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HomeMy WebLinkAbout4A - Enclave at Cleary Lake 2nd Add Agenda PacketPR-1Q� Fes+ U 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: DECEMBER 16, 2013 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER AGENDA ITEM: A PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A PRELIMINARY PLAT TO BE KNOWN AS THE ENCLAVE AT CLEARY LAKE 2"D ADDITION DISCUSSION: Introduction Ryland Homes Inc. has applied for approval of a Preliminary Plat to be known as the Enclave at Cleary Lake 2nd Addition to be developed as a 64 unit, low density residential subdivision. This site is located north of 1801h Street, west of CSAH 87 (Revere Way), east of Jackson Circle. History In 2006, the City Council approved a plat for the first phase of the Enclave at Cleary Lake residential development which included 53 single family residential housing units, all of which are currently constructed. The original developer, Pulte Homes, did not continue with the development of the 2nd phase at that time. Current Circumstances The current proposal calls for a slight redesign of the 64 unit single-family residential home lots in the second phase. The redesign involves movement of the Cleary Trail roadway slightly to the north in order to allow a trail corridor along the north side of 1801h Street; this street is to be paved. 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 5.36 acres. Topography: This site has varied topography, with elevations ranging from 950' MSL near the northwest corner of the site to 980' MSL near the southern boundary along 1801h Street. Vegetation: The natural vegetation on the site was cleared after the original preliminary plat was approved for the area. All replacement trees for the project were installed per the Tree Preservation requirements of the Zoning Ordinance previously. Wetlands: The project site contains a wetland near the southwestern corner of the site. The wetland delineation was approved for this site and all required mitigation was completed during Phase 1 of the development. A MnRAM Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com vegetation assessment is required in order to determine the required average buffer widths for the site. Some additional plan edits relating to wetlands are also required. Access: Access to the site is from Trailhead Lane and Cleary Trail to the north and from 180th Street to the south. 2030 Comprehensive Plan Designation: This property is designated for Low Density Residential uses on the 2030 Comprehensive Plan Land Use Map. Zoning: The site is presently zoned R-1 Low Density Residential. The density for the proposed plat is 2.9 units per acre. PROPOSED PLAN Lots: The plan calls for 64 lots to be constructed with a variety of single family housing styles. The lot sizes range in size from 12,040 square feet to 25,839 square feet. According to the developer's narrative letter, Ryland Homes proposes to offer seven different residential housing plans which are conceptually planned to range in size from 2,280 -3,380 above ground sq. ft. The units propose to include a 3 -car garage at a minimum. Setbacks: The typical residential required setbacks of 25 foot front and rear, 10 foot side yards, and 30 foot wetland are proposed throughout the development with the exception of the two lots directly adjacent to Outlot D which propose a 5 foot side yard setback next to the publicly dedicated utility outlot. Parks / Trails: 4.2 acres of neighborhood public parkland were dedicated in 2006 with the 1St phase of the development. The City plans to complete all improvements in the public park in 2015. Additional parkland dedication requirements will be satisfied through a cash payment into the park fund. Sidewalks will be placed along Cleary Trail and Trailhead Lane as well as a trail corridor along the north side of 180th Street. Streets: Four local streets are included within the development — Cleary Trail, Trailhead Lane, Bluestem Court, and Marsh Court. All streets are proposed to be public streets and are designed to meet the City's standard street width and design. Sanitary Sewer/ Water Mains: Sanitary sewer and water mains are currently in place along Trailhead Lane. Proposed utility mains running under the public streets throughout the development will connect to these existing utilities. Storm Water/ Hydrology: Although storm water calculations were submitted for Phase 1 of the development, an updated storm water report is needed to determine if the current proposal meets current rate and volume control requirements. Critical related submittal requirements include a plan for modification of the storm water pond outlet and dike. Design details for a proposed sand filtration system must be submitted and approved. Some additional plan edits relating to hydrology, storm sewer, and erosion and sediment control are also required as indentified in the Engineering/Public Works memorandum (attached). ISSUES: Landscape Plan: The Subdivision Ordinance requires two front yard subdivision trees per lot (4 for corner lots). The plat proposes to follow a landscape plan design which satisfies this Ordinance requirement. 