HomeMy WebLinkAbout8F - Sterling South at WildsSTAFF AGENDA REPORT
AGENDA #:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
DISCUSSION:
ISSUES:
DEB GARROSS, ASSISTANT CITY PLANNER
CONSIDER ADOPTION OF RESOLUTION 94-51 APPROVING THE
PRELIMINARY PLAT OF STERLING SOUTH AT THE WILDS.
AUGUST 1, 1994
The purpose of this item is to consider an application by David Carlson
Companies to replat Outlot P, The Wilds into an 88 unit townhome
development. See attached maps and application for reference to this
item.
The Planning Commission held the public hearing to consider the
preliminary plat and cul-de-sac variances for Sterling South at The Wilds.
The public hearing was held on July 21, 1994. The Planning
Commission, on a 3 to 2 vote, recommended approval of the preliminary
plat subject to the 19 conditions outlined in Resolution 94-05PC. Two
primary issues were discussed in depth by the Commissioners: the
concept of private streets and the loss of a significant, mature, "old
growth" forest which will result due to matching grades on site to the
existing golf course.
Commissioner's Kuykendall and Loftus object to private street
development and the lack of an alternative access to the site. The
concern is that the streets should be public and for safety reasons, there
should be at least one additional access other than the extremely long
cul-de-sac proposed.
A second issue is related to, but should not hold up the platting of Sterling
South. The issue is related to policy decisions of the City regarding the
underlying plat of The Wilds. "The Wilds" is in an unfinished state in
terms of installation of sewer, water and streets. Due to the large size,
complexity of the project, number of parties involved, amendments and
plan changes, there is a high state of confusion about the status of the
project. At this point, because utilities and streets are not installed within
the underlying plat of The Wilds, it is extremely difficult to review the
proposed plats for the outlots. To further exaberate the situation, the City
has allowed building permits to be issued beyond the 1, single family
permit per underlying property, as allowed by the Subdivision Ordinance
(Section 6-3-3(B)5d. Staff is continuing to receive pressure to
recommend approval of subdivisions and building permits which due to
the unfinished status of The Wilds, are premature.
The City Council should carefully consider this issue and perhaps, not
accept future subdivisions/building permits for other outlots within The
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
ALTERNATIVES:
RECOMMENDATION:
ACTION REQUIRED:
Wilds, until such a time as the utility and street installations are complete.
Planning Consultant Blair Tremere, will be present at the City Council
meeting to discuss this issue. Staff seeks Council direction in this area
and recommends that a meeting be held with Councilmembers and Staff
to update each other on the status of the project and to develop a policy
for consideration of future plats and permits.
Approve the preliminary plat subject to conditions outlined in
Resolution 94-51 or as amended by the City Council.
Continue discussion for specific purposes.
Deny the preliminary plat finding it inconsistent with the purpose
and intent of the approved "The Wilds PUD" development plan.
Alternative #1.
A motion to adopt Resolution 94-51.
REVIEWED BY:
Frank Boyles, City Manager-
-2-
RESOLUTION 94-51
RESOLUTION OF THE PRIOR LAKE CITY COUNCIL TO APPROVE THE PRELIMINARY PLAT
OF "STERLING SOUTH AT THE WILDS."
MOTION BY:
SECONDED BY:
WHEREAS.
the Prior Lake Planning Commission conducted a Public Hearing on the 21st day of July, 1994, to
act on a petition submitted by David Carlson Companies, Inc., to approve the preliminary plat of
"Sterling South at The Wilds," and
WHEREAS.
notice of the public heating on said motion has been duly published and posted in accordance
with the applicable Minnesota Statutes; and
WHEREAS,
The Planning Commission determined the preliminary plat to be in substantial compliance with
the Comprehensive Plan and The Wilds PUD Development plan; and
WHEREAS,
The City Council held a hearing on August l, 1994 to consider the preliminary plat of "Sterling
South at The Wilds" and affim~s the recommendation of the Planning Commission to approve the
preliminary plat subject to the conditions identified herein.
NOW, THEREFORE BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE,
MINNESOTA, that it hereby approves the preliminary plat of "Sterling South at The Wilds" subject to the
fOllowing:
A 100' and 1,520 foot cul-de-sac variance be granted from the 500' maximum cul-de-sac length
requirement of the Subdivision Ordinance.
The developer submit a tree replacement plan tbr the southeast part of the plat, subject to approval of the
Director of Planning.
A private street system consisting of a 25' street width be approved for the development. On-street
parking be limited to one side only with one side posted "No Parking Fire Lane". Forty-four off-street
stalls are provided for additional guest parking.
The preliminary plat be revised to incorporate a sidewalk or trail for pedestrian or emergency vehicle use
subject to approval by the City Engineer, to connect the development to the commercial area located west
of the subject site. The location and specifications of the sidewalk/trail be subject to approval of the Parks
Director.
The developer identify how he plans to maintain interest and eliminate monotony through the use of
architectural standards, landscaping, and style of units.
6. A street lighting plan be developed and submitted subject to the approval of the City Engineer.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
o
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
Passed
A sanitary sewer lift station is necessary to serve the plat, Outlot O of The Wilds, and the area west of
County Road 83. Lift station design and maintenance location shall be acceptable to the City Engineer.
The sizing of the watermain for the plat, Outlot O and area west of County Road 83 be done acceptable
to the City Engineer.
The Developer's Agreement, as drafted by the City Engineer, shall be signed and fully executed prior to
the release of the f'mal plat. All fees shall be paid prior to release of the final plat. A letter of credit for
future County Road 83 improvements is required from The Wilds Developer as per The Wilds Developer
Agreement.
Easements be provided, acceptable to the City Engineer, for all utility lines to be maintained by the City.
Additional valves shall be placed at locations acceptable to the City Engineer.
Surface restoration in easement areas disturbed for the repair of utility lines, shall be the responsibility of
the Homeowners Association and included in the covenants for Sterling South At The Wilds.
Drainage of lots shall be the responsibility of the Sterling South At The Wilds Developer.
The watermain booster station be in operation before any Certificates of Occupancy will be granted.
Utility and drainage easements, erosion control plan and sewer/water plan be revised acceptable to the
City Engineer. All easements including those necessary on the plat be granted, acceptable to the City
Engineer.
A complete set of construction plans and specifications for all public works facilities for subdivision be
submitted in accordance with the requirements of the "Public Works Design Manual".
