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HomeMy WebLinkAbout9A Bluffs of Shady Beach Prelim PUD and Prelim Plat O� P ��+P ti �j 4646 Dakota Street SE Prior Lake, MN 55372 �INA7ESO� CITY COUNCIL AGENDA REPORT MEETING DATE: SEPTEMBER 9, 2013 AGENDA #: 9A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: CONSIDER APPROVAL OF RESOLUTIONS APPROVING A PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN AND PRELIMINARY PLAT TO BE KNOWN AS THE BLUFFS OF SHADY BEACH DISCUSSION: Introduction Copper Creek Development has applied for approval of a preliminary Planned Unit Development (PUD) Plan and approval of a Preliminary Plat to be known as the Bluffs of Shady Beach. The property is located south of County Highway 42 between Shady Beach Trail and Aspen Avenue. The applications include the following requests: • Request for approval of a Preliminary PUD Plan for the Bluffs of Shady Beach; and • Request for approval of a Preliminary Plat to be known as the Bluffs of Shady Beach The last paragraph in the historv portion of this report and the second to the last paragraph in the issues portion of this report have been updated to reflect the Citv Council's direction of Auqust 26. , Historv On May 20, 2013 the Planning Commission authorized City Staff to accept a Planned Unit Development application for consideration on this site in accordance with Section 1106.601 of the Zoning Ordinance. On July 1S� the Planning Commission held a public hearing. At the meeting, comments were made by members of the public related to the following concerns: • A street connection to Shady Beach Trail would impact parking and traffic in the area • The development would create negative impacts to storm water runoff onto Shady Beach Trail • The development would impact the existing sanitary sewer service in the area • The development would remove too many trees within the site, including Heritage Trees; the trees on this slope are important to the neighborhood The Developer also presented a conceptual cul-de-sac design at the meeting that he stated was found in higher favor by area residents during neighborhood discussions (due to the lack of a street connection to Shady Beach Trail). The Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Planning Commission voted to table the public hearing to July 15th and allow the Developer more time to complete a full set of plans to evaluate the developers redesign proposal with a cul-de-sac. On July 15t" the Planning Commission continued the public hearing and discussion of the project. Many similar concerns identified at the July 1St public hearing were restated at the July 15th meeting be area residents. After the public hearing was closed, the developer was directed by the Planning Commission to pursue revising the development plans to show a looped street with two connections to Aspen Avenue and to address comments as identified by City Staff including storm water comments. On August 5th the Planning Commission reviewed the revised development plans which included two street connections to Aspen Avenue. The Planning Commission recommended approval of the PUD and Preliminary plat subject to the listed conditions (minutes attached). On August 26th the City Council reviewed the development plans and after discussion (on storm water concerns, roadway connections, PUD benefit and consistency of proposed development with existing development) advised the developer to revise the plans to include a greater capacity for storm water management of the Shady Beach Trail area. Current Circumstances The revised development proposal calls for a subdivision of the property into 21 lots and 2 outlots for the development of single family homes sites. Conventional R-1 Residential District platting would have allowed a maximum of 18-19 lots. The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of some of the specifics of the site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total site area consists of 8.01 acres. Topoqraphv: This site has varied topography, with elevations ranging from 980' MSL near northeast corner of the property to 824' MSL at the southeast corner of the property near Shady Beach Trail. Veqetation: The site is primarily wooded. The project is subject to the Tree Preservation Section of the Zoning Ordinance. Wetlands: No wetlands exist within the site. Access: Access to the site can be gained from Aspen Avenue and Ridgeview Trail to the north, Meadow Avenue to the east, and from Shady Beach Trail to the south. 2030 Comprehensive Plan Desiqnation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. 