HomeMy WebLinkAbout9C Parkhaven PUD Report
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
CITY COUNCIL AGENDA REPORT
MEETING DATE: MAY 21, 2018
AGENDA #: 9C
PREPARED BY: JEFF MATZKE, PLANNER
PRESENTED BY: JEFF MATZKE
AGENDA ITEM:
CONSIDER APPROVAL OF THE PARKHAVEN AT PIKE LAKE
PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT PLAN
DISCUSSION: Introduction
Parkhaven Holdings LLC, on behalf of the property owner, has applied for
approval of a Preliminary Plat and Planned Unit Development (PUD) Plan to be
known as Parkhaven at Pike Lake to be developed as a 55-lot, low density
residential subdivision. The subject site is located north of County Highway 42,
east of County Highway 21, and west of Pike Lake.
History
Over the last several months the City has been in communication with the
applicant regarding a concept plan and eventual preliminary plat project for this
site. The site has varying topography, both open field and wooded areas, the
Prior Lake outlet channel, and several wetlands which make it both unique and
challenging to design. In 2010-11 when County Highway 21 was constructed
to the west of the property, a full intersection access was created for the future
development of this area. The City has planned for the construction of the Pike
Lake Park access to proceed through this development. Pike Lake is a “natural
Environment Lake” which further impacts upon lot sizes and therefore the
allowable density of the site.
The Planning Commission held a public hearing on May 14, 2018. One
adjacent property owner spoke in support of the project. The Planning
Commission recommended approval of the Preliminary Plat and Preliminary
PUD by a 5-0 vote.
Current Circumstances
The current proposal calls for a 55-lot single family subdivision and PUD on the
site with a mix of lot sizes. The area encompasses land with wooded areas to
the southeast, open fields to the northwest, several wetlands, and the outlet
channel for Prior Lake.
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 development site area consists of approximately
44.6 acres.
Topography: This area has quite varying topography, with elevations ranging
from the 820’ MSL along Pike Lake and the outlet channel in the center of the
property to 890’ MSL at the northernmost point of the property.
Wetlands: Several wetlands exist on the proposed site. The developer
proposes some impacts to the wetlands which have been evaluated and
recently approved for impact by the City Council under the regulations of the
Wetland Conservation Act.
Access: The main access to the site is currently from a single gravel driveway
at County Hwy 42 to the existing home sites.
2030 Comprehensive Plan Designation: This property is designated Planned
Use on the 2030 Comprehensive Plan Land Use Map. The Outlot D property
is guided for future commercial but is not designated as part of the Parkhaven
at Pike Lake Planned Unit Development.
Zoning: The site is presently zoned Agricultural (A). Outlot D is proposed to
remain as agricultural zoning while the majority of the site is proposed to be
zoned as a Planned Unit Development (PUD).
PROPOSED PLAN
Lots: The development plan calls for 55 lots to be constructed of single family
housing styles. The majority of the lot sizes range in size from 8,400 sq. ft. to
over 14,000 sq. ft. (one lot is 19,000 sq. ft). The majority of this property is
located within the Shoreland Overlay District of a Natural Environment Lake.
Because of this, the minimum lot area and width requirements for a standard
development are greater than the rest of the community. PUD modifications
requested to the typical lot minimum sizes and widths are as follows:
Proposed Lot
Dimensions
Minimum
Requirement
Lot Area (sq. ft.) 8,400
(10,041 Average)
20,000
Lot Width (ft.) 55
(70 Average)
100
Density: Density of the development is based on the net area of the site, which
is approximately 17.7 acres. There are a total of 55 units proposed, for an
overall density of approximately 3.1 units per acre. This is consistent with the
density in the R-1 district. Outlot D (future commercial) is not included in the
density calculation of the development since it will not be included in the
Planned Unit Development.
