16,800.00$ TOTAL BASE BID 12,574,669.00$ CONSTRUCTION COST (INCL 10% CONTINGENCY) 13,832,135.90$ PRELIMINARY COST ESTIMATE Appendix B: Cost Summary – Assessment Policy Calculations Cost Summary - Assessment Policy Calculations Item Feasibility Report Construction Cost1 Total Cost 2 Deduct Other3 Assessable Amount City or Non- Assessable Property Commercial Assessed Amount Abutting School Amount Abutting Residential Amount School Property Assessed Amount4 Deduct For Street Width Residential Adjusted Total Cost5 Residential Assessed Amount Remaining To Be Funded6 100% Assessed 75% Assessed 45% of Adjusted Available Funding 80th Street Improvements Streets9 $5,680,363.15 $7,100,453.94 ($405,370.63) $6,695,083.31 $2,135,933.99 $2,871,880.04 $1,451,779.29 $235,489.99 $1,101,822.09 ($75,562.22) $159,927.77 $71,967.50 $3,054,784.31 Sanitary Sewer $83,204.00 $104,005.00 $0.00 $104,005.00 $33,180.74 $44,613.32 $22,552.71 $3,658.23 $16,139.11 $0.00 $3,658.23 $1,646.20 $41,606.37 Water Main $92,653.00 $115,816.25 ($68,750.00) $47,066.25 $15,015.56 $20,189.24 $10,205.97 $1,655.49 $17,971.94 $0.00 $1,655.49 $744.97 $76,910.11 Storm Sewer $353,633.50 $442,041.88 $0.00 $442,041.88 $141,024.72 $189,615.45 $95,853.51 $15,548.19 $68,594.42 $0.00 $15,548.19 $6,996.69 $176,835.32 Signals $1,039,060.00 $1,298,825.00 $0.00 $1,298,825.00 $414,364.44 $557,135.65 $281,640.59 $45,684.31 $201,546.84 $0.00 $45,684.31 $20,557.94 $519,584.57 Street Lighting $1,024,760.00 $1,280,950.00 $0.00 $1,280,950.00 $408,661.78 $549,468.11 $277,764.53 $45,055.59 $198,773.07 $0.00 $45,055.59 $20,275.01 $512,433.81 Subtotal - 80th Street $8,273,673.65 $10,342,092.06 ($474,120.63) $9,867,971.44 $3,148,181.22 $4,232,901.81 $2,139,796.61 $347,091.80 $1,604,847.46 ($75,562.22) $271,529.58 $122,188.31 $4,382,154.49 East Point Douglas Road Improvements Streets $960,212.00 $1,200,265.00 $0.00 $1,200,265.00 $0.00 $1,200,265.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Sanitary Sewer $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Water Main $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Storm Sewer $185,509.50 $231,886.88 $0.00 $231,886.88 $0.00 $231,886.88 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Signals $88,220.00 $110,275.00 $0.00 $110,275.00 $0.00 $110,275.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Street Lighting $95,700.00 $119,625.00 $0.00 $119,625.00 $0.00 $119,625.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Subtotal - East Point Douglas Road $1,329,641.50 $1,662,051.88 $0.00 $1,662,051.88 $0.00 $1,662,051.88 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 MnDOT & County Interchange Streets10 $4,228,820.75 $5,286,025.94 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $5,286,025.94 Subtotal - MnDOT & County Interchange $4,228,820.75 $5,286,025.94 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $5,286,025.94 Total Project $13,832,135.90 $17,290,169.88 ($474,120.63) $11,530,023.31 $3,148,181.22 $5,894,953.68 $2,139,796.61 $347,091.80 $1,604,847.46 ($75,562.22) $271,529.58 $122,188.31 $9,668,180.43 1. Includes 10% Contingency 6. Total Cost Minus Assessed Amounts 2. Includes 25% Indirect Costs 7. Applied to Construction Cost only 3. PRV repairs and ISD 833 Turn Lanes 8. Applied to Total Project Cost 4. 75% of School Abutting Amount 9. Includes City Legs of Interchange 5. Abutting Residential Plus Deduct 10. MnDOT & County Legs of Interchange Cost Summary - Assessment Policy Calculations Item Remaining To Be Funded6 Federal Funds7 TIF8 MnDOT/County City Funds Sanitary Utility Fund Water Utility Fund Stormwater Utility Fund Streetlight Enterprise Fund Street Maintenance Fund MSA Funds General Levy Available Funding $5,000,000.00 $1,807,150.00 $4,600,000.00 80th Street Improvements Streets9 $3,054,784.31 $3,054,784.31 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Sanitary Sewer $41,606.37 $41,606.37 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Water Main $76,910.11 $76,910.11 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Storm Sewer $176,835.32 $176,835.32 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Signals $519,584.57 $519,584.57 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Street Lighting $512,433.81 $512,433.81 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Subtotal - 80th Street $4,382,154.49 $4,382,154.49 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 East Point Douglas Road Improvements Streets $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Sanitary Sewer $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Water Main $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Storm Sewer $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Signals $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Street Lighting $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Subtotal - East Point Douglas Road $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 MnDOT & County Interchange Streets10 $5,286,025.94 $0.00 $0.00 $5,286,025.94 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Subtotal - MnDOT & County Interchange $5,286,025.94 $0.00 $0.00 $5,286,025.94 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Total Project $9,668,180.43 $4,382,154.49 $0.00 $5,286,025.94 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Co n t i n u e d B e l o w Co n t i n u e d A b o v e 80th Street Rehabilitation Project Funding Sources Allocation of Asessable Amount to Abutting Land Uses Policy Calculations City Funds Breakout80th Street Rehabilitation Project Appendix C: Cost Summary – Benefit Appraisal Appendix D: Preliminary Assessment Roll 80th Street Commerical Property Owner Name Address Amount 802721330011 A & E INVESTMENTS LLC 7071 EAST POINT DOUGLAS RD S $222,672.09 802721330058 KIN INC 7990 HARDWOOD AVE S $457,939.85 802721330054 R & G ENDEAVORS INC 7998 HARDWOOD AVE S $113,211.91 802721330059 VO-DANG FAMILY REV TRS 7980 HARDWOOD AVE S $112,822.15 802721330050 US BANK NATIONAL ASSN 7200 80TH ST S $278,124.31 802721340017 HOVLAND COTTAGE GROVE LLC 7375 HARDWOOD CT S $197,037.13 802721340020 OAK PARK COMMONS LLC 7420 80TH ST S $279,378.07 802721340005 AMERICAN ACCTS & ADVISORS INC 7460 80TH ST S $123,669.70 802721340004 J MERRITT HOLDINGS LLC 7500 80TH ST S $106,002.60 802721430005 HEMINGWAY RETAIL LLC 7584 80TH ST S $99,749.32 802721430182 QWEST 7606 80TH ST S $129,206.71 802721430184 VERTIN THOMAS M $46,984.26 802721430185 VERTIN THOMAS M 7676 80TH ST S $94,633.00 802721430186 DICKENSON COMMERCIAL LLC 7702 80TH ST S $83,456.00 1702721220021 BHAKTA KIRIT $22,259.16 1702721220003 BHAKTA KIRIT 7125 80TH ST S $149,159.69 1702721220011 LANNCO LLC 7155 80TH ST S $150,321.95 1702721220012 PLAISTED ALLEN M & KATHRYN L & MARK I & JANE R GER 7175 80TH ST S $55,437.54 1702721220013 VALVOLINE LLC 7201 80TH ST S $70,227.02 1702721220029 VALVOLINE LLC $2,842.40 1702721220030 GATEWAY CENTER LLC 7145 EAST POINT DOUGLAS RD S $118,648.38 1702721210043 CAMPION LTDP 7135 EAST POINT DOUGLAS RD S $210,008.87 1702721210055 S AND Z LLC 7180 EAST POINT DOUGLAS RD S $114,856.74 1702721210046 EBR GREENWOOD LLC 7190 EAST POINT DOUGLAS RD S $88,509.22 1702721210051 GROVE-RAINBOW LP 7240 EAST POINT DOUGLAS RD S $622,304.22 1702721210050 GROVE-RAINBOW LP $59,690.40 1702721210038 BOL INC 7449 80TH ST S $86,776.23 1702721210013 BLUE POINT PROPERTIES LLC 7501 80TH ST S $136,972.89 Total $4,232,901.81 School Property Owner Name Address Amount 802721440004 IND SCHOOL DIST #833 7830 80TH ST S $789,706.56 902721330003 IND SCHOOL DIST #833 8040 80TH ST S $815,140.90 Total $1,604,847.46 Residential Property Owner Name Address Amount 802721430006 80TH & HEMINGWAY LLC 7550 80TH ST S $122,188.31 Total $122,188.31 East Point Douglas Rd Commerical Property Owner Name Address Amount 1702721220018 REALTY INCOME PROPERTIES 3 LLC 7162 EAST POINT DOUGLAS RD S $148,297.63 1702721220031 TCF NATIONAL BANK MN 7155 EAST POINT DOUGLAS RD S $153,640.50 1702721210043 CAMPION LTDP 7135 EAST POINT DOUGLAS RD S $268,853.58 1702721210049 EXCHANGERIGHT NET LEASED PORTFOLIO 27 DST 7280 EAST POINT DOUGLAS RD S $862,763.70 1702721210053 EXCHANGERIGHT NET LEASED PORTFOLIO 27 DST $46,392.22 1702721210047 EXCHANGERIGHT NET LEASED PORTFOLIO 27 DST 7200 EAST POINT DOUGLAS RD S $20,842.88 1702721210052 EXCHANGERIGHT NET LEASED PORTFOLIO 27 DST $5,378.81 1702721210055 S AND Z LLC 7180 EAST POINT DOUGLAS RD S $155,882.53 Total $1,662,051.85 Figures 70th St. 80th St. Ja m a i c a A v e . 100th St. 90th St. Ke a t s A v e . Ki m b r o A v e . 65th St. Milit a r y R d . High w a y s 10 & 6 1 Hig h w a y s 10 & 6 1 H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 1 - L o c M a p . d w g 5/ 1 3 / 2 0 2 5 3 : 2 1 : 4 8 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 1: Location Map May 2025 R PROJECT LOCATION LEGEND FEETSCALE 0 2000 4000 S D S SS S D D S D S S SS D D D D D >>>> >>>>>>>>>>>>>>>>>>>>S l l l l l l l l l l l lllllllllllllllllllllllllllllllllllllll l l l l l l l l l l l l l l l l l l l l S S S SS S S llllll l llllll lllllllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llllllll M >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>> >>>>>> >> >> >> >> >> >> >> >> >> >>>> >> >> >> >> >> >> >> >>>> >> >> >> >>>>>>>> >> >> >> >> >> >>>>>>>>>> >>>>>>D D D D D >> >> >> >>>>>>>>>>>>>>>>>> >> D D D D >> > > > > > > > > > > > >>>>>>>>>>>>>> > > > > > > > > > > > > >>>>>>>>> > >>>>>>>>> >>>>>> > > > > > >>>> S S SS S S SSSSSSSSS S S Ha r d w o o d Av e n u e 7135 Walgreens 7201 Valvoline 7200 U.S. Bank 7998 Culver's 7180 7125 Wakota Inn & Suites 71357175 Dairy Queen 7155 7375 Goodwill CAR I B O U C O F F E E DOM I N O ' S P I Z Z A RED N A I L S FAN T A S T I C S A M S CUT & C O L O R NOODLES AND COMPANY AT&T CHIPOTLE MEXICAN GRILL 7980 Chase Bank 9" VCP 18" PVC 18 " P V C 12" CIP 72 " R C P 18 " D I P 27" RCP S M S S S D S S S S SS D D D D D D l l l l l l l l l S S llllllll llllllllllllllllllll l l l l ll llllllllllllllllll l l l l l l l l l l l M >> >> >>>> >> >>>>>>>> >>>>>> >>>>>>>>>> >> >> >> >> >>>>>>>>>>>>>> >> >> >> >> >> >> >> >>>>>>>>>> >> >> >> >> >> >>>>>>>> D D D D D D >> D >>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>> >>>>> > > > > > >>>> S S S S SS S S S SS S 80th Street He m i n g w a y A v e n u e He m i n g w a y Av e n u e Ha r d w o o d Av e n u e 7180 7190 7375 Goodwill 7420 7449 Farmers Insurance 7460 American Accounts & Advisors 7500 7550 Grove80 Apartments NOODLES AND COMPANY AT&T TURBO NAILS STARBUCKS COFFEE TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L SU B W A Y MA T H N A S I U M ST A T E F A R M CO M P C A R E U R G E N T CA R E IN T E G R I T Y D E N T A L CA R E AL L S M I L E S DE N T I S T R Y TH E N E W A R T O F CH I R O P R A C T I C 18 " P V C 12 " V C P 12" CIP H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 2 - E x i s t i n g C o n d i t i o n s . d w g 5/ 1 3 / 2 0 2 5 3 : 2 2 : 0 6 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 2A: Existing Conditions May 2025 FEETSCALE 0 50 100 R EXISTING PARCEL LINE SANITARY SEWER LEGEND WATERMAIN STORM SEWER >>>>> l l l l l l >>>>>>>>>> S S D EXISTING SIGNAL SYSTEM ABANDONED SANITARY SEWER ABANDONED WATERMAIN >>>>> l l l l l l S S ABANDONED STORM SEWER>>>>>>>>>>D SSS S DD XXXXXXXX W S S S S S S S S S S S S S D D D D W l l l l l l CO >> >> >> l l l l l llll l l l l l l >> >> >> >> >> >> >>>> > > > > D l l l l l l llll llllllll l llllll l l l l l l l l l l l l l l l l l l l l l l l ll l l l l l l l l lllllllll >> >>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >>>> >> >>>>>> >> >> D D D D DD D >>>>>>>>>>>>> >> > > > > > > >>>>>>>>>>>>>>>>>>>>>>> > > > > > >>>>>>>>>>> >>> >>>>>>>> >>>>> >>>>>>>> > > > > > > > > > > >>>>>>>>>>S S S S S S S S S S S S S SSSS He n s l o w e A v e n u e He m i n g w a y Av e n u e Hi n t o n A v e n u e Ho m e s t e a d Av e n u e Ho r n e l l A v e n u e 7676 Kok Funeral Home 7606 Century Link 7702 Caribou Coffee 7830 Crestview Elementary School 7584 30" RCP 12" CIP 12" CIP 12" PVC PRV SS S S S S SSS S S D D D D D S SS S S llllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l >> >> >> >>>>>>>> >>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>> >> >>>> >>>>>>>>>>>>>>>>>>>>>> >> >> D D D D D >> D >> >>>>>>>> >> >> >> >> >> >> >>>>>>>>>>> >>>> >>>> >>> >>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>> >>>>>>>> >>>>>>>> > > S S S S S S SSS S S S > > > > > > > > > > > > > >>SS SSS 80th Street Hy n e s A v e n u e 8040 Park High School 12" PVC 12" CIP12" PVC H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 2 - E x i s t i n g C o n d i t i o n s . d w g 5/ 1 3 / 2 0 2 5 3 : 2 2 : 1 3 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 2B: Existing Conditions May 2025 FEETSCALE 0 50 100 R EXISTING PARCEL LINE SANITARY SEWER LEGEND WATERMAIN STORM SEWER >>>>> l l l l l l >>>>>>>>>> S S D EXISTING SIGNAL SYSTEM ABANDONED SANITARY SEWER ABANDONED WATERMAIN >>>>> l l l l l l S S ABANDONED STORM SEWER>>>>>>>>>>D S S SSSS S S S SS S S S D D U H D S l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llllllll l l l l l l l l l l ll l l l l l l >> >> >> >>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> D D >> D >> > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> > >>>>>>>>> > > > > > > >>>>>>>>>>>>>>>>>>> > > > >>>>>>>>> > > > > > > > > > > SSSS S S S SSS S S S > > > > > > > S S Hy d e A v e n u e 27" RCP Id e a l A v e n u e 12" CIP S M S S S D S S S S S S S S D D D D D D D D D D >>>> l l l l l l lll l l l l l l l l l l S S S S D D D S D D D D G X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l M >> >> >> >> >> >>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>> >>>>>>>>>> >> >> >> >> >>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> D D D D D D D D D D D >> D >> >> D D>> >> D D DD > > >> > > > > > > > > > > > > >> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >>> >>>> > >>>> > > > > > > > > > > > > > > S S S S S S S S S S S S S S S S S East Point Douglas Ro a d 80th S t r e e t 713 5Walg r e e n s 718 0 715 5 Hun t i n g t o n B a n k 719 0 716 2 Spe e d w a y 720 0 Hy-V e e F a s t & Fr e s h 737 5Goo d w i l l NOO D L E S A N D C O M P A N Y AT& TCHIP O T L E M E X I C A N G R I L L TUR B O N A I L S STA R B U C K S C O F F E E TOM M O Y C A F E RE/ M A X SAL O N 8 0 - A V E D A H&R B L O C K 18" P V C 8" CIP H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 2 - E x i s t i n g C o n d i t i o n s . d w g 5/ 1 3 / 2 0 2 5 3 : 2 2 : 2 3 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 2C: Existing Conditions May 2025 FEETSCALE 0 50 100 R R EXISTING PARCEL LINE SANITARY SEWER LEGEND WATERMAIN STORM SEWER >>>>> l l l l l l >>>>>>>>>> S S D EXISTING SIGNAL SYSTEM ABANDONED SANITARY SEWER ABANDONED WATERMAIN >>>>> l l l l l l S S ABANDONED STORM SEWER>>>>>>>>>>D Hig h w a y 6 1 / 1 0 Eas t P o i n t D o u g l a s R o a d 80th Street He m i n g w a y A v e n u e He n s l o w e A v e n u e He m i n g w a y Av e n u e Ha r d w o o d Av e n u e 7135 Walgreens 7201 Valvoline 7200 U.S. Bank 7998 Culver's 7180 7125 Wakota Inn & Suites 71357175 Dairy Queen7155 7155 Huntington Bank 7240 7190 7162 Speedway 7200 Hy-Vee Fast & Fresh 7375 Goodwill 7420 7449 Farmers Insurance 7501 7460 American Accounts & Advisors 7500 7550 Grove80 Apartments 7130 MSI - Manufacturing Solutions 7606 Century Link SAN T O R I C H I R O P R A C T I C BELL A P I Z Z A NEXT S T E P CAR I B O U C O F F E E DOM I N O ' S P I Z Z A RED N A I L S FAN T A S T I C S A M S CUT & C O L O R LISU ' S T H A I T A S T E $5 T A N NOODLES AND COMPANY AT&T CHIPOTLE MEXICAN GRILL TURBO NAILS STARBUCKS COFFEE TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L SU B W A Y MA T H N A S I U M ST A T E F A R M CO M P C A R E U R G E N T CA R E IN T E G R I T Y D E N T A L CA R E AL L S M I L E S DE N T I S T R Y TH E N E W A R T O F CH I R O P R A C T I C Pla n e t F i t n e s s Pet S m a r t TJ M a x x & Hom e G o o d s 7980 Chase Bank 7584 S D S S S S SS S D D S D llllll l l l l l l l l l l l llllll llllllllllllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llll l l l l l l l l l l l l l l l l l l l l l l l l l l llll l l l l l l l l l l l l l l l l l l l l l l l lllllllllllllllllllll llllllllllllll l l l l l l l l l l l l l l l l l l l l l l l l ll l l l llllllll >>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>> S S S S S S S S S S SS S S S S S S S S S S SS S S S S S S S S S S S S S S S S S S S S S S S S S D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>> > > > > > > > > > > > > > > S S S S S l l l l l l l l l l l l l l l l lllllllllllllllllll l l l l l l l l l l l l l l l S S S S D D D S S S SS D D D D C-D C-D S S S llllll l l l l l l l l l l l llllll llllllllllllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llll l l l l l l l l l l l l l l l l l l l l l l l l l l llll l l l l l l l l l l l l l l l l l l l l l l l lllllllllllllllllllll llllllllllllll l l l l l l l l l l l l l l l l l l l l l l l l ll l l l llllllll M >> >> >> >> >> >> >> >> >> >>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>> >>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>> >> >>>>>> >> >>>>>>>>>>>>>> >>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >> >> >> >> >> >> >> >> >> >>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>>>>>> >> >> >>>>>> >> >> >> >> >> >> >>>>>>>>>> >> >> >> >> >>>>>>>> >>>>>>D D D D D D D D D D D D D D D D D D D D D DD D D D D D D D D D D D D D >> D >> >> >> DD>> >> >> >> >> >>>>>>>>>>>>>>>>>>D D D D D D D > > > > > > > > > > > > > > > > > > > > > > >> > > >> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >> > >>>>>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >> > > > > > > > > > > > > > > > > > > > > > >> >> > >>>>>>>>> > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>> > > > > > > > >>>> >>>>>>>> >>>>> > > > > > > > > > > >>>>>>>>>>>> > > > > > > > > > >>>> > > > > > > > > > >>>>>>>>> S S S S S S S S S S SS S S S S S S S S S S SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S SSSS S S S S S S S SS S S S >>>>>>>>>>>>>> >> >> >> >> >>>>>>>> >> >>>> >> >> >> >> >>>> >> >> >>>>>>>>>>>>>>> 80th StreetHi n t o n A v e n u e Ho m e s t e a d Av e n u e Ho r n e l l A v e n u e Hy n e s A v e n u e Hy d e A v e n u e Id e a l A v e n u e 7676 Kok Funeral Home 7702 Caribou Coffee 7830 Crestview Elementary School 8040 Park High School Cottage Grove Ice Arena S S SSS S DD XXXX l l l l l l l l l l l l l l l l l l l l l l l lllllllll l l l l l l l llll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llllllllllllll l l l l l ll l l l l l l lllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l lllllllll >> >>>>>>>>>>>>>>>>>> >> >> >> >> >>>>>>>> >>>>>>>>>> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >> >> >> >> >> >>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >>>> >>>> >> >> >> >>>>>>>>>>>>>>>>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >>> >>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > >>>>>>>> > > >>> > > > >>>>>>>>>>>>> > > > > > > > > > >>>>>>>>>>> >>> >>>>>>>> >>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>> >>>>>>>> > > > > > >>>>>>>> > > > > > > > > > > > > > > > > > > > > >>>>>>>>>> W SS S S S S S S S S S SS S S S S S S S S S S S S S S S S DDD D D D D D D D D D W l l l CO >> l l ll l l >> >> >> > > >> >> D >> >>>>>>>> >> l l l l l l l l l l l ll l l l l l l S > > > > > > > >> >> >> >> >> l l l l l > > > > > > >>SS >> D S S l l l l l l l l l l l l l l l l l l l l l l l lllllllll l l l l l l l llll l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l llllllllllllll l l l l l ll l l l l l l lllllllllll l l l l l l l l l l l l l l l l l l l l l l l l l l lllllllll l l l l l l l l l l l ll l l l l l l l l l l l >> >>>>>>>>>>>>>>>>>> >> >> >> >> >>>>>>>> >>>>>>>>>> >> >> >> >> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >>>> >>>>>>>>>>>>>> >>>>>>>>>>>>>> >> >> >> >> >> >>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >>>> >>>> >> >> >> >>>>>>>>>>>>>>>>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> DDD D D D D D D D D D >> >> D >> >>>>>>>> >> >> >> >> >> >> >> DD D >>> >>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>> >>>> > > > > > > > >>>>>>>> > > >>> > > > >>>>>>>>>>>>> > > > > > > > > > >>>>>>>>>>> >>> >>>>>>>> >>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>> >>>>>>>> > > > > > >>>>>>>> > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>SS S S S S S S S S S SS S SS S S S S S S S S S S S S S S > > > > > > > > > > > > > >>SS S S SSSS SS >>>> H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 3 - P r o p o s e d U t i l i t y I m p r o v e m e n t s . d w g 5/ 1 3 / 2 0 2 5 3 : 2 2 : 5 0 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 3: Proposed Utility Improvements May 2025 FEETSCALE 0 100 200 R PARCEL LINE SANITARY SEWER LEGEND WATERMAIN STORM SEWER >>>>> l l l l l l >>>>>>>>>> S S D EXISTING STORM SEWER>>>>>>>>D PROPOSED REPLACE PRV CIPP LINING>>>>>ABANDONED SANITARY SEWER ABANDONED WATERMAIN >>>>> l l l l l l S S ABANDONED STORM SEWER>>>>>>>>>>D Wa k o t a I n n NEXT S T E P 80 t h S t r e e t Highwa y 6 1 / 1 0 West Po i n t D o u g l a s R o a d 80 t h S t r e e t ( C S A H 3 9 ) H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 4 - P r o p o s e d S t r e e t s & L i g h t i n g . d w g 5/ 1 4 / 2 0 2 5 7 : 2 5 : 5 9 A M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 4A: Proposed Streets & Lighting May 2025 FEETSCALE 0 60 120 BITUMINOUS PAVEMENT REPLACEMENT EXISTING RIGHT-OF-WAY EXISTING PARCEL LINE EXISTING EASEMENT LEGEND SIGNAL SYSTEM LIGHTING REPLACEMENT CURB AND GUTTER FULL REPLACEMENT CURB AND GUTTER SPOT REPLACEMENT CONCRETE SIDEWALK FULL REPLACEMENT CONCRETE SIDEWALK SPOT REPLACEMENT CONCRETE DRIVEWAY / MEDIAN FULL REPLACEMENT CONCRETE DRIVEWAY / MEDIAN SPOT REPLACEMENT BITUMINOUS TRAIL REPLACEMENT LANDSCAPING REPLACEMENT SIGNAL SYSTEM MODIFICATIONS CONCRETE PAVEMENT REPLACEMENT NEW CONCRETE SIDEWALK R 7135 Walgreens 7201 Valvoline 7200 U.S. Bank 7998 Culver's 7180 7125 Wakota Inn & Suites 7135 7175 Dairy Queen 7155 7375 Goodwill CAR I B O U C O F F E E DOM I N O ' S P I Z Z A RED N A I L S FAN T A S T I C S A M S CUT & C O L O R NOODLES AND COMPANY AT&T CHIPOTLE MEXICAN GRILL 7980 Chase Bank Ha r d w o o d Av e n u e 80th Street He m i n g w a y A v e n u e He n s l o w e A v e n u e He m i n g w a y Av e n u e 7180 7190 7375 Goodwill 7420 7449 Farmers Insurance 7460 American Accounts & Advisors 7500 7550 Grove80 Apartments 7606 Century Link NOODLES AND COMPANY AT&T TURBO NAILS STARBUCKS COFFEE TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L MA T H N A S I U M ST A T E F A R M CO M P C A R E U R G E N T CA R E IN T E G R I T Y D E N T A L CA R E AL L S M I L E S DE N T I S T R Y TH E N E W A R T O F CH I R O P R A C T I C 7584 H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 4 - P r o p o s e d S t r e e t s & L i g h t i n g . d w g 5/ 1 3 / 2 0 2 5 4 : 0 8 : 3 6 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 4B: Proposed Streets & Lighting May 2025 FEETSCALE 0 50 100 R BITUMINOUS PAVEMENT REPLACEMENT EXISTING RIGHT-OF-WAY EXISTING PARCEL LINE EXISTING EASEMENT LEGEND SIGNAL SYSTEM LIGHTING REPLACEMENT CURB AND GUTTER FULL REPLACEMENT CURB AND GUTTER SPOT REPLACEMENT CONCRETE SIDEWALK FULL REPLACEMENT CONCRETE SIDEWALK SPOT REPLACEMENT CONCRETE DRIVEWAY / MEDIAN FULL REPLACEMENT CONCRETE DRIVEWAY / MEDIAN SPOT REPLACEMENT BITUMINOUS TRAIL REPLACEMENT LANDSCAPING REPLACEMENT SIGNAL SYSTEM MODIFICATIONS CONCRETE PAVEMENT REPLACEMENT NEW CONCRETE SIDEWALK 80th Street He n s l o w e A v e n u e Hi n t o n A v e n u e Ho m e s t e a d Av e n u e Ho r n e l l A v e n u e 7676 Kok Funeral Home 7606 Century Link 7702 Caribou Coffee Hy n e s A v e n u e Hy d e A v e n u e 8040 Park High School Id e a l A v e n u e H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 4 - P r o p o s e d S t r e e t s & L i g h t i n g . d w g 5/ 1 3 / 2 0 2 5 3 : 2 3 : 1 7 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 4C: Proposed Streets & Lighting May 2025 FEETSCALE 0 50 100 R BITUMINOUS PAVEMENT REPLACEMENT EXISTING RIGHT-OF-WAY EXISTING PARCEL LINE EXISTING EASEMENT LEGEND SIGNAL SYSTEM LIGHTING REPLACEMENT CURB AND GUTTER FULL REPLACEMENT CURB AND GUTTER SPOT REPLACEMENT CONCRETE SIDEWALK FULL REPLACEMENT CONCRETE SIDEWALK SPOT REPLACEMENT CONCRETE DRIVEWAY / MEDIAN FULL REPLACEMENT CONCRETE DRIVEWAY / MEDIAN SPOT REPLACEMENT BITUMINOUS TRAIL REPLACEMENT LANDSCAPING REPLACEMENT SIGNAL SYSTEM MODIFICATIONS CONCRETE PAVEMENT REPLACEMENT NEW CONCRETE SIDEWALK East P o i n t D o u g l a s R o a d 80th St r e e t 7135Walgree n s 7201Valvoli n e 7180 7125Wakota I n n & Suite s 7135 7175 DairyQueen 7155 7155Huntin g t o n B a n k 7240 7190 7162Speedw a y 7200Hy-Vee F a s t & Fresh 7375Goodw i l l 7130MSI - M a n u f a c t u r i n g Solutio n s SA N T O R I C H I R O P R A C T I C BEL L A P I Z Z A NEX T S T E P CA R I B O U C O F F E E DO M I N O ' S P I Z Z A RE D N A I L S FA N T A S T I C S A M S CU T & C O L O R LIS U ' S T H A I T A S T E $5 T A N NOODL E S A N D C O M P A N Y AT&T CHIPOT L E M E X I C A N G R I L L TURBO N A I L S STARBU C K S C O F F E E TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L ST A T E F A R M Pla n e t F i t n e s s Pe t S m a r t TJ M a x x & Ho m e G o o d s Ha r d w o o d Av e n u e H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 4 - P r o p o s e d S t r e e t s & L i g h t i n g . d w g 5/ 1 3 / 2 0 2 5 3 : 2 3 : 2 2 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 4D: Proposed Streets & Lighting May 2025 FEETSCALE 0 50 100 BITUMINOUS PAVEMENT REPLACEMENT EXISTING RIGHT-OF-WAY EXISTING PARCEL LINE EXISTING EASEMENT LEGEND SIGNAL SYSTEM LIGHTING REPLACEMENT CURB AND GUTTER FULL REPLACEMENT CURB AND GUTTER SPOT REPLACEMENT CONCRETE SIDEWALK FULL REPLACEMENT CONCRETE SIDEWALK SPOT REPLACEMENT CONCRETE DRIVEWAY / MEDIAN FULL REPLACEMENT CONCRETE DRIVEWAY / MEDIAN SPOT REPLACEMENT BITUMINOUS TRAIL REPLACEMENT LANDSCAPING REPLACEMENT SIGNAL SYSTEM MODIFICATIONS CONCRETE PAVEMENT REPLACEMENT NEW CONCRETE SIDEWALK R Hig h w a y 6 1 / 1 0 Eas t P o i n t D o u g l a s R o a d 80th Street He m i n g w a y A v e n u e He n s l o w e A v e n u e He m i n g w a y Av e n u e Ha r d w o o d Av e n u e 7135 Walgreens 7201 Valvoline 7200 U.S. Bank 7998 Culver's 7180 7125 Wakota Inn & Suites 71357175 Dairy Queen7155 7155 Huntington Bank 7240 7190 7162 Speedway 7200 Hy-Vee Fast & Fresh 7375 Goodwill 7420 7449 Farmers Insurance 7501 7460 American Accounts & Advisors 7500 7550 Grove80 Apartments 7130 MSI - Manufacturing Solutions 7606 Century Link SAN T O R I C H I R O P R A C T I C BELL A P I Z Z A NEXT S T E P CAR I B O U C O F F E E DOM I N O ' S P I Z Z A RED N A I L S FAN T A S T I C S A M S CUT & C O L O R LISU ' S T H A I T A S T E $5 T A N NOODLES AND COMPANY AT&T CHIPOTLE MEXICAN GRILL TURBO NAILS STARBUCKS COFFEE TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L SU B W A Y MA T H N A S I U M ST A T E F A R M CO M P C A R E U R G E N T CA R E IN T E G R I T Y D E N T A L CA R E AL L S M I L E S DE N T I S T R Y TH E N E W A R T O F CH I R O P R A C T I C Plan e t F i t n e s s Pet S m a r t TJ M a x x & Hom e G o o d s 7980 Chase Bank 7584 80th Street Hi n t o n A v e n u e Ho m e s t e a d Av e n u e Ho r n e l l A v e n u e Hy n e s A v e n u e Hy d e A v e n u e Id e a l A v e n u e 7676 Kok Funeral Home 7702 Caribou Coffee 7830 Crestview Elementary School 8040 Park High School Cottage Grove Ice Arena H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 5 - S t r e e t I m p r o v e m e n t H i s t o r y . d w g 5/ 1 3 / 2 0 2 5 3 : 2 3 : 4 2 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 5: Street Improvement History May 2025 FEETSCALE 0 100 200 R LEGEND 1982 ORIGINAL CONSTRUCTION 7.25" BIT, 12" SAND 1998 1.5" MILL & OVERLAY 1998 RECONSTRUCTION 6" BIT, 12" CLASS V 80TH STREET EAST POINT DOUGLAS ROAD 2017 RIGHT TURN LANE 6" BITUMINOUS, 8" CLASS V, 16" SAND 1975 ORIGINAL CONSTRUCTION 7" BIT, 36" SAND 2002 1.5" MILL & OVERLAY 1975 ORIGINAL CONSTRUCTION 7" BIT, 36" SAND 2017 1.5" MILL & OVERLAY 1975 ORIGINAL CONSTRUCTION 7" BIT, 36" SAND 2005 CONCRETE SIDEWALK 2016 TURN LANE EXTENSION 6" BITUMINOUS, 10" CLASS V Ha r d w o o d Av e n u e 7135 Walgreens 7201 Valvoline 7200 U.S. Bank 7998 Culver's 7180 7125 Wakota Inn & Suites 71357175 Dairy Queen 7155 7375 Goodwill CAR I B O U C O F F E E DOM I N O ' S P I Z Z A RED N A I L S FAN T A S T I C S A M S CUT & C O L O R NOODLES AND COMPANY AT&T CHIPOTLE MEXICAN GRILL 7980 Chase Bank 80th Street He m i n g w a y A v e n u e He n s l o w e A v e n u e He m i n g w a y Av e n u e 7180 7190 7375 Goodwill 7420 7449 Farmers Insurance 7460 American Accounts & Advisors 7500 7550 Grove80 Apartments 7606 Century Link NOODLES AND COMPANY AT&T TURBO NAILS STARBUCKS COFFEE TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L SU B W A Y MA T H N A S I U M ST A T E F A R M CO M P C A R E U R G E N T CA R E IN T E G R I T Y D E N T A L CA R E AL L S M I L E S DE N T I S T R Y TH E N E W A R T O F CH I R O P R A C T I C 7584 H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 6 - P r o p o s e d L a n d s c a p i n g a n d H a r d s c a p i n g . d w g 5/ 1 3 / 2 0 2 5 3 : 2 3 : 5 6 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 6A: Proposed Landscaping and Hardscaping May 2025 FEETSCALE 0 100 200 HORZ. R LEGEND ENHANCED HARDSCAPING REMOVED LANDSCAPING REPLACED LANDSCAPING 80th Street He n s l o w e A v e n u e Hi n t o n A v e n u e Ho m e s t e a d Av e n u e Ho r n e l l A v e n u e 7676 Kok Funeral Home 7606 Century Link 7702 Caribou Coffee Hy n e s A v e n u e Hy d e A v e n u e 8040 Park High School Id e a l A v e n u e H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 6 - P r o p o s e d L a n d s c a p i n g a n d H a r d s c a p i n g . d w g 5/ 1 3 / 2 0 2 5 3 : 2 4 : 0 1 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 6B: Proposed Landscaping and Hardscaping May 2025 FEETSCALE 0 100 200 HORZ. R LEGEND ENHANCED HARDSCAPING REMOVED LANDSCAPING REPLACED LANDSCAPING East P o i n t D o u g l a s R o a d 80th St r e e t 7135Walgree n s 7201Valvoli n e 7180 7125Wakota I n n & Suite s 7135 7175 DairyQueen7155 7155Huntin g t o n B a n k 7240 7190 7162Speedw a y 7200Hy-Vee F a s t & Fresh 7375Goodw i l l 7130MSI - M a n u f a c t u r i n g Solutio n s SA N T O R I C H I R O P R A C T I C BEL L A P I Z Z A NEX T S T E P CA R I B O U C O F F E E DO M I N O ' S P I Z Z A RE D N A I L S FA N T A S T I C S A M S CU T & C O L O R LIS U ' S T H A I T A S T E $5 T A N NOODL E S A N D C O M P A N Y AT&T CHIPOT L E M E X I C A N G R I L L TURBO N A I L S STARBU C K S C O F F E E TO M M O Y C A F E RE / M A X SA L O N 8 0 - A V E D A H& R B L O C K GR E A T C L I P S WO O D G R O V E D E N T A L ST A T E F A R M Pla n e t F i t n e s s Pe t S m a r t TJ M a x x & Ho m e G o o d s Ha r d w o o d Av e n u e H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 6 - P r o p o s e d L a n d s c a p i n g a n d H a r d s c a p i n g . d w g 5/ 1 3 / 2 0 2 5 3 : 2 4 : 0 5 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 6C: Proposed Landscaping and Hardscaping May 2025 FEETSCALE 0 100 200 HORZ. R LEGEND ENHANCED HARDSCAPING REMOVED LANDSCAPING REPLACED LANDSCAPING 7240 PID: 1702721210051 7420 PID: 0802721340020 7449 PID: 17027212100387180 PID: 1702721210055 7190 PID: 1702721210046 7375 PID: 0802721340017 7135 PID: 1702721210043 7145 PID: 1702721220030 7155 PID: 1702721220031 7162 PID: 1702721220018 7280 PID: 1702721210049 7200 PID: 1702721210047 7501 PID: 1702721210013 7500 PID: 0802721340004 7460 PID: 0802721340005 7550 PID: 0802721430006 7584 PID: 0802721430005 7606 PID: 0802721430182 7676 PID: 0802721430185 7702 PID: 0802721430186 7200 PID: 0802721330050 7990 PID: 0802721330058 7998 PID: 0802721330054 7071 PID: 0802721330011 7125 PID: 1702721220003 7155 PID: 1702721220011 7201 PID: 1702721220013 7175 PID: 1702721220012 7830 PID: 0802721440004 8040 PID: 0902721330003 7980 PID: 0802721330059 PID: 1702721210052 PID: 1702721210050 PID: 1702721220029 PID: 1702721220021 PID: 1702721210053 PID: 0802721430184 Eas t P o i n t D o u g l a s R o a d Hwy 6 1 Har d w o o d A v e n u e Hardwood Co u r t Hemingway Avenue He m i n g w a y A v e n u e Hi n t o n A v e n u e Id e a l A v e n u e Id e a l A v e n u e Hy d e A v e n u e Hornell Avenue 80th Street Eas t P o i n t D o u g l a s R o a d 80th Street 80th Street R LEGEND MULTI FAMILY RESIDENTIAL SCHOOL LAND USE COMMERCIAL LAND USE STREET IMPROVEMENTS FEETSCALE 0 200 400 HORZ. H: \ C O T T \ 0 N 1 1 3 1 4 8 1 \ C A D \ C 3 D \ F I G R - 1 3 1 4 8 1 - 7 - A s s e s s a b l e P a r c e l s . d w g 5/ 1 3 / 2 0 2 5 3 : 2 4 : 1 6 P M R 80th Street Rehabilitation City of Cottage Grove, MN Figure 7: Assessable Parcels May 2025 1 City Council Action Request 7.H. Meeting Date 8/20/2025 Department Engineering Agenda Category Action Item Title Lamar Ave Ravine Easements Staff Recommendation Approve the two Permanent and three Temporary Easements along Lamar Avenue. Budget Implication N/A Attachments 1. 2025-8-13 CC Memo - Easements_ES Edits 2. 7404 Lamar - Bank signed 3. 7430 Lamar - Bank signed 4. Gerlach Easement 007_v2 5. Gerlach Easement 010 6. Temporary Construction Easement - Perrone 6-5-2025 To: From: Date: Subject: Background/Discussion Existing easement in wrong location Existing storm pipe location requiring an easement Honorable Mayor, City Council, and Jennifer Levitt The correct easement documents now have the required signatures. The easement vacation that was approved in 2023 will be recorded vacating the incorrect easement location and the new easement will be recorded providing the D&U easement over the existing pipe. Honorable Mayor, City Council, and Jennifer Levitt Recommendation Attachments: • Permanent Drainage and Utility Easement – PID 12.027.21.23.0010 • Permanent Drainage and Utility Easement – 7473 Lamar Avenue • Temporary Easement for Construction Purposes – 7404 Lamar Avenue • Temporary Easement for Construction Purposes – 7430 Lamar Avenue • Temporary Easement for Construction Purposes – 7462 Lamar Avenue C-1 EXHIBIT C DEPICTION OF PERMANENT EASEMENT AREA 1 (“Easement”) is made, granted and conveyed this ______ day of __________________, 2025, by and between Gerlach Service, Inc. (“Landowner”), and the City of Cottage Grove, a Minnesota municipal corporation (“City”). Landowner owns real property in Washington County, Minnesota, legally described on Exhibit A (the “Landowner’s Property”), attached hereto and incorporated herein by reference. The Landowner for and in consideration of One Dollar and other good and valuable consideration, the receipt whereof is hereby acknowledged, do hereby grant and convey to the City, its successors and assigns, forever the following: A permanent easement for utility and drainage purposes and all such purposes ancillary, incident or related thereto (“Permanent Easement”) under, over, across, through and upon that real property legally described on Exhibit A, legally described on Exhibit B and depicted on Exhibit C (“Permanent Easement Area”), attached hereto and incorporated herein by reference. The Permanent Easement rights granted herein are forever and shall include, but not be limited to, the construction, maintenance, repair and replacement of any sanitary sewer, storm sewer, water mains, storm water facilities, above ground and below ground drainage facilities, any utilities, underground pipes, conduits, culverts, other utilities and mains, and all facilities and improvements ancillary, incident or related thereto, under, over, across, through and upon the Permanent Easement Area. The Permanent Easement rights further include, but are not limited to, the right of ingress and egress over the Permanent Easement Area to access the Permanent Easement for the purposes of construction, maintenance, repair and replacement of any sanitary sewer, storm sewer, water mains, storm water facilities, above ground and below ground drainage facilities any utilities, underground pipes, conduits, culverts, other utilities, mains and all facilities and improvements ancillary, incident or related thereto. 2 The rights of the City also include the right of the City, its contractors, agents and servants: (a) To enter upon the Permanent Easement Area at all reasonable times for the purposes of construction, reconstruction, inspection, repair, replacement, grading, sloping, and restoration relating to the purposes of the Permanent Easement; and (b) To maintain the Permanent Easement Area, any City improvements and any underground pipes, conduits, or mains, together with the right to excavate and refill ditches or trenches for the location of such pipes, conduits or mains; and (c) To remove from the Permanent Easement Area trees, brush, herbage, aggregate, undergrowth and other obstructions interfering with the location, construction and maintenance of the utility pipes, conduits, mains and above ground and below ground drainage facilities and to deposit earthen material in and upon the Permanent Easement Area; and (d) To remove or otherwise dispose of all earth or other material excavated from the Permanent Easement Area as the City may deem appropriate. The City shall not be responsible for any costs, expenses, damages, demands, obligations, penalties, attorneys’ fees and losses resulting from any claims, actions, suits, or proceedings based upon a release or threat of release of any hazardous substances, petroleum, pollutants, and contaminants which may have existed on, or which relate to, the Permanent Easement Area or the Landowner’s Property prior to the date hereof. Nothing contained herein shall be deemed a waiver by the City of any governmental immunity defenses, statutory or otherwise. Further, any and all claims brought by the Landowner or their successors or assigns, shall be subject to any governmental immunity defenses of the City and the maximum liability limits provided by Minnesota Statutes, Chapter 466. The Landowner, for themselves and their successors and assigns, does hereby warrant to and covenant with the City, its successors and assigns, that they are well seized in fee of the Landowner’s Property described above, the Permanent Easement Area legally described on Exhibit A, legally described on Exhibit B and depicted on Exhibit C, and have good right to grant and convey the Permanent Easement herein to the City. This agreement is binding upon the heirs, successors, executors, administrators and assigns of the parties hereto. This agreement may be executed in any number of counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument. 3 IN TESTIMONY WHEREOF, the parties have caused this Easement to be executed as of the day and year first above written. CITY: CITY OF COTTAGE GROVE 4 LANDOWNER: _______________________________ By: Its: ____________________________ STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me on ___ day of , 202__, by _____________________, the _________________________ of Gerlach Service, Inc., a Minnesota corporation, on behalf of said corporation. Notary Public Korine L. Land (#262432) LeVander, Gillen & Miller, P.A. 1305 Corporate Center Drive, Suite 300 Eagan, MN 55121 651-451-1831 A-1 EXHIBIT A LEGAL DESCRIPTION OF LANDOWNER’S PROPERTY B-1 EXHIBIT B LEGAL DESCRIPTION OF PERMANENT EASEMENT AREA C-1 EXHIBIT C THIS TEMPORARY EASEMENT FOR CONSTRUCTION PURPOSES (“Easement”) is made, granted and conveyed this _____ day of _____________, 2025, by and between Roberta Perrone and Jeremy Perrone, wife and husband (“Landowners”), and the City of Cottage Grove, a Minnesota municipal corporation (“City”). WHEREAS, Landowners own real property in Washington County, Minnesota, legally described as follows: All that part of Lot Two (2) in Block Lettered “A” of Cottage Grove, described as follows: Commencing at the Southeast corner of said Block; thence running North Nine (9) degrees East on the East line of said Block, Forty-eight (48) feet to the point of beginning of the description to be conveyed hereunder; thence running North Nine (9) degrees East on the East line of said Block Seventy-four and one-tenth (74.1) feet; thence North Eighty-one (81) degrees west and at right angles to said East line to the West line of said Block at a point which is One Hundred Sixty-six and one-tenth (166.1) feet North of the Southwest corner of said Block “A”; thence South on said West line Seventy-two and one-tenth (72.1) feet; thence South Eight-one (81) degrees East Two Hundred Seventy-seven (277) feet to the point of beginning, Washington County, Minnesota. Abstract Property PID: 1202721230005 (the “Landowners’ Property”); and WHEREAS, the City is working on a project that will require a temporary construction easement from Landowners. 2 , the Landowners in consideration of the sum of One Dollar and other good and valuable consideration to them in hand paid by the City, the receipt and sufficiency of which is hereby acknowledged, do hereby grant and convey unto the City, its successors and assigns, the following: EXEMPT FROM STATE DEED TAX 3 successors or assigns, shall be subject to any governmental immunity defenses of the City and the maximum liability limits provided by Minnesota Statutes, Chapter 466. 4 IN TESTIMONY WHEREOF, the Landowner and the City have caused this Easement to be executed as of the day and year first above written. LANDOWNERS: ROBERTA PERRONE AND JEREMY PERRONE 5 CITY: By: Myron Bailey Its Mayor By: Tamara Anderson Its City Clerk STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON ) On this day of , 2025, before me a Notary Public within and for said County, personally appeared Myron Bailey and Tamara Anderson to me personally known, who being each by me duly sworn, each did say that they are respectively the Mayor and City Clerk of the City of Cottage Grove, the municipality named in the foregoing instrument, and that the said instrument was signed in behalf of said municipality by authority of its City Council and said Mayor and City Clerk acknowledged said instrument to be the free act and deed of said municipality. Notary Public Kori Land, #0262432 LeVander, Gillen, & Miller, P.A. 1305 Corporate Center Dr., Suite 300 Eagan, MN 55121 (651) 451-1831 A-1 EXHIBIT A A temporary construction easement over, under, and across that part of the Landowner’s Property to- wit: Beginning at the northwest corner of the above described property; thence southeasterly alone the Northerly line of said property a distance of 25.00 feet; thence southerly along a line parallel with the westerly line of said property, a distance of 30.00 feet; thence northwesterly along a line parallel with said northerly line, a distance of 25.00 feet to the West line of the above described property; thence northerly along said westerly line a distance of 30.00 feet to the point of beginning. Said temporary easement to expire December 31, 2025. B-1 EXHIBIT B 1 City Council Action Request 7.I. Meeting Date 8/20/2025 Department Engineering Agenda Category Action Item Title Almar Village Parking - Encroachment Agreement Staff Recommendation Approve the Encroachment Agreement for Almar Village Parking and appropriate officials are hereby authorized to sign the Encroachment Agreement to effectuate this action. Budget Implication N/A Attachments 1. Almar Village Parking Memo 2. Encroachment Agmt - Almar Village Parking Lot Extension To: Honorable Mayor and City Council Jennifer Levitt, City Administrator From: Crystal Raleigh, Assistant City Engineer Date: August 20, 2025 Re: Almar Village Parking – Encroachment Agreement Background On August 6th, 2025, the City Council approved variances to allow the construction of additional parking in Almar Village to accommodate the addition of a restaurant within the strip mall. The approval was subject to the condition that the owner enter into an encroachment agreement with the City as the proposed parking will fall within an existing 10’ drainage and utility easement as seen below. Honorable Mayor, City Council, and Jennifer Levitt Discussion To address the parking stall encroachment, an Encroachment Agreement has been drafted and signed by the property owner and will be recorded to the property. Without this agreement allowing for the encroachment, it would be flagged by a title company during any future sale of the property. It is recommended that the City Council approve the Encroachment Agreement for Almar Village Parking and appropriate officials are hereby authorized to sign the Encroachment Agreement to effectuate this action. 1 City Council Action Request 7.J. Meeting Date 8/20/2025 Department Engineering Agenda Category Action Item Title 2025 Sewer Lining Change Order #1 Staff Recommendation Approve Change Order No. 1 to adjust the project substantial and final completion dates to October 17, 2025 and November 7, 2025, respectively. Budget Implication N/A Attachments 1. 2025 Sewer Lining Project_CO1_08202025 2. Change Order No 1 - signed To: Honorable Mayor and City Council Jennifer Levitt, City Administrator From: Paul Sponholz, P.E., City Engineer Date: August 12, 2025 Re: 2025 Sewer Lining Project - Change Order #1 Background On December 4, 2024, the City Council approved the 2025-2029 Capital Improvement Plan. The plan includes the annual lining of sewer mains and in 2024 and 2025, additional funding was set aside for lining a trunk sanitary sewer main that flows under Hwy 10/61. On June 18, 2025, the project was awarded to Hydro-Klean, LLC in the amount of $779,748.90. Discussion Per the contract documents, the substantial completion of the project is October 3, 2025, and final completion is October 24, 2025. Dates were set based on a typical timeline of similar type projects. However, due to supplier backlog, the delivery of the lining material is delayed. Based on the inability to get the liner in a reasonable amount of time, this Change Order changes the substantial completion date of the project to October 17, 2025 and the final completion date to November 7, 2025. Any additional payments or modifications of bid item unit prices for remobilization and/or rework required due to weather delays or close down over winter will not be granted. This Change Order will not result in any change to the contract value. Recommendation It is recommended that the City Council approve Change Order #1 for adjustments to the project substantial and final completion dates to October 17, 2025 and November 7, 2025, respectively. 1 City Council Action Request 7.K. Meeting Date 8/20/2025 Department Public Works Agenda Category Action Item Title Salt Spreader Controls Purchase Staff Recommendation Authorize staff to place the order for the Salt Spreader Controls for a total of $208,008 from Towmaster Truck Equipment. Budget Implication $104,004 - South Washington Watershed District Grant, $104,004 - 2025 Salt Savings Budget Attachments 1. Salt Spread Controls Memo 2. 97530 Cottage Grove all 12 To: Honorable Mayor and City Council From: Ryan Burfeind, PE, Public Works Director Adam Moshier, Fleet and Facilities Manager Date: August 12, 2025 Re: Salt Spreader Controls Purchase Background Discussion Budget Year Salt (Tons) w/o Reduction Programs Salt (Tons) with Reduction Programs Salt Reductio n (Tons) Salt Price/To n Savings Treated Salt Costs Net Salt Budget Savings 2025 $150,000 2026 3000 2300 700 $101.00 $70,700 $(28,500) $42,200 2027 3000 2200 800 $104.00 $83,200 $(42,900) $40,300 Staff is recommending to upgrade all twelve trucks in 2025, using the current year budget savings. The total cost to implement this upgrade is estimated at $208,008. This would result in a City cost of $104,004 and a South Washington Watershed District Grant of $104,004, and still leave $46,000 in savings in the 2025 salt budget. Recommendation TRKQT3MOD022324 Ship To: Cust: Phone:Bill To: Phone: ATTN: Reference No. Accepted by Date PO#Salesman Created Last Revised Appx CompTerms Serial No. Price: Total Discounts: Net Cost: Freight Total: COTTAGE GROVE, CITY OF 8635 W POINT DOUGLAS RD S COTTAGE GROVE COTTAGE GROVE, CITY OF 8635 W POINT DOUGLAS RD S COTTAGE GROVE JOSH PAULSON QT 97530 NET 30 DAYS 7/31/25 7/31/25 3796 $208,008.00 Order Comments: STATE OF MINNESOTA CONTRACT #267372 Qty Part No. Description Price Ea. Net Amt. 12 CUSTOM - Custom Equipment Pkg consisting of: $13,224.00 $158,688.00 FORCE AMERICA 6100-4-GEN5 ULTRA- CFG CONTROLLER (THIS INCLUDES 4 STICK CONTROL, FLOOR MOUNT, GRANULAR FEEDBACK HARNESS, WIRED ARC SENSORS, (1) CAMERA HARNESS. **This is not contract pricing due to quantity discount. 12 SERVICE JOB - T - Misc parts and labor for: $3,650.00 $43,800.00 TO REMOVE OLD CIRRUS SYSTEM AND INSTALL NEW FORCE AMERICA 6100 SYSTEM INTO USED TRUCK WIRING MOUNTING, AND DISPOSAL OF OLD UNITS, ANY MISC PARTS AND LABOR COMPLETE 12 9906135 - Control Add-on Force Push-Button Shifter Mounting Brkt & $460.00 $5,520.00 Relocate on ULTRA Arm $208,008.00 $208,008.00 MN 55016 USA MN 55016 0/00/00 ** QUOTATION ** General Terms and Conditions for the Sale of Goods by Subsidiaries of ASH North America, Inc 1.1. These General Terms and Conditions for the Sale of Goods (these "Terms") govern the sale and delivery of all goods and products(the "Products"), and all transactions incidental thereto, by such subsidiary of ASH North America, Inc. identified on the respective Confirmed Order (as defined below) as the seller or supplier ("Seller") to any of its customers (each a "Customer"). The liability of each such subsidiary under these Terms or any Confirmed Order shall be several and not joint. Customer acknowledges and agrees that nothing in these Terms or any Confirmed Order shall be construed as implying joint liability in any case of ASH North America, Inc. or any of its subsidiaries. Each Seller shall be solely responsible for its own acts or omissions under the respective agreement with Customer. 1.2. No other terms or conditions shall be of any force or effect unless otherwise specifically agreed upon by Seller in a writing duly executed by an authorized officer of Seller. These Terms supersede any and all prior oral quotations, communications, agreements, or understandings of the parties in respect to the sale and delivery of the Products. The Seller may issue additional Terms and Conditions of Sale for certain products. These shall apply in addition to to the present Terms. Any additional or different terms or conditions contained in Customer's Order (as defined below), response to Seller´s confirmation, or any other form or document supplied by Customer are hereby expressly rejected and are rendered null, void, and of no effect. These Terms may not be modified, amended, waived, superseded, or rescinded, except by written agreement signed by an authorized officer of Seller.Delivery of the Products by Seller does not constitute acceptance of any of Customer´s terms and conditions and do not serve to modify or amend these Terms. 1.3. The issuance of an Order (as defined below) by Customer to Seller or any communication or conduct of Customer which confirms an agreement for the delivery of Products by Seller, as well as acceptance in whole or in part by Customer of any delivery of Products by Seller, shall be construed as Customer´s acceptance of theseTerms. Status 2024 1. SCOPE AND VALIDITY 2. OFFERS, ORDERS AND CONFIRMATION 2.1. Unless otherwise specified by Seller in writing, all offers made by Seller are not binding and may be revoked by Seller at any time without any liability to Customer. 2.2. Customer shall issue to Seller orders for the purchase of Products, in written form via the order process determined by Seller from time to time (each, an "Order"). By issuing an Order to Seller, Customermakes an offer to purchase the Products pursuant to these Terms and the terms set forth on such Order. Provided that the Order contains the same terms as in Seller´s corresponding offer, the Order shall be binding on Customer for six (6) weeks after Seller´s receipt of such Order. 2.3. Seller may refuse an Order for any or no reason. No Order is binding upon Seller until Seller´s acceptance of the Order in writing, the issuance of any governmental permit, license, or authority to Seller, as may be required under applicable laws, rules and regulations, and the receipt by Seller of a resale license to be provided by Customer (a "Confirmed Order"). 2.4. Specifications and other information on drawings, data sheets, pictures, plans, brochures, catalogs, or Seller´s website shall not be binding on Seller unless such specifications and information have been agreed to in writing by Seller in a Confirmed Order. Notwithstanding a Confirmed Order, Seller shall have no obligation to deliver Products to Customer or otherwise fulfill any of its obligations set forth in a Confirmed Order if Customer is in breach of any of its obligations hereunder or any Confirmed Order. 2.5. Customer may submit to Seller written requests to change the terms of a Confirmed Order (each such request, a "Change Order Request"). Seller may, at its sole discretion, consider such Change Order Request, provided that Seller will have no obligation to perform any Change Order Request unless and until Seller has agreed in writing to adopt such Change Order Request. If Seller elects to consider such a Change Order Request, then Seller shall promptly notify Customer of any adjustment to the applicable purchase price for the Products. 2.6. In the event Customer cancels any Confirmed Order for any reason, Customer shall reimburse to Seller all of Seller´s costs and expenses associated with or incurred due to such cancellation, including but not limited to the cost of raw materials, labor, and storage if cancellation occurs before Seller´s commencement of production. In the event Customer cancels any Confirmed Order for any reason and Seller has started the production of the Product on the respective Confirmed Order, Customer shall pay to Seller the full purchase price. 2.7. Each Confirmed Order shall be considered a separate agreement between the parties, and any failure to deliver the Products under any Confirmed Order shall have no consequences for other deliveries of Products. 3. PRICES 3.1. Unless otherwise agreed to by the parties in the applicable Confirmed Order, the prices of the Products shall be FCA (agreed delivery location on the applicable Confirmed Order), Incoterms 2022. 3.2. Unless otherwise agreed by the parties in a Confirmed Order, the price of the Products shall not include transportation, insurance, packaging, and Tooling (as defined below) and other materials used for the manufacturing and delivery, sales or Heavy Vehicle Use Tax (HVUT), other use tax or any other similar applicable federal, state or foreign taxes, duties, levies, or charges in any jurisdiction in connection with the sale or delivery of the Products ("Taxes"), Such Taxes shall be payable by Customer, and if Seller is responsible for the collection thereof, such Taxes shall either be added to the price invoiced or be separately invoiced by Seller to Customer. Any special requests concerning shipping, transportation, and insurance shall be communicated to Seller in a timely manner and subject to Seller´s prior written approval. Customer shall bear all costs resulting from such requests.In case of lead delivery times of more than two (2) months, Customer hereby acknowledges and agrees that Seller, may, at its sole discretion, increase or decrease the agreed prices on any Confirmed Order in the event of material price changes in wages, materials, energy or raw material after the date of the Confirmed Order. 4. PAYMENT TERMS 4.1. Except as set forth in Section 4.2 or unless otherwise agreed in writing by Seller, the purchase price for the Products and all other amounts due under a Confirmed Order shall be due and payable in US dollars within thirty (30) days following the date of Seller´s invoice for such Products without any discount, deduction or offset whatsoever. In no event shall any loss, damage, injury or destruction, Force Majeure (as defined below), or any other event beyond Customer´s control release Customer from its obligation to make the payments required herein. Payment of all amounts due hereunder shall be made by bank transfer or in any other manner set forth on Seller´s invoice. Customer shall be solely responsible for any bank fees, or other fees, incurred due to the wire transfer or any other selected payment method. If Seller agrees to payment by credit card, Seller shall charge an appropriate transaction fee, which the Customer shall also pay. 4.2. In the event Seller becomes aware of circumstances or has reason to believe that there are circumstances that may have an adverse effect on Customer´s financial condition, Seller may require the Customer to pay the total amount of the purchase price or fees, or a portion thereof prior to the delivery of the Products. Seller may, without any liability to Customer, refuse the delivery of any Product in the event the Customer fails to make the payment as required under this Section 4.2. 4.3. Time is of the essence for the payment of all amounts due to Seller under any Confirmed Order. If Customer fails to make payments of any amount when due, Customer shall pay interest to Seller at the rate of one percent (1%) per month or such lesser amount as may be permitted by applicable law starting from the due date until payment to Seller of such amount in full. In addition to the interest, Seller may, at its sole discretion, charge the Customer a flat fee of $40 for each reminder notice issued to Customer due to late payments. If Customer fails to comply with these Terms or a Confirmed Order, or if Customer becomes insolvent, all balances then due and owing to Seller shall become due immediately, notwithstanding any payment terms agreed by the parties. All costs and expenses incurred by Seller with respect to the collection of overdue payments (including, without limitation, reasonable attorney´s fees, expert fees, and other expenses of litigation) shall be borne by Customer. Every payment by Customer shall first be 5.1. If Seller extends credit to Customer for the purchase price for any Products (including but not limited to pursuant to Section 4.1.), or any other amounts due to Seller, Customer hereby grants to Seller as security for the timely payment and performance of all Customer´s payment obligations to Seller, a first priority security interest (the "Security Interest") in all Products heretofore or in the future delivered to Customer and in the proceeds thereof for as long as such Products shall not have been sold by Customer in the ordinary course of business (the "Collateral"). Seller shall be entitled to file any and all financing, continuation, or similar statements under the Uniform Commercial Code in any jurisdiction and take any and all other action necessary or desirable, in Seller´s sole and absolute discretion, to perfect its Security Interest in the Collateral and to establish, continue, preserve, and protect Seller´s Security Interest in the Collateral. Customer agrees to take any and all actions and provide Customer with all information necessary to enable Seller to perfect and enforce its Security Interest in all jurisdictions and vis-à-vis any of Customer´s creditors, and hereby irrevocably grants to Seller a power of attorney to execute all necessarystatements or documents in Customer´s name for the perfection and enforcement of such Security Interest. The Security Interest shall remain in force until payment in full of the entire purchase price for such Products, and any other amounts due to Seller by Customer. Seller may, without notice, change or withdraw extensions of credit at any time. applied to pay for Seller´s cost of collection, then interest owed by Customer, and then to the oldest outstanding claim. 4.4. Notwithstanding anything in the foregoing Section 4.3 or Section 5, if the parties agreed on installment payments in a Confirmed Order and Customer fails to make any installment payment when due, the remaining balance including accrued interest, and any expenses incurred by Seller shall be due and payable to Seller promptly upon Customer´s receipt of written notice of delinquency from Seller. 5. SECURITY INTEREST 2 6. OBLIGATIONS OF CUSTOMER 6.1. Customer shall use the Products solely for their intended purpose and pursuant to Seller´s instructions, and agrees to use only qualified personnel for the handling of the Products. Customer shall ensure that its customers, employees, agents, and other representatives comply with this Section 6.1. and shall be responsible for their acts and omissions. 7. DELIVERY AND ACCEPTANCE 7.1. Unless otherwise agreed in writing by Seller, all deliveries of Products shall be made FCA (agreed delivery location) (Incoterms 2020) and title to and risk of loss for the Products shall pass to Customer upon delivery pursuant to this Section 7.1. 7.2. Any delivery and performance times or dates communicated by or on behalf of Seller are estimates and shall not be binding on Seller. Seller may make partial delivery of Products to be delivered under any Confirmed Order and invoice Customer separately for such partial deliveries or performance. If Customer has not received the Products after six (6) weeks from the estimated delivery date, Customer may make a written request to Seller for delivery. Customer hereby acknowledges and agrees that the actual delivery date of the Products is conditioned upon the complete, accurate and timely delivery of materials from Seller´s vendors and suppliers. No delay in delivery of any Productsshall relieve Customer of its obligation to accept the delivery or performance thereof and make payments of any amounts due in accordance with these Terms, including but not limited to delays caused governmental restrictions on exports or imports and similar measures. 7.3. Customer´s failure to accept the delivery of Products pursuant to a Confirmed Order shall not release or excuse Customer from its obligation to timely pay all amounts due in connection with such Confirmed Order. The Products shall be deemed delivered at the time theyhave been made available to Customer. If Customer rejects or revokes acceptance of Products, or fails to pay any amounts when due, Seller, in its sole and absolute discretion, may extend the period of delivery of Products by such period as Seller may deem reasonable with such period not exceeding three (3) months from the agreed delivery date, or withhold or cancel delivery of any Products, or cancel any or all Confirmed Orders without any further obligations to Customer whatsoever. In such event, Customer shall be responsible for any and all costs and expenses incurred, or damages or losses suffered by Seller in connection with any such delay notwithstanding any action or inaction by Seller with regard to such delay. Any remaining Products that have not been accepted by Customer within the extended delivery period determined by Seller will be delivered and invoiced by Seller to Customer and Customer agrees to accept such delivery and pay for the purchase price and other amounts payable for the delivered Products. 8. EXAMINATION AND CONFORMITY TO ORDER 8.1. Promptly upon receipt of any Products, Customer shall conduct a full and complete inspection of such Products as to any defects and to confirm compliance with all requirements of the applicable Confirmed Order. Customer shall notify Seller in writing of any packaging defects, apparent defects, or non-compliance of such Products with the applicable Confirmed Order that Customer has or could reasonably have discovered during such inspection within seven (7) days from the date of receipt of such Products, and Customer shall notify Seller in writing within three (3) days of the date on which Customer shall first have become aware of any hidden defect or non-compliance which could not reasonably have been discovered during Customer´s initial inspection of the Products. Such notification shall include reasonable details (including images) on the alleged defects including lot, batch,or Order numbers. 8.2. If Customer fails to timely notify Seller of any defects or other non-compliance of any Products delivered or Customer (or its customers, employees, agents, or representatives) uses, destroys, or modifiesany Products that Customer knows or should have known to be defective or non-compliant without Seller´s prior written consent, Customer shall be deemed to have unconditionally accepted such Products and waived all of its claims for breach of warranty or otherwise in respect of such Products. 8.3. Customer may only return the Products to Seller with Seller´s prior written approval. If the return has been approved by Seller, Customer shall return the Products to Seller at Customer´s sole risk and expense to the destination directed by Seller. 8.4. Complaints of Customer in connection with the shipping or transport shall be directed to the carrier promptly upon receipt of the delivery or the freight documents. 9. LIMITED PRODUCT WARRANTY 9.1. Seller warrants to Customer that the Products will be free of defects in material and workmanship and conform with the requirements set forth in the applicable Confirmed Order for a period of twelve (12) months from the date of delivery for new business Products and ninety (90) days for after sales Products. (the "Limited Product Warranty"). 9.2. Unless expressly agreed to in writing by Seller, Seller makes no warranty that the Products comply with applicable law, regulations,or specifications in any jurisdiction in which the Products may be used, integrated or incorporated. Any governmental or other approvals necessary in connection with the use, integration or incorporation of the Products shall be Customer´s sole responsibility. 