2 Zoninq: The site is currently zoned R-1 (Low Density Residential). The net density for the proposed plat is approximately 2.6 units per acre. PROPOSED PLAN Lots: The revised development plan calls for 21 lots to be constructed with single family homes. The lots range in size from 12,000 - 23,469 square feet with an average lot size of 14,180 square feet. Setbacks: The plat proposal meets the R-1 Zoning District structure setbacks as shown on the following table: Structure Setbacks Standard R-1 requirement ft. Front 25* Side 10 Side Yard Abuttin a Street 25 Rear 25 Pond (hi h water elevation 30 *Lots 2-5, Block 2 propose specific front yard setbacks of 30-55 ft. Impervious Surface: The impervious surface maximum coverage of 30% of the total lot area would be applicable for the single family lots. Streets: The plat proposes to construct a through street connecting existing Ridgeview Trail street stubs (off Aspen Avenue). The through street will provide ease of maintenance and a redundant access point for residential egress and ingress. Site topography dictates that segments of the proposed street will be at an 8% grade. Although at the maximum allowed, it meets the allowable slope per the City's design guidelines. Sanitarv Sewer/Water Mains: Sanitary sewer service for the development is proposed to connect to the existing sanitary sewer main under Shady Beach Trail right-of-way. Water main connections are proposed to the existing water main stubs located on Ridgeview Trail. Stormwater: Two main stormwater features are planned with the development. An infiltration basin is proposed at the northern end of the site to take drainage from a portion of the development site as well as uphill areas that currently receive no stormwater treatment before being discharged to Prior Lake. The project also proposes an infiltration basin at the southern end of the site along Shady Beach Trail. City staff has reviewed the stormwater management plan for conformance to City requirements. Comments and requirements not yet addressed in the stormwater management submittal are contained in the engineering memorandum. Tree Removal/Landscape plan: The tree inventory identifies over 7,700 caliper inches of significant trees on the site. The developer is allowed to remove up the 35% of the significant trees without a replacement requirement for the private lot development. Removals in excess of this percentage for private lot development do require replacement at a 50% ratio of each inch removed. The tree preservation plan identifies 212 inches of replacement required for the project. In addition, the Subdivision Ordinance requires two 3 front yard subdivision trees per lot (4 for corner lots). The developer is required to submit a landscape plan design which satisfies both the tree replacement and landscape ordinance requirements. Fees and Assessments: This development will be subject to the standard development fees including park dedication, trunk street and utility service charges, and utility connection charges. ISSUES: Section 1106.400 of the Zoning Ordinance lists the types of uses and standards allowed under a PUD. The PUD provisions offer maximum flexibility in many areas, some of which include such aspects as setbacks, building heights, and densities. In return additional public benefits to the community must be presented that a standard development would not require. Such benefits may include but are not limited to the following: (1) Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance; (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses; {3) Create a sense of place and provide more interaction among people; (4) Increase economic vitality and expand market opportunities; (5) Support long-term economic stability by strengthening the tax base, job market and business opportunities; (6) Increase transportation options, such as walking, biking or bussing; (7) Provide opportunities for life cycle housing to all ages; (8) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost; (9) Enhanced incorporation of recreational, public and open space components in the development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. The PUD district also encourages the developer to convey property to the public, over and above required dedications, by allowing a portion of the density to be transferred to other parts of the site; (10) Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re-use and redevelopment of existing buildings; (11) High quality of design compatible with surrounding land uses, including both existing and planned. The City Council may wish to assess the degree