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. Ryland Homes met with City staff previously to discuss issues related to the design of the preliminary plat. As noted in the attached staff memorandums from the Engineering / Public Works and Community & Economic Development Departments, the developer must refine the plans to assure compliance with the Public Work Design Manual requirements and City Zoning Ordinance. The developer has indicated that many of the key comments outlined by City Staff in the memorandums can be met and they are drafting a response to these City comments. However, as of the drafting of this report, their response has not been submitted to the City. An update will be provided at the Planning Commission meeting if City Staff does receive a response from the developer. City Staff would like to see the key comments in the areas of storm water, wetland analysis, and grading addressed prior to offering a favorable recommendation for the preliminary plat. Therefore, City Staff would recommend the item be tabled to the next Planning Commission meeting to allow the developer time to satisfy these issues. Otherwise, if the Planning Commission finds the preliminary plat acceptable, the staff would recommend the following conditions be attached: 1. Obtain the required permits from any other state or local agency prior to any work on the site. 2. Revise the plans to address all of the comments in the memorandum from the City Engineering Department dated December 9, 2013. 3. Revise the plans to address all of the comments in the memorandum from the City Community & Economic Development Department dated December 9, 2013. The City received the complete application for this request on November 19, 2013. The City has notified the applicant that the due to required review by other governmental agencies, and the required time for a City public hearing review, it is necessary to extend this review period to 120 days until March 19, 2014. ALTERNATIVES: The Planning Commission has the following alternatives: 1. Recommend approval of the Preliminary Plat subject to conditions identified by the Planning Commission. 2. Table this item to another Planning Commission meeting and provide the developer with direction on the issues that have been discussed. 3. Recommend denial of the request. RECOMMENDED 1. A motion and second table this item to another Planning Commission MOTIONS: meeting and provide the developer with direction on the issues that have been discussed. EXHIBITS: 1. Location Map 2. Developer Narrative Letter dated 11-19-13 3. Enclave at Cleary Lake 2nd Addition Development Plans 4. Engineering/Public Works Dept. Memorandum dated 12-9-13 5. Community Development Dept. Memorandum dated 12-9-13 Enclave at Cleary Lake 2nd Addition Preliminary Plat LOCATION MAP c , i[ tq, f 4 � - a rz s 1 ' a SUBJECT PROPERTY 0 315 630 N 1,260 Feet JT 40 y► j 3 y r RYLAND HOMES TWIN CITIES DIVISION 7599 Anagram Drive Eden Prairie, MN 55344 952.229.6000 Tel 952.229.6024 Fax www.ryland.com November 19, 2013 ®R/ Jeff Matzke, City Planner f City of Prior Lake ( (V V ! 9 Q13 4646 Dakota Street SE Prior Lake, MN 55372Y Re: The Enclave at Cleary Lake 2nd Addition -Preliminary Plat Application Dear Mr. Matzke: Ryland Homes is pleased to submit to the City of Prior Lake a subdivision application for the Preliminary Plat of The Enclave at Cleary Lake 2nd Addition. This application will complete The Enclave at Cleary Lake subdivision by adding sixty-four (64) single family lots to the property. The proposed site plan is consistent with the original plan that was submitted by Pulte Homes in 2006. At that time, Pulte closed on the first phase of the project and developed 53 of the 117 single family lots. During the development of Phase I, Pulte also graded the Phase II (2"d Addition) portion of the site. When the market deteriorated, Pulte decided not to move forward with the 2nd Addition. Since that time, MSP Area 11, LLC has held the site and is now interested in selling the remaining 64 graded lots. As part of the development of the 2nd Addition, Ryland will extend the existing path at the western edge of the Phase I development through the 2nd addition, construct a pathway along the north side of 1801h Street along the frontage of the development, improve 180"' Street by paving the existing gravel road from Mushtown Road to Revere Avenue, and upgrade the existing stormwater management basin that was constructed during Phase I development. Ryland will begin home sales by offering seven unique floor plans ranging from 2,280 above ground square feet to 3,380 above ground square feet. Each home will offer three to four different elevations for our residents to choose from. All homes will consist of 9' foundation, 9' first floor ceilings, four bedrooms, two and one-half baths which includes a master garden bath and minimum three car garages. Other features and options depending on home style include second floor laundry, tandem 4th stall garage, main level office, and a morning room addition off the rear of the home. With the appropriate approvals, Ryland anticipates starting the development modifications to The Enclave, 2nd Addition during the spring of 2014 and having a model home open in early summer 2014. Site development work will continue through 2014 with home sales running through 2015. Ryland Homes has enjoyed working with City Staff in the past and look forward to working with Staff again on The Enclave at Cleary Lake 2nd Addition. If you have any questions regarding this application, please call Randy Hedlund with Hedlund Engineering at 651.203.6612, Tracey Rust at 952.229.6063 or myself at 952.229.6048. Sincerely, THE RYLAND GROUP, INC. Michael P. Ramme Land Acquisition Manager Tracey Rust, PE Entitlement Manager Q 0 s LO 0 C 0 Q N 3 3 ami E �v co of v W � ox M .a 00 0 0 J qOj .M- O O �N LO o0 > .