9.3. The Limited Product Warranty shall be void if the Defect (as defined below) resulted from (a) improper or inadequate use, storage,handling, operation, integration, incorporation, assembly, maintenance, or unauthorized alteration, modification, repair of the Products (including without limitation, the use storage, handling, operation, or integration of the Products contrary to written instructions and/or recommendations of Seller or inadequate training of personnel), (b)changes to construction and materials pursuant to Customer´s requests, (c) use of improper tools, resources, or accessories including those but not limited to any third party tools, resources, or accessories that are not approved by Seller or not in accordance with Seller´s recommendations, instructions, or directions, (d) acts or omissions of Customer or third parties following delivery of the Product, (e) Customer´s failure to properly communicate Seller´s instructions and warnings to users of the Products, (f) Customer´s, its employees, agents, representatives, customers or any third party´s non-compliance with applicable laws, rules and regulation, (g) Force Majeure, or (h) ordinary wear and tear of the Products (e.g., sweep bristles). 10.1. IN NO EVENT SHALL SELLER BE LIABLE TO CUSTOMER, ITS CUSTOMERS, EMPLOYEES, AGENTS, AND OTHER REPRESENTATIVES FOR ANY INDIRECT, INCIDENTAL, PUNITIVE, SPECIAL OR CONSEQUENTIAL DAMAGES, INCLUDING BUT NOT LIMITED TO, DAMAGES FOR LOSS OF PROFITS, REVENUE, GOODWILL, OR USE, WHETHER IN AN ACTION IN CONTRACT, TORT, STRICT LIABILITY, OR IMPOSED BY STATUTE, OR OTHERWISE, EVEN IF SELLER WAS ADVISED OF THE POSSIBILITY OF SUCH DAMAGES. NOTWITHSTANDING ANY OF THE TERMS CONTAINED HEREIN, SELLER´S LIABILITY FOR ANY CLAIM èWHETHER BASED UPON CONTRACT, TORT, EQUITY, NEGLIGENCE, OR ANY OTHER LEGAL CONCEPT è SHALL IN NO EVENT EXCEED THE PURCHASE PRICE PAID BY THE CUSTOMER FOR THE PRODUCTS, GIVING RISE TO SUCH CLAIM. CUSTOMER HEREBY ACKNOWLEDGES AND AGREES THAT THE PROVISIONS OF THESE TERMS FAIRLY ALLOCATE THE RISKS BETWEEN SELLER AND CUSTOMER, THAT SELLER´S PRICING REFLECTS THIS ALLOCATION OF RISK, AND BUT FOR THIS ALLOCATION AND LIMITATION OF LIABILITY, SELLER WOULD NOT HAVE ENTERED INTO AN AGREEMENT WITH CUSTOMER FOR THE SALE OF THE PRODUCTS. 10.2. Seller shall not be liable for, and Customer assumes responsibility and shall indemnify, defend, and hold Seller harmless for any and all claims, including without limitation claims for personal injury or property damages, resulting from (a) the improper or inadequate use, storage, handling, operation, assembly, integration, incorporation, assembly, maintenance, or unauthorized alteration, modification, or repair of the Products (including without limitation, the use storage, handling, operation, or integration of the Products contrary to written instructions and/or recommendations of Seller or inadequate training of personnel), (b) changes to construction and materials pursuant to Customer´s requests, (c) use of improper tools, resources, or accessories including those but not limited to any third party tools, resources, or accessories that are not approved by Seller or not in accordance with Seller´s recommendations, instructions, or directions, (d) acts or omissions of failure to properly communicate Seller´s instructions and warnings to users of the Products, or (f) Customer´s, its employees, agents, representatives, customers or any third party´s non-compliance with applicable laws, rules and regulation, (g) Force Majeure, or (h) ordinary wear and tear of the Products (e.g., sweep bristles). 10.3. In jurisdictions that limit or preclude limitations or exclusion of remedies, damages, or liability, such as liability for gross negligence or willful misconduct or do not allow implied warranties to be excluded, the limitation or exclusion of warranties, remedies, damages, or liability set forth in these Terms are intended to apply to the maximum extent permitted by applicable law, and these Terms shall be deemed amended to comply with such limitations or exclusions. Customer may also have other rights that vary by state, country or other jurisdiction. 1.1. "Confidential Information" means: (i) any know-how, trade secrets, and other business or technical information of Seller that is confidential or proprietary or due to its nature or under the circumstances of its disclosure the Customer knows or has reason to know should be treated as confidential or proprietary, including but not limited to quotations, drawings, project documentation, samples and models. 11.2. Confidential Information does not include information that: (i) is or becomes generally known to the public through no fault or breach of these Terms by the Customer; (ii) is rightfully known by the Customerat the time of disclosure without an obligation of confidentiality; (iii) is independently developed by the Customer without use of Seller´s Confidential Information; (iv) is rightfully received by the Customer from a third party without restriction on use or disclosure; or (v) is disclosed with Seller´s prior written approval. 11.3. Customer shall not use Seller's Confidential Information except as necessary to use the Products and will not disclose such Confidential Information to any third party except to those of its employees, agents, subcontractors, or representatives who have a bona fide need to know such Confidential Information to enable Customer to use the Products; provided that each such employee, agent, subcontractor,and/or representative is/are bound by a written agreement that contains use and nondisclosure restrictions not less stringent than the terms set forth in this Section 11.3. The Customer will employ all reasonable steps to protect Seller´s Confidential Information from unauthorized use or disclosure, including, but not limited to, all steps that it takes to protect its own information of like importance. The foregoing obligations will not restrict the Customer from disclosing Seller's Confidential Information: (i) pursuant to the order or requirement of a court, administrative agency, or other governmental body, provided that the Customer gives reasonable notice to Seller to contest such order or requirement; (ii) to its legal or financial advisors; and (iii) as required under applicable securities regulations. 11.4. In the event of a violation or threatened violation of Customer´s obligations under this Section 11, Seller shall be entitled to seek equitable relief, including in the form of a restraining order, orders for preliminary or permanent injunction, specific performance and any other relief that may be available from any court, without the requirement to secure or post any bond, or show actual monetary damages in connection with such relief. These remedies shall not be deemed to be exclusive but in addition to all other remedies available under these Terms, at law, or in equity. 9.4. In the event of an alleged breach of the Limited Product Warranty (a "Defect"), Customer shall, at Customer´s sole expense, send the Product to Seller. Seller shall conduct the necessary tests on such Product within a reasonable period. If Seller confirms the Defect, Sellershall, at its sole option and discretion, repair or replace the Defective Product. If the repair or replacement of the Defective Product is commercially unreasonable to Seller, Seller may, at its sole discretion, issue a refund to Customer in the amount Seller deems adequate. Such repair, replacement, or refund shall be the sole liability of Seller and the sole remedy of Customer with respect to a Defect. In no event shall any warranty claims for a Defect be made after twelve (12) months from the date of Customer´s receipt of the Products. Any Products or parts returned to Seller for removal or repair under this Section 9.4 shall be the property of Seller. Any applicable Limited Product Warranty period shall not start anew with the repair or replacement of the Defective Product (or any portion thereof). 9.5. Except for Limited Product Warranty, SELLER HEREBY EXPRESSLY EXCLUDES AND DISCLAIMS ANY AND ALL OTHER WARRANTIES, WHETHER EXPRESS OR IMPLIED, INCLUDING BUT NOT LIMITED TO THE IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE OR NONINFRINGEMENT. Seller makes no other warranties with respect to the Products, and no person is authorized to make any warranties on behalf of Seller that are inconsistent with the warranties set forth under this Section 9. 10. LIMITATION OF LIABILITY 11. CONFIDENTIALITY 3 12. INTELLECTUAL PROPERTY 12.1 Seller reserves the sole and exclusive ownership of the intellectual property rights in the Products (including but not limited to the technology used to manufacture the Products) and any improvements thereof regardless of inventorship or authorship. Customer shall not (and shall cause its employees, agents, representatives and customers to not) reverse engineer, decompile, disassemble, or decode any of Seller´s intellectual property embedded or used in any of the Product. 13. FORCE MAJEURE 13.1. Seller shall not be responsible for any failure or delay in its performance under these Terms due to causes beyond its reasonable control, including, but not limited to, disruptions of the public power supply, communications, and transportation infrastructure, governmental measures, malware or hacker attacks, fire, extraordinary weather events, epidemics, pandemics (or any government restrictions implemented as a result thereof), nuclear and chemical accidents, earthquakes, war, terrorist attacks, labor disputes, strikes, lockouts, shortages of or inability to obtain labor, energy, raw materials or supplies, or other acts of God. 14. MISCELLANEOUS 14.1. If any provision contained in these Terms or any Confirmed Order is held by final judgment of a court of competent jurisdiction to be invalid, illegal, or unenforceable, such invalid, illegal, or unenforceable 16.1. These Terms and the Confirmed Orders shall be governed by and construed in accordance with the laws of the State of Wisconsin without giving effect to any choice or conflict of law provision or rule that would defer to or cause the application of the substantive laws of any jurisdiction other than Wisconsin. The parties hereby expressly exclude the application of the 1980 United Nations Convention on Contracts for the International Sale of Goods. 16.2. Any dispute, controversy, or claim arising out of or relating to these Terms and any Confirmed Order, including but not limited to the execution, performance, or termination thereof or to any issue of liability arising out of the performance of these Terms or any Confirmed Order, which the parties have not been able to settle amicably shall be submitted to the exclusive jurisdiction of the state or federal courts with jurisdiction in the County of Calumet, Wisconsin, provided that notwithstanding the foregoing, Seller shall be entitled to seek specific performance and injunctive relief in any court of competent jurisdiction. Each party hereby waives any and all claims, pleas, or defenses (including without limitation a plea for forum non conveniens) that would permit such party to seek the jurisdiction of any courts or arbitration tribunals other than those set forth in the preceding sentence. 16.3. EACH PARTY HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN ANY LEGAL PROCEEDING DIRECTLY OR INDIRECTLY ARISING OUT OF OR RELATING TO THESE TERMS. 16. APPLICABLE LAW AND JURISDICTION 4 Order, the provisions of the Confirmed Order will govern and control. Seller may amend or modify these Terms from time to time. Seller may, at its sole discretion, provide Customer with written notice of any such changes, revisions, amendments, or modifications, provided, however that any such changes, revisions, amendments, or modifications shall become effective without any further action by any party and that they shall not apply to any Confirmed Order prior to the effective date of such changes, revisions, amendments, or modifications. provision shall be severed from the remainder of these Terms or such Confirmed Order, and the remainder of these Terms or such Confirmed Order shall be enforced. In addition, the invalid, illegal, or unenforceable provision shall be deemed to be automatically modified, and, as so modified, to be included in these Terms, such modification being made to the minimum extent necessary to render such provision valid, legal,and enforceable. 14.2. Seller may assign its rights and/or delegate its liabilities under any Confirmed Order at any time. Customer may not assign its rights or delegate its responsibilities under a Confirmed Order without Seller´s prior written consent. 14.3. Seller´s waiver of any breach or violation of these Terms or the provisions of any Confirmed Order by Customer shall not be construed as a waiver of any other present or future breach or breaches by Customer. 14.4. The parties hereto are independent contractors and nothing in these Terms will be construed as creating a joint venture, partnership, employment, or agency relationship between the parties. 14.5. Notices by a party regarding the exercise of rights and obligations under these Terms must be signed by authorized representatives of such party, and delivered via courier, mail, or e-mail to the other party´s address indicated in the applicable Confirmed Order, providedthat a notice by e-mail shall only be validly given if receipt thereof is acknowledged in writing by the recipient. 15. ENTIRE AGREEMENT; CONFLICTS. 15.1. These Terms, including the applicable Confirmed Order, constitute the entire and exclusive agreement of the parties regarding thesubject matter hereof and supersede any and all prior or contemporaneous agreements, communications, and understandings (both written and oral) regarding such subject matter. In the event of a conflict between the provisions of these Terms and the provisions of a Confirmed 1 City Council Action Request 7.L. Meeting Date 8/20/2025 Department Finance Agenda Category Action Item Title Declaring the Official Intent to Bond for the Oltman Park Project Staff Recommendation Approve Resolution 2025-117, Declaring the official intent to bond for the Oltman Park Project Budget Implication N/A Attachments 1. CC Memo Reimbursing Resolution-Oltman Park Project 2. 2025-117 Reimbursing Resolution Oltman Park Project To: Honorable Mayor and City Council Members From: Brenda Malinowski, Finance Director Date: August 20, 2025 Subject: Intent to Issue Bonds for Oltman Park Project Background A reimbursement resolution is required to issue tax exempt bonds per regulations adopted by the Secretary of the Treasury of the United States of America when costs are to be reimbursed with a future bond issue. The Oltman Park Project estimated at $3,000,000 will be funded with a $350,000 grant from the Minnesota Department of Natural Resources and city funds. The City portion will be funded with the Park Trust Fund and bonds. Since the project is occurring in 2025, but the bonds will not be issued until 2026, a reimbursement resolution is necessary. The 1st contractor payment is included in the disbursement register in the Council Packet, so the reimbursement resolution is necessary at this time. Recommendation Approve Resolution 2025-117, Declaring the official intent of the City of Cottage Grove to reimburse certain expenditures from the proceeds of bonds to be issued by the City for the Oltman Park Project. CITY OF COTTAGE GROVE, MINNESOTA DECLARING THE OFFICIAL INTENT OF THE CITY OF COTTAGE GROVE TO REIMBURSE CERTAIN EXPENDITURES FROM THE PROCEEDS OF BONDS TO BE ISSUED BY THE CITY WHEREAS, the Internal Revenue Service has issued Treas. Reg. § 1.150-2 (the “Reimbursement Regulations”) providing that proceeds of tax-exempt bonds used to reimburse prior expenditures will not be deemed spent unless certain requirements are met; and WHEREAS, the City of Cottage Grove Minnesota (the “City”) expects to incur certain expenditures that may be financed temporarily from sources other than bonds, and reimbursed from the proceeds of tax-exempt bonds; and WHEREAS, the City has determined to make this declaration of official intent (the “Declaration”) to reimburse certain costs from proceeds of bonds in accordance with the Reimbursement Regulations. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF COTTAGE GROVE, MINNESOTA AS FOLLOWS: The City proposes to bond for the following project (together, the “Project”) • Oltman Park Project or are reasonably expected to be, reserved, allocated on a long-term basis, or otherwise set aside pursuant to the City’s budget or financial policies to pay such Project expenditures. 5. This Declaration is intended to constitute a declaration of official intent for purposes of the Reimbursement Regulations. Adopted by the City Council of the City of Cottage Grove, Minnesota, this 20th day of August 2025. Myron Bailey, Mayor ATTEST: Tamara Anderson, City Clerk 1 City Council Action Request 7.M. Meeting Date 8/20/2025 Department Administration Agenda Category Action Item Title Intrepid Fiber Agreement Staff Recommendation Approve the Agreement with Intrepid Fiber. Budget Implication N/A Attachments 1. Council Memo 8-20-25 2. 13469300_#161672882v2_Cottage Grove Settlement Agreement Executable To: From: Date: Subject: 1 AGREEMENT BETWEEN CITY OF COTTAGE GROVE AND INTREPID BIF IV OPCO, LLC, d/b/a INTREPID FIBER WHEREAS, Intrepid BIF IV OpCo, LLC (“Intrepid Fiber”) is a licensed telecommunications operator that holds a Certificate of Authority to Provide Local Niche Services from the Minnesota Public Utilities Commission; and WHEREAS, the City of Cottage Grove (“City”), a Minnesota municipal corporation, has declined to issue certain permits requested by Intrepid Fiber for construction of its facilities in the public rights-of-way of the City; and WHEREAS, Intrepid Fiber has filed a Petition for Declaratory Ruling and Preemption with the Federal Communications Commission (the “FCC Petition”) seeking a declaration that the City’s refusal to issue permits is an unlawful barrier to entry by telecommunications carriers in violation of 47 U.S.C. § 253(a); and WHEREAS, Intrepid Fiber and the City now wish to resolve their dispute amicably on terms that permit Intrepid Fiber reasonable and non-discriminatory access to the City’s public rights -of way; NOW, THEREFORE, in consideration of the mutual consideration contained herein, it is hereby agreed as follows: 1. The City will accept and process permit applications from Intrepid Fiber on a non- discriminatory basis, subject to the same requirements and processes as apply to permit applications from other telecommunications network operators. 2. Intrepid Fiber will comply with all applicable ordinances, regulations, and policies of the City regarding permit fees, permit content, construction and restoration practices, and other requirements for access to the public rights -of-way, all of which shall be applied on a non- discriminatory basis. Without limiting the foregoing, Intrepid Fiber agrees to: (a) Weekly meetings with City designated staff throughout construction. (b) Physical signage in neighborhood not less than 2 days prior to putting white flags out. (c) Door hangers/resident notification (approved by City) to be delivered not more than 2 days prior to putting white flags out and not less than 7 days prior to digging. (d) Record plans upon completion of each neighborhood, noting deviations from plan locations. (e) Return phone calls to resident complaints within 24 hours. (Meet homeowners onsite within 72 hours upon request of City Engineer.) 2 (f) Minimize number of crossings under the road. Design with H pattern to serve no fewer than 12 homes on each side of the crossing. (g) Backfill holes according to City specifications. 3. Intrepid Fiber will provide the City with: (a) Management Costs Escrow: A $25,000 cash escrow (the “Management Costs Escrow”) with its first right-of-way permit application, which shall be used by the City as security for any material defaults by Intrepid Fiber of compliance with all lawful orders, per mits and directions of the City, that are not remedied after thirty (30) days prior written notice to Intrepid Fiber. The City will provide notice and support for draws against the escrow each month. When the escrow balance falls below $2,000, Intrepid Fib er shall replenish the escrow to its original balance of $25,000. Any balance remaining on the escrow will be returned to Intrepid Fiber at the substantial completion of the construction of its facilities within the City. The Management Costs Escrow shall not be used as payment for any permit fees required pursuant to any City ordinance. (b) Restoration Costs Escrow: A $50,000 cash escrow (the “Restoration Costs Escrow”) with its first right-of-way permit application, which shall be used by the City to repair any damages to public or private property that are not remedied after five (5) days’ written notice to Intrepid Fiber, or such longer period of time as may be approved by the City Engineer, that is caused by Intrepid Fiber or any subcontractor in the course of their work contemplated in this Agreement. When the Restoration Costs Escrow bal ance falls below $2,000, Intrepid Fiber shall replenish the escrow to its original balance of $50,000. Any balance remaining on the Restoration Costs Escrow will be returned to Intrepid Fiber at the substantial completion of the construction of its facilities within the City. 4. Nothing in this Agreement is intended to limit the City’s authority to manage the use and occupancy of public rights-of-way in accordance with applicable law, provided that any restrictions or conditions on such use and occupancy are applied in a non -discriminatory manner to Intrepid Fiber and other present and future users of the rights-of-way. 5. Intrepid Fiber will withdraw the FCC Petition no later than the second business day following the execution of this Agreement by both parties. 3 CITY OF COTTAGE GROVE By: Myron Bailey, Mayor By: Tamara Anderson, City Clerk Date: 4 BIF IV INTREPID OPCO, LLC By: Shane Peverill, VP Business Development Date: August 19, 2025 1 City Council Action Request 8.A. Meeting Date 8/20/2025 Department Finance Agenda Category Action Item Title Approve Disbursements Staff Recommendation Approve disbursements from 08-01-2025 to 08-14-2025 in the amount of $3,719,117.56. Budget Implication N/A Attachments 1. Expense Approval Report 8-20-25 Council Meeting 2. Payroll Check Register 08-20-25 Council Meeting 1 City Council Action Request 9.A. Meeting Date 8/20/2025 Department Finance Agenda Category Action Item Title Public Hearing for issuance of conduit multifamily housing revenue bonds-Real Estate Equities, LLC Staff Recommendation 1) Hold a Public Hearing on the Housing Program, the Bonds, and the Interim Loan. 2) Adopt Resolution, 2025-118, Adopting the Housing Program, approving a public hearing, authorizing an interim loan and the issuance of a taxable interim note for a multifamily housing development, and approving and authorizing execution of documents. Budget Implication N/A Attachments 1. CC Memo Conduit Debt Recycled Bonds 2. Cottage Grove 2025 Housing Revenue Bonds - Letter re PH and Interim Loan Approval 3. Resolution 2025-118 Adopt Housing Program, authorize interim loan and interim note, and approve execution of documents for Real Estate Equities 4. Cottage Grove 2025 Housing Program 5. Cottage Grove - Interim Loan Agreement 6. Cottage Grove - Taxable Note (Recycling Volume Cap) 7. Cottage Grove 2025 Housing Revenue Bonds - Joint Powers Agreement with CDA To: Mayor and City Council Members Jennifer Levitt, City Administrator From: Brenda Malinowski, Finance Director Date: August 20, 2025 Subject: Issuance of conduit multifamily housing revenue bonds INTRODUCTION In preparation for the issuance of conduit debt for the Real Estate Equities project at the southeast corner of Hadley Avenue and 100th Street South, a public hearing is necessary. Background The City of Cottage Grove and other cities issue conduit debt periodically. Conduit debt does not constitute a debt or liability for the City. When conduit debt is issued by a city, the city is simply acting as a conduit between the lender and the borrower. In this instance the borrower is Cottage Grove, AH I, LLP, which is an affiliate of Real Estate Equities. There is no financial obligation, liability, or credit risk to the City. Any cost associated with the issuance of this conduit debt will be reimbursed by the borrower so there is no cost to the City. Furthermore, the City will receive revenue from the issuance of this conduit debt as per the City Fee Table of 1% for the first $10M of issuance and ½% of the remaining issuance. In the past this revenue has been receipted to the EDA Fund. While the City has issued conduit debt in the past, this issuance is unique due to the reuse or “recycling” of bonding authority from the Washington County CDA as part of this debt issuance. The borrower made the request in order to realize the financial benefits of issuing tax exempt conduit debt which carries lower bonding costs and interest savings. The CDA will need to authorize the reuse of the bonding authority and will act on the request at their meeting on Tuesday, August 19th. Taft Stettinius & Hollister, LLP represents the City for bond issuance matters. A memo from Rhonda Skoby that details the process is included in the packet, and she will be attending the meeting to answer any questions. An Interim Loan will be necessary until the conduit debt is issued later this fall, but the Interim Loan will be fully collateralized by the Borrower. None of the funds will be transferred through city accounts as part of the process. If there are minor changes to the Interim Loan Agreement, Interim Note, or Joint Powers Agreement, the resolution notes that the Finance Director or City Administrator are authorized to approve those changes. Action Requested 1. Hold Public Hearing on the Housing Program, the Bonds, and the Interim Loan. 2. Adopt Resolution, 2025-118, adopting the Housing Program, approving a public hearing, authorizing an interim loan and the issuance of a taxable interim note for a multifamily housing development, and approving and authorizing execution of documents. 175546629v1 Taft Stettinius & Hollister LLP / Taftlaw.com / The Modern Law Firm Rhonda M. Skoby 612.977.8907 rskoby@taftlaw.com 2200 IDS Center, 80 South 8th Street Minneapolis, MN 55402-2210 Tel: 612.977.8400 | Fax: 612.977.8650 taftlaw.com Affirmative Action, Equal Opportunity Employer August 13, 2025 BY E-MAIL City Council Brenda Malinowski, Finance Director City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Re: Issuance of Conduit Multifamily Housing Revenue Bonds by the City of Cottage Grove for Multifamily Housing Project – Real Estate Equities, LLC Dear Councilmembers and Ms. Malinowski: This letter is intended to provide background on the Public Hearing that you will conduct and the Resolution that you will consider on August 20th in connection with the proposed issuance of conduit multifamily housing revenue bonds or other obligations (the “Bonds”), including an interim note (the “Interim Note”), by the City of Cottage Grove (the “City” or “Issuer”) to finance the acquisition, construction, and equipping of an approximately 164-unit multifamily housing development for occupancy by persons of low and moderate income and facilities functionally related and subordinate thereto to be located at the southeast corner of Hadley Avenue South and 100th Street South in the City (the "Project"), at the request of Cottage Grove AH I, LLLP, a Minnesota limited liability limited partnership (the “Borrower”), which is an affiliate of Real Estate Equities, LLC. Taft Stettinius & Hollister LLP (“Taft”) will act as bond counsel to the City in connection with the issuance of such Bonds. Background On June 5, 2024, the City Council of the City, adopted Resolution 2024-086 (the “Original Preliminary Resolution”), granting preliminary approval to the Bonds, in an approximate principal amount of $32,000,000, in order to finance a portion of the Project. The City subsequently applied for and received an allocation of volume cap authority from the State of Minnesota authorizing the issuance of $30,250,000 of tax-exempt bonds. The Borrower requested an increased issuance of bonds, in the total amount of $50,000,000 (an increase of $18,000,000 from the earlier approval granted in the Original Preliminary Resolution). In order for the City to issue a portion of the increased amount of Bonds on a tax-exempt basis, the Borrower proposes to use “recycled” volume cap authority from the Washington County 175546629v1 City of Cottage Grove August 13, 2025 Page 2 Community Development Agency’s Multifamily Housing Revenue Bonds (Cottage Grove Bluestem Project), Series 2024, issued in the original aggregate principal amount of $8,220,000 (the “Recycled Bonds”). The Recycled Bonds are subject to mandatory tender on September 1, 2025. Section 146(i)(6) of the Internal Revenue Code of 1986, as amended (the “Code”) permits the reuse or recycling of volume cap bonding authority for affordable housing projects and treats such reuse as a refunding for tax purposes if: (i) the “refunding” occurs within four (4) years after the original bonds were issued; (ii) the “refunding” bonds are issued within six (6) months after the principal payment of the original bonds; and (iii) the “refunding” bonds mature within thirty- four (34) years of the original issue date. The Borrower has represented that the Recycled Bonds would satisfy this criteria. On August 6, 2025, the City Council of the City adopted Resolution 2025-109 (the “Additional Preliminary Resolution”), granting preliminary approval of the Bonds in an increased approximate maximum aggregate principal amount of $50,000,000 and of the Interim Loan (as hereinafter defined) to preserve the recycled bonding authority. The Additional Preliminary Resolution authorized a Housing Program for the Project to be submitted to the Met Council and called for a public hearing on the Housing Program, the Bonds, and the Interim Loan to be held on August 20th. “Recycling” and Conduit Bonds If the City approves the use of the Recycled Bonds to enable it to issue additional tax- exempt bonds for the Borrower, the City would enter into a Joint Powers Agreement with the Washington County Community Development Agency. The City would borrow the outstanding amount of the Recycled Bonds from an interim lender (the “Interim Loan”). Bridgewater Bank, a Minnesota banking association, is proposed as the interim lender (the “Interim Lender”). Proceeds of the Interim Loan would be used on the Mandatory Tender Date to redeem the Recycled Bonds, thus making the volume cap allocated to the Recycled Bonds available to the new tax-exempt Bonds to be issued for the Project. To secure and fully collateralize the Interim Loan, the Borrower would deposit an amount equal to the Interim Loan with the Interim Lender. The cash-collateralized Interim Loan would remain outstanding until the new Bonds are issued for the Project. If the new Bonds are not issued, the cash collateral provided by the Borrower would be used to repay the Interim Loan in full. The remainder of the requested increase in bond issuance would be issued on a taxable basis, and that portion therefore does not require volume cap authority. The Bonds, including the Interim Loan, are to be issued only on a “conduit” basis. The City and the Borrower would enter into a Loan Agreement under which the Borrower will agree to pay all principal and interest on the Bonds. The Issuer will assign all of its rights to payments under the Loan Agreement to a lender or trustee and loan the purchase price of the Bonds directly to the Borrower. The Issuer is merely a conduit and the money and obligations flow only between 175546629v1 City of Cottage Grove August 13, 2025 Page 3 the lender or trustee and the Borrower. No wires or other funds would flow to or from the City (other than receipt by the City of its issuer’s fee). The Bonds (including the Interim Note), and the resolutions adopted by the Issuer will recite that the Bonds, if and when issued, will not to be payable from or charged upon any of the Issuer’s funds, other than the revenues received under the Loan Agreement and pledged to the payment of the Bonds, and the Issuer is not subject to any liability on the Bonds. No holder of the Bonds will ever have the right to compel any exercise by the Issuer of its taxing powers to pay any of the principal of the Bonds or the interest or premium thereon, or to enforce payment of the Bonds against any property of the Issuer except the interests of the Issuer in payments to be made by the Borrower under the Loan Agreement. The Bonds will not constitute a charge, lien, or encumbrance, legal or equitable, upon any property of the Issuer, except the interests of the Issuer in payments to be made by the Borrower under the Loan Agreement. The Bonds are not moral obligations on the part of the State or its political subdivisions, including the Issuer, and the Bonds will not constitute a debt of the Issuer within the meaning of any constitutional or statutory limitation. The issuance of the Bonds will not affect the Issuer’s credit rating on bonds it issues for municipal purposes. The Borrower is responsible for paying all costs of issuing the Bonds, including Taft’s fees as bond counsel. The City’s administrative fee for issuing the Bonds would be based on the total amount of Bonds issued. The Bonds will be issued in accordance with Minnesota Statutes, Chapter 462C. Multifamily housing development bonds are not applied against the City’s $10,000,000 calendar- year limit on bank-qualified bonds. Therefore, this issuance will not affect the bank-qualified status of the City’s own general obligation bonds issued earlier this year. Because the City has no financial obligation with respect to the proposed Bonds, the Bonds will not be treated as debt of the City or count against any of the City’s debt limitations. The August 20th Public Hearing and Resolution At the August 20th meeting, a public hearing on the Housing Program, the Bonds, and the Interim Loan should be opened to take comments from the public, if any. If Met Council provides any comments on the Housing Program, they should be shared at that time as well. After providing an opportunity for the public to speak or present written comments, the public hearing may be closed. The resolution to be considered by Council on August 20th, if approved, would authorize the Interim Loan and the execution of the related documents, consisting of the Joint Powers Agreement, the Interim Loan Agreement, and a Note (each as provided in your Council packet). The resolution would also approve the Project’s Housing Program. Because the Mandatory Tender Date for the Recycled Bonds is September 1, if the City wishes to apply recycling bonds as requested by the Borrower, the August 20th meeting is the last scheduled meeting where that approval for the Interim Loan may be timely granted. 175546629v1 City of Cottage Grove August 13, 2025 Page 4 The August 20th resolution would not yet approve the final Bonds. A resolution for the final approval of the Bonds would follow later in the year when the terms of the Bonds have been agreed upon and the Bond Documents have been prepared. If the Bonds are to be issued, they must be approved and issued prior to the expiration of the volume cap allocation on December 31, 2025. The Washington County Community Development Agency, as the issuer of the proposed Recycled Bonds, will consider its resolution to approve the Joint Powers Agreement at its August 19th meeting. Please let me know if you would like to discuss any aspect of the proposed financing. The Borrower and its underwriter have also indicated that they will make themselves available for discussion. Very truly yours, /s/ Rhonda M. Skoby cc: Mary Ippel, Taft EXTRACT OF MINUTES OF A MEETING OF THE 2 WHEREAS, the City submitted an application to MMB, and on July 7, 2025, the City received Certificate of Allocation No. 514 from MMB allocating tax-exempt bonding authority of the State of Minnesota to the City for the Project in the amount of $30,250,000, pursuant to the Act; and WHEREAS, Section 146(i)(6) of the Code permits the reuse or “recycling” of bonding authority for affordable housing projects and treats such reuse as a refunding for tax purposes if: (i) the “refunding” occurs within four (4) years after the original bonds were issued; (ii) the “refunding” bonds are issued within six (6) months after the principal payment of the original bonds; and (iii) the “refunding” bonds mature within thirty-four (34) years of the original issue date; and WHEREAS, the Borrower has proposed that the City increase the maximum authorized principal amount of Bonds to $50,000,000, and to issue a portion of the Bonds exceeding $30,250,000 (the “Recycled Portion”) using recycled allocation as permitted by Section 146(i)(6) of the Code in order to permit such portion to be issued as tax-exempt bonds. It is proposed that the City reuse bonding authority from the Multifamily Housing Revenue Bonds (Cottage Grove Bluestem Project), Series 2024 (the “Original Bonds”), issued by the Washington County Community Development Agency (the “Recycled Bond Issuer”) in the original aggregate principal amount of $8,220,000; and WHEREAS, on August 6, 2025, the City Council of the City adopted Resolution 2025-109 (the “Recycling Preliminary Resolution”), granting preliminary approval to the Bonds, in an increased approximate maximum aggregate principal amount of $50,000,000, including any temporary or interim financing to preserve the recycled bonding authority, to finance the Project, using, in part, recycled bonding authority from the Original Bonds, in accordance with Minnesota Statutes, Sections 471.59 and 471.656, as amended (the “Joint Powers Act”), and Section 146(i)(6) of the Code; and WHEREAS, to enable the City to reuse or recycle bonding authority from the Original Bonds, the Borrower has requested (i) that the City enter into a Joint Powers Agreement with the Recycled Bond Issuer, pursuant to Minnesota Statutes, Section Sections 471.59 and 471.656, as amended, and (ii) that the City approve an interim, taxable single advance term loan from Bridgewater Bank, a Minnesota banking association (the “Interim Lender”), in the principal amount not to exceed the principal amount of the Original Bonds (the “Interim Loan”), in the interim period between the redemption of all or a portion of the Original Bonds and the issuance of the Bonds by the City; and WHEREAS, to facilitate the preservation and recycling of bonding authority from the Original Bonds and to secure repayment of the Interim Loan, the Borrower will deposit or cause to be deposited with the Interim Lender funds intended for repayment of the loan funded by the proceeds of the Original Bonds in an amount equal to the Interim Loan (the “Interim Loan Collateral Fund”); and WHEREAS, on August 19, 2025, the governing body of the Recycled Bond Issuer adopted a resolution consenting to and approving the issuance of the Bonds, including any temporary or interim financing to preserve the recycled bonding authority, by the Issuer to finance the Project, 3 using, in part, recycled bonding authority from the Original Bonds, in accordance with the Joint Powers Act, and Section 146(i)(6) of the Code, and approving the execution and delivery of the Joint Powers Agreement; and Public Hearing. A public hearing has been conducted in accordance with law and closed. Housing Program. The Housing Program is hereby adopted. Findings. The City hereby finds that the issuance, sale and delivery of the Interim Note to finance the Project in accordance with the Program and the Interim Loan Agreement, dated on or about August 29, 2025, between the City, the Borrower, and the Interim Lender (the “Interim Loan Agreement”), are consistent with the purposes of the Act. 4 Section 4. Authorization of Issuance and Delivery of the Interim Note. In order to finance the Project, the City hereby authorizes the Interim Loan and the issuance and delivery of the Interim Note. The Interim Note shall be dated, shall mature, shall bear interest, shall be subject to redemption prior to maturity, and shall be in such form and have such other details and provisions as are prescribed in the Interim Loan Agreement in substantially the forms now on file with the City, subject to such changes not inconsistent with applicable law that are approved by the Finance Director or City Administrator. The issuance and delivery of the Interim Note shall be conclusive evidence that the Finance Director or City Administrator has approved all provisions of the Interim Note as issued and any changes to the form of the Interim Note on file with the City on the date hereof. The final terms of the Interim Note will be determined by the Finance Director or City Administrator of the City, with the aggregate principal amount of the Interim Note expected not to exceed $8,220,000. Section 5. Special Obligations. The Interim Note shall be a special limited obligation of the City payable solely from the Interim Loan Collateral Fund, revenues generated by the Project, or other revenues or funds of the Borrower pledged under the Interim Loan Agreement. The Interim Note does not constitute an indebtedness, liability, general or moral obligation (except to the extent of the assets pledged to the holder of the Interim Note pursuant to the Interim Loan Agreement) or a pledge of the faith and credit or any taxing power of the City, the State of Minnesota, or any political subdivision thereof. Section 6. Documents. The following documents have been submitted to the City for approval: (a) the Interim Loan Agreement; (b) the Interim Note; and (c) the Joint Powers Agreement. The foregoing documents to be executed by the City are hereinafter referred to as the “City Documents.” Section 7. Approval and Execution of Documents. The Mayor of the City and the City Administrator, or their absence, any member of the City Council of the City (the “City Officials”), are hereby authorized and directed to enter into, execute, and deliver the City Documents, together with any other documents necessary or convenient in connection with the issuance of the Interim Note (together with the City Documents, the “Documents”), and is hereby authorized and directed to execute and deliver the Interim Note in accordance with the terms of the Interim Loan Agreement. The City Documents shall be substantially in the form now on file with the City, with such necessary and appropriate variations, omissions, and insertions as do not materially change the substance thereof, or as the Finance Director or the City Administrator, in their discretion, shall determine, and the execution and delivery thereof by the City Officials shall be conclusive evidence of such determination. All the provisions of the Documents, when executed as authorized herein, shall be deemed to be a part of this resolution as fully and to the same extent as if incorporated verbatim herein and shall be in full force and effect from the date of execution and delivery thereof. 5 Section 8. Additional Certificates, Instruments and Documents. The City Officials are hereby authorized to execute and deliver, on behalf of the City, such other certificates, instruments, and other documents as are necessary, customary, or appropriate in connection with the issuance, sale, and delivery of the Interim Note, or are necessary to establish the validity or enforceability of the Interim Note, or are required by bond counsel to establish the validity or enforceability of the Interim Note. Section 9. Limited Liability. All covenants, stipulations, obligations, and agreements of the City contained in this resolution and the aforementioned certificates, instruments, and Documents shall be deemed to be the covenants, stipulations, obligations, and agreements of the City to the full extent authorized or permitted by law, and all such covenants, stipulations, obligations, and agreements shall be binding upon the City. No covenant, stipulation, obligation, or agreement herein contained or contained in the aforementioned certificates, instruments, or Documents shall be deemed to be a covenant, stipulation, obligation, or agreement of any member of the City Council of the City, or any officer, agent, or employee of the City in that person’s individual capacity, and neither the City Council of the City nor any officer or employee executing the Interim Note shall be liable personally on the Interim Note or be subject to any personal liability or accountability by reason of the issuance thereof. No provision, covenant, or agreement contained in the aforementioned certificates, instruments, or Documents, or in the Interim Note, or in any other document related to the Interim Note, and no obligation therein or herein imposed upon the City or the breach thereof, shall constitute or give rise to any pecuniary liability of the City or any charge upon its general credit or taxing powers. The Interim Note shall never constitute indebtedness of the City within the meaning of any provision or limitation of the Minnesota Constitution or statutes and shall not constitute or give rise to any pecuniary liability of the City or any charge upon its general credit or taxing powers. In making the agreements, provisions, covenants, and representations set forth in such documents, the City has not obligated itself to pay or remit any funds or revenues, other than funds and revenues derived from the Interim Loan Agreement and which are to be applied to the payment of the Interim Note, as provided therein. Section 10. Third Parties. Except as herein otherwise expressly provided, nothing in this resolution or in the aforementioned documents expressed or implied, is intended or shall be construed to confer upon any person or firm or corporation, other than the City or any owner of the Interim Note issued under the provisions of this resolution any right, remedy, or claim, legal or equitable, under and by reason of this resolution or any provision hereof, this resolution, the aforementioned documents, and all of their provisions being intended to be and being for the sole and exclusive benefit of the City and any owner from time to time of the Interim Note issued under the provisions of this resolution. Section 11. Invalid Provisions. In case any one or more of the provisions of this resolution or any of the Documents shall for any reason be held to be illegal or invalid, such illegality or invalidity shall not affect any other provision of this resolution or of the Documents, but this resolution and the Documents shall be construed and endorsed as if such illegal or invalid provision had not been contained therein. 6 Section 12. Note Recital. The Interim Note, when executed and delivered, shall contain a recital that it is issued pursuant to the Act, and such recital shall be conclusive evidence of the validity of the Interim Note and the regularity of the issuance thereof and that all acts, conditions, and things required by the laws of the State of Minnesota relating to the adoption of this resolution, to the issuance of the Interim Note, and to the execution of the aforementioned documents to happen, exist, and be performed precedent to and in the enactment of this resolution, and precedent to issuance of the Interim Note, and precedent to the execution of the aforementioned documents have happened, exist, and have been performed as so required by law. Section 13. City Officials. The City Officials are hereby authorized to do all acts and things required of him or her by or in connection with this resolution, the aforementioned certificates, instruments, or Documents, and the Interim Note for the full, punctual, and complete performance of all the terms, covenants, and agreements contained in the Interim Note, the aforementioned certificates, instruments, and Documents, and this resolution. If any person whose signature appears on any of the foregoing certificates, instruments, or Documents shall cease to be a City Official before the date of issuance of the Interim Note, such signature shall, nevertheless, be valid and sufficient for all purposes. Section 14. Future Amendments. The authority to approve, execute and deliver future amendments to the Documents relating to the Interim Note is hereby delegated to the City Administrator, subject to the following conditions: (a) the holder of the Interim Note has consented to such amendment (if such Noteholder consent is required); (b) such amendments do not materially adversely affect the interests of the City; (c) such amendments do not contravene or violate any policy of the City; and (d) such amendments are acceptable in form and substance to bond counsel or other counsel retained by the City to review such amendments. The authorization hereby given shall be further construed as authorization for the execution and delivery of such certificates and related items as may be required to demonstrate compliance with the agreements being amended and the terms of this resolution. The execution of any instrument by the City Administrator shall be conclusive evidence of the approval of such instruments in accordance with the terms hereof. Section 15. Costs. The Borrower will pay the administrative fees of the City and pay, or, upon demand, reimburse the City for payment of, any and all costs incurred by the City in connection with the Project and the issuance of the Interim Note and Interim Loan, whether or not the Interim Note or Interim Loan are issued. It is understood and agreed by the Borrower that the Borrower shall indemnify the City against all liabilities, losses, damages, costs, and expenses (including attorney’s fees and expenses incurred by the City) arising with respect to the Project and the Interim Note, as provided for and agreed to by and between the Borrower and the City in the Interim Loan Agreement Section 16. Effective Date. This resolution shall be in full force and effect from and after its passage. 7 175504044v2 The motion for the adoption of the foregoing resolution was duly seconded by Council Member _______________________ and, after full discussion thereof and upon a vote being taken thereon, the following Council Members voted in favor thereof: 175166065v4 Error! Unknown document property name. CITY OF COTTAGE GROVE, MINNESOTA Pursuant to Minnesota Statutes, Chapter 462C, as amended (the “Act”), the City of Cottage Grove, Minnesota (the “City”) is authorized to develop and administer a housing program to provide for the financing of the acquisition and preparation of a site and the construction of a new development for the purpose of providing a multifamily housing development under the circumstances and within the limits set forth in the Act. Section 462C.07 of the Act provides that such programs for multifamily housing developments may be financed by revenue bonds or obligations issued by the City. The City has received a proposal that it approve a program providing for the th (the “Project”). The of the Project is to be funded in part through the issuance by the City of one or more series of revenue bonds or other obligations, as taxable or tax-exempt obligations, in the approximate aggregate principal amount not to exceed $50,000,000 (the “Obligations”), the proceeds of which will be loaned to Cottage Grove AH I, LLLP, a Minnesota limited liability limited partnership or another affiliate of Real Estate Equities, LLC (the “Borrower”). All of the dwelling units of the Project will be subject to occupancy limits imposed by federal income tax law and regulations such that only persons and families within designated income limits will be permitted to occupy such units. The Project will be undertaken in accordance with the requirements of Section 462C.05, subdivisions 1 and 2 of the Act. The specific activities described in this Program will be undertaken to further the policies and goals consistent with the housing portion of the comprehensive plan for the City and as otherwise outlined herein. The City hereby relies on the analysis of how this proposed Project will meet the needs of low and moderate-income families as shown in the comprehensive market study prepared as part of Borrower’s application for federal low-income housing tax credits. Section A. Definitions. The following terms used in this Program shall have the following meanings, respectively: “Act” shall mean Minnesota Statutes, Chapter 462C, as currently in effect and as the same may be from time to time amended. “Borrower” shall mean Cottage Grove AH I, LLLP, a Minnesota limited liability limited partnership or another affiliate of Real Estate Equities, LLC “City” shall mean the City of Cottage Grove, Minnesota. “Code” shall mean the Internal Revenue Code of 1986, as amended, and the treasury regulations promulgated thereunder. “County” shall mean Washington County, Minnesota. 175166065v4 2 “Housing Unit” shall mean any one of the dwelling units to be located in the Project, occupied by one or more persons or a family, and containing complete living facilities. th 175166065v4 3 Section D. Monitoring Methods. No special monitoring by the City is anticipated to be necessary in connection with the acquisition, construction, and equipping of the Project, but any such monitoring will be provided or arranged by the Borrower. Insofar as the City will be contracting with underwriters, legal counsel, bond counsel, trustees, purchasers, and others, all of whom will be reimbursed from bond proceeds and revenues generated by the Program, no administrative costs will be paid by the City with respect to this Program. Proceeds of the Obligations proposed to be issued to finance the Project are expected by the Borrower to be held and disbursed by a third party or the trustee for the Obligations, and it is believed the disbursement procedure exercised by such parties and the oversight exercised by certain other parties will be adequate to ensure that the financing of the Project as presented is in fact carried out. To ensure continuing compliance with certain rental and occupancy restrictions imposed by the Act and Section 142(d) of the Code (including the requirement that a portion of the Housing Units be occupied by families of low and moderate income) and to ensure continuing compliance with any similar restrictions imposed by the City, the City, the Borrower, a trustee, and/or an institutional lender will enter into a regulatory agreement (the “Regulatory Agreement”). 175166065v4 4 the total costs of the Project and the principal amount of the Obligations available to finance the Project. The costs of the Project may change between the date of preparation of this Program and the date of issuance of the Obligations. The Obligations are expected to be issued in the fourth quarter of 2025. The issuance of the Obligations shall be subject to final approval by the City Council of the City in its sole and absolute discretion. 175259718v3 INTERIM LOAN AGREEMENT between THE CITY OF COTTAGE GROVE, MINNESOTA as Issuer, COTTAGE GROVE AH I, LLLP, as Borrower, and BRIDGEWATER BANK, as Lender Dated as of August 29, 2025 th Street 175259718v3 ii 175259718v3 iii Section 7.9 Assignment by Issuer and Survivorship of Obligations. ......................................19 Section 7.10 Required Approvals. .............................................................................................19 Section 7.11 Termination Upon Retirement of Note.. ...............................................................19 175259718v3 INTERIM LOAN AGREEMENT THIS INTERIM LOAN AGREEMENT (the “Agreement”), dated as of August 29, 2025, is entered into between the CITY OF COTTAGE GROVE, MINNESOTA, a statutory city, municipal corporation, and political subdivision duly organized and existing under the Constitution and laws of the State of Minnesota (the “Issuer”), COTTAGE GROVE AH I, LLLP, a Minnesota limited liability limited partnership (the “Borrower”), and BRIDGEWATER BANK, a Minnesota banking corporation (the “Lender”), AND witnesses that: WHEREAS, this Agreement is executed by the parties to memorialize a taxable single advance term loan by the Lender to the Issuer, in the principal amount of $8,220,000 (the “Interim Loan”), as evidenced by a note from the Issuer to the Lender (the “Note”), in the interim period between the redemption of the Original Bonds (as hereinafter defined) of the Washington County Community Development Agency, a body corporate and politic validly existing under the laws of the State of Minnesota (the “Recycled Bond Issuer” or “Original Bond Issuer”), and the issuance of the Bonds (as hereinafter defined) by the Issuer, and for the preservation and recycling of tax-exempt private activity bond volume cap Volume Cap State pursuant to Section 146(i)(6) of Code ; and WHEREAS, Minnesota Statutes, Chapters 462C and 474A, as amended (collectively, the “Act”), authorizes cities to issue revenue obligations to finance and refinance the acquisition, rehabilitation, renovation, construction and equipping of multifamily housing developments; and WHEREAS, Minnesota Statutes, Section 471.59 et seq. (the “Joint Powers Act”) provides that two or more governmental units, by agreement entered into through action of their governing bodies, may jointly or cooperatively exercise any power common to the contracting parties and may provide for the exercise of such power by one of the participating governmental units; and WHEREAS, the City Council of the Issuer adopted Resolution No. 2025-118 on August 20, 2025 (the “Note Resolution”), authorizing: (i) the issuance of one or more series of its multifamily housing revenue bonds or other obligations, pursuant to the Act, in an aggregate principal amount not to exceed $50,000,000 (the “Bonds”), using, in part recycled Volume Cap from the Original Bonds previously issued by the Recycled Bond Issuer and the loan of the proceeds of the Bonds to the Borrower to finance the acquisition, construction, and equipping of an approximately 164-unit multifamily rental housing development and facilities functionally related and subordinate thereto, to be located at or about th City of Cottage Grove, Minnesota, with an expected assigned address of 10015 Hamlet Avenue, Cottage Grove, Minnesota (the “Project”), and (ii) the incurrence of the Interim Loan (as hereinafter described) in the principal amount of $8,220,000 and the issuance of the Note (as hereinafter described) to evidence such obligation; and WHEREAS, Tax-Exempt Obligations WHEREAS, the Issuer submitted an application to the State of Minnesota Department of Management and Budget (“MMB”) for a Volume Cap allocation and received Certificate of Allocation No. 514 from MMB allocating tax-exempt bonding authority of the State of Minnesota to the Issuer in the amount of $30,250,000 for the Project; and 175259718v3 WHEREAS, the Borrower has represented to the Issuer that the portion of the Tax-Exempt Obligations exceeding $30,250,000 (the “Recycled Portion”) meets the criteria to reuse Volume Cap from the Multifamily Housing Revenue Bonds (Cottage Grove Bluestem Project), Series 2024, previously issued by the Recycled Bond Issuer on March 18, 2024 in the original aggregate principal amount of $8,220,000 (the “Original Bonds”), as provided in Section 146(i)(6) of the Code; and WHEREAS, the Recycled Bond Issuer loaned the proceeds of the Original Bonds (the “Original Loan”) to Cottage Grove Senior Limited Partnership, a Minnesota limited partnership (the “Original Borrower”) and at least 95% of the proceeds thereof were used to provide a qualified residential rental project as that term is defined in Section 142(d) of the Code, as evidenced on the Form 8038, Information Return for Tax-Exempt Private Activity Bond Issues filed for the Original Bonds; and WHEREAS, pursuant to that certain Joint Powers Agreement (the “Joint Powers Agreement”), dated the date hereof, between the Recycled Bond Issuer and the Issuer, and acknowledged and consented to by the Borrower, the Recycled Bond Issuer consented to the deemed redirection of $8,220,000 of Original Borrower funds intended for repayment of a portion of the Original Loan (the “Original Loan Repayment”) for deposit in the Collateral Fund (as hereinafter defined) and authorized the tender and redemption of the outstanding principal amount of the Original Bonds from the proceeds of the Interim Loan, and the Issuer stated its intent to reuse a portion of the Volume Cap from the Original Bonds (the “Recycled Volume Cap”) in the amount of $8,220,000 for the purpose of financing a portion of the costs of the Project, and thereby provide a new loan (the “New Loan”) for a project described in Section 142(d) of the Code, and the Recycled Bond Issuer authorized such reuse of Recycled Volume Cap; and WHEREAS, to facilitate the preservation and recycling of Volume Cap from the Original Bonds, the Original Borrower will have been deemed to have redirected the Original Loan Repayment to the Lender in exchange for the deposit of an equal amount of Note proceeds with the Original Bond Trustee (as hereinafter defined) for the redemption of the Original Bonds; and WHEREAS, the Lender will be deemed to have deposited the Original Loan Repayment received from the Original Borrower in a segregated account in the name of the Borrower for the benefit of the Issuer (the “Collateral Fund”) as cash collateral to secure the Interim Loan pursuant to this Agreement; and WHEREAS, the Original Bonds are subject to mandatory tender for purchase on September 1, 2025 and will be tendered for purchase and redeemed on September 1, 2025 or on the next succeeding business day (the “Redemption Date”) in accordance with the terms of that certain Indenture of Trust, dated as of March 1, 2024 (the “Original Bond Indenture”), by and between the Recycled Bond Issuer and U.S. Bank Trust Company, National Association (the “Original Bond Trustee”); and WHEREAS, on the Redemption Date, the Issuer will draw $8,220,000 of principal on the Interim Loan to redeem a portion of the outstanding principal amount of the Original Bonds, as authorized under the Joint Powers Agreement, and the Original Bond Trustee will apply such amount to the redemption of the Original Bonds in accordance with the Original Bond Indenture; and WHEREAS, after redemption of the Original Bonds, the Volume Cap therefrom will be reused by Issuer to issue the Recycled Portion of the Tax-Exempt Obligations; and WHEREAS, upon the issuance of the Bonds by the Issuer, the Recycled Portion will be used to repay the Interim Loan, and the Original Loan Repayment on deposit in the Collateral Fund will be transferred to the project fund for the Bonds and thereby used by Issuer to provide the New Loan to the 175259718v3 Borrower for the Project pursuant to one or more loan agreements between the Issuer and the Borrower to be executed in connection with the Bonds; and 175259718v3 New Loan: the loan to be made by the Issuer to the Borrower in the aggregate principal amount of $8,220,000 for the Project from the Original Loan Repayment on deposit in the Collateral Fund pursuant to one or more loan agreements between the Issuer and the Borrower to be executed in connection with the Bonds; Note: the promissory note, designated Taxable Multifamily Housing Revenue Refunding Note (Interim Loan), Series 2025, in the original principal amount of $8,220,000, issued by the Issuer pursuant to the Note Resolution and this Agreement; Note Documents: this Agreement, the Joint Powers Agreement, the Guaranty, the Pledge Agreement, a UCC Financing Statement perfecting the security interest granted pursuant to the Pledge Agreement, and the Note Resolution; Note Resolution: Resolution No. 2025-118 adopted by the City Council of the Issuer on August 20, 2025, authorizing the Interim Loan and the issuance of the Note to evidence such loan, all pursuant to the Act and the Joint Powers Agreement; Original Bond Indenture: the Indenture of Trust dated as of March 1, 2024, between the Recycled Bond Issuer and the Original Bond Trustee, as amended or supplemented from time to time; Original Bond Issuer: The Washington County Community Development Agency, a body corporate and politic validly existing under the laws of the State of Minnesota; Original Borrower: Cottage Grove Senior Limited Partnership, a Minnesota limited partnership, its successors and assigns, and any surviving, resulting or transferee business entity; Original Bond Trustee: U.S. Bank Trust Company, National Association, a national banking institution; Original Bonds: the Multifamily Housing Revenue Bonds (Cottage Grove Bluestem Project), Series 2024, previously issued by the Original Bond Issuer on March 18, 2024 in the original aggregate principal amount of $8,220,000; Partnership Agreement: the Limited Partnership Agreement of the Borrower dated as of August 12, 2025, as the same may be amended or supplemented from time to time in accordance with its terms. Payoff Date: January 29, 2026; Person: any individual, corporation, partnership (general, limited, or limited liability), joint venture, association, trust, unincorporated organization, or government or any agency or political subdivision thereof; Pledge Agreement: the Pledge Agreement – Deposit Account by the Borrower for the benefit of the Lender, dated as of August 29, 2025; Principal Balance of the Note: has the meaning set forth in the Note; Project: the acquisition, construction, and equipping of an approximately 164-unit multifamily rental housing development and facilities functionally related and subordinate thereto, to be located at or about the southeast corner of Hadley Avenue South and 100th Street South in the City of Cottage Grove, 175259718v3 Minnesota, with an expected assigned address of 10015 Hamlet Avenue, Cottage Grove, Minnesota; (1) This Agreement shall be interpreted in accordance with and governed by the laws of the State. (2) The words “herein” and “hereof” and words of similar import, without reference to any particular section or subdivision, refer to this Agreement as a whole rather than to any particular section or subdivision hereof. (3) References herein to any particular section or subdivision hereof are to the section or subdivision of this instrument as originally executed. (4) Where the Borrower is permitted or required to do or accomplish any act or thing hereunder, the Borrower may cause the same to be done or accomplished with the same force and effect as if done or accomplished by the Borrower. (5) The Table of Contents and titles of articles and sections herein are for convenience only and are not a part of this Agreement. (6) Unless the context hereof clearly requires otherwise, the singular shall include the plural and vice versa and the masculine shall include the feminine and vice versa. (7) Articles, sections, subsections and clauses mentioned by number only are those so numbered which are contained in this Agreement. REPRESENTATIONS (1) The Issuer is a statutory city, municipal corporation, and political subdivision duly organized and existing under the laws of the State and is authorized to issue the Note pursuant to the Act; 175259718v3 (2) There is no pending or, to the actual knowledge of the undersigned representatives of the Issuer, without inquiry or investigation, threatened suit, action or proceeding against the Issuer before any court, arbitrator, administrative agency or other governmental authority that challenges the Issuer’s execution and delivery of the Note Documents to which it is a party; (3) To the actual knowledge of the undersigned, without inquiry or investigation, the execution and delivery of the Note Documents by the Issuer will not constitute a breach of or default under any existing (a) provision of any special legislative act, constitutional or other proceedings relating to the establishment of the Issuer or (b) agreement, indenture, mortgage, lease or other instrument to which the Issuer is a party or by which it is bound; (4) No proceeding of the Issuer for the issuance, execution or delivery of the Note Documents has been repealed, rescinded, amended or revoked; and (5) The Issuer hereby represents and warrants to the Lender that the Issuer has not assigned or encumbered its right, title and interest in this Agreement. Section 2.2 Representations by the Borrower. The Borrower makes the following representations as the basis for its covenants herein: (1) The Borrower is a limited liability limited partnership duly formed under the laws of the State, is in good standing and duly authorized and qualified to conduct its business in the State, is duly authorized to conduct its business in all states where its activities require such authorization, has power to enter into this Agreement and the Pledge Agreement, and by proper organizational action has authorized the execution and delivery of this Agreement and the Pledge Agreement; (2) The execution and delivery of this Agreement and the Pledge Agreement, and the consummation of the transactions contemplated hereby and thereby, and the fulfillment of the terms and conditions hereof and thereof do not and will not conflict with or result in a breach of any of the terms or conditions of the Borrower’s organizational documents, any restriction or any agreement or instrument to which the Borrower or any of its partners is now a party or by which it is bound or to which any property of the Borrower is subject, and do not and will not constitute a default under any of the foregoing or a violation of any order, decree, statute, rule or regulation of any court or of any state or federal regulatory body having jurisdiction over the Borrower or its properties, and do not and will not result in the creation or imposition of any lien, charge or encumbrance of any nature upon any of the property or assets of the Borrower contrary to the terms of any instrument or agreement to which the Borrower is a party or by which it is bound; (3) There are no actions, suits, or proceedings pending or, to the knowledge of the Borrower, threatened against or affecting the Borrower or any property of the Borrower in any court or before any federal, state, municipal or other governmental agency, which, if decided adversely to the Borrower, would have a material adverse effect upon the Borrower or upon the business or properties of the Borrower, and the Borrower is not in default with respect to any order of any court or governmental agency; (4) The Borrower is not in default in the payment of the principal of or interest on any indebtedness for borrowed money nor in default under any instrument or agreement under and subject to which any indebtedness for borrowed money has been issued; 175259718v3 (5) The Borrower has filed all federal and state income tax returns which, to the knowledge of the Borrower, are required to be filed and has paid all taxes shown on said returns and all assessments and governmental charges received by the Borrower to the extent that they have become due; (6) The Borrower and the Project will comply with all provisions of the Act, including without limitation any notice and filing requirements imposed under the Act; and (7) The General Partner is a limited liability company duly organized under the laws of the State, is in good standing and duly authorized and qualified to conduct its business in the State, is duly authorized to conduct its business in all states where its activities require such authorization, has power and authority to enter into the Partnership Agreement, has power to execute and deliver, and by proper organizational action has authorized the execution and delivery of, this Agreement and the Pledge Agreement on behalf of the Borrower as its general partner. Section 2.3 Representations by the Lender. The Lender makes the following representations as the basis for its covenants herein: (1) The Lender has sufficient knowledge and experience in business and financial matters in general, including the purchase and ownership of non-rated municipal conduit revenue obligations and investments such as the Note in particular, to enable the Lender to evaluate the risks involved in an investment in the Note, the credit of the Borrower, the collateral and the Note terms. The Lender will make its own independent credit analysis and decision to purchase the Note based on independent examination and evaluation of the transaction and the information deemed appropriate, without reliance on the Issuer or its respective affiliates, directors, officers, employees, attorneys or agents. (2) The Lender acknowledges that no credit rating has been sought or obtained with respect to the Note. (3) The Lender has authority to acquire the Note and to execute this Agreement and any other instruments and documents required to be executed by the Lender in connection with its acquisition of the Note. (4) The Lender understands that no official statement, prospectus, offering circular, or other comprehensive offering statement is being provided with respect to the Note or this Agreement. The Lender has made its own inquiry and analysis with respect to the Issuer, the Borrower, the Note and the security therefor, and other material factors affecting the security for and payment of the Note. (5) The Lender acknowledges that it has either been supplied with or been given access to information, including financial statements and other financial information, regarding the Borrower, to which a reasonable investor would attach significance in making investment decisions, and has had the opportunity to ask questions and receive answers from knowledgeable individuals concerning the Borrower, the Note and the security therefor, so that as a reasonable investor, it has been able to make its decision to purchase the Note. (6) The Lender acknowledges that it has reviewed information, including financial statements and other financial information regarding the Borrower, the Project, and the Note and the security therefor. 