to which this proposed PUD meets these ordinance criteria. The developer is requesting modifications to the minimum lot width (86 feet standard), minimum lot area (for the corner lots), and minimum lot depth for double frontage lots. The corner lot standard requirements are 20% larger than the minimum lot width and size requirements. The two corner lots (Lot 1 4 and 7, Block 1) are below the lot area requirements, one at 87% and another at 93% of the minimum lot area of 14,400 square feet. The average proposed lot width is 16% below the standard requirement for the 21 lots. Also, the subdivision ordinance requires lots which have front and rear frontage on a street to have increased depth from 140 to 160 feet. The purpose of this requirement as stated in Subdivision Ordinance 1104.309 is "to allow space for screen plantings and/or buffering along the back of the lot." In this case, the developer is proposing to preserve the existing trees and vegetative slope along Shady Beach Trail at the back of Lots 4-9, Block 2. City Staff believes this preservation of existing vegetation will meet the intent of this double frontage buffering provision. The PUD benefits the developer is proposing include additional stormwater features in the construction of an infiltration basin on the north end of the site (infiltration basin #1) to not only accommodate the stormwater drainage from the project site but also currently untreated stormwater drainage from 7 acres of land to the north of the site. Also the developer is proposing an infiltration basin to be located at the south end of the site (infiltration basin #2) which will allow for stormwater management for the project site, a small off-site area, and a portion of the future reconstruction of the Shady Beach Trail roadway corridor. The City may otherwise be required to provide stormwater management features along the corridor through possible acquisition of easement areas on private property at the time of the street reconstruction. The developer has revised the plans to enlarge stormwater infiltration basin #2, which would provide additional volume control for the proposed development and the Shady Beach Trail corridor. Based upon an analysis by the City's Water Resources Engineer, the combined capacity of both basins should be sufficient to meet the City's volume control requirements for the proposed development. In addition to meeting these requirements, infiltration basin #1 has the capacity to treat an additional 63% of the off-site impervious area that drains to it, and the revised infiltration basin #2 now has added capacity to treat both 100% of the off-site impervious area that drains to it plus 0.57 acre of future drainage from the Shady Beach Trail corridor (covering approximately 550 feet along the corridor). This means that including the anticipated added impervious surface from roofs, streets and driveways in the development, the total volume of stormwater infiltrated at the site exceeds the City's requirements. The rate of stormwater runoff leaving the site also meets the City's standards. The remaining stormwater comments from the engineering memorandum have been addressed in the recently revised plans and memo response. Pete Young, the City's Water Resources Engineer, will be present at the City Council meeting to answer any questions the Council may have. The Developer has met with City staff to discuss comments identified during the City staff review of the project plans. As noted in the attached staff memorandums from the Engineering and Community & Economic Development Departments, the developer must refine the plans to assure compliance with the Public Work Design Manual requirements and City Ordinances prior to approval of the Preliminary Plat. The Engineering Department is currently reviewing the revised plans for compliance with City requirements; however, it is foreseen that no other plan revisions as a result of the current City Staff comments will likely impact the general design of the proposed plat; therefore, City staff recommends approval of the plat and PUD 5 subject to the listed conditions. ALTERNATIVES: The City Council has the following alternatives: 1. Approve the Preliminary PUD Plan and Preliminary Plat for the Bluffs of Shady Beach subject to the conditions identified by the City Council by adoption of the enclosed resolutions. 2. Table this item to another City Council meeting and provide the developer with direction on the issues that have been discussed. 3. Deny the proposed plat and PUD. RECOMMENDED 1. A motion and second to approve a Preliminary PUD Plan for the Bluffs of MOTIONS: Shady Beach, subject to the listed conditions. 