Building Setbacks: The developer requests PUD modifications to the building
setbacks as follows:
Parks / Trails: In accordance with the requirements of a PUD in the shoreland
district of Pike Lake, the developer is indicating over 50% open space within the
project. A large amount of this open space (20 acres) is identified through
outlots to be incorporated into the Pike Lake Park main entrance and regional
trail system. This includes over 10 acres of useable parkland with less than
10% slope. The construction of the trails and public park entrance will be at the
cost of the developer. In addition, the developer has proposed to construct the
monument signage for Pike Lake Park as part of the PUD. Signage details will
be further discussed during the Final PUD process.
Tree Replacement: There are many significant trees on this site particularly in
the southern and eastern parts of the site. The developer desires to protect
areas of existing trees particularly near the outlet channel and park entrance.
Due to the need to install street and public utility connections throughout the
ever-varying existing topography, it is difficult to preserve tree areas elsewhere;
however, the developer has prepared an extensive landscape plan which will
incorporate over 390 trees (975 inches) of replacement on the private lots,
boulevards, outlots, parkland, and street center islands. The required tree
replacement according to the City Ordinance is only 284 trees (710 inches),
however, the developer has indicated the additional tree plantings to balance
future tree removals to be expected with the development of Outlot D (future
commercial site).
Access/Street: The developer proposes the incorporation of 5 local streets.
These streets include connections to both Hwy 42 (a right-in/right-out
intersection) and Hwy 21 (a full intersection). The street plans incorporate
typical highback curb near the Hwy 21 intersection, surmountable curb adjacent
to the private lots, and ribbon curb along other park and open space areas.
The main park access for Pike Lake Park is located in the center of the
development. Also, since the proposed Road A and Road E will be the access
points to the county highway system for the entire surrounding area, future
street connections will be identified to the property east of Road A, as well as
Outlot B and D for future development of adjacent properties.
Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be
extended from multiple existing lines in the region. These include connections
to sanitary sewer lines and watermain near Highway 21 and Highway 42.
Shoreland District/Impervious Surface: Impervious surface coverage is
limited to 25% of each tier area within a Shoreland District PUD. The proposed
tier areas will meet the shoreland district impervious surface requirement. Final
impervious surface calculations will be addressed in the Final PUD application.
Grading / Storm water: The site is very complex from a grading and storm
water perspective. The developer proposes to grade the entire site at one time
Required
(R-1 Zoning)
Proposed
Front 25’ 20’
Side 10’ 7.5’
Rear 25’ 25’
due to the need to provide street and utility infrastructure connections. Multiple
storm water basins are proposed to meet the City’s storm water requirements.
Development Fees: This development will be subject to the standard
development fees including trunk street and utility service charges.
Conclusion
The Parkhaven development, as proposed, is a very complex and unique
project. The developer and City Staff have met numerous times to discuss the
many aspects of the site. City Staff believes the developer is identifying unique
PUD benefits within the site including the preservation of over 20 acres of open
space; dedication of useable parkland above the 10% net site area requirement;
construction of the Pike Lake Park main entrance drive, regional trail system
connections, and park signage; and dedication of public easements to the Prior
Lake Spring Lake Watershed District along the outlet channel corridor.
As noted in the attached staff memorandums, the developer must refine the
plans to assure compliance with the Public Works Design Manual requirements
and City Zoning Ordinance; however, City Staff has discussed these comments
with the developer and feel they will not drastically alter the design of the
development plan or preliminary plat. Therefore, City Staff does advise the City
Council to consider approve the Parkhaven at Pike Lake Preliminary Plat and
PUD Plan with the following conditions:
• The developer shall revise the plans according to the May 7, 2018 City
Engineering & Public Works Dept. Memorandum
• The developer shall revise the plans according to the May 4, 2018 City
Community Development Dept. Memorandum
• The developer shall obtain a grading permit from the City Engineering
Department prior to any grading or tree removal on the site.
• The Developer shall obtain the required permits from other state or local
agencies prior to applicable on the site
ISSUES: PUD’s provide a flexible approach to development that allows creative, efficient
and effective use of land, including the mixing of land uses. The PUD must be
reviewed based on the criteria found in Section 1106 of the Zoning Ordinance.