- iT iT �V > 0 +- z 0JO XX SITE DATA: Current Zoning Total Site Area Right—of-Way Area Outlot A Outlot B Outlot C Outlot D Outlot E Outlot F Outlot G Net. Area Total Wetland Area Total Number of Lots Net Density / l / Hatched area denotes average wetland buffer i / / 13,963 f w i1 A ri vv �nw�nly n/In) II 11 II = R-1 (Single Family Residential) = 1,260,013 sq.ft. — 28.926 ac. = 221,806 sq.ft. — 5.092 ac. = 60,718 sq.ft. — 1.394 ac. = 5,132 sq.ft. — 0.118 ac. = 3,471 sq.ft. — 0.080 ac. = 3,074 sq.ft. — 0.071 ac. = 2,783 sq.ft. — 0.064 ac. = 2,905 sq.ft. — 0.067 ac. = 9,326 sq.ft. — 0.214 ac. = 950,798 sq.ft. — 21.827 ac. = 22,544 sq.ft. — 0.518 ac. = 64 — 2.9 U/A r- 1 • � 1 r- i too 01 14 IL_ I 1 1 �\> C1J i \ �% u 12,474 sq. ft. ry --- I 111 ��� -----I -_' i �----- <�,' if ` 11 . „ fl U of L( 18,721)I ----- fl F ' II ---------I sq. ft. I (� II II it _y ' II 7,57 t8. J I Z II ii' II ,,,.�;;•;�:�. ,. , , 11 ( n n ,a 1 r 14,161 140 - I I sq. ft. I 10, --1 1 86.0 IN 0 I li r,„ . r, ... 160 ft. Minnimum lot- '" ' ' ` ' ' depth along 180th St. — 33' Existing R/W ' ` --"—"' / .. ... .. y 11{ 1 1 1- Fi `� T _ 7 Additional R/W � — • • • • • • • • •.. .... _.._ _ to be platted ----- -- I----------------- — I I I �.._.._. 1 F�►-F- � iii -- II—�_•----.�-=•------- _. I 11�� 11 i •�� I �� SETBACK REQUIREMENTS: Front Yard C 1) — --_ - — i A IPA1,111 = 25 Feet 86.t). 86.0 r -8t%0- r -8i3.0 -- LANDSCAPE PLAN = 10 Feet 2 11ii I I 3 I 11 I `� 11 11 5 11 ii 6 7 11,i 11 $ I I 11 I I I 11 I I I I ,. I �- Minimum Lot Area 1 11 1 3,772 �q- ft. 1 13,760 1 ! sq. ft. I 1 13,760 11 I 1 sq. ft. 13,760 1 sq. ft. : 11 III j sq;7 ft 11 11 $3.760 11 I I: q 1 11 s4.Oft. q ----J I L -----J I I ---••--J I -----J I l__..___1 I L J :1 I i•---•• Ili -----..---I I I_- I I L.__.._ °'�,�, - - - - - - -L - - - - - J I_----. r,„ . r, ... 160 ft. Minnimum lot- '" ' ' ` ' ' depth along 180th St. — 33' Existing R/W ' ` --"—"' / .. ... .. y 11{ 1 1 1- Fi `� T _ 7 Additional R/W � — • • • • • • • • •.. .... _.._ _ to be platted ----- -- I----------------- — I I I �.._.._. 1 F�►-F- � iii -- II—�_•----.�-=•------- _. I 11�� 11 i •�� I �� SETBACK REQUIREMENTS: Front Yard C 1) = 25 Feet Rear Yard PRELIMINARY PLAT = 25 Feet Side Interior C-4) EXISTING CONDITIONS Living Space LANDSCAPE PLAN = 10 Feet Garage CE -0 = 10 Feet Side Corner £ = 25 Feet * Minimum Lot Width At Setback = 86 (Corner Lot 103.5) Feet Minimum Lot Area Interior = 12,000 Sq.Ft. Minimum Lot Area Corner = 14,400 Sq.Ft. * Note: Lot 6, Block 5 and Lot 1, Block 6 are less than 86 ft. wide at the setback. It is assumed a 5 ft. setback will be allowed abutting the storm sewer outlot. Stq C 1) COVERSHEET/SITE PLAN C-2) PRELIMINARY PLAT C-3) r � C-4) EXISTING CONDITIONS 3 2 LANDSCAPE PLAN GRADING AND EROSION CG -1.0) GRADING PLAN CE -0 r Q CE -2) £ .Rr• d 3 f'. f13� ..� v U W 21 4" t SITE vF �, a W LOCATION MAP No Scale LEGAL DESCRIPTION That part of Outlot A, The Enclave at Cleary Lake, Scott County, Minnesota, embraced within Lot 1, Block 1, Jackson Estates. (Torrens Cert. 43883) AND 00tlot A, The Enclave at Cleary Lake, Scott County, Minnesota, EXCEPT that part embraced within Lot 1, Block 1, Jackson Estates. (Abstract) 170EX PRE PLAT : C 1) COVERSHEET/SITE PLAN C-2) PRELIMINARY PLAT C-3) UTILITY PLAN C-4) EXISTING CONDITIONS C'-5) LANDSCAPE PLAN GRADING AND EROSION CG -1.0) GRADING PLAN CE -0 EROSION CONTROL PMN CE -2) EROSION CONTROL DETAILS DEVELOPER: RYLAND HOMES - T AKIN CITIES 7599 Anagram Drive Eden Prairie, Minnesota 55344 Phone: (952) 229-6000 CIVIL ENGINEER/SURVEYOR: HEDLUND PLANNING .ENGINEERING SURVEYING 2005 Pin Oak Drive Eagan, Minnesota 55122 Phone: (651) 405-6600 Contact(s): Randall C. Hedlund, P.E./Jeffrey D. Lindgren, P.L.S. LANDSCAPE ARCHITECT, BRODSHO CONSULTING Landscape Architecture Site Planning 698 NORTHBRIDGE COURT EAGAN, MN 55123 PHONE: 651-688-8023 FAX: 651-456-5748 100 0 100 200 300 Scale l" = 100' PROJECT NUMBER 051010A Z j Z W �► Coto co 0 �NU) CCO o�0 o a ^d - z toZ oMv6 =a CID CF i; M o vr- v o clwaLi- a- 1.1 a - W n: Lf h A w [ti qw h x- 64." i to w w 0o m o 0 c ` .CD IwpCN. A a C r v °: ItoaCL 000 00 w nwii W W inc nn.. 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NIIIHesotv LEGEND: -SS-SS-EXISTING SANITARY SEWER WM--WM-- EXISTING WATERMAIN ST EXISTING STORM SEWER x x EXISTING FENCE PROPOSED SANITARY SEWER I PROPOSED WATERMAIN --- < PROPOSED STORM SEWER GENERAL CONSTRUCTION NOTES: 1.) Existing Utility Locations As—Per As—Built Plans Provided By the City of Prior Lake and Hedlund Engineering. 2.) All Existing Utilities or Improvements, Including Walks,Curbs Pavement and Parkways Damaged or Removed During Construction Shall be Promptly Restored to Their Respective Original Condition. 3.) The Contractor Shall Notify all Utility Companies Prior to Construction to Verify in the Field all Existing and Underground Utilities Adjacent to the Project, and be Responsible for Protection of the some. 4.) For on Site Location of all Under— ground Utilities Call Gopher State One Cali System (651)454-0002 5.) The Contractor Shall Beware of Potential Conflicts with Existing Utilities as Indicated on the Plans The Contractor Shall Excavate Around Utilities to Determine Elev. Before Beginning Construction. 