175259718v3 (7) The Lender acknowledges that the Issuer has not provided any financial information regarding the Borrower or the Project, nor has the Issuer made any representation or warranty concerning the accuracy or completeness of any information furnished in connection with the purchase by the Lender of the Note. Accordingly, the Lender has not relied upon the Issuer as to the accuracy or completeness of any information. As a sophisticated investor, the Lender has made its own decision to purchase the Note based solely upon its own inquiry and analysis. In purchasing the Note, the Lender is not relying on any representations of the Issuer with respect to the financial quality of the Note. The Lender is relying solely on the statements and representations of the Borrower and on the Lender’s own knowledge and investigation of the facts and circumstances relating to the Note. (8) The Lender understands that (i) the Note is a special, limited obligation of the Issuer payable solely by the Borrower, (ii) under no circumstances shall the Issuer be obligated for payment of the Note, (iii) the Note is not a general or moral obligation of the Issuer and no property or assets of any kind or nature of the Issuer are available to pay the principal of or interest on the Note except the revenues and security expressly pledged to payment of the principal of and interest on the Note as set forth in this Agreement, and (iv) the Note does not constitute a debt of the Issuer and shall not be deemed to constitute a debt or liability of the Issuer, the State, or any political subdivision thereof within the meaning of any State constitutional provision or statutory limitation, and shall not constitute a pledge of the full faith and credit of the Issuer, the State, or of any political subdivision thereof. The issuance of the Note shall not, directly, indirectly, or contingently obligate the Issuer, the State, or any political subdivision thereof to levy any form of taxation therefor or to make any appropriation for their payment. (9) The Lender understands that the Note has not been registered pursuant to the Securities Act of 1933, as amended (the “1933 Act”). The Lender acknowledges that the Note (i) is not being registered or otherwise qualified for sale under the “blue sky” laws and regulations of any state, (ii) will not be listed on any securities exchange, (iii) will not carry a rating from any rating service, and (iv) is not likely to be readily marketable. (10) The Lender acknowledges that the Note is a taxable obligation and is not a “qualified tax-exempt obligation” under Section 265(b) of the Code. (11) The Lender states that: (a) it is (i) an “accredited investor” within the meaning of Rule 501(a)(1) of Regulation D under the 1933 Act, or (ii) a “Qualified Institutional Buyer” as defined in Rule 144A under the 1933 Act; (b) it is capable of evaluating credit risks and market value independently, both in general and with regard to transactions and credit strategies in municipal securities. (12) The Lender acknowledges that it is purchasing the Note from the Issuer for the purchase price of $8,220,000. The Lender is not acting as an Underwriter (as defined below) with respect to the Note. The Lender is purchasing the Note solely for its own account for loan purposes only, with a present intent to hold the securities until maturity, early redemption or mandatory tender, and not with a present view to, or in connection with, any distribution, resale, pledging, fractionalization, subdivision or other disposition thereof (subject to the understanding that disposition of Lender’s property will remain at all times within its control). (a) “Underwriter” means (i) any person that agrees pursuant to a written contract with the Issuer (or with the lead underwriter to form an underwriting syndicate) to participate in the initial sale of the Note to the Public, and (ii) any person that agrees pursuant to a written 175259718v3 contract directly or indirectly with a person described in clause (i) of this paragraph to participate in the initial sale of the Note to the Public (including a member of a selling group or a party to a retail distribution agreement participating in the initial sale of the Note to the Public). (b) “Public” means any person (including an individual, trust, estate, partnership, association, company, or corporation) other than an Underwriter or a related party. The term “related party” for purposes hereof means, with respect to a Lender of the Note, if the Underwriter and the Lender are subject, directly or indirectly, to (i) more than 50% common ownership of the voting power or the total value of their stock, if both entities are corporations (including direct ownership by one corporation of another); (ii) more than 50% common ownership of their capital interests or profits interests, if both entities are partnerships (including direct ownership by one partnership of another); or (iii) more than 50% common ownership of the value of the outstanding stock of the corporation or the capital interests or profit interests of the partnership, as applicable, if one entity is a corporation and the other entity is a partnership (including direct ownership of the applicable stock or interests by one entity of the other). (13) The Lender understands that the Note may be transferred or pledged only to a person who certifies it is (a) a “qualified institutional buyer” as defined in Rule 144A promulgated under the 1933 Act, that purchases for its own account or for the account of a qualified institutional buyer, or (b) an “accredited investor” as defined in Rule 501 of Regulation D under the 1933 Act and subject to compliance with all applicable securities registration, broker, anti-fraud and other provisions of applicable state and federal laws, with full and accurate disclosure of all material facts to the prospective assignee(s) and participant(s), and under applicable exemptions from federal and state registration statement requirements and upon delivery to the Issuer of an investor letter in substantially the form of this Section 2.3. (14) The Lender will indemnify or otherwise hold harmless the Issuer and its officers and employees from all damages, losses or claims relating to Lender’s misrepresentations or failure to comply with the representations of this Section 2.3. Such indemnification shall survive payment of the Note. ARTICLE 3 THE INTERIM LOAN Section 3.1 Amount and Source of Interim Loan. The Issuer has authorized the incurrence of the Interim Loan in the principal amount of $8,220,000 and the issuance of the Note to evidence such obligation, and has authorized the deposit of the Original Loan Repayment in the Collateral Fund as security for the Interim Loan, to facilitate the recycling and preservation of Volume Cap from the Original Bonds for reuse by the Issuer in issuing the Recycled Portion of the Bonds to finance the Project. The Lender agrees to advance proceeds of the Interim Loan to the Issuer on the Redemption Date, and the Borrower agrees to secure the Interim Loan by depositing in the Collateral Fund the Original Loan Repayment, upon satisfaction of all the terms and conditions set forth herein and such other supporting documentation as the Lender may reasonably require. Section 3.2 Documents Required Prior to Disbursement of the Interim Loan. Prior to any advance of Interim Loan, the Issuer and the Borrower shall deliver to the Lender executed copies of the following: (1) The Note. 175259718v3 (2) This Agreement. (3) The Joint Powers Agreement. (4) The Pledge Agreement. (5) The Guaranty. (6) The Note Resolution. (7) The approving resolution of the Borrower. (8) Certificate of good standing for the Borrower of recent date issued by the Secretary of State of Minnesota. (9) Copies of the organizational documents of the Borrower, certified by the Secretary of State of Minnesota, (together with copies of all amendments thereto) certified by the Borrower, to be true and correct copies of such instruments. (10) An opinion of Bond Counsel to the effect that the Issuer has duly authorized the Interim Loan and the Note. (11) Any other items reasonably required by the Lender. Section 3.3 Repayment. The Issuer agrees to repay the Interim Loan with the proceeds of the Recycled Portion of the Bonds by the Payoff Date; provided that if the Bonds are not issued within such period, the Borrower agrees that the Original Loan Repayment held by the Lender in the Collateral Fund shall be used to repay the Interim Loan, and if a sufficient amount is not available in the Collateral Fund for such purpose, the Borrower shall cause to be paid to the Lender such additional amount as is required to repay the entire principal of and accrued interest, if any, on the Interim Loan. All payments shall be made directly to the Lender at its principal office for the account of the Issuer. In addition, the Borrower shall also pay the reasonable fees and expenses of (i) the Lender, including the Lender’s origination fee and the reasonable fees and expenses of the Lender’s counsel, (ii) the Issuer, including the Issuer’s administrative fee and reasonable fees and expenses of the Issuer’s counsel, including Bond Counsel, and (iii) the Recycled Bond Issuer, including the Recycled Bond Issuer’s administrative fee and reasonable fees and expenses of the Recycled Bond Issuer’s counsel in connection with the incurrence of the Interim Loan and issuance of the Note. Concurrent with the closing of the Interim Loan, Borrower shall deposit the amount of $55,000.00 into a deposit account held at the Lender in the name of the Borrower (“Interest Reserve”), which Lender may automatically advance from the same for interest payments due under the Note during the interest only period. Borrower acknowledges that Lender may automatically deduct monthly payments directly from the Interest Reserve and the failure of the amount of the Interest Reserve to be sufficient to cover all interest during the term of the Interim Loan shall not alleviate Borrower’s obligation to timely make payments under the Note. Section 3.4 Borrower’s Obligations Unconditional. All payments required of the Borrower hereunder shall be paid without notice or demand and without setoff, counterclaim, abatement, deduction or defense. The Borrower will not suspend or discontinue any payments, and will perform and observe 175259718v3 all of its other agreements in this Agreement and, except as expressly permitted herein, will not terminate this Agreement for any cause, including but not limited to any acts or circumstances that may constitute failure of consideration, destruction or damage to the Project, eviction by paramount title, commercial frustration of purpose, bankruptcy or insolvency of the Issuer or the Lender, change in the tax or other laws or administrative rulings or actions of the United States of America or of the State or any political subdivision thereof, or failure of the Issuer to perform and observe any agreement, whether express or implied, or any duty, liability or obligation arising out of or connected with this Agreement or the Note. (1) There is hereby created a segregated account in the name of the Borrower for the benefit of the Issuer designed the “Collateral Fund” into which the Lender shall deposit the Original Loan Repayment received from the Original Bond Trustee on behalf of the Original Borrower on the Closing Date as cash collateral to secure the Interim Loan pursuant to this Agreement. (2) Pursuant to this Agreement, the Joint Powers Agreement, the Note Resolution, the Act, and the Joint Powers Act, the Issuer hereby authorizes the Lender to advance to the Original Bond Trustee the proceeds of the Interim Loan in an amount equal to the $8,220,000, to redeem and prepay a portion of the Original Bonds on the Redemption Date. (3) Interest earnings on amounts held in the Collateral Fund, if any, shall be disbursed to the Lender on or prior to each interest payment date and applied as a credit against Interim Loan repayments. (1) The Borrower agrees to indemnify, defend and hold harmless the Issuer and Lender and their respective employees, commissioners, officers and agents (“Indemnified Parties”) against any and all losses, claims, damages or liability to which the Indemnified Parties may become subject under any law in connection with the issuance and sale of the Note, the carrying out of the transactions contemplated by this Agreement and the conduct of any activity in connection with the Project, including without limitation claims for which the Indemnified Parties may be or may be claimed to be liable unless such liability is due to the willful misconduct of such Indemnified Party, and to reimburse the Indemnified Parties for any out-of-pocket legal and other expenses (including reasonable counsel fees) incurred by the Indemnified Parties in connection with investigating any such losses, claims, damages or liabilities, or in connection with defending any actions relating thereto. The Indemnified Parties agree, at the request and expense of the Borrower, to cooperate in the making of any investigation in defense of any such claim and promptly to assert any or all of the rights and privileges and defenses identified in writing by the Borrower which may be available to the Indemnified Parties. These provisions shall survive payment of the Note and termination of this Agreement. 175259718v3 (2) If the Issuer incurs any expense or suffers any losses, claims or damages or incurs any liabilities in connection with the transaction contemplated by this Agreement, the Borrower will indemnify, defend, and hold harmless the Issuer from the same and will reimburse the Issuer for any reasonable legal or other expenses incurred by the Issuer in relation thereto. The Borrower shall also reimburse the Issuer for all other costs and expenses, including, without limitation, attorneys’ fees paid or incurred by the Issuer in connection with: (i) the discussion, negotiation, preparation, approval, execution and delivery of this Agreement and the documents and instruments related thereto; (ii) any amendments or modifications thereto and any document, instrument or agreement related thereto and the discussion, negotiation, preparation, approval, execution and delivery of any and all documents necessary or desirable to effect such amendments or modification; and (iii) the enforcement by the Issuer during the term of this Agreement or thereafter of any of the rights or remedies of the Issuer under this Agreement or any document, instrument or agreement related thereto, including, without limitation, costs and expenses of collection in the event of default, whether or not suit is filed with respect thereto. (3) The Borrower acknowledges and agrees that the Issuer shall not be liable to the Borrower, and releases and discharges the Issuer from any liability, for any and all losses, costs, expenses (including reasonable attorneys’ fees), damages, judgments, claims and causes of action, paid, incurred or sustained by the Borrower as a result of or relating to any action, or failure or refusal to act, on the part of the Issuer with respect to this Agreement or the documents and transaction related thereto, including, without limitation, the exercise by the Issuer of any of its rights or remedies pursuant to this Agreement or any related document and instrument. Section 4.2 Reports to Governmental Agencies. The Borrower shall furnish to agencies of the State, including but not limited to the Minnesota Housing Finance Agency, such periodic reports or statements, if any, as are required under the Act or Minnesota Statutes, Chapter 474A, as amended, or as they may otherwise reasonably require of the Issuer or the Borrower throughout the term of this Agreement in connection with the transaction contemplated herein; provided, however, the Issuer shall promptly notify the Borrower of any reports or statements being required by agencies of the State of which the Issuer has received notice to allow the Borrower a reasonable and adequate amount of time to prepare and submit any such reports or statements. Copies of such reports shall be provided, upon request, to the Issuer and, upon request, to the Lender. Section 4.3 Security for the Interim Loan. The Interim Loan is secured by the Original Loan Repayment deposited by the Borrower in the Collateral Fund. As additional security for the Interim Loan, and to induce the Issuer to incur the Interim Loan and issue and deliver the Note, the Borrower agrees to execute and deliver such other documents requested by the Lender, in such places and in such manner as the Lender deems necessary or desirable to perfect or protect the security interest of the Lender in and to the Project and other collateral referred to in such documents. Section 4.4 Notification of Changes. The Borrower covenants and agrees that it will promptly notify the Lender of: (a) any litigation which might materially and adversely affect the Borrower or the Project; (b) the occurrence of any Event of Default under this Agreement or under any other loan agreement, debenture, note, purchase agreement or any other agreement providing for the borrowing of money by the Borrower or any event of which the Borrower has knowledge and which, with the passage of time or giving of notice, or both, would constitute an Event of Default 175259718v3 under this Agreement or under such other agreements; and (c) any material adverse change in the operations, business, properties, assets or conditions, financial or otherwise, of the Borrower. Section 4.5 Audit Expenses. The Borrower agrees to pay any costs incurred by the Issuer or the Lender as a result of the Issuer’s or the Lender’s compliance with any audit, investigation, information request, or inquiry of any kind, random or otherwise, by the Internal Revenue Service, the Minnesota Department of Revenue, the Office of the State Auditor, the Municipal Securities Rulemaking Board, or any other state or federal entity, with respect to the Note or the Project. Section 4.6 Collateral Fund and Fund Balance. The Borrower shall maintain, or cause the maintenance of, the Collateral Fund in the amount of the Original Loan Repayment of $8,220,000. The Borrower shall cause an initial deposit of $8,220,000 to be made into the Collateral Fund on the Closing Date with the Original Loan Repayment transferred by the Original Bond Trustee from the collateral fund under the Original Bond Indenture. In addition, the Borrower shall cause an initial deposit of $55,000.00 to be made into the Interest Reserve on the Closing Date, which shall be used to pay interest on the Note in accordance with Section 3.3 herein. The Borrower shall cause to be deposited in the Collateral Fund such additional amount as may be necessary to cause the Lender to advance proceeds of the Interim Loan in a corresponding amount to redeem and prepay the Original Bonds on the Redemption Date. Amounts in the Collateral Fund may also be used to make up any deficiencies in debt service payments on the Note when due, and the Collateral Fund shall be collateral for the Interim Loan held by the Lender. The Collateral Fund and the Interest Reserve are pledged as collateral for the Interim Loan, and the balance in the Collateral Fund shall remain funded at $8,220,000 until the earlier of the date of issuance of the Bonds or the Payoff Date. If at any time the amount in the Collateral Fund is less than $8,220,000, the Lender shall request the amount of deficiency from the Borrower for deposit to the Collateral Fund. Within 1 day of the Lender’s written request to replenish the Collateral Fund, the Borrower shall make a deposit to replenish the full amount of the deficiency in the Collateral Fund. All income derived from the investment of amounts on hand in the Collateral Fund shall remain in and be credited as received to the Collateral Fund until such time as the balance therein (valued at the outstanding stated principal amount of investments therein) is equal to the Redemption Amount. Once the balance is equal to the Redemption Amount, interest earnings on amounts held in the Collateral Fund, if any, shall be disbursed to the Lender on or prior to each interest payment date and applied as a credit against Interim Loan repayments, in accordance with Section 3.5 hereof. Thereafter, all such investment income shall be transferred as received to the Borrower. Amounts in the Collateral Fund shall be transferred to the project fund for the Bonds upon the issuance thereof and the simultaneous payment in full of the Interim Loan from the proceeds of the Bonds or, if not previously used as aforesaid, shall be used to pay the Interim Loan in full on the Payoff Date and thereafter any excess in the Collateral Fund shall be returned to the Borrower. Section 4.7 Financial Information. The Borrower hereby agrees to provide to the Lender the following information: (a) Within ninety (90) days after the end of Borrower’s fiscal year, a set of financial statements for such fiscal year, including a balance sheet, statement of cash flow, profit and loss statement, yearly operating statement and related statements, certified to be true and correct by the Borrower, commencing with calendar year ending 2025; 175259718v3 (b) As soon as available and in any event within thirty (30) days after such returns are filed, which in any event shall be no later than October 25th each year, a copy of the federal and state income tax return of the Borrower (including all schedules and exhibits) or amendments thereto filed for the immediately preceding year; (c) Within ninety (90) days after the end of each calendar year, cause each Guarantor to furnish to Lender a personal financial statement along with a certification that the contents are true and correct for each Guarantor who is an individual for such calendar year, and each Guarantor who is an entity, business financial statements for such fiscal year, including a balance sheet, statement of cash flow, and profit and loss statement, reasonably acceptable to Lender, which statements shall fairly present the financial condition (including all guaranty and contingent obligations) of each Guarantor as of such date and in form and content previously submitted to Lender or such form and content reasonably requested by Lender; (d) As soon as available and in any event within thirty (30) days after such returns are filed, which in any event shall be no later than October 25th each year, a copy of the federal and state income tax return of each Guarantor (including all schedules and exhibits) or amendments thereto filed for the immediately preceding year; (e) Within 30 days of Lender’s request, interim financial statements for the Borrower for the time period requested by Lender, consisting of a balance sheet, statement of cash flow, profit and loss and related statements; and (e) Such other information as the Lender may reasonably request from time to time. ARTICLE 5 PREPAYMENT OF INTERIM LOAN Section 5.1 Prepayment at Option of Borrower. The Borrower may at its option prepay the Interim Loan, in whole or in part, by prepaying a like amount of the Principal Balance of the Note, but only in the manner, at the times and under the conditions provided in the Note. Section 5.2 Other Prepayment Provisions. The Interim Loan shall also be subject to prepayment if and to the extent the Note is subject to prepayment other than as described in Section 5.1. Section 5.3 Partial Prepayment. If the Interim Loan is prepaid hereunder only in part, the Lender shall apply any prepayment first against reasonable attorneys’ fees and collection costs, second against accrued interest due under the Note, and then against the Principal Balance due under the Note; and the Borrower shall continue to pay in full the monthly payments due under the Note until the entire Principal Balance and accrued interest due on the Note and any other charges or premiums due hereunder or under the Note have been paid. ARTICLE 6 EVENTS OF DEFAULT AND REMEDIES Section 6.1 Events of Default. Any one or more of the following events is an Event of Default continuing beyond the applicable cure period under this Agreement: 175259718v3 (1) If the Borrower shall fail to make (a) any payments required under Section 3.3 of this Agreement on the date due, or (b) any other payment due under this Agreement (except for payments required under Section 3.3 hereof) on or before the date that the payment is due, and such default continues for one (1) day after written notice given to the Borrower by the Issuer or the Lender as provided in the Note. (2) If the Borrower shall fail to observe and perform any other covenant, condition or agreement on its part under this Agreement for a period of thirty (30) days after written notice (a “Default Notice”), specifying such default and requesting that it be remedied, is given to the Borrower by the Issuer or the Lender, unless the Lender shall agree in writing to an extension of such time prior to its expiration, or for such longer period as may be reasonably necessary to remedy such default provided that the Borrower is proceeding with reasonable diligence to remedy the same, but not exceeding sixty (60) days after the Default Notice is given. (3) If the Borrower shall file a petition in bankruptcy or for reorganization or for an arrangement pursuant to any present or future federal bankruptcy act or any similar federal or state law, shall consent to the entry of an order for relief pursuant to any present or future federal bankruptcy act or under any similar federal or state law, or shall make an assignment for the benefit of its creditors or shall admit in writing its inability to pay its debts generally as they become due, or if a petition or answer proposing the entry of an order for relief of the Borrower under any present or future federal bankruptcy act or any similar federal or state law shall be filed in any court and such petition or answer shall not be discharged or denied within 90 days after the filing thereof, or a receiver, trustee or liquidator of the Borrower or of all or substantially all of the assets of the Borrower shall be appointed in any proceeding brought against the Borrower and shall not be discharged within 90 days after such appointment or if the Borrower shall consent to or acquiesce in such appointment, or if the estate or interest of the Borrower in the Project or a part thereof shall be levied upon or attached in any proceeding and such process shall not be vacated or discharged within 90 days after such levy or attachment; if the Borrower shall be dissolved or liquidated or shall be merged with or be acquired by another business entity without the prior written consent of the Issuer and the Lender. (4) If any representation or warranty made by the Borrower herein, or by an officer or representative of the Borrower in any document or certificate furnished the Lender or the Issuer in connection herewith or therewith or pursuant hereto or thereto, shall prove at any time to be, in any material respect, incorrect or misleading as of the date made. (5) If the Borrower shall default or fail to perform any covenant, condition or agreement on its part under the Pledge Agreement, the Note, or any other document securing the Note, and such failure continues beyond the period set forth in such documents during which the Borrower may cure the default. (6) If the Partnership Agreement of the Borrower shall be amended or modified without prior written consent of Lender, which shall not be unreasonably withheld, conditioned or delayed. Section 6.2 Remedies. Whenever any Event of Default referred to in Section 6.1 hereof shall have happened and be subsisting, any one or more of the following remedial steps, to the extent permitted by law, may be taken by the Issuer with the prior written consent of the Lender (except that rights arising under the sections listed in Section 7.9 hereof may not require such consent in order to be exercised by the Issuer) or by the Lender itself: 175259718v3 (1) The Issuer, upon written direction of the Lender, or the Lender may declare, upon 10 days’ written notice to the Borrower, all installments of the Interim Loan (being an amount equal to that necessary to pay in full the Principal Balance of plus accrued interest on the Note, assuming acceleration of the Note under the terms thereof, and to pay all other indebtedness thereunder) to be immediately due and payable, whereupon the same shall become immediately due and payable by the Borrower. (2) The Issuer, upon written direction of the Lender (except as otherwise provided in Section 7.9 herein), or the Lender (in either case at no expense to the Issuer) may take whatever action at law or in equity that may appear necessary or appropriate to collect the amounts then due and thereafter to become due under this Agreement, or to enforce performance and observance of any obligation, agreement or covenant of the Borrower under this Agreement. (3) The Lender’s obligation to advance any further amounts, if any, may terminate. Notwithstanding anything to the contrary contained herein or in any other instrument evidencing or securing the Interim Loan, the Lender may exercise the foregoing remedy upon the occurrence of an event that would constitute such an Event of Default but for the requirement that notice be given or that a period of cure or time elapse. (4) The Lender may disburse any amounts remaining in the Collateral Fund first towards payment of accrued interest owing on the Note and then to the Principal Balance of the Note in accordance with the terms of the Note. In addition, the Lender will have such remedies as are provided in the Pledge Agreement and the Guaranty upon an Event of Default under this Agreement. Section 6.3 Disposition of Funds. Notwithstanding anything to the contrary contained in this Agreement, any amounts collected pursuant to action taken under Section 6.2 hereof, shall, after deducting all expenses incurred in collecting the same, be applied as a prepayment of the Note in accordance with Section 5.1. Section 6.4 Manner of Exercise. No remedy herein conferred upon or reserved to the Issuer or Lender is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Issuer or the Lender to exercise any remedy reserved to either of them in this Article, it shall not be necessary to give any notice, other than such notice as may be herein expressly required. Section 6.5 Effect of Waiver. In the event any agreement contained in this Agreement should be breached by either party and the breach thereafter waived by the other party, such waiver shall be limited to the particular breach so waived and shall not be deemed to waive any other breach hereunder. Section 6.6 Attorneys’ Fees and Expenses. In the event the Borrower should default under any of the provisions of this Agreement and the Issuer or the Lender should employ attorneys or incur other expenses for the collection of amounts due hereunder or the enforcement of performance of any obligation or agreement on the part of the Borrower, the Borrower will on demand pay to the Issuer or the 175259718v3 Lender the reasonable fees and costs of such attorneys and such other expenses so incurred. th Street 175259718v3 Section 7.3 Severability. In the event any provision of this Agreement shall be held invalid or unenforceable by any court of competent jurisdiction, such holding shall not invalidate or render unenforceable any other provision hereof. Section 7.4 Amendments, Changes and Modifications. Except as otherwise provided in this Agreement, subsequent to the initial issuance of the Note and before the Note is satisfied and discharged in accordance with its terms, this Agreement may not be effectively amended, changed, modified, altered, or terminated without the written consent of the Lender. Section 7.5 Execution Counterparts. This Agreement may be simultaneously executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument. Section 7.6 Limitation of Issuer’s Liability. No covenant, provision or agreement of the Issuer herein or in the Note or in any other document executed by the Issuer (or any other party) in connection with the issuance, sale and delivery of the Note, or any obligation herein or therein imposed upon the Issuer or respecting the breach thereof, shall give rise to a pecuniary liability of the Issuer, its officers, employees or agents, or a charge against the Issuer’s general credit or taxing powers or shall obligate the Issuer, its officers, employees or agents, financially in any way except with respect to this Agreement and the application of revenues herefrom and the proceeds of the Note. The Note shall be and constitute only a special and limited revenue obligation of the Issuer, payable solely from the revenues pledged to the payment thereof pursuant to this Agreement, and the Note does not now and shall never constitute an indebtedness, a general or moral obligation or a loan of the credit of the Issuer, the State or any political subdivision thereof or a lien, charge or encumbrance, legal or equitable, against the Issuer’s general credit or taxing powers or any of the Issuer’s property. No failure of the Issuer to comply with any term, condition, covenant or agreement herein or in the Note shall subject the Issuer, its officers, employees or agents, to liability for any claim for damages, costs or other financial or pecuniary charges except to the extent that the same can be paid or recovered from this Agreement or revenues therefrom or proceeds of the Note. No execution on any claim, demand, cause of action or judgment shall be levied upon or collected from the general credit, general funds or taxing powers of the Issuer. In making the agreements, provisions and covenants set forth herein, the Issuer has not obligated itself except with respect to this Agreement and the application of revenues hereunder as hereinabove provided. It is further understood and agreed by the Borrower and the Lender that the Issuer, its officers, employees or agents shall incur no pecuniary liability hereunder and shall not be liable for any expenses related hereto, all of which the Borrower agrees to pay. If, notwithstanding the provisions of this Section, the Issuer, its officers, employees or agents incurs any expense, or suffers any losses, claims or damages or incurs any liabilities, the Borrower will indemnify and hold harmless the Issuer, its officers, employees or agents from the same and will reimburse the Issuer, its officers, employees or agents for any legal or other expenses incurred by the Issuer, its officers, employees or agents in relation thereto, and this covenant to indemnify, hold harmless and reimburse the Issuer, its officers, employees or agents shall survive delivery of and payment for the Note and expiration or termination of this Agreement. The liability of the Issuer is further restricted as provided in the Act. Section 7.7 Attorneys’ Fees and Costs. The Borrower shall reimburse the Issuer and Lender, upon demand, for all costs and expenses, including without limitation attorneys’ fees, paid or incurred by the Issuer and Lender in connection with (i) the discussion, negotiation, preparation, approval, execution and delivery of the Note, this Agreement, and the documents and instruments related hereto or thereto; (ii) any amendments or modifications to any of the foregoing documents, instruments or agreements and the discussion, negotiation, preparation, approval, execution and delivery of any and all documents necessary or desirable to effect such amendments or modifications; (iii) the servicing and administration of the 175259718v3 Interim Loan during the term hereof or thereafter; and (iv) the enforcement by the Issuer and Lender during the term hereof or hereafter of any of the rights or remedies of the Issuer and Lender hereunder or under the foregoing documents, or any document, instrument or agreement related hereto or thereto, including, without limitation, costs and expenses of collection in the Event of Default, whether or not suit is filed with respect thereto. 175259718v3 S-1 IN WITNESS WHEREOF, the Issuer, the Borrower and the Lender have caused this Interim Loan Agreement to be executed in their respective names all as of the date first above written. CITY OF COTTAGE GROVE, MINNESOTA By __________________________________________ Its Mayor By __________________________________________ Its City Administrator [Signature Page of Issuer to Interim Loan Agreement] [City of Cottage Grove, Minnesota, Taxable Multifamily Housing Revenue Refunding Note (Interim Loan– Hadley Ridge Apartments Project), Series 2025] 175259718v3 S-2 COTTAGE GROVE AH I, LLLP, a Minnesota limited liability limited partnership By: Cottage Grove AH I, LLC, a Minnesota limited liability company Its: General Partner By:_________________________________ Patrick Ostrom Its: Vice President [Signature Page of Borrower to Interim Loan Agreement] [City of Cottage Grove, Minnesota, Taxable Multifamily Housing Revenue Refunding Note (Interim Loan– Hadley Ridge Apartments Project), Series 2025] 175259718v3 S-3 BRIDGEWATER BANK, a Minnesota banking corporation By: Name: John Callahan Its: Vice President [Signature Page of Lender to Interim Loan Agreement] [City of Cottage Grove, Minnesota, Taxable Multifamily Housing Revenue Refunding Note (Interim Loan– Hadley Ridge Apartments Project), Series 2025] 175255706v3 CITY OF COTTAGE GROVE, MINNESOTA TAXABLE MULTIFAMILY HOUSING REVENUE REFUNDING NOTE (INTERIM LOAN – HADLEY RIDGE APARTMENTS PROJECT), SERIES 2025 th or last day of each month, commencing September 29, 2025, through the Payoff Date. The entire remaining Principal Balance and all accrued and unpaid interest shall be fully due and payable on the Payoff Date. This Taxable Multifamily Housing Revenue Refunding Note (Interim Loan), Series 2025 (“Note”) is issued by the Issuer pursuant to and in full compliance with the Constitution and laws of the State of Minnesota, particularly Minnesota Statutes, Chapters 462C and 474A, and Section 471.59, as amended, and pursuant to a Joint Powers Agreement, dated as of August 29, 2025, between the Issuer and the Washington County Community Development Agency, a body corporate and politic validly existing under the laws of the State of Minnesota (the “Recycled Bond Issuer”), acknowledged and accepted by the Borrower, the Interim Loan Agreement, and a resolution of the governing body of the Issuer duly adopted on August 20, 2025 (the “Resolution”) for the purpose of refunding the outstanding principal amount of the Multifamily Housing Revenue Bonds (Cottage Grove Bluestem Project), Series 2024, previously issued by the Recycled Bond Issuer on March 18, 2024 in the original aggregate principal amount of $8,220,000 for the benefit of Cottage Grove Senior Limited Partnership, a Minnesota limited partnership (the “Original Borrower”) to finance a project described in Section 142(d) of the Internal 175255706v3 2 Revenue Code of 1986 (the “Code”), and thereby preserve and recycle tax-exempt private activity bond volume cap pursuant to Section 146(i)(6) of the Code. 5. This Note is secured by $8,220,000 of funds intended for repayment of the loan funded by the proceeds of the Original Bonds received from the Original Borrower and deposited in a segregated account in the name of the Borrower for the benefit of the Issuer (the “Collateral Fund”) pursuant to the Interim Loan Agreement. This Note is further secured by the Guaranties and the Pledge Agreement. The Issuer, for itself, its successors and assigns, hereby waives demand, presentment, protest and notice of dishonor, and to the extent permitted by law, the Lender may release any part or parts of the property and interest subject to any security document from the same, all without notice to or consent of any party liable hereon or thereon and without releasing any such party from such liability. 6. This Note may be prepaid in whole on any date at the option of the Borrower, upon 10 days’ prior written notice to the Lender, at a redemption price equal to the Principal Balance of the Note plus accrued interest thereon, plus any reasonable attorneys’ fees and costs. 7. In the event of prepayment of this Note, the Lender shall apply any such prepayment first against reasonable attorneys’ fees and collection costs, second against the accrued interest on the Principal Balance and then against the principal amounts due under the Note. 8. All of the agreements, conditions, covenants, provisions and stipulations contained in the Resolution, the Interim Loan Agreement, the Guaranties and the Pledge Agreement are hereby made a part of this Note to the same extent and with the same force and effect as if they were fully set forth herein. 9. It is agreed that time is of the essence of this Note. If an Event of Default (as that term is defined in the Interim Loan Agreement) shall occur, then the Issuer, upon written direction of the Lender, or the Lender shall have the right and option to declare the Principal Balance and accrued interest thereon, immediately due and payable, whereupon the same shall be due and payable, but solely from sums made available under the Interim Loan Agreement, the Guaranties and the Pledge Agreement. Failure to exercise such option at any time shall not constitute a waiver of the right to exercise the same at any subsequent time. 10. The remedies of the Lender, as provided herein and in the Interim Loan Agreement, the Guaranties and the Pledge Agreement, are not exclusive and shall be cumulative and concurrent and may be pursued singly, successively or together, at the sole discretion of the Lender, and may be exercised as often as occasion therefore shall occur; and the failure to exercise any such right or remedy shall in no event be construed as a waiver or release thereof. 11. The Lender shall not be deemed, by any act of omission or commission, to have waived any of its rights or remedies hereunder unless such waiver is in writing and signed by the Lender, and then only to the extent specifically set forth in the writing. A waiver with reference to one event shall not be construed as continuing or as a bar to or waiver of any right or remedy as to a subsequent event. 12. This Note has been issued without registration under state or federal or other securities laws, pursuant to an exemption for such issuance; and accordingly the Note may not be assigned or transferred in whole or part, nor may a participation interest in the Note be given pursuant to any participation agreement, except in accordance with the Resolution and an applicable exemption from such registration requirements. 175255706v3 3 13. THIS NOTE, INTEREST HEREON, AND ANY PENALTY OR CHARGE OR ANY AMOUNTS PAYABLE HEREUNDER, OR HOWEVER DESIGNATED, IS A SPECIAL LIMITED OBLIGATION OF THE ISSUER PAYABLE SOLELY FROM THE REVENUES AND PROCEEDS PLEDGED HERETO, INCLUDING FROM THE INTERIM LOAN AGREEMENT AND AMOUNTS REMAINING IN THE COLLATERAL FUND. THIS NOTE AND THE INTEREST HEREON DO NOT CONSTITUTE OR GIVE RISE TO A PECUNIARY LIABILITY, GENERAL OR MORAL OBLIGATION OR A PLEDGE OF THE FULL FAITH AND CREDIT OR TAXING POWER OF THE ISSUER, WASHINGTON COUNTY, MINNESOTA (THE “COUNTY”), THE STATE OF MINNESOTA (THE “STATE”), OR ANY POLITICAL SUBDIVISION OF THE STATE WITHIN THE MEANING OF ANY CONSTITUTIONAL OR STATUTORY LIMITATIONS AND ARE NOT PAYABLE FROM OR A CHARGE UPON ANY FUNDS OF THE ISSUER OTHER THAN THE REVENUES AND PROCEEDS PLEDGED BY THE ISSUER TO THE PAYMENT HEREOF AND NO HOLDER OF THIS NOTE SHALL EVER HAVE THE RIGHT TO COMPEL ANY EXERCISE OF THE TAXING POWER OF THE ISSUER, THE COUNTY OR THE STATE OR ANY OF ITS POLITICAL SUBDIVISIONS TO PAY THIS NOTE OR TO ENFORCE PAYMENT HEREOF AGAINST ANY PROPERTY OF THE ISSUER OR OF ANY POLITICAL SUBDIVISION OF THE STATE OF MINNESOTA. THIS NOTE DOES NOT CONSTITUTE A CHARGE, LIEN OR ENCUMBRANCE, LEGAL OR EQUITABLE, UPON ANY PROPERTY OF THE ISSUER, AND THE AGREEMENT OF THE ISSUER TO PERFORM OR CAUSE THE PERFORMANCE OF THE COVENANTS AND OTHER PROVISIONS HEREIN REFERRED TO SHALL BE SUBJECT AT ALL TIMES TO THE AVAILABILITY OF REVENUES OR OTHER FUNDS FURNISHED FOR SUCH PURPOSE IN ACCORDANCE WITH THE INTERIM LOAN AGREEMENT SUFFICIENT TO PAY ALL COSTS OF SUCH PERFORMANCE OR THE ENFORCEMENT HEREOF. NONE OF THE STATE, THE COUNTY, THE ISSUER, OR ANY OTHER POLITICAL SUBDIVISION OF THE STATE SHALL BE OBLIGATED TO PAY THE PRINCIPAL OF THIS NOTE OR INTEREST HEREON OR OTHER COSTS INCIDENT HERETO EXCEPT FROM REVENUES PLEDGED THEREFOR UNDER THE INTERIM LOAN AGREEMENT, AS MORE FULLY SET FORTH THEREIN. THIS NOTE IS NOT A DEBT OF THE UNITED STATES OF AMERICA OR ANY OTHER AGENCY THEREOF AND IS NOT GUARANTEED BY THE FULL FAITH AND CREDIT OF THE UNITED STATES OF AMERICA. THE PROVISIONS OF THIS PARAGRAPH SHALL, FOR PURPOSES OF THIS NOTE, BE CONTROLLING AND SHALL BE GIVEN FULL FORCE AND EFFECT, ANYTHING ELSE TO THE CONTRARY IN THIS NOTE NOTWITHSTANDING. IT IS HEREBY CERTIFIED AND RECITED that all conditions, acts and things required to exist, happen, and be performed precedent to or in the issuance of this Note do exist, have happened, and have been performed in regular and due form as required by law. 175255706v3 IN WITNESS WHEREOF, the Issuer has caused this Note to be duly executed in its name by the manual signature of its Mayor and City Administrator and has caused this Note to be dated as of the date first written above. CITY OF COTTAGE GROVE, MINNESOTA [City of Cottage Grove, Minnesota, Taxable Multifamily Housing Revenue Refunding Note (Interim Loan– Hadley Ridge Apartments Project), Series 2025] 175255706v3 CERTIFICATE OF REGISTRATION JOINT POWERS AGREEMENT WORKFORCE HOUSING PROJECT THIS JOINT POWERS AGREEMENT (this “Agreement”) is dated as of August __, 2025, and entered into between the CITY OF COTTAGE GROVE, MINNESOTA (“Cottage Grove”), a statutory city, municipal corporation, and political subdivision duly organized and existing under the Constitution and laws of the State of Minnesota (the “State”), and the WASHINGTON COUNTY COMMUNITY DEVELOPMENT AGENCY, a body corporate and politic validly existing under the laws of the State of Minnesota (“Washington County CDA”). Cottage Grove and the Washington County CDA are collectively, the “Parties,” or individually, each is a “Party.” COTTAGE GROVE AH I, LLLP, a Minnesota limited liability limited partnership (the “Borrower”), is signing this Agreement to acknowledge and accept its obligations hereunder. RECITALS WHEREAS, Minnesota Statutes, Section 471.59 et seq. (the “Joint Powers Act”) provides that two or more governmental units, by agreement entered into through action of their governing bodies, may jointly or cooperatively exercise any power common to the contracting parties, and may provide for the exercise of such power by one of the participating governmental units. WHEREAS, in connection with revenue bonds issued under Minnesota Statutes, Chapter 462C, as amended (the “Act”), Section 462C.14, Subd. 3 provides for joint action between cities, as defined in section 462C.02, subdivision 6 (which includes any statutory or home rule charter city and any public body which is the housing and redevelopment authority in and for a statutory or home rule charter city), pursuant to the Joint Powers Act. WHEREAS, the Borrower has proposed that Cottage Grove: (i) issue one or more series of its multifamily housing revenue bonds or other obligations pursuant to the Act in an aggregate principal amount not to exceed $50,000,000 (the “Bonds”), using in part, tax-exempt private activity bond volume cap (“Volume Cap”) of the State pursuant to Section 146(i)(6) of the Internal Revenue Code of 1986, as amended (the “Code”), from the Multifamily Housing Revenue Bonds (Cottage Grove Bluestem Project), Series 2024 (the “Original Bonds”), issued by the Washington County CDA in the original aggregate principal amount of $8,220,000 (the “Original Bonds”), and loan the proceeds of the Bonds to the Borrower to finance the acquisition, construction, and equipping of an approximately 160-unit multifamily housing development for occupancy by persons of low and moderate income and facilities functionally related and subordinate thereto to be located at the southeast corner of Hadley Avenue South and 100th Street South in the City of Cottage Grove (the “Project”), and (ii) incur a taxable term loan from Bridgewater Bank, a Minnesota banking corporation (the “Lender”), in the principal amount of $8,220,000 (the “Interim Loan”), pursuant to an Interim Loan Agreement between Cottage Grove, the Lender, and the Borrower (the “Interim Loan Agreement”), as evidenced by a note from Cottage Grove to the Lender (the “Note”), in the interim period between the redemption of the Original Bonds and the issuance of the Bonds by Cottage Grove, for the preservation and recycling of Volume Cap. WHEREAS, under Section 146 of the Code, any portion of the Bonds issued on a tax-exempt basis (the “Tax-Exempt Obligations”) must receive an allocation of Volume Cap of the State or, under certain conditions, may utilize recycled Volume Cap pursuant to Section 146(i)(6) of the Code. The Code permits the recycling of Volume Cap for affordable housing projects and treats the recycling as a refunding for tax purposes if: (i) the “refunding” occurs within 4 years after the original bonds were issued, (ii) the “refunding” bonds are issued within 6 months after the principal payment of the original bonds, and (iii) the “refunding” bonds mature within 34 years of the original issue date. 2 WHEREAS, Cottage Grove submitted an application to the State of Minnesota Department of Management and Budget (“MMB”) for an allocation of tax-exempt bonding authority in accordance with the requirements of Section 146 of the Code and the requirements of Minnesota Statutes, Chapter 474A, as amended (the “Allocation Act”), and Cottage Grove received Certificate of Allocation No. 514 from MMB allocating tax-exempt bonding authority of the State of Minnesota to Cottage Grove for the Project in the amount of $30,250,000, pursuant to the Allocation Act. WHEREAS, the Borrower has represented to Cottage Grove and the Washington County CDA that the portion of the Tax-Exempt Obligations exceeding $30,250,000 (the “Recycled Portion”) will meet the requirements of Section 146(i)(6) of the Code with respect to the recycling of Volume Cap from the Original Bonds. WHEREAS, Washington County CDA loaned the proceeds of the Original Bonds (the “Original Loan”) to Cottage Grove Senior Limited Partnership, a Minnesota limited partnership (the “Original Borrower”), and at least 95% of the proceeds thereof were used to provide a qualified residential rental project as that term is defined in Section 142(d) of the Code, as evidenced on the Form 8038, Information Return for Tax-Exempt Private Activity Bond Issues filed for the Original Bonds. WHEREAS, to facilitate the preservation and recycling of Volume Cap from the Original Bonds, $8,220,000 of Original Borrower funds intended for repayment of the Original Loan (the “Original Loan Repayment”) will be deemed directed to the Lender as cash collateral to secure the Interim Loan and in exchange for the deposit of an equal amount of Note proceeds with U.S. Bank Trust Company, National Association (the “Original Bond Trustee”), for the redemption of the Original Bonds. WHEREAS, the Lender will deposit the Original Loan Repayment received from the Original Borrower in a segregated account in the name of the Borrower for the benefit of Cottage Grove (the “Collateral Fund”) as cash collateral to secure the Interim Loan pursuant to the Interim Loan Agreement. WHEREAS, the Original Bonds are subject to mandatory tender for purchase on September 1, 2025, and will be tendered for purchase and redeemed on September 1, 2025, or on the next succeeding business day (the “Redemption Date”) in accordance with the terms of that certain Indenture of Trust, dated as of March 1, 2024 (the “Original Bond Indenture”), by and between Washington County CDA and the Original Bond Trustee. On the Redemption Date, Washington County CDA will draw $8,220,000 of principal on the Interim Loan to redeem the outstanding principal amount of the Original Bonds, as authorized under this Agreement, and the Original Bond Trustee will apply such amount to the redemption of the Original Bonds in accordance with the Original Bond Indenture. After redemption of the Original Bonds, $8,220,000 of the Volume Cap therefrom will be reused by Cottage Grove to issue the Recycled Portion of the Tax-Exempt Obligations. Upon the issuance of the Bonds by Cottage Grove, the Recycled Portion will be used to repay the Interim Loan, and the Original Loan Repayment on deposit in the Collateral Fund will be transferred to the project fund for the Bonds and thereby used by Cottage Grove to provide a new loan to the Borrower in the aggregate principal amount of $8,220,000 for the Project pursuant to one or more loan agreements between Cottage Grove and the Borrower to be executed in connection with the Bonds. WHEREAS, in order to better leverage public funding by recycling bonding authority as permitted by Section 146(i)(6) of the Code, the Borrower has proposed that the Parties enter into this Agreement pursuant to the Joint Powers Act and the Act to provide Washington County CDA’s (i) consent for the Original Borrower to redirect the Original Loan Repayment to the Lender in exchange for the deposit of an equal amount of Note proceeds with the Original Bond Trustee for the redemption of the Original Bonds, (ii) authorization for the tender and redemption of the outstanding principal amount of the Original Bonds from the proceeds of the Interim Loan, and (iii) authorization for the issuance of the Recycled Portion of 3 the Bonds by Cottage Grove using the recycled Volume Cap from the Original Bonds for the purpose of financing a portion of the costs of the Project, and thereby provide a new loan for a project described in Section 142(d) of the Code. 4 upon any property of any of the Parties; and the Bonds do not constitute an indebtedness of either of the Parties within the meaning of any constitutional, statutory, or charter limitation. S-1 IN WITNESS WHEREOF, each of the Parties has caused this Agreement to be executed on its behalf by its duly authorized officers, all as of the day and year first above written. CITY OF COTTAGE GROVE, MINNESOTA By __________________________________________ Its Mayor By __________________________________________ Its City Administrator [Signature page to Joint Powers Agreement – Workforce Housing Project] S-2 WASHINGTON COUNTY COMMUNITY DEVELOPMENT AGENCY By ________________________________________ Executive Director [Signature page to Joint Powers Agreement – Workforce Housing Project] S-3 175084532v3 The Borrower acknowledges and accepts its obligations pursuant to the foregoing Joint Powers Agreement. COTTAGE GROVE AH I, LLLP, a Minnesota limited liability limited partnership 1 City Council Action Request 11.A. Meeting Date 8/20/2025 Department Community Development Agenda Category Action Item Title 61 Marine & Sports – Conditional Use Permit and Site Plan Review Staff Recommendation 1) Adopt Resolution 2025-110 approving a Conditional Use Permit for the display, hire, service, rental, leasing, and/or sales of boats and recreational vehicles conducted outside a building with servicing conducted within a building at 61 Marine & Sports, 11730 Point Douglas Drive South. 2) Adopt Resolution 2025-111 approving a Site Plan Review to construct a 4,000 square foot building addition for boat servicing at 61 Marine & Sports, 11730 Point Douglas Drive South. Budget Implication N/A Attachments 1. 61 Marine & Sports CC Memo 2. 61 Marine & Sports Site Plan 3. 61 Marine & Sports Neighbor Comment E-mail 4. 61 Marine & Sports CUP Resolution 2025-110 5. 61 Marine & Sports Site Plan Resolution 2025-111 6. 61 Marine & Sports - Resolution 2015-118 7. 61 Marine & Sports - Resolution 2018-130 8. 61 Marine & Sports - Resolution 2019-006 9. 