2. A motion and second to approve a Preliminary Plat known as the Bluffs of Shady Beach, subject to the listed conditions. EXHIBITS: 1. Location Map 2. August 5, 2013 draft Planning Commission minutes 3. Revised Bluff of Shady Beach Development Plans 4. Community Development Dept. Memorandum dated 8-21-13 5. Engineering Memorandum dated 8-30-13 (with developer's response) 6 o� P � O �P ti � u � 4646 Dakota Street SE '�'�N�so`��' Prior Lake, MN 55372 RESOLUTION 13-XXX A RESOLUTION TO APPROVE A PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN KNOWN AS THE BLUFFS OF SHADY BEACH Motion By: Second By: WHEREAS, Copper Creek Development (the "Developer"), has submitted an application for a Preliminary Planned Unit Development (PUD) Plan known as the Bluffs of Shady Beach; and WHEREAS, The Prior Lake Planning Commission conducted a public hearing to consider the proposed Preliminary PUD Plan on July 1 and July 15, 2013; and WHEREAS, The Planning Commission recommended approval of the Preliminary PUD Plan on August 5, 2013; and WHEREAS, The Prior Lake City Council considered the proposed Preliminary PUD Plan on August 26, 2013 and September 9, 2013; and WHEREAS, The City Council finds that the Preliminary PUD Plan is compatible with the stated purposes and intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Preliminary PUD Plan is hereby approved subject to the following conditions: a. The Developer must obtain the required permits from any other state or local agency prior to any work on the site. b. The Developer must revise the plans to address all of the comments in the memorandum from the City Engineering Department dated August 30, 2013 and in the memorandum from the City Community & Economic Development Department dated August 19, 2013. PASSED AND ADOPTED THIS 9th DAY OF SEPTEMBER, 2013. YES NO Hedber Hedber Keene Keene McGuire McGuire Morton Morton Souku Souku Frank Boyles, City Manager O � PRip ti � U t:y 4646 Dakota Street SE �r� Prior Lake, MN 55372 RESOLUTION 13-�cx A RESOLUTION TO APPROVE A PRELIMINARY PLAT TO BE KNOWN AS THE BLUFFS OF SHADY BEACH Motion By: Second By: WHEREAS, Copper Creek Development has submitted an application for a Preliminary Plat to be known as the Bluffs of Shady Beach; and WHEREAS, The Prior Lake Planning Commission conducted a public hearing on July 1, 2013 and July 15, 2013 to consitler the proposed Preliminary Plat; and WHEREAS, Notice of the public hearing on said Preliminary Plat has been duly published and posted in accordance with the applicable Minnesota Statutes and Prior Lake Ordinance; and WHEREAS, All persons interested in the proposed Preliminary Plat were afforded the opportunity to present their views and objections related to the Bluffs of Shady Beach for the record at the public hearing conducted by the Planning Commission; and WHEREAS, The Prior Lake City Council considered the application for the proposed Preliminary Plat on August 26, 2013 and September 9, 2013; and WHEREAS, The Planning Commission and City Council have reviewed the Preliminary Plat according to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said Preliminary Plat to be consistent with the provisions of said Ordinances; and WHEREAS, The City Council has the authority to impose reasonable conditions on a Preliminary Plat. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Preliminary Plat is hereby approved subject to the following conditions: a) The developer must obtain the required permits from any other state or local agency prior to any work on the site. b) Revise the plans to address all of the comments in the memorandum from the City Engineering Department dated August 30, 2013. c) Revise the plans to address all of the comments in the memorandum from the City Community & Economic Development Department dated July 31, 2013. d) All grading, hydrology and storm water comments must be addressed prior to approval of a grading permit for the site. PASSED AND ADOPTED THIS 9T" DAY OF SEPTEMBER, 2013. 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V�3� ' � t � \ . � _ � /'M1� .. ) i \ � j � i i � E � . �q � I .' ; , : ,��. ^ '3i� V �. ... � ,/� - — ! - � `u . . � � �..: '_ - '> /��� ,/�� �,� �� � — - ���� \l ��`�� , t . ; � ` , � �� _ , � � . . , .o � �: /��� � � � � � ��� a ' j . . � � t g '.+ �� 1,�� .. ._.. � � \ /��.�� � �.� '� / ,, � � ���� �, f � �� �,/ ` � �; � . , ^� � �' � �� �=�r" � �'�j� �,��.` � �. �� � / -,_. � , � , � . ,� � .