The Interoffice Memorandum comments from Jeffrey Evens and Lanol Leichty be satisfied acceptable to
the City Engineer.
All private streets shall be constructed to City Standards, with the exception of width and other applicable
City Policy.
The covenants be amended to incorporate language specifying that the private road shall remain private in
perpetuity. The language must be reviewed and accepted by the City Attomey.
and adopted this 1st day of August, 1994.
Yes No
Andren Andren
Greenfield Greenfield
Kedrowski Kedrowski
Schenck Schenck
Scott Scott
{ Seal }
Frank Boyles
City Manager
City of Prior Lake
The Public Heating was called to order at 8:00 P.M. The public was in attendance and a sign-up sheet was
circulated.
Mike Mcrley, Project Manager for The Wilds, stated he is representing Nedegaard Construction in this
request. The site consists of Lots 1-5, Block 5, of The W'fids and was originally platted with 16 units. The
size of the villas has increased therefore necessitating a reduction from 16 units to 15 units and a application
to replat was submitted.
Horst Graser, Director of Planning, presented the infom'afion as per planning report of July 21, 1994. The
application has been submitted in accordance with SubcLivision 87-10 and consistent with the development
framework and standards in The Wads PUD. The subject site contains 5.7 acres and the development plan
for 15 units will have a gross density of 2.6 units per acre. The site contains a wetland feature (Basin W)
which has been compromised by grading and lack of erosion control measures. The current plat has
drainage easements which are in conflict with the proposed plat The applicant has petitioned for vacation
of all utility and drainage easements within Block 5 with the intent to rededicate easements based on the
proposed plan. This vacation petition will be brought before the City Council for consideration. Resolution
94-06PC has been prepared for consideration by the Planning Commissioners.
Larry Anderson, City Engineer, gave a brief summary on engineering aspects of the proposed plat and
stated that issues are being resolved.
Comments from the Commissioners were: easement vacations, wetland Basin W restoration, erosion
control enforcement, private streets versus public streets, homeowners association, walk-ways, and all weae
in support of the application.
MOTION BY VONI-IOE SECOND BY ROSETH, TO RECOMM~N'D TO THE CiTY COUNCIL THE
APPROVAL OF RESOLUTION 9442)6PC AS SUBMITTED BY STAFF, FOR THE PRELIMINARY
PI.AT OF THE VILLAS AT THE WILDS FIRST ADDITION.
Vote taken signified ayes by Vonhof, Roseth, Arnold, Loftus, and Kuykendall. MOTION CARRIED.
MOTION BY LOFTUS, SECOND BY ROSETH, TO CLOSE THE PUBLIC HEARING.
Vote taken si~ed ayes by Loftus, Roseth, hmold, Kuykendall, and Lofms. MOTION CARRIED. The
Public Heating closed at 8:30 P.M.
A recess was called at 8:30 P.M. and reconvened at 8:32 EM.
ITEM IV - PUBLIC HEARING - STERLING SOUTH OF THE WILDS - PREI.IMINARY PLAT
AND VARIANCE
The Public Hearing was called to order at 8:32 P.M. The public was in attendance and a sign-up sheet was
circulated.
Scott Clements, General Man~er of David Carlson Companies, gave a presentation on their proposal. The
proposed development consists of 88 townhome units on 21.01 acres. Common areas have been designated
throuahout the site for use by all the townhomes. The topography is extreme in some areas but has been a
marketing plus. Sidewalks me being designed for pedesn-ian access. Length variances for cul-de-sacs are
being requested 'also. Tree loss is a concern and 200 trees are planned to be replaced as per the landscape
plan. Architectural design has been addressed and the development will be a very up-scale project The
density of Sterling South is lower then what was approved for The Wads PUD.
Horst Grasm; Director of Planning, presented the information as per planning report of July 21, 1994. The
request is for lhelimina,-y Plat approval of Outlot P and two cul-de-sac leng-,h variances. The PUD was
PLANNING COMMISSION
July 21. 199a,
Page 3
approved in 1993 as a multi-use development The development of Outlot P was planned after the fairways
were completed resulting in the developer having to match grade with the golf course. Homeowners
association documents have been submitted with similar language as in Sterling North. Resolution
94-05PC outlines the issues for discussion and approval.
A memo from Bill Mangan, Director of Parks, was included in the packet.
Larry Anderson, Cky Engineer, cornmmted on engineering issues as outlined in Resolution 94-05PC.
Comments from the Commissioners were on: private or public status of Maple Lane, tree replacement plan,
an additional road access for safety purposes, architectural design, sidewalk and trail connections, street
lighting plan, utility location, easement access control, curb and grade on Lots 63, 64, 79, and 80, and
m~tenance of streets.
Commissioner Kuykenrtan stated his objection to privately owned right-of-ways. Cornrnissioner Loftus
felt the proposal should be continued as he was not comfortable with the private street concept
MOTION BY ROSETH, SECOND BY VONHOF, TO RECO~ TO THE CiTY COUNCIL THE
APPROVAL OF RESOLUTION 94-05PC AS AMENDED FOR THE PRelIMINARY PLAT AND
VARIANCES FOR STERLING S ObffI-I ATTHE WILDS.
Vote taken signified ayes by Roseth, Vonhof, and Arnold. Nayes by Lofms and Kuykendall, MOTION
CARRIED.
MOTION BY ROSETH, SECOND BY VONI--IOF, TO APPROVE A 100 FOOT AND A 1,520 FOOT
CUL-DE-SAC LENGTH VARIANCE FROIvl THE 500 FOOT MAXIMUM CUL-DE-SAC LENGTH
REQUIRE~ OF THE SUBDMSION ORDINANCE FOR STERLING SOUTH OF THE WILDS.
Vote taken si~ed ayes by Roseth, Vonhof, and Arnold. Nay by Loftus. Kuykendall abstained.
MOTION CARRIED.
MOTION BY ROSETH, SECOND BY VONHOE TO CLOSE THE PUBLIC HE,~RING.
Vote taken signified ayes by Roseth, Vonhof, and Arnold. Nayes by Loftus and Kuykenchtl, MOTION
CARRIED. The Public Heating was closed at 10:36 P.M.