61 Marine & Sports - Resolution 2021-139 TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: Samantha Pierret, Senior Planner DATE: August 12, 2025 RE: 61 Marine & Sports – Conditional Use Permit and Site Plan Review Proposal 61 Marine & Sports (Applicant) has submitted an application for a Site Plan Review for a 50 -foot by 80-foot building addition and a Conditional Use Permit (CUP) for the display, hire, service, rental, leasing, and/or sale of boats and recreational vehicles conducted outside a building with servicing inside a building at 11730 Point Douglas Drive South. Location Map Review Schedule Application Received: July 8, 2025 Application Accepted: July 9, 2025 Planning Commission Meeting: July 28, 2025 City Council Meeting: August 20, 2025 60-Day Review Deadline: September 7, 2025 Honorable Mayor, City Council, and Jennifer Levitt 61 Marine & Sports – Conditional Use Permit and Site Plan Review August 12, 2025 Page 2 of 6 Proposed Site Plan Background The Applicant’s use of the property was considered a legal non-conforming use (boat storage and assembly and outdoor storage and sales of recreational vehicles) for many years and was zoned B-2, Retail Business Zoning District. There were approvals for the use on the property going back to 1984 (Resolutions 84-07, 93-103, 98-178, 13-117, and 14-058). In 2015, a Conditional Use Permit, Site Plan Review, and Minor Subdivision were approved to expand a legal non-conforming use on the property to a western parcel under common ownership and expand the business activities on the properties via a 6,000 square foot building addition (Resolution 2015-118). This approval revoked all prior resolutions and required that any additional building construction or site improvements meet the City’s Zoning Ordinance performance stand- ards for site development. In 2018, the Applicant further expanded operations to the east and was required to apply for an amendment to the existing CUP and site plan that was approved in 2015 (Resolution 2018 -130). The CUP conditions from 2015 were carried through to the 2018 CUP. Honorable Mayor, City Council, and Jennifer Levitt 61 Marine & Sports – Conditional Use Permit and Site Plan Review August 12, 2025 Page 3 of 6 In 2019, the applicant continued to expand operations onto property east of the 61 Marine & Sports site. A CUP and Site Plan Review were approved for additional outdoor storage and sales on a leased plot of land (Resolution 2019 -006). A minor subdivision was recorded in 2021, and three separate parcels were combined to create the single 11.97-acre parcel that exists today. In 2021 a CUP and Site Plan Review were approved to construct another building addition ex - panding the non-conforming use of the property (Resolution 2021 -139). The property’s zoning classification was changed to B-3, General Business, in 2022 as part of the City Code updates. Establishments for the sale, display, hire, service, rental, and/or leasing of boats are conditionally permitted uses in the B-3 District. With the zoning classification change, the Applicant is now able to apply for a conditional use permit to legally establish the use on site instead of continuing to expand an existing non-conforming use. Site Plan Review is also required for the proposed building addition. Planning Considerations Comprehensive Plan and Zoning The Applicant’s property is currently zoned B-3, General Business District. This district is intended to provide centralized areas for retail business areas and highway or automobile -oriented busi- nesses. The property is currently guided for commercial use in the 2040 Compre hensive Plan. Site Plan The Applicant is proposing an 80-foot by 50-foot addition to the west side of an existing building. The addition will be used for cleaning and detailing boats. Architecture The exterior materials on all buildings facing Highway 61 must have matching exterior building material facing the highway. The proposed building addition must be constructed of cementitious siding as required by Resolution 2018-130. Honorable Mayor, City Council, and Jennifer Levitt 61 Marine & Sports – Conditional Use Permit and Site Plan Review August 12, 2025 Page 4 of 6 Proposed Building Addition Exterior Parking The proposed building addition does not require additional parking on the site. Customers and employees at the site currently park in a designated area north of the property entrance from Highway 61. The parking area is separated from the service and storage areas by chain link fencing. Stormwater Management Properties zoned B-3 are limited to 70 percent impervious surface coverage. The site comprises approximately 11.97 acres of which approximately 8.92 acres or 74.5 percent are covered with impervious surfaces such as aggregate, concrete, bituminous, and structures. The building addi- tion will be constructed on space already occupied by impervious surface (crushed blacktop and aggregate). Given the proposed addition does not increase the impervious area on the site, no additional storm water mitigation is necessary. No grading permit is required given the minimal material needed to be moved as part of the proposed addition. There are three stormwater basins on site. The Applicant has a storm - water maintenance agreement in place, although some basins have experienced destruction or lack of maintenance over the years. The Applicant hired a contractor to complete stormwater infrastructure repairs in July 2025. Storm Ponds Honorable Mayor, City Council, and Jennifer Levitt 61 Marine & Sports – Conditional Use Permit and Site Plan Review August 12, 2025 Page 5 of 6 Tree Preservation There is no tree removal proposed with this application. Landscaping and Screening The 2019 Conditional Use Permit (Resolution 2019-006) included a condition that landscaping and screening be installed within the required ten -foot wide side yard setback from the east prop- erty line. The Applicant must install 11 coniferous trees along the southeast corner of the boat storage area to screen this area from the right-of-way of Highway 61. An existing berm on the neighboring property and existing vegetation screen the storage a rea from the adjacent property and the Manning Avenue/Highway 95 right -of-way. The exact location of the trees will be deter- mined by spacing needs at the time of planting. Any dead or missing landscaping on the site shall be replaced. Resolution 2015-118 required front fencing along Highway 61 to be constructed of ornamental fencing or black vinyl-clad chain link fencing. The property currently uses traditional chain link fencing around the perimeter. It is recommended that future fence replacement along the Highway 61 frontage utilize either ornamental fencing meeting City specifications at the time or black vinyl- clad chain link fencing. Required Landscape Screening (Approximate Location) Public Hearing Notices The public hearing notice for the July 28, 2025, Planning Commission meeting was published in the Saint Paul Pioneer Press on July 16, 2025, and mailed to 16 property owners within 500 feet Honorable Mayor, City Council, and Jennifer Levitt 61 Marine & Sports – Conditional Use Permit and Site Plan Review August 12, 2025 Page 6 of 6 of the proposed project. A neighbor sent an email that they have concerns with existing lighting and requested all outdoor lighting be downward directed. Planning Commission Meeting The City’s Planning Commission reviewed and held a public hearing for the request at their July 28, 2025, meeting. One email was received from a neighboring property owner concerning existing lighting and provided to the Planning Commission. Below is a summary of the Planning Commission’s inquiries about the proposal. The Commission unanimously (5-to-0) voted to recommend approval of the application. • Can staff comment on the letter received from the neighboring property owner regarding site lighting? o Staff stated that existing lighting on site does not appear to meet City standards for being downward directed. Staff will work with the applicant to address existing lighting on site as part of this CUP request because all sites must meet lighting requirements. Recommendation The City Council is recommended to take the following actions: 1. Adopt Resolution 2025-110 approving a Conditional Use Permit for the display, hire, service, rental, leasing, and/or sales of boats and recreational vehicles conducted outside a building with servicing conducted within a building at 61 Marine & Sports, 11730 Point Douglas Drive South. 2. Adopt Resolution 2025-111approving a Site Plan Review to construct a 4,000 square foot building addition for boat servicing at 61 Marine & Sports, 11730 Point Douglas Drive South. :s 1. 1a tr z L ) ' Ir e ,f h# \).,{, o 4q ,+ ^ a cs , o -$?+rr )$ 9r6\! ( n ,i , $u ) > t^ - sF u -) l- t x: . , Ii \(t.. , \r' ) fr r. l ct r - , t. , k q t IC(+ i* lL6f r I \ I D A rl ll 2 d$ i t I "- $ L: {. r \l l \ 1 o a t (. _l A 'r { ' 1. _F ' $ *i : t o i q H? : $ : 1 $ a; 5 ti B it i i q i s s u \$ ri q l : s * $E j $ i i \ i E js j : E B ) 3 E {< t < - { < \ g Z\$ .- I \ -- \ ^ o -\ r i 'L 9J $$ E €f i a l. l . , i' . O 5<S* * \. ) qL l ,a Fe aCNIl$.{ -?s\)$TJ tr - 'i )o+d)2oLq$VIo\,osI 6 o rr t ,o 9 FIL qs s(A c o3 8. S >rw) U ,t € ri o $ L $t s ,f * 3 ^A t' ta sr $t $3 3 It \r : > -o .r - $ sB o{ ) c{ ? A O- Il f .- l tl \ a, i IIi tl t * 7'o9JLq \. o \, \- J t qrzl} . s -r f3i s , rI B r 6& s ), t+ J -0 \S z UJo€s- \. ,2o\I ) .r tg\$o7dUJr(- 26 .- l t- ^ v\ z ;c A IJ J (, Jl/ ^\ L_ ;I r . n v _M , Jo \ 2! n . D C\ n t, O' rE a )9 ar:, 0 tJ ) \r s \$ r0 i (* t ir , s: s t' \nUJ t-oPJtilN ,| tA \. From: Teresa Williams Sent: Tuesday, July 22, 2025 3:27 PM To: Kathy Dennis <KDennis@cottagegrovemn.gov> Subject: 61 Marine & Sports EXTERNAL EMAIL WARNING: This email originated from an outside organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello, We received the 61 Marine & Sports Notice of Public Hearing for July 28, 2025. The only concern we have is related to the lighting. I believe somewhere between 2022-2025, outdoor lights were installed. The lights shine across the highway and onto our property at night, shining directly into our windows. If the lights could be directed downward, I think that would solve the issue. Thank you for considering our concern. Teresa and Dean Williams From:Dean & Teresa Williams To:Kathy Dennis Subject:Fwd: 61 Marine lights Date:Friday, July 25, 2025 2:13:40 PM You don't often get email from deanteresaw@yahoo.com. Learn why this is important EXTERNAL EMAIL WARNING: This email originated from an outside organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello, I sent an email about the 61 Marine Notice of public Hearing. I’d like to add this picture I took last night to give you an idea how the lights are shining into our yard. Thank you. Feel free to call with any questions. Teresa Williams 651-324-3050 Sent from my iPhone Begin forwarded message: From: Dean & Teresa Williams <deanteresaw@yahoo.com> Date: July 25, 2025 at 2:06:53 PM CDT To: Teresa Williams <deanteresaw@yahoo.com> Subject: 61 lights  Sent from my iPhone CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2025-110 A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR THE DISPLAY, HIRE, SERVICE, RENTAL, LEASING, AND/OR SALES OF BOATS AND RECREATIONAL VEHICLES CONDUCTED OUTSIDE A BUILDING WITH SERVICING CONDUCTED WITHIN A BUILDING AT 11730 POINT DOUGLAS DRIVE SOUTH WHEREAS, 61 Marine & Sports has submitted an application for a conditional use permit for the display, hire, service, rental, leasing, and/or sale of boats and recreational vehicles conducted outside a building with servicing conducted within a building on property legally described as: LOT ONE (1), BLOCK ONE (1), SEEGER ADDITION, AND THAT PART OF LOT 2, BLOCK 1, SEEGER ADDITION, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST (NE) CORNER OF SAID LOT 2; THENCE S00°10'9”E, BEARING ASSUMED, ALONG THE EAST LINE OF SAID LOT 2, A DISTANCE OF 324.10 FEET TO THE NORTHEAST (NE) CORNER OF LOT 1, BLOCK 1 OF SAID SEEGER ADDITION; THENCE S89°36'29”W, ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 217.31 FEET TO THE NORTHWEST (NW) CORNER OF SAID LOT 1; THENCE N00°10'09”W, PARALLEL WITH THE EAST LIN E OF SAID LOT 2, A DISTANCE OF 324.94 FEET TO THE NORTH LINE OF SAID LOT 2; THENCE N89°49'51”E, ALONG THE NORTH LINE OF SAID LOT 2, A DISTANCE OF 217.31 FEET TO THE POINT OF BEGINNING; AND THAT PART OF LOT 2, BLOCK 1 SEEGER ADDITION, LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 2; THENCE S 00 DEGREES 10 MINUTES 09 SECONDS E, BEARING ASSUMED, ALONG THE EAST LINE OF SAID LOT 2, A DISTANCEOF 324.10 FEET TO THE NORTHEAST CORNER OF LOT 1, BLOCK 1 OF SAID SEEGER ADDITION; THENCE S 89 DEGREES 36 MINUTES 29 SECONDS W, ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 217.31 FEET TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE S 36 DEGREES 21 MINUTES 40 SECONDS W, ALONG THE WESTERLY LINE OF SAID LOT 1, A DISTANCE OF 266.02 FEET TO THE POINT OF BEGINNING OF THE LINE TO BE DESCRIBED; THENCE N 36 DEGREES 21 MINUTES 40 SECONDS E A DISTANCE 266.02 FEET; THENCE N 00 DEGREES 10 MINUTES 09 SECONDS W A DISTANCE OF 324.94 FEET TO THE NORTH LINE OF SAID LOT 2 AND THERE TERMINATING; SUBJECT TO EASEMENTS OF RECORD IF ANY; AND THAT PART OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE (CONTINUED BELOW) NORTH LINE OF SAID NORTH 1/2 OF SOUTHEAST 1/4 DISTANT 1460 FEET EAST OF THE NORTHWEST CORNER THEREOF; THENCE SOUTH, AT RIGHT ANGLES TO SAID NORTH LINE, TO THE INTERSECTION WITH THE NORTHEASTERLY RIGHT-OF- WAY LINE OF STATE TRUNK HIGHWAY 61, SAID POINT OF INTERSECTION BEING THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE NORTHWESTERLY, ALONG SAID RIGHT-OF-WAY LINE, 250 FEET; THENCE DEFLECT TO THE RIGHT 90 DEGREES,TO THE INTERSECTION WITH A LINE BETWEEN THE AFORE-DESCRIBED POINT OF COMMENCEMENT AND THE AFOREDESCRIBED POINT OF BEGINNING; THENCE SOUTHERLY TO THE POINT OF BEGINNING AND THERE TERMINATING; AND THAT PART OF THE SOUTHEAST QUARTER OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 City of Cottage Grove, Minnesota City Council Resolution 2025-110 Page 2 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 58 MINUTES 28 SECONDS EAST, ASSUMED BEARING, ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 1460.00 FEET, THENCE SOUTH 00 DEGREES 01 MINUTE 32 SECONDS WEST, A DISTANCE 817.05 EET TO THE NORTHERLY RIGHT OF WAY LINE OF STATE TRUNK HIGHWAY NO. 61 ALSO BEING THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 00 DEGREES 01 MINUTES 32 SECONDS EAST, A DISTANCE OF 817.05 FEET TO THE NORTH LINE OF SAID SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 58 MINUTES 28 SECONDS EAST, ALONG SAID NORTH LINE, A DISTANCE OF 118.16 FEET; THENCE SOUTH 00 DEGREES 01 MINUTES 32 SECONDS WEST, A DISTANCE OF 657.55 FEET TO THE INTERSECTION WITH A LINE THAT BEARS NORTH 36 DEGREES 33 MINUTES 28 SECONDS EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 36 DEGREES 33 MINUTES 28 SECONDS WEST, A DISTANCE OF 198.5 FEET TO THE POINT OF BEGINNING. SUBJECT TO EASEMENTS OF RECORD, Cottage Grove, Washington County, State of Minnesota Commonly known as 11730 Point Douglas Drive South, Cottage Grove, Minnesota; and WHEREAS, in 2015 a CUP, Site Plan Review, and Minor Subdivision to expand a non - conforming use was approved for 61 Marine & Sports and all previous approvals were rescinded as Resolution 2015-118; and WHEREAS, in 2018 a CUP to expand a non-conforming use was approved for 61 Marine & Sports as Resolution 2018-130; and WHEREAS, in 2019 a CUP and Site Plan Review to expand a non -conforming use was approved for 61 Marine & Sports as Resolution 2019-006; and WHEREAS, in 2021 a CUP and Site Plan Review to expand a non-conforming use was approved for 61 Marine & Sports as Resolution 2021-139; and WHEREAS, in 2022 the property was the subject of a zoning amendment thereby changing the classification to B-3, General Business District, where the existing use is permitted with a CUP (Ordinance No. 1063); and WHEREAS, the Applicant proposes to expand an existing building and obtain CUP approval for the existing use; therefore, the City desires to rescind the prior CUP and Site Plan Resolutions (Resolution No. 2015-118, Resolution No. 2018-130, Resolution No. 2019-006, and Resolution No. 2021-139) and approve a new CUP for the existing business operations; and WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the St. Paul Pioneer Press; and City of Cottage Grove, Minnesota City Council Resolution 2025-110 Page 3 WHEREAS, the public hearing was open for public testimony. No public testimony was re- ceived. The applicant attended the public hearing and staff answered questions from the Planning Commission; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request was prepared and presented; and WHEREAS, the Planning Commission unanimously (5-to-0 vote) recommended that the City Council approve the CUP. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the conditional use permit for the display, hire, service, rental, leasing, and/or sales of boats and recreational vehicles conducted outside a build - ing with servicing conducted within a building at 11730 Point Douglas Drive South. BE IT FURTHER RESOLVED, the approval of the conditional use permit is subject to the following conditions: 1. Resolutions No. 2015-118, 2018-130, 2019-006, and 2021-139 shall be rescinded. 2. The front fencing along Highway 61 and the east property line shall be constructed with ornamental fencing meeting City standards for commercial properties or be constructed of black vinyl-clad chain link fencing at the time of replacement. The remaining site (west, north) fencing materials shall meet the ordinance criteria for commercial fencing. 3. Exterior storage and display are prohibited outside of the fenced storage area. 4. Exterior storage and display are permitted on the concrete patio in front of the prin- cipal structure. 5. A ten-foot-wide side yard setback area from the east property line shall be required for parking lots, storage, and drive aisles. All areas shall meet this setback , and landscape screening shall be installed within this setback at the time the parcel to the east fully develops (Parcel 36.027.21.41.0010). 6. Landscaping and screening: Eleven coniferous trees shall be installed outside of existing fencing, in the southeast corner of the boat storage area prior to the issu - ance of a certificate of occupancy. These trees shall not be planted within the storm - water basin. 7. Installation of landscaping shall occur in a timely fashion and be consistent with the approved plan. Prior to the issuance of a building permit, a letter of credit in the amount of 150 percent of the landscaping estimate shall be submitted to the City as required by Ordinance. The financial guarantee shall be held until all required plant - ings are installed. After installation, the Planning Department shall conduct an in - spection to verify compliance with the landscape plan. If the inspection is approved, 50 percent of the financial guarantee shall be released. One year from the date of City of Cottage Grove, Minnesota City Council Resolution 2025-110 Page 4 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. 8. Landscaping on the site must be maintained in good health at all times, and dead plantings shall be replaced in a timely manner. 9. A 20-foot-wide fire access lane is required to be maintained at all times in the storage area between boats, vehicles, and equipment. 10. Portions of the access drive from the existing parking lot to the eastern exterior stor- age area are located within a public right-of-way easement. Future public improve- ments in the area may require this access to be altered or removed. If access to the parcel from Highway 61 is severed, the property owner must construct a paved ac - cess to the storage area and easternmost property line at the owner’s expense. The costs associated with the alteration or removal are the Applicant’s responsibility. 11. Display or parking of vehicles is prohibited within the access drive to the eastern storage area and within the public right of way. 12. Trash and recycling containers shall be screened from all public rights of way and neighboring parcels. Rubbish, waste, and recycling containers shall always be maintained so as not to cause odors or other public nuisances. 13. All outdoor lighting shall be downward directed and installed in accordance with City ordinance criteria. 14. The Applicant shall maintain all stormwater basins on site in accordance with the private stormwater maintenance agreement. Stormwater basins shall not be used for the storage or display of boats, trailers, or other equipment and vehicles. Storm- water basins shall not be used for snow storage. 15. Signage is not approved as part of this application. Any proposed new signage shall meet the requirements of the City’s Sign Ordinance and require a separate building permit. Existing signage is legal non-conforming and cannot be expanded without appropriate approvals. Passed this 20th day of August, 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2025-111 A RESOLUTION APPROVING A SITE PLAN REVIEW FOR THE CONSTRUCTION OF A 50-FOOT BY 80-FOOT BULDING ADDITION LOCATED AT 11730 POINT DOUGLAS DRIVE SOUTH WHEREAS, 61 Marine & Sports applied for a site plan review for the construction of an 80- foot by 50-foot building addition for the property legally described below: LOT ONE (1), BLOCK ONE (1), SEEGER ADDITION, AND THAT PART OF LOT 2, BLOCK 1, SEEGER ADDITION, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST (NE) CORNER OF SAID LOT 2; THENCE S00°10'9”E, BEARING ASSUMED, ALONG THE EAST LINE OF SAID LOT 2, A DISTANCE OF 324.10 FEET TO THE NORTHEAST (NE) CORNER OF LOT 1, BLOCK 1 OF SAID SEEGER ADDITION; THENCE S89°36'29”W, ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 217.31 FEET TO THE NORTHWEST (NW) CORNER OF SAID LOT 1; THENCE N00°10'09”W, PARALLEL WITH THE EAST LIN E OF SAID LOT 2, A DISTANCE OF 324.94 FEET TO THE NORTH LINE OF SAID LOT 2; THENCE N89°49'51”E, ALONG THE NORTH LINE OF SAID LOT 2, A DISTANCE OF 217.31 FEET TO THE POINT OF BEGINNING; AND THAT PART OF LOT 2, BLOCK 1 SEEGER ADDITION, LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 2; THENCE S 00 DEGREES 10 MINUTES 09 SECONDS E, BEARING ASSUMED, ALONG THE EAST LINE OF SAID LOT 2, A DISTANCEOF 324.10 FEET TO THE NORTHEAST CORNER OF LOT 1, BLOCK 1 OF SAID SEEGER ADDITION; THENCE S 89 DEGREES 36 MINUTES 29 SECONDS W, ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 217.31 FEET TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE S 36 DEGREES 21 MINUTES 40 SECONDS W, ALONG THE WESTERLY LINE OF SAID LOT 1, A DISTANCE OF 266.02 FEET TO THE POINT OF BEGINNING OF THE LINE TO BE DESCRIBED; THENCE N 36 DEGREES 21 MINUTES 40 SECONDS E A DISTANCE 266.02 FEET; THENCE N 00 DEGREES 10 MINUTES 09 SECONDS W A DISTANCE OF 324.94 FEET TO THE NORTH LINE OF SAID LOT 2 AND THERE TERMINATING; SUBJECT TO EASEMENTS OF RECORD IF ANY; AND THAT PART OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE (CONTINUED BELOW) NORTH LINE OF SAID NORTH 1/2 OF SOUTHEAST 1/4 DISTANT 1460 FEET EAST OF THE NORTHWEST CORNER THEREOF; THENCE SOUTH, AT RIGHT ANGLES TO SAID NORTH LINE, TO THE INTERSECTION WITH THE NORTHEASTERLY RIGHT-OF- WAY LINE OF STATE TRUNK HIGHWAY 61, SAID POINT OF INTERSECTION BEING THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE NORTHWESTERLY, ALONG SAID RIGHT-OF-WAY LINE, 250 FEET; THENCE DEFLECT TO THE RIGHT 90 DEGREES,TO THE INTERSECTION WITH A LINE BETWEEN THE AFORE-DESCRIBED POINT OF COMMENCEMENT AND THE AFOREDESCRIBED POINT OF BEGINNING; THENCE SOUTHERLY TO THE POINT OF BEGINNING AND THERE TERMINATING; AND THAT PART OF THE SOUTHEAST QUARTER OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 City of Cottage Grove, Minnesota City Council Resolution 2025-111 Page 2 of 3 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 58 MINUTES 28 SECONDS EAST, ASSUMED BEARING, ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 1460.00 FEET, THENCE SOUTH 00 DEGREES 01 MINUTE 32 SECONDS WEST, A DISTANCE 817.05 EET TO THE NORTHERLY RIGHT OF WAY LINE OF STATE TRUNK HIGHWAY NO. 61 ALSO BEING THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 00 DEGREES 01 MINUTES 32 SECONDS EAST, A DISTANCE OF 817.05 FEET TO THE NORTH LINE OF SAID SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 58 MINUTES 28 SECONDS EAST, ALONG SAID NORTH LINE, A DISTANCE OF 118.16 FEET; THENCE SOUTH 00 DEGREES 01 MINUTES 32 SECONDS WEST, A DISTANCE OF 657.55 FEET TO THE INTERSECTION WITH A LINE THAT BEARS NORTH 36 DEGREES 33 MINUTES 28 SECONDS EAST FROM THE POINT OF BEGINNING; THENCE SOUTH 36 DEGREES 33 MINUTES 28 SECONDS WEST, A DISTANCE OF 198.5 FEET TO THE POINT OF BEGINNING. SUBJECT TO EASEMENTS OF RECORD, Cottage Grove, Washington County, State of Minnesota Commonly known as 11730 Point Douglas Drive South, Cottage Grove, Washington County, State of Minnesota WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the St. Paul Pioneer Press; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented; and WHEREAS, the public hearing was open for public testimony. No public testimony was received. The applicant attended the public hearing and staff answered questions from the Plan - ning Commission; and WHEREAS, the Planning Commission unanimously (5-to-0 vote) recommended that the City Council approve the site plan review for an 80-foot by 50-foot building addition at 11730 Point Douglas Drive South at their July 28, 2025, meeting. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the site plan review for the construction of an 80- foot by 50-foot building addition at 11730 Point Douglas Drive South, subject to the conditions below: 1. Construction of the new building addition shall utilize cementitious board in a color that matches the existing structure. 2. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) 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 or City Engineer. City of Cottage Grove, Minnesota City Council Resolution 2025-111 Page 3 of 3 3. All outdoor lighting shall be downward directed and installed in accordance with City ordinance criteria. 4. The area in front of the new addition shall be paved with an asphalt apron in a manner similar to the existing pavement in front of the existing structure. 5. Signage is not approved as part of this application. Any proposed new signage shall meet the requirements of the City’s Sign Ordinance and require a separate building permit. Existing signage is legal non-conforming and cannot be expanded without appropriate approvals. Passed this 20th day of August 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk EXHIBIT A CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2018-130 RESOLUTION APPROVING A CONDITIONAL USE PERMIT WITH SITE PLAN REVIEW FOR THE EXPANSION OF A LEGAL NONCONFORMING USE TO ALLOW THE CONSTRUCTION OF A 6,000 SQUARE FOOT BUILDING ADDITION TO BE USED FOR BOAT STORAGE AND ASSEMBLY AT 61 MARINE & SPORTS, 11730 POINT DOUGLAS DRIVE SOUTH WHEREAS, Stu -Mac Properties, c/o 61 Marine & Sports, applied for a conditional use permit to allow the expansion of a legal nonconforming use to allow for the construction of a 6,000 square foot building addition to be used for boat storage and assembly on property legally described below: LOTS 1 AND 2, SEEGER ADDITION, COTTAGE GROVE, WASHINGTON COUNTY, STATE OF MINNESOTA: AND THAT PART OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE NORTH LINE OF SAID NORTH 1/2 OF SOUTHEAST 1/4 DISTANT 1460 FEET EAST OF THE NORTHWEST CORNER THEREOF; THENCE SOUTH, AT RIGHT ANGLES TO SAID NORTH LINE, TO THE INTERSECTION WITH THE NORTHEASTERLY RIGHT-OF-WAY LINE OF STATE TRUNK HIGHWAY 61, SAID POINT OF INTERSECTION BEING THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE NORTHWESTERLY, ALONG SAID RIGHT-OF-WAY LINE, 250 FEET; THENCE DEFLECT TO THE RIGHT 90 DEGREES,TO THE INTERSECTION WITH A LINE BETWEEN THE AFORE -DESCRIBED POINT OF COMMENCEMENT AND THE AFOREDESCRIBED POINT OF BEGINNING; THENCE SOUTHERLY TO THE POINT OF BEGINNING AND THERE TERMINATING; TOGETHER WITH ALL HEREDITAMENTS AND APPURTENANCES BELONGING THERETO. SECTION 36 TOWNSHIP 027 RANGE 021 Commonly known as 11730 Point Douglas Drive South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, a planning staff report, which detailed specific information about the property and proposed project, was prepared and presented to the Planning Commission; and WHEREAS, the Planning Commission held the public hearing on these applications on September 24, 2018; and WHEREAS, the public hearing was open for public testimony and no one spoke for or against the application; and City of Cottage Grove, Minnesota City Council Resolution 2018-130 Page 2 WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval ofthe conditional use permit subject to the conditions listed in the Planning Staff Report dated September 24, 2018. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby grants approves the conditional use permit to allow the expansion of a legal nonconforming use to allow for the construction of a 6,000 square foot building addition to be used for boat storage and assembly at 61 Marine & Sports, located on the property legally described above, subject to the following conditions: 1. All conditions of Resolution 2015-118 shall be complied with (attached as Exhibit A) with the exception ofthe following: a. Applicant shall only be required to pave the area denoted in red on the map attached as Exhibit B) by May 1, 2019; b. The existing boat storage and assembly building exterior materials facing High- way 61 shall be replaced with Class 3 cementitious board, similar to the materials depicted in the attached picture (attached as Exhibit C), and the new addition shall have matching exterior building material facing Highway 61; c. The existing exterior building material on all existing buildings facing Highway 61 shall be replaced with matching building material. 2. Revised building elevation plans are required. 3. A revised site plan shall be required. 4. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must be completed, submitted, and approved by the City prior to the commence- ment of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. 5. Prior to the release of the building permit, abona fide cost estimate of the landscaping improvements must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscaping requirements, the applicant must inform the City in writing that said improvements have been completed. The City will retain the financial guarantee for aperiod of one year from the date of notice of completion to insure the survival of the plantings and that the required as-built survey has been submitted. No building or right-of way permits will be issued until the required financial guarantee has been received and accepted by the City. 6. Landscaping on the site must be maintained in good health at all times, and dead plantings shall be replaced in a timely manner. 7. Building perimeter landscaping shall be provided around the new structure. City of Cottage Grove, Minnesota City Council Resolution 2018-130 Page 3 8. A revised landscaping plan shall be required. Passed this 17th day of October 2018. rod °Bailej, Attest: Joe Fischbach, City Clerk EXHIBIT A RESOLUTION NO. 2015-118 RESOLUTION APPROVING A MINOR SUBDIVISION TO CREATE A PARCEL OF LAND; A CONDITIONAL USE PERMIT TO ALLOW EXPANSION OF A LEGAL NONCONFORMING USE; A PHASED SITE PLAN FOR EXPANSION ONTO A 6.07 -ACRE PARCEL; AND A VARIANCE FROM MINIMUM LANDSCAPING COVERAGE REQUIREMENTS AT 61 MARINE & SPORTS, 11730 POINT DOUGLAS DRIVE SOUTH WHEREAS, Stu -Mac Properties c/o 61 Marine & Sports applied for a minor subdivision to create a 42,120 square foot parcel of land; a conditional use permit to allow the expansion of a legal nonconforming use west of the existing property on Parcel ID #36.027.21.42.0003; a phased site plan for expansion onto a 6.07 -acre parcel; and a variance from the minimum landscaping coverage requirements, located on property legally described below: Lots 1 and 2, Seeger Addition, Cottage Grove, Washington County, State of Minnesota. Commonly known as 11730 Point Douglas Drive South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, a planning staff report which detailed specific information about the property and proposed commercial project and the variance, minor exception subdivision, and site plan review applications was prepared and presented to the Planning Commission; and WHEREAS, the Planning Commission held the public hearing on these applications on November 2, 2015; and WHEREAS, the public hearing was open for public testimony and no public testimony or written comments was received; and WHEREAS, the Planning Commission reviewed the variance criteria and findings of facts established by the Zoning Ordinance for granting a variance; and WHEREAS, the Planning Commission unanimously (8 -to -0 vote) recommended approval of the minor subdivision, conditional use permit, site plan review and variance applications, based on the findings of facts and subject to the conditions listed in the Planning Staff Report dated November 2, 2015. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby grants a minor subdivision to create a 42,120 square foot parcel of land; a conditional use permit to allow the expansion of a legal nonconforming use west of the existing property on Parcel ID #36.027.21.42.0003; a phased site plan for expansion onto a 6.07 -acre parcel; and a variance from the minimum landscaping coverage requirements, located on the property legally described above and based on the following findings of fact: Resolution No. 2015-118 Page 2 of 5 A. Traffic flow would be hindered by inclusion of interior vegetative landscaped islands in the exterior storage area. B. The existing tree preservation areas provide adequate screening of the storage area. C. The new required landscaping adjacent to the new employee parking area meets the screening and shade intent and purpose of the landscape ordinance. D. The ordinance allows up to 75 percent site coverage for buildings, parking, and other impervious areas. E. The rural location of the property and existing trees on the site after site development are unique when compared with brownfield developments within the urban area. F. The requested variance does not create any negative burdens or undue hardship on adjacent properties or the general public. BE IT FURTHER RESOLVED, the recommendation approving the minor subdivision, con- ditional use permit, site plan review, and variance applications is subject to the following conditions: Conditional Use Permit Conditions of Approval: 1. Resolution Nos. 84-07, 93-103, 98-178, 13-117, and 14-058 and all uses permitted by said resolutions shall be revoked. 2. The construction of the new sales/storage building .will require conformance to the City's commercial architectural standards, an administrative site plan review, and building and grading permits. 3. Any additional expansion on the site shall require a conditional use permit amendment and all required City permits. 4. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) 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 or City Engineer. 5. The front fencing along Highway 61 shall be constructed with ornamental fencing meeting the City's standard detail plate for commercial properties or be constructed of black vinyl -clad chain link fencing. The remaining fencing materials shall meet the ordinance criteria related to commercial fencing. 6. Exterior storage and display is prohibited outside of the fenced storage area. 7. Exterior storage and display are permitted on the concrete patio in front of the principal structure. Resolution No. 2015-118 Page 3 of 5 8. The storage area along the east side of the site shall be screened with additional landscaping around the perimeter. 9. A 20 -foot fire access lane is required to be maintained at all times in the storage area. 10. The areas identified as bituminous shall be constructed prior to June 1, 2016. 11. The new bituminous access drive from the existing parking lot to the front of the ex- pansion area will be located in an area that is on the applicant's property, but within a public right-of-way easement created in the City's favor. Future public improvements in the easement area could impact the new access drive or require it to be altered or removed. The costs associated with the alteration or removal are the applicant's responsibility. 12. Display or parking of vehicles is prohibited on the new bituminous access drive. 13. The access drive construction requires a public right-of-way permit. 14. Additional landscaping consisting of ornamental trees, shrubs, perennials, and hard- wood mulch shall be installed adjacent to the proposed bituminous access drive and the display patio at the front of the main building. A final landscape plan shall be submitted with the building permit application. 15. The construction of the identified future sales and storage building will require that all gravel areas on the site be hardsurfaced with concrete or bituminous and shall include concrete curb and gutter per the City's commercial parking requirements at that time. 16. The exterior finish materials of the future sales and storage building shall meet the City's architectural standards at the time of construction. 17. The display or parking of vehicles in the existing public right -of way easement is pro- hibited. 18. The applicant shall plant 11 Category B trees between the public right of way for High- way 61 and the new employee parking area. 19. Trash and recycling containers shall be contained in enclosures meeting City ordi- nance criteria. 20. All mechanical equipment and general storage shall be screened from public view as reviewed and approved by the Community Development Department. 21. Prior to a grading permit application, a detailed landscaping plan shall be submitted that meets the approval of the Community Development Department. 22. Prior to the release of the grading permit, a bona fide cost estimate of the landscaping improvements must be submitted in conjunction with a letter of credit approved by the Resolution No. 2015-118 Page 4 of 5 City in the amount of 150 percent of such estimate. Upon completion of the land- scaping requirements, the applicant must inform the City in writing that said improve- ments have been completed. The City will retain the financial guarantee for a period of one year from the date of notice to insure the survival of the plantings and that the required as -built survey has been submitted. No building or right -of way permits will be issued until the required financial guarantee has been received and accepted by the City. 23. All outdoor lighting shall be downward directed and installed in accordance with City ordinance criteria. 24. The grading plan and site grading of the property shall be consistent with the approved surface water management plan. 25. The applicant is responsible for the maintenance of the new stormwater basin in conformance with the approved grading plan at all times. 26. Any violations of the approving resolution may trigger review of the use by the City Council and be cause for possible amendments to or revocation of the interim conditional use permit. Minor Subdivision Conditions 27. Parcels 36.027.21.42.0023, 36.027.21.41.0005, and 36.027.21.0017 shall be combined as one taxing parcel with the property legally described as: THAT PART OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE NORTH LINE OF SAID NORTH 1/2 OF SOUTHEAST 1/4 DISTANT 1460 FEET EAST OF THE NORTHWEST CORNER THEREOF; THENCE SOUTH, AT RIGHT ANGLES TO SAID NORTH LINE, TO THE INTERSECTION WITH THE NORTHEASTERLY RIGHT-OF-WAY LINE OF STATE TRUNK HIGHWAY 61, SAID POINT OF INTERSECTION BEING THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE NORTHWESTERLY, ALONG SAID RIGHT-OF-WAY LINE, 250 FEET; THENCE DEFLECT TO THE RIGHT 90 DEGREES, TO THE INTERSECTION WITH A LINE BETWEEN THE AFORE - DESCRIBED POINT OF COMMENCEMENT AND THE AFOREDESCRIBED POINT OF BEGINNING; THENCE SOUTHERLY TO THE POINT OF BEGINNING AND THERE TERMINATING 28. A surface water area charge in the amount of $9,091.00 shall be paid to the City prior to the release of the deed for recording with Washington County. 29. The surface water area charge shall be paid prior to the release of any grading permits related to the expansion project approved through this resolution. 30. All accessory buildings in use on the parent parcel shall be constructed in a good workmanship like manner, and not include exterior storage in public view. Resolution No. 2015-118 Page 5 of 5 Variance Conditions: 31. All new and existing vegetation/landscaping located between the Highway 61 public right-of-way and the fence storage area shall be maintained at all times and replaced with vegetation that has a 50 percent opacity if future removal is required due to demise of the vegetative material in this location. Passed this 18th day of November, 2015. My n Bailey, ay Attest: Z= Jo ischbach, City Clerk oveARM- 472 Lw - 7 3 CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2019-006 RESOLUTION APPROVING A CONDITIONAL USE PERMIT WITH SITE PLAN REVIEW FOR THE EXPANSION OF A LEGAL NONCONFORMING USE AT 61 MARINE & SPORTS, 11730 POINT DOUGLAS DRIVE SOUTH, TO ALLOW FOR ADDITIONAL OUTDOOR STORAGE AND SALES OF RECREATIONAL VEHICHLES AND BOATS ON A LEASED PLOT OF LAND WHEREAS, Stu -Mac Properties, c/o 61 Marine & Sports, applied for a conditional use permit to allow the expansion of a legal nonconforming use to allow for additional outdoor storage and sales of recreational vehicles and boats on a leased plot of land that is two acres in size and is located adjacent to and directly to the east of the existing facility on property legally described below: LOTS 1 AND 2, SEEGER ADDITION, COTTAGE GROVE, WASHINGTON COUNTY, STATE OF MINNESOTA: AND THAT PART OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE NORTH LINE OF SAID NORTH 1/2 OF SOUTHEAST 1/4 DISTANT 1460 FEET EAST OF THE NORTHWEST CORNER THEREOF; THENCE SOUTH, AT RIGHT ANGLES TO SAID NORTH LINE, TO THE INTERSECTION WITH THE NORTHEASTERLY RIGHT-OF-WAY LINE OF STATE TRUNK HIGHWAY 61, SAID POINT OF INTERSECTION BEING THE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED; THENCE NORTHWESTERLY, ALONG SAID RIGHT-OF-WAY LINE, 250 FEET; THENCE DEFLECT TO THE RIGHT, 90 DEGREES,TO THE INTERSECTION WITH A LINE BETWEEN THE AFORE - DESCRIBED POINT OF COMMENCEMENT AND THE AFOREDESCRIBED POINT OF BEGINNING; THENCE SOUTHERLY TO THE POINT OF BEGINNING AND THERE TERMINATING; TOGETHER WITH ALL HEREDITAMENTS AND APPURTENANCES BELONGING THERETO. SECTION 36 TOWNSHIP 027 RANGE 021 Commonly known as 11730 Point Douglas Drive South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, a planning staff report, which detailed specific information about the property and proposed project, was prepared and presented to the Planning Commission; and WHEREAS, the Planning Commission held the public hearing on these applications on De- cember 17, 2018; and WHEREAS, the public hearing was open for public testimony and no one spoke for or against the application; and City of Cottage Grove, Minnesota City Council Resolution 2019-006 Page 2 WHEREAS, the Planning Commission unanimously (7 -to -0 vote) recommended approval of the conditional use permit subject to the conditions listed in the Planning Staff Report dated December 17, 2018. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby grants approves the conditional use permit to allow the expansion of a legal nonconforming use at 61 Marine & Sports to allow for additional outdoor storage and sales of recreational vehicles and boats on a leased plot of land that is two acres in size and is located adjacent to and directly to the east of the existing facility, located on the prop- erty legally described above, subject to the following conditions: 1) All conditions of Resolution 2015-118 and Resolution 2018-130 shall be conformed with. 2) A grading permit must be obtained by January 4, 2019, and the issuance fee shall be doubled. 3) A 10 -foot wide side yard setback area from the east side property line shall be required for parking and drive aisles. 4) Maintain 20 -foot fire access lanes between boats, vehicles, and equipment. 5) Landscaping and screening shall be included in the required setback areas. A revised landscaping plan shall be submitted to the City prior to issuance of any building or grading permits. 6) A revised site plan which details required setbacks, landscaping, approved ponding, and parking/storage locations is required prior to issuance of any building or grading permits. 7) All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) 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 and City Engineer. 8) Prior to the release of the grading permit, a bona fide cost estimate of the landscaping improvements must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscap- ing requirements, the applicant must inform the City in writing that said improvements have been completed. The City will retain the financial guarantee for a period of one year from the date of notice of completion to insure the survival of the plantings and that the required as -built survey has been submitted. No building or right -of way per- mits will be issued until the required financial guarantee has been received and accepted by the City. 9) Landscaping on the site must be maintained in good health at all times, and dead plantings shall be replaced in a timely manner. City of Cottage Grove, Minnesota City Council Resolution 2019-006 Page 3 10) A revised landscaping plan and a letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City Code Title 11-6- 5. The financial guarantee shall be in effect for one year from the date of installation to ensure the survival and replacement of the landscaping improvements. 11) Address all comments in the Bolton & Menk letter dated December 6, 2018. 12) Fee title acquisition of the leased area will require a minor subdivision application to be processed by the City prior to release of a deed for recording with Washington County. Passed this 16th day of January 2019. Attest: 71yron Z O Bai ayor Joe Fischbach, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2021-139 RESOLUTION APPROVING A CONDITIONAL USE PERMIT AND SITE PLAN REVIEW FOR THE EXPANSION OF A LEGAL NONCONFORMING USE TO ALLOW THE CONSTRUCTION OF A 4,000 SQUARE FOOT BUILDING ADDITION TO BE USED FOR BOAT AND RECREATIONAL VEHICLE SHOWROOM SPACE AT 61 MARINE & SPORTS, 11730 POINT DOUGLAS DRIVE SOUTH WHEREAS, Stu -Mac Properties, c/o 61 Marine & Sports, applied for a conditional use permit to allow the expansion of a legal nonconforming use and a site plan review to allow for the construction of a 4,000 square foot building addition to be used for boat and recreational vehicle showroom on property legally described below: LOT ONE (1), BLOCK ONE (1), SEEGER ADDITION, AND THAT PART OF LOT 2, BLOCK 1, SEEGER ADDITION, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST (NE) CORNER OF SAID LOT 2; THENCE S00°10'9"E, BEARING ASSUMED, ALONG THE EAST LINE OF SAID LOT 2, A DISTANCE OF 324.10 FEET TO THE NORTHEAST (NE) CORNER OF LOT 1, BLOCK 1 OF SAID SEEGER ADDITION; THENCE S89°36'29"W, ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 217.31 FEET TO THE NORTHWEST (NW) CORNER OF SAID LOT 1; THENCE N00°10'09"W, PARALLEL WITH THE EAST LINE OF SAID LOT 2, A DISTANCE OF 324.94 FEET TO THE NORTH LINE OF SAID LOT 2; THENCE N89°49'51"E, ALONG THE NORTH LINE OF SAID LOT 2, A DISTANCE OF 217.31 FEET TO THE POINT OF BEGINNING; AND THAT PART OF LOT 2, BLOCK 1 SEEGER ADDITION, LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 2; THENCE S 00 DEGREES 10 MINUTES 09 SECONDS E, BEARING ASSUMED, ALONG THE EAST LINE OF SAID LOT 2, A DISTANCEOF 324.10 FEET TO THE NORTHEAST CORNER OF LOT 1, BLOCK 1 OF SAID SEEGER ADDITION; THENCE S 89 DEGREES 36 MINUTES 29 SECONDS W, ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 217.31 FEET TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE S 36 DEGREES 21 MINUTES 40 SECONDS W, ALONG THE WESTERLY LINE OF SAID LOT 1, A DISTANCE OF 266.02 FEET TO THE POINT OF BEGINNING OF THE LINE TO BE DESCRIBED; THENCE N 36 DEGREES 21 MINUTES 40 SECONDS E A DISTANCE 266.02 FEET; THENCE N 00 DEGREES 10 MINUTES 09 SECONDS WA DISTANCE OF 324.94 FEETTO THE NORTH LINE OF SAID LOT 2 AND THERE TERMINATING; SUBJECT TO EASEMENTS OF RECORD IF ANY BLOCK 1 LOT 1 SUBDIVISIONCD 28398 SUBDIVISIONNAME SEEGER ADD BLOCK 1 LOT 2 SUBDIVISIONCD 28398 SUBDIVISIONNAME SEEGER ADD Commonly known as 11730 Point Douglas Drive South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and published in the St. Paul Pioneer Press; and City of Cottage Grove, Minnesota City Council Resolution 2021-139 Page 2 WHEREAS, a planning staff report, which detailed specific information about the property and proposed project, was prepared and presented to the Planning Commission; and WHEREAS, the Planning Commission held the public hearing on these applications on October 25, 2021; and WHEREAS, the public hearing was open for public testimony and no one spoke for or against the application; and WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval of the conditional use permit and site plan subject to certain conditions. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby grants approves the conditional use permit and site plan to allow the expansion of a legal nonconforming use to allow for the construction of a 4,000 square foot building addition to be used for boat and recreational vehicle showroom at 61 Marine & Sports, located on the property legally described above, subject to the following conditions: Prior to the issuance of a full certificate of occupancy for the addition, a lot combi- nation of the three parcels owned by Stu -Mac properties must be completed by Washington County. 2. All conditions of Resolution 2015-118 shall be conformed with. 3. The construction of the new building addition will require conformance to the City's commercial architectural standards and site development performance standards. 4. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) 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 or City Engineer. 5. Landscaping on the site must be maintained in good health at all times, and dead plantings shall be replaced in a timely manner. Passed this 3rd day of November 2021. yron Bai ayor Attest: I Joe Fis, hbach, City Clerk Recelpt:p 578294 p p v v RES 46.00 R turn to: 40.00 IIIIII IIII CITY OF COTTAGE GROVE 12800 RAVINE PKWY S Certified Filed and/or recorded on: COTiAGE GROVE MN 55016 1/13/2022 3:54 PM 1278828 Certificate#: 50776 65548 Office of the Registrar of Titles Washington County,Minnesota Debra Ledvina,RegistrarofTitles Receipt#578294 Doc#1278828-Additional Certs aos t I I STATE OF MINNESOTA COUNTY OF WASHINGTON CITY OF COTTAGE GROVE I, the undersigned, being the duly qualified and acting City Clerk of the City of Cottage Grove, Minnesota, DO HEREBY CERTIFY, that I have carefully compared the attached copy of Resolution No. 2021-139 of the City of Cottage Grove with the original on file in my office and the same is a full, true and complete transcript therefrom. WITNESS, my hand as such City Clerk and the corporate seal of the City this 23rd day of November, 2021. oe Fischbach, City Clerk S!'-' , " , Vf`y aL SE T a y`, r„rt`; i cocg-fs1\Groups\CITYFILES 21 CITYFILES\072CUP 61 Marine Bldg Addition 2021-10-25\PHN\CUP2021-072 61 Marine Bldg Addition Res.2021-139 Recording Cover.docx 1 City Council Action Request 11.B. Meeting Date 8/20/2025 Department Community Development Agenda Category Action Item Title Cedarhurst – Historic Conditional Use Permits, Zoning Amendments, Site Plan Review, and Business Subsidy Agreement Staff Recommendation 1) Adopt Ordinance No. 1103 to approve a Zoning Amendment to rezone the property at 6940 Keats Avenue South from AG-2, Agricultural to M-U, Mixed-Use. 2) Adopt Resolution 2025-112 to approve a Historical Conditional Use Permit to operate an event center/wedding venue on the Cedarhurst Mansion property located at 6940 Keats Avenue South, which is on the National Register of Historic Places and the City’s Register of Historic Sites and Landmarks. 3) Adopt Resolution 2025-113 to approve a Site Plan Review for improvements to the site and the Mansion and an addition to the Mansion located at 6940 Keats Avenue South for use as a wedding and event center. 4) Adopt Ordinance No. 1104 to approve a Zoning Amendment to rezone the property at 9912 70th Street South from AG-2, Agricultural, to R-3, Single Family Residential. 5) Adopt Resolution 2025-114 to approve a Historical Conditional Use Permit to use the Gardener’s Cottage property located at 9912 70th Street South in conjunction with the commercial event/wedding venue on the adjacent parcel at 6940 Keats Avenue South. 6) Approve the business subsidy agreement with Bellagala to provide a business subsidy for $37,275.00 for up to 15 SAC units. Budget Implication N/A Attachments 1. Cedarhurst CC Memo 2. Cedarhurst Narrative Planning Submission 2025-07-02 3. Cedarhurst Narrative ACHP 2025-06-10 4. Cedarhurst Narrative Description of Work 5. Cedarhurst Civil Site Plans 2025-7-24 6. Cedarhurst Landscape Plan 7. Cedarhurst Washington County PW Comment Letter 8. Cedarhurst Engineering Plan Review Memo 2025-08-07 2 9. Cedarhurst Historic Site Design Guidelines 10. Cedarhurst Partially Executed Permanent Hydrant Access Easement 11. Cedarhurst Partially Executed Stormwater Maintenance Agreement 12. Cedarhurst Mansion Rezoning Ordinance No. 1103 13. Cedarhurst Mansion Resolution - HCUP 14. Cedarhurst Mansion Resolution - Site Plan Review 15. Cedarhurst Gardner's Cottage Rezoning Ordinance No. 1104 16. Cedarhurst Gardener's Cottage Resolution - HCUP 17. Cedarhurst SAC Subsidy Agreement TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: Kelly Becker, Associate Planner DATE: August 13, 2025 RE: Cedarhurst – Historic Conditional Use Permits (2), Zoning Amendments (2), Site Plan Review, and Business Subsidy Agreement Proposal Bellagala has submitted applications for the following requests: • 6940 Keats Avenue South – Cedarhurst Mansion (The Mansion) 1. Zoning amendment to rezone the property from AG-2, Agricultural District, to M-U, Mixed-Use District 2. Historical Conditional Use Permit to operate an event center/wedding venue on a property on the National Register of Historic Places and the City’s Register of His- toric Sites and Landmarks 3. Site Plan Review for improvements to the site and the Mansion and for an addition to the Mansion • 9912 70th Street South – Gardener’s Cottage 1. Zoning amendment to rezone the property from AG-2, Agricultural District, to R-3, Single Family Residential District 2. Historical Conditional Use Permit to use the property in conjunction with the com- mercial event/wedding venue on the adjacent parcel at 6940 Keats Avenue Location Map Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 2 of 21 Review Schedule Application Received: July 2, 2025 Acceptance of Completed Application: July 2, 2025 Planning Commission Meeting: July 28, 2025 City Council Meeting: August 20, 2025 60-Day Review Deadline: August 31, 2025 Background Cedarhurst Mansion (Mansion), historically known as the Cordenio Severance House, is situated on an approximate 10-acre parcel at the intersection of County Road 22 (70th Street) and County Road 19 (Keats Avenue), which also houses several outbuildings. The site and Mansion are listed on the National Register of Historic Places and the City’s Register of Historic Sites and Land - marks. The original part of the house being built in the 1860’s and later expanded, presumably in the later 1800s/early1900s, most notably including the addition of a ballroom and bedroom to the north side of the building in 1917 by Architect Cass Gilbert. Notable features of the Mansion in- clude original wood shutters, two Neo-Classic doric hexastyle porticoes with gabled roofs, a semicircular bay on the north ballroom façade, eastern porch serving as the primary ceremonial entry, southern porch belonging to the original farmhouse, historic front lawn and approach, and historic rose garden. Situated on a separate, adjoining 3-acre parcel is the Gardener’s Cottage at 9912 70th Street, currently classified as a single-family residence. It is estimated that the cottage was originally constructed in the late 1800s or early 1900s. Although not currently listed on the City’s Register of Historic Sites and Landmarks, the Cottage is recognized as one of the Top Ten Historic Prop- erties the Advisory Committee on Historic Preservation (ACHP) identified as a priority to be considered for registration, considering its connection to the Cedarhurst Estate. In 1977, the City Council approved a resolution to grant a Conditional Use permit for a home occupation to operate a catering service from the site. Later in 2001, after a change in ownership, the City Council approved a resolution for a Conditional Use Permit for limited commercial ven- tures at the Mansion. Approved uses with that approval included use of the site and Mansion for a wedding/banquet hall, receptions, conferences, exhibitions, and tours. In 2021, Three Sixty Real Estate Solutions, LLC purchased the property and later proposed, in 2022, a mixed-use redevelopment project for the parcels that included commercial space, multi- family housing, and preservation of the Mansion itself. There were concerns at the time with the high density of the proposal and the lack of preservation of the green space throughout the site, which is a large part of the historic significance of the site and Mansion. At the time, the economics of the proposal also posed a challenge. The plan did not receive final approval, and the Mansion has sat vacant since it was last purchased in 2021. Bellagala Wedding and Events is the prospective buyer/developer of both parcels (9912 70th Street and 6940 Keats Avenue). The Bellagala company was founded in Minnesota in 2004 and has several boutique event locations around the Minneapolis area. Bellagala’s proposal for the Cedarhurst property includes utilization of the Mansion as a year-round wedding and event center, including use of outdoor ceremony space and indoor reception space, with a maximum seating Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 3 of 21 capacity of 190. Bellagala’s proposal also includes use of the Gardener’s Cottage property in conjunction with the commercial event/wedding venue on the adjacent parcel at 6940 Keats Avenue as an internal staff meeting space. Historic Property Review City Code Title 11-2-18, Historic Properties Conditional Use Permits, states that the preservation, revitalization, and adaptive reuse of buildings designated on the City’s Register of Historic Sites and Landmarks or National Register of Historic Places is encouraged. Adaptive reuses of these historically registered properties or structures shall promote preservation of the architectural and historic character by encouraging retention of its historic value. All reuses shall be complementary to the historical character of the structure or site and the surrounding uses and reviewed as a Historic Conditional Use Permit (HCUP). Thus, as the Mansion is listed on both local and national registers, and in anticipation of the Gardener’s Cottage being added to the City’s Register of His- toric Places and Landmarks, both properties qualify for the requested HCUP review. Requests for HCUPs and any proposed alteration to a historic site or landmark are required to be reviewed by the Advisory Committee for Historic Preservation (ACHP), pursuant to Title 2-2-6. The ACHP then provides a recommendation to the Council regarding the proposal. In reviewing the proposal, the ACHP shall determine if the work to be performed adversely affects the desig - nated historic site, landmark, or district. In determining whether or not there is an adverse effect to the historic site, landmark, or district, the committee shall consider the following factors: 1. Whether the work will significantly alter the appearance of the building or structure so as to remove the features which distinguish the historic site or landmark as a significant cultural resource. 2. Whether the use of the property will destroy, disturb or endanger a known or suspected archaeological feature site. During review of the previous redevelopment proposal in 2022, the City coordinated with New History, a consultant group providing historical expertise, to create Historic Site Design Guide- lines. The report summarizes and identifies the significant historic features and buildings on the property and outlines guidelines for proposed alterations. It also identifies the following major findings used by staff to guide review of this request to ensure the proposed improvements align with those design guidelines to maintain the significant historical features of the site: 1. Site and Landscaping • The organic site arrangement with residential-scale buildings and exterior open spaces should be maintained. • Existing circulation can be maintained, and new circulation can be added to the site. New parking spaces could be created on the north and west sides of the site. • New landscaping should generally consist of a mix of lawn areas, trees, and small plantings. New hardscape elements should be limited to the minimum required. 2. Alterations to Existing Resources • Keeping and reusing contributing (historic) resources is recommended. Demolition of these resources should be avoided if possible. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 4 of 21 • Key historic features of contributing resources such as porticos, porches, wood siding, stucco, gable roofs, and doors and windows should be prioritized for preser- vation. Non-historic features of contributing resources can remain or be replaced. • Non-contributing (non-historic) resources can be retained, altered, or removed. 3. New Construction • Any new construction should be sensitively located and be of a size, scale, and design that is compatible with contributing resources and the historic site as a whole. New construction should appear new and be differentiated from contributing resources, to avoid creating a false sense of history. • Any new construction should avoid impact to and the removal of any historic mate- rials and features and be able to be removed in the future without damaging contributing resources. State Historic Tax Credit The applicant is working with the State Historic Preservation Office (SHPO) to obtain a tax credit to rehabilitate the site. Under the SHPO tax incentive program, the applicant is required to com - plete a historic preservation certification application through the National Park Service (NPS) to become a “certified rehabilitation project.” In order to achieve this certification, the project must be determined to be consistent with the historic character of the building and, where applicable, the district in which it is located. There are three parts to this process: • Part 1 is a demonstration that the site is historically significant. As the site is nationally registered, Part 1 has been approved. • Part 2 for the submittal demonstrates that adequate work will be done to preserve the his - torically significant features of the mansion and the grounds, and that the mansion and the site are rehabilitated in an adequate manner. • Part 3 verifies that the project was completed aligning with SHPO and NPS standards as outlined in Parts 1 and 2. Part 3 is completed upon completion of the project. The applicant is currently working on finalizing Part 2 of the SHPO Tax Credit process, which requires them to submit a complete list of work being proposed to preserve historic features. Each feature of the proposed project must be listed outlining the current condition including photos or a sketch of the current condition, and a description of work planned to be done for each feature. The requirements for the SHPO tax incentive are meticulous and designed to preserve the historical features of each project. The applicant followed the city’s Historic Site Design Guidelines as they completed Part 2. The work that the applicant is proposing as part of their proposal submitted to SHPO aligns with the guidelines created by New History in 2021; therefore, the proposed use aligns with the intent of a historic Conditional Use Permit. Planning Considerations Comprehensive Plan Land Use and Zoning 6940 Keats Avenue (Mansion property): The 10-acre parcel the Mansion is situated on is guided for Mixed Use in the 2040 Comprehensive Plan. The applicant is requesting to rezone the Mansion Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 5 of 21 property from AG-2, Agricultural, to M-U, Mixed Use, which would be in accordance with the long- term growth plan of the parcel. Areas designated “Mixed Use” are intended to provide flexibility to allow complementary uses within a district. Event Centers are permitted within the M-U District with a CUP or HCUP. The proposed use of the site as a wedding and event center aligns with the uses outlined within the M-U District. 9912 70th Street (Gardener’s Cottage): The 3-acre parcel the Gardener’s Cottage is situated on is guided for low density residential in the 2040 Comprehensive Plan. Low density residential is consistent with development at net densities of 2 to 4 units per acre as well as minor commercial uses. The applicant is requesting to rezone the Gardener’s Cottage parcel from AG-2, Agricultural, to R-3, Single Family Residential, which would be in accordance with the long -term growth plan of the parcel. The R-3, Single-Family Residential district, is intended to preserve the character of existing single-family neighborhoods and provide for additional development of single -family de- tached residential neighborhoods. Limited Commercial Ventures within the R-3 zoning district are permitted with an HCUP. The proposed use of the Gardener’s Cottage for internal purposes in - cluding team meetings, planning sessions, and staff connection space is considered a limited commercial venture in conjunction with the proposed use of the Mansion site and is permitted with an HCUP within the R-3 Zoning District. Compliance with Ordinance Requirements The City’s Historic Property Conditional Use Permit (City Code Title 11 -2-18) was adopted on February 4, 1998 (Ord. No. 653). The ordinance was adopted as a means in which to allow owners of large historic properties within the community the ability to create additional resources to main- tain the unique properties as vibrant components within the community. This code has seen revi- sions since that time; however, the Historic Property Conditional Use Permit remains an option with performance standards within the city’s zoning code. In order to be considered eligible for a historic properties conditional use permit, properties must be in conformance with the following: Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 6 of 21 (1) The applicant demonstrates that the historic characteristics of the property cannot be main- tained reasonably and economically unless the conditional use permit is granted. (2) Listed on the city register of historic sites and landmarks or the national register of historic Places. (3) The property is adequately sized to meet the proposed use. (4) Adequately served by municipal services or a septic system with adequate capacity for the proposed use. (5) In conformance with all applicable building and fire codes, and ADA requirements. (6) In conformance with all state and county health regulations. (7) In conformance with the city's off street parking requirements pursuant to subsection 11-3-4 of this title, or proof of parking, if deemed reasonable by the city. (8) Adequately situated and designed so as to not create a significant traffic impact on adjoining public roadways, and includes safe ingress and egress to the site. (9) The development meets all applicable setback requirements. (10) Activity areas are appropriately screened from adjoining properties. (11) The property and land use are adequately designed so as not to create an adverse impact on the residential character of the surrounding area. (12) The development meets all applicable commercial site development performance standards. (13) The development does not create any increase in the level of noise, air, or other pollution which would have an adverse effect on other properties. (14) One advertising sign not to exceed twenty (32) square feet, and six (6) feet in height. (15) Site improvements meet the city's historic preservation standards and guidelines. The proposed use of the two sites (6940 Keats Avenue and 9912 70th Street) in conjunction as a wedding and event center with an HCUP is consistent with the findings above as described in the following report. Historic Conditional Use Permit 6940 Keats Avenue South (Cedarhurst Mansion) The following improvements to and uses of the Mansion at 6940 Keats Avenue are proposed as part of the request for a Historic Conditional Use Permit (HCUP) and Site Plan Review: 1. The rehabilitation of the main mansion, including interior and exterior restoration work, mechanical system upgrades, additional attic insulation, and basement foundation waterproofing. 