6.) The Contractor Shall Be Responsible To Lower Watermain During Install. Where Necessary To Avoid Service Conflicts. Il IJOV 1 g X013 100 0 100 200 3C Scale 1" = 100' PROJECT NUMBER 051010A O h Q w Q E rqLO d E� `O roll N o ID O Cp > m I 10. Naa N G 1�1 c E 104q D m 04 t� �r L E W W � CA 0 O FW 10-t F- W 1-wa W W 2Iin LC 10- 1 JDAT -°ATE 11/19/2013 91111111 p O = mom z omo v ac z e c W v'" U 200- U O d cLEIWD1 0 v .`moa c ai`amoo 0 room z �+ 03 o E - ,,,, L 3 o W_ AN ++ CU aop— 0 .15 >.KE o z m`n—o O .mcvzome I= _3,.,r S F Ir W CJ O h Q w Q E rqLO d E� `O roll N o ID O Cp > m I 10. Naa N G 1�1 c E 104q D m 04 t� �r L E W W � CA 0 O FW 10-t F- W 1-wa W W 2Iin LC 10- 1 JDAT -°ATE 11/19/2013 p O = mom z omo v ac z e c W v'" U 200- U O d cLEIWD1 0 v .`moa c ai`amoo 0 room z �+ 03 o E - ,,,, L 3 o W_ AN ++ CU aop— 0 .15 >.KE o z m`n—o O .mcvzome I= _3,.,r S F Ir W CJ O h Q w Q E rqLO d E� `O roll N o ID O Cp > m I 10. Naa N G 1�1 c E 104q D m 04 t� �r L E W W � CA 0 O FW 10-t F- W 1-wa W W 2Iin LC 10- 1 JDAT -°ATE 11/19/2013 LEGEND: -rs Existing tree •- -- "' Existing contour Existing tree line OE Existing overhead electric UT Existing underground telephone UG Existing gasline SS SS Existing sanitary sewer WM--WM— Existing watermain ST ST Existing storm sewer _X_x Existing fence - Retaining wall ,r• .,,....._ .\ � Er .'-. ,•-/ / ! f ! j t / I � r 1 i t —j— t t � _ f .r `�µ ._- — _ _ .- __ ..� �•• t C 1 ) { - ,-�: '��,r .�' . �_ . ••a�. =•• - :.:. -- - A / t!., �- -_---_ •••1��-----' �-1--- .._ -�. r, J.••.-.- -'_ ...- / { \ � l ` � i � { � } t 1 .. ,,. / \\ ♦fie ae j !/ /%• ' %l�.i'" 1 I 1 .. _.-.-___;.�--..__. °V Ile •// // // /r -- r,,,'' a''t l� t a \} � \ �. 1\ I N.-1 /- ,` ,, t t , ; �• !',,.-'' -�+~ f `1 1 - r `----' \ __ ( - ;,j WET LAND `...,..`.. �f JJ l •� `/� J' ? \ /l ' '//. 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(Torrens Cert. 43883) AND Outlot A, The Enclave at Cleary Lake, Scott County, Minnesota, EXCEPT that part embraced within Lot 1, Block 1, Jackson Estates. (Abstract) � NOV 19 L013 100 0 100 200 300 Scale 1" = 100' PROJECT NUMBER 051010A °A'E 11/19/2013 Iry 00/00/00 BIIIIIII M � C a- o�� rn tet- � r C ,0 O o �- O Z 07 v p 3 -+v+ v CV Lwv O >— 0 J L � 0 � rL m � U = C � � CL >;E >0� � -0 O � C L � O J .'C 0 -C � E� >, m o rn C 0 00"V� Q A''- � 0Lvo m cW)�3�Ch °A'E 11/19/2013 Iry 00/00/00 M � C a- o�� rn tet- � r C ,0 O o �- O Z 07 v p 3 -+v+ v CV Lwv O >— 0 J L � 0 � rL m � U = C � � CL >;E >0� � -0 O � C L � O J .'C 0 -C � E� >, m o rn C 0 00"V� Q A''- � 0Lvo m cW)�3�Ch °A'E 11/19/2013 Iry 00/00/00 1 I 1 1 1 1 �\ ~ WET LAND J! It if swo Ile EWP BYD Al Hatched area denotes eNs i average wetland buffer t �J�' \: ! t t i� `\` \\ �\ i , • , /l l�j jl j 1 t \ \ •� \ t \. \V ! ! // -19 111! ll �F .x F� K ✓ rr T aeMsn \y�ir �/%lsrr�, .�.�. �//ii!',l + \♦ i/ / J,,,_-- —_ sWo (Ill —= rSWO' i1 so peAwe r ` ! / frl .� .L - ✓. l �\ V \� \ ' p j i 11 101, so ABM qq .: ?• ' swo %� I �, \\ ••... . •� .. ® , 2 41:11 ABM IV, ff .'-7 _—------� - _ _.1-— I r.----- } 1984 982' : .: :: ; :: • : • r:..:' 'r:. __rte: S r r t \ ' ! 11I1lI i 1 Ir rf .-~"'�tl �� �°\ I I �\} •.I r/� ��e\ . a -4-• TOP `i No Scale C�NTPP 1M IN HOLD 5fXIN6 @ CONT XTOP' 5 OF11ON MP 5 2"f0 5" 2- 2x2 5TAK95 21N GROUND IN UNI; W/ TPUNK MP 5 LAUk TWT 3" 3- 2x2 5fM5 21N GPOUNP C QALY 5PA02120 01 6XOUNV WPM MP fO I'IPSf LATPPAL 6PANCHING (FAIL ONLY) 5"LAV WOOF CHIP MLLCH fOP Or PALL fO 13� 1"-2" IIIII 6" �oorar� 6° A130V� FINISNFn GPAt7F MIN, MIN. I FINISH�n GPA�IF 5AUCF.P PLANTING 501L PALKFILL UNI715TUPCiF9 FXI5111\16 501L V TAWk W0017 CHIP MLLCH fOP of BALL fO r31� 1"-2" IIIA 3" Poor aau 311 APOVF FINI5 fP GPAIII MIN, MIN. = FINISNFt7 GPAl7F 5&aC PLAN11N6 501L BACKFILL SH�U� ��AN�1 NG n�1�Al� UNf715TUP13C:t7 �XI511NG SOIL No 5cal e 'INV i e:'/i �� — I ! 1 III I I r ..'�/ •/%,ri �i \�� Il II III I I /� 10 Off '.PRELIMINARY! NO"'T FOR v S 4 �.N I ��■ / r PLANT LIST: Site Plantings QTY. KEY BOTANICAL NAME TREES 2-1/2" 66 2 Acer freemanii 'Jeffersred' v CH Celtis occidentalis 15 Q Quercus macrocarpa 43 SWO c rnrnrn 28 GSL -ilia cordata 'Greenspire' :_ "9-9-9 EWP v o ai v 16 C� O Pinus nigra v X � v BHS Picea glauca densata T� V 000 Q� Z5 the berm along 180th shall remain and only be removed if being replaced. U N LO to to a_ v, o00 01 Of V vC11 > 3 3 3 J o 000 �+ Z 4- 4- 4- 3 0 8i of W w LO O 4 0J0 XXX No Scale C�NTPP 1M IN HOLD 5fXIN6 @ CONT XTOP' 5 OF11ON MP 5 2"f0 5" 2- 2x2 5TAK95 21N GROUND IN UNI; W/ TPUNK MP 5 LAUk TWT 3" 3- 2x2 5fM5 21N GPOUNP C QALY 5PA02120 01 6XOUNV WPM MP fO I'IPSf LATPPAL 6PANCHING (FAIL ONLY) 5"LAV WOOF CHIP MLLCH fOP Or PALL fO 13� 1"-2" IIIII 6" �oorar� 6° A130V� FINISNFn GPAt7F MIN, MIN. I FINISH�n GPA�IF 5AUCF.P PLANTING 501L PALKFILL UNI715TUPCiF9 FXI5111\16 501L V TAWk W0017 CHIP MLLCH fOP of BALL fO r31� 1"-2" IIIA 3" Poor aau 311 APOVF FINI5 fP GPAIII MIN, MIN. = FINISNFt7 GPAl7F 5&aC PLAN11N6 501L BACKFILL SH�U� ��AN�1 NG n�1�Al� UNf715TUP13C:t7 �XI511NG SOIL No 5cal e 'INV i e:'/i �� — I ! 1 III I I r ..'