ITEM V - .IERRY HALLIDAY - VARIANCE
Jerry Hal.liday, 16604 Inguadona Beach Circle, stated he is proposing to remove his existing home and
construct a new house. The existing home is in need of repair and with a ~m-owing family more mom is
essential. He currently does not have a gm-age on the property.
Horst Gmser, Director of Planning, presented the infomnafion as per planning report of July 21, 1994. The
vm'iances requested are as follows: (1.) 5 foot front yard variance from the 25 foot front yard setback
requh-ement. (2) 2 foot south side yard variance fi.om the 10 foot side yard setback requirement. (3) 5 foot
north side yard variance from the 10 foot side yard setback requirement (4) 28.5 foot lakeshore variance
from the 75 foot lakeshore setback requirement (5) A 1% impervious surface variance from the 30%
impervious surface maximum. (6) A 1200 square foot minimum lot area variance from the minimum
7500 foot lot area requirement for a riparian lot. The DNR sug~sted altemative plans be considered. The
subject site was platted under the jurisdiction of a previous government If all required setbacks were
enfo~ced the site would be unbuildable. The property has been assessed for taxes. Staff recommends
installation of ~tters to control ch'ainage.
PLANNING COMMISSION
July 2l. t994
Page 4
'SUffTPC
AGENDA ITEM:
SUBJECT:
PRESENTER:
PUBLIC HEARING
DATE:
4
CONSIDER APPLICATION FROM DAVID CARLSON
COMPANIES, INC. FOR PRELIMINARY PLAT APPROVAL
AND VARIANCE FOR STERLING SOUTH AT THE WILDS
HORST W. GRASER, DIRECTOR OF PLANNING
X YES __NO
JULY 21, 1994
INTRODUCTION:
The purpose of the public hearing is to consider the preliminary plat of Sterling South at The
Wilds. The proposed development consists of 88 townhome units on 21.01 acres. The subject
site (Outlot P) is part of The Wilds PUD approved in 1993 as a multi-use development consisting
of 580 acres. In conjunction with the subdivision application, the applicant has requested a
variance from the maximum cul-de-sac length of 500 feet for the northerly and southeasterly
cul-de-sac of 1520 feet and 100 feet respectively. A separate motion for the variances is in order.
A separate motion in the roma of a recommendation to the City Council is also necessary.
Resolution 94-05PC has been prepared to facilitate the review process.
REVIEW PROCESS by Horst W. Graser, Director of Planning
The subdivision application has been submitted in accordance with Ordinance 87-10 (Prior Lake
Subdivision Ordinance) and the variance in accordance with Section 7.6 of the Prior Lake
Zoning Ordinance. The development must also be consistent with the development framework
and standards established in The Wilds PUD. Attached please find page 43 of The Wilds PUD
Text which has established development standm'ds for attached housing units.
f2OMPREHENSIVE PLAN COMPLIANCE by Horst W. Graser, Director of Planning
The project site is part of The Wilds Multi-use PUD, which was approved in October of 1993.
The PUD consists of 580 acres and 466 housing units of which 191 are attached units and 275
are single family detached units. The subject site has been designated in the PUD development
framework as a site for attached housing. Although 191 attached units have been approved, only
140-150 units will actually be consu'ucted based on the cun'ent applicant's density before the
Planning Commission. This proposal is in substantial compliance with the Comprehensive Plan
and The Wilds PUD development framework.
The subject site contains 21.01 acres of east to west sloping land. The easterly 550 feet of the
site or about 8.5 acres are heavily wooded with a mature forest. This area is also one of the
highest elevations in ~'ior Lake. A ch'ainage way with some volunteer growth crosses the
southwest corner of the site. The remainder of the site is open space that appears to have been
farmed at one time.
4629 Dakota St. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 4474245
AN EQUAL OPPORTUNITY EMPLOYER
Adjacent to the west of the subject site is The Wilds general commercial site consisting of 16.29
acres (9.54 acres are buildable). To the north and northeast are fairway 12 and 13. To the
southeast of the site is The Wilds golf maintenance building. The entire southern border is
shared with the Dakota Community. Oakes Lane which delineates the southern boundary of the
site is a shared roadway, half in Prior Lake and half in the Dakota Community. Maple Lane, a
450 public roadway provides access to the site and Outlot L located adjacent to the north of this
street.
PRELIMINARY PLAT
Planning Considerations by Horst W. Graser, Director of Planning
The proposed development plat features 88 twinhome units (44 buildings), on 21.01 acres for a
gross density of 4.2 units per acre. The sites relationship to other adjacent areas is defined by the
uses of the adjacent areas. The PUD development framework and preliminary plat of The Wilds
do not indicate a road connection to Oaks Lane or the general commercial area to the west or the
Dakota Community to the south. The only access is from Wilds Parkway resulting in a 2,020
foot cul-de-sac. The southeasterly cul-de-sac also exceeds the 500 foot maximum by 100 feet.
This variance could be eliminated by connecting the two southerly cul-de-sacs, however,
considerable regrading is necessary to accomplish this. Maple Lane is currently a public
roadway about 450 ~'eet in length and will be improved this year as required by the initial Wilds
Developers Agreement. Consideration should be given to vacating this su-eet making it part of
the private street systems for this site and Outlot L adjacent to the north. There is no public
welfare or safety need why Maple Lane needs to be a public street in this situation. A condition
where a public street changes to a private street in a development should be avoided if possible.
The principle reason Maple Lane was platted was to provide legal access to the site.
The Wilds residential development component was established around the design of the golf
course, also considerable effort and time was invested in the single family component of the
PUD. However, the detailed planning for the multi-family sites could not proceed until a
developer and a mm'ket strategy were in place. The proposed development plan for the site is
within the established framework of the PUD however, there are several issues which should be
discussed in greater detail.
The development plan indicates severe grading in the heavily forested eastern part of the
site. Based on the current plan, only a few of the trees will be saved. The slopes in this
area are less than 20%, however, they are totally wooded. The developer was put on
notice to explore alternative grades. Elevation flexibility adjacent to the fairways has
been lost since this development must tie into the established grades of the fairways.
Perhaps the developer should consider a tree replacement plan as an alternative.
The development features a private street system with street width of 25 feet. On-street
parking should be limited to one side only. Forty-four off-street stalls are provided for
additional guest parking.
Two cul-de-sac variances are applied for. Under the conditions and circumstances these
variances seem reasonable.