2. A one-story, 4,000 square foot addition to the west side of the mansion for an atrium lounge, storage, and commercial kitchen staging area. 3. Site and Landscape Restoration include the addition of paved and unpaved parking areas, widening of driveway aisles to become bi-directional, connecting circulation loop, rehabilitated rose garden, and loading and drop off area. 4. Removal of deteriorated barn, chicken coop, and upholstery shop structures on the west side of the property. In compliance with the guidelines identified by New History and the State Historic Preservation Office (SHPO) tax credit criteria, the proposed work to the Mansion is broken down as follows: Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 7 of 21 Exterior work: • Retaining, repairing, and repainting historic wood siding as needed. • Minor repairs will be made as needed to architectural trim, eaves, and corner boards using in-kind materials. • Repair or replacement of deteriorated window and door components with in-kind materials, as needed. • The east porch currently experiences drainage issues where water is directed towards the building, thus requiring the east porch to be rehabilitated using historic features. • Roof repairs will be limited to localized in-kind replacement of damaged asphalt shingles. • Some repair or replacement of damaged gutters and downspouts as needed. Interior work: • Repair and refinish the original hardwood floors, including removing non -historic carpeting and refinishing underlying original wood flooring where present and salvageable. • Stripping non-historic wallpaper and repainting the walls using historically sympathetic finishes. • Refinish and repaint existing plaster walls and ceilings. Repair as needed. • Removal and replacement of non-original light fixtures with more historically appropriate or concealed options. • Preserve and refinish original stair handrails and balusters as needed. Foundation and mechanical work: • Localized foundation repairs as needed in basement to address structural deficiencies and water damage and infiltration. • Addition of insulation throughout the attic to improve energy efficiency. • Reopening of the existing attic ridge vent to restore proper ventilation and reduce heat buildup. • Installation of new high-efficiency boiler system while retaining and reusing select historic radiators where feasible. • New air ducts and ventilation systems, routed to avoid visible impact to historic spaces. • Replace outdated electrical panels and wiring to meet current capacity and safety codes. • Installation of new building-wide sprinkler system to meet fire and safety code. Most notably, a new, one-story addition will be constructed to connect to the west façade, adjacent to the location of the existing non-historic kitchen, as guided in compliance with the New History report. Connection will require removal of the non-historic west porch. The addition will house an atrium lounge, kitchen staging area, and storage area. The addition will be constructed in clearly differentiated materials from the historic portion of the mansion, and the construction is designed to be reversible in compliance with the Secretary of the Interior’s standards for rehabilitation. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 8 of 21 Rendering of Addition Interior first floor plan alterations to the Mansion will be relatively minor, with most alterations being performed to meet accessibility and code compliance, as well as overall functionality. His - toric room connections will be restored. First Floor Plan Portions of the existing second floor corridor do not meet ADA or Code requirements for width. Therefore, portions of interior partitions, closets, and bathrooms will be selectively removed to improve functionality and circulation. A limited use/limited ap plication elevator will be added within the existing elevator shaft to provide vertical access between first and second floors. Space on the second floor will be converted into hospitality suites for bride and groom preparation, each with private restrooms and lounge areas. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 9 of 21 Second Floor Plan Garden Area Improvements A patio centered in the garden will seat approximately 88 people, with a proposed fountain and/or art centerpiece at the south end. New plantings will include a plethora of plant varieties consisting of accent ornamental plants, hedges, grasses, and perennials throughout the garden. The existing contributing garden wall and piers will remain and be restored, including new fencing or trellis atop the existing wall. Surrounding brick pavers and colored concrete patio areas will be salvaged and reused where possible. If needed, new paver materials will be used that will match historic paver units. Garden Area Plantings Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 10 of 21 Wedding Ceremony Locations Outdoor ceremony grounds will be available in multiple locations on the property including the front lawn, rose garden, and northern second lawn. Per standards in Title 11-4-4, each outdoor gathering area is screened with existing vegetation to completely restrict vision of the gathering areas from adjacent residential properties and shall be setback at least 150 feet from the nearest residential property line. All amplified sound from the ceremony shall not be audible from the adjacent residential properties. Standards in Title 11-4-16 require the outdoor seating areas to have an improved and maintained surface ; however, in order to be in alignment with the New History report guidelines and provide flexibility through the HCUP preservation standards, main - taining a grass surface on the lawn areas identified for ceremonies is acceptable. Seating for the outdoor ceremony areas shall be arranged in a manner so as not to compromise safety, obstruct any entrances or exits, be located on landscaping or parking areas, and shall not be located within any required setback areas. Proposed Ceremony Spaces Accessory Structure Removal The period of significance for the site is 1889 until 1925, reflecting the time period during which the Severances owned and occupied the property. The various resources on the site can be clas - sified as “contributing” (historic) or “noncontributing” (non-historic). At Cedarhurst, contributing resources are defined as resources that 1) were constructed by 1925 (the end of the period of Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 11 of 21 significance) as part of the Severance estate and 2) retain historic integrity (the physical materials and features present during the period of significance). Resources constructed before 1925 that do not retain historic integrity and resources constructed after 1925 should be considered non- contributing. The New History report included an inventory of all resources across both parcels, identifying them as contributing or non-contributing. The applicant is proposing to remove the Barn structure (contributing), chicken coop (contributing), and shop (non-contributing) located to the northwest of the Mansion. Although the chicken coop and barn are considered contributing re - sources, due to their current structural state and years of neglected care, they are beyond repair and cannot be maintained reasonably and economically, as stated as a finding for Historic Con - ditional Use Permit review. Chicken Coop Barn Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 12 of 21 The contributing garage designed by architect Cass Gilbert and one of the non-contributing sheds (horse stable) are proposed to be retained for future potential reuse and restoration. No additional information for restoration of those structures was included with this application ; however, the applicant has indicated a Phase 2 of site improvements will include a clear plan for use and im - provements of the accessory structures. Several of the accessory structures are proposed to be removed due to safety hazard including the dilapidated barn and chicken coop. 9912 70th Street South (Gardener’s Cottage) The Cottage is not currently listed on the City’s Register of Historic Sites and Landmarks ; how- ever, an application to request the site be added to the City’s local register will be required prior to issuance of a certificate of occupancy for the Mansion. For the site to be eligible for an HCUP, the site must be added to the City’s Register of Historic Sites and Landmarks ; therefore, a condi- tion of the HCUP will require the property to be listed on the City’s Register. The applicant has shared a phased plan for the Gardener’s Cottage property. The first phase will be to preserve the Cottage in its current condition and bring the property into code compliance (interior and exterior), while utilizing it for internal company purposes only. It will serve as a quiet, dedicated location for team meetings, strategic planning sessions, and staff connection space. The long-term plan, once the business is stabilized at the site, is to gradually restore the Cottage, inside and out. Restoration will include addressing structural and aesthetic modifications. Pro- posed modifications to the Cottage will require review by the ACHP prior to the issuance of build- ing permits for the work. Given the site and house is within the R-3 Zoning District, an HCUP is required to operate as and/or with the proposed wedding and event center. No ceremonies or events shall be permitted to take place on the Gardener’s Cottage property. Site Plan Review Overview The site layout will include bi-directional driveways and a new circulation loop to accommodate guests and service traffic. The site will be connected to City sewer and water; it is currently served by well and septic. Parking will be accommodated with a new 23-stall paved parking lot, as well as a 45-stall overflow unpaved parking area and a 12-stall overflow unpaved parking area. A stormwater basin is proposed to the immediate east of the paved parking lot. Plans include the addition of an approximate 4,000 square foot atrium to the west side of the Mansion for lounge and kitchen staging areas. The historic rose garden will be rehabilitated on the east side of the addition for ceremonial use, with the addition serving as a buffer from residential properties to the west. New walkways will be added to improve circulation around the property, connecting the east and south porches with as little land and vegetation disturbance as possible. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 13 of 21 Proposed Site Plan Setbacks The following table summarizes the applicable setback standards for buildings within the Mixed Use District and proposed setbacks with the site and mansion improvements: Mixed Use District Setbacks Code Standard setbacks Proposed setbacks for the Mansion/Addition Minimum front yard 25ft 150+ ft Minimum rear yard 10ft 300+ ft Minimum rear yard abutting a residential district 50ft 300+ ft Corner lot setback on front and side yard 20ft 150+ ft Parking lots and access/drive lanes are required to meet a minimum of a 10 -foot setback from property lines. The Applicant is proposing a 10-foot setback from the westerly property line for the newly proposed access/driveway from 70th Street. The paved and unpaved parking areas both meet the required 10-foot setback as well as the proof of parking area along the west property line meets the 10-foot required setback. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 14 of 21 Access A roundabout was constructed by Washington County at the intersection of Keats Avenue and 70th Street. The roundabout converted the existing unrestricted access to right-in right-out access for the existing driveway entrance to the Mansion on 70th Street due to the addition of the median along with restricting left turns out of the access onto 70 th Street. In an effort to provide improved access to the site to facilitate traffic flow, the applicant is proposing to relocate the existing access location to the Mansion parcel on 70th Street further to the west to align with the existing Jorgen- sen Lane to the south. Relocating the driveway entrance will allow traffic in and out of the site from both directions without obstruction from the median. The existing driveway access to the Cottage parcel on 70th Street is pro- posed to be removed and access from 70th Street to the Cottage site will be shared with the Mansion. The Cottage site will access their parcel from the driveway constructed on the Mansion site. A shared access agreement will be required to be recorded against both properties providing legal access to the Cottage site and outlining mainte- nance requirements at such time the parcels are not under shared ownership. Driveway access aisles from 70th Street and Keats Avenue through the site are proposed to be widened to 20-feet to allow for emergency vehicle accessibility and turn around. If at any time, the City and/or the County identify the access at 70th Street as not functioning efficiently or poses a safety concern, the City and/or County may determine a driveway shall be connected to the old Military Road access as a full access onto Keats Avenue in the northeast corner of the site and the 70th Street Access would be a limited access. The northeast Military Road driveway access connection is illustrated on the site plan provided by the applicant and has been reviewed with this submitt al. Utilities The Mansion and Gardener’s Cottage are currently served by private septic and well. The Appli- cant is proposing to connect the Mansion to public water and sewer service at the stubs within the cul-de-sac at 69th Street to the west. The connection will be a private service; therefore, the property owner will be responsible for all maintenance of the utility lines from the City’s main sewer and water lines. The Applicant shall enter into a hydrant access agreement to allow the city to flush. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 15 of 21 The proposed connection extends through the 9912 70th Street property. To ensure access for maintenance, etc., an easement is required to be recorded against both properties in the event the parcels are no longer under common ownership. Utility Connection The applicant is not proposing to connect the Cottage parcel (9912 70th Street) to City utilities. However, if at any time the existing well or septic fails, the property owner will be required to connect to City services. Area charges and connection fees applicable at that time will be required to be paid at time of connection for the 3 -acre parcel. Stormwater Management The Applicant is proposing the installation of required stormwater infrastructure to manage and treat run-off on existing and proposed impervious surfaces on the site in accordance with the City and Watershed District standards. The Applicant shall comply with all comments included in the City Engineer Review Memo dated 8/7/2025 and Stormwater Rules Summary Memo dated 5/6/2025. A private stormwater maintenance agreement will be required. Tree Mitigation & Landscaping Improvements A tree inventory was completed by the property owner and continues to be applicable with the proposed site review. The Applicant has noted their intent is to remove trees only as needed for parking areas, the building addition, and garden updates while preserving as much of the existing vegetation on the site as possible. The Applicant is proposing to remove 26 qualifying trees of the approximately 547 total qualifying trees on the site. The City’s Tree Preservation standards in Title 11-3-13 allow for removal of 40 percent of qualifying trees onsite without mitigation. Due to the low volume of proposed tree removal, mitigation is not required. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 16 of 21 Tree Inventory The Applicant has provided a landscape plan aligning with the City’s landscape standards. The proposed site area for the addition and rose garden improvements is approximately 8,800 square feet and will therefore, per the City Code coefficient, require three overstory deciduous trees, three coniferous trees, and six shrubs. The landscaping plan dated 6/27/2025 includes all required plantings. Landscape Plan Existing remaining trees along 70th Street and along the west side of the property shall be main- tained as a buffer to the parking lot and outdoor ceremony areas from neighboring residential properties and public roads. New ornamental perennials, shrubs, and trees will be added sur - rounding the Mansion, the new addition, and the north side of the parking areas. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 17 of 21 Parking City Code Title 11-4-4 requires all parking areas to be screened from residentially zoned property, off street parking shall meet the restaurant parking requirements, and other parking standards in Title 11-3-4. The standards for restaurant parking require 1 space for each 3 seats, based on capacity design, plus employee parking. The Applicant is proposing a maximum seating capacity within the atrium addition to be 190 seats. The required number of parking spaces based off of overall seating capacity is 64, and the number of spaces for staff is 15; therefore, a total of 79 parking spaces are required. The Applicant is proposing a total of 80 parking spaces (dedicated and overflow combined) on the site. In an effort to maintain the rural character and more specifically the historic nature of the site, the Applicant is proposing the majority of the parking area as unpaved. The Applicant is proposing two unpaved parking areas and one paved parking area. The paved parking lot will contain 23 spaces, four of which will be ADA designated spaces. The larger of the unpaved park- ing areas will be located in the southeast corner of the site and will contain 45 spaces. A proof of parking area with 12 spaces is proposed along the west side of the driveway from 70th Street. The proposed parking areas meet the minimum setback for parking areas within a M-U Zoning District: 10 feet from rear or side lot lines and 20 feet from public right of way or residential property. City code standards require parking areas for commercial uses to be paved, typically with curb and gutter. However, given the historic nature of the site and use under an HCUP, review of the proposed natural parking surface has been completed. To ensure stability of the unpaved parking areas, the Applicant will be required to install a turf rein- forcement mat within the southeast parking area. The proof of parking along the driveway shall remain unim- proved until such time it is determined by the City that the addition of turf reinforcement mat is required. Turf reinforce- ment mat is a pervious surfac- ing that aids in elimination of stormwater runoff and securing the soil within the parking area. If at any time parking on the turf reinforcement mat parking area becomes an issue as determined by the City and/or is not maintained, the parking area shall be improved with Class 5 and/or pavement. Proposed Parking Areas/Materials Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 18 of 21 The Applicant has shared that on similar event properties under their ownership and manage- ment, a combination of hotel partnerships, shuttling, and valet services are used to minimize traffic and vehicles onsite. A similar approach is planned for events at the Mansion. Noise and Hours of Operation City Code Title 11-4-4: Event Centers, states no outdoor sound amplification systems shall be allowed when adjacent to residential properties. However, the intent of a Historical Conditional Use Permit is to allow activities and uses to historic sites which promote and complement a site’s historic character. In each case, the ACHP and City Council shall give consideration to the impact on the neighboring uses and surrounding area for each particular proposed use at that particular location. The Applicant has stated they plan to host at least 120 events at the site each year, with availability to book the site any day of the week and noted that standard events run until midnight. The Ap- plicant also states noise levels to adjacent residential properties will be a priority as they set up their outdoor ceremony locations. Maintaining existing mature vegetation as well as situating cer - emony locations on the east side of the Mansion and atrium will prevent noise spill to adjacent residential properties. Amplified music will be used as part of outdoor ceremonies; however, it will be conducted within the permitted hours of operation. The Applicant is proposing hours of operation no later than 10:00 p.m. on Sunday through Thurs- day and 12:00 a.m. on Friday and Saturday, aligning with the City’s Nosie standards. The Appli- cant is not proposing and shall not be permitted to host receptions outside of the Mansion and/or the atrium. The Applicant shall adhere at all times to the City noise and amplified sound ordi- nances requirements. If violations and/or complaints are received related to noise, it is recom- mended that the HCUP be reviewed by the City for modification of the permitted use and hours of operation. Waste The applicant has noted trash bins are proposed to be stored behind the building on the northwest side near the delivery area. Per Title 11-3-8, for all new construction or major alterations to existing structures, the following standards apply to the placement and construction specifications of trash enclosure structures: 1. The trash enclosure structure must be setback ten feet (10') from all property lines. 2. Such structure shall be situated on a poured in place concrete base, which shall be extended a minimum of six feet (6') beyond the door opening to the structure. 3. The walls shall be a minimum of six feet (6') in height and shall be a masonry material or composite fencing consistent with the principal structure. No roof is required. 4. The door opening shall a maintenance -free opaque material. Use of chain link with vinyl slats is not permitted. 5. The trash enclosure shall be consistent with materials found on the principal structure. (amd. Ord. 1081, 5-1-2024) Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 19 of 21 Signage The applicant has not provided detailed plans for signs. Should signage be proposed onsite, the applicant is subject to Title 12-1-7: Design Standard, and specifically, Title 12-1-10: Signs in Busi- ness Districts, for any signage placed at the Mansion, 6940 Keats Avenue. A separate building permit is required for signage. Lighting The applicant has indicated they intend to have lights in the parking lot as well as a lighted path - way leading to the estate and lighting around the estate. A photometric plan will be required to be provided showing proposed lighting meets the maximum 0.5 footcandle at property lines adjacent to residential properties. All lighting shall be downward directed. Area Charges Compliant with Title 8-1-3, area charges for connection to utilities shall be collected for any new or expanded commercial development and is computed on the acreage of the tax parcels with the proposed development. As approximately only one acre of the Mansion parcel will be used and improved for development/use, area charges will be determined using one acre and will be col- lected prior to the issuance of a building permit . At such time additional improvements are pro- posed to the site and/or it is further developed, the remainder of the area charges and connection fees shall be collected prior to the issuance of a building permit for new construction, devel op- ment, or redevelopment on the remaining 9.1 acres of the site. Area Charges (1-acre) Water $7,460 Sanitary $2,410 Storm $13,570 Connection Fees (1-acre) Water $2,310 Sanitary $1,560 A sanitary access charge (SAC) charge is also required prior to the change in use of property. The number of SAC units is determined by the Metropolitan Council. The City is committed to providing SAC credits from the City’s SAC credit bank (35 credits), no more than 15 units of credit to support the dedication to the improvement of a unique site within the City and revitalization of a historic property. Review ACHP Review The City’s Advisory Committee on Historic Preservation (ACHP) reviewed the application request at their meeting on June 10, 2025, and voted 5-0 to recommend approval of the proposed im - provements to the mansion and the site. A memo was provided to City Council for review. Neighborhood Meeting A neighborhood meeting was held by the applicant on July 15, 2025, at 5:30 p.m. at the Mansion. All property owners within the 500-foot boundary to receive a public hearing notice received an invitation. A representative from Bellagala was present and provided an overview of the project Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 20 of 21 and proposed use. Approximately 30 people attended, and overall feedback of the proposal was unobjectionable. Public Hearing Notices The public hearing notice for the , July 28, 2025, Planning Commission meeting was published in the Saint Paul Pioneer Press and mailed on July 16, 2025, to 123 property owners that are within 500 feet of the proposed project. Staff have not received any written comments at the time of writing the report. Planning Commission Meeting At their July 28, 2025, meeting, the Planning Commission reviewed this request and held a public hearing. The Commission requested additional information and clarification on the following: • What potential does the Cottage parcel hold for future development if rezoned to R-3, Single Family Residential District? o There is potential for further residential development of the parcel for single-family homes or other development as outlined within the zoning code, provided all stand- ards in the code can be met. However, the use of the Cottage is being reviewed in conjunction with the use of the Mansion and will be designated as a historic property and retain that designation if the property is further developed. The historic desig- nation does provide limits on the use of the site and the Cottage. If this parcel does develop further, access to the property would be obtained from 69th Street. • Does the Cottage need to meet Commercial building code requirements? Are there restrictions on capacity? o The proposed change in use from a residential building to a commercial building will require an application for a “Change in Occupancy” for the Gardener’s Cottage to be utilized in conjunction with the Mansion. An architect is required to supply con- struction documents with the code compliance summary, life safety, means of egress, travel distance, exit locations, occupancy calculations, etc. • The Commission expressed concerns related to the driveway access off 70 th Street and inquired if a right turn lane would be required. o Staff clarified 70th St is a County roadway and ultimately is the County’s jurisdiction to review and determine if access becomes problematic and/or if turn lanes are re- quired. Staff also clarified that should there be safety concerns at the 70th Street access, the access would likely be restricted to a right-in, right-out and an access would be shifted to Military Road as illustrated on the site plan providing a full access to the site. A backup of traffic onto 70th St is not anticipated, as there are no obsta- cles slowing traffic once it pulls onto the property, and the driveway on the property is long enough for stacking to occur on the property itself and not the road. The Planning Commission voted unanimously (5-0) to recommend the City Council approve the requests. Honorable Mayor, City Council, and Jennifer Levitt Cedarhurst August 13, 2025 Page 21 of 21 Summary The proposed use of the site at 6940 Keats Avenue and 9912 70th Street as a wedding and event center is consistent with the performance standards specified in the city’s zoning ordinance and with proper conditions of approval that protect the health and safety of the general public , it will create an improvement to the unique use of a registered historical property within the community. Recommendation The City Council is recommended to take the following actions: A. Adopt Ordinance No. 1103 to approve a Zoning Amendment to rezone the property at 6940 Keats Avenue South from AG-2, Agricultural to M-U, Mixed-Use. B. Adopt Resolution 2025-112 to approve a Historical Conditional Use Permit to operate an event center/wedding venue on the Cedarhurst Mansion property located at 6940 Keats Avenue South, which is on the National Register of Historic Places and the City’s Register of Historic Sites and Landmarks. C. Adopt Resolution 2025-113 to approve a Site Plan Review for improvements to the site and the Mansion and an addition to the Mansion located at 6940 Keats Avenue South for use as a wedding and event center. D. Adopt Ordinance No. 1104 to approve a Zoning Amendment to rezone the property at 9912 70th Street South from AG-2, Agricultural, to R-3, Single Family Residential. E. Adopt Resolution 2025-114 to approve a Historical Conditional Use Permit to use the Gardener’s Cottage property located at 9912 70th Street South in conjunction with the commercial event/wedding venue on the adjacent parcel at 6940 Keats Avenue South. F. Approve the business subsidy agreement with Bellagala to provide a business subsidy for $37,273.00 for up to 15 SAC units. Attachments: Applicant Narrative Civil Plan Set Dated 7/24/2025 Landscape Plan Dated 6/27/2025 Washington County Plan Review Memo Dated 7/24/2025 Engineering Plan Review Memo Dated 8/7/2025 (Cedarhurst) Historic Site Design Guidelines – New History September 2022 Business Subsidy Agreement AWH Architects 2836 Lyndale Ave S, Suite 170, Minneapolis, MN awharchitects.com Proposed Development Description – Cedarhurst Mansion Redevelopment 6940 Keats Ave S, Cottage Grove, MN 55016 The Cedarhurst Mansion property, historically known as the Severance House, is proposed to be redeveloped into a year- round wedding and event center. The project involves rehabilitation of the main mansion and significant site and landscape improvements to support assembly use, improve accessibility, and preserve the site’s historic character. The redevelopment is designed to meet the Secretary of the Interior’s Standards for Rehabilitation and aligns with requirements of the National Park Service and Advisory Council on Historic Preservation. Primary Program Components: 1. Historic Mansion Rehabilitation: The mansion will undergo careful interior and exterior restoration. This includes: • Removal of non-historic elements such as an enclosed porch, balcony, and deteriorated masonry cladding not original to the structure. • Restoration of original hardwood floors, doors, and windows wherever feasible. • Replacement of deteriorated cedar shake shingles with in-kind asphalt shingles. • Installation of a new elevator within the existing shaft to meet ADA accessibility. • Addition of modern mechanical, electrical, plumbing, and fire suppression systems integrated with minimal impact on historic fabric. • 2. Rose Ballroom Addition and Service Expansion: A modest, sympathetic addition will be constructed to house a commercial kitchen back-of-house operations and storage and a new ballroom for wedding receptions including the necessary mechanical rooftop equipment. This addition includes: 3. Site and Landscape Enhancements: Extensive work is proposed to improve circulation, parking, and landscape use: • Construction of a 23 stall paved parking lot with overflow grass lot screened with topography and vegetation. • New bi-directional driveways and circulation loops to accommodate guest and service traffic. • Rehabilitated rose garden with masonry wall repairs, drainage improvements, and updated plantings. Portions of the wall will be modified for ADA access, preserving its form and ceremonial use. • Secondary outdoor drop-off zones and pergolas for ceremonial staging and photography. 4. Outbuilding and Secondary Structures: • Non-contributing barns and sheds west of the house will be removed to open views and improve site functionality. • The historic Cass Gilbert-designed barn and horse stable will be retained for potential future adaptive reuse. • The caretaker’s house will remain on-site and may be used for operational support in the future; no major changes to that structure are currently proposed. JUNE 2025CEDARHURST MANSION REHABILITATION PROJECT OVERVIEW CEDARHURST MANSION, HISTORICALLY KNOWN AS THE CORDENIO SEVERANCE HOUSE, IS A NATIONALLY SIGNIFICANT NEO-CLASSICAL ESTATE LOCATED IN COTTAGE GROVE, MINNESOTA. THE ORIGINAL 1860’S FARMHOUSE WAS EXPANDED IN 1917 BY ARCHITECT CASS GILBERT TO SERVE AS A DIGNIFIED COUNTRY RESIDENCE FOR SEVERANCE, A PROMINENT ATTORNEY BASED IN SAINT PAUL WITH NATIONAL POLITICAL TIES. THE HOUSE’S EAST-FACING PRIMARY ELEVATION FEATURES A TWO-STORY DORIC HEXASTYLE PORTICO WITH FANLIGHT PEDIMENT AND SYMMETRICAL FENESTRATION. PRIMARY ELEVATION JUNE 2025CEDARHURST MANSION REHABILITATION PROJECT OVERVIEW NOTABLE EXTERIOR FEATURES INCLUDE: • ORIGINAL WOOD WINDOWS WITH NON- HISTORIC FIXED SHUTTERS • SEMICIRCULAR BAY ON THE NORTH BALLROOM FAÇADE • EAST AND SOUTH PORCHES, WITH THE EASTERN PORCH SERVING AS THE PRIMARY CEREMONIAL ENTRY AND THE SOUTH PORCH BELONGING TO THE ORIGINAL FARMHOUSE. • LOW-SLOPED ROOFLINES WITH ORIGINAL RIDGE CONFIGURATIONS AND DECORATIVE EAVES • HISTORIC FRONT LAWN AND APPROACH • HISTORIC ROSE GARDEN PRIMARY ELEVATION - DAY JUNE 2025CEDARHURST MANSION REHABILITATION PROJECT OVERVIEW THE PROPOSED REHABILITATION WILL CONVERT CEDARHURST MANSION INTO A YEAR-ROUND LUXURY WEDDING AND EVENT VENUE. THE PROJECT WILL PRESERVE THE MANSION’S ARCHITECTURAL INTEGRITY WHILE UPGRADING BUILDING SYSTEMS TO SUPPORT MODERN HOSPITALITY OPERATIONS. ALL REHABILITATION WORK WILL FOLLOW THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION. PRIMARY ELEVATION - NIGHT JUNE 2025CEDARHURST MANSION REHABILITATION PROJECT SCOPE N ADDITION MANSION CONCEPT AERIAL VIEW - FRONT KEATS AVENU E S O U T H 70 T H S T R E E T S O U T H PROPOSED WORK CONSISTS OF: 1. SITE WORK • NEW PARKING LOT • EXPANDED DRIVE AISLE • UPGRADED UTILITIES • ROSE GARDEN REHABILITATION • ADDITIONAL LANDSCAPING • REMOVAL OF UNSAFE OUTBUILDINGS 2. PRESERVATION • DEFERRED MAINTENANCE ON EXTERIOR AND INTERIOR OF HISTORIC MANSION • MECHANICAL SYSTEM UPGRADES • ADDITIONAL ATTIC INSULATION AND BASEMENT WATERPROOFING 3. ADDITIONS AND ALTERATIONS • APPROX. 4,000 SQFT ATRIUM • EXTERIOR ACCESSIBLE RAMPING • MINIMAL INTERIOR DEMO FOR CODE COMPLIANCE AND PROGRAMMATIC FUNCTIONALITY JUNE 2025CEDARHURST MANSION REHABILITATION 1. SITE WORK N PARKING MANSION INFILTRATION / RETENTION PONDS WIDENED DRIVE AISLE CONCEPT AERIAL VIEW - REAR KEATS AV E N U E S O U T H 70T H S T R E E T S O U T H CONSTRUCT A NEW PARKING LOT (75- 100 PARKING STALLS) IN A DISCREET AREA OF THE PROPERTY, SCREENED WITH PLANTINGS AND TOPOGRAPHY TO MINIMIZE VISIBILITY FROM PRIMARY HISTORIC VIEWSHEDS. EXISTING DRIVE AISLE TO BE WIDENED TO ALLOW FOR EMERGENCY VEHICLE ACCESS AND PRESERVE THE FORMAL APPROACH FROM THE EAST. UTILITY UPGRADES FOR WATER AND SEWER CONNECTIONS, ONSITE STORMWATER MANAGEMENT INTERVENTIONS TO BE THOUGHTFULLY INTEGRATED INTO SITE DESIGN. JUNE 2025CEDARHURST MANSION REHABILITATION 1. SITE WORK N ROSE GARDEN MANSION COLLAPSED BARN ADDITIONAL PLANTINGS CONCEPT AERIAL VIEW - REAR KEATS AV E N U E S O U T H 70T H S T R E E T S O U T H REHABILITATE THE ROSE GARDEN TO REFLECT ITS HISTORIC LAYOUT AND CEREMONIAL USE BY REPAIRING AND REPOINTING THE HISTORIC MASONRY WALLS AND BALUSTRADE. REMOVE UNSAFE, NON-CONTRIBUTING STRUCTURES LOCATED ON THE WEST PORTION OF PROPERTY (BARN, CHICKEN COOP, UPHOLSTERY SHOP) THAT HAVE DETERIORATED TO A STATE WHERE REPAIR IS NOT FEASIBLE DUE TO YEARS OF DEFERRED MAINTENANCE. NEW TREES AND PLANTINGS TO BE INCORPORATED ADJACENT TO ATRIUM ADDITION AND WITHIN HISTORIC ROSE GARDEN LOCATION. HARDY, LOW MAINTENANCE SPECIES TO HELP IMPROVE SUBSURFACE DRAINAGE. JUNE 2025CEDARHURST MANSION REHABILITATION 2. PRESERVATION EXTERIOR PHOTOS - APRIL 2025 DEFERRED MAINTENANCE EXTERIOR: ALL HISTORIC WOOD SIDING WILL BE RETAINED, REPAIRED, AND REPAINTED AS NEEDED. WHERE NEEDED, MINOR REPAIRS WILL BE MADE TO ARCHITECTURAL TRIM, EAVES, AND CORNER BOARDS, USING IN-KIND MATERIALS AND PROFILES. IN-KIND REPAIR OR REPLACEMENT OF DETERIORATED WINDOW AND DOOR COMPONENTS, MATCHED FOR PROFILE. RE-GLAZING AND RE-PUTTYING WHERE NEEDED. THE EAST PORCH WILL BE REHABILITATED TO RESTORE HISTORIC FEATURES, ADDRESSING DRAINAGE ISSUES DUE TO MID 20TH CENTURY ALTERATION THAT DIRECTS WATER TOWARD THE BUILDING. LIMIT ROOF REPAIRS TO LOCALIZED IN-KIND REPLACEMENT OF DAMAGED ASPHALT SHINGLES. REPAIR/ REPLACE DAMAGED GUTTERS AND DOWNSPOUTS AS NEEDED. JUNE 2025CEDARHURST MANSION REHABILITATION 2. PRESERVATION INTERIOR PHOTOS - APRIL 2025 DEFERRED MAINTENANCE INTERIOR: REPAIR AND REFINISH ORIGINAL HARDWOOD FLOORS BY GENTLEST MEANS. REMOVE NON-HISTORIC CARPETING AND REFINISH UNDERLYING WOOD FLOORING WHERE PRESENT AND SALVAGEABLE. STRIP NON-HISTORIC WALLPAPER AND REPAINT WALLS USING HISTORICALLY SYMPATHETIC FINISHES. REFINISH (REPAIR AS NEEDED) AND REPAINT EXISTING PLASTER WALLS AND CEILINGS. REMOVE AND REPLACE NON- ORIGINAL LIGHT FIXTURES WITH MORE HISTORICALLY APPROPRIATE OR CONCEALED OPTIONS. PRESERVE AND REFINISH ORIGINAL STAIR HANDRAILS AND BALUSTERS AS NEEDED. JUNE 2025CEDARHURST MANSION REHABILITATION 2. PRESERVATION INTERIOR PHOTOS - APRIL 2025 PERFORM LOCALIZED FOUNDATION REPAIRS AS NEEDED IN BASEMENT TO ADDRESS STRUCTURAL DEFICIENCIES AND WATER INFILTRATION. ADD LOOSE-FILL INSULATION THROUGHOUT ATTIC TO IMPROVE ENERGY PERFORMANCE. REOPEN THE EXISTING RIDGE VENT TO RESTORE PROPER VENTILATION AND REDUCE HEAT BUILDUP. INSTALL NEW HIGH-EFFICIENCY BOILER SYSTEM; RETAIN AND REUSE SELECT HISTORIC RADIATORS WHERE FEASIBLE. INTRODUCE NEW DUCTED AIR HANDLING UNITS AND VENTILATION SYSTEMS, CAREFULLY ROUTED TO AVOID VISIBLE IMPACT IN HISTORIC SPACES. REPLACE OUTDATED ELECTRICAL PANELS AND WIRING TO MEET CURRENT CAPACITY AND SAFETY CODES. A NEW BUILDING-WIDE SPRINKLER SYSTEM WILL BE INSTALLED TO MEET CURRENT FIRE AND LIFE SAFETY CODE REQUIREMENTS. JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS ADDITION VIEW FROM ROSE GARDEN PROPOSED WORK CONSISTS OF: A NEW ONE-STORY ADDITION WILL BE CONSTRUCTED ON THE WEST ELEVATION OF THE MANSION TO HOUSE TWO PROGRAMMATIC ELEMENTS: AN ATRIUM LOUNGE AND A KITCHEN STAGING AREA. THE ADDITION WILL BE CLEARLY DIFFERENTIATED FROM THE HISTORIC STRUCTURE IN BOTH MASSING AND MATERIALITY WHILE REMAINING COMPATIBLE IN SCALE, PROPORTION, AND DETAIL. THE ADDITION WILL LIGHTLY CONNECT AT THE WEST FACADE, ADJACENT TO THE LOCATION OF THE EXISTING NON- HISTORIC KITCHEN. THIS WORK COMPLIES WITH THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION, PARTICULARLY THOSE ADDRESSING NEW ADDITIONS, AND HAS BEEN DESIGNED TO ENSURE THE NEW CONSTRUCTION IS REVERSIBLE AND IS IN DEREFERENCE TO THE MANSION’S HISTORIC CHARACTER AND SIGNIFICANCE. JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS HISTORIC PRIMARY ELEVATION (EAST) BIRDSEYE VIEW OF ATRIUM ADDITION ROSE GARDEN VIEW FROM ATRIUM ADDITIONACCESSIBLE ROUTE JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS DN UP DN DN RECEPTION HALL 129 VERANDA 133 GREAT HALL 126 CL. 131 WC. 127 WC. 128 LOUNGE 124 ELV. 125 RECEPTION HALL 118 KITCHEN 117 HALL 123 ORIENTAL ROOM 121 SEVERANCE STUDY 120 DN GARDEN 132 ENTRY 119 FIRST FLOOR ALTERATIONS: MINOR ALTERATIONS ARE NEEDED TO MEET ACCESSIBILITY AND CODE COMPLIANCE, AS WELL AS PROGRAMMATIC FUNCTIONALITY. EAST PORCH RESTORATION AND REPAIR RESTORE HISTORIC ROOM CONNECTIONS, INCLUDING ORIGINAL PASS-THROUGH IN THE RECEPTION HALL. PRESERVE BALLROOM LAYOUT AND HISTORIC FINISHES THROUGHOUT THE BUILDING WHERE INTACT. REMOVE NON-HISTORIC WEST PORCH FOR NEW ADDITION CONNECTION. REMOVE NON-HISTORIC CARPETING THROUGHOUT. N FIRST FLOOR ALTERATIONS JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS UP UP UP UP RECEPTION HALL 129 GREAT HALL 126 LOUNGE 124 ORIENTAL ROOM 121 HALL 123 ACC. WC. 122 RECEPTION HALL 118 CL. 131 CL. 130 WC. 128 WC. 127 ELV. 125 ENTRY 119 KITCHEN 117 BOH STORAGE/STAGING 116 ATRIUM 115 SEVERANCE STUDY 120 GARDEN 132 UP UP UP MECH FIRST FLOOR PLAN FIRST FLOOR PLAN: ACCESSIBLE SITE CIRCULATION, INCLUDING NEW WALKWAYS AND ENTRY ROUTES, WILL ENSURE BARRIER-FREE ACCESS FROM PARKING AREAS AND DROP-OFF ZONES TO KEY PROGRAM SPACES THROUGHOUT BOTH FLOORS OF THE HISTORIC BUILDING AND NEW ATRIUM. CONVERT STORAGE ROOM, PREVIOUSLY USED AS PANTRY, INTO ADA COMPLIANT BATHROOMS. IMPROVE ENTRY SEQUENCE AND CIRCULATION FOR MODERN EVENT USE. N JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS UP DN BRIDES LOUNGE 113 GALLEY HALL 114 BRIDES MAKE UP 111 BRIDES DRESSING 106 BRIDES ROOM 110 WC. 149 WC. 148 CL. 146 CL. 147 FAMILY LOUNGE 105 WC. 139 OFFICE 107 OFFICE 143 HALL LOUNGE 108 STORAGE 109 WC. 150 HALL 145 BILLIARDS 140 EMPLOYEE LOUNGE 136 GROOMS SUITE 134 GROOMS DRESSING 141 STORAGE 137 WC. 157 SECOND FLOOR ALTERATIONS SECOND FLOOR ALTERATIONS: THE EXISTING SECOND FLOOR CORRIDOR IS NOT LINEAR, DUE TO THE CASS GILBERT EXPANSIONS, CREATING PORTIONS THAT FAIL TO MEET ADA OR CODE REQUIREMENTS FOR WIDTH. SELECTIVELY REMOVE PORTIONS OF INTERIOR PARTITIONS, CLOSETS, AND BATHROOMS TO IMPROVE FUNCTIONALITY AND CIRCULATION. PORTION OF INTERIOR CORRIDOR THAT IS TOO NARROW TO ALLOW FOR ACCESS WILL BE ALTERED. NEW CIRCULATION PATH WILL BE CREATED TO ACCOMMODATE AN ADA COMPLIANT PATH THROUGHOUT THE BUILDING. INSTALLATION OF A LULA (LIMITED USE/LIMITED APPLICATION) ELEVATOR WITHIN THE EXISTING ELEVATOR SHAFT TO PROVIDE VERTICAL ACCESS BETWEEN THE MAIN PUBLIC FLOORS. N JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS UP DN UP DN UP BRIDES LOUNGE 113 BRIDES ROOM 110 GALLEY HALL 114 BRIDES MAKE UP 111 BRIDES DRESSING 106 FAMILY LOUNGE 105 STORAGE 109 OFFICE 107 HALL LOUNGE 108 GROOMS SUITE 134 EMPLOYEE LOUNGE 136 STORAGE 137 WC. 139 BILLIARDS 140 GROOMS DRESSING 141 OFFICE 143 ELV. 144 HALL 145 CL. 146 CL. 147 WC. 148 WC. 149 WC. 150 MECH AREA 151 BAR 155 STORAGE 158 SECOND FLOOR PLAN: CONVERT THE SECOND FLOOR INTO TWO HOSPITALITY SUITES FOR BRIDAL AND GROOM PREPARATION, EACH WITH PRIVATE RESTROOMS AND LOUNGE AREAS. BRIDE’S SUITE: FRENCH AND ART NOUVEAU-INSPIRED DESIGN, REFERENCING 1917 DIGNITARY FURNISHINGS. GROOM’S SUITE: CLUBHOUSE AESTHETIC WITH AGED LEATHER, RICH FINISHES, AND A CONNECTED BAR LOUNGE. N SECOND FLOOR PLAN JUNE 2025CEDARHURST MANSION REHABILITATION 3. ADDITIONS & ALTERATIONS 70 T H S T R E E T S O U T H WASHINGTON CO HWY 19 PARKING OVERALL SITE PLAN SITE PLAN: INSTALL A WEST-SIDE SERVICE DRIVE AND DROP-OFF LOOP NEAR THE NEW KITCHEN ADDITION TO SUPPORT BACK- OF-HOUSE LOGISTICS AND MAINTAIN THE FORMAL APPROACH FROM THE EAST. INSTALL ADA-COMPLIANT WALKWAYS TO CONNECT THE EAST AND SOUTH PORCHES TO KEY SITE AREAS. PATHWAYS WILL BE SENSITIVELY INTEGRATED INTO THE LANDSCAPE TO AVOID DISRUPTION OF MATURE TREES OR TOPOGRAPHY. ALL ACCESSIBILITY IMPROVEMENTS HAVE BEEN DESIGNED TO COMPLY WITH ADA STANDARDS FOR ACCESSIBLE DESIGN AND ARE CONSISTENT WITH THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION, ENSURING THAT MODIFICATIONS ARE SENSITIVE AND REVERSIBLE , AND DO NOT COMPROMISE THE HISTORIC CHARACTER OF THE PROPERTY. N JUNE 2025CEDARHURST MANSION REHABILITATION PROTECTING THE HISTORIC SITE 2022 REDEVELOPMENT PROPOSAL A CAUTIONARY TALE: A 2022 DEVELOPMENT PLAN WIPES OUT SURROUNDING SITE BUILDINGS THAT ARE IN GOOD REPAIR, DESTROYS A MAJORITY OF THE TREES ON THE SITE, ELIMINATES THE HISTORIC APPROACH, AND BLANKETS THE SITE WITH IMPERVIOUS ASPHALT. THE REHABILITATION PROPOSED BY BELLAGALA AND AWH ARCHITECTS WILL CONVERT CEDARHURST MANSION INTO A YEAR-ROUND LUXURY WEDDING AND EVENT VENUE THAT WILL PRESERVE THE MANSION’S ARCHITECTURAL INTEGRITY AND THE SITES UNIQUE HISTORY AS A COUNTRY RETREAT, WHILE UPGRADING BUILDING SYSTEMS TO SUPPORT MODERN HOSPITALITY OPERATIONS. DESCRIPTION OF REHABILITATION 6-3-2025 CEDARHURST MANSION Architectural Character (Historic Overview) Existing Conditions: Cedarhurst Mansion, historically known as the Cordenio Severance House, is a nationally significant Neo-Classical estate located in Cottage Grove, Minnesota. The building was expanded in 1917 by architect Cass Gilbert to serve as a dignified country residence for Severance, a prominent attorney with national political ties. The house’s east-facing primary elevation features a two-story Doric hexastyle portico with fanlight pediment and symmetrical fenestration. Narrow wood clapboard siding, original to the 1917 addition, remains intact on the north, east, and south façades, while portions of the earlier 19th-century structure are clad in later aluminum siding. Notable exterior features include: ● Original wood windows with non-historic fixed shutters ● Semicircular bay on the north ballroom façade ● East and south porches, with the eastern porch serving as the primary ceremonial entry and the south porch belonging to the original farmhouse. ● Low-sloped rooflines with original ridge configurations and decorative eaves The structure is in good overall condition, though deferred maintenance is evident in select areas, including minor wood deterioration and non-historic porch modifications that have introduced drainage issues. Proposed Work: The proposed rehabilitation will convert Cedarhurst Mansion into a year-round luxury wedding and event venue, modeled after successful ABPEC LLC properties. The project will preserve the mansion’s architectural integrity while upgrading building systems to support modern hospitality operations. The ballroom will remain the primary gathering space, and all rehabilitation work will follow the Secretary of the Interior’s Standards for Rehabilitation. Key interventions include: ● Preservation of exterior materials: No alterations are proposed to the existing siding. Any areas of the roof that have cedar shake shingles will be replaced with asphalt shingles to match the rest of the building. ● East Porch upgrades: The existing masonry floor finish on the east porch will be replaced with historically appropriate brick masonry materials and detailed to improve drainage away from the foundation, correcting water issues without altering the historic portico’s structure or appearance. ● South Porch Upgrades: Non-historic outdoor carpet floor finish will be removed. Intent to refinish existing hardwood floor beneath. A new storefront window system will be added on the interior side of the historic columns to create a climate controlled entry vestibule without compromising the character of the original farmhouse porch. ● Attic ventilation and insulation: Loose fill insulation will be added to the attic to improve energy performance. The existing ridge vent, which is currently blocked, will be reopened to ensure proper ventilation. No other modifications to the roof system are proposed. ● Mechanical upgrades: New HVAC systems will be integrated into the existing wall cavities to conceal ductwork. Existing radiators will be reused and connected to a high- efficiency boiler system. Interior wall registers will be added only where necessary, with minimal impact to finishes. ● Accessibility upgrades: A walking surface and landing will be added to the south side of the building to provide ADA access to both porches and the historic interior spaces. The current elevator does not meet ADA standards and is nonfunctional. A new Limited Use/Limited Application (LULA) elevator will be installed to provide ADA-compliant access to both floors. The depth of the existing elevator shaft will be slightly altered to meet the requirements for a modern elevator while minimizing disturbance to historic fabric and finishes. Exterior – Roof Existing Conditions: The roof features low-pitched forms consistent with Cass Gilbert’s 1917 design, including original ridge lines, deep eaves with decorative detailing, and a mix of roofing materials. Roofing consists of asphalt shingles (primarily), cedar shake shingles (original farmhouse), and intermittent repair patches. ● Several areas above the original farmhouse show deterioration, particularly at the original farmhouse eaves. ● Non-historic gutters remain intact and functional. ● Historic brick chimneys remain but show signs of weathering and masonry damage. ● The attic’s ridge vent is currently blocked, limiting ventilation. Proposed Work: ● Preserve overall roof configuration, including original ridge lines, eaves, and decorative detailing. ● Replace all cedar shake shingles with new asphalt shingles to improve durability and fire resistance. ● Repair deteriorated eaves on the original farmhouse using in-kind wood components. ● Repoint and repair historic brick chimneys as needed, preserving their form and materials. ● Remove a portion of roof above the nonhistoric second-floor porch on west side of the building. ● Restore blocked ridge vent to improve attic ventilation. ● Limit roof repairs to localized in-kind replacement of damaged asphalt shingles. ● No new penetrations or alterations to historic rooflines are proposed. Exterior - Walls Existing Conditions: Cedarhurst Mansion features a mix of historic and non-historic exterior wall materials that reflect its layered construction history. The 1917 Neoclassical expansion by Cass Gilbert is clad in original narrow wood clapboard siding, which remains intact on the north, east, and south façades. This siding is a character-defining element of the estate’s historic appearance. ● The clapboard is generally sound but exhibits paint loss, surface weathering, and minor wood deterioration in some areas. ● Decorative trim, including corner boards, eaves, and architectural moldings, remain in place but show signs of wear and deferred maintenance. ● The west elevation, part of the earlier farmhouse, includes non-historic metal siding likely added in the mid-20th century. ● A non-historic enclosed balcony on the west elevation interrupts the original massing and materials. Proposed Work: ● All historic wood siding will be retained, repaired, and repainted as needed. Where needed, surfaces will be sanded and prepped using non-abrasive methods to protect the underlying material. ● Where needed, minor repairs will be made to architectural trim, eaves, and corner boards, using in-kind materials and profiles. ● The non-historic metal siding on the west façade will be retained and repainted, where appropriate, to maintain weather protection and visual consistency in non-contributing areas. ● The non-historic enclosed balcony on the west elevation will be removed, and the area will become the connection point for a new addition designed to support venue operations. ● No new penetrations or alterations are proposed to the primary historic façade (east elevation) or original cladding. All exterior work will comply with the Secretary of the Interior’s Standards for Rehabilitation, emphasizing material conservation, minimal intervention, and compatibility with historic fabric. Windows Existing Conditions: Cedarhurst Mansion retains a significant number of its original wood windows, primarily double-hung sash units dating to the 1917 Cass Gilbert Neoclassical expansion. These windows are a defining feature of the building’s design, particularly on the north, east, and south façades. Many remain protected by original wood storm windows, which have helped preserve glazing, joinery, and profiles. Window conditions range from fair to deteriorated, with issues such as: ● Peeling or failed paint ● Cracked glazing and missing putty ● Minor wood rot at sills or rails ● Inoperable sashes due to paint buildup or hardware failure In a limited number of locations, original windows have been replaced with non-historic aluminum-framed units. These are easily distinguishable but located on less prominent façades. While not historically appropriate, they do not compromise the primary character-defining elevations. Proposed Work: All remaining historic wood windows will be retained and restored. No full replacements are proposed. Work will be completed by a qualified restoration contractor and will include: ● Paint removal and evaluation of existing sash and frame condition ● In-kind repair or replacement of deteriorated components, matched for profile ● Re-glazing and re-puttying where needed ● Weatherstripping and operability upgrades, including repairs to cords, pulleys, and hardware where needed ● Repainting using historically appropriate colors (white) Original wood storm windows will be retained where present. Where missing, compatible wood storm windows will be fabricated to match the original profile and detail. No new aluminum or vinyl storm windows are proposed. Non-historic aluminum windows will be repaired and repainted to match the color and appearance of the historic wood windows. While these windows are not being replaced, the visual consistency will be improved to reduce their contrast with the surrounding historic fabric. Doors Existing Conditions: Cedarhurst Mansion retains several historic exterior doors, including formal paneled wood entry doors and multi-pane French doors, many of which date to the early 20th-century Neoclassical expansion by Cass Gilbert. These doors contribute significantly to the building’s architectural rhythm and symmetry, particularly on the south and east façades. The primary east-facing entrance is framed by a two-story Doric portico and features a prominent paneled wood door with sidelights and a fanlight above. Historic french doors are present on each facade of the building. These glazed wood doors reflect early 20th-century detailing and are consistent with the surrounding window profiles. Historic hardware, including hinges and surface-mounted latch systems, remain in place in many locations. Some doors exhibit weathering, failing paint, and minor deterioration at the sill or lower rails. Several existing door thresholds are too tall or uneven to meet modern ADA accessibility requirements. The current elevator is non-operational and not ADA-compliant. Proposed Work: All historic exterior doors will be retained and restored. Restoration will be conducted by qualified craftspeople using in-kind materials and reversible methods. Scope of work includes: ● Paint removal and repair of deteriorated wood components ● In-kind replacement of rails, stiles, or panels where needed ● Hardware refurbishment or in-kind replacement using compatible historic hardware ● Re-glazing of glass lights in French doors where cracked or missing, using matching restoration glass ● Repainting with historically appropriate colors French Door Reconfiguration for ADA Access: To accommodate universal access while preserving the historic design intent: ● Two pairs of historic French doors on the south porch will be repositioned within the same wall plane to make room for the installation of a new ADA-compliant pair of glass- paneled doors. ● The repositioned historic French doors will remain on the same façade to avoid loss of historic fabric. Threshold Modifications: To meet ADA standards: ● Low-profile metal thresholds will be added to select exterior doors. ● These thresholds will be custom-fit, minimally visible, and fully reversible to avoid permanent alteration to historic sills or framing. Site and Landscape Existing Conditions: The grounds of Cedarhurst Mansion include expansive lawns, mature trees, a deteriorated rose garden, informal gravel drives, and landscaped areas surrounding the historic east porch. The east lawn historically served as the estate’s formal arrival and gathering space, consistent with its role as a prominent country residence. ● Vehicular access and ADA accessibility are currently limited, with no designated accessible paths to primary entrances. ● Circulation relies on informal pathways and compacted turf, which do not meet contemporary accessibility or event use standards. ● The rose garden has lost its original landscape integrity, and its masonry walls show signs of deterioration. The historic trellis above the walls is no longer present. ● Several non-contributing outbuildings—namely a barn, chicken coop, and upholstery shop—remain on site but do not retain historic integrity. Due to years of deferred maintenance, they have all deteriorated to a state where repair is not feasible. Proposed Work: To accommodate the building’s adaptive reuse as a year-round event venue, the site will be rehabilitated to support accessibility, circulation, and functionality while preserving historic character and key landscape features. ● Construct a new parking lot (75-100 parking stalls) in a discreet area of the property, screened with plantings and topography to minimize visibility from primary historic viewsheds. ● Install a west-side service drive and drop-off loop near the new kitchen addition to support back-of-house logistics and maintain the formal approach from the east. ● Install ADA-compliant walkways to connect the east and south porches to key site areas. Pathways will be sensitively integrated into the landscape to avoid disruption of mature trees or topography. ● Rehabilitate the rose garden to reflect its historic layout and ceremonial use. Work includes: ○ Repairing and repointing the historic masonry walls and balustrade. ○ Remove portion of masonry boundary along east edge to accommodate ADA access. ○ Intent to preserve overall masonry boundary, which remains deteriorated yet intact despite the loss of the upper lattice. ○ Improving subsurface drainage and replanting with hardy, low-maintenance species. ○ Designing for long-term use, including event photography and small gatherings. ○ The historic lattice/trellis structure will not be reconstructed at this time but may be considered in the future. ● Remove non-contributing structures located on the west portion of property (barn, chicken coop, upholstery shop) to improve site flow and open views to the main house. The Gilbert-era shed and horse barn will be retained. East Porch Rehabilitation Existing Conditions: The east porch is the primary ceremonial entrance to Cedarhurst Mansion and a defining element of the 1917 Neoclassical expansion by Cass Gilbert. It features a two-story Doric portico, originally paired with a brick and concrete masonry floor and a classically detailed balustrade composed of turned masonry balusters and a continuous rail. ● The floor surface was altered in the mid-20th century using non-historic materials in an unsuccessful attempt to address drainage. The current surface directs water toward the building, causing moisture-related deterioration near the foundation. ● The original masonry balustrade remains largely intact, though some joints and surfaces show signs of weathering and deferred maintenance. ● The porch currently lacks accessible access, and the adjacent landscape does not provide an ADA-compliant path to the main entry. Proposed Work: The east porch will be rehabilitated to restore historic features, address drainage concerns, and introduce discreet accessibility improvements. ● The non-historic porch surface will be removed and replaced with masonry flooring, sloped to drain water away from the building. The new surface will match the original pattern as seen in historic photographs. ● The original masonry balustrade will be retained, cleaned, and repaired, including repointing mortar joints and stabilizing balusters as needed. ● To allow for ADA access to the primary entrance, a small section of the balustrade will be removed at the southwest corner of the porch, adjacent to the exterior wall. This location was selected to be minimally visible from the primary (east) lawn and will allow for connection to a new ADA-compliant ramp. ● The removed balustrade section will be carefully documented and stored, and the intervention will be fully reversible. ● No changes will be made to the overall footprint, column configuration, or height of the porch. All proposed work will be conducted in accordance with the Secretary of the Interior’s Standards for Rehabilitation, with an emphasis on preserving significant features, ensuring long-term performance, and introducing accessibility in a historically sensitive manner. New Addition (Atrium + Kitchen Staging Area) Existing Conditions: No addition currently exists in this area. The west side of the original farmhouse (not part of the 1917 Neoclassical expansion) provides a suitable location for a new addition. This area is visually secondary and offers space for back-of-house operations and guest support functions without impacting key historic façades or viewsheds, including the prominent east approach. Proposed Work: A new one-story addition will be constructed on the west elevation of the mansion to house two programmatic elements: an atrium lounge and a kitchen staging area. The atrium will serve as a garden-style indoor/outdoor gathering space, designed with a shed roof and exposed wood trusses to create a transparent, light-filled environment that blends modern hospitality with the mansion’s formal garden setting. The kitchen wing will support catering and event logistics, discreetly located and fully concealed from guest views. The addition will be clearly differentiated from the historic structure in both massing and materiality while remaining compatible in scale, proportion, and detail. Materials will be high quality and intentionally contemporary, with thoughtful transitions to the existing building. The addition will connect at the west facade, adjacent to the location of the existing nonhistoric kitchen and enclosed balcony, which will be removed as part of the rehabilitation. This work complies with the Secretary of the Interior’s Standards for Rehabilitation, particularly those addressing new additions, and has been designed to ensure the new construction is reversible and respectful of the mansion’s historic character. 