�/ •/%,ri �i \�� Il II III I I /� 10 Off '.PRELIMINARY! NO"'T FOR v S 4 �.N I ��■ / r PLANT LIST: Site Plantings QTY. KEY BOTANICAL NAME TREES 2-1/2" 66 ABM Acer freemanii 'Jeffersred' 46 CH Celtis occidentalis 15 BO Quercus macrocarpa 43 SWO Quercus bicolor 28 GSL -ilia cordata 'Greenspire' 13 EWP Pinus strobus 16 AP Pinus nigra 36 BHS Picea glauca densata 16 AS Amelanchier laevis 6 PFC Malus 'Prairiefire' 6 JTL Syringo reticulata COMMON NAME SIZE/ROOT Autumn Blaze Maple 2-1/2" B&B Common Hackberry 2-1/2" B&B Bur Oak 2-1/2" B&B Swamp White Oak 2-1/2" B&B Greenspire Linden 2-1/2" B&B Eastern White Pine 6'— 8' B&B Austrian Pine 6'— 8' B&B Black Hills Spruce 6'— 8' B&B Allegheny Serviceberry 1-1/2" B&B Prairiefire Crabapple 1-1/2" B&B Japanese Tree Lilac 2" B&B SHRUBS, PERENNIALS, ANNUALS, & ORNAMENTAL GRASSES 78 BYD Cornus alba 'Bud's Yellow' Bud's Yellow Dogwood 5 Gal. Pot 95 CRD Cornus sericea 'Cardinal' Cardinal Red Dogwood 5 Gal. Pot 11 PWJ Juniperus horizontalis 'Prince of Wales' Prince of Wales Juniper 5 Gal. Pot 6 LBS Schizachyrium scoparium 'The Blues' Little Bluestem Grass 1 Gal. Pot xx AF Annual flowers Install to match the main entrance for Phase I Ground cove to have sod except in areas where native grasses, private lawns, and temporary cover is needed or required. T� V Trees on the berm along 180th shall remain and only be removed if being replaced. PLANTING NOTES: Contractor shall provide one year guarantee of all plant materials. The guarantee begins on the date of the Landscape Architect's written acceptance of the initial planting. Replacement plant materials shall also have a one year guarantee commencing upon planting. All plants to be northern—grown and hardy. Plants to be installed as per standard AAN planting practices. Use minimum 12" loam planting soil on trees and 6" on shrubs. Contractor shall verify locations with all utililies prior to installation of plants. Alf entrance landscaping and sod areas shall be irrigated with an underground sprinkler. Staking of trees optional; reposition if not plumb after one year. Wrap all smooth—barked trees—fasten top and bottom. Remove by April 1. Open top of burlap on BB materials; remove pot on potted plants; split and break apart peat pots. Prune plants as necessary — per standard nursery practice. Owner shall be responsible for maintenance after acceptance of the work by the Owner. Plants shall be immediately planted upon arrival at site. Properly heel—in materials if necessary. All disturbed areas to be sodded unless otherwise noted. Sod shall be northern grown and hardy. Planting beds for shrubs shall have (4 oz. min.) weed barrier fabric, 4" — 5" of double shredded dark brown hardwood mulch. Plants to be installed as per planting details. Double shredded dark brown hardwood mulch 4". deep shall be provided around all new trees. Woodland/prairie seed shall be placed in areas where sod is not appropriate and the ground disturbed during grading. Shoreline seed shall be placed on the slopes of the retention pond areas, and continue up to the slope to the top grade defined by the grading plan. Retaining walls are not the responsibility of the Landscape Architect. Contact the Project Engineer for details, locations, materials, and specifications for all retaining walls. Construction and soil types to be determined by the site Engineer. REQUIRED PLANT MATERIALS BASED ON ORIGINAL PLANS APPROVED BY THE CITY FOR BOTH PHASES I AND II. 57 INTERIOR LOTS @ 2 BOULEVARD TREES = 114 TREES 7 CORNER LOTS @ 4 BOULEVARD TREES = 28 TREES LOT TREES REQUIRED = 142 LOT TREES PROVIDED = 142 ADDITIONAL SITE AND TRAIL TREES = 121 ADDITIONAL SITE AND TRAIL ORNAMENTAL TREES = 28 BRODSHO CONSULTING landscape Ircht6ech" Site PlafWn9 698 NORTHBRIDGE COURT EAGAN, MN 55123 PHONE: 651-688-8023 FAX: 651-994-4792 PROJECT NUMBER 051010A Z W O Wo N to coo O v'n^d0- Lo CL co .. _tn%—.p m 40 v•= 0v O �NWaLi W 4 W W a. 0 01111111 _9Z E Q ca � L w 0) T� V � V t:J O u7 w LO O 4 000 o co m Co CN Ld t•� CL >. o L m N '� Q CL . o�0mo F v° -v = r1__ W a. W O d X c vm. ICO v— a+. v 00 ace I'7 c CV O U O v Q Q m` Z F'oci� a W W U Z W O Wo N to coo O v'n^d0- Lo CL co .. _tn%—.p m 40 v•= 0v O �NWaLi W 4 W W a. 0 _9Z E Q ca � L w 0) T� V � V t:J O u7 w LO O 4 000 o co m Co CN Ld t•� CL >. o L m N '� Q CL . o�0mo F v° -v = r1__ W a. W O d X c vm. ICO v— a+. v 00 ace I'7 c CV O U O v Q Q m` Z F'oci� a W W U Z W O Wo N to coo O v'n^d0- Lo CL co .. _tn%—.p m 40 v•= 0v O �NWaLi W 4 W W a. 0 _9Z Q w T� V V u7 w LO O 4 000 o co m Co CN 04 t•� L m N '� L o�0mo F Wtq -v = r1__ W a. W O d X a ICO C-5 °AIE 11/19/2013 REV- 00/00/00 WETLAND BUFFER EDGE MONUMENTA,TIOX -,WETLAND BUFFER--",, 7 1 21 ------------------- /I //� / I � 11 I ` ` I t II i % t ` it \ it i �\\ J 11 � ! � �; � � \`y \t >< \+\ li i i \ � i � r/ i I \\ A 9 t If C I It WETLAND UNKWE-TLAND -4 0-18dw r 04WL=919.6 -7- N-, - :RESTORE KIETLAL6 INAL ELEVATIOX AND 61P 9AF - - - - - - TO 0 IQ NAT STOIfM :Fop -44 "ni N ao by I 1 \Ilr i { I 0IL x 1 bg NWE=946.0 k HWE-951.58' 4� K. t 7- 95 All Q 3 -7 0 9 LTJ-tv 40 V LF -988.5 0 PROJECT NUMBER THEEN_C-LAI.VE 05101 OA AP w AL 7,J A Cify Of Prior. "ke COU17t Y1 Mllusesota _-943 GENERAL GRADING NOTES: i 1 .\� �// // j�� ttti I I i I �_____ ____\ i\- r 1.) UNDERLYING TOPOGRAPHY FROM INFORMATION PROVIDED BY SCOTT COUNTY AND FIELD VERIFIED BY HEDLUND ENGINEERING. N r7 1< _T 2.) EXISTING UTILITY LOCATIONS AS -PER PLANS PROVIDED BY CITY OF PRIOR LAKE AND FD VERIFIED BY HEDLUND ENGINEERING. \�\v LD INSTALL, MAINTAIN AND REPAIR SILT FENCING, ROCK CONSTRUCTION K_> ENTRANCE AND SEDIMENT FILTER(S) UNTIL CONSTRUCTION IS COMPLETED. AND NEW VEGETATION AND SURFACING IS ESTABLISHED(REFER TO EROSION CONTROL NOTES). xt 4.) SUBSOILING SHALL BE REQUIRED TO REDUCE SOIL COMPACTION IN ALL AREAS WHERE TURF ESTABLISHMENT IS SHOWN ON THE PLAN. WORK SHALL BE IN ACCORDANCE WITH Mn DOT SPEC 2105.3. L If 1 5.) INDIVIDUAL HOME BUILDERS MUST DIRECT ROOF DRAINS TO 7 V PERVIOUS AREAS. AA -- '---L- - - - L 6.) INDIVIDUAL HOME BUILDERS MUST HAVE GROUND RIPPED TO A 'v It %\ DEPTH OF 20" BEFORE SOD PLACEMENT. TI ;r v. LEGEND: PARK AZ. j tc EXISTING CONTOUR X = 920.8 EXISTING GRADE ELEVATION ey) A EXISTING TREE LINE h If I EXISTING TREE J7,1 0 If ST ST EXISTING STORM SEWER ' < 4 x EXISTING FENCE W\ PROPOSED CONTOUR /q/ It PROPOSED STORM SEWER r � \ \ 91 c�• ! � s • oo /j .