The homeowners documents have been submitted. The Planning Commission and City
Council required specific language in Sterling North documents which stated that the
private roads shall remain private in perpetuity. The same language should be added to
the Sterling South Covenants.
Since vehicular access to Oakes Lane is not provided nor desired by the applicant, then a
pedestrian way should at least be considered as an alternative. It would appear
reasonable that the residents of this neighborhood may desire to walk to the commercial
area at County Road 83 and Oakes Lane.
The developer should delineate how he plans to maintain interest and eliminate monotony
through the use of architectural standards, landscaping, and style of units.
6. A street lighting plan has not been addressed.
PARKS AND OPEN SPACEby Bill Mangan, Director of Parks and Recreation
The only comment I have regarding this subdivision is as follows:
There needs to be a trail connection or a sidewalk connection from the west edge of the
plat to Wilds Parkway. On the plat, there is shown an 8 foot concrete walkway but I
believe that this is private and part of golfcourse for golf carts. Within the plat of Sterling
south, there needs to be a walkway that will be designed to get the people to the west
which is the commercial development. Otherwise, people will have to walk or ride their
bike all the way around Mystic Lake to get to the commercial area.
ENGINEERING by Bruce Loney, Assistant City Engineer
The following comments are on the review of the preliminary aND final plat submittals fdor the
above referenced plat. Also attached are memorandums from Jeffrey Evens and Lanol Leichty
of the Engineering Department on the plat.
Sterling South At The Wilds
A sanitm'y sewer lift station is necessary to serve this plat and Outlot O of The Wilds and
area west of County Road 83. Lift station design and maintenance location shall be
acceptable to the City Engineer.
The sizing of the watermain for this plat area, Outlot O and area west of County Road 83
needs to be done acceptable to the City Engineer.
The Developer's Agreement as drafted by the City engineer, shall be signed and fully
executed prior to the release of the final plat. A1 fees shall be paid prior to release of the
final plat. A letter of credit for future County Road 83 improvements is required from
The Wilds Developer as per The Wilds Developer Agreement.
Easements are necessary for all utility lines to be maintained by the City and to the City
Engineer.
5. Additional valves shall be placed al locations acceptable to the City Engineer.
o
Surface restoration area in easement areas disturbed for the repair of utility lines shall be
the responsibility of the Association and included in the covenants for Sterling South At
The Wilds.
Drainage of lots shall be the responsibility of the Sterling South At The Wilds Developer.
Watermain Booster Station needs to be in operation before Certificate of Occupancy's
can be granted.
o
Utility and drainage easements along with an erosion control plan and sewer/water plan
be revised acceptable to the City Engineer. All easements including those necessary on
the plat be granted, acceptable to the City Engineer.
10.
A complete set of construction plans and specifications for all public works facilities for
subdivision be submitted in accordance with the requirements of the "Public Works
Design Manual".
11.
The Interoffice Memorandum comments from Jeffrey Evens and Lanol Leichty be
satisfied acceptable to the City Engineer.
12.
One side of private streets be posed as a f'zre lane, preventing parking on that side of the
street.
13.
Private streets be constructed to City Standards, with the exception of width and other
applicable City Policy.
14.
The restrictive covenants must be amended to incorporate language specifying that the
private road shall remain private in perpetuity. The language must be review and
acceptance by the City Attorney.
15. A street lighting plan, acceptable to Staff, be submitted.
ALTERNATIVES:
Recommend approval of the preliminary plat and variances as per Resolution 94-05PC as
submitted or with changes directed by the Planning Commission.
2. Continue the Public hearing to a date and time certain.
3. Deny the application based on facts and findings.
RECOMMENDATION;
Alternative Number 1.
"~'~"*' RESOLUTION 94-05PC
RESOLUTION OF THE PRIOR LAKE PLANNING COMMISSION TO RECOMMEND APPROVAL
OF VARIANCES AND THE PRELIMINARY PLAT OF "STERLING SOUTH AT THE WILDS."
MOTION BY: ROSETH
SECONDED BY: VONHOF
WHEREAS,
WHEREAS,
WHEREAS,
the Prior Lake Planning Commission conducted a Public Hearing on the 2 Ist day of July, 1994. to
act on a petition submitted by David Carlson Companies, Inc., to approve the preliminary plat of
"Sterling South at The Wilds." and
notice of the public hearing on said motion has been duly published and posted in accordance
with the applicable Minnesota Statutes; and
The Planning Commission determined the preliminary plat to be in substantial compliance with
the Comprehensive Plan and The Wilds PUD Development plan.
NOW, THEREFORE BE IT RESOLVED, BY THE PRIOR LAKE PLANNING CONIMISSION OF THE
CITY OF PRIOR LAKE, MINNESOTA, that it hereby recommends that the City Council approve the
preliminary plat of "Sterling South at The Wilds" subject to the following:
A 100' and 1,520 foot cul-de-sac variance was granted from the 500' maximum cul-de-sac length
requirement or' the Subdivision Ordinance.
The developer submit a tree replacement plan for the southeast part of the plat, subject to approval of the
Director of Planning.
A private street system consisting of a 25' street width be approved for the development. On-street
parking be limited to one side only with one side posted "No Parking Fire Lane". Forty-four off-street
stalls are provided for additional guest parking.
The preliminary plat be revised to incorporate a sidewalk or trail for pedestrian or emergency vehicle use
subject to approval by the City Engineer, to connect the development to the commercial area located west
of the subject site. The location and specifications of the sidewalk/trail be subject to approval of the Parks
Director.
The developer identity how he plans to maintain interest and eliminate monotony through the use of
architectural standards, landscaping, and style of units.
6. A street lighting plan be developed and submitted subject to the approval of the City Engineer.
A sanitary sewer lift station is necessary to serve the plat, Outlot O of The Wilds, and the area west or'
County Road 83. Lift station design and maintenance location shall be acceptable to the City Engineer.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 4474245
aN EQUAL OPPORTUNITY EMPLOYER
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
Passed
The sizing of the watermain for the plat, Outlot O and area west of County Road 83 be done acceptable
to the City Engineer.
The Developer's Agreement, as drafted by the City Engineer, shall be signed and fully executed prior to
the release of the final plat. All fees shall be paid prior to release of the final plat. A letter of credit for
future County Road 83 improvements is required from The Wilds Developer as per The Wilds Developer
Agreement.