7. Interior Plan – Main Floor Renovation Existing Conditions: The main floor retains its original ballroom and some room divisions, but alterations over time (e.g., non-historic partitions) have disrupted flow and service efficiency. Proposed Work: ● Convert storage room, previously used as pantry, into ADA compliant bathrooms. ● Restore historic room connections, including original pass-through in the reception hall. ● Preserve ballroom layout and historic finishes throughout the building where intact. ● Improve entry sequence and circulation for modern event use. 8. Second Floor Plan – Bridal and Groom’s Suites Existing Conditions: The second floor is a double loaded corridor with residential-style bedrooms and common areas. Some historic finishes are intact - hardwood floors, tile floors in bathrooms, plaster walls, and plaster ceilings. Non-historic finishes are present throughout the second floor. Non-historic finishes include carpet, wall paper, lighting fixtures, and window treatments. The existing interior corridor is not linear, due to the Cass Gilbert expansions, creating portions that fail to meet ADA or code requirements for width. Proposed Work: ● Portion of interior corridor that is too narrow to allow for access will be altered. New circulation path will be created to accommodate an ADA compliant path throughout the building. ● Convert the second floor into two hospitality suites for bridal and groom preparation, each with private restrooms and lounge areas. o Bride’s Suite: French and Art Nouveau-inspired design, referencing 1917 dignitary furnishings. o Groom’s Suite: Clubhouse aesthetic with aged leather, rich finishes, and a connected bar lounge. Accessibility Improvements Existing Conditions: Cedarhurst Mansion is not currently compliant with ADA accessibility standards. The building lacks accessible entrances and internal vertical circulation, and the existing restrooms and site pathways do not accommodate guests with mobility needs. The historic elevator is non- functional and does not meet code requirements. Entrances are elevated above grade and feature original thresholds that present accessibility barriers. Proposed Work: The rehabilitation will introduce accessibility upgrades designed to minimize impact on historic features while providing equitable access for all guests. Interventions will include: ● Installation of a LULA (Limited Use/Limited Application) elevator within the existing elevator shaft to provide vertical access between the main public floors. ● Exterior access improvements, including a new ADA-compliant ramp and landing at the south side of the building. A small section of the original porch balustrade will be carefully removed to accommodate ADA access to the front porch (primary elevation); however, it is located away from the primary approach and will not be visible from the front lawn. The intervention will be reversible and will preserve the porch’s architectural integrity. ● Threshold modifications at select exterior doors using low-profile metal transitions, designed to meet ADA standards while maintaining the historic appearance of entryways. All thresholds will be custom-fit and reversible. ● The existing pantry on the first level, adjacent to the porch on the south elevation, will be converted into ADA accessible bathrooms. ● Accessible site circulation, including new walkways and entry routes, will ensure barrier- free access from parking areas and drop-off zones to key program spaces throughout both floors of the historic building and new atrium. All accessibility improvements have been designed to comply with ADA Standards for Accessible Design and are consistent with the Secretary of the Interior’s Standards for Rehabilitation, ensuring that modifications are sensitive, reversible, and do not compromise the historic character of the property. Interior – Basement Existing Conditions: The basement of Cedarhurst Mansion is primarily unfinished and currently used for mechanical systems and limited storage. The existing boiler is outdated, and while the foundation is generally stable, some localized repairs may be required. There are minimal signs of water intrusion at this time. Access to the basement is provided via a non-historic exterior entrance on the west side of the building. Proposed Work: ● Replace the existing boiler with a high-efficiency unit as part of the HVAC system upgrade. ● Connect new sanitary sewer and water service lines to support building-wide infrastructure improvements. ● Clean and clear basement spaces of existing debris and non-essential materials. ● Perform localized foundation repairs as needed to address any structural deficiencies. ● Retain basement use primarily for mechanical distribution, utility access, and general storage. ● Replace the non-historic exterior basement doors with secure and safe new doors, designed to be visually discreet and compatible with the overall architectural character. Interior – Level 1 Existing Conditions: The main floor of Cedarhurst Mansion retains key historic features, including the central ballroom and several original room divisions. However, a number of non-historic alterations— such as partitions, carpeting, wallpaper, light fixtures, and service modifications—have diminished the clarity and usability of the original layout. The existing elevator is nonfunctional and does not meet current ADA requirements, though it contains historic elements of note. Proposed Work: The main floor will be reconfigured and restored to support hospitality use while honoring the mansion’s architectural character. Proposed interventions include: ● Selective Demolition & Circulation Improvements: ○ Remove non-historic partitions per Demo Plan D1.1 to restore original room dimensions and improve spatial flow. ○ Reopen the original pass-through between the future bar and dining room (pending final field confirmation). ○ Improve interior circulation and guest experience for formal entry and event transitions. ● Historic Room Restoration & Feature Preservation: ○ Preserve ballroom layout and original finishes, including plasterwork, trim, and ceiling details. ○ Remove non-historic carpeting and refinish underlying wood flooring where present and salvageable. ○ Strip non-historic wallpaper and repaint walls using historically sympathetic finishes. ○ Remove and replace non-original light fixtures with more appropriate or concealed options that support hospitality use. ● Service Area Upgrades: ○ Remodel the non-historic kitchen for catering functions while minimizing impact to adjacent historic finishes. ○ Convert the existing pantry into ADA-compliant restrooms using a minimally invasive approach. ● Elevator Transition: ○ Carefully remove historic interior components of the existing elevator cab. ○ Reuse and reinstall these elements within the new LULA elevator cab to preserve character and maintain continuity. ○ New elevator shaft will be slightly expanded to accommodate modern elevator while limiting impacts to historic fabric and finishes. Interior – Level 2 Existing Conditions: The second floor contains a mix of historic and non-historic elements. Original hardwood flooring remains in many rooms, with some areas covered in non-historic carpet or painted. Walls and ceilings are primarily plaster—some painted, others covered in non-historic wallpaper. Bathrooms feature a combination of tile finishes, historic and nonhistoric bathroom fixtures. The main stair includes what appear to be original wood handrails and balusters. Circulation has been altered over time by non-historic partitions, closets, and a small enclosed porch at the north façade. Proposed Work: ● Selectively remove portions of interior partitions, closets, and bathrooms to enhance functionality and circulation. ● Remove non-historic carpet and wallpaper throughout. ● Refinish and repaint existing plaster walls and ceilings. ● Refinish original hardwood floors. ● Remove and upgrade all non-historic lighting fixtures and replace them with fixtures compatible with the mansion’s historic era. ● Preserve and refinish original stair handrails and balusters as needed. ● Remove the enclosed second-floor porch at the north façade. ● Reconfigure circulation and door openings to meet accessibility standards while preserving historic casing and trim wherever possible. ● Slightly expand the existing elevator shaft to accommodate a new ADA-compliant LULA elevator. Salvaged decorative elements from the historic elevator cab will be reinstalled in the new lift to preserve continuity of character. Interior – Attic Existing Conditions: The attic is unfinished and primarily used for storage. The space is currently under-ventilated due to a blocked ridge vent. There are no known historic finishes or features within this level, and access is limited to staff and maintenance personnel. Proposed Work: ● Retain the attic as a service and mechanical area; no public access is proposed. ● Add loose-fill insulation to improve building energy performance. ● Reopen the existing ridge vent to restore proper ventilation and reduce heat buildup. ● No framing alterations or new floor construction is proposed. ● Minor repairs will be performed as needed to maintain structural and thermal performance. MEP Scope Existing Conditions: The building’s existing MEP systems are outdated and insufficient for contemporary use as a public event venue. ● The original steam heating system remains in place but is no longer fully functional. ● Electrical systems are outdated, with limited service capacity. ● Plumbing is aging, with fixtures in varying states of condition. ● There is no central cooling system or mechanical ventilation. Proposed Work: To support year-round operations and meet modern code requirements, new high-efficiency MEP systems will be installed while minimizing impact to historic fabric: ● Mechanical (HVAC): ○ Install new high-efficiency boiler system; retain and reuse select historic radiators where feasible. ○ Introduce new ducted air handling units and ventilation systems, carefully routed to avoid visible impact in historic spaces. ○ Add air conditioning to support guest comfort, with air distribution concealed within existing chases, basement, and attic spaces. ● Electrical: ○ Replace outdated electrical panels and wiring to meet current capacity and safety codes. ○ Upgrade lighting systems; non-historic fixtures will be removed and replaced with historically appropriate or discreet modern alternatives. ○ Install new power, data, and AV infrastructure to support event functions. ● Plumbing: ○ Install new water and sewer service connections. ○ Replace aging supply and drain lines as needed. ○ The majority of the existing restroom facilities will be restored. New bathrooms will accommodate ADA-compliant fixtures. ○ Add plumbing infrastructure to support catering kitchen in the existing kitchen and new addition. ● Fire Suppression (Sprinklers): ○ A new building-wide sprinkler system will be installed to meet current fire and life safety code requirements. ○ The system will be designed to minimize visual impact in historic spaces and will be concealed within ceilings, wall cavities, or secondary spaces wherever possible. All MEP work will be designed and installed to preserve historic finishes and character- defining features. Systems will be accessible for future maintenance and upgrades without requiring significant demolition or alteration to historic spaces. DATE REVISIONS DESCRIPTIONREV# PROJECT #: DRAWN BY: CHECKED BY: DATE:LIC. NO.:LEGEND C0.01CEDARHURST 2025-10820 JEB TMH I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. TIMOTHY M. HOULE 25132 07/24/2025© 2 0 2 5 W I D S E T H F I L E : W : \ P R O J E C T S \ A W H A R C H I T E C T S L L C - 3 0 7 2 0 \ 2 0 2 5 - 1 0 8 2 0 \ C A D D \ C I V I L \ C - L G - 2 0 2 5 - 1 0 8 2 0 . D W G P L O T T E D B Y : A V E R Y M U L H O L L A N D , J u l y 2 4 , 2 0 2 5 07-24-25 1 CITY SUBMITTAL GRAVEL PAVEMENT CURB & GUTTER CONCRETE PAVEMENT SURVEY MONUMENTS - FOUND FOUND CAST IRON MONUMENT FOUND CONTROL POINT FOUND JUDICIAL LAND MONUMENT FOUND LATH BENCHMARK SURVEY MONUMENTS - STAKED STAKED CAST IRON MONUMENT FOUND IRON PIPE STAKED CONTROL POINT STAKED JUDICIAL LAND MONUMENT STAKED IRON PIPE SITE SYMBOLS - EXISTING AC UNITAC FENCE POST FLAG POLE GUARD POST (BOLLARD) GUY WIRE ANCHOR GUY POLE ACCESSIBLE PARKING MARKING MAILBOX SIGN - DOUBLE POST SIGN - FIRE # SIGN - SINGLE YARD LIGHTYARD SITE LINEWORK - EXISTING EDGE OF WOODS FENCE - BARB WIRE FENCE - CHAINLINK FENCE - WOOD X X RAILROAD RETAINING WALL VEGETATION SYMBOLS - EXISTING SHRUB STUMP TREE - DECIDUOUS TREE - CONIFER VEGETATION LINEWORK - EXISTING EDGE OF WETLANDS WETLAND ELECTRICAL UTILITY SYMBOLS - EXISTING GROUND LIGHT (FLOODLIGHT) HANDHOLEEH LIGHT POLE MANHOLEE ELECTRICAL METERE PEDESTALE ELECTRIC POLE TRAFFIC SIGNAL TRANSFORMER ELECTRICAL UTILITY LINEWORK - EXISTING COMMUNICATION/TELECOM UTILITY SYMBOLS - EXISTING TELECOM HANDHOLE TELECOM MANHOLET TELECOM PEDESTAL TELECOM POLE TV HANDHOLE COMMUNICATION/TELECOM UTILITY LINEWORK - EXISTING OVERHEAD TV CABLEOHC UNDERGROUND TV CABLEUGC UNDERGROUND FIBER OPTIC CABLEFOC UNDERGROUND TELEPHONE CABLEUGT SANITARY SEWER SYMBOLS - EXISTING JLM LAT H JLM T H T T TV H TV PEDESTAL SATELLITE DISH TV SD SITE SYMBOLS - PROPOSED FENCE POST FLAG POLE GUARD POST (BOLLARD) GUY WIRE ANCHOR GUY POLE MAILBOX SIGN - DOUBLE POST SIGN - FIRE # SIGN - SINGLE SITE LINEWORK - PROPOSED FENCE - BARB WIRE FENCE - CHAINLINK FENCE - WOOD X X RETAINING WALL TOPOGRAPHIC INFORMATION - EXISTING MAJOR CONTOURS (WITH LABEL) MINOR CONTOURS (WITH LABEL) 1230 1234 SPOT ELEVATION TOPOGRAPHIC INFORMATION - PROPOSED MAJOR CONTOURS (WITH LABEL) MINOR CONTOURS (WITH LABEL) 1230 1234 SPOT ELEVATION SLOPE - PERCENT SLOPE - RISE : RUN SPOT ELEVATIONS @ CURB (TBC: TOP BACK CURB / FLW: CURB FLOWLINE) SPOT ELEVATIONS, CUT/FILL (GREEN: FILL DEPTH / RED: CUT DEPTH) BUILDING BUILDING VEGETATION SYMBOLS - PROPOSED SHRUB TREE - DECIDUOUS TREE - CONIFER EDGE OF WOODS VEGETATION LINEWORK - PROPOSED ROADWAY/PAVEMENT LINEWORK - EXISTING BITUMINOUS PAVEMENT CONCRETE PAVEMENT GRAVEL PAVEMENT ROADWAY/DRIVE/TRAIL CENTERLINE ROADWAY/PAVEMENT LINEWORK - PROPOSED BITUMINOUS PAVEMENT ROADWAY/DRIVE/TRAIL CENTERLINE CURB & GUTTER COMMUNICATION/TELECOM UTILITY SYMBOLS - PROPOSED TELECOM HANDHOLE TELECOM MANHOLE TELECOM PEDESTAL TELECOM POLE TV HANDHOLE TV PEDESTAL SATELLITE DISH COMMUNICATION/TELECOM UTILITY LINEWORK - PROPOSED T H T T T TV H TV SD OVERHEAD TV CABLEOHC UNDERGROUND TV CABLEUGC UNDERGROUND FIBER OPTIC CABLEFOC UNDERGROUND TELEPHONE CABLEUGT AC UNIT YARD LIGHT ELECTRICAL UTILITY SYMBOLS - PROPOSED GROUND LIGHT (FLOODLIGHT) HANDHOLE LIGHT POLE MANHOLE ELECTRICAL METER PEDESTAL ELECTRIC POLE TRAFFIC SIGNAL TRANSFORMER AC G GENERATORG GENERATOR EH YARD E E E ELECTRICAL UTILITY LINEWORK - PROPOSED OVERHEAD ELECTRIC WIRE UNDERGROUND ELECTRIC WIRE OHE UGE NATURAL GAS UTILITY SYMBOLS - EXISTING LIQUID PROPANE (LP) TANK NATURAL GAS METER NATURAL GAS VALVE G G AIR RELEASE MANHOLEAR CLEANOUTSCO LIFT STATION WET WELL LIFT STATION VALVE VAULTLSV LS MANHOLE VALVE (FORCEMAIN) S S SANITARY SEWER LINEWORK - EXISTING FORCE MAIN PIPE GRAVITY MAIN PIPE SERVICE PIPE FM SS SANITARY SEWER SYMBOLS - PROPOSED AIR RELEASE MANHOLE CLEANOUT LIFT STATION WET WELL LIFT STATION VALVE VAULT MANHOLE VALVE (FORCEMAIN) SANITARY SEWER LINEWORK - PROPOSED FORCE MAIN PIPE GRAVITY MAIN PIPE SERVICE PIPE FM SS AR SCO LSV LS S S OVERHEAD ELECTRIC WIRE UNDERGROUND ELECTRIC WIRE OHE UGE STORM SEWER SYMBOLS - EXISTING CATCH BASIN CLEANOUT INLET STRUCTURE MANHOLE DCO ST STORM SEWER LINEWORK - EXISTING GRAVITY MAIN PIPE SUBDRAIN (DRAINTILE)DT STORM SEWER SYMBOLS - PROPOSED CATCH BASIN CLEANOUT INLET STRUCTURE MANHOLE STORM SEWER LINEWORK - PROPOSED GRAVITY MAIN PIPE SUBDRAIN (DRAINTILE)DT ST DCO ST NATURAL GAS UTILITY SYMBOLS - PROPOSED LIQUID PROPANE (LP) TANK NATURAL GAS METER NATURAL GAS VALVE G G WATER SYMBOLS - EXISTING CURB STOP HANDHOLE HYDRANT YARD HYDRANT MANHOLE WATER METER WATER MAIN VALVE WATER WELL WCS W H HYD YRD W W W W WATER LINEWORK - EXISTING WATER MAIN PIPE WATER SERVICE PIPEWS WATER SYMBOLS - PROPOSED CURB STOP HANDHOLE HYDRANT YARD HYDRANT MANHOLE WATER METER WATER MAIN VALVE WATER WELL WATER LINEWORK - PROPOSED WATER MAIN PIPE WATER SERVICE PIPE WCS W W H HYD W YRD W W W W W WS PROPERTY LINEWORK SECTION LINE QUARTER (1/4) SECTION LINE QUARTER QUARTER (1/4-1/4) SECTION LINE RIGHT-OF-WAY LINE EASEMENT LINE DESCRIPTION LINE(S) DEEDED LOT LINE(S) PLATTED LOT LINE(S) PLATTED BLOCK LINE(S) SUBJECT TRACT(S) BOUNDARY SUBJECT TRACT SETBACK LINE(S) SUBJECT TRACT(S) SUBDIVISION LINE(S) CULVERT APRON NATURAL GAS UTILITY LINEWORK - PROPOSED NATURAL GAS MAIN PIPEGAS NATURAL GAS UTILITY LINEWORK - EXISTING NATURAL GAS MAIN PIPEGAS 1234.56 1234.56 -1.23% 1:2 TBC: 1234.56 FLW: 1234.0 6 +1.23-3.21 OVERHEAD TELEPHONE CABLEOHT POND OVERFLOW STRUCTURE DETAIL SCALE: NONE 10' W I D E OUT F A L L CON T O U R L I N E ( S ) CLASS III RIPRAP B B TYPE IV GEOTEXTILE FABRIC A A 1' FROM TOP OF BERM 10' TYPE IV GEOTEXTILE FABRIC CROSS SECTION A-A TOP OF BERM CLASS III RIPRAP CLASS III RIPRAP 1' BELOW NWL WETLAND EDGE FLOW CROSS SECTION B-B 3 1 3 1 TYPE IV GEOTEXTILE FABRIC 2' RIP-RAP DEPTH POND OUTLET CONTROL STRUCTURE W/ WEIR DETAIL SCALE: NONE STRUCTURE CROSS SECTION ELEV. = "D" DI A . "Y " DI A . "X " POND SKIMMER GRATE - HOT DIPPED GALVANIZED 12" STEEL PLATE PS48SR BY HAALA INDUSTRIES OR APPROVED EQUAL CUSTOM PRE-CAST CONCRETE STRUCTURE INVERT ELEVATION & SIZE TABLE ITEM SIZE OR ELEVATION DESCRIPTION A INLET PIPE INVERT ELEVATION B OUTLET PIPE INVERT ELEVATION C OVERFLOW STRUCTURE ELEVATION LOWER D OVERFLOW STRUCTURE ELEVATION UPPER E WEIR TOP ELEVATION F ORIFICE BOTTOM ELEVATION X INLET PIPE DIAMETER Y OUTLET PIPE DIAMETER Z ORIFICE DIAMETER STRUCTURE PLAN VIEW POND SKIMMER GRATE PIPES ALIGNED TO CENTER OF STURCTURE ELEV. = "B" ELEV. = "C" ELEV. = "A" 4' INSIDE DIA. ELEV. = "E" ELEV. = "F" ORIFICE DIA. = "Z" WEIR WALL SEAL/GROUT SIDES & BOTTOM 930.00 928.25 933.00 933.50 932.50 931.50 12" 12" 6" DATE REVISIONS DESCRIPTIONREV# PROJECT #: DRAWN BY: CHECKED BY: DATE:LIC. NO.:DETAILS C0.02CEDARHURST 2025-10820 JEB TMH I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. TIMOTHY M. HOULE 25132 07/24/2025© 2 0 2 5 W I D S E T H F I L E : W : \ P R O J E C T S \ A W H A R C H I T E C T S L L C - 3 0 7 2 0 \ 2 0 2 5 - 1 0 8 2 0 \ C A D D \ C I V I L \ D E T A I L S . D W G P L O T T E D B Y : A V E R Y M U L H O L L A N D , J u l y 2 4 , 2 0 2 5 07-24-25 1 CITY SUBMITTAL GAS GAS GAS GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GAS GASGASGASGASGAS GASGAS GAS GAS GAS GAS GA S GA S GA S GAS UG E OH E OH E OH E OH E OH E OH E OH E OH E OH E FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FO C FOCUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FOC FO C FO C FO C FO C FO C FO C FO C FO C FO C FO C FO C FO C FO C FOC FO C FO C FO C FO C FO C FO C FOC OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E UGE UGE UGE S S G G G ACAC W E W E W E E G G E G SCOSCO TVT E W G X X X X X X X X XX T T IE=934.54 IE=935.12 RIM=930.18 IE=927.90 (SW) 18" R C P 21" RCP 21" RCP 15" RCP RIM=930.93 IE=928.03 (SW) 21" RCP ST RIM=924.83 IE=921.28 (S) 15 " R C P 21" RCP RIM=920.51 IE=914.89 (E) IE=914.79 (W) 15" RCP SCO SCO SLS E HYD G W SCO AC RI M = 9 3 1 . 5 4 SO U T H I N V E R T U N A C C E S S A B L E IE = 9 2 7 . 8 9 ( W ) RIM=921.17 IE=909.07 (SE) IE=909.14 (W) RIM=923.38 IE=910.70 (W) ST 8" PVC WATERMAIN PER MAPS 24 " 3 M WA T E R L I N E RI M = 9 3 1 . 4 3 IE = 9 2 7 . 9 6 ( E ) Ci t y W a t e r m a i n p e r m a p s City Watermain per maps 24 " 3 M WA T E R L I N E WATERMAIN PER MAPS WATERMAIN PER MAPS WATERMAIN PER MAPS HYD W W HYD 923 924 925 926 927 926925 92 4 92 6 927 927 92 8 92 7 92 5 92 6 92 9 93 0 93 1 93 2 93 3 93 0 93 1 93 2 93 3 934 935 934 934 93 4 933 932 92 8 92 9 93 0 93 1 92 7 92 8 92 9 93 0 931 92 6 92 7 92 8 93 0 93 1 926 927 92 8 92 9 93 0 924 925 922 923 918 920 921 919 920 921 933 933 933 933 933 93 3 932 93 2 932 932 932 932 932 93 2 933 933 93 2 932 932 93293 3 933 933 93 3 934 934 93 2 932 93 2 93 2 932 931 93 4 931 931 93 2 932 92 9 92 8 92 4 92 3 92 5 92 6 927 92 6 92 1 92 2 92 3 92 4 92 0 91 9 92 5 92 0 922 923 924 925 920 919 92 3 92 4 923 924 925 926 928 92 8 933 93 2 93 1 93 0 93 3 932 DECK REMOVE PAD REMOVE REMOVE CONCRETE CURB DROP REMOVE CONCRETE SIDEWALK AND CONCRETE CURB DROP CLEAR AND GRUB FOR SANITARY SEWER SERVICE DATE REVISIONS DESCRIPTIONREV# PROJECT #: DRAWN BY: CHECKED BY: DATE:LIC. NO.:EXISTING CONDITIONS & DEMOLITION PLAN C1.01CEDARHURST 2025-10820 #### #### I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. TIMOTHY M. HOULE 25132 07/24/2025© 2 0 2 5 W I D S E T H F I L E : W : \ P R O J E C T S \ A W H A R C H I T E C T S L L C - 3 0 7 2 0 \ 2 0 2 5 - 1 0 8 2 0 \ C A D D \ C I V I L \ C - D P - 2 0 2 5 - 1 0 8 2 0 . D W G P L O T T E D B Y : A V E R Y M U L H O L L A N D , J u l y 2 4 , 2 0 2 5 07-24-25 1 CITY SUBMITTAL N 0 SCALE IN FEET 20 40 DEMOLITION & REMOVAL LEGEND REMOVE GRAVEL PAVEMENT (SY) REMOVE CONCRETE PAVEMENT (SY) CLEARING AND GRUBBING (ACRE) REMOVE ITEM (CALLOUT FOR ITEM TYPE) THIS SHEET IS ONLY VALID IF PRINTED IN COLOR GENERAL DEMOLITION & REMOVAL PLAN NOTES ·THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS UTILITY QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02. ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA". ·PRIVATE UTILITY LOCATES ARE TO BE COORDINATED WITH THE ENGINEER. THE PRIVATE LOCATES WILL BE DONE BY GOPHER STATE ONE CALL. ALL EROSION CONTROL MEASURES AS SHOWN ON THE EROSION CONTROL PLAN ARE TO BE IN PLACE PRIOR TO BEGINNING REMOVALS. ·CONTRACTOR SHALL PROTECT ALL EXISTING STRUCTURES, CONCRETE PAVEMENT, BITUMINOUS PAVEMENT, BUILDINGS, LIGHT POLES & BASES, ETC. NOT NOTED FOR DEMOLITION & REMOVAL DURING REMOVALS. ANY DAMAGED STRUCTURES TO REMAIN SHALL BE REPAIRED OR REPLACED AT NO COST TO THE OWNER. ·ALL SAWCUT EDGES IN CONCRETE WALK, CONCRETE PAVEMENT AND BITUMINOUS PAVEMENT SHALL BE PROTECTED AFTER REMOVALS THROUGH THE DURATION OF THE PROJECT. PAYMENT FOR SAWCUTTING WILL BE MADE ONLY ONCE. ADDITIONAL SAWCUTTING TO MAINTAIN A CLEAN SAWCUT EDGE WILL BE AT THE EXPENSE OF THE CONTRACTOR. ALL MATERIALS IDENTIFIED FOR REMOVAL SHALL BE DISPOSED OFF SITE IN ACCORDANCE WITH STATE AND LOCAL LAWS. REMOVE BITUMINOUS PAVEMENT (SY) SS SS SS SS SS SS WS WS WS WS WS WS HYD W W WS DCODCO 20.0 0 ' 20 . 0 0 ' 6. 0 0 ' 5.00' 9. 0 0 ' TY P . 20.00' TYP. 8. 0 0 ' 24.00' 24 . 0 0 ' 15 . 0 0 ' R8 0 . 0 0 ' R6 0 . 0 0 ' R5.0 0 ' R5.00 ' 33 . 0 0 ' 12 8 . 5 0 ' 40.00' 8 8 8 8 6 4 11 12 12 SS SS SS SS SS SS OPEN CUT 397 LF - 6" PVC SCH. 40 @ 3.07% DIRECTIONAL DRILL 397 LF - PVC C900 WATER SERVICE CORE DRILL & CONNECT TO EXISTING MH EXISTING INVERT TO BE RECONSTRUCTED IE=910.80 E IE=910.70 W (FIELD VERIFY) SAN. SVC. STUB IE=923.00 COORDINATE WITH MEP WATER SVC. STUB COORDINATE WITH MEP, DETAILS FOR FIRE SERVICE, DOMESTIC SERVICE AND VALVES PER CITY REQUIREMENTSREMOVE & SALVAGE EX. HYDRANT CONNECT TO EXISTING WM FIELD VERIFY PR O P O S E D B L D G AD D I T I O N FF E : 9 3 6 . 4 0 ABANDON WELL PROTECT WELL PROTECT STSSPROTECT STSS ABANDON STSSABANDON STSS GAS GA S GA S GA S GA S GA S GA S GA S GA S GASGASGASGAS GAS GA S GA S OH E OH E OH E OH E FOC FOC FOC FOC FOC FOC FOC FO CUGEUGEUGEUGEUGEUGEUGE UGE UGE UGE UGE UGE UGE UGE FOC FOC FOC FOC FOC FOC FOC FO C FO C FO C FO C FO C FO C UGE HYD S G G G ACAC W E W E W E E G G E E ST G SCOSCO W G X X X X T T IE=934.54 IE=935.12 RIM=930.18 IE=927.90 (SW) 18" R C P 21" RCP 21" RCP 15" RCP RIM=930.93 IE=928.03 (SW) 21" RCP ST RIM=924.83 IE=921.28 (S) 15 " R C P 21" RCP RIM=920.51 IE=914.89 (E) IE=914.79 (W) 15" RCP SCO SCO SLS E HYD G W SCO AC RIM=921.17 IE=909.07 (SE) IE=909.14 (W) RIM=923.38 IE=910.70 (W) ST 8" PVC WATERMAIN PER MAPS 24 " 3 M WA T E R L I N E RI M = 9 3 1 . 4 3 IE = 9 2 7 . 9 6 ( E ) Ci t y Wa t e r m a i n pe r m a p s City Watermain per maps 24 " 3 M WA T E R L I N E HYD WATERMAIN PER MAPS WATERMAIN PER MAPS WATERMAIN PER MAPS FO C FO C INSTALL SALVAGED HYDRANT W/ GATE VALVE 3 PROPOSED REINFORCEMENT AREA TO MEET FIRE LANE REQUIREMENTS 20.00' 20 . 0 0 ' REMOVE HOUSE DRIVEWAY ON 70TH STREET MOVE INTERNAL DRIVE 10' FROM HOUSE FENCE CONSTRUCT NEW CONCRETE DRIVEWAY APRON CONSTRUCT BITUMINOUS TRAIL AND NEW CURB & GUTTER IN OLD DRIVEWAY LOCATION HOUSE DRIVEWAY ENTRANCE ON INTERNAL DRIVEWAY POSSIBLE FUTURE ACCESS TO OLD MILITARY ROAD INTERSECTION INSTALL TRUEGRID ROOT PERMEABLE PAVERS 24.00' N PROPOSED LEGEND EXISTING LEGEND THIS SHEET IS ONLY VALID IF PRINTED IN COLOR 0 SCALE IN FEET 40 80 DATE REVISIONS DESCRIPTIONREV# PROJECT #: DRAWN BY: CHECKED BY: DATE:LIC. NO.:SITE PLAN C2.01CEDARHURST 2025-10820 JEB TMH I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. TIMOTHY M. HOULE 25132 07/24/2025© 2 0 2 5 W I D S E T H F I L E : W : \ P R O J E C T S \ A W H A R C H I T E C T S L L C - 3 0 7 2 0 \ 2 0 2 5 - 1 0 8 2 0 \ C A D D \ C I V I L \ C - S P - 2 0 2 5 - 1 0 8 2 0 . D W G P L O T T E D B Y : A V E R Y M U L H O L L A N D , J u l y 2 4 , 2 0 2 5 07-24-25 1 CITY SUBMITTAL GRAVEL PAVEMENT CONCRETE PAVEMENT EDGE OF WOODS TREE - DECIDUOUS LIGHT POLE BUILDING BUILDING CONCRETE PAVEMENT GRAVEL PAVEMENT BITUMINOUS PAVEMENT CLEANOUT SERVICE PIPE SCO OVERHEAD ELECTRIC WIRE UNDERGROUND ELECTRIC WIRE CURB STOPWCS W WATER SERVICE PIPE SITE PARKING INFORMATION PARKING STALLS PROVIDED = 80 SPOTS (4 ADA) PARKING STALLS REQUIRED = 79 SPOTS GENERAL SITE PLAN NOTES: ·THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38.2, ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA". ·CONTRACTOR SHALL CALL GOPHER STATE ONE CALL PRIOR TO BEGINNING REMOVALS. ·THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY OWNER AND ENGINEER OF ANY DIFFERENCES BETWEEN THE FIELD AND PLAN. ·CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL AND SHALL BE IN COMPLIANCE WITH THE MINNESOTA UNIFORM TRAFFIC CONTROL DEVICES MANUAL AND TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS FIELD MANUAL. THE TRAFFIC CONTROL SHALL BE APPROVED BY THE CITY PRIOR TO INSTALLATION. ·THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMISSION/PERMITS FOR ALL WORK LOCATED OUTSIDE OF THE MUNICIPAL RIGHT-OF-WAY AND PROPERTY LIMITS. STORMWATER MANAGEMENT TO BE PROVIDED FOR ADDITIONAL AND NEW IMPERVIOUS AREAS. GAS GA S GA S GA S GA S GA S GA S GA S GA S GASGASGASGAS GAS GA S GA S OH E OH E OH E OH E FOC FOC FOC FOC FOC FOC FOC FO CUGEUGEUGEUGEUGEUGEUGE UGE UGE UGE UGE UGE UGE UGE FOC FOC FOC FOC FOC FOC FOC FO C FO C FO C FO C FO C FO C UGE S HYD S G G G ACAC W E W E W E E G G E G SCOSCO W G X X X X X T T IE=934.54 IE=935.12 RIM=930.18 IE=927.90 (SW) 18" R C P 21" RCP 21" RCP 15" RCP RIM=930.93 IE=928.03 (SW) 21" RCP ST RIM=924.83 IE=921.28 (S) 15 " R C P 21" RCP RIM=920.51 IE=914.89 (E) IE=914.79 (W) 15" RCP SCO SCO SLS E HYD G W SCO AC RIM=921.17 IE=909.07 (SE) IE=909.14 (W) RIM=923.38 IE=910.70 (W) ST 8" PVC WATERMAIN PER MAPS 24 " 3 M WA T E R L I N E RI M = 9 3 1 . 4 3 IE = 9 2 7 . 9 6 ( E ) Ci t y Wa t e r m a i n pe r m a p s City Watermain per maps 24 " 3 M WA T E R L I N E HYD WATERMAIN PER MAPS WATERMAIN PER MAPS WATERMAIN PER MAPS FO C FO C FO C SS SS SS SS SS SS WS WS WS WS WS WS HYD W W WS DCODCO 934.9 1 935.1 7 934.6 4 934.6 1 934.6 6 934.7 4 934.4 4 934.3 6 933.8 8 933.8 0 933.5 0 933.4 6 933.8 6 933.9 9 934.0 7 934.1 1 932.7 8 933.1 8 933.4 4 933.4 7 934.5 6 934.6 3 934.4 0 934.3 0 934.7 5 934.6 5 934.1 0 934.0 2 935.0 0 935.0 0 933.5 1 936.0 0 936.4 0 934.1 5 934.2 3 934.0 8934.1 2 933.2 2 933.5 6 933.3 7 933.4 0 934.0 5 933.9 9 933.9 4 933.6 7 933.7 3 6" PERFORATED DRAINTILE IE=928.25 37 LF - 12" RCP @ 0.59% 8" ROOF DRAIN LEADER IE=931.50 8" ROOF DRAIN LEADER 93 0 93 0 93 5 93 1 93 1 93 2 93 2 93 3 93 3 93 3 93 4 93 293 393 4 93 5 93 4 OCS 1 SEE DETAIL RE=933.00 IE=930.00 (N) IE=928.25 (SW) 7 LF - 12" RCP @ 0.00% 12" FES IE=930.00 CONNECT TO EXISTING CB IE=928.03 FIELD VERIFY 934 934 BIOFILTRATION BASIN BOT: 930.00 OUTLET:931.50 HWL:932.69 DRAINTILE IE:928.25 EOF:933.00 DATE REVISIONS DESCRIPTIONREV# PROJECT #: DRAWN BY: CHECKED BY: DATE:LIC. NO.:GRADING AND DRAINAGE PLAN C3.01CEDARHURST 2025-10820 #### #### I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL CIVIL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. TIMOTHY M. HOULE 25132 07/24/2025© 2 0 2 5 W I D S E T H F I L E : W : \ P R O J E C T S \ A W H A R C H I T E C T S L L C - 3 0 7 2 0 \ 2 0 2 5 - 1 0 8 2 0 \ C A D D \ C I V I L \ G R A D I N G A N D D R A I N A G E P L A N . D W G P L O T T E D B Y : A V E R Y M U L H O L L A N D , J u l y 2 4 , 2 0 2 5 07-24-25 1 CITY SUBMITTAL N THIS SHEET IS ONLY VALID IF PRINTED IN COLOR 0 SCALE IN FEET 40 80 PROPOSED LEGEND EXISTING LEGEND GRAVEL PAVEMENT CONCRETE PAVEMENT EDGE OF WOODS TREE - DECIDUOUS LIGHT POLE BUILDING BUILDING CONCRETE PAVEMENT GRAVEL PAVEMENT BITUMINOUS PAVEMENT CLEANOUT SERVICE PIPE SCO OVERHEAD ELECTRIC WIRE UNDERGROUND ELECTRIC WIRE CURB STOPWCS W WATER SERVICE PIPE DN UP UP ATRIUM 115 BOH STORAGE/STAGING 116 KITCHEN 117 RECEPTION HALL 118 ENTRY 119 SEVERANCE STUDY 120 ORIENTAL ROOM 121 ACC. WC. 122 HALL 123 LOUNGE 124 ELV. 125 GREAT HALL 126 WC. 127 WC. 128 RECEPTION HALL 129 CL. 130 CL. 131 VERANDA 133 EXISTING DNEXISTING R8. 0 5. 0 5. 0 2. 3 6. 0 5. 0 6. 0 2. 3 5.0 41.0 8. 2 4.02.0 4. 2 5. 0 21.3 6. 4 6. 4 5. 0 21 . 4 R8.2 (3) Lemon Lights Northern Lights Azalea (7) Northern Hi-Lights Azalea (3) Northern Hi-Lights Azalea (5) Northern Hi-Lights Azalea (5) Regal Prince® Oak(41) Anthony Waterer Japanese Spirea (3) Pyramidal Arborvitae (22) Walkers Low Catmint (37) Blue Ivory Hosta (19) Patriot Hosta (6) Rhineland Astible (3) Rhineland Astible (28) Blue Mouse Ears Hosta (10) Taunton`s Yew(8) Rhineland Astible (17) Lady in Red Fern (16) Ghost Painted Fern (25) Blue Mouse Ears Hosta (5) Rhineland Astible (3) Taunton`s Yew (1) PJM Rhododendron (1) Summer Snow Eastern Hemlock (1) Winter King Hawthorn (1) Pagoda Dogwood (1) Summer Snow Eastern Hemlock (1) Pyramidal Arborvitae (2) Annabelle Hydrangea (3) Showy Stonecrop (3) Pardon Me Daylily (3) Taunton`s Yew (3) Pardon Me Daylily (5) Showy Stonecrop (2) Taunton`s Yew (1) Pyramidal Arborvitae (3) Taunton`s Yew (8) Pardon Me Daylily (1) Pyramidal Arborvitae (2) Taunton`s Yew (4) Showy Stonecrop (3) Pardon Me Daylily (3) Pardon Me Daylily (3) Showy Stonecrop (3) Taunton`s Yew (9) Taunton`s Yew (2) Annabelle Hydrangea (1) Pyramidal Arborvitae (5) Lemon Lights Northern Lights Azalea (3) Little Quick Fire Hydrangea (5) Lilac Lights Northern Lights Azalea (1) PJM Rhododendron (5) Annabelle Hydrangea SEATING LAYOUT APPROX. 88 SEAT IN THIS CONFIGURATION CO P Y R I G H T 2 0 1 0 O A K M E A D O W S L A N D S C A P E & D E S E I G N , I N C . c Date: Project No.: Design Approved By: Drawn By: Revisions: No:Date:Accept: Checked By: Personal and Professional Landscape Installation Renovation Assistance (651) 246-0950 Fax (651) 493-1175 LANDSCAPE PLAN BUILDING AREA CEDARHURST ADDITION 6940 Keats Ave S, Cottage Grove, MN 55016 OML25-003 06/27/25 P-2 PMI CONSTRUCTION SERVICES 7695 NORTH SHORE CIRCLE N FOREST LAKE, MN 55025 (612) 867-3221 ENTRY 119 ACC. WC. 122 DN 5. 0 5. 0 2. 3 6. 0 5. 0 6. 0 2. 3 5.0 41.0 8. 2 4.0 2.04. 2 5. 0 21.3 6. 4 6. 4 5. 0 21 . 4 R8.2 (16) Chicagoland Green® Boxwood (1) Violet's Pride™ Floribunda Rose (3) Julia Child™ Floribunda Rose (2) Violet's Pride™ Floribunda Rose (4) Double Knock Out® Red Rose (3) Winnipeg Parks Shrub Rose (3) Hillside Black Beauty Snakeroot (2) Silver Mound Artemisia (12) Chicagoland Green® Boxwood (1) Violet's Pride™ Floribunda Rose (3) Julia Child™ Floribunda Rose (2) Double Knock Out® Red Rose (3) Hillside Black Beauty Snakeroot (3) Snow Pavement Rose (11) Showy Stonecrop (24) Dazzelberry Stonecrop (9) Cardonna Salvia (17) Biokovo Cranesbill (17) Max Frei Bloodred Geranium (21) Blue Mouse Ears Hosta (15) Chicagoland Green® Boxwood (45) Blue Mouse Ears Hosta (3) Bobo Panicle Hydrangea (9) Opening Night™ Hybrid Tea Rose (21) Walkers Low Catmint (3) Northern Hi-Lights Azalea (7) Emerald Green Arborvitae (18) Patriot Hosta (1) Ann Magnolia(2) Bridal Wreath Spirea (2) Coral Sunset Peony (3) Bartzella Itoh Yellow Peony (1) Coral Sunset Peony (3) Buckeye Belle Peony (2) Monsieur Jules Elie Peony (2) Bridal Wreath Spirea (1) Ann Magnolia SEATING LAYOUT APPROX. 88 SEAT IN THIS CONFIGURATION SYMBOL CODE QTY COMMON / BOTANICAL NAME CONT NATIVE PLANTS POLLINATOR FRIENDLY ORNAMENTAL TREES MA 2 Ann Magnolia / Magnolia x 'Ann'1.5" CAL. B&B NOT NATIVE Y SK 4 Miss Kim Korean Lilac (tree form) / Syringa pubescens patula 'Miss Kim' (tree form)#7 CONT NOT NATIVE Y 6 SUBTOTAL: SYMBOL CODE QTY COMMON / BOTANICAL NAME SIZE NATIVE PLANTS POLLINATOR FRIENDLY SHRUBS HP 6 Bobo Panicle Hydrangea / Hydrangea paniculata 'Bobo'#5 CONT NOT NATIVE Y SB 4 Bridal Wreath Spirea / Spiraea prunifolia 'Bridalwreath'#5 CONT NOT NATIVE Y BG 51 Chicagoland Green® Boxwood / Buxus x 'Glencoe'#5 CONT NOT NATIVE N TS 7 Emerald Green Arborvitae / Thuja occidentalis 'Smaragd'#5 CONT NOT NATIVE N RN 3 Northern Hi-Lights Azalea / Rhododendron x 'Northern Hi-Lights'#5 CONT NOT NATIVE Y 71 SUBTOTAL: PEONY PB 3 Bartzella Itoh Yellow Peony / Paeonia x 'Bartzella'#1 CONT NOT NATIVE Y PX 3 Buckeye Belle Peony / Paeonia x 'Buckeye Belle'#1 CONT NOT NATIVE Y PC 3 Coral Sunset Peony / Paeonia x 'Coral Sunset'#1 CONT NOT NATIVE Y PX2 2 Monsieur Jules Elie Peony / Paeonia x 'Monsieur Jules Elie'#1 CONT NOT NATIVE Y 11 SUBTOTAL: PERENNIALS GC 17 Biokovo Cranesbill / Geranium x cantabrigiense 'Biokovo'#2 CONT NOT NATIVE Y HB 66 Blue Mouse Ears Hosta / Hosta x 'Blue Mouse Ears'#1 CONT NOT NATIVE Y SC2 9 Cardonna Salvia / Salvia x superba `Caradonna`#1 CONT NOT NATIVE Y SD 24 Dazzelberry Stonecrop / Sedum x `Dazzleberry`#1 CONT NOT NATIVE Y CR2 6 Hillside Black Beauty Snakeroot / Cimicifuga ramosa `Hillside Black Beauty`#1 CONT NOT NATIVE Y GM 17 Max Frei Bloodred Geranium / Geranium sanguineum 'Max Frei'#2 CONT NOT NATIVE Y HP2 18 Patriot Hosta / Hosta x 'Patriot'#1 CONT NOT NATIVE Y SA2 11 Showy Stonecrop / Sedum spectabile `Autumn Fire`#1 CONT NOT NATIVE Y AN 2 Silver Mound Artemisia / Artemisia schmidtiana `Nana`#1 CONT NOT NATIVE Y NW2 33 Walkers Low Catmint / Nepeta x faassenii `Walkers Low`#1 CONT NOT NATIVE Y 203 SUBTOTAL: ROSE, FLORIBUNDA RW2 6 Julia Child™ Floribunda Rose / Rosa x 'WEKvossutono'#5 CONT NOT NATIVE Y RV 4 Violet's Pride™ Floribunda Rose / Rosa x 'WEKwibysicpep'#5 CONT NOT NATIVE Y 10 SUBTOTAL: ROSE, HYDRID TEA RL 6 Mister Lincoln Hybrid Tea Rose / Rosa x 'Mister Lincoln'#5 CONT NOT NATIVE Y RP 9 Opening Night™ Hybrid Tea Rose / Rosa x 'JAColber'#5 CONT NOT NATIVE Y RU 3 Sugar Moon™ Hybrid Tea Rose / Rosa x 'WEKmemolo'#5 CONT NOT NATIVE Y 18 SUBTOTAL: ROSE, SHRUB R3 6 Double Knock Out® Red Rose / Rosa x 'Radtko'#5 CONT NOT NATIVE Y RS 3 Snow Pavement Rose / Rosa rugosa 'Snow Pavement'#2 CONT NOT NATIVE Y RW 5 Winnipeg Parks Shrub Rose / Rosa x 'Winnipeg Parks'#5 CONT NOT NATIVE Y 14 SUBTOTAL: PLANT SCHEDULE GARDEN CO P Y R I G H T 2 0 1 0 O A K M E A D O W S L A N D S C A P E & D E S E I G N , I N C . c Date: Project No.: Design Approved By: Drawn By: Revisions: No:Date:Accept: Checked By: Personal and Professional Landscape Installation Renovation Assistance (651) 246-0950 Fax (651) 493-1175 LANDSCAPE PLAN GARDEN AREA CEDARHURST ADDITION 6940 Keats Ave S, Cottage Grove, MN 55016 OML25-003 06/27/25 P-3 NOTES: PMI CONSTRUCTION SERVICES 7695 NORTH SHORE CIRCLE N FOREST LAKE, MN 55025 (612) 867-3221 SYMBOL CODE COMMON / BOTANICAL NAME EARLY SPRING MID SPRING LATE SPRING EARLY SUMMER MID SUMMER LATE SUMMER EARLY FALL MID FALL LATE FALL EARLY WINTER MID WINTER LATE WINTER ORNAMENTAL TREES MA Ann Magnolia / Magnolia x 'Ann' SK Miss Kim Korean Lilac (tree form) / Syringa pubescens patula 'Miss Kim' (tree form) SHRUBS BG Chicagoland Green® Boxwood / Buxus x 'Glencoe' HP Bobo Panicle Hydrangea / Hydrangea paniculata 'Bobo' RN Northern Hi-Lights Azalea / Rhododendron x 'Northern Hi-Lights' SB Bridal Wreath Spirea / Spiraea prunifolia 'Bridalwreath' TS Emerald Green Arborvitae / Thuja occidentalis 'Smaragd' PEONY PB Bartzella Itoh Yellow Peony / Paeonia x 'Bartzella' PX Buckeye Belle Peony / Paeonia x 'Buckeye Belle' PC Coral Sunset Peony / Paeonia x 'Coral Sunset' PX2 Monsieur Jules Elie Peony / Paeonia x 'Monsieur Jules Elie' PERENNIALS AN Silver Mound Artemisia / Artemisia schmidtiana `Nana` CR2 Hillside Black Beauty Snakeroot / Cimicifuga ramosa `Hillside Black Beauty` GM Max Frei Bloodred Geranium / Geranium sanguineum 'Max Frei' GC Biokovo Cranesbill / Geranium x cantabrigiense 'Biokovo' HB Blue Mouse Ears Hosta / Hosta x 'Blue Mouse Ears' HP2 Patriot Hosta / Hosta x 'Patriot' NW2 Walkers Low Catmint / Nepeta x faassenii `Walkers Low` SC2 Cardonna Salvia / Salvia x superba `Caradonna` SA2 Showy Stonecrop / Sedum spectabile `Autumn Fire` SD Dazzelberry Stonecrop / Sedum x `Dazzleberry` ROSE, FLORIBUNDA RW2 Julia Child™ Floribunda Rose / Rosa x 'WEKvossutono' RV Violet's Pride™ Floribunda Rose / Rosa x 'WEKwibysicpep' ROSE, HYDRID TEA RP Opening Night™ Hybrid Tea Rose / Rosa x 'JAColber' RL Mister Lincoln Hybrid Tea Rose / Rosa x 'Mister Lincoln' RU Sugar Moon™ Hybrid Tea Rose / Rosa x 'WEKmemolo' ROSE, SHRUB RS Snow Pavement Rose / Rosa rugosa 'Snow Pavement' R3 Double Knock Out® Red Rose / Rosa x 'Radtko' RW Winnipeg Parks Shrub Rose / Rosa x 'Winnipeg Parks' BLOOM SCHEDULE GARDEN SYMBOL CODE COMMON / BOTANICAL NAME EARLY SPRING MID SPRING LATE SPRING EARLY SUMMER MID SUMMER LATE SUMMER EARLY FALL MID FALL LATE FALL EARLY WINTER MID WINTER LATE WINTER TREES QL Regal Prince® Oak / Quercus robur x bicolor 'Long' EVERGREEN TREES TP Pyramidal Arborvitae / Thuja occidentalis 'Pyramidalis' TS2 Summer Snow Eastern Hemlock / Tsuga canadensis 'Summer Snow' ORNAMENTAL TREES CA Pagoda Dogwood / Cornus alternifolia CV2 Winter King Hawthorn / Crataegus viridis `Winter King` MA Ann Magnolia / Magnolia x 'Ann' SK Miss Kim Korean Lilac (tree form) / Syringa pubescens patula 'Miss Kim' (tree form) SHRUBS BG Chicagoland Green® Boxwood / Buxus x 'Glencoe' HA Annabelle Hydrangea / Hydrangea arborescens `Annabelle` HL2 Little Quick Fire Hydrangea / Hydrangea paniculata `Little Quick Fire` HP Bobo Panicle Hydrangea / Hydrangea paniculata 'Bobo' RX2 Lemon Lights Northern Lights Azalea / Rhododendron x 'Lemon Lights' RL2 Lilac Lights Northern Lights Azalea / Rhododendron x 'Lilac Lights' RN Northern Hi-Lights Azalea / Rhododendron x 'Northern Hi-Lights' RE2 PJM Rhododendron / Rhododendron x 'P.J.M.' SS Anthony Waterer Japanese Spirea / Spiraea japonica 'Anthony Waterer' SB Bridal Wreath Spirea / Spiraea prunifolia 'Bridalwreath' TT Taunton`s Yew / Taxus x media `Tauntonii` TS Emerald Green Arborvitae / Thuja occidentalis 'Smaragd' PEONY PB Bartzella Itoh Yellow Peony / Paeonia x 'Bartzella' PX Buckeye Belle Peony / Paeonia x 'Buckeye Belle' PC Coral Sunset Peony / Paeonia x 'Coral Sunset' PX2 Monsieur Jules Elie Peony / Paeonia x 'Monsieur Jules Elie' PERENNIALS AN Silver Mound Artemisia / Artemisia schmidtiana `Nana` AJ Rhineland Astible / Astilbe japonica `Rhineland` AL Lady in Red Fern / Athyrium filix-femina 'Lady in Red' AG Ghost Painted Fern / Athyrium x 'Ghost' CR2 Hillside Black Beauty Snakeroot / Cimicifuga ramosa `Hillside Black Beauty` GM Max Frei Bloodred Geranium / Geranium sanguineum 'Max Frei' GC Biokovo Cranesbill / Geranium x cantabrigiense 'Biokovo' HP3 Pardon Me Daylily / Hemerocallis x 'Pardon Me' HB2 Blue Ivory Hosta / Hosta x 'Blue Ivory' HB Blue Mouse Ears Hosta / Hosta x 'Blue Mouse Ears' HP2 Patriot Hosta / Hosta x 'Patriot' NW2 Walkers Low Catmint / Nepeta x faassenii `Walkers Low` SC2 Cardonna Salvia / Salvia x superba `Caradonna` SA2 Showy Stonecrop / Sedum spectabile `Autumn Fire` SD Dazzelberry Stonecrop / Sedum x `Dazzleberry` ROSE, FLORIBUNDA RW2 Julia Child™ Floribunda Rose / Rosa x 'WEKvossutono' RV Violet's Pride™ Floribunda Rose / Rosa x 'WEKwibysicpep' ROSE, HYDRID TEA RP Opening Night™ Hybrid Tea Rose / Rosa x 'JAColber' RL Mister Lincoln Hybrid Tea Rose / Rosa x 'Mister Lincoln' RU Sugar Moon™ Hybrid Tea Rose / Rosa x 'WEKmemolo' ROSE, SHRUB RS Snow Pavement Rose / Rosa rugosa 'Snow Pavement' R3 Double Knock Out® Red Rose / Rosa x 'Radtko' RW Winnipeg Parks Shrub Rose / Rosa x 'Winnipeg Parks' BLOOM SCHEDULE CO P Y R I G H T 2 0 1 0 O A K M E A D O W S L A N D S C A P E & D E S E I G N , I N C . c Date: Project No.: Design Approved By: Drawn By: Revisions: No:Date:Accept: Checked By: Personal and Professional Landscape Installation Renovation Assistance (651) 246-0950 Fax (651) 493-1175 LANDSCAPE PLAN PLANT SPECS. CEDARHURST ADDITION 6940 Keats Ave S, Cottage Grove, MN 55016 OML25-003 06/27/25 P-4 OVERALL SIDE (INCLUDING GARDEN)GARDEN ONLY PMI CONSTRUCTION SERVICES 7695 NORTH SHORE CIRCLE N FOREST LAKE, MN 55025 (612) 867-3221 PHOTO SYMBOL CODE COMMON / BOTANICAL NAME TREES QL Regal Prince® Oak / Quercus robur x bicolor 'Long' EVERGREEN TREES TP Pyramidal Arborvitae / Thuja occidentalis 'Pyramidalis' TS2 Summer Snow Eastern Hemlock / Tsuga canadensis 'Summer Snow' ORNAMENTAL TREES MA Ann Magnolia / Magnolia x 'Ann' SK Miss Kim Korean Lilac (tree form) / Syringa pubescens patula 'Miss Kim' (tree form) CA Pagoda Dogwood / Cornus alternifolia CV2 Winter King Hawthorn / Crataegus viridis `Winter King` SHRUBS HA Annabelle Hydrangea / Hydrangea arborescens `Annabelle` SS Anthony Waterer Japanese Spirea / Spiraea japonica 'Anthony Waterer' HP Bobo Panicle Hydrangea / Hydrangea paniculata 'Bobo' SB Bridal Wreath Spirea / Spiraea prunifolia 'Bridalwreath' BG Chicagoland Green® Boxwood / Buxus x 'Glencoe' TS Emerald Green Arborvitae / Thuja occidentalis 'Smaragd' PHOTO SYMBOL CODE COMMON / BOTANICAL NAME PLANT SCHEDULE PHOTO SYMBOL CODE COMMON / BOTANICAL NAME PLANT SCHEDULE RX2 Lemon Lights Northern Lights Azalea / Rhododendron x 'Lemon Lights' RL2 Lilac Lights Northern Lights Azalea / Rhododendron x 'Lilac Lights' HL2 Little Quick Fire Hydrangea / Hydrangea paniculata `Little Quick Fire` RN Northern Hi-Lights Azalea / Rhododendron x 'Northern Hi-Lights' RE2 PJM Rhododendron / Rhododendron x 'P.J.M.' TT Taunton`s Yew / Taxus x media `Tauntonii` PEONY PB Bartzella Itoh Yellow Peony / Paeonia x 'Bartzella' PX Buckeye Belle Peony / Paeonia x 'Buckeye Belle' PC Coral Sunset Peony / Paeonia x 'Coral Sunset' PX2 Monsieur Jules Elie Peony / Paeonia x 'Monsieur Jules Elie' PERENNIALS GC Biokovo Cranesbill / Geranium x cantabrigiense 'Biokovo' HB2 Blue Ivory Hosta / Hosta x 'Blue Ivory' HB Blue Mouse Ears Hosta / Hosta x 'Blue Mouse Ears' SC2 Cardonna Salvia / Salvia x superba `Caradonna` SD Dazzelberry Stonecrop / Sedum x `Dazzleberry` AG Ghost Painted Fern / Athyrium x 'Ghost' PHOTO SYMBOL CODE COMMON / BOTANICAL NAME PLANT SCHEDULE CR2 Hillside Black Beauty Snakeroot / Cimicifuga ramosa `Hillside Black Beauty` AL Lady in Red Fern / Athyrium filix-femina 'Lady in Red' GM Max Frei Bloodred Geranium / Geranium sanguineum 'Max Frei' HP3 Pardon Me Daylily / Hemerocallis x 'Pardon Me' HP2 Patriot Hosta / Hosta x 'Patriot' AJ Rhineland Astible / Astilbe japonica `Rhineland` SA2 Showy Stonecrop / Sedum spectabile `Autumn Fire` AN Silver Mound Artemisia / Artemisia schmidtiana `Nana` NW2 Walkers Low Catmint / Nepeta x faassenii `Walkers Low` ROSE, FLORIBUNDA RW2 Julia Child™ Floribunda Rose / Rosa x 'WEKvossutono' RV Violet's Pride™ Floribunda Rose / Rosa x 'WEKwibysicpep' ROSE, HYDRID TEA RL Mister Lincoln Hybrid Tea Rose / Rosa x 'Mister Lincoln' RP Opening Night™ Hybrid Tea Rose / Rosa x 'JAColber' RU Sugar Moon™ Hybrid Tea Rose / Rosa x 'WEKmemolo' ROSE, SHRUB R3 Double Knock Out® Red Rose / Rosa x 'Radtko' PHOTO SYMBOL CODE COMMON / BOTANICAL NAME PLANT SCHEDULE RS Snow Pavement Rose / Rosa rugosa 'Snow Pavement' RW Winnipeg Parks Shrub Rose / Rosa x 'Winnipeg Parks' CO P Y R I G H T 2 0 1 0 O A K M E A D O W S L A N D S C A P E & D E S E I G N , I N C . c Date: Project No.: Design Approved By: Drawn By: Revisions: No:Date:Accept: Checked By: Personal and Professional Landscape Installation Renovation Assistance (651) 246-0950 Fax (651) 493-1175 LANDSCAPE PLAN PLANT PHOTOS CEDARHURST ADDITION 6940 Keats Ave S, Cottage Grove, MN 55016 OML25-003 06/27/25 P-5 PMI CONSTRUCTION SERVICES 7695 NORTH SHORE CIRCLE N FOREST LAKE, MN 55025 (612) 867-3221 North Shop | 11660 Myeron Road North | S�llwater, MN 55082-9537 P: 651-430-4300 | F: 651-430-4350 | TTY: 651-430-6246 www.washingtoncountymn.gov Washington County is an equal opportunity organization and employer July 24, 2025 Crystal Raleigh, PE Assistant City Engineer City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Dear Crystal, Thank you for the opportunity to review and comment on the proposed Cedarhurst mansion site plan located adjacent to Washington County State Aid Highways 20 (Military Road; CSAH 20) and 22 (70th Street South; CSAH 22). Washington County’s Department of Public Works has reviewed the redevelopment and offers the following comments: Safe and effective access is one of the primary challenges of this site. The Washington County 2040 Comprehensive Plan contains access criteria for county roads related to spacing, sight lines, and availability of local road connections. Consolidating access to public street intersections allows us as public partners to make prioritized investments where they will have the most benefit. The existing driveway access points to the site do not meet the county’s spacing criteria and are thus subject to potential conversion to “3/4” access or right-in/right-out in the future. The existence of a roundabout near these access points provides an effective location for U-turn movements when and if left turn movements must be restricted at the driveways. At this time the County does not have any plans for major improvements to either of these county highways, thus we do not anticipate any access changes within at least 5-8 years and potentially well beyond that timeframe. As part of the current proposal, we recommend that the northeastern Cedarhurst driveway connecting to County Highway 19 (Keats Ave S) be removed, and potentially realigned north to the remanent Military Road access to take advantage of the inplace dedicated northbound left turn lane. We believe that this location is best suited to operate as a full access for the longest number of years, and relocation of the existing northeastern driveway would also increase the available green space on the site’s eastern lawn. The southwestern Cedarhurst driveway County Highway 22 (70th Street), which we anticipate will operate as the site’s primary access in the near term, should be relocated slightly west to be located entirely west of the existing raised median and align with Jorgensen Lane South. This minor adjustment will reduce motorist confusion by eliminating the slight offset with Jorgensen Lane South. Washington County Public Works is not agreeable to any modifications to the existing raised concrete center median, PUBLIC WORKS Wayne Sandberg, P.E., Director, County Engineer Frank D. Ticknor, P.E., Deputy Director Docusign Envelope ID: 33DF80E8-C8F1-4B3F-80E3-45BF8CE01A71 North Shop | 11660 Myeron Road North | S�llwater, MN 55082-9537 P: 651-430-4300 | F: 651-430-4350 | TTY: 651-430-6246 www.washingtoncountymn.gov Washington County is an equal opportunity organization and employer as doing so would leave the offset issue unaddressed. This offset, if not addressed, will result in conflicting vehicle paths when vehicles are making left turns simultaneously into the Cedarhurst southwestern driveway and to Jorgensen Lane South. 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 exceed noise 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 and take any action outside of County right of way deemed necessary to minimize the impact of any highway noise. All work within county highway right-of-way, including change in use of existing access points and any new utility connections to County highway right of way for the development require Washington County permits. Typically, these utility connection permits are the responsibility of the utility companies. Thank you again for this opportunity to review the Cedarhurst site plan. We look forward to continuing to work with the City of Cottage Grove to ensure that development in this area is successful and well- served by the transportation network. Sincerely, Joe Gustafson, PE, PTOE Traffic Engineer Cc (email only): Wayne Sandberg, Public Works Director/County Engineer Frank Ticknor, Deputy Director Public Works Lyssa Leitner, Public Works Planning Director Daniel Elder Planning II Kevin Peterson, Design Engineer Paul Sponholz, City of Cottage Grove Engineer Docusign Envelope ID: 33DF80E8-C8F1-4B3F-80E3-45BF8CE01A71 H:\COTT\25X139848000\1_Corres\C_To Others\Widseth\2025-07-24\139848 Plan Review 2025-08-07.docx MEMORANDUM Date: 07/24/2025 (Revised 08/07/2025) To: Paul Sponholz, PE From: Andrew Olson, PE Subject: Cedarhurst Plan Review City of Cottage Grove, MN Project No.: 25X.139848 This memo summarizes the review of the site plan (dated 7/24/2025) and stormwater documents (dated 07/2025, received 07/17/2025) submitted by Widseth. Street and Utility Comments: 1. Please provide an erosion control plan. Sheet C0.02: 2. The property falls within a Drinking Water Supply Management Area where infiltration is prohibited. A biofiltration basin has been proposed but the detail does not indicate a pond liner. Please revise the detail to include a clay liner that complies with the City standard specifications. Sheet C1.01: 3. Additional removals will be needed along 70th Street for the revised driveway location. a. The concrete curb and gutter will need to be removed and replaced with drive over curb at the new driveway location. b. The concrete curb and gutter will need to be removed and replaced with B424 curb at the old driveway locations and the trail shall be patched. The old mansion driveway is showing the replacements but not the old house driveway. c. Bituminous patching will be required per direction of Washington County. 4. Additional removals will be needed for the storm sewer connection to 70 th Street. 5. The plans have been provided to Washington County and additional comments may follow. Sheet C2.01: 6. All utilities will need to comply with DOLI requirements. 7. A grease separator should be added to the sanitary sewer prior to entering the City system. 8. Any utilities falling within Cottage Grove right of way shall meet City standards. a. Watermain shall be ductile iron up to the property line. Cedarhurst Review Page: 2 9. It is understood that the sanitary sewer and the watermain shall be private and require an agreement between the two parcels. a. The sanitary sewer will be private up to the manhole within 69th Street. b. The watermain will be private up to the valve east of the tee at 69 th Street. 10. A hydrant access agreement will be needed for flushing access to the private hydrant. Sheet C3.01: 11. Please provide more detail for the existing storm sewer structure in 70th Street that the new storm sewer will connect. Structure size and type should be provided and structural integrity should be reviewed based on the structure type, existing connection and new connection. 12. Please clarify the drainage at the northwest corner of the addition. It appears the 933.51 spot elevation at the building corner may be a low spot. Stormwater Comments: 13. The site will be required to meet all City and Watershed requirements laid out in the Stormwater Rules Summary Memorandum dated May 6, 2025. 14. Please submit a revised Hydraulic Design Summary Report to reflect the revised plan set and revisions requested. 15. Additional Stormwater Comments: a. Sheet C0.02: The Biofiltration Basin with Underdrain is shown on C0.02. Since the site is located within a wellhead protection area, the basin should be lined with clay or poly to prevent exfiltration. b. MIDS: Proposed conditions MIDS models were submitted. i. If the project will disturb a surface area of 1 acre or more, the Watershed rules call for a TP loading rate of “maintain existing.” Please submit existing and proposed conditions MIDS models to demonstrate compliance with the TP loading requirement. ii. The South Washington Watershed District rules require two adjustments to the MIDS model as listed in Table 1. Please adjust these parameters when using the MIDS model. Table 1. SWWD MIDS Parameters Model Parameter Required MIDS Retention Requirement 1.0 inch MIDS Total Phosphorus EMC, Change from Default 0.3 mg/l 0.31 mg/l c. Pretreatment: The city requires adequate pretreatment of stormwater runoff from development and redevelopment activities prior to discharge into all waterbodies. Please indicate in the stormwater narrative how runoff will be pretreated upstream of the filtration basin. d. Testing: Please note on the plans that the city will require post-construction testing to verify the filtration rates and drawdown periods of any filtration basins. e. Models: Please note that digital copies of the final version stormwater models and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the city once the review and revision process is complete. CORDENIO SEVERANCE HOUSE [CEDARHURST] HISTORI C SITE DESIGN GUIDELINES 6940 Keats Avenue South , Cottage Grove September 2022 575 9 TH STREET SE, STE 215 | MINNEAPOLIS, MN 55414 | 612.843.4140 | NEWHISTORY.COM Historical Site Design Guidelines Severance, Cordenio House [Cedarhurst] 6940 Keats Avenue South Cottage Grove, Minnesota 55016 Prepared for: City of Cottage Grove 12800 Ravine Pkwy South Cottage Grove, MN 55016 By: New History 575 Ninth Street Southeast, Suite 215 Minneapolis, Minnesota 55414 (612) 843-4140 www.newhistory.com For questions and comments: Lauren Anderson, anderson@newhistory.com Quentin Collette, collette@newhistory.com Meghan Elliott, elliott@newhistory.com (612) 843-4140 ©2022 New History TABLE OF CONTENTS Executive Summary 1 1.0 Introduction 3 2.0 Site and Landscaping 9 9 2.2 Circulation 10 2.3 Landscape 10 11 3.1 Historic Features and Materials 11 3.2 Individual Resource Summaries 11 26 4.1 General 26 4.2 Setting and Shapes 26 4.3 Wood 26 4.4 Stucco, Masonry, and Concrete 27 4.5 Porticos, Porches, and Entrances 27 4.6 Doors and Windows 28 4.7 Roofs 29 4.8 Canopies, Awnings, and Balconies 29 4.9 Signage and Light Fixtures 30 4.10 Mechanical Systems 30 4.11 Demolition 31 32 5.1 General 32 5.2 Location, Massing, and Design 33 5.3 Rooftop Additions 34 A. Cedarhurst Chronology of Development and Use B. Cordenio Severance House Development Diagram C. Additional Resources 1 EXECUTIVE SUMMARY The Cordenio Severance House (commonly known as Cedarhurst) is a locally-designated historic site located in the City of Cottage Grove that includes fourteen resources: two buildings, nine structures, and three types of objects. The two buildings and six of the structures are “contributing” to the historic significance of the site; the rest of the resources are “non-contributing”. The site is also listed in the National Register of Historic Places (NRHP). Figure 1: View of the Cordenio Severance House and Valet Shelter, looking west. The document is intended to provide design guidelines for exterior alterations proposed to the Cedarhurst property, including site and landscaping, existing resources, and new construction, with respect to the Cottage Grove preservation ordinance. The guidelines are based on the Secretary of the Interior’s Standards for the Treatment of Historic Properties and associated guidelines developed by the National Park Service (NPS), as well as best practices for heritage preservation. These guidelines would also be applicable to projects involving historic preservation-specific funding sources, such as historic tax credits. These guidelines do not address any other city ordinances or building codes, economic requirements or impacts, or financial viability. Major findings of this document include: 1. Site and Landscaping • The organic site arrangement with residential-scale buildings and exterior open spaces should be maintained. • Existing circulation can be maintained and new circulation can be added to the site. New parking spaces could be created on the north and west sides of the site. • New landscaping should generally consist of a mix of lawn areas, trees, and small plantings. New hardscape elements should be limited to the minimum required. 2 2. Alterations to Existing Resources • Keeping and reusing contributing (historic) resources is recommended. Demolition of these resources should be avoided if possible. • Key historic features of contributing resources such as porticos, porches, wood siding, stucco, gable roofs, and doors and windows should be prioritized for preservation. Non-historic features of contributing resources can remain or be replaced. • Non-contributing (non-historic) resources can be retained, altered, or removed. 3. New Construction • Any new construction should be sensitively located and be of a size, scale, and design that is compatible with contributing resources and the historic site as a whole. New construction should appear new and be differentiated from contributing resources, to avoid creating a false sense of history. • Any new construction should avoid impact to and removal of historic materials and features, and be able to be removed in the future without damaging contributing resources. For clarity, the term “Cedarhurst” is used in this report to describe the entire site, while “Severance House” refers to the house itself. 3 1.0 INTRODUCTION 1.1 Purpose and Scope Cedarhurst is locally designated as a historic site in the City of Cottage Grove. As such, exterior alterations to the property are subject to a design review by the Advisory Committee on Historic Preservation (ACHP) with respect to the Secretary of the Interior’s Standards for the Treatment of Historic Properties (the “Standards”). These historic site design guidelines have been developed as a tool for the ACHP, city staff, property owners, and design professionals to use in designing and evaluating exterior alterations to the Cedarhurst property. The guidelines explain and interpret the Standards as they apply to this property, providing guidance for evaluating both changes to the existing site and resources and the design of new construction. The site is also listed in the National Register of Historic Places (NRHP). If an owner or sponsor were to use historic preservation-specific funding sources, like historic tax credits or historic preservation grants, these guidelines would also be applicable. These guidelines are divided into the four sections outlined below. For each of the fourteen resources located on the site, there is an individual resource summary that describes historic features, non-historic features, and recommendations for compatible alterations specific to that resource (see Section 3.0). Detailed guidelines for the entire property that address site and landscaping, alterations, and new construction are provided in Sections 2.0, 4.0, and 5.0, respectively. 2.0 Site and Landscaping 3.0 Resource Summaries 4.0 Alterations to Existing Resources 5.0 New Construction Where these guidelines do not provide specific guidance, the Standards should be followed. In addition to these design guidelines, other resources exist to provide guidance in evaluating the appropriateness of alterations to the Cedarhurst property. Relevant Preservation Briefs and ITS Bulletins (tech notes) by the National Park Service, referenced in Appendix C, provide detailed guidance on the treatment of historic features and materials to meet the Standards. Additionally, the “Cordenio Severance House Historical Evaluation”1 provides information on the historic context of the property. These historic design guidelines should also be considered in conjunction with municipal ordinances and building codes, the Cottage Grove 2040 Comprehensive Plan, and the “Architectural Design Guidelines for the Cedarhurst Mansion Site”2, and may also need to be balanced with financial constraints and economic factors. 1 Lauren Anderson, “Cordenio Severance House Historical Evaluation,” prepared by New History for the City of Cottage Grove, April 2022. 2 “Architectural Design Guidelines for the Cedarhurst Mansion Site,” prepared by ESG Architecture and Design for the City of Cottage Grove, 2022. 4 1.2 Site Overview and Historic Significance The Cedarhurst property at 6940 Keats Avenue South is located in the northeast quadrant of the City of Cottage Grove. The current site includes fourteen resources – buildings, structures, and objects – located on two landscaped parcels (a total of approximately 13 acres) bordered by former Military Road to the northeast, a single-family housing development to the north and west, Keats Avenue South to the east, and 70th Street South to the south. Vehicular access is provided at Keats Avenue South and 70th Street South. The Cordenio Severance House and associated resources are located near the center of the site (see Fig. 2). From 1889 until 1925, Cedarhurst was occupied by notable St. Paul attorney Cordenio Severance and his wife Mary Severance. The property is historically significant for its association with Cordenio Severance, who obtained national and international recognition for his work in the legal profession. The Severances utilized Cedarhurst as a country estate – a part-time residence for summer vacations, entertaining guests, and pursuing their individual interests and hobbies. From 1925 until the present, the property has had a succession of private owners; most recently, it has been utilized as an event venue. Today, Cedarhurst is both locally designated by the City of Cottage Grove as a historic site and listed in the National Register of Historic Places (NRHP). See the “Cordenio Severance House Historical Evaluation”3 and Appendix A for more information on the social history and physical development of Cedarhurst. The period of significance for the site is 1889 until 1925, reflecting the time period during which the Severances owned and occupied the property. The various resources on the site can be classified as “contributing” (historic) or “noncontributing” (non-historic). At Cedarhurst, contributing resources are defined as resources that 1) were constructed by 1925 (the end of the period of significance) as part of the Severance estate and 2) retain historic integrity (the physical materials and features present during the period of significance). Resources constructed before 1925 that do not retain historic integrity and resources constructed after 1925 should be considered non- contributing. The property’s contributing and non-contributing resources are outlined in Figures 2 and 3 below. 3 Lauren Anderson, “Cordenio Severance House Historical Evaluation,” prepared by New History for the City of Cottage Grove, April 2022. 5 Figure 2: Site plan of Cedarhurst showing contributing and non-contributing resources (Google Maps, 07/29/2022). ID # Name Type Date Status 1 Cordenio Severance House Building c. 1867-1917 Contributing 2 Gardener’s Cottage Building Early 1900s Contributing Building Post-1945 Non-contributing 3 Barn Structure Early 1900s Contributing Structure Likely pre-1925 Contributing Structure Likely post-1925 Non-contributing 4 Garage Structure 1911 Contributing 5 Upholstery Shop Structure Likely post-1925 Non-contributing 6 Chicken Coop Structure Likely pre-1925 Contributing 7 Shed #1 Structure Likely pre-1925 Contributing 8 Shed #2 Structure Likely post-1925 Non-contributing 9 Valet Shelter Structure Pre-1917 Contributing 10 Garden Wall Structure Pre-1917 Contributing 11 Ice House Foundation Structure c. 1860 Non-contributing 12 Wood Trellis Object Likely post-1925 Non-contributing 13 Planters Object Likely post-1925 Non-contributing 14 Wood Fences Object Likely post-1925 Non-contributing Figure 3: Number, name, type, construction date, and status of Cedarhurst resources. 6 1.3 Secretary of the Interior’s Standards for Rehabilitation What are the Standards? Exterior alterations to Cedarhurst are subject to a design review by the Advisory Committee on Historic Preservation (ACHP) with respect to the Secretary of the Interior’s Standards for the Treatment of Historic Properties (the “Standards”). According to the National Park Service (NPS), the Standards “are a series of concepts about maintaining, repairing, and replacing historic materials, as well as designing new additions or making alterations.”4 They are applicable to historic properties of all types, including buildings, landscape features, and sites. The Standards allow for four treatment options: Reconstruction, Preservation, Restoration, and Rehabilitation. The Standards for Rehabilitation are applied to historic properties being adapted for current uses. The Rehabilitation Standards provide guidance for altering properties to meet current uses in a way that retains their historic integrity. Along with the Standards, the National Park Service has also developed the Secretary of the Interior’s Guidelines for the Rehabilitation of Historic Buildings (“the Guidelines”). The Guidelines provide general design and technical recommendations for applying the Standards. Taken together, the Standards and Guidelines provide an outline for design changes at historic properties. The ten Standards for Rehabilitation are as follows: 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means 4 National Park Service, Technical Preservation Services, The Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings, https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf, accessed August 12, 2022. 7 possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. 5 How are the Standards applied? According to the National Park Service, “the Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility.” NPS defines rehabilitation as “the process of returning a building or buildings to a state of utility, through repair or alteration, which makes possible an efficient use while preserving those portions and features of the building and its site and environment which are significant to its historic, architectural, and cultural values.”6 According to NPS, A project meets the Standards when the overall effect of all work is consistent with the property’s historic character…Each property exhibits a unique set of conditions; thus, the evaluation of any single aspect of the proposed work can only be made in the context of those conditions and all the other work that constitutes the project. In some cases, a single aspect of a project may not be consistent with recommendations found in the Guidelines, yet its impact on the character of the property as a whole is small enough that the overall project meets the Standards. In other cases, similar work, in combination with numerous other treatments not recommended by the Guidelines, can contribute to a project not meeting the Standards. The more important a feature or space is to the historic character of a property, the less it can be changed without damaging the character as a whole. On the other hand, aspects less critical to the historic character may be altered more substantially with less effect on the character of the building as a whole. However, even when the features being changed are 5 National Park Service, Technical Preservation Services, The Secretary of the Interior's Standards for Rehabilitation, https://www.nps.gov/tps/standards/rehabilitation/rehab/stand.htm, accessed July 22, 2022. 6 National Park Service, Technical Preservation Services, Cumulative Effect and Historic Character, https://www.nps.gov/tps/standards/applying-rehabilitation/cumulative-effect.htm, accessed 08/05/2022. 