The criteria which are applicable to the Parkhaven PUD are discussed below:
(1) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning
Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the entire site. The PUD approach allows the location of
the residential ad recreational land uses in ways that preserve and enhance
the natural features of the site including the Prior Lake outlet channel
corridor and near the Pike Lake Park areas.
(2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses.
The proposed PUD plan clusters the residential areas, and provides over
50% of open space on the site.
(3) Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect
the residential components, as well as the county trail corridors and Pike
Lake Park trail connections. The street design and pedestrian trail design
create a sense of place that transitions the residential development into the
nearby natural Pike Lake Park.
(4) Increase transportation options, such as walking, biking or bussing;
The plan includes a network of trails that will connect to the regional trail
system and the Pike Lake Park main entrance.
(5) Provide opportunities for life cycle housing to all ages.
This PUD does not provide a specific life cycle housing opportunity.
(6) Provide more efficient and effective use of streets, utilities, and public
facilities that support high quality land use development at a lesser cost.
The public streets provide access throughout the development and
connectivity to adjacent areas as well as the main access points for the
entire regional area to the surrounding highway system.
(7) Enhanced incorporation of recreational, public and open space components
in the development which may be made more useable and be more suitably
located than would otherwise be provided under conventional development
procedures. The PUD district also encourages the developer to convey
property to the public, over and above required dedications, by allowing a
portion of the density to be transferred to other parts of the site.
The PUD incorporates preservation of a natural trail system corridor near
the Prior Lake outlet channel, around the entrance to Pike Lake Park, and
around the northern border of the site to the Hwy 21 trail corridor. The
developer proposes parkland dedication over and above the necessary
requirement of 10% of the site area.
(8) Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to,
steep slopes, wetlands, and trees. Where applicable, the PUD should also
encourage historic preservation, re-use and redevelopment of existing
buildings.
The plan includes the construction of the main vehicular and pedestrian
entrance to Pike Lake Park along with park signage to enhance the open
space around the public park and outlet channel areas.
(9) High quality of design compatible with surrounding land uses, including both
existing and planned.
All surrounding land uses are currently undeveloped for residential and
commercial subdivisions at this time; however, future development will be
required to incorporate environmental considerations for the nearby park
and outlet channel features similar to the proposed Parkhaven at Pike Lake
development.
ALTERNATIVES: 1. Motion and a second to approve the Preliminary Plat and Preliminary
Planned Unit Development Plan for Parkhaven at Pike Lake subject to the
listed conditions, or others that may be added or modified by the City
Council.
2. Motion and a second to deny the Preliminary Plat and Preliminary Planned
Unit Development Plan for Parkhaven at Pike Lake based upon findings of
fact.
3. Motion and a second to table this item to a future City Council meeting and
provide the applicant with direction on the issues that have been discussed.
RECOMMENDED
MOTION:
Alternative #1
ATTACHMENTS: 1. Location Map
2. Development Plans – April 18, 2018
3. Applicant Narrative – April 18, 2018
4. Engineering/Public Works Dept. Memorandum – May 7, 2018
5. Community & Economic Development Dept. Memorandum – May 4, 2018
Page 1
CITY OF PRIOR LAKE
ORDINANCE NO. 118-_____
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY: SECOND BY:
WHEREAS: Parkhaven Holdings LLC has submitted an application for a Planned Unit Development to
be known as Parkhaven at Pike Lake; and
WHEREAS: The Prior Lake Planning Commission considered the proposed Planned Unit Development
at a public hearing on May 14, 2018; and
WHEREAS: Notice of the public hearing on said PUD has been duly published in accordance with the
applicable Prior Lake Ordinances; and
WHEREAS: The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the PUD; and
WHEREAS: The Prior Lake City Council considered the proposed PUD for Parkhaven at Pike Lake on
May 21, 2018; and
WHEREAS: The City Council finds the PUD is compatible with the stated purposes and intent of the
Section 1106 Planned Unit Developments of the Zoning Ordinance.