Easements be provided, acceptable to the City Engineer, for all utility lines to be maintained by the City.
Additional valves shall be placed at locations acceptable to the City Engineer.
Surface restoration in easement areas disturbed for the repair of utility lines, shall be the responsibility of
the Homeowners Association and included in the covenants for Sterling South At The Wilds.
Drainage of lots shall be the responsibility of the Sterling South At The Wilds Developer.
The watern~ain booster station be in operation before any Certificates of Occupancy will be granted.
Utility and drainage easements, erosion control plan and sewer/water plan be revised acceptable to the
City Engineer. All easements including those necessary on the plat be granted, acceptable to the City
Engineer.
A complete set of construction plans and specifications for ail public works facilities for subdivision be
submitted in accordance with the requirements of the "Public Works Design Manual".
The Interoffice Memorandum comments from Jeffrey Evens and Lanol Leichty be satistied acceptable to
the City Engineer.
All private streets shall be constructed to City Standards, with the exception of width and other applicable
City Policy.
The covenants be amended to incorporate language specifying that the private road shall remain private in
perpetuity. The language must be reviewed and accepted by the City Attorney.
and adopted this 21st day of July, 1994.
{ Seal }
Yes
Arnold ;K
Kuykendall
Loftus
Roseth )q
Vonhof ~
No
Amold
Kuykendall X
Loikus X
Roseth
Vonhof
Deb Garross
Assistant City Planner
City of Prior Lake
APPLICATION FOR THE SUBDMSION CF LAND
WITHIN THE CITY OF PRIOR LAKE
Property Owner: David Carlson Companies, Inc.
Address: 19965 Waterford Court Shorewood, ~
S~bdivider: David Carlson Ccmpanies, Inc.
Address: 19965 Waterford Court Shorew~od~ ~
Agent: Not Applicable
Address: --
55331
55331
Phone: 612-474-1362
Phone: 612-474-1362
Phone: --
Name of Surveyor: Schoell & Mac]son, Inc.
Name of Engineer: Pioneer Engine=ring
Legal Description of Property: Outlot 'P'
.Phone: 612-546-7601
Phone: 612-681-1914
, The Wilds
Present Zoning: PUD (Multi-Family)
Deed Restrictions: No XX Yes
Property Acreage: 21.01
__ If so, please attach.
F~s the Applicant previously sought to plat, rezone, obtain a variance or
conditional use permit on the subject site or any part of it:
No XX Yes What was requested:
I ~v~ r~ad the Prior rake Subdivision Ordinance and agree to provide the
inf~a~c~ and do the work in accordance with the provisions of the ordinance.
~'~n~rs Signature Date
THIS S~'~fION TO BE FT~.LED IN BY THE ~ DIRECiOR
PLANNING COMMISSION ~/~PRCUED DENIED 7-~/- ~ ~ OF ~FARIN~
CITY COUAXZq~ APPRCUSD DENIED DATE OF ~FARIN~
CONDITIONS:
Signature of the Planning Director
D~te
~ OF PRIOR LAKE
APP~CATION FOR VARIANCE
Applicant: ~O ~.~4.~ C0~%~ ~. ~e Phone: ~' ~%L~
~r~s: 19~ ~~~ ~u~ ~o~ ~.~rk Phone: ~3~' {~ ~
Pr~y ~er: ~V%O ~~ ~~~ %~. . ..~e Phone: ~~
~s: ~~ ~ ~rk PP~ne: ~~
~ of ~e~p: F~~ ~ntra~ ~rc~e ~r~t
L~ ~cri~ion ~ ~ , _.
of Var~ Site: ~O ~ ~ _~ ~~ ~ ~~ _ ~
~ the a~li~t pr~io~ly sought~~one, obta~ a vari~ce or co~itio~
~e ~it on the s~j~ site or ~~it? ~Yes __ ~
SUBMISSION REQUIPdS~S:
Q%) Completed application fo~m. (~)Pro~ ~y ~di~g the
pr~s~ d~o~.t ~ r~ation to pro~ l~es ~or or~-~g~ter ~;
pro~s~ bu~d~g ~atio~ ~d dr~ge pl~. (D)Ce~ifi~ fr~ ~stra~ fi~,
~ ~d addr~ses of pro~ ~e~ wi~ 100 f~t of ~he ~erior ~daries of
~e s~j~ pro~. (E)~lete 1~ descri~ion & Pro~r~ Id~tifi~on ~er
(~). (F)D~ r~tri~io~ or private ~v~ts, ~ a~li~le. (G)A ~rc~ ~p
at 1"-20'-50' shrug: The site dev~o~nt pl~, bu~d~.gs: ~rk~g, load~g, t
access~su~ac~~age, l~p~ ~d ut~i~ se~ice. ~ ~~~
~Y ~L~ ~I~ONS ~LT, BE AC~ ~ ~~ BY ~ ~~ ~S~ .
To the best of my kncw!edge t~he information presented on t~his form is correct. In
addition, I have r~d Section 7.6 of the Prior Lake Zoning Ordinance which specifies
requir~nts for variance procedures. I agree~~to pr~vi _info~rm~tion an~ fol!cw the
procedures as outlined in the Ordinance.
P~e ¢~ners'~atur e
CONDITIONS:
Signature of the Plannir~ Director Date
"VA25PN*
NOTICE OF HEARING FOR VARIANCE
You are hereby notified that the Prior Lake Planning Commission will hold a hem'ing in the City
Council Chambers located at City Hail, 4629 Dakota Street S.E. on: Thursday, July 21, 1994 at
8:30 p.m.
APPLICANT:
SUBJECT SITE:
David Carlson Companies Inc.
19967 Waterford Com-t
Shorewood, MN 55331
Outlot P, The Wilds
REQUEST:
The applicant has filed for the subdivision of Sterling South at The
Wilds, which is proposed to be an 88 lot, townhome development.
The Subdivision Ordinance specifies that the maximum length of a
cul-de-sac is 500'. One cul-de-sac within the proposed subdivision
is 600' in length. The main road entering the proposed
development is also considered a cul-de-sac and is 2020 feet long.
The applicant has filed a 100' and 1520' cul-de-sac length
variance for the respective cul-de-sacs with the subdivision
application for the proposed plat of Sterling South at The Wilds.
See attached map for cul-de-sac variance location.