� � % r- 1 l I I(I III I / PROPOSED GRADE 14 __�zTA�_LL C00000000000000000000 RETAINING WALL a/ DENOTES AS -BUILT GRADE -Al 9- -0 -f-17 1 WETLAND BUFFER MARKER 16 ar I -..�1` 96. ..'� e �, s} 4 y/ I I } tl J I u `i I I I \\ I` 30' AVERAGE WETLAND BUFFER 7 (r® SOIL BORING LOCATION H \2 DENOTES BLOCK DENOES LOT # V, DENOTES PROPOSED GRADE ekOPSED EAR GRADE I AT LOT CORNER !IILOW Fj_bOR ELEVATION-,_ -REAR BUILDING SETBACK L ' OPENEING TO HOUSE 2 DRAINAGE & UTILITY EASEMENT 61' IS SAME AS LOW FLOOR U 1/0 v I II 11 J ,FOR WALKOUTS AND u./ /* FT. HIGHER,THAN REAR WALKOUT IF APPLICABLE 2,0.1 1 ill II ,L1-1-} --1 I ' !'GRADE ON LOOKOUTS AND FLAT LOTS DENOTES EXISTING CONTOURS L 65 DENOTES TYPE DENOTES PROPOSED CONTOURS W/O = FULL 13SMT WALKOUT L/O = LOOKOUT WNDOWSSIDE BLDG. SETBACK 00-1 'JIV W -L- - - F = FLAT 5.00 G 947.7 10.00-4 TO LIVING AREA. - 11 DENOTES BSMT. TYPE NTOP OF FOUNDATION 'b -T (GARAGE SLAB, 0.4 -LOWER) DEN ES GARAGE SETBACK W/o W/ "RROPOSED FRONT GRADE FRONT BLDG. SETBACK 1.5% DRAINAGE FLOW G=944.5 97 PERCENT OF GRADE 944555 On INV.= 941.0 PROPOSED GRADE-------- TYPICAL LOT DETAIL 1QY.- -4i 11 � NO SCALE 972.5\ '4 t F F F 91 LF -963.5 DRA I I I \ 9' 9. AN 965.5 LF -964.5 91 9. 1 971. I I F 11 1 9. F o 01its 4 971 F F F 9. • 4� AIN L ____3 LF=970 5 LF= LF= 8.5 LF=963 5 -/ 461� E ME=976.11 to L/O HIM.159 1 - I - - Q7�18 tF-:_96_6.6_ FZ1 3 68.5 k, T1_ 1 -1 cr) ON SHEET 3.3 18 - t- o / I a� T. d L • 98 1 d -979 0 0_4 tk: ........... 7 RE ....................................... By 0 - - - - - - - - - - - - -----------1-DRAINTILE E Imi NO T - - -- - - - ----------- ,_ - C: . . . ....... 0 1 - - - - - - ..... . .... 9 1-984 _x 7.11= ------ . .... - - - - - - - - - - r OE DETAIL 2 ON, SHEET 3.3 L E== - - -N OE OE - X_x 01 m > 0 (1) ID C) E 6 0,11 x j M 0 ci 6000 I x L__J F- 0- Z) 0) ON x a-L_J 0 t m 01 0) 0) F-) > > 0 C: Z - - - - - - - - -- - - - - - f 01, of af Of 0 _j 0 xxxx ....... . ........ ....... . ....... : . ....... . + r I x i\ ISI 1 � r 1 A j BENCHMARK: TOP NUT HYDRANT = 946.57 SOUTH QUADRANT OF ADELMANN STREET AND EAGLE CREEK AVENUE 100 0 100 150 Scale 1" = 100' 200 I cc- 1-00 1 DATE 11/19/2013 REV. 00/00/00 CID rn tn rnac C.: 2 viii d 75; 0 V O z oo=ic m Lzi V ()- .2 0-0 02 . 'd d 01 >� M .0, C, u) E 5 6 - zw r C 0 ,- CLT w :3 :E .0 -,j , a; w . z +, w.2 _G a t__ KZ3 :5 ,(n >s-5 w 3: 6 zi 0 CL E >IV 0 M -0 - 0 z 00--a 0 E W a 0 LL_ I cc- 1-00 1 DATE 11/19/2013 REV. 00/00/00 CID rn tn rnac C.: 2 d 75; 0 V O z oo=ic m Lzi V ()- .2 0-0 02 . 'd d 01 >� M .0, C, u) E 5 6 - zw r C 0 ,- CLT w :3 :E .0 -,j , a; w . z +, w.2 _G a t__ KZ3 :5 ,(n >s-5 w 3: 6 zi 0 CL E >IV 0 M -0 - 0 z 00--a 0 E W a 0 LL_ I cc- 1-00 1 DATE 11/19/2013 REV. 00/00/00 Memo Date. December 9, 2013 To: Community and Economic Development Department From: Engineering Department — Larry Poppler, City Engineer Public Works / Natural Resources Department — Pete Young, Water Resources Engineer &abject: Enclave at Cleary 2nd (Project #DEV -2013-0014) The Engineering Department and Public Works/Natural Resources Department have reviewed the preliminary plat for the subject project with a draft plan date of November 19, 2013. The plans were reviewed for consistency with City Ordinance and Standards detailed in the City of Prior Lake Public Works Design Manual. The following list details deviations from standards or requests for additional information that must be reconciled prior to project approval. The applicant or its representatives are invited to contact the engineering department with any questions or clarifications at 952-447-9830. Comments highlighted in bold text are of particular concern: General 1. The final plat plans should follow the requirements of the Public Works Design Manual (PWDM). 2. Permits from the Met Council, Minnesota Pollution Control Agency, and Department of Health will be needed as the project moves forward. 3. All plans should be drafted according to the City of Prior Lake layer system. A digital copy of the plans in pdf or of format is required prior to construction. All drawings should use the Scott County Coordinate System. Typical symbology and line types should be used (silt fence, tree protection, existing storm sewer, etc.). 4. Provide detail drawings for the work along 180th Street. Show all topographical features (trees, mailboxes, driveways), addresses for homes, wetland delineation, culvert pipes, dimensions from the right of way to the proposed utilities, or any other features that provide further detail. Provide cross sections for 180th Street. Cross sections should show each existing driveway to verify grades will work. Show proposed driveway restoration on the plans. The work along 180th Street must have township approval. Show construction limits on the plans. 5. Cross section from 14+50 to 16+50 shows a swale on the backside of the trail. Additional grading beyond the right-of-way would eliminate this swale or at least minimize the swale length. 6. Verify grading plan matches cross sections provided for 180th. Example: grading plan shows slopes for lots 4 & 5 draining over trail and into the proposed ditch. Cross section shows the back side of trail with 4:1 slope. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com 7. Ditch section along 180th Street in some areas are flat or contain minimal slopes. Please revise these areas to provide positive drainage and prevent ponding (0.5% slope). Bottom of ditch elevations should be provided on the cross section to ensure ditch flow. A minimum of 2% slope within the ditch is necessary. 8. Show work on CR 87. A Scott County Highway Department approval is required for right turn lane on CR 87. 9. Provide City Project number DEV -2013-0014 on all plan sheets. 10. A permit agreement for private use of public property for the median on Trailhead Lane will be needed with final plat. 11. Show survey shot data on existing conditions sheet and indicate the datum used. The shot data should reflect current conditions. The shot data along the connection points of the plat are of particular importance. Grading 1. The grading plan should be broken down into several 50 scale drawings for ease of review. New comments may be generated as a result. 2. Show all EOF locations for both relevant portions of phase I and phase II. Provide flow path arrows for all EOF locations. Low opening shall be 2' above the EOF elevation. 3. Provide construction limits on the plans. Existing and proposed features should be distinguishable and accurate. 4. All drainage swales shall be contained within a drainage and utility easement. If possible, drainage should be conveyed towards lot and property lines. Easements will be required for swales located at Lots 7-8 Blk 7, Lots 8-12 Blk 3, Lots 2-4 Blk 2, Lots 1-2 Blk 3, Lot 3-4 Blk 5. 5. Low floor elevation shall be 2' above the HVL, please revise Lot 14 Blk 7 to meet this requirement. 6. Provide additional easement document for temporary cul-de-sac at Lot 12 Blk 3. 7. The driveway for lot 10 block 3 is too close to the intersection. Should driveway access come from cul-de-sac? 8. Provide proposed driveway slopes on the grading plans. Driveway slopes shall be between 2-10%. 9. Please note numerous driveways within cul-de-sacs are shown crossing property lines. 10. All call outs to certain plan sheets for additional details or information should be updated. Draintile detail should be provided per callout on sheet CG -1.0. 11. 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). 12. Label 100 -year elevation in low area in outlot D. Confirm that 100 -year elevation at low point in outlot D is enclosed in outlot, drainage and utility easement or both. 13. Draintile at Lot 1 Blk 1 should be kept within the drainage and utility easement. 14. Move wetland buffer signage to lot line for Lot 1 Blk 8 and Lot 1 Blk 9. Utilities 1. A comprehensive review of the proposed utilities will take place with final plat submittal when plan and profile sheets are provided. 2. Proposed watermain on Cleary Trail should be kept on the South side of the roadway to match with phase one construction until lot 5 block 3 where it can cross to the north side between the sanitary sewer. 3. Extension of utilities on 180th Street shown within paved street section. If possible utilities should be located within boulevard area to prevent disturbance of new road section in the future 4. Please note service connections are not allowed into sanitary sewer manholes. Preliminary layout at cul-de-sacs would seem to propose this condition. 5. Sanitary sewer does not connect at Lot 7 Blk 3. 6. Watermain on 180th Street should maintain the 8' min. cover. Streets 1. A comprehensive review of the proposed street layout will take place with final plat submittal (plan and profile). 2. Typical sections should be shown on the plans. 3. Provide pavement analysis recommendations from your soils consultant. 4. Verify all horizontal and vertical curves meet 30 mph speed design. 5. Label cross street from Trailhead Lane to the South. Streets should align. Hydrolo2y and Storm Sewer 1. Submit stormwater calculations detailing how the project will meet rate and volume control requirements. See Hydrology section of PWDM for more information. 2. Note that volume control requirements for sites that create over 1 acre of new impervious surface have changed. The NPDES permit now requires that these sites retain (on-site) 1 inch of runoff from the new impervious surfaces created by the project. Both infiltration and filtration BMPs may be used to meet the volume retention requirement. Design of infiltration/filtration BMPs should meet the requirements of the Minnesota Stormwater Manual. 4. Provide rational method calculations for all storm sewer pipes. 5. Road accessible environmental manholes with a 3' sump are required prior to discharge to any waterbody. 6. Provide typical details for all stormwater structures. 7. Provide NWL and HWL for all waterbodies on storm sewer sheets. 8. Provide indemnification agreement and maintenance agreement for homes with LFE below wetland levels. The drain tile pipe will be the responsibility of the property owners for maintenance. 