The City Council of the City of Prior Lake does hereby ordain:
1. The above recitals are herein fully incorporated herein as set forth above.
2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is
hereby amended to designate the following legally described property as the
Parkhaven at Pike Lake Planned Unit Development (PUD).
LEGAL DESCRIPTION:
PARCEL A:
The East 600.00 feet of the West 1065.00 feet of the North Half of the Southwest Quarter in
Section 23, Township 115, Range 22.
AND
The East 586.01 feet (as measured along the north and east lines) of the Southwest Quarter of
the Southwest Quarter of Section 23, Township 115, Range 22, Scott County, Minnesota,
excepting the South 641.72 feet thereof; and together with the East 66.0 feet of said Southwest
Quarter of the Southwest Quarter.
PARCEL B:
That part of the Southwest Quarter of the Southwest Quarter of Section 23, Township 115, Range
22, Scott County, Minnesota, described as follows:
Commencing at a point on the South line of said Southwest Quarter of the Southwest Quarter
Page 2
distant 995.98 feet West of the Southeast corner thereof; thence Northerly and parallel with the
East line of said Southwest Quarter of the Southwest Quarter a distance 779.72 feet to the
actual point of beginning of the land to be described; thence Easterly and parallel with said South
line a distance of 409.97 feet; thence Northerly and parallel with said East line a distance of
531.63 feet to the North line of said Southwest Quarter of the Southwest Quarter; thence
Westerly along the North line a distance of 409.98 feet to its intersection with a line drawn
Northerly from the point of beginning and parallel with said East line of the Southwest Quarter of
the Southwest Quarter; thence Southerly along said parallel line to the point of beginning.
EXCEPT that part which is denoted and shown as Parcel B on Scott County Right of Way Plat
No. 58, according to the recorded plat thereof on file in the Office of the County Recorder in and
for Scott County, Minnesota.
PARCEL C:
That part of the West 400.00 feet of the Southeast Quarter of the Southwest Quarter of Section
23, Township 115, Range 22, Scott County, Minnesota lying West and North of the following
described line:
Commencing at the Southwest corner of said West 400.00 feet of the Southeast Quarter of the
Southwest Quarter; thence South 89 degrees 43 minutes 30 seconds East along the South line
thereof a distance of 125.59 feet to the actual point of beginning of the line to be described;
thence North 11 degrees 31 minutes 39 seconds East a distance of 381.33 feet; thence North
parallel with the West line of said Southeast Quarter of the Southwest Quarter a distance of
680.27 feet; thence Easterly parallel with the North line of said Southeast Quarter of the
Southwest Quarter a distance of 198.21 feet more or less to the East line of said West 400.00 feet
of the Southeast Quarter of the Southwest Quarter and there terminating.
PID: 2592300090, 259230040, 259230070, 259230069, 259230072
3. The Parkhaven at Pike Lake Planned Unit Development includes the following
elements:
a. The PUD is a single-family development consisting of 55 lots for single family
homes.
b. As part of the park development, the developer is responsible for grading, topsoil,
turf establishment, construction of the trails/sidewalks, park monument signage,
and park access drive to the specifications provided by the City as indicated on the
approved PUD plans.
c. The elements of the plan will be as shown on the plans dated April 19, 2018, except
for modifications approved as part of the final PUD plan.
4. It hereby adopts the following findings:
a. Provides a flexible approach to development which is in harmony with the purpose
and intent of the City's Comprehensive Plan and Zoning Ordinance.
The proposed PUD is consistent with the Comprehensive Land Use Plan
designations on the entire site. The PUD approach allows the location of the
residential ad recreational land uses in ways that preserve and enhance the natural
features of the site including the Prior Lake outlet channel corridor and near the
Pike Lake Park areas.
b. More creative, efficient and effective use of land, open space and public facilities
through mixing of land uses.