If you are interested in this issue, you should attend the hearing. The Planning Commission will
accept orai and/or written comments. Questions related to this heating should be directed to the
Prior Lake Planning Department by calling 447-4230 between the hours of 8:00 a.m. and 4:30
p.m. Monday through Friday.
Prior Lake Planning Commission
Date Mailed: July 15, 1994
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 4474230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
07'13.'94 WED 16..51 FAX 612 47~ 7701 wATERFORD ~002
STERLING SOUTH at THE WILDS
SUPPORTIVE INFORMATION
The Developer, David Carlson Companies, Inc., is requesting the approval of a
towahome development to be known ;~s Sterling South at The Wilds, located at The
Wilds Golf Club.
The development will consist of eigh~'-eight (88) luxury townhomes, to be constructed
on property, known as N Outlot 'P', The Wilds", located on a private street off Wilds
Parkway, along the twetvth and thirteenth fairways. These homes are built as ~twms~,
resulting in forty4bur actual buildings.
The e.,dsfing land use prior to this request was farming/vacant, pr[or to its rezoning into
a Plannexi Unit Development by the Prior Lakes Development Limited Parmerskip. No
further rezoning is required. A variance has been requested to allow a cul-de-sac to be
constructed with a length in excess of 600 lineal feet. This request is in accordance
with acceptable conditions as described in the existing provisions (page 43) of The
Wilds P.U.D. Development Concept.
The development is on high ground, sloping east to west, with very. good soil
condi,dons, and is not in any Flood Plain area. The slopes will be adjusted as described
on the Crrading Plan to accommodate walkout lovaer levels on about half of the lots,
which are quite pop,,iar in this market. Lookout, full-basement, and non-basement
homes will alson be offered. The property is not affected by airport zones, nor are
there any proposed impacts from the development on nearby lakes or wildlife. A
N.U.R.P. pond is designed for the southwest comer of the property, as required by
The Wilds general development plan.
There will be no phasing of the development. The Developer would like to begin site
grading upon Preliminary Plat approval, and will be requesting a Building Permit for
t~o model units in order to take the most advantage of the selling sea, on.
The property area is 915,040 Square Feet, or 21.01 Acres. This equates to a building
density of a,.2 units/acre, whicla is within allowed ?.U.D. densities, and about average
tbr most projects previously completed by the Developer. Under to~nhome
ownerskip, the individual lots are typically 50' x 100', with a common lot line
between ~ach of the units sharing a building. The remaining land areas (Lot 89 in this
instance) are under common ownership of the Homeowners Association. A general
easement to the common area is granted to the City tbr access purposes relative to
utility repair, etc., and to the public for street use.
07:i3.34 TED i~G2 FA% ~i% 474 7701 wATERFORD ~00~
The use of a private street system is very typical of townhome communities throughout
the Twin Cities, and the Prior Lake P.U.D. provisions are considered common in the
Developers expe~ence. This format is not meant to limit the general public's access to
a neighborhood, but rather as a means to allow exceptions to the design criteria (width
alone, in this instance) utilized on public streets. Additional reasoning behind the use
of private streets include cost savings to the City in regards m Public Works expense,
and the lack of potential for future tie-ins to other public collector streets. In this
p~cular case, the streets will be filed within the Homeowner's Association documents
as 'private in perpetuity", to relieve the City from concern over future requests to be
incorporated into the public street system.
One side of the street will be posted 'No Pm'icing - Fire Lane" to allow unrestricted
access by emergency vehicles. Off:street parldng is provided t'or visitors at the ratio of
0.5 stalls per residential unit.
The entry off WLlds Lane into the SterLing South townh~mes ~ill be bermed and
landscaped in accordance with City. and The Wilds general landscaping requh-ements.
A subtle monument sign identifying the neighborhood will be provided as requested
(and designed) by The Wilds. This signage has not yet been submitted to the
Developer. The Wilds developers have also initiated discussions regarding the
installation of bermmg, landscaping, and privacy fencing along the South property lix~e.
Although not a part of this action requested by David Carlson Companies, Sterling
South would benefit from the work and the Developer is in favor of the screening.
Proposed General and individual unit landscape plans have been submitted to the City
for review. These plans have been designed to reduce the scale of the buildings, as
well as enhance the natural setting for the entire GolI' Club. Though presently treed on
the eastern third of the property, much of the existing cover will be removed for
conslzuction of thc streets and residences. While every effort will be made to save
significant trees fxom damage or loss, the required grading plan and housing density
(which is within P.U.D. limits, and necessary for economic feasibility of the project)
may result in the loss of most trees. This situation is being compensated for with a
great deal of landscaping and new plantings as shown in the general plan.
The development will have an underground sprinkling system to inszu'e well-maintained
lawns, shrubs, and trees. Decorative street Lighting will be provided by the Developer
and installed as recommended by Minnesota Valley Electric engineers. Mailboxes are
clustered in groups of four on an attractive "rustic" wood standard. Locations for these
will be identified with the assistance of the Postmaster.
The homes are designed to be rich in residential character and have architectural
treatments such as varied roof lines, extensive use of hip roofs with' moderate pitch,
building .jogs to avoid uniformity in elevation, etc. Building exteriors consist of stained
cedar siding with brick accent, clad 'windows, and asphalt shingles. Typically three or
07.~13/94 ~ED 16:53 FA~ 612 474 7701 wATERFORD ~004
four colors a.re chosen and predeteic, dned for the exteriors. The look of these
townhomes has been compared to the "Prairie Style" of architecture.
There are fora basic floor plans offered on the premium fairway and interior lots,
kno~,n as the Carlisle, F'restwick, Cardigan, Inverness. Main Floor Square Footage is
as follows:
Carlisle 2,150 SF
Prestwick 1,950 SF
Cardigan 1,740 SF
Inverness 1,740 $F
The Develoger will also be offering a more modes'ately ,m-ic~ home on the South~'e. st
culode-sac. The Berwick A & B pla~ of 1,657 SF on the main floor ,J-ill'also feature a
maintenance-free exterior.
These a~-eas can be i~creased ~,'ib~, the selecfon of Four-Sea~n Porches ~.~.d some
minimal room extension options. There is a mix of basement, lookout, and walkout
units available on the site, and the Developer offers non-basement homes, although this
opuon is not chosen very. often. Lower level finishes can accommodate up to about
1,300 SF. All homes will have a two-car attached garage with driveway par.king
typical of any single-family home. Care was given in design to expose 50% or more
of the ~ont of each home to the street, which minimizes tM feeling of the garage
overwhelming that elevation.