� ; . � "` '*� , �� O � PRIp� � � U t Memo ��NNESD� Date: August 30, 2013 To: Community and Economic Development From: Engineering Department — Larry Poppler, City Engineer Public Works Department — Pete Young, Water Resources Engineer Subjecr. Bluffs of Shady Beach — DEV-2013-0007B The Engineering and Public Works Departments have reviewed the Preliminary Plat plans for the subject project with a plan date of August 20, 2013 and we have the following comments. Bold comments have potential consequence that affects preliminary plat. (Developer resj�onse in bo[d �•e�l itu/ics). General 1. Please show survey shots and spot elevations on the existing conditions sheet. S[rr��ei' spot elevr�tions were addecl to the existi��g conditions sheet. Grading Plan 1. Provide house style details with the grading plan. A house sft•le rletail wus arlde�! to sheet C3. 2. Show lot corner elevations on the grading plan. Lnt corfter elevations were adde�l fo nradi�ig plctn. 3. Rear yard drainage swales should be sodded and protected prior to the issuance of building permits. Notes on the plans specifying drainage swale sodding and protection should be added (label areas). _A �rofe ►nus added to Slreet CI at the rear of Lnt 3, Block 3. 4. Shed for adjacent property is located within property line of Lot 7 Blk 1, please coordinate shed relocation with property owner. Grading work is proposed for this area as well. The same situation is located at Lot 1 Blk 2. Easement will be required for grading beyond property line. Tlre developer is curre�zfly coordinating this work uncl notes were acldecl to Sheet Cl. Utilities 1. Storm sewer size and grade shall be greater than 15" ID and have at least 0.5% slope. Storm sewer sizes Itnve been ca�rected o�t S{teel C2. Phone 952.447 9800 / Fax 952.447.4245 / wwu•.ciryofpriorlake.com 2. Please note pre and post televising of sanitary sewer impacted by grading will be required in additional to all new sanitary sewer pipes. Utilitl' Nofe 18 or� Slreet C2 was udded addressing tlti.s cont�nent. 3. Provide outlot for storm sewer from basin 1 to Shady Beach Trail. 9ir ouNot wus adrled to dre plart Ntis urea. 4. Service connections should not cross property lines, please revise service for Lot 4 Blk 2. Seri�ices for Lo14, Blh 2 wus f•evised to �rot cross t/re pro�erfj• /i�zes. 5. Proposing to add a new stormwater outfall to Prior Lake will require additional details. Is the storm sewer pipe to Prior Lake along Shady Beach Trail proposed to be installed on private property? The alignment should be located within the public right of way or easement should be provided. Additional existing topographic information and design details are required to determine the potential impacts of this route and outfall. We are several possible routes to tl�e Lake alorig Shacly Beach Tr�riL We hr�ve rorriplefed t/re topograpliic survey of tlae �pea and will work witli staff to design tlre pipe for the best route with the leust disruption to neighbors and city infrtrstructure. Since the City will now be using this pond for future Shady Beach Trui! improvements, consicleration sliould be given during fi�ral design for coor�linating that future work. Hvdrolo�v 1. A minimum of two soil barings or infiltration tests are needed within the footprint of each proposed infiltration basin to verify the design infiltration rates. Native soils in the proposed infiltration areas must have a minimum infiltration rate of 1.0 inches per hour to meet design requirements (includes dividing the measured infiltration rate by a safety factor of 2). Borings will also be used to verify that the vertical distance between the seasonally high water table or bedrock layer is at least 3 feet below the bottom of the planned basins. Only one test was received for each basin — these initial tests indicate that the native soils will meet or exceed the design infiltration rate. Oen� soil scientist will be on-site on T�'ediiesdu��, Sept. 9t/r to rirn �r�r ruldifiona/ test at eaclr location and update the report r�nd sen�l to staff' before the City Council rraeeting neact Monclup. 2. Land area used for stormwater management features and drainage routes must be dedicated as either outlots or drainage and utility easements. Tlre ocrtlot Pond 1 down to Shnd1� Beach T���ril lr«s been uddecl. 3. The conceptual clay core grade stabilization structure detail and related installation procedures for infiltration basin #1 are noted. A geotechnical engineer with experience designing this type of structure must review these items and sign off on the final design of this feature. Additionally, infiltration basin design (for both proposed basins and pre- treatment basins) must include a plan for final stabilization of the base and side slopes. Deep rooted plants such as prairie grass should be used because they increase the capacity ofthe underlying soils. A geotechnical engineer hrrs reviewe�l the pl�r��s and eurrent defriil. We « re worhirrb wit/r the geotech to certify the design. They will nee�l an additional full depth boring at the berm Incrdio�i. We will update sf�rff later in the week o�r their findings anrl desinn. 