9. Design for the outlet from the existing stormwater pond to DNR wetland #70- 018800W requires modification. The flow path from the outlet to the main wetland body of the wetland must be sloped to drain through the mitigation area that was completed during Phase 1. The pipe crossing under the wetland must be considered temporary wetland impact and cannot change the final wetland grade. Provide provisions to restore wetland soil and vegetation after the outlet pipe is constructed. What is the cover over this pipe? 10. Dike used to create stormwater pond should be 10' wide at top with maximum slope of 4:1. EOF should be at an elevation of at least 952.58 (1' above HWL of pond); the top of the dike should be at an elevation of at least 953.58 (2' above HWL of pond). EOF should be stabilized with permanent turf reinforcement mat or riprap. 11. Stormwater ponds require a 10' aquatic bench below the outlet elevation. A bench could be added along with modifications to the pond that may be proposed to meet stormwater management requirements. 12. Provide a maintenance access for the stormwater pond outlet structure. This access could be along the top of the 10' wide dike. Erosion and Sediment Control 1. Provide name of company, contact person and emergency phone number for person responsible for erosion control on the project. Sheet CE -1 lists a contact that doesn't match information listed on Sheet CE -2. 2. Flow path from DNR wetland #70-006200W to pond behind lots 4 and 5 block 9 requires long term stabilization. Recommend permanent soil stabilization mat such as NA Green SC 250 or equivalent. 3. Truck washout area should not be located on existing trail as shown on sheet CE -1. Provide a typical detail for truck washout areas. 4. NPDES construction site permit will be required for this project. The City must approve the associated SWPPP prior to grading permit approval. Some SWPPP requirements are met by the current submittal; note that the NPDES permit requirements were changed on 8/1/2013. Please update plan sheets CE -1 and CE -2 to meet current NPDES SWPPP requirements. A full SWPPP review will be completed when updated materials are received. Wetlands 1. Please submit a MnRAM assessment for the site; it is needed to determine the required average buffer width for the wetland identified in the southwestern portion of the site. The site is located within the Scott WMO and therefore must meet wetland requirements listed in the PWDM for the WMO. 2. Show additional details for wetlands, including average buffer width (determined by MnRAM), minimum buffer width (always 25 feet in WMO area), and minimum no -grade zone (always 25 feet in WMO area). 3. All wetland buffers must be covered by drainage and utility and conservation easements. 4. Grade changes or other disturbances are not allowed in no -grade zones with the following exceptions: pipe outlets and associated riprap, reseeding or soil amendments, embankment and impacts associated with an approved CIP transportation corridor, grade changes adjacent to approved WCA impacts to wetlands, approved wetland or flood storage mitigation areas, and temporary impacts associated with utility installation. Buffers must be seeded with a native mix with forbs. A 2 -year maintenance period is required as part of the developers agreement. If at the end of the 2 -year maintenance period the seed has not established, there is a prevalence of invasive species, or there are other encroachments, over -seeding or reseeding may be required. AFRIO� km ��NES � Date. December 9, 2013 Memo To: Michael Ramme & Tracy Rust, Ryland Homes From: Jeff Matzke, Planner abject: ENCLAVE AT CLEARY LAKE 2ND ADDITION Preliminary Plat City Project #DEV2013-0014 The Community & Economic Development Department has reviewed the Preliminary Plat for the subject project with a plan date of 11-19-2013 and we have the following comments: General 1. Along with future Final Plat application, provide City with draft warranty deeds for all outlot areas to be dedicated to the City according to Ordinance 1004.604. A recorded copy of the deeds shall be delivered to the City after recording of the final plat. 2. 10 ft. Drainage and Utility Easement per the Jackson Estates plat should be vacated prior to approval of the final plat of the Enclave at Cleary Lake 2nd Addition. According to Section 27 of the Development Contract for the Enclave at Cleary Lake (recorded document #A746573) the remaining park dedication to be paid with the 2nd Addition is 37 units at $3,750 per unit (current rate) or $138,750.00. Other development fees to be collected at the time of final plat approval include trunk water (5,500/net acre), trunk sanitary sewer ($3,040/net acre), trunk storm sewer (2,790/net acre), street oversize ($4,920/net acre), and a 4% administrative fee and 5% construction observation fee based on the total construction costs. Site Plan / Preliminary Plat Lot Depth — Lot 12, Block 3 lot depth is indicated at 159.23. Please revise to indicate a minimum 160 ft. lot depth. 2. Driveway entrance —Lot 10, Block 3 driveway access lies to close to the intersection of two streets. Indicate a driveway entrance that would be a minimum 30 ft. from the corner of the intersection. 3. Identify the following items in notes: a. Wetland/Storm water pond setback: 30 ft. from 100 yr. flood elevation b. Net acre — only publically dedicated outlots can be deducted from net acreage. Outlot A and outlot G are proposed as privately owned areas and should be included in net acreage calculation. 4. Are any subdivision monument signs proposed at this time? If so indicate location and provide spec detail rendering of sign(s) with dimensions. Landscape Plan Landscape trees at street intersections should be indicated outside of a 50 foot traffic visibility triangle. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com