Base prices for these homes start at $I98,900, and will range up to about Sa00,000.
The market for them homes has proven to be exceptionally strong for this Developer.
All sales will be made to owner-occupied buyers. No sales will be made by the
Developer as rentals.
The co,ncc'pt of the development has been designed to appeal to the active 'empty-nest'
buyer wanting to live in a maintenance-free environment. This results in the use of a
Homeowners Association, which assesses monthly fees and provides the following
services: insurance on the buildings; common area electricity, water, and sewer
charges; exterior maintenance of the buildings and reserves for fut-o.re repair; private
road maintenance; trash removal; lawncare and landscaping maintenance; and snow
removal.
The Developer is of the opinion ,'hat the design of the homes, open common areas, low
den.siry, and extensive landscaping will exceed basic compliance with 'all City and
P.U.D. guidelines, and will enhance the overall character of The Sterling South
subdivision. The Dove! .o.o.o.o.o.o.o.o.op~' has experienced gr~t enthusiasm over the project, and has
already received several reservations on the lots pending approval by the City of Prior
Lake.
NOTICE OF SUBDIVISION PUBLIC HEARING
You au-e hereby notified that the Planning Commission will hold a Public Hearing in the Prior
Lake City Council Chambers at 4629 Dakota Street S.E., on Thursday, July 21, 1994 at 8:30
p.m..
The purpose of the hezu'ing is to consider the subdivision of the following legally described
property into 88 Townhome lots:
LEGAL DESCRIPTION:
Outlot P, The Wilds
If you desh'e to be hem'd in reference to this matter, you should attend this hearing. The Planning
Commission will accept oral and or written comments. If you have questions regm'ding this
matter, contact the Prior Lake Planning Depaxtment at 447-4230.
Deb Garross
Assistant City Planner
Date Mailed: July 6, 1994
To be published in the Prior Lake American on Saturday, July 9 and 16, 1994.
4629 Dakota St. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 4474230 / Fax (612) 4474245
AN EQUAL OPPORTUNITY EMPLOYER
C
A. STERLING SOUTH AT THE WILDS (OUTLOT P)
B. 16.29 AC. COMMERCIALLY ZONED LAND (OUTLOT O, 9.54 AC. CONSIDERED BUILDABLE)
C. DAKOTA COMMUNITY
PAGE 43 OF THE WILDS TEXT
Villa Homesites: Single-faraily attached and single-f~mily detached structures
intended for individual lot ownership which may include golf villas, club villas,
corporate villas, etc.
- Permitted Uses
- Minimum Lot Size
- Ma,mum Building Height
- Minimum Front Yard if Abutting
Arterial Street
- M/nimum Front Yard if Abutting
Public/Private Street
Minimum Lot Width'
Mimmum
Minimum
Minimum
Mi.n/mum
Maxnmum
Minimum
Lot Depth
Rear Yard
Side Yards of Buildings
Separation between Buildings
Number of Attached Units
Off-Street Parking per DU
Single-family residential,
single-family attached resident/al
2,200 sq.ft.
35 ft.
50 ft. from ROW Line
25 ft. from ROW/
roadway easement
22 ft. (at building line)
100 ft.
20 ft.
7_5 ft.
15 ft.
8 units
2 spaces
Cul-de-sac, pie shaped and flag lots will have a less than rninimum width
measured at building lines.
NOTE: No construction on, or alteration of, any land w/thin a sensitive land
· easement will be allowed.
Qther Requirements: It is intended that a preliminary and final plat will be
submitted for the residential development areas that are consistent with the
concepts and development standards set forth above. Additional requirements
or modifications may be established by the Prior Lake Planning Commission and
Prior Lake City Council pursuant to their review.
-43-
Inter-Office Memorandum
Fie:
Date:
Bruce Loney, Assistant City Engineer
Jeffrey T. Evens, Engineering Technician IV
Sterling South at the Wilds - Preliminary/Final Plat Review
July 12, 1994
The following is a list of comments and concerns I have after reviewing the above mentioned
plat/construction plans:
NOTE: The final construction plans were not signed until 7-7-94 and the City did not recieve them until
7-11-94 @ 12:30 P.M..
SHEET 1 - COVER SHEET
1.) The proposed street names need to be shown on the over-ail map. The scale shown for
this map is incorrect.
2.) The legend shown is not representative of the symbols used in this plan.
3.) The City Project #94-35 needs to be shown on these plans.
SHEET 2 - SANITARY SEWER AND WATERMAIN
4.) MH #9 is called out as a lift station. It is indicated "designed under contract". Details of
this lift station need to be submitted and the construction of this MH must be clearly
explained to insure proper coordination. The drop section must be D.I.P. and 20' of the
pipe coming into the MH will also need to be D.I.P.. The plans appear to drafted
incorrectly on the profile portion at MH #9.
5.) A profile of all proposed utilities from MH #1 to Wilds Lane needs to be shown on the
plans. This is a very important element of this project and will need to be looked at in
great detail.
6.) In several areas the sanitary sewer services will be less than 18" from the watermain.
This will require "watermain quality" pipe 10' each side of the watermain. The sanitary
sewer main could be lowered in these areas to eliminate this pipe and any other potential
problem associated with this conflict.
7.) A valve should be considered at Sra. 11+75 and/or at sra. 6+50. It appears that if there is
a watermain break between Sra. 12+00 and 1+50, 43 units will be out of water. This can
be reduced be adding additional valves.
8.) A Benchmark is needed on this sheet. This is important to insure the correct datum is
used.
9.) The proposed forcemain appears to be in conflict with the proposed storm sewer at Sra.
7+00 & 14+20. The forcemain may have to lowered or relocated.
10.) The proposed utilities need to be dimensioned to insure proper separation and
installation.
11 .) The proper name of all streets need to be labeled.
SHEET 3 - SANITARY SEWER AND WATERMAIN
12.) MH #15 is an outside drop MH and will require D.I.P.. This should be labeled on the
profile.
13.) Comment No. 6, 8, 10, and 11 apply to this sheet.
14.) The location of the proposed hydrant between lots 68 & 59 needs to looked at. The plans
show a hydrant in the driveways. This may cause problems in the future.