4. Calculations have been submitted showing that runoff from the development to Shady Beach Trail will not increase over existing conditions for areas approximately adjacent to infiltration basin #2 and the areas adjacent to Block 2, Lots 6-10. Please provide additional calculations showing that flow rates will not be increased over existing conditions far the areas draining to Shady Beach Trail from the area to the northeast portion of the development (approximately Block 2, Lots 3-6, includes the downstream side of the infiltration basin #1 ). The design engineer has stated that there is sufficient capacity due to the road slope and the existing inlets in the roadway in this location. C��lculations liave been included in tlze Stormwuter Management Calcul�rtions showina tlte existing and proposed rates for t/ae surface runoff directly on to Shady Beach Trai! Northeast. As �[iscussed at our rneetin;, the proposed surfaee runoff rates f'rom Lots 3- 6, Blk 2 are slig/itly higlzer tltan in the existing conditions, but will stay in the northerly grrtter lirre «ricl gef iii the e�isti�ig sto��ni sewei� si'steni. 5. In order for the development to show additional PUD benefits, the City Council requires that the capacity of infiltration basin #2 be enlarged to accommodate additional volume based on potential infiltration requirements that may be triggered during future reconstruction of Shady Beach Trail. Please provide revised plans and calculations showing that the available area has been maximized with respect to infiltration potential. I�rfrlti•utio�r B�rsin 2 wus enlrrf�e�l fo uccommodrrte 0.57 ucres of acltlitio�rr�l «rea the future deve[opment of Sl�ucly Beue/z Trail Northecrst. Erosion control and SWPPP 1. Project rnust meet the requirements the Minnesota General Construction Stormwater Permit (MNR100001). A detailed SWPPP review will take place after final plat submittal. We m�e workina on t/re SG�'PPP and it will be subriaifted to the Citl� for review. o � r�r �� � Memo ��H�so�� D�tc: July 31, 2013 To: G�•eg Scliweich, Co��per Crcek Development From: Jeff Matzke, PIAIlI1C1 Cotnmunity & Economic Develo�znent Deparhnent Subject: Bluffs of Shady Beach Preliminaiy Plat and PUD Projec# DEV-2413-007B The Catrununity & Economic Development Depacfinent has reviewed the Preliminaiy Plat and PUD for the subject project with a plan date of July 9, 2013 and we have the following con�ments: General 1. Estimated development fees for this p�•oject are based on proposed plan net acres. These fees inciude Park Land Dedication, Sfreet Oversize Charge, Trunk Sewez• Ch:arge, Trunk V��ater Charge, Trunk Storm Water Charge, and Utility Comiection Charge. Additional 4% Administration Fee and 5% Constil�ction Observatio�i Fee based on your engineer's fiiial constructioii estimate will also be charged. Detailed fee information will be established in the Fin�tl Development Agreement at the time of Final Plaf. 2. At time of Finai Plat provide City with draft wa�•rant3� deec�s for all outIot areas to be dedicated to the City according to Ordinance 1004.b04. A recorded copy of the deeds shall be delivered to the City After recording of-tlie final plat, 3. Before final plat is signed the Developer shall st2bmit a security in the amount of l25% of the cost of public improvemezats, grac�ing, erosian control, tree replacenient/landscaping, monu�iientation, as-builts/f•ecord drawings. Grading of si#e can begin following Preliminary Plat approt�al once grading, erosion control, and tree i•eplacement/ landscaping security is established. P��etiminai � Plat 1. Identify specific proposed set6acks for Lats 2-5, Black 2. 2. Revise lot width indicated for lots adjacent to outlots to not include outlot width. Tree Pr•esei��ation Plan / Lanciscape Plan 1. Indicate t�ee species for p�•oposed replacement h�ees. Plan sl�ould i�idicafe miiumum 2 fcees per front 3�ard a�id 4 per corner lot 2. City Staff reconuiiends a consei•vation easement area be indicated for saved tree areas � along Shady Beach corridor to ensuF•e fiitttre preservation of these trees. Indicate 1 conseivation easement area oti plans. � - I I i I � i Pl�one 952.447.98U0 / Fax 952A�17.4245 /��1ti�v.cityoPpriodake.com i