HomeMy WebLinkAbout9A Bluffs of Shady Beach Prelim PUD and Prelim Plat O� P ��+P
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Prior Lake, MN 55372
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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.
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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
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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
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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)
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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
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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.
YES NO
Hedber Hedber
Keene Keene
McGuire McGuire
Morton Morton
Souku Souku
Frank Boyles, City Manager
1
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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. �
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Pl�one 952.447.98U0 / Fax 952A�17.4245 /��1ti�v.cityoPpriodake.com i