SHEET 4 - STORM SEWER
15.) At CB/MH 106 the proposed forcemain is shown to at approx, the same elevation of the
storm sewer. This conflict needs to be resolved.
16.) Lot lines should be shown on the plans.
17.) A Benchmark needs to be shown on this sheet.
18.) The proposed castings need to be reviewed. Some of the casting shown will be in
driveways. I can not find the casting listed in the Neenah catalog.
SHEET 5 - STORM SEWER
19.) A environmental sump MH should be ~onsidered for CB/MH 115 & 102.
20.) The pipe between CB/MH 115 & 116 needs to shown on the profile view.
21 .) A Benchmark is needed on this sheet.
SHEET 6 - STORM SEWER
22.) At CBMH 118 it appears that the proposed forcemain is in conflict with the storm sewer.
All utility crossings should be shown on the profile portion of the plans to insure that no
conflicts exist and to alert the contractor and inspector of alt potential problem areas.
23.) A Benchmark is needed on this sheet.
SHEET 7 - STREET CONSTRUCTION
24.) The details shown on this sheet need to be on a separate sheet per our Engineering
Guideline Manual.
25.)
Parking on the streets appears to be a problem. The parking needs to be looked at and a
plan should be submitted or incorporated in the streets plans.
26.)
The proposed islands appear to need separate details. The radius, dimensions, type of
curb, curb elevations, etc. need to be shown in detail to insure proper construction and
drainage.
27.)
The proposed elevation shown at sta. 0+00 does not match the grade shown on "The
Wilds" plans for Wilds Lane. A as-built and/or revised plans need to be submitted for
Wilds Lane. This tie-in needs to be shown on the profile view to insure proper street
construction.
28.)
The driveways are shown to be approx. 43' wide. Per section 6.5 (D) of the Zoning
Ordinance ddveway access shall be limited to 24 feet in width at the public street line.
29.)
Per our City Standards B618 Curb and Gutter shall be installed along the street radius
and the radius shall be a min. of 25'. This should be noted on the plans in insure proper
installation.
30.)
A min. 5' set back is required from side yards for all driveways. It appears that some of
the driveways shown are in violation of this code.
SHEET 8 - STREET CONSTRUCTION
31,) The proposed drainage in and around the cul-de-sacs need to be address in detail.
Additional spot elevations may help explain the drainage. Separate details should be
shown for the islands in the cul-de-sacs,
32.) Comments No. 24, 25, 26, 28, 29, and 30 apply to this sheet.
33.)
The profile shown on the lower dght of the sheet needs to show the proposed street
profile to the north of 0+00. A (-1.00%) slope is coming down the street and a (+1.82%)
is proposed from 0+00 to the south. A vertical curve may be needed in this area. The
profile should be extended to the west to where the proposed profile meets the existing
ground. The existing and proposed profiles need to be labeled on the profile view.
34.) A Iow point is proposed on street B at Sra. 2+34.85. The catch basins are shown at Sra.
2+50. It appears that there will be a different profile for the centertine and the curb. This
should be noted and explained in detail to avoid any potential conflicts in the field.
GRADING & DRAINAGE PLAN
1.) Per City Code 6-6-5 (C) "Where a subdivision is traversed by a watercourse, drainage
way, channel or stream, there shall be provided a drainage and/or floodage easement
conforming substantially with the lines of the watercourse or its flood plain and of such
further width as shall be determined by the City Engineer." Several drainage swales are
proposed traversing several lots. Easement appear to be required in these areas.
Example: Rear lots of 56-62.
2.)
3.)
Per my site inspection of the property I noticed that approx, the eastern 1/3 of the
property is heavily wooded with mature soft and hardwoods trees. City code 8-4-2 (J)4
states plans shall include: "Vegetative cover and clear delineations of any vegetation
proposed for removal."
Per Section 4.1 P4 the garage slab shall be a minimum of 18" above the proposed top of
curb. Several units appear to not meet this requirement. Example lots 85-72.
4.)
Per Section 6-4-3 (D) a site grading plan showing existing and proposed contours,
drainage direction and drainage areas submitted by a Registered Civil Engineer must be
submitted.
5.)
The existing contours shown do not match the existing contours from the Wilds plan. The
correct contours need to be verified to prevent any potential problems during
construction.
6.)
7.)
A NPDES General Storm Water Permit will be needed before any construction activity
can take place.
Several retaining walls are shown on this plan. Per our building codes any retaining wall
over 4' requires a permit and some engineering must be involved in the design of the
walls.
PLAT
2.)
Per Chapter 5 Sec. 6-5-1 (A) the final plat shall be prepared by a qualified person who is
a Registered Land Surveyor in the State of Minnesota. The plat that has been
submitted does not appear to be a plat. It appears to be just a drawing of the project.
Several easements are shown on the recorded plat of Outlot P in The Wilds. These
easements need to be shown on the plat and all Section Comers, 1/4 Corners, Section
lines, etc. should also be shown.
3.)
4..)
An 8' concrete walk is shown encroaching into this outlot on the east & northwest side.
An easement my be needed for this situation.
A drainage easement is shown on the southwest comer of this plan. It appears this
easements is not needed if the note is correct that all of lot 89 will be dedicated as
Drainage and Utility Easement.
Inter-Office Memorandum
From:
Re:
Date:
Bruce Loney, Assistant City Engineer
Lanol Leichty, Water Resources Coordinator
Sterling South Preliminary & Final Plat Review
July 12, 1994
LL$$2
1. Sumps should be provided in CB's 102, 115 & 118 to provide for sediment control and easy
access for maintenance purposes.
2. It appears that CBMH 114 should have a solid cover instead of a stool grate, it is on a slope
and will not catch runoff.
3. The casting for CB 113 should be a R-3067-V, instead of a R-4,342.
4. The grading plan shows the lower pond HWL & emergency overflow @ 976.3. The storm
sewer plans show the HWL @ 978.0. These need to be coordinated.
5. Units 27, 28, 32, 33 & 34 do not meet the 30 ft setback criteria from the HWL according to Ord.
94-01.
6. Sheet 7 of 12 on the "Wilds" plat shows a wetland approximately 20' wide which runs through
the southwest comer of the property. This wetland has not been delineated on the grading plan. The
plan shows two areas which will involve filling of this wetland. No wetland replacement plan has been
delivered showing how this wetland will be mitigated.
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