The proposed PUD plan clusters the residential areas, and provides over 50% of
open space on the site.
Page 3
c. Create a sense of place and provide more interaction among people;
The PUD plan proposes trails, and other pedestrian elements to connect the
residential components, as well as the county trail corridors and Pike Lake Park
trail connections. The street design and pedestrian trail design create a sense of
place that transitions the residential development into the nearby natural Pike Lake
Park.
d. Increase transportation options, such as walking, biking or bussing;
The plan includes a network of trails that will connect to the regional trail system
and the Pike Lake Park main entrance.
e. Provide opportunities for life cycle housing to all ages.
This PUD does not provide a specific life cycle housing opportunity.
f. Provide more efficient and effective use of streets, utilities, and public facilities that
support high quality land use development at a lesser cost.
The public streets provide access throughout the development and connectivity to
adjacent areas as well as the main access points for the entire regional area to the
surrounding highway system.
g. Enhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than
would otherwise be provided under conventional development procedures. The
PUD district also encourages the developer to convey property to the public, over
and above required dedications, by allowing a portion of the density to be
transferred to other parts of the site.
The PUD incorporates preservation of a natural trail system corridor near the Prior
Lake outlet channel, around the entrance to Pike Lake Park, and around the
northern border of the site to the Hwy 21 trail corridor. The developer proposes
parkland dedication over and above the necessary requirement of 10% of the site
area.
h. Preserves and enhances desirable site characteristics and open space, and
protection of sensitive environmental features including, but not limited to, steep
slopes, wetlands, and trees. Where applicable, the PUD should also encourage
historic preservation, re-use and redevelopment of existing buildings.
The plan includes the construction of the main vehicular and pedestrian entrance
to Pike Lake Park along with park signage to enhance the open space around the
public park and outlet channel areas.
i. High quality of design compatible with surrounding land uses, including both
existing and planned.
All surrounding land uses are currently undeveloped for residential and commercial
subdivisions at this time; however, future development will be required to
incorporate environmental considerations for the nearby park and outlet channel
features similar to the proposed Parkhaven at Pike Lake development.
5. Final plans for the Parkhaven at Pike Lake Planned Unit Development are subject to
the following conditions:
a. The developer shall revise the plans according to the May 7, 2018 City Engineering
& Public Works Dept. Memorandum
Page 4
b. The developer shall revise the plans according to the May 4, 2018 City Community
& Economic Development Dept. Memorandum
c. The developer shall obtain a grading permit from the City Engineering Department
prior to any grading or tree removal on the site.
d. The Developer shall obtain the required permits from other state or local agencies
prior to applicable on the site
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 21nd day of May, 2018.
ATTEST:
_________________________ __________________________
Frank Boyles, City Manager Kirt Briggs, Mayor
This Ordinance to be published in the Prior Lake American on the 26th day of May, 2018.
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 18-___
A RESOLUTION APPROVING THE SUMMARY OF ORDINANCE 118-_____ AND
ORDERING THE PUBLICATION OF SAID SUMMARY
Motion By: Second By:
WHEREAS, In accordance with Minnesota Statute, the Planning Commission held a public
hearing regarding an amendment to Subsection 1101.700 of the Prior Lake Zoning
Ordinance, Official Zoning Map, related to the Parkhaven at Pike Lake Preliminary
Planned Unit Development (PUD) Plan on May 14, 2018; and
WHEREAS, The City Council has considered the advice and recommendation of the Planning
Commission, city staff reports and others pertaining to the Zoning Ordinance
amendments; and
WHEREAS, On May 21, 2018, the City Council adopted Ordinance 118-____ amending
Subsection 1101.700 of the Prior Lake Zoning Ordinance; and
WHEREAS, Minnesota Statutes requires publication of an Ordinance in the official newspaper
before it becomes effective; and
WHEREAS,
WHEREAS,
Minnesota Statutes also allows the publication of a summary of an ordinance if the
City Council finds that the summary is an accurate representation of the Ordinance;
and
The City Council desires to publish a summary of the amendment to Subsection
1101.700 of the Prior Lake Zoning Ordinance relating to the Parkhaven at Pike Lake
Preliminary Planned Unit Development (PUD) Plan and has determined the
publication of a summary of this ordinance will meet the intent of the statute.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. Ordinance No. 118-____ is lengthy.