8 minor, changes that are too numerous or radical can in some instances alter the overall character of the building. Similarly, features and spaces that have been so substantially changed outside the period of significance or are so severely deteriorated as no longer to convey historic character can be more readily altered than those aspects of a property that retain a high degree of integrity. Historic character, however, is not readily lost through deterioration, and most deteriorated historic features must be replaced to match when they are beyond repair. Determination that a project meets the Standards is based on the cumulative effect of all the work in the context of the specific existing conditions.7 7 National Park Service, Technical Preservation Services, Cumulative Effect and Historic Character, https://www.nps.gov/tps/standards/applying-rehabilitation/cumulative-effect.htm, accessed 08/05/2022. 9 2.0 SITE AND LANDSCAPING The following design guidelines pertaining to site and landscaping apply to the entire Cedarhurst site. Figure 4: Site plan of Cedarhurst showing contributing resources addressed in Section 2.0 (Google Maps, 07/29/2022). 2.1 General 2.1.1. The organic site arrangement – such as its mostly open spaces with areas of grass lawn and various pedestrian routes through the site – is an essential feature that can be reused to highlight the history of the contributing buildings and structures. 2.1.2. New landscaping should be in harmony with the historic character of the site and should generally consist of a mixture of lawn areas, trees, and small plantings. New hardscape elements should be kept to a minimum. Formal plantings would be most appropriate in the area surrounding the Cordenio Severance House, including within the Garden Wall. 2.1.3. The generally flat grading should be retained, with major grade changes minimized and only used as necessary to meet local municipal codes and requirements. 2.1.4. Grade changes should be avoided in front of the Cordenio Severance House towards Keats Avenue South and the Gardener’s Cottage towards 70th Street South. 10 2.2 Circulation 2.2.1. The existing driveways on Keats Avenue South and 70th Street South are non-historic and can be reused or altered. 2.2.2. If driveways are altered, it is recommended to create primary site entrances on Keats Avenue South and/or 70th Street South. It would be acceptable to create an additional secondary site entrance on former Military Road. Access to contributing resources should be maintained. 2.2.3. Although not required, recreating driveways and walkways at known and likely historic locations can restore the historic site circulation. A reconfigured or new driveway could run closer to the east side of the Gardener’s Cottage and extend north to former Military Road. New diagonal driveways or walkways could be created from the northeast and southeast corners of the Cordenio Severance House towards Keats Avenue South. 2.2.4. Existing parking spaces can remain. The gravel can be retained or replaced. 2.2.5. The site can accommodate new parking spaces to the north of the Cordenio Severance House and to the west of the Garage, Shed #1, Barn, and Gardener’s Cottage. Parking should be avoided on the east side of the Cordenio Severance House. Parking can be considered to the south of the House and Garden Wall, provided that the setback is sufficient. 2.3 Landscape 2.3.1. Open lawn areas on the east side of the Cordenio Severance House should be retained and remain open spaces to the greatest extent possible. Open lawn areas to the west of the Gardener’s Cottage, Garage, Shed #1, and Barn and to the north of the House can remain open or tolerate greater landscaping changes. 2.3.2. Mature trees along the perimeter of the site should be retained. Mature trees within the site should be retained to the extent possible. 2.3.3. It would be appropriate to plant new trees along the east side of the Cordenio Severance House and along existing and new driveways or walkways. 2.3.4. Hedges along the perimeter of the site should be retained. It is acceptable to alter hedges to accommodate new driveways or walkways. 11 3 .0 RESOURCE SUMMARIES 3 .1 Hi storic Features and Materials In order to apply the Standards to a specific property, it is necessary to understand which elements of the property are “historic” and “character-defining.” All features, materials, and spaces installed or altered during a property’s period of significance should be considered “historic.” “Character- defining” elements – hereafter “key historic features” – are those historic features and materials that express the historic significance of a resource and contribute to its historic character (see Figs. 2-3). According to the National Park Service (NPS), character-defining elements can include “the overall shape of the building, its materials, craftsmanship, decorative details …, as well as the various aspects of its site and environment.” At Cedarhurst, this means that features and materials of contributing resources constructed or altered between 1889 and 1925 (the period of significance) are historic and should be retained and repaired. Non-contributing resources, as well as any alterations made to contributing resources after 1925, are non-historic and can tolerate greater changes. 3 .2 Individual Resource Summaries The following pages in this section provide specific information and recommendations for each of the fourteen resources located on the Cedarhurst site (see Figs. 2-3). For contributing resources, each summary provides a non-exhaustive overview of historic and non-historic features, with an emphasis on key historic features. The bottom of each summary provides recommendations for compatible alterations specific to that resource, addressing specific areas where changes can be considered or should be avoided in order to retain the resource’s historic character. For non- contributing resources, an overview of the main non-historic features is provided along with recommendations on compatible changes for the site. 12 Resource # 1 Cordenio Severance House Status: Contributing Key Historic Features Orientation True North Primary façade Secondary façade See Appendix B for more information on the construction history of the house Historic Features Non-Historic Features • L-shaped building • Semi-circular bay • Gable roofs and dormers with overhanging eaves and cornice returns • Porticos with Tuscan columns • Concrete and brick porches with stone balustrades • Wood board ceilings with exposed beams • Concrete steps • Painted wood siding and trim • Exposed concrete foundation and brick chimneys • • Location and size of punched rectangular and arched window openings • Wood doors and trim with decorative sidelights, transoms, and fanlights • Wood windows, trim, storms, and shutters • Metal canopy at west façade • • Most metal gutters and downspouts • Metal and vinyl windows • Metal window and door trim • Wood ramp and railing (north façade) • Shed-roofed stair enclosure (north façade; door was relocated and is historic) • Wood deck at west porch • Metal columns and wood beam supporting west sunroom • Carpet flooring at south porch Change can be considered at: Change should be avoided at: • • West side of south façade • Non-historic features (all) • Missing historic features (all) • Existing historic features (keep change to a minimum) • Secondary entrances • Accessibility improvements (secondary façades are preferred) • Modified/new door and window openings at secondary façades • Code improvements at steps, balustrades, and railings • Small addition to the west of the west wing may be • • Existing key historic features (all) • Roof shapes • Entrances at primary façades • Door and window openings at primary façades • Open volume and ceiling heights at porticos/porches • Decorative elements • Painted wood siding should remain painted • Unpainted brick and concrete should not be painted • Rooftop mechanical equipment, decks, or additions should be avoided • New additions or balconies at primary façades should be avoided 13 Resource # 2 Gardener’s Cottage Status: Contributing Key Historic Features Orientation True North Primary façade Secondary façade Historic Features Non-Historic Features • Rectangular building shape • Projecting window • Gable roof and dormer with overhanging eaves • Porch with columns • Exposed brick chimney •Primary entrance • Punched rectangular window openings • Wood doors and trim • Wood windows and trim • configuration • North addition • Garage Change can be considered at: Change should be avoided at: • • North addition and garage can remain or be removed • Existing historic features (keep change to a minimum) • Secondary entrances • Accessibility improvements (secondary façades are preferred) • Modified/new door and window openings at secondary façades • Code improvements at steps and railings • Porch can be enclosed to match or be similar to the historic photo if desired • Small addition to the north or west may be • • Existing key historic features (all) • Roof shape • Primary entrance • Open plan at porch • Door and window openings at primary façades • Unpainted brick should not be painted • Rooftop mechanical equipment or additions should be avoided 8 Assessment based on restricted site access as the house is currently occupied as a private residence. Gable roof Rectangular window openings Porch with columns Divided wood windows Projecting window 14 Resource # 3 Barn Status: Contributing Key Historic Features Orientation True North Primary façade Secondary façade Historic Features Non-Historic Features • Rectangular-shaped building • Gambrel roof with overhanging eaves, track for pulley, and vent • Shed-roofed north addition • Painted wood siding and trim Primary and secondary entrances • Punched rectangular window openings • Wood doors and trim • Wood windows and trim Glass block windows • East addition Change can be considered at: Change should be avoided at: • Barn stabilization • Roof reconstruction • Secondary façades • East addition can remain or be removed • Existing historic features (keep change to a minimum) • Secondary entrance(s) • Accessibility improvements (secondary façades are preferred) • Modified/new door and window openings at secondary façades • Small addition to the north, east, or south may be • • Existing key historic features (all) • Roof shapes • Primary entrance • Door and window openings at primary façades • Painted wood siding should remain painted • New balconies should be avoided • Rooftop additions should be avoided 15 Resource # 4 Garage Status: Contributing Key Historic Features Orientation True North Primary façade Secondary façade Historic Features Non-Historic Features • • Flat and sloped roof (not extant) and parapets • Painted stucco finish • Wood overhang • Exposed brick chimney •Primary and secondary entrances • Punched rectangular window openings • Wood windows • • Plywood infill at secondary west entrance Change can be considered at: Change should be avoided at: • • Gable roof can remain or be removed to restore historic roof configuration • Non-historic features (all) • Existing historic features (keep change to a minimum) • Missing historic features (all) • Secondary entrance • Accessibility improvements (secondary façades are preferred) • Modified/new door and window openings at secondary façades • Mechanical equipment or deck at the west end of the flat roof can be considered (if gable roof is removed) • Small addition to the west or south may be • • Existing key historic features (all) • Flat and sloped parapets • Primary entrance • Door and window openings at primary façades • Painted stucco should remain painted • Unpainted brick should not be painted 16 Resource # 5 Upholstery Shop Status: Non-contributing Orientation True North Primary façade Secondary façade Non-Historic Features (all) • • Gable roof • Wood siding • Wood windows with storms • Wood doors with half-light Change can be considered at: Change should be avoided at: • be altered, or demolished • Alterations and new construction should be compatible with the overall character of the historic site • If demolished to make room for new construction, new construction should be further set back from the primary façade of the Garage towards the west and • 17 Resource # 6 Chicken Coop Status: Contributing Key Historic Features Orientation True North Primary façade Secondary façade Historic Features Non-Historic Features • • Gable roof • Painted wood siding • Primary entrances •Punched rectangular window openings • Wood-plank doors and trim • Wood windows and trim • support • Light fixtures Change can be considered at: Change should be avoided at: • • Secondary façades • Existing historic features (keep change to a minimum) • Accessibility improvements • Modified window openings at secondary façades Primary façade • Existing key historic features (all) • Roof shape • Primary entrances at primary façade • Painted wood siding should remain painted • Rooftop mechanical equipment should be avoided 18 Resource # 7 Shed #1 Status: Contributing Key Historic Features Orientation True North Primary façade Secondary façade Historic Features Non-Historic Features • Rectangular-shaped structure • Gable roof with vents • Primary entrance • openings • Wood doors with trim • Wood windows and trim Brick-looking metal sheet siding (façades and doors) • Corrugated metal roofing Change can be considered at: Change should be avoided at: • Shed #1 stabilization • Secondary façades • Non-historic features (all) • Existing historic features (keep change to a minimum) • Missing historic features (all) • Metal siding can be removed to re-expose existing or replace missing wood siding to match • Accessibility improvements (secondary façades are preferred) • Modified window openings at secondary façades • New construction can be located to the west • Primary façade • Existing key historic features (all) • Roof shape • Primary entrance • Door and window openings at primary façade • Rooftop mechanical equipment should be avoided 19 Resource # 8 Shed #2 Status: Non-contributing Orientation True North Primary façade Secondary façade Non-Historic Features (all) • • Gable roof • Wood siding • Wood doors with half-light • Concrete slab Change can be considered at: Change should be avoided at: • Shed #2 can remain as is, be repaired, be altered, or demolished • Alterations and new construction should be compatible with the overall character of the historic site • If demolished to make room for new construction, new construction should be further set back from • 20 Resource # 9 Valet Shelter Status: Contributing Key Historic Features Orientation The Valet Shelter is located on the northeast side of the Cordenio Severance House (see Fig. 2). This structure was formerly a cupola on the roof of the Cordenio Severance House. Historic Features Non-Historic Features • Rectangular-shaped structure • Hipped roof with overhanging eaves • Painted wood siding and trim • Wood door and windows • Concrete slab Change can be considered at: Change should be avoided at: • The Valet Shelter could be relocated if desired • Accessibility improvements • • Altering or expanding the shape of the shelter should be avoided • Roof shape • Door and window openings • Painted wood siding should remain painted Square plan Hipped roof with overhanging eaves Wood siding Wood windows Wood door 21 Resource # 10 Garden Wall Status: Contributing Key Historic Features Orientation The Garden Wall is located on the southwest side of the Cordenio Severance House (see Fig. 2) Historic Features Non-Historic Features • • Partial-height concrete walls with square posts • Change can be considered at: Change should be avoided at: • can be constructed if desired • New wood trellises matching or similar to the historic can be constructed at historic locations on the west and south sides if desired • Light fixtures can remain, be relocated, or be • • Straight and curved wall shapes • Height of posts • Unpainted concrete should not be painted 22 Resource # 11 Ice House Foundation Status: Non-contributing Orientation The Ice House Foundation is located on the north side of the Garage (see Fig. 2) Non-Historic Features (all) • foundation Change can be considered at: Change should be avoided at: • repaired, be altered, or demolished • Alterations and new construction should be compatible with the overall character of the historic site • If demolished to make room for new construction, new construction should be set back from the • 23 Resource # 12 Wood Trellis Status: Non-contributing Orientation The Wood Trellis is located to the west of the Garden Wall (see Fig. 2) Non-Historic Features (all) • Change can be considered at: Change should be avoided at: • The Wood Trellis can remain as is, be repaired, be relocated, or be demolished • None 24 Resource # 13 Planters Status: Non-contributing Orientation Planters are located on the west side of the Cordenio Severance House and within/on the west side of the Garden Wall (see Fig. 2) Non-Historic Features (all) • Change can be considered at: Change should be avoided at: • • 25 Resource # 14 Wood Fences Status: Non-contributing Orientation Wood fences are located on the east side of the Gardener’s Cottage and at the Ice House Foundation (see Fig. 2) Non-Historic Features (all) • Change can be considered at: Change should be avoided at: • • 26 4 .0 ALTERATIONS TO EXISTING RESOURCES The following design guidelines pertaining to alterations to existing resources apply mostly to contributing buildings and structures (resources #1-#4, #6, #7, #9, #10). Section 4.1 provides general guidance for non-contributing resources that can tolerate greater changes (resources #5, #8, #11-#14). 4 .1 General 4.1.1. Contributing resources should be maintained. 4.1.2. Non-contributing resources can be maintained or removed. 4.1.3. Historic features of contributing resources should be retained. In particular, key historic features should be prioritized for preservation (see Section 3.1). 4.1.4. Regular maintenance and repair are preferred over replacement of any historic features or materials. 4.1.5. Historic features that are beyond repair or missing should be replaced in kind to match the appearance, configuration, profiles, materials, and finish of the historic, if known. Replacement with substitute materials can be considered if the form and design of the substitute is compatible with the character of the contributing resource. 4.1.6. Non-historic features of contributing resources can remain as is, be repaired, be replaced, or be removed. If replaced, the replacement feature can (1) match the historic design, if known or (2) be a simpler version of the historic design, if known. If no evidence of the historic design exists, replacement features should be of a compatible design. If removed, any openings or damaged/missing historic materials at the façades of contributing resources should be patched matching the existing adjacent. 4.1.7. All features and materials of non-contributing resources are non-historic. These non- historic features can remain as is, be repaired, or be removed. 4.2 Setting and Shapes 4.2.1. The orientation, footprint, and setbacks of the contributing resources should be retained. Contributing resources should remain as distinct, free-standing resources. 4.2.2. The regular or irregular massing of contributing resources should be retained. 4.3 Wood 4.3.1. Historic wood siding and decorative trim should be preserved and retained to the greatest extent possible. Damaged wood should be repaired matching the existing. If replacement is required, the original profile should be replicated. 4.3.2. Painted wood siding can be repainted and should not be unfinished/exposed. 27 4.4 Stucco, Masonry, and Concrete 4.4.1. Historic stucco, masonry, and concrete should be preserved and retained to the greatest extent possible. 4.4.2. Deteriorated, loose, and damaged stucco, masonry, and concrete should be repaired following best practices for historic stucco, masonry, and concrete, including cleaning, repointing, patching, and repairing. 4.4.3. Replacement of existing masonry and concrete should only occur when masonry and concrete are damaged beyond repair or prevent the resource from being safe or weathertight. Replacement masonry and concrete should match the existing in size, color, texture, type, and profile. 4.4.4. Repointing should be done only where joints are deteriorated or missing. Repointing mortar should match the existing historic mortar in joint tooling, joint size, color, sand, and texture. The sand should match the sand in the historic mortar. The new mortar must have greater vapor permeability and be softer than the masonry units, and be as vapor permeable and as soft or softer than the historic mortar. 4.4.5. Cleaning and removal (environmental staining biological growth, graffiti, etc.) should be done using the gentlest means possible. Abrasive techniques should be avoided. 4.4.6. Previously unpainted masonry and concrete should not be painted. 4.4.7. Painted stucco can be repainted. 4.5 Porticos, Porches, and Entrances 4.5.1. The location and configuration of historic porticos, porches, and entrances should be retained. Historic materials should be retained and repaired matching the existing where damaged. Alterations should be avoided at the porticos of the Cordenio Severance House as these are key historic features. 4.5.2. Historic primary entrances should be retained and reused in their current locations at all façades. Historic secondary entrances should be retained and reused to the greatest extent possible. It is preferrable to keep historic primary entrances functioning as primary entrances. Alternately, historic secondary entrances may be reused as primary entrances. 4.5.3. It is not recommended to substantially alter any historic primary entrance or secondary entrances at primary façades. Secondary entrances at secondary façades may be sensitively altered to meet project needs. 4.5.4. Non-historic entrances can be retained and repaired or removed and infilled to match the appearance of the adjacent façade. 28 4.5.5. New entrances should not be cut into the primary façades of contributing resources. New entrances should be minimal and limited to secondary facades to the greatest extent possible. When considering new entrance locations, conversion of existing window openings to door openings is preferred over creating new openings. 4.5.6. Modifications, such as adding new ramps or wheelchair lifts, might be necessary at the exterior to provide accessibility. When considering modifications for accessibility, interior locations for ramps and wheelchair lifts should also be considered, in order to find the location with the least impact to the resources’ historic character. 4.6 Doors and Windows 4.6.1. Historic doors and windows should be retained and repaired along with their frames. 4.6.2. Replacement doors and windows will be considered if historic doors and windows cannot be repaired or if historic doors/windows have been previously removed. 4.6.3. Where historic doors or windows are missing, deteriorated beyond repair, or have infill materials, replacement doors/windows should match the historic configuration and materials as closely as possible based on photographic or other evidence. If no evidence of the historic design exists, replacement doors or windows should be of a compatible design. 4.6.4. Replacement doors and windows should be located in the original rough openings. 4.6.5. Replacement windows should replicate historic window operation to the extent possible. 4.6.6. Acceptable replacement door and window materials generally include wood or metal- clad wood for historic wood doors and windows. 4.6.7. True divided lights are recommended when replacing a divided light door or window. Where true divisions are not possible, applied muntins, with an interstitial spacer will be considered. Internal muntins, sandwiched between two layers of glass alone, are not allowed. 4.6.8. The installation of storefront systems is not compatible with the historic use of the contributing resources and should be avoided. 4.6.9. Where historic doors are not reused, they should remain in place and be fixed shut instead of being removed. 4.6.10. Non-historic door openings may be removed or modified. Replacement doors for non- historic openings may be a similar, but simpler version of the historic doors or a contemporary, but compatible and differentiated design may be proposed. 4.6.11. Doors and windows should not be blocked or obscured from the interior or exterior. 29 4.6.12. Doors and windows should have clear glass. 4.6.13. It is generally not appropriate to introduce additional window openings to contributing resources that have numerous historic openings, such as the Cordenio Severance House, the Gardener’s Cottage, and the Garage. Creating additional openings at the primary façades of these buildings will not meet the Standards. 4.6.14. It may be permissible to create new openings on the less-visible, secondary facades of contributing resources: the west façade of the Cordenio Severance House, the north and west façades of the Gardener’s Cottage, and the north and south façades of the Garage. New openings should be located back from the primary façades. The opening should be appropriately sized with similar proportions to existing entries. Windows in new openings should not create a false sense of history by replication of historic window details. 4.6.15. It is not recommended to create additional window openings at the Barn, Shed #1, or the Chicken Coop. Although not recommended, it might be acceptable to create a few appropriately-sized window openings at the north or east façades of the Barn, the north façade of Shed #1, or the north and south façades of the Chicken Coop. 4.7 Roofs 4.7.1. Historic roof forms, cornices, and overhanging eaves should be retained to maintain the visual character of contributing resources. 4.7.2. The profile of the historic cornices, overhanging eaves, and parapets should not be destroyed or changed through additions or modifications. 4.7.3. Historic cornices, overhanging eaves, parapets, and coping materials should be replaced only when necessary and should match the historic in design and materials. 4.7.4. Insulation could be added to the roofs to improve energy efficiency. At the low-sloped roof of the Garage, insulation may be installed on top of the roof deck and concealed below new roofing materials. At other contributing resources with gable or gambrel roofs, it may be feasible to provide insulation at the underside of the roof. 4.7.5. Any new roof drainage system should be designed and installed with the least amount of impact to contributing resources. 4.7.6. When repairing or replacing the roofing system, protect historic architectural roof features such as brick chimneys and dormer windows. 4.8 Canop ies , Awnings, and Balconies 4.8.1. Retain and repair the historic metal canopy of the Cordenio Severance House according to best practices. 30 4.8.2. It is generally not recommended to provide new awnings or canopies in the absence of historic precedent. 4.8.3. Balconies are generally not appropriate for contributing buildings, as they were not present historically. The creation of a few small balconies at the secondary, west façade of the Cordenio Severance House can be considered. 4.9 Signage and Light Fixtures 4.9.1. Non-historic signage materials can remain or be replaced with new signage. 4.9.2. New signage may be created at new locations if desired. New signage should be compatible with the historic character and materials of the site. New signage should not create a false sense of history and should be distinguished as contemporary. 4.9.3. Internally-lit signs are generally not appropriate. 4.9.4. Historic exterior light fixtures should be retained. 4.9.5. Non-historic exterior light fixtures can remain or be removed. 4.9.6. New exterior light fixtures shall be compatible with, but differentiated from, the character of the contributing resources. 4.9.7. Location, size, and scale of new exterior light fixtures should be appropriate to the specific contributing resource on which fixtures are installed. 4.9.8. Lighting is generally appropriate over entrances, at signage, or between window openings. 4.9.9. Downlighting is preferred to uplighting. 4.9.10. Softened and subtle light quality is generally appropriate. Blinking or flashing lights should be avoided. 4.10 Mechanical Systems 4.10.1. It is generally acceptable to remove and replace existing building systems, particularly to meet current code requirements. 4.10.2. Mechanical penetrations should not be permitted in primary façades and should be avoided in secondary façades to the greatest extent possible. Mechanical penetrations through the roofs are preferred. Converting a window to a louvered opening on a secondary façade can be considered. 4.10.3. Mechanical equipment can be sensitively located on the ground near secondary façades. Mechanical equipment should not be installed in front of primary façades or obstruct historic porticos, porches, entrances, or windows. 31 4.10.4. Rooftop mechanical equipment is not appropriate at the Cordenio Severance House, Gardener’s Cottage, Barn, Shed #1, and Chicken Coop, given the roof configuration and limited height of these resources. 4.10.5. Rooftop mechanical equipment could be considered at the rear, west side of the roof of the Garage if the non-historic wood-framed gable roof is removed to restore the historic flat/low-slope roof configuration. Any new mechanical units should be held back a minimum of fifteen feet (or one structural bay, whichever is greater) from the primary east façade and sensitively located to minimize the visual impact. 4.1 1 Demolition 4.11.1. Contributing resources should be maintained. Demolishing a contributing resource does not meet the Standards. When considering demolition of a contributing resource, the cumulative impact on the entire Cedarhurst property should be considered (see section 1.3 for more information). 4.11.2. If demolition of a contributing resource is considered, consult with a historic preservation consultant or other cultural resource management professional to ensure that any historic preservation regulatory requirements are met. 4.11.3. Non-historic additions (added to contributing resources after 1925) can be removed to restore the historic configuration, if desired (see Figs. 2-3). If the removal of the addition requires a new wall to close off the contributing resource, the new wall should match or be a simpler version of the historic design, if known. 4.11.4. Non-contributing resources can be removed, if desired. 4.11.5. Non-historic features and materials of contributing resources can be replaced with new features and materials matching or similar to the historic, if known (see Section 4.1 for more information). 32 5 .0 NEW CONSTRUCTION New construction should be designed to be compatible with existing contributing resources without competing with or detracting from the historic character of the site. The following design guidelines for new construction are intended to encourage design decisions that highlight and preserve the historic character of the site while allowing for design creativity, innovation, and flexibility. Figure 5: Site plan of Cedarhurst showing areas where new addition and construction could be considered (Google Maps, 07/29/2022). 5.1 General 5.1.1. It may be acceptable to add new construction to the site to satisfy new use and/or accessibility requirements. For any new construction/additions, consultation with city preservation staff is recommended early in the design process. 5.1.2. New construction should be sensitively located and have a size and scale that is appropriate for the contributing resources on the site. New construction should be subordinate to contributing resources – in other words, it should not compete in size, scale or design with the contributing resources. New construction that bears no relationship to the proportions and massing of a contributing resource will usually compromise its historic character. However, limitations on the size, scale, and design of new construction may be less critical the farther it is located from contributing resources. 33 5.1.3. New construction should preferably not be physically connected to contributing resources. If connected, new construction should minimize the impact on and removal of historic materials and features. For example, a simple, recessed, small-scale connecting link (“hyphen”) could be used to physically separate a new addition from a contributing resource. 5.1.4. New construction should not obstruct or remove key historic features of contributing resources such as porticos, porches, overhanging eaves, entrances, and windows. 5.1.5. New construction should be reversible, so that it could be removed in the future without impairing the integrity and form of contributing resources. 5.2 Location , Massing , and Design 5.2.1. The most appropriate locations for new construction are the western half of the site, to the west of the existing driveway, and/or the north side of the site, to the north of the driveway. New construction on the north side of the site should be preferably located near former Military Road and as far from the Cordenio Severance House as possible. Open spaces at the east and south sides of the Cordenio Severance House should remain open to the extent possible. 5.2.2. New construction should not obscure views of contributing resources, and especially their primary façades. New construction may obscure views of non-contributing resources. 5.2.3. New construction should not exceed the height of the Cordenio Severance House. New construction that features a higher roofline, that extends beyond the primary façades of the House or Gardener’s Cottage, or that has a significantly greater footprint than these buildings will generally not meet the Standards. Virtual renderings and visibility studies can help assess the visual impact of new construction on the site. 5.2.4. New construction should be simple in design and sympathetic to the contributing resources. The design should be differentiated from and compatible with the historic character of these resources. This means that new construction should take its design cues from, but not copy, the contributing resources. New construction that too closely resemble a contributing resource or is in extreme contrast to it would fall short of the balance between differentiation and compatibility. 5.2.5. New construction may include simplified architectural features that reflect, but do not duplicate, similar features on contributing resources. New construction should not attempt to replicate the design of contributing resources, so as not to create a false sense of history. 5.2.6. New construction should use building materials in the same color range as those of the contributing resources. The materials need not be the same as those on the contributing 34 resources, but they should be harmonious; they should not be so different that they stand out or distract from the contributing resources. 5.2.7. The size, rhythm, and alignment of new window and door openings should be based on those of contributing resources. 5.3 Roof top Additions 5.3.1. It may be acceptable to remove portions of the historic roof structure to accommodate new stairs and elevators. Openings should be minimal, are most appropriately located within structural bays (to minimize the amount of historic material to be removed), and should be located at least one structural bay back from the primary façades. 5.3.2. Vertical additions, rooftop additions, and roof decks are not appropriate at the Cordenio Severance House, Gardener’s Cottage, or Barn, given the roof configuration and limited height of these buildings. 5.3.3. A roof deck could be considered at the rear, west side of the roof of the Garage if the non-historic wood-framed gable roof is removed to restore the historic flat/low-sloped roof configuration. Any new roof deck should be held back a minimum of fifteen feet (or one structural bay, whichever is greater) from the primary east façade, should be sensitively located to minimize the visual impact, and should not obstruct or alter the parapets. Appendix A: Chronology of Development and Use Date Social History Physical Development c. 1867 Charles Fanning owns the property, which is occupied by Charles Fanning and his wife; Mr. and Mrs. Edwin Hart and daughter Mary (Charles’s daughter, son-in- law, and granddaughter); and Fidelia Harriman and Mary Frances Harriman (Charles’s daughter and granddaughter). The original house is constructed. By 1887 Fidelia Harriman inherits or acquires the property and 100 acres of surrounding land June 1889 Mary Harriman marries Cordenio Severance 1889 Re c o m m e n d e d P e r i o d o f S i g n i f i c a n c e Mary Severance inherits or acquire Cedarhurst, including the house and 100 acres of surrounding land c. early 1900s The Gardener’s Cottage and barn are constructed. By 1901 The Severances own 158 acres of land surrounding Cedarhurst c. late 1800s/ early 1900s Addition(s) are made to the original c. 1867 house. 1911 The garage is constructed. By 1912 Severances own 547 acres of land surrounding Cedarhurst Between 1916 and 1932 At the west elevation of the Severance House, the second level is extended to create a sunroom. The rooftop cupola is removed. 1917 The final addition to the Severance House is constructed. The formal gardens at the south elevation are present by this date. c. 1920s An elevator is installed in the Severance House. 1925 Cordenio and Mary Severance die. Mary Severance’s cousin Mary Zelch acquires Cedarhurst. It is unclear if Mary and her husband John ever reside at the property. 1939 Minneapolis businessman Harvey Boomer and his wife Date Social History Physical Development residence. 1946 Ownership of Cedarhurst passes to Celia Boomer. By 1950 Colonel Francis Markoe acquires Cedarhurst. Post-1959 A small stair enclosure is constructed at the north elevation of the Severance House. 1962 The Catholic Archdiocese of St. Paul acquires Cedarhurst, intending to utilize the site as an elderly living facility. This intended use was apparently never realized. Between 1973 and 1976 St. Paul florist Frederick Newman acquires Cedarhurst. 1976 Cedarhurst is listed on the National Register of Historic Places. Post-1976 A wood deck is constructed at the west elevation of the Severance House. 1977 Jean and Ron Nienaber acquire Cedarhurst and utilize the property as event space and as the location of their catering and interior decorating businesses. 1986 A ramp is installed at the north elevation of the Severance House. 1996 The ice house is razed. c. 1997 Leyland Gohlike acquires Cedarhurst with the intent to utilize the site as a bed and breakfast, restaurant, and conference center. 2001 Ceadrhurst is acquired by the Thao family and utilized as event space for weddings, conferences, and other gatherings. 2021 Three-Sixty Real Estate Solutions acquires Cedarhurst. STAIR 3 STAIR 1 STAIR 2 STAIR 2 STAIR 1 SUN ROOM DINING ROOM BALLROOM SITTING ROOM SITTING ROOM LOWER LEVEL FIRST LEVEL SECOND LEVEL Presumed c. 1867 (Wing B) Presumed late 1800s/early 1900s (Wing A) Presumed 1917 (Wing A) 1916 - 1932 Post-1925 Appendix B: Cordenio Severance House Development Diagram Possibly 1917 Possibly 1917 N WING A WING B WING A WING B WING A WING B Dates and extents of building additions/wings are approximate. Where possible, these diagrams are based on historic photographs. Some inferences have been made based on physical evidence. Appendix C: Additional Resources Preservation Briefs http://www.nps.gov/tps/how-to-preserve/briefs.htm 1: Cleaning and Water-Repellent Treatments for Historic Masonry Buildings 2: Repointing Mortar Joints in Historic Masonry Buildings 3: Improving Energy Efficiency in Historic Buildings 4: Roofing for Historic Buildings 5: The Preservation of Historic Adobe Buildings 6: Dangers of Abrasive Cleaning to Historic Buildings 8: Aluminum and Vinyl Siding on Historic Buildings: The Appropriateness of Substitute Materials for Resurfacing Historic Wood Frame Buildings 9: The Repair of Historic Wooden Windows 10: Exterior Paint Problems on Historic Woodwork 14: New Exterior Additions to Historic Buildings: Preservation Concerns 15: Preservation of Historic Concrete 16: The Use of Substitute Materials on Historic Building Exteriors 17: Architectural Character—Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving their Character 20: The Preservation of Historic Barns 22: The Preservation and Repair of Historic Stucco 24: Heating, Ventilating, and Cooling Historic Buildings: Problems and Recommended Approaches 25: The Preservation of Historic Signs 31: Mothballing Historic Buildings 32: Making Historic Properties Accessible 35: Understanding Old Buildings: The Process of Architectural Investigation 36: Protecting Cultural Landscapes: Planning, Treatment and Management of Historic Landscapes 37: Appropriate Methods of Reducing Lead-Paint Hazards in Historic Housing 38: Removing Graffiti from Historic Masonry 39: Holding the Line: Controlling Unwanted Moisture in Historic Buildings 43: The Preparation and Use of Historic Structure Reports 44: The Use of Awnings on Historic Buildings: Repair, Replacement and New Design 45: Preserving Historic Wooden Porches 47: Maintaining the Exterior of Small and Medium Size Historic Buildings ITS Bullet ins http://www.nps.gov/tps/standards/applying-rehabilitation/standards-bulletins.htm 3: New Additions: New Additions to Mid-Size Historic Buildings 4: Exterior Doors: Inappropriate Replacement Doors 5: Exposed Interior Brick: Removing Interior Plaster to Expose Brick 9: Porches: Inappropriate Porch Alterations 10: Stair Tower Additions: Exterior Stair/Elevator Tower Additions 14: Adding New Openings: New Openings in Secondary Elevations or Introducing New Windows in Blank Walls 16: Loading Door Openings: New Infill for Historic Loading Door Openings 18: New Additions: New Additions to Mid Size Historic Buildings 21: Adding New Openings: Adding New Openings on Secondary Elevations 22: Adding New Openings: Adding New Entrances to Historic Buildings 23: Windows: Selecting New Windows to Replace Non-Historic Windows 26: Entrances and Doors: Entrance Treatments 27: Awnings: Adding Awnings to Historic Storefronts and Entrances 29: Garage Doors: Adding Vehicular Entrances and Garage Doors to Historic Buildings 33: Secondary Elevations: Alterations to Rear Elevations 36: Rooftop Additions 37: Rear Additions: Rear Additions to Historic Houses 38: Alterations Without Historical Basis 39: Site and Setting: Changes to Historic Site 41: Incompatible Alterations to the Setting and Environment of a Historic Property 47: Rooftop Additions on Mid-Size Historic Buildings 50: Reusing Special Use Structures 51: Installing New Systems in Historic Buildings 52: Incorporating Solar Panels in a Rehabilitation Project 53: Designing New Additions to Provide Accessibility 54: Installing Green Roofs on Historic Buildings 56: Alterations Without Historical Basis P reservation Tech Not es http://www.nps.gov/tps/how-to-preserve/tech-notes.htm Exterior Woodwork 1: Proper Painting and Surface Preparation. Sharon Park, AIA. 1986. 2: Paint Removal from Wood Siding. Alan O'Bright. 1986. 4: Protecting Woodwork Against Decay Using Borate Preservatives. Ron Sheetz and Charles Fisher. 1993. Masonry 4: Non-destructive Evaluation Techniques for Masonry Construction. Marilyn E. Kaplan, Marie Ennis and Edmund P. Meade. 1997. Metals 6: Repair and Reproduction of Metal Canopies and Marquees with Glass Pendants. Lauren Van Damme and Charles E. Fisher. 2006. Temporary Protection 3: Protecting A Historic Structure during Adjacent Construction. Chad Randl. 2001. Windows 1: Planning Approaches to Window Preservation. Charles Fisher. 1984. 3: Exterior Storm Windows: Casement Design Wooden Storm Sash. Wayne Trissler and Charles Fisher. 1984. 4: Replacement Wooden Frames and Sash. William Feist. 1984. 5: Interior Metal Storm Windows. Laura Muckenfuss and Charles Fisher. 1984. 6: Replacement Wooden Sash and Frames With Insulating Glass and Integral Muntins. Charles Parrott. 1984. 7: Window Awnings. Laura Muckenfuss and Charles Fisher. 1984. 9: Interior Storm Windows: Magnetic Seal. Charles Fisher. 1984. 10: Temporary Window Vents in Unoccupied Historic Buildings. Charles Fisher and Thomas Vitanza. 1985. 11: Installing Insulating Glass in Existing Wooden Sash Incorporating the Historic Glass. Charles Fisher. 1985. 14: Reinforcing Deteriorated Wooden Windows. Paul Stumes, P.Eng 1986. 16: Repairing and Upgrading Multi-Light Wooden Mill Windows. Christopher W. Closs. 1986. PERMANENT HYDRANT ACCESS EASEMENT THIS PERMANENT HYDRANT ACCESS EASEMENT AGREEMENT ("Easement") is made, granted and conveyed this __ day of _____________ , 2025, by and between Bellagala LLC, a Minnesota limited liability company ("Landowner"), and the City of Cottage Grove, a Minnesota municipal corporation ("City"). PROPERTY DESCRIPTION Landowner owns real property in Washington County, Minnesota, legally described on Exhibit A (the "Landowner's Property"). PERMANENT EASEMENT DESCRIPTION The Landowner in consideration of the sum of One Dollar and other good and valuable consideration to them in hand paid by the City, the receipt and sufficiency of which is hereby acknowledged, does hereby grant and convey unto the City, its successors and assigns the following: A permanent non-exclusive easement for the purpose of providing access to the hydrant which will be installed upon the Landowner's Property (the "Hydrant"), and all such purposes ancillary, incident or related thereto ("Permanent Easement"), under, over, across, through and upon those portions of the Landowner's Property used from time to time by Landowner as common areas, depicted on the attached Exhibit B ("Permanent Easement Area"), as necessary to allow the City to access the Hydrant. EXEMPT FROM STATE DEED TAX The rights of the City also include the right of the City, its contractors, agents and servants to enter upon the Permanent Easement Area at all reasonable times for the purposes of accessing the Permanent Easement for Hydrant flushing and Hydrant valve operating, as necessary, and to remove obstructions interfering with the location use and maintenance of the Permanent Easement. Landowner has the right to use the Permanent Easement Area for other purposes, subject to the terms B-1 7 EXHIBIT A LEGAL DESCRIPTION OF PROPERTY Real property situated in the City of Cottage Grove, County of Washington, State of Minnesota, legally described as follows: Tract "A", of REGISTERED LAND SURVEY NO. 63, EXCEPT, the South 436.6 feet of the West 300 feet of said Tract "A", according to the plat thereof on file and of record in the office of the Registrar of Titles of Washington County, Minnesota, subject to easements, restrictions and reservations of record. TOGETHER WITH an easement for the underground drainage of sewage through underground pipes, lines and disposal facilities lying under the East One Hundred Forty-five (E 145) feet of the South Forty (S 40) feet of the North Two Hundred Ten (N 210) feet of said South 436.6 feet of the West 300.00 feet of said Tract "A" of REGISTERED LAND SURVEY NO. 63, said easement to continue until existing underground pipes, lines and disposal facilities require repair, and then terminating. Torrens Property Certificate of Title: 80276 PID: 0302721440001 CITY OF COTTAGE GROVE, MINNESOTA ORDINANCE NO. 1103 AN ORDINANCE FOR THE CITY OF COTTAGE GROVE, MINNESOTA AMENDING CITY CODE TITLE 11-1-3, ZONING MAP, VIA REZONING CERTAIN PROPERTY IN SECTION 3 FROM AG-2, AGRICULTURE TO R-3, SINGLE FAMILY RESIDENTIAL DISTRICT The City Council of the City of Cottage Grove, Washington County, Minnesota, does ordain as follows: SECTION 1. AMENDMENT. The City of Cottage Grove’s Official Zoning Map as referenced in Section 11-1-3 of the “Code of the City of Cottage Grove,” County of Washington, State of Minnesota, shall be amended by rezoning 10.1 acres of land legally described below from AG-2, Agriculture, to MU, Mixed Use: Tract “A” of Registered Land Survey No. 63, EXCEPT the South 436.6 feet of the West 300.0 feet thereof, as surveyed and filed in the office of the Registrar of Titles in and for Washington County, Minnesota. Subject to right of way of County Road No. 22. Together with an easement for underground drainage of sewage through underground pipes, lines and disposal facilities lying under the East 145 feet of the South 40 feet of the North 210 feet of said South 436.6 feet of the West 300.0 feet of said Tract “A” of Registered Land Survey No. 63, said easement to continue until existing underground pipes, lines and disposal facilities require repair, and then terminating. Commonly known as 6940 Keats Avenue South, Cottage Grove, Washington County, State of Minnesota. SECTION 2. REZONING. The Official Zoning Map shall be amended by changing the zoning classification of the 10.1 acres of land legally described above from AG-2, Agriculture, to MU, Mixed Use, based on the following findings: A. The Future Land Use Map in the 2040 Comprehensive Plan identifies the future land use of the subject property as Low Density Residential. B. The proposed MU, Mixed Use District, and its development standards, is consistent with the proposed mixed use land use designation in the Future Land Use Map of the City’s 2040 Comprehensive Plan. SECTION 3. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire Official Zoning ordinance: “The City of Cottage Grove’s Official Zoning Map (City Code Title 11-1-3) shall be amended by rezoning 10.1 acres of land generally located east of the Eastridge Woods development, south of the Glacial Valley development, and north of the Almar Village development, from AG-2, Agriculture, to MU, Mixed Use.” City of Cottage Grove, Minnesota Ordinance No. 1103 Page 2 of 2 SECTION 4. EFFECTIVE DATE. This ordinance amendment shall be in full force and effective from and after adoption and publication according to law. Passed this 20th day of August 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2025-112 A RESOLUTION APPROVING A HISTORIC CONDITIONAL USE PERMIT TO OPERATE AN EVENT CENTER/WEDDING VENUE AT 6940 KEATS AVENUE SOUTH WHEREAS, Bellagala applied for a historic conditional use permit to operate an event center/wedding venue, on a property which is on the National Register of Historic Places and the City’s Register of Historic Sites and Landmarks legally described below: Tract “A” of Registered Land Survey No. 63, EXCEPT the South 436.6 feet of the West 300.0 feet thereof, as surveyed and filed in the office of the Registrar of Titles in and for Washington County, Minnesota. Subject to right of way of County Road No. 22. Together with an easement for underground drainage of sewage through underground pipes, lines and disposal facilities lying under the East 145 feet of the South 40 feet of the North 210 feet of said South 436.6 feet of the West 300.0 feet of said Tract “A” of Registered Land Survey No. 63, said easement to continue until existing underground pipes, lines and disposal facilities require repair, and then terminating. Commonly known as 6940 Keats Avenue South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the St. Paul Pioneer Press; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented; and WHEREAS, the public hearing was open for public testimony. No public testimony was received. The applicant attended the public hearing and staff answered questions from the Plan - ning Commission; and WHEREAS, the Planning Commission unanimously (5-to-0 vote) recommended that the City Council approve the conditional use permit at their July 28, 2025, meeting. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the historic conditional use permit to operate an event center/wedding venue, on a property which is on the National Register of Historic Places and the City’s Register of Historic Sites and Landmarks legally described above. BE IT FURTHER RESOLVED, approval of the historic conditional use permit is subject to the conditions below: 1. All proposed improvements shall be in alignment as approved by the City with the guidelines established in the New History Cordenio Severance House Historic Site Design Guidelines report. 2. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must be completed, submitted, and approved by the City prior to the commence- City of Cottage Grove, Minnesota City Council Resolution 2025-112 Page 2 of 2 ment of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. 3. The hours of operation shall be no later than ten o’clock (10:00) P.M. on Sunday through Thursday and twelve o’clock (12:00) A.M. on Friday and Saturday. Indoor amplified sound shall cease after twelve o’clock (12:00) A.M. and outdoor amplified sound shall cease after ten o’clock (10:00) P.M. 4. The applicant shall obtain all required liquor use licenses required by the City Clerk. 5. The applicant shall have all required insurance coverage in place in association with all permitted uses and shall have the city named as an additional insured entity as required and approved by the City Clerk. 6. Any modifications or expansion of/to the improvements proposed in the narrative dated 6/3/2025 shall be reviewed administratively by City staff provided the proposed improvements align with the New History Guidelines, or shall be reviewed by the ACHP as determined by staff. 7. All City and State noise standards shall apply to the site and operation. If the City receives noise complaints, the property owner must bring the noise on the site into compliance immediately upon notification by the City. 8. The standard City and State nuisance ordinance shall apply to the site and operations. If the City receives complaints, the property owner must bring the site into compliance upon notification by the City. 9. Repeat violations related to parking, noise, the licensed use, or HCUP permit criteria will require additional review of the Historic Places Conditional Use permit by the City Council, with possible revocation of the conditional use permit as a remedy. Passed this 20th day of August 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2025-113 A RESOLUTION APPROVING A SITE PLAN REVIEW FOR IMPROVEMENTS TO THE MANSION AND SITE AND AN ADDITION TO THE MANSION LOCATED AT 6940 KEATS AVENUE SOUTH FOR USE AS A WEDDING AND EVENT CENTER WHEREAS, Bellagala applied for site plan review for improvements to the site and the Mansion and an addition to the Mansion for use as a wedding and event center , for the property legally described below: Tract “A” of Registered Land Survey No. 63, EXCEPT the South 436.6 feet of the West 300.0 feet thereof, as surveyed and filed in the office of the Registrar of Titles in and for Washington County, Minnesota. Subject to right of way of County Road No. 22. Together with an easement for underground drainage of sewage through underground pipes, lines and disposal facilities lying under the East 145 feet of the South 40 feet of the North 210 feet of said South 436.6 feet of the West 300.0 feet of said Tract “A” of Registered Land Survey No. 63, said easement to continue until existing underground pipes, lines and disposal facilities require repair, and then terminating. Commonly known as 6940 Keats Avenue South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the St. Paul Pioneer Press; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented; and WHEREAS, the public hearing was open for public testimony. No public testimony was received. The applicant attended the public hearing and staff answered questions from the Plan - ning Commission; and WHEREAS, the Planning Commission unanimously (5-to-0 vote) recommended that the City Council approve the conditional use permit at their July 28, 2025, meeting. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the site plan review for improvements to the site and the Mansion and an addition to the Mansion for use as a wedding and event center on the parcel legally described above. BE IT FURTHER RESOLVED, approval of the site plan review is subject to the conditions below: 1. If it is determined by the City or County Engineer that the access to 70th Street does not function efficiently and/or poses a safety concern, the City and/or County Engineer may determine a driveway connection to the old Military Road access in the northeast corner of the site shall be constructed to provide full access to the site. City of Cottage Grove, Minnesota City Council Resolution 2025-113 Page 2 of 4 2. A cross-access and maintenance driveway agreement shall be recorded against both 9912 70th Street and 6940 Keats Avenue for the shared access driveway from 70th Street prior to the issuance of a certificate of occupancy for the Mansion. 3. A turf reinforcement mat or similar system as approved by the City Engineer shall be installed on the unpaved parking areas within the southeast corner. At such time as determined by the City Engineer, the parking surface is not functioning, it shall be replaced with a material approved by the City Engineer. 4. A 20-foot wide paved or Class V surface shall be provided for the access driveways aligning with Fire Code standards and approved by the City Fire Marshal. 5. Should additional redevelopment, development, and/or improvements be proposed on the site, stormwater standards shall be reevaluated and approved by the City Engineer. 6. A demolition permit is required to be secured prior for the removal of any building from the site. 7. A minimum of 79 parking stalls shall be maintained on the site at all times, including proof of parking or unimproved parking areas as reviewed and approved by the City. 8. The proposed 12 proof of parking spaces on the west side of the driveway from 70th Street are permitted to remain as grass or unimproved until such time as determined by the City Engineer that an improved surface is required for those proof of parking spaces. 9. All parking for events held at 6940 Keats Avenue shall be parked on/at 6940 Keats Avenue. 10. A separate building permit shall be required for any type of sign proposed on the property and shall meet the standards in Title 12: Sign Regulations. 11. All outdoor seating areas shall be setback at least 150 feet from the nearest resi - dential property line and shall be arranged in a manner so as not to compromise safety. Seating shall not obstruct any entrances or exits or be located on landscap - ing or parking areas. 12. The Applicant shall complete a photometric plan showing compliance with lighting standards. Lighting shall be provided as necessary for security, safety, and traffic cir- culation. All light poles shall be a maximum of twenty feet (20') in height. All lighting shall be downward directed with flush lens, and reflected glare of spill light shall not exceed 0.5 foot-candle as measured on the property line when abutting any residential parcel. 13. A right-of-way permit shall be required for work within the City or County right-of-way. 14. A grading permit shall be required prior to work on the site. City of Cottage Grove, Minnesota City Council Resolution 2025-113 Page 3 of 4 15. A private utility and access agreement shall be recorded against both properties (6940 Keats Avenue and 9912 70th Street) for the private water and sewer installed through the parcel at 9912 70th Street for 6940 Keats Avenue prior to issuance of a certificate of occupancy for the Mansion. 16. A permanent hydrant access easement shall be recorded for the purpose of ensuring City access to the hydrant being relocated onto the property of 6940 Keats Avenue. 17. A stormwater management facilities agreement shall be recorded between the prop- erty owner and the City for the construction, repair, and maintenance of the required stormwater facilities. 18. Area charges required as outlined in the report above shall be paid prior to the issu- ance of a building permit based off one acre. If the property at 6940 Keats Avenue is proposed for additional development or redevelopment, area charges and connection fees for the remaining acres (9.010acres) shall be required to be paid at that time prior to the issuance of any building permits. 19. Installation of landscaping shall occur in a timely fashion and be consistent with the approved plan dated 6/27/2025 or amendments as approved by the Planning Division. Prior to the issuance of a building permit, a letter of credit in the amount of 150 percent of the landscaping estimate (trees and shrubs) shall be submitted to the City as re- quired by Ordinance. The financial guarantee shall be held until all required plantings are installed. After installation, the Planning Department shall conduct an inspection to verify compliance with the landscape plan. If the inspection is approved, 50 percent of the financial guarantee shall be released. One year from the date of the initial inspec- tion, 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. 20. Trash enclosure areas shall meet the standards in City Code Title 11-3-8. 21. The property shall be inspected by the City Fire Marshal and all requirements arising from the inspection shall be completed prior to the commencement of any permitted activities. 22. The property shall be inspected by the Washington County Health Department, and all requirements arising from the inspection shall be completed prior to the commence- ment of any licensed activities. Passed this 20th day of August 2025. Myron Bailey, Mayor Attest: City of Cottage Grove, Minnesota City Council Resolution 2025-113 Page 4 of 4 Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA ORDINANCE NO. 1104 AN ORDINANCE FOR THE CITY OF COTTAGE GROVE, MINNESOTA AMENDING CITY CODE TITLE 11-1-3, ZONING MAP, VIA REZONING CERTAIN PROPERTY IN SECTION 3 FROM AG-2, AGRICULTURE TO R-3, SINGLE FAMILY RESIDENTIAL DISTRICT The City Council of the City of Cottage Grove, Washington County, Minnesota, does ordain as follows: SECTION 1. AMENDMENT. The City of Cottage Grove’s Official Zoning Map as referenced in Section 11-1-3 of the “Code of the City of Cottage Grove,” County of Washington, State of Minnesota, shall be amended by rezoning 3.01 acres of land legally described below from AG-2, Agriculture, to R-3, Single Family Residential: The South 436.6 feet of the West 300.0 feet of Tract “A” of Registered Land Survey No. 63, as surveyed and filed in the office of the Registrar of Titles in and for Washington County, Minnesota. Subject to right of way of County Road No. 22. Subject to an easement for underground drainage of sewage through underground pipes, lines and disposal facilities lying under the East 145 feet of the South 40 feet of the North 210 feet of said South 436.6 feet of the West 300.0 feet of said Tract “A” of Registered Land Survey No. 63, said easement to continue until existing underground pipes, lines and disposal facilities require repair, and then terminating. Commonly known as 9912 70th Street South, Cottage Grove, Washington County, State of Minnesota. SECTION 2. REZONING. The Official Zoning Map shall be amended by changing the zoning classification of the 3.01 acres of land legally described above from AG-2, Agriculture, to R-3, Single Family Residential, based on the following findings: A. The Future Land Use Map in the 2040 Comprehensive Plan identifies the future land use of the subject property as Low Density Residential. B. The proposed R-3, Single Family Residential District, and its development standards, is consistent with the proposed low density residential land use designation in the Future Land Use Map of the City’s 2040 Comprehensive Plan. SECTION 3. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire Official Zoning ordinance: “The City of Cottage Grove’s Official Zoning Map (City Code Title 11-1-3) shall be amended by rezoning 3.01 acres of land generally located east of the Eastridge Woods development, south of the Glacial Valley development, and north of the City of Cottage Grove, Minnesota Ordinance No. 1104 Page 2 of 2 Almar Village development, from AG-2, Agriculture, to R-3, Single Family Residential.” SECTION 4. EFFECTIVE DATE. This ordinance amendment shall be in full force and effective from and after adoption and publication according to law. Passed this 20th day of August 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2025-114 A RESOLUTION APPROVING A HISTORIC CONDITIONAL USE PERMIT TO USE THE PROPERTY LOCATED AT 9912 70TH STREET SOUTH IN CONJUNCTION WITH THE COMMERCIAL EVENT/WEDDING VENUE ON THE ADJACENT PARCEL AT 6940 KEATS AVENUE SOUTH WHEREAS, Bellagala applied for a historic Conditional Use Permit (HCUP) to use the Gardener’s Cottage property in conjunction with the Commercial Event/Wedding Venue on the adjacent Cedarhurst Mansion parcel at 6940 Keats Avenue South, for the property legally described below: The South 436.6 feet of the West 300.0 feet of Tract “A” of Registered Land Survey No. 63, as surveyed and filed in the office of the Registrar of Titles in and for Washington County, Minnesota. Subject to right of way of County Road No. 22. Subject to an easement for underground drainage of sewage through underground pipes, lines and disposal facilities lying under the East 145 feet of the South 40 feet of the North 210 feet of said South 436.6 feet of the West 300.0 feet of said Tract “A” of Registered Land Survey No. 63, said easement to continue until existing underground pipes, lines and disposal facilities require repair, and then terminating. Commonly known as 9912 70th Street South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the St. Paul Pioneer Press; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented; and WHEREAS, the public hearing was open for public testimony. No public testimony was received. The applicant attended the public hearing and staff answered questions from the Plan - ning Commission; and WHEREAS, the Planning Commission unanimously (5-to-0 vote) recommended that the City Council approve the conditional use permit at their July 28, 2025, meeting. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the historic conditional use permit to use the Gardener’s Cottage property in conjunction with the Commercial Event/Wedding Venue on the ad- jacent Cedarhurst Mansion parcel at 6940 Keats Avenue South on the parcel legally described above. BE IT FURTHER RESOLVED, approval of the historic conditional use permit is subject to the conditions below: 1. Receive designation for the Gardener’s Cottage to be added to the City’s Register of Historic Sites and Landmarks. Designation must be obtained prior to the issuance of City of Cottage Grove, Minnesota City Council Resolution 2025-114 Page 2 of 2 a Certificate of Occupancy for the Mansion at 6940 Keats Avenue. Any future modifi- cations above and beyond maintenance to the building must be reviewed by the City’s Advisory Committee on Historic Preservation. 2. The site may be used as an accessory to the Mansion wedding and event center for the following: a. Dedicated location for team meetings b. Strategic planning sessions c. Staff connection and/or break space d. As a single-family home/residence e. Limited commercial operations as determined by the City’s Planning Department 3. At such time a more intense use is proposed on the site, an amendment to the HCUP shall be required. 4. An inspection of the existing septic system continuing to serve the Gardener’s Cottage Property shall be conducted by a licensed inspection company to ensure it is compliant and will be adequately sized to serve the proposed use. Any required modifications to or replacement of the system shall be subject to review and approval by the Washing- ton County Health Department. At such time the septic system or well fails, the property shall be connected to city water and sanitary service. 5. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way, Change in Occupancy) must be completed, submitted, and approved by the City prior to the commencement of any construction activities or change in use. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. Passed this 20th day of August 2025. Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk 1 BUSINESS SUBSIDY AGREEMENT THIS AGREEMENT (“Agreement”) made this ____ day of _______________, 2025, by and between the City of Cottage Grove, a Minnesota municipal corporation, 12800 Ravine Parkway S., Cottage Grove, Minnesota 55016 (“City”) and Bellagala LLC, a Minnesota limited liability company (“Owner”). RECITALS WHEREAS, the City of Cottage Grove (“City”) has long desired to improve the function and appearance of its community through economic development, and has invested substantial resources toward that goal; and WHEREAS, the Cottage Grove City Council established the EDA in order to advance these objectives; and WHEREAS, the City adopted criteria for awarding business subsidies, pursuant to the Business Subsidies Act, Minn. Stat., Sections 116J.993 to 116J.995 (“Business Subsidy Act”); and WHEREAS, Owner owns the property located at 6940 Keats Avenue South in Cottage Grove with Washington County PID Number 0302721440001 (“the Property”); and WHEREAS, Owner has proposed redevelopment of the Property for a use that is consistent with the terms and conditions of this Agreement and described on Exhibit A (“Project”) and is seeking a business subsidy (“Business Subsidy”) from the City; and WHEREAS, the City believes the proposed Project would be desirable for the City; and WHEREAS, the Project meets all criteria for awarding a Business Subsidy established by the City Policy on Business Subsidies and due to the estimated cost of the Project, it is not financially feasible without public assistance. NOW THEREFORE, for good and valuable consideration, the receipt of which is acknowledged, and in consideration of the covenants and agreements made herein, Owner and the City hereby agree as follows: AGREEMENT 1. The Business Subsidy comprises of a reimbursable forgivable loan the form of up to 15 Sewer Accessibility Charge (“SAC”) units with a value of up to Thirty-Seven Thousand Two Hundred Seventy-Five Dollars and 00/100s ($37,275.00) (“Loan”). The Business Subsidy shall be credited to Owner following a determination by the Met Council of the amount of SAC units due for the Project and only up to a maximum of 15 SAC units. If the amount of SAC units is less than 15, then the City shall only credit the amount of the SAC units actually due. 2 2. The public purposes of the Business Subsidy are as follows: a. Promote the economic and commercial redevelopment of the City; b. Preserve the local tax base and improve the general economy and vitality of the City; c. Promote the health, safety and welfare of the residents of the City; d. Remove, prevent or reduce blight, blighting factors or the cause of blight in the City; e. Attract, retain, rehabilitate and preserve commercial facilities; f. Eliminate or improve structurally substandard buildings; g. Promote private investment in a blighted or economically depressed area, which can be expected to stimulate additional investment; h. Afford maximum opportunities, consistent with the needs of the City as a whole, for the redevelopment of the area by private enterprise. 3. The goals for the Business Subsidy are to secure timely development and maintain the Property as a commercial building for at least five (5) years. 4. Owner has also determined the Project will create at least one new job at an annual salary of at least $50,000. 5. Owner will construct the Project pursuant to plans and any other approvals or licenses required by the City. 6. Upon completion of the Project, Owner, its tenants, permitted successors or assigns, will continuously own or occupy the Property for at least five (5) years, except in the event of unforeseeable casualty. 7. If Owner complies with the terms and conditions of this Agreement, the Loan will be forgiven five (5) years after the Completion Date. If Owner does not comply with the terms and conditions of this Agreement, Owner shall pay back a portion of the Loan on a prorated basis, with five percent (5%) interest, based on the portion of the five-year operation period elapsed as of the date of default. 8. The parties agree that this Agreement shall be construed pursuant to Minnesota law and any disputes shall be venued in Washington County, Minnesota. 9. Notices to the parties shall be sent as follows: 3 If to City: Cottage Grove Attn: City Administrator 12800 Ravine Parkway S. Cottage Grove, MN 55016 If to Owner: Bellagala LLC Attn: Chief Operating Officer 15102 Minnetonka Industrial Rd. Minnetonka, MN 55345 10. This Agreement shall not be assigned without the prior written consent of the other party, which shall not be unreasonably withheld. 11. This Agreement shall only be amended by written agreement approved by both parties. IN WITNESS WHEREOF, the parties have caused this Agreement to be duly executed by their authorized representatives as of the date first written above. [Remainder of this page intentionally blank] 4 CITY OF COTTAGE GROVE Myron Bailey Its: Mayor Tamara Anderson Its: City Clerk STATE OF MINNESOTA ) )ss COUNTY OF WASHINGTON ) The foregoing instrument was acknowledged before me this ________ day of ______________, 2025, by Myron Bailey and Tamara Anderson, the Mayor and City Clerk, respectively, of the City of Cottage Grove, the municipality named in the foregoing instrument, and that the said instrument was signed on behalf of said municipality by authority of its City Council and said Mayor and City Clerk acknowledged said instrument to be the free act and deed of said municipality. Notary Public 2 5 0 S - 6 - 0 B E L L A G A L A L L C B y : Its: T 9 s Tím beong? CEO 26W 3MIL ???????????? ?? ???91?0230 ? ? ? ? ? ? ? ? ? ? ? ? ? ? ? ? OVOTe N 5 2 6 9 V 5 F 1 6 0 1 5 1 1 wolvisv0 shoteif) 1e/om6dD lenutaatidor/ ranoltibnoo gnifzlks nwoml yllsshofaid.nolznsM tanudnebeo ni baleaol 91812o IsoizzslD-osVi trisallingia edlia zasa tsetirais yd trer ni bebnsgxe s0 ritiw yemolis inanimosg & sonEiove? sxer ohiod yrotz-owt a aetutret noilsveisSTATE OF MINNESOTA )ss COUNTY OF Washington) The foregoing instrument was acknowledged before me this (day of August 2025, by limothy George- the _C E O _of Bellagala LLC on behalf of the company. b e x i t wwwwwwwwwwwnJOHNATHAN RANDY WROLSON S Notary Public-Minnesota My Commission Expires Jan. 31, 2029 3w . w w w Notary Public be2oço19 gaibbew yiuxul.bauot-1soy s ofsi noiznsM O aovnoo lliw noitetilidsrier bezogoto eril eilt sviezesg lliw foejono sniT 2eltego1q 3J Iulazeooua tefts belebom sunev inave bns mabom nogque of amsteye gaibliod griberaqu aliniw ythgetni isturossidors a'noiznem Iis bas gosge gnineritog vismina ons nismst lllw moorilsd erit anolterago ylilstiqzon noiterilidereß no) zb1sbnst2 ehoitein 61e1392 erlf wolldl llw how noitssilidaren cebuloni anoitneviatni ye) gnibie gritaixe ert ot bezogoiq sne anol Nerlaes dliw besslger sd lliw zeignii alshetam sohesxe 10 no/lav1a2e19 bea evarl terit 1oor erit to 26.216 ynA DESCRIPTION OF REHABILITATION 6-3-2025 CEDARHURST MANSION Architectural Character (Historic Overview) Existing Conditions: Cedarhurst Mansion, historically known as the Cordenio Severance House, is a nationally significant Neo-Classical estate located in Cottage Grove, Minnesota. The building was expanded in 1917 by architect Cass Gilbert to serve as a dignified country residence for Severance, a prominent attorney with national political ties. The house’s east-facing primary elevation features a two-story Doric hexastyle portico with fanlight pediment and symmetrical fenestration. Narrow wood clapboard siding, original to the 1917 addition, remains intact on the north, east, and south façades, while portions of the earlier 19th-century structure are clad in later aluminum siding. Notable exterior features include: ● Original wood windows with non-historic fixed shutters ●Semicircular bay on the north ballroom façade ● East and south porches, with the eastern porch serving as the primary ceremonial entry and the south porch belonging to the original farmhouse. ●Low-sloped rooflines with original ridge configurations and decorative eaves The structure is in good overall condition, though deferred maintenance is evident in select areas, including minor wood deterioration and non-historic porch modifications that have introduced drainage issues. Proposed Work: The proposed rehabilitation will convert Cedarhurst Mansion into a year-round luxury wedding and event venue, modeled after successful ABPEC LLC properties. The project will preserve the mansion’s architectural integrity while upgrading building systems to support modern hospitality operations. The ballroom will remain the primary gathering space, and all rehabilitation work will follow the Secretary of the Interior’s Standards for Rehabilitation. Key interventions include: ●Preservation of exterior materials: No alterations are proposed to the existing siding. Any areas of the roof that have cedar shake shingles will be replaced with asphalt EXHIBIT A PROJECT shingles to match the rest of the building. ● East Porch upgrades: The existing masonry floor finish on the east porch will be replaced with historically appropriate brick masonry materials and detailed to improve drainage away from the foundation, correcting water issues without altering the historic portico’s structure or appearance. ● South Porch Upgrades: Non-historic outdoor carpet floor finish will be removed. Intent to refinish existing hardwood floor beneath. A new storefront window system will be added on the interior side of the historic columns to create a climate controlled entry vestibule without compromising the character of the original farmhouse porch. ● Attic ventilation and insulation: Loose fill insulation will be added to the attic to improve energy performance. The existing ridge vent, which is currently blocked, will be reopened to ensure proper ventilation. No other modifications to the roof system are proposed. ● Mechanical upgrades: New HVAC systems will be integrated into the existing wall cavities to conceal ductwork. Existing radiators will be reused and connected to a high- efficiency boiler system. Interior wall registers will be added only where necessary, with minimal impact to finishes. ● Accessibility upgrades: A walking surface and landing will be added to the south side of the building to provide ADA access to both porches and the historic interior spaces. The current elevator does not meet ADA standards and is nonfunctional. A new Limited Use/Limited Application (LULA) elevator will be installed to provide ADA-compliant access to both floors. The depth of the existing elevator shaft will be slightly altered to meet the requirements for a modern elevator while minimizing disturbance to historic fabric and finishes. Exterior – Roof Existing Conditions: The roof features low-pitched forms consistent with Cass Gilbert’s 1917 design, including original ridge lines, deep eaves with decorative detailing, and a mix of roofing materials. Roofing consists of asphalt shingles (primarily), cedar shake shingles (original farmhouse), and intermittent repair patches. ● Several areas above the original farmhouse show deterioration, particularly at the original farmhouse eaves. ● Non-historic gutters remain intact and functional. ● Historic brick chimneys remain but show signs of weathering and masonry damage. ● The attic’s ridge vent is currently blocked, limiting ventilation. Proposed Work: ● Preserve overall roof configuration, including original ridge lines, eaves, and decorative detailing. ● Replace all cedar shake shingles with new asphalt shingles to improve durability and fire resistance. ● Repair deteriorated eaves on the original farmhouse using in-kind wood components. ● Repoint and repair historic brick chimneys as needed, preserving their form and materials. ● Remove a portion of roof above the nonhistoric second-floor porch on west side of the building. ● Restore blocked ridge vent to improve attic ventilation. ● Limit roof repairs to localized in-kind replacement of damaged asphalt shingles. ● No new penetrations or alterations to historic rooflines are proposed. Exterior - Walls Existing Conditions: Cedarhurst Mansion features a mix of historic and non-historic exterior wall materials that reflect its layered construction history. The 1917 Neoclassical expansion by Cass Gilbert is clad in original narrow wood clapboard siding, which remains intact on the north, east, and south façades. This siding is a character-defining element of the estate’s historic appearance. ● The clapboard is generally sound but exhibits paint loss, surface weathering, and minor wood deterioration in some areas. ● Decorative trim, including corner boards, eaves, and architectural moldings, remain in place but show signs of wear and deferred maintenance. ● The west elevation, part of the earlier farmhouse, includes non-historic metal siding likely added in the mid-20th century. ● A non-historic enclosed balcony on the west elevation interrupts the original massing and materials. Proposed Work: ● All historic wood siding will be retained, repaired, and repainted as needed. Where needed, surfaces will be sanded and prepped using non-abrasive methods to protect the underlying material. ● Where needed, minor repairs will be made to architectural trim, eaves, and corner boards, using in-kind materials and profiles. ● The non-historic metal siding on the west façade will be retained and repainted, where appropriate, to maintain weather protection and visual consistency in non-contributing areas. ● The non-historic enclosed balcony on the west elevation will be removed, and the area will become the connection point for a new addition designed to support venue operations. ● No new penetrations or alterations are proposed to the primary historic façade (east elevation) or original cladding. All exterior work will comply with the Secretary of the Interior’s Standards for Rehabilitation, emphasizing material conservation, minimal intervention, and compatibility with historic fabric. Windows Existing Conditions: Cedarhurst Mansion retains a significant number of its original wood windows, primarily double-hung sash units dating to the 1917 Cass Gilbert Neoclassical expansion. These windows are a defining feature of the building’s design, particularly on the north, east, and south façades. Many remain protected by original wood storm windows, which have helped preserve glazing, joinery, and profiles. Window conditions range from fair to deteriorated, with issues such as: ● Peeling or failed paint ● Cracked glazing and missing putty ● Minor wood rot at sills or rails ● Inoperable sashes due to paint buildup or hardware failure In a limited number of locations, original windows have been replaced with non-historic aluminum-framed units. These are easily distinguishable but located on less prominent façades. While not historically appropriate, they do not compromise the primary character-defining elevations. Proposed Work: All remaining historic wood windows will be retained and restored. No full replacements are proposed. Work will be completed by a qualified restoration contractor and will include: ● Paint removal and evaluation of existing sash and frame condition ● In-kind repair or replacement of deteriorated components, matched for profile ● Re-glazing and re-puttying where needed ● Weatherstripping and operability upgrades, including repairs to cords, pulleys, and hardware where needed ● Repainting using historically appropriate colors (white) Original wood storm windows will be retained where present. Where missing, compatible wood storm windows will be fabricated to match the original profile and detail. No new aluminum or vinyl storm windows are proposed. Non-historic aluminum windows will be repaired and repainted to match the color and appearance of the historic wood windows. While these windows are not being replaced, the visual consistency will be improved to reduce their contrast with the surrounding historic fabric. Doors Existing Conditions: Cedarhurst Mansion retains several historic exterior doors, including formal paneled wood entry doors and multi-pane French doors, many of which date to the early 20th-century Neoclassical expansion by Cass Gilbert. These doors contribute significantly to the building’s architectural rhythm and symmetry, particularly on the south and east façades. The primary east-facing entrance is framed by a two-story Doric portico and features a prominent paneled wood door with sidelights and a fanlight above. Historic french doors are present on each facade of the building. These glazed wood doors reflect early 20th-century detailing and are consistent with the surrounding window profiles. Historic hardware, including hinges and surface-mounted latch systems, remain in place in many locations. Some doors exhibit weathering, failing paint, and minor deterioration at the sill or lower rails. Several existing door thresholds are too tall or uneven to meet modern ADA accessibility requirements. The current elevator is non-operational and not ADA-compliant. Proposed Work: All historic exterior doors will be retained and restored. Restoration will be conducted by qualified craftspeople using in-kind materials and reversible methods. Scope of work includes: ● Paint removal and repair of deteriorated wood components ● In-kind replacement of rails, stiles, or panels where needed ● Hardware refurbishment or in-kind replacement using compatible historic hardware ● Re-glazing of glass lights in French doors where cracked or missing, using matching restoration glass ● Repainting with historically appropriate colors French Door Reconfiguration for ADA Access: To accommodate universal access while preserving the historic design intent: ● Two pairs of historic French doors on the south porch will be repositioned within the same wall plane to make room for the installation of a new ADA-compliant pair of glass- paneled doors. ● The repositioned historic French doors will remain on the same façade to avoid loss of historic fabric. Threshold Modifications: To meet ADA standards: ● Low-profile metal thresholds will be added to select exterior doors. ● These thresholds will be custom-fit, minimally visible, and fully reversible to avoid permanent alteration to historic sills or framing. Site and Landscape Existing Conditions: The grounds of Cedarhurst Mansion include expansive lawns, mature trees, a deteriorated rose garden, informal gravel drives, and landscaped areas surrounding the historic east porch. The east lawn historically served as the estate’s formal arrival and gathering space, consistent with its role as a prominent country residence. ● Vehicular access and ADA accessibility are currently limited, with no designated accessible paths to primary entrances. ● Circulation relies on informal pathways and compacted turf, which do not meet contemporary accessibility or event use standards. ● The rose garden has lost its original landscape integrity, and its masonry walls show signs of deterioration. The historic trellis above the walls is no longer present. ● Several non-contributing outbuildings—namely a barn, chicken coop, and upholstery shop—remain on site but do not retain historic integrity. Due to years of deferred maintenance, they have all deteriorated to a state where repair is not feasible. Proposed Work: To accommodate the building’s adaptive reuse as a year-round event venue, the site will be rehabilitated to support accessibility, circulation, and functionality while preserving historic character and key landscape features. ● Construct a new parking lot (75-100 parking stalls) in a discreet area of the property, screened with plantings and topography to minimize visibility from primary historic viewsheds. ● Install a west-side service drive and drop-off loop near the new kitchen addition to support back-of-house logistics and maintain the formal approach from the east. ● Install ADA-compliant walkways to connect the east and south porches to key site areas. Pathways will be sensitively integrated into the landscape to avoid disruption of mature trees or topography. ● Rehabilitate the rose garden to reflect its historic layout and ceremonial use. Work includes: ○ Repairing and repointing the historic masonry walls and balustrade. ○ Remove portion of masonry boundary along east edge to accommodate ADA access. ○ Intent to preserve overall masonry boundary, which remains deteriorated yet intact despite the loss of the upper lattice. ○ Improving subsurface drainage and replanting with hardy, low-maintenance species. ○ Designing for long-term use, including event photography and small gatherings. ○ The historic lattice/trellis structure will not be reconstructed at this time but may be considered in the future. ● Remove non-contributing structures located on the west portion of property (barn, chicken coop, upholstery shop) to improve site flow and open views to the main house. The Gilbert-era shed and horse barn will be retained. East Porch Rehabilitation Existing Conditions: The east porch is the primary ceremonial entrance to Cedarhurst Mansion and a defining element of the 1917 Neoclassical expansion by Cass Gilbert. It features a two-story Doric portico, originally paired with a brick and concrete masonry floor and a classically detailed balustrade composed of turned masonry balusters and a continuous rail. ● The floor surface was altered in the mid-20th century using non-historic materials in an unsuccessful attempt to address drainage. The current surface directs water toward the building, causing moisture-related deterioration near the foundation. ● The original masonry balustrade remains largely intact, though some joints and surfaces show signs of weathering and deferred maintenance. ● The porch currently lacks accessible access, and the adjacent landscape does not provide an ADA-compliant path to the main entry. Proposed Work: The east porch will be rehabilitated to restore historic features, address drainage concerns, and introduce discreet accessibility improvements. ● The non-historic porch surface will be removed and replaced with masonry flooring, sloped to drain water away from the building. The new surface will match the original pattern as seen in historic photographs. ● The original masonry balustrade will be retained, cleaned, and repaired, including repointing mortar joints and stabilizing balusters as needed. ● To allow for ADA access to the primary entrance, a small section of the balustrade will be removed at the southwest corner of the porch, adjacent to the exterior wall. This location was selected to be minimally visible from the primary (east) lawn and will allow for connection to a new ADA-compliant ramp. ● The removed balustrade section will be carefully documented and stored, and the intervention will be fully reversible. ● No changes will be made to the overall footprint, column configuration, or height of the porch. All proposed work will be conducted in accordance with the Secretary of the Interior’s Standards for Rehabilitation, with an emphasis on preserving significant features, ensuring long-term performance, and introducing accessibility in a historically sensitive manner. New Addition (Atrium + Kitchen Staging Area) Existing Conditions: No addition currently exists in this area. The west side of the original farmhouse (not part of the 1917 Neoclassical expansion) provides a suitable location for a new addition. This area is visually secondary and offers space for back-of-house operations and guest support functions without impacting key historic façades or viewsheds, including the prominent east approach. Proposed Work: A new one-story addition will be constructed on the west elevation of the mansion to house two programmatic elements: an atrium lounge and a kitchen staging area. The atrium will serve as a garden-style indoor/outdoor gathering space, designed with a shed roof and exposed wood trusses to create a transparent, light-filled environment that blends modern hospitality with the mansion’s formal garden setting. The kitchen wing will support catering and event logistics, discreetly located and fully concealed from guest views. The addition will be clearly differentiated from the historic structure in both massing and materiality while remaining compatible in scale, proportion, and detail. Materials will be high quality and intentionally contemporary, with thoughtful transitions to the existing building. The addition will connect at the west facade, adjacent to the location of the existing nonhistoric kitchen and enclosed balcony, which will be removed as part of the rehabilitation. This work complies with the Secretary of the Interior’s Standards for Rehabilitation, particularly those addressing new additions, and has been designed to ensure the new construction is reversible and respectful of the mansion’s historic character. 7. Interior Plan – Main Floor Renovation Existing Conditions: The main floor retains its original ballroom and some room divisions, but alterations over time (e.g., non-historic partitions) have disrupted flow and service efficiency. Proposed Work: ● Convert storage room, previously used as pantry, into ADA compliant bathrooms. ● Restore historic room connections, including original pass-through in the reception hall. ● Preserve ballroom layout and historic finishes throughout the building where intact. ● Improve entry sequence and circulation for modern event use. 8. Second Floor Plan – Bridal and Groom’s Suites Existing Conditions: The second floor is a double loaded corridor with residential-style bedrooms and common areas. Some historic finishes are intact - hardwood floors, tile floors in bathrooms, plaster walls, and plaster ceilings. Non-historic finishes are present throughout the second floor. Non-historic finishes include carpet, wall paper, lighting fixtures, and window treatments. The existing interior corridor is not linear, due to the Cass Gilbert expansions, creating portions that fail to meet ADA or code requirements for width. Proposed Work: ● Portion of interior corridor that is too narrow to allow for access will be altered. New circulation path will be created to accommodate an ADA compliant path throughout the building. ● Convert the second floor into two hospitality suites for bridal and groom preparation, each with private restrooms and lounge areas. o Bride’s Suite: French and Art Nouveau-inspired design, referencing 1917 dignitary furnishings. o Groom’s Suite: Clubhouse aesthetic with aged leather, rich finishes, and a connected bar lounge. Accessibility Improvements Existing Conditions: Cedarhurst Mansion is not currently compliant with ADA accessibility standards. The building lacks accessible entrances and internal vertical circulation, and the existing restrooms and site pathways do not accommodate guests with mobility needs. The historic elevator is non- functional and does not meet code requirements. Entrances are elevated above grade and feature original thresholds that present accessibility barriers. Proposed Work: The rehabilitation will introduce accessibility upgrades designed to minimize impact on historic features while providing equitable access for all guests. Interventions will include: ● Installation of a LULA (Limited Use/Limited Application) elevator within the existing elevator shaft to provide vertical access between the main public floors. ● Exterior access improvements, including a new ADA-compliant ramp and landing at the south side of the building. A small section of the original porch balustrade will be carefully removed to accommodate ADA access to the front porch (primary elevation); however, it is located away from the primary approach and will not be visible from the front lawn. The intervention will be reversible and will preserve the porch’s architectural integrity. ● Threshold modifications at select exterior doors using low-profile metal transitions, designed to meet ADA standards while maintaining the historic appearance of entryways. All thresholds will be custom-fit and reversible. ● The existing pantry on the first level, adjacent to the porch on the south elevation, will be converted into ADA accessible bathrooms. ● Accessible site circulation, including new walkways and entry routes, will ensure barrier- free access from parking areas and drop-off zones to key program spaces throughout both floors of the historic building and new atrium. All accessibility improvements have been designed to comply with ADA Standards for Accessible Design and are consistent with the Secretary of the Interior’s Standards for Rehabilitation, ensuring that modifications are sensitive, reversible, and do not compromise the historic character of the property. Interior – Basement Existing Conditions: The basement of Cedarhurst Mansion is primarily unfinished and currently used for mechanical systems and limited storage. The existing boiler is outdated, and while the foundation is generally stable, some localized repairs may be required. There are minimal signs of water intrusion at this time. Access to the basement is provided via a non-historic exterior entrance on the west side of the building. Proposed Work: ● Replace the existing boiler with a high-efficiency unit as part of the HVAC system upgrade. ● Connect new sanitary sewer and water service lines to support building-wide infrastructure improvements. ● Clean and clear basement spaces of existing debris and non-essential materials. ● Perform localized foundation repairs as needed to address any structural deficiencies. ● Retain basement use primarily for mechanical distribution, utility access, and general storage. ● Replace the non-historic exterior basement doors with secure and safe new doors, designed to be visually discreet and compatible with the overall architectural character. Interior – Level 1 Existing Conditions: The main floor of Cedarhurst Mansion retains key historic features, including the central ballroom and several original room divisions. However, a number of non-historic alterations— such as partitions, carpeting, wallpaper, light fixtures, and service modifications—have diminished the clarity and usability of the original layout. The existing elevator is nonfunctional and does not meet current ADA requirements, though it contains historic elements of note. Proposed Work: The main floor will be reconfigured and restored to support hospitality use while honoring the mansion’s architectural character. Proposed interventions include: ● Selective Demolition & Circulation Improvements: ○ Remove non-historic partitions per Demo Plan D1.1 to restore original room dimensions and improve spatial flow. ○ Reopen the original pass-through between the future bar and dining room (pending final field confirmation). ○ Improve interior circulation and guest experience for formal entry and event transitions. ● Historic Room Restoration & Feature Preservation: ○ Preserve ballroom layout and original finishes, including plasterwork, trim, and ceiling details. ○ Remove non-historic carpeting and refinish underlying wood flooring where present and salvageable. ○ Strip non-historic wallpaper and repaint walls using historically sympathetic finishes. ○ Remove and replace non-original light fixtures with more appropriate or concealed options that support hospitality use. ● Service Area Upgrades: ○ Remodel the non-historic kitchen for catering functions while minimizing impact to adjacent historic finishes. ○ Convert the existing pantry into ADA-compliant restrooms using a minimally invasive approach. ● Elevator Transition: ○ Carefully remove historic interior components of the existing elevator cab. ○ Reuse and reinstall these elements within the new LULA elevator cab to preserve character and maintain continuity. ○ New elevator shaft will be slightly expanded to accommodate modern elevator while limiting impacts to historic fabric and finishes. Interior – Level 2 Existing Conditions: The second floor contains a mix of historic and non-historic elements. Original hardwood flooring remains in many rooms, with some areas covered in non-historic carpet or painted. Walls and ceilings are primarily plaster—some painted, others covered in non-historic wallpaper. Bathrooms feature a combination of tile finishes, historic and nonhistoric bathroom fixtures. The main stair includes what appear to be original wood handrails and balusters. Circulation has been altered over time by non-historic partitions, closets, and a small enclosed porch at the north façade. Proposed Work: ● Selectively remove portions of interior partitions, closets, and bathrooms to enhance functionality and circulation. ● Remove non-historic carpet and wallpaper throughout. ● Refinish and repaint existing plaster walls and ceilings. ● Refinish original hardwood floors. ● Remove and upgrade all non-historic lighting fixtures and replace them with fixtures compatible with the mansion’s historic era. ● Preserve and refinish original stair handrails and balusters as needed. ● Remove the enclosed second-floor porch at the north façade. ● Reconfigure circulation and door openings to meet accessibility standards while preserving historic casing and trim wherever possible. ● Slightly expand the existing elevator shaft to accommodate a new ADA-compliant LULA elevator. Salvaged decorative elements from the historic elevator cab will be reinstalled in the new lift to preserve continuity of character. Interior – Attic Existing Conditions: The attic is unfinished and primarily used for storage. The space is currently under-ventilated due to a blocked ridge vent. There are no known historic finishes or features within this level, and access is limited to staff and maintenance personnel. Proposed Work: ● Retain the attic as a service and mechanical area; no public access is proposed. ● Add loose-fill insulation to improve building energy performance. ● Reopen the existing ridge vent to restore proper ventilation and reduce heat buildup. ● No framing alterations or new floor construction is proposed. ● Minor repairs will be performed as needed to maintain structural and thermal performance. MEP Scope Existing Conditions: The building’s existing MEP systems are outdated and insufficient for contemporary use as a public event venue. ● The original steam heating system remains in place but is no longer fully functional. ● Electrical systems are outdated, with limited service capacity. ● Plumbing is aging, with fixtures in varying states of condition. ● There is no central cooling system or mechanical ventilation. Proposed Work: To support year-round operations and meet modern code requirements, new high-efficiency MEP systems will be installed while minimizing impact to historic fabric: ● Mechanical (HVAC): ○ Install new high-efficiency boiler system; retain and reuse select historic radiators where feasible. ○ Introduce new ducted air handling units and ventilation systems, carefully routed to avoid visible impact in historic spaces. ○ Add air conditioning to support guest comfort, with air distribution concealed within existing chases, basement, and attic spaces. ● Electrical: ○ Replace outdated electrical panels and wiring to meet current capacity and safety codes. ○ Upgrade lighting systems; non-historic fixtures will be removed and replaced with historically appropriate or discreet modern alternatives. ○ Install new power, data, and AV infrastructure to support event functions. ● Plumbing: ○ Install new water and sewer service connections. ○ Replace aging supply and drain lines as needed. ○ The majority of the existing restroom facilities will be restored. New bathrooms will accommodate ADA-compliant fixtures. ○ Add plumbing infrastructure to support catering kitchen in the existing kitchen and new addition. ● Fire Suppression (Sprinklers): ○ A new building-wide sprinkler system will be installed to meet current fire and life safety code requirements. ○ The system will be designed to minimize visual impact in historic spaces and will be concealed within ceilings, wall cavities, or secondary spaces wherever possible. All MEP work will be designed and installed to preserve historic finishes and character- defining features. Systems will be accessible for future maintenance and upgrades without requiring significant demolition or alteration to historic spaces. 1 City Council Action Request 11.C. Meeting Date 8/20/2025 Department Public Safety Agenda Category Action Item Title Ordinance Amendment City Code 5-1-3 (Paraphernalia Definitions) Staff Recommendation Provide direction on the ordinance amendment. Budget Implication N/A Attachments 1. Memo to Council re. Paraphernalia Ordinance Amendment v5 2. Ordinance - Drug Paraphernalia Amendment 7-25-25 3. Letter to City of Cottage Grove March 4, 2025 4. CG Application To: From: Date: Subject: DRUG PARAPHERNALIA: (a) Except as otherwise provided in paragraph (b), "drug paraphernalia" means all equipment, products, and materials of any kind, except those items used in conjunction with permitted uses of controlled substances under this chapter or the Uniform Controlled Substances Act, which are knowingly or intentionally used primarily in (1) manufacturing a controlled substance, (2) injecting, ingesting, inhaling, or otherwise introducing into the human body a controlled substance, or (3) enhancing the effect of a controlled substance. TOBACCO RELATED DEVICES: Any tobacco product as well as a pipe, rolling papers, or other device intentionally designed or intended to be used in a manner which enables the chewing, sniffing, smoking or other consumption, whether by inhalation aerosol or vapor, ingestion, or any other method of consumption of tobacco or tobacco products. 1 ORDINANCE NO. ______ the owner of the tobacco store, CG Smoke Shop, has submitted an application to the City Clerk to amend the Cottage Grove City Code to permit the sale of cannabis paraphernalia; and WHEREAS, Section 5-1-3 in Chapter 1 of Title 5 of the City Code regulates the possession, manufacture, advertisement, and delivery of “drug paraphernalia,” which could potentially apply to cannabis paraphernalia; and WHEREAS, it is legal to use, possess, or transport cannabis paraphernalia, pursuant to Minnesota Statutes Section 342.09, subd. 1(a)(1); and , the City Council has investigated and finds it is appropriate to amend the definition of “drug paraphernalia” in Section 5-1-3 of the City Code to exclude any potential inclusion of cannabis paraphernalia and to be consistent with the definition of “drug paraphernalia” in Minnesota Statutes Section 152.01, subd. 18. NOW, THEREFORE, the City Council of the City of Cottage Grove, Washington County, Minnesota, does hereby ordain as follows: . The Code of the City of Cottage Grove, County of Washington, State of Minnesota, Title 5, Chapter 1, Section 5-1-3 shall be amended as follows (text to be deleted shown with a struck through and new text shown as underlined): A Purpose: The purpose of this Section is to regulate the possession, manufacture, advertisement and delivery of drug paraphernalia and thereby deter the use of controlled substances in the City. This Section is not intended to allow what the Minnesota Statutes prohibit or to prohibit what the Minnesota Statutes expressly allow. It is intended to prevent drug abuse. B. Definitions: For the purposes of this Section, “drug paraphernalia” shall mean all equipment, products and materials of any kind which are used, intended for use or designed for use in planting, propagating, cultivating, growing, harvesting, manufacturing, compounding, converting, producing, processing, preparing, testing, analyzing, packaging, repackaging, storing, containing, concealing, injecting, ingesting, inhaling or otherwise introducing into the human body a controlled substance in violation of Minnesota Statutes or this Code. The following words, terms, and phrase when used in this sections shall have the meaning ascribed to them in this Section, except where the context clearly indicates a different meaning: All equipment, products, and materials of any kind that are knowingly or intentionally used primarily in: (1) manufacturing cannabis products; (2) 2 ingesting, inhaling, or otherwise introducing cannabis flower or cannabis products into the human body; and (3) testing the strength, effectiveness, or purity of cannabis flower, cannabis products, lower-potency hemp edibles, or hemp-derived consumer products. CONTROLLED SUBSTANCE: A drug, substance, or immediate precursor in Schedules I through V of Minnesota Statutes Section 152.02, as amended. The term shall not include distilled spirits, wine, malt beverages, intoxicating liquors or tobacco. DRUG PARAPHERNALIA: (a) Except as otherwise provided in paragraph (b), "drug paraphernalia" means all equipment, products, and materials of any kind, except those items used in conjunction with permitted uses of controlled substances under this chapter or the Uniform Controlled Substances Act, which are knowingly or intentionally used primarily in (1) manufacturing a controlled substance, (2) injecting, ingesting, inhaling, or otherwise introducing into the human body a controlled substance, or (3) enhancing the effect of a controlled substance. (b) "Drug paraphernalia" does not include the possession, manufacture, delivery, or sale of: (1) hypodermic syringes or needles or any instrument or implement which can be adapted for subcutaneous injections; (2) products that detect the presence of fentanyl or a fentanyl analog in a controlled substance; or (3) cannabis paraphernalia. C. Evidence: In determining whether an object is drug paraphernalia, a court or other authority should consider, in addition to all other logically relevant factors, the following: 1. Statements by an owner or by anyone in control of the object concerning its use; 2. Prior convictions, if any, of an owner or anyone in control of the object under State or Federal law relating to any controlled substance; 3. The proximity of the object, in time and space, to a direct violation of this Section; 4. The proximity of the object to controlled substances; 5. The existence of any residue of controlled substances on the object; 6. Direct or circumstantial evidence of the intent of an owner or anyone in control of the object to deliver it to a person who they know, or should reasonably know, intends to use the object to facilitate a violation of this Code; the innocence of an owner or anyone in control of the object as to a direct violation of this Code should not prevent a finding that the object is intended for use or designed for use as drug paraphernalia; 7. Instructions, oral or written, provided with the object concerning its use; 8. Descriptive materials accompanying the object which explain or depict its use; 9. National and local advertising concerning its use; 3 10. The manner in which the object is displayed for sale; 11. Whether the owner or anyone in control of the object is a legitimate supplier of like or related items to the community, such as a licensed distributor or dealer of tobacco products; 12. Direct or circumstantial evidence of the ratio of sales of the object(s) to the total sales of the business enterprise; 13. The existence and scope of legitimate uses for the object in the community; and 14. Expert testimony concerning its use. D. Offenses: 1. Possession: It is unlawful for any person to use or to possess with intent to use drug paraphernalia to plant, propagate, cultivate, grow, harvest, manufacture, compound, convert, produce, process, prepare, test, analyze, pack, repack, store, contain, conceal, inject, ingest, inhale or otherwise introduce into the human body a controlled substance in violation of this Section. 2. Manufacture or Delivery: It is unlawful for any person to deliver, possess with intent to deliver or manufacture with intent to deliver drug paraphernalia knowing, or under circumstances where one reasonably should know, that it will be used to plant, propagate, cultivate, grow, harvest, manufacture, compound, convert, produce, process, prepare, test, analyze, pack, repack, store, contain, conceal, inject, inhale, or otherwise introduce into the human body a controlled substance in violation of this Section. 3. Offenses Involving Minors: Any person eighteen (18) years of age or over who violates subsection D.1 of this Section by delivering drug paraphernalia, and such delivery is to a person who is under eighteen (18) years of age and at least three (3) years their junior, shall also be violating this subsection D.3 as well as subsection D.1 of this Section. 4. Advertisement: It is unlawful for any person to place in any newspaper, magazine, handbill, or other publication any advertisement knowing, or under circumstances where one reasonably should know, that the purpose of the advertisement, in whole or in part, is to promote the sale of objects designed or intended for use as drug paraphernalia. E. Civil Forfeiture: All “drug paraphernalia” as defined by subsection B is subject to forfeiture, subject to the provisions set forth in Minnesota Statutes Section 609.5311 et seq., in the same manner as if such forfeiture were pursuant to said Minnesota Statutes Section 609.5311 et seq. SECTION 2. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire ordinance. 4 This amendment is to amend the definition of drug paraphernalia in Section 5-1-3 of the City Code to be consistent with the definition in Minnesota law. SECTION 3. EFFECTIVE DATE. This ordinance shall be in full force and effect from and after its passage and publication according to law. Passed this day of , 2025 Myron Bailey, Mayor Attest: Tamara Anderson, City Clerk Published in the St. Paul Pioneer Press on _______________________.   Kathleen M. Loucks Attorney at Law Lommen Abdo, P.A. kloucks@lommen.com tel 612.336.9348 fax 612.436.1477 920 Second Avenue South Suite 1000 Minneapolis, MN 55402 lommen.com 800.752.4297 March 4, 2025 VIA EMAIL Myron Bailey Mayor CITY OF COTTAGE GROVE 12800 Ravine Parkway South Cottage Grove, MN 55016 MBailey@cottagegrovemn.gov Peter Koerner Director of Public Safety, Police Chief CITY OF COTTAGE GROVE 12800 Ravine Parkway South Cottage Grove, MN 55016 pkoerner@cottagegrovemn.gov Justin Olsen Dave Thiede Monique Garza David Clausen City Council Members CITY OF COTTAGE GROVE 12800 Ravine Parkway South Cottage Grove, MN 55016 jolsen@cottagegrovemn.gov dthiede@cottagegrovemn.gov mgarza@cottagegrovemn.us dclausen@cottagegrovemn.gov Re: CG Smoke Shop & MoonSoon Tobacco / City of Cottage Grove Our File No.: 49434 Dear All: This office represents tobacco stores, CG Smoke Shop and MoonSoon Tobacco operating in the City of Cottage Grove. The purpose of this correspondence is to open a dialogue with the City about possible sales of cannabis pipes and come to an understanding about how, when and under what manner such sales could occur. As you are aware, recreational marijuana was de-criminalized by the Minnesota legislature in 2023 with the passage of Minnesota Statutes Chapter 342. Moreover, Minnesota Statutes 324.09 subd. 1(1) de-criminalizes the possession of “drug paraphernalia” for cannabis use. And cannabis is no longer considered a controlled substance. See, Minnesota Statues 342.06. Furthermore, the paraphernalia used for introducing it into the body is legal. Id. Specifically, Cottage Grove City Code Section 5-1-3 states: § 5-1-3: DRUG PARAPHERNALIA: A. Purpose: The purpose of this Section is to regulate the possession, manufacture, advertisement and delivery of drug paraphernalia and thereby deter the use of controlled substances in the City. This Section is not intended to allow what LOMMEN ABDO, P.A. March 4, 2025 Page 2 the Minnesota Statutes prohibit or to prohibit what the Minnesota Statutes expressly allow. It is intended to prevent drug abuse. B. Definition: For the purposes of this Section, “drug paraphernalia” shall mean all equipment, products and materials of any kind which are used, intended for use or designed for use in planting, propagating, cultivating, growing, harvesting, manufacturing, compounding, converting, producing, processing, preparing, testing, analyzing, packaging, repackaging, storing, containing, concealing, injecting, ingesting, inhaling or otherwise introducing into the human body a controlled substance in violation of Minnesota Statutes or this Code. (emphasis added) By the clear language of § 5-1-3 A, the City’s intent is not to prohibit what Minnesota Statutes expressly allow. Minnesota statutes now allow for the sale and possession of glass pipes and paraphernalia. Other cities in Minnesota have come to the conclusion that a prohibition on the sale of cannabis paraphernalia is pre-empted by State law. For example, the City of Moorhead entirely repealed its own ordinance concerning offenses connected with drug paraphernalia. (See attached ordinance 2024-02). The City of Edina has no ordinance related to cannabis paraphernalia with the sole exception that the city does regulate the public use of cannabis. The same is true of the City of Maple Grove. Further, the following tobacco stores in Washington County are currently selling cannabis pipes: Stillwater Tobacco LLC 1300 W Frontage Road Stillwater, MN 55082 651-342-2109 Still Tobacco 2010 Market Drive Stillwater, MN 55082 651-342-0332 Oak Tobacco & Vape 14661 60th Street North Stillwater, MN 55082 651-498-3120 Smokey’s Tobacco & Vape 8484 Tamarack Bay, #102 Woodbury, MN 55125 651-348-6213 Eagle Tobacco 2230 Eagle Creek Lane East Woodbury, MN 55125 651-337-1594 Woodbury Tobacco 7060 Valley Creek Plaza, #15 Woodbury, MN 55125 651-666-3242 A1 Smokes & Vapes 1524 Woodlane Drive Woodbury, MN 55125 612-440-8983 South Gate Tobacco 10150 Hudson Road #107 Woodbury, MN 55125 651-330-3914 MoonSoon Tobacco 6671 Valley Creek Rd. #201 Woodbury, MN 55125 651-797-3390 LOMMEN ABDO, P.A. March 4, 2025 Page 3 Forest Lake Smoke Shop 1500 Lake Street South Forest Lake, MN 55025 952-245-9654 Forest Lake Tobacco 221 12th Street SW Forest Lake, MN 55025 651-464-0868 Highway 61 Tobacco Store 668 Lake Street South Forest Lake, MN 55025 651-464-2660 668 Tobacco Store 668 Lake Street South Forest Lake, MN 55025 651-464-2660 Forest Lake E-Cig & Tobacco 2009 W Broadway Ave. #700 Forest Lake, MN 55025 651-272-5275 Newport Smoke Shop 1668 Hastings Avenue Newport, MN 55055 651-440-9845 In light of recent comments from the City that our clients’ businesses would be subject to raids, penalties and seizure for selling cannabis paraphernalia, this is an urgent matter. As it stands, my clients are losing a significant amount of business. Customers are traveling to neighboring cities to buy cannabis pipes as well as tobacco in one location. We estimate the loss in revenue is approximately $500,000-$600,000 per year. This results in a loss of revenue to the City of Cottage Grove as well. We look forward to hearing from you. Very truly yours, /s/ Kathleen Loucks Kathleen M. Loucks KML/lrs Attachment ORDINANCE 2024-02 AN ORDINANCE TO AMEND AND REENACT TITLE 10, CHAPTER 18, SECTION 1, USE REGULATIONS, AND TITLE 10, CHAPTER 18, SECTION 2, PROVISIONAL AND CONDITIONAL USE REQUIREMENTS RELATING TO THE NEW CANNABIS LAW AND REPEAL TITLE 4, CHAPTER 4, SECTION 21, OFFENSES RELATED TO DRUG PARAPHERNALIA BE IT ORDAINED by the City Council of the City of Moorhead as follows: SECTION 1. Title 10, Chapter 18, Section 1 and 2 of the Moorhead Municipal Code is hereby amended and reenacted to read as follows (unchanged portions of the use table have been omitted from the text below): NEW DELETE Title 10, Chapter 18, Section 1: Use Regulations Use Category (General) Residential Districts Mixed Use Districts RLD- 0 RLD- 1 RLD- 2 RLD- 3 RMD- 1 RMD- 2 RHD- 1 MU- 1 MU- 2 MU- 3 Residential uses: Use Category (General) Use Type (Detailed) Mixed Use Districts Commercial Districts Industrial Districts MU- 1 MU- 2 MU- 3 NC CC RC LI HI Commercial/retail uses: hemp edible retailer-only and the following cannabis-related uses: delivery service, event organizer Industrial/manufacturing uses: of hemp or cannabis flower and hemp concentrate manufacturing and the following cannabis-related uses: cultivator, manufacturer, mezzobusiness, microbusiness, testing facility, transporter and hemp edible, cannabis edible or medical cannabis edible product Title 10, Chapter 18, Section 2, Provisional and Conditional Use Requirements, H. Home Occupations, 12. The home occupation shall not involve any of the following: small engine, auto repair or reconditioning, manufacturing, or cannabinoid sales, cannabinoid production, or cannabinoid manufacturing hemp or cannabis- related businesses. Title 10, Chapter 18, Section 2, Provisional and Conditional Use Requirements, FF. State Licensed Medical Cannabis Combination Businesses: 1. All uses shall comply with building, fire safety, health code, zoning and state licensing requirements. 2. The following uses licensed for a Medical Cannabis Combination Business are permitted in LI: Light Industrial and HI: Heavy Industrial zoning districts: a. grow cannabis plants from seed or immature plant to mature plant and harvest adult-use cannabis flower and medical cannabis flower from a mature plant; b. make cannabis concentrate; c. make hemp concentrate, including hemp concentrate with a delta-9 tetrahydrocannabinol concentration of more than 0.3 percent as measured by weight; d. manufacture adult-use cannabis products and hemp-derived consumer products for public consumption; e. package and label medical cannabis and medical cannabinoid products for sale; f. package and label adult-use cannabis flower, adult-use cannabis products, lower-potency hemp edibles, and hemp-derived consumer products for sale to customers. 3. The following uses licensed for a Medical Cannabis Combination Business are permitted in CC: Community Commercial, RC: Regional Commercial, MU-1: Downtown Mixed Use, MU-3: Commercial Mixed Use zoning districts: a. manufacture artificially derived cannabinoids; b. manufacture medical cannabinoid products; c. manufacture lower-potency hemp edibles; d. manufacture adult-use cannabis edibles. 4. The following uses licensed for a Medical Cannabis Combination Business are permitted in CC: Community Commercial, RC: Regional Commercial, NC: Neighborhood Commercial, MU-1: Downtown Mixed Use, MU-2: Corridor Mixed Use and MU-3: Commercial Mixed Use zoning districts: a. sell medical cannabis flower and medical cannabinoid products; b. sell immature cannabis plants and seedlings, adult-use cannabis flower, adult-use cannabis products, lower-potency hemp edibles, hemp-derived consumer products, and other products authorized by law. SECTION 2. Title 4, Chapter 4, Section 21, Offenses Related to Drug Paraphernalia is hereby repealed and struck in its entirety. This Ordinance shall take effect after publication in accordance with the Moorhead City Charter. PASSED: February 26, 2024 by the City Council of the City of Moorhead. APPROVED BY: ATTEST: ________________________ ___________________________ MICHELLE (SHELLY) A. CARLSON, Mayor CHRISTINA RUST, City Clerk First Reading: 02/12/2024 E-Post: 02/16/2024 Second Reading: 02/26/2024 Publication: 02/29/24 1 City Council Action Request 13.A. Meeting Date 8/20/2025 Department Finance Agenda Category Action Item Title 2026-2027 Budget Workshop Staff Recommendation Provide feedback regarding 2026 Property Tax Levy and Budget Communications Budget Implication N/A Attachments 1. CC Memo Budget Workshop 08202025 2. 2026-2027 Equipment Replacement Fund for equipment updated August 2025 3. 8-20-25 2026-2027 Budget Communications Options Memo To: Mayor and City Council Members Jennifer Levitt, City Administrator From: Brenda Malinowski, Finance Director Date: August 20, 2025 Subject: 2026 Budget Workshop/Tax Levy direction INTRODUCTION This is the final workshop before the adoption of the 2026 Preliminary Property Tax Levy and Budget. As with previous budget processes, the 2026 Budget process included planning and consensus throughout the process to effectively evaluate the service level impacts and property tax implications. Three Council workshops have occurred since April to review budget requests, property tax impacts, and to receive Council direction. The 2026 Budget as presented maintains core city services including necessary capital replacements to provide those services. Taxable Values Since the last Council workshop on July 30th, estimates from Washington County were received on August 13th. The August taxable value estimates are higher than estimated in July, which is lowering the city property tax impact on properties in the City, when compared to the estimates from July. Preliminary Values Final Pay 2025 July Estimate for Pay 2026 August Estimate for Pay 2026 Estimated Market Values $6,369,508,200 $6,753,015,800 $6,764,223,100 Taxable Market Values $6,120.695.600 $6,502,205,500 $6,507,597,500 New Construction $175,296,900 $168,998,500 $168,170,700 Tax Capacity $68,560,468 $72,763,498 $72,930,034 Local Taxable Value $62,300,128 $66,140,993 $66,333,212 Property Tax Levy Based on consensus at the last budget workshop, the following items have been added to the property tax levy. Changes Amount Park Improvement Levy to $190,000 per FMP $ 125,000 PPE for Fire 10,000 Cadet Tuition Fire 20,000 Cadet Tuition Police 20,000 Municipal Bldg. levy for maintenance identified in Facility Assessment Report 100,000 Hire Police Officer (Officer #49) 194,300 Add EDA position back to budget (fill with EDA Manager) 77,000 Equipment Levy per FMP 673,500 Increased costs for mental health services in police 3,000 Sign striping increased costs & increased lane miles striped 8,000 Tree removal services in city parks 15,000 3 assigned squads for police as per department request 254,200 HVAC & lighting study* 10,000 Christmas Decorations* 34,000 Total Property Tax Levy $1,544,000 *These items will be funded with savings from 2026 health insurance premiums. The 2026 health insurance premium for 2026 has come back at a zero percent increase from 2025. It is proposed to keep the remaining savings from the health insurance premium in the Self Insurance Fund to continue to stabilize the fund. In addition, there is a possibility of using part of the savings to fund optical coverage for employees to enhance benefits offered to employees. With the changes above, the property tax levy is shown below. City of Cottage Grove Levy 2025 Budget 2026 Proposed 2027 Proposed General Fund Levy* $21,667,300 $23,781,200 $25,958,900 EMS Levy* 70,000 74,700 Equipment Levy 321,000 927,700 927,700 Municipal Building Levy 300,000 450,000 450,000 EDA Levy 137,500 187,500 237,500 Park Capital Levy 190,000 190,000 Debt Levy 3,564,800 4,278,600 4,864,250 Total Property Tax Levy $25,990,600 $29,885,000 $32,703,050 14.98% 9.43% HRA Levy 2025 Budget 2026 Proposed 2027 Proposed HRA Levy $137,500 $142,500 $146,000 Combined Property Tax Levies 2025 Budget 2026 Proposed 2027 Proposed Total $26,128,100 $30,027,500 $32,849,050 14.92% 9.40% *$70,000 for the EMS Fund is proposed to be moved to new line for transparency. Tax Rate Based on this levy and estimated taxable values from the County, the property tax rate for 2026 is 40.294%. 2018 2019 2020 2021 2022 2023 2024 2025 2026 Property Tax Rate 40.583% 38.958% 39.182% 37.351% 37.251% 33.914% 32.909% 37.199% 40.109% HRA -Tax Rate .221% .185% Combined Tax Rate 40.583% 38.958% 39.182% 37.351% 37.251% 33.914% 32.909% 37.420% 40.294% Based on the August values from the County and the proposed property tax levy at 14.92%, the property tax impact for the median home is $152. 2025 2026 Property Market Value City Property Tax Market Value City Property Tax % Increase Market Value City Property Tax Change Median Home* $357,100 $1,282 $369,200 $1,434 3.39% $152 Equipment Replacement Based on the equipment replacement levy of $927,000, the following equipment is proposed to be purchased in 2026 instead of 2027. The two public works items below have been identified as the highest priority for replacement by the Public Works Director and Fleet & Facilities Maintenance Manager. The assigned squads are as requested from the police department. • 3 assigned squads as requested by the police department $254,200 • John Deere Gator replacement $35,000 • John Deere Grader & Wing replacement $345,000 (equipment requested is a loader with a wing & plow) With the remaining equipment replacement levy, it is proposed to use $300,000 of these funds for an interfund loan to the EMS Fund for the purchase of the new ambulance that will arrive late in 2025 or early in 2026. Staff is proposing to keep the remaining funds in the Equipment Replacement Fund. Police staff is exploring the possibility of purchasing the used command vehicle from the County at a substantial savings from the $750,000 that is in 2027 budget for the replacement of the command vehicle. Having funds available in the Equipment Replacement Fund will allow for the possibility of purchasing this used vehicle in 2026. Action Requested Provide feedback and direction regarding the 2026 Operating Budget and 2026 Property Tax Levy. Equipment Replacement Fund 2024 2025 2026 2027 2026 Equipment 2027 Equipment Fire-1 Vehicle for fire chief 26-3117-15 Fire 72,000 Unknown TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: Phil Jents, Communications Manager DATE: August 20, 2025 RE: 2026-2027 Budget Communications Budget Communications As the 2026-2027 budget comes together, the City is working on a general communications plan to be rolled out beginning sometime in September and going through final budget adoption in December. Staff presented three options for communications to the City Council on July 30, 2025, wherein Council expressed a preference for Option 3. This option includes, but is not limited to, information posted to the website, social media, educational videos, and more. At the budget workshop on August 20, 2025, staff will present in slightly greater detail some of the key messages, copy for social media, copy for the website, and rough outlines for videos. As always with communications, plans are subject to change based on feedback from Council and City leadership, and also subject to change in order to fit the needs of the community and organization. In general terms, Option 3 includes elements of the following: Key Messages: • Proposed _____% property tax levy increase • Would be higher were it not for new development • Caused by: • Rising personnel costs (healthcare, wages, etc.) • Rising capital and equipment costs (facility costs, fleet costs, etc.) • Inflation and tariff impacts on costs of goods and services (building materials, street maintenance materials, etc.) • Impact on a $368,000 home is: • $XX/year • $XX/month • $XX/day • Budget decisions now can have impacts on future budgets • "Kick the can down the road" only delays potential budget decisions; might make them worse • In addition to expanding the city’s taxbase, cuts to services and personnel are the way to achieve a lower levy • National Community Survey showed that: • Over 80% of residents have a good quality of life in Cottage Grove • Approx. 34% are satisfied with the taxes they pay • Approx. 32% are not satisfied with the taxes they pay • Approx. 15% were willing to accept service reductions in exchange for lower taxes Option 3: Comprehensive Communications Plan Goal: Build understanding, trust, and civic engagement around the city budget process and decisions. Tactics: • Dedicated budget webpage • Short video series (TrueLens Community Media and/or DIY): o "Where Your Tax Dollars Go" o "Top 5 Budget Changes This Year" o "Understanding the Property Tax Levy" • Infographics: Break down complex topics into simple visuals for social media • Virtual “Town Hall” type meeting with the mayor, council, or finance team. Channels: Website, social media, YouTube, newsletter, Cottage Grove Connect Tone: Transparent, community-focused, responsive