3. The text of summary of Ordinance No. 118-____, attached hereto as Exhibit A, conforms to
M.S. § 331A.01, Subd. 10, and is approved, and publication of the title and summary of the
Ordinance will clearly inform the public of the intent and effect of the Ordinance.
4. The title and summary shall be published once in the Prior Lake American in a body type no
smaller than brevier or eight-point type.
5. A complete text of the newly amended City Code will be available for inspection at City Hall
or in the Document Center on the City of Prior Lake website after May 21, 2018.
2
Passed and adopted by the Prior Lake City Council this 21nd day of May, 2018
VOTE Briggs McGuire Thompson Braid Burkart
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Frank Boyles, City Manager
3
Exhibit A
SUMMARY ORDINANCE NO. 117-___
AN ORDINANCE AMENDING SUBSECTION 1101.700, OFFICIAL ZONING MAP,
OF THE PRIOR LAKE ZONING ORDINANCE RELATING TO THE TRILLIUM COVE PRELIMINARY PLANNED
UNIT DEVELOPMENT (PUD) PLAN
The following is only a summary of Ordinance No. 117-____. The full text will available for public inspection after
May 22, 2017 by any person during regular office hours at City Hall or in the Document Center on the City of Prior
Lake Website.
SUMMARY: The Ordinance amends the Official Zoning Map for the City of Prior Lake by amending the Zoning
Use District from R-1 (Low Density Residential) to PUD (Planned Unit Development) for the following parcel
identification numbers (PIDs):
250520130, 259250272, and 259250271.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 22nd Day of May, 2017.
ATTEST:
_________________________ __________________________
Frank Boyles, City Manager Kirt Briggs, Mayor
Summary Ordinance to be published in the Prior Lake American on the 27th day of May, 2017.
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 18-___
A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS PARKHAVEN AT
PIKE LAKE
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 14, 2018,
to consider a request from Parkhaven Holdings LLC (the “Developer”), on behalf of
the owners, to approve a Preliminary Plat for the following property:
PARCEL A:
The East 600.00 feet of the West 1065.00 feet of the North Half of the Southwest Quarter in
Section 23, Township 115, Range 22.
AND
The East 586.01 feet (as measured along the north and east lines) of the Southwest Quarter of
the Southwest Quarter of Section 23, Township 115, Range 22, Scott County, Minnesota,
excepting the South 641.72 feet thereof; and together with the East 66.0 feet of said Southwest
Quarter of the Southwest Quarter.
PARCEL B:
That part of the Southwest Quarter of the Southwest Quarter of Section 23, Township 115, Range
22, Scott County, Minnesota, described as follows:
Commencing at a point on the South line of said Southwest Quarter of the Southwest Quarter
distant 995.98 feet West of the Southeast corner thereof; thence Northerly and parallel with the
East line of said Southwest Quarter of the Southwest Quarter a distance 779.72 feet to the
actual point of beginning of the land to be described; thence Easterly and parallel with said South
line a distance of 409.97 feet; thence Northerly and parallel with said East line a distance of
531.63 feet to the North line of said Southwest Quarter of the Southwest Quarter; thence
Westerly along the North line a distance of 409.98 feet to its intersection with a line drawn
Northerly from the point of beginning and parallel with said East line of the Southwest Quarter of
the Southwest Quarter; thence Southerly along said parallel line to the point of beginning.
EXCEPT that part which is denoted and shown as Parcel B on Scott County Right of Way Plat No.
58, according to the recorded plat thereof on file in the Office of the County Recorder in and for
Scott County, Minnesota.
PARCEL C:
That part of the West 400.00 feet of the Southeast Quarter of the Southwest Quarter of Section
23, Township 115, Range 22, Scott County, Minnesota lying West and North of the following
described line:
Commencing at the Southwest corner of said West 400.00 feet of the Southeast Quarter of the
Southwest Quarter; thence South 89 degrees 43 minutes 30 seconds East along the South line
thereof a distance of 125.59 feet to the actual point of beginning of the line to be described;
thence North 11 degrees 31 minutes 39 seconds East a distance of 381.33 feet; thence North
parallel with the West line of said Southeast Quarter of the Southwest Quarter a distance of
680.27 feet; thence Easterly parallel with the North line of said Southeast Quarter of the
Southwest Quarter a distance of 198.21 feet more or less to the East line of said West 400.00 feet
of the Southeast Quarter of the Southwest Quarter and there terminating.
PID: 2592300090, 259230040, 259230070, 259230069, 259230072
2
WHEREAS, Notice of the public hearing on said Preliminary Plat was duly published and mailed
in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission heard all persons interested in the Preliminary Plat at the
public hearing, and the Commission recommended approval of the plat for
Parkhaven at Pike Lake to the City Council on a 5-0 vote subject to certain
conditions; and
WHEREAS, The City Council finds that the proposed Preliminary Plat for Parkhaven at Pike
Lake meets the requirements of Subsections 1002.200 and 1103.200 (Preliminary
Plat) of the Prior Lake Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The City Council approves the Preliminary Plat for Parkhaven at Pike Lake subject to the
following conditions:
a. The developer shall revise the plans according to the May 7, 2018 City Engineering &
Public Works Dept. Memorandum.
b. The developer shall revise the plans according to the May 4, 2018 City Community &
Economic Development Dept. Memorandum.
c. The developer shall obtain a grading permit from the City Engineering Department
prior to any grading or tree removal on the site.
d. The Developer shall obtain the required permits from other state or local agencies prior
to applicable on the site.
3. The applicant shall submit an application for Final Plat within twelve (12) months after
approval of this Preliminary Plat.
PASSED AND ADOPTED THIS 21ND DAY OF MAY, 2018.
VOTE Briggs McGuire Thompson Braid Burkart
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Frank Boyles, City Manager
140TH ST NE
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140TH ST NW
Pike Lake
Scott County GIS
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ParkhavenPreliminary Plat and Preliminary PUDLocation Map
UP P ER PR IO R L A K EGD
(90 4 )
SP R IN G L AK EGD
(91 2 .8 )
LO WE R P RI O R LA K EGD
(90 4 )
PI KELA K E
NE(82 0 .5 )
MY S T ICLA K E
NE
HA A SLA K E
NE(90 7 .3 )
BL IN DLA K E
RD(94 8 .7 )
AR T ICLA K E
NE(90 6 .7 )
MA R K LE YLA K E
RD( )
HO WA R D LA K ENE
(95 7 .3 )
CR Y ST A L LA K ENE
(94 3 .3 )
RI CE L A K ENE
(94 5 )
CL E AR Y L A KENE
CA MP BE L LLA K E
NE(N ot E st ab .)
Scott County GIS
SUBJECT
PROPERTY
SUBJECTPROPERTYSUBJECTPROPERTYSUBJECTPROPERTY
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Outlot E
Outlot G
Pond
Wetland
Outlot F
Outlot H
Pond
Wetland
Outlot A
Outlot I
Outlot C
Outlot D
Road E
Roa
d
A
Pike Lake Park
Ro
a
d
D
R
o
a
d
C
Road
B
Existing Stream
Woods Preserved
in Open Space
Woods Preserved
in Open Space
Outlot G Pike Lake Park
Entry Road
Entry
Setting
Entry
Setting Wetland
Woods
Preserved
in Open
Space
Trail & Berm Planting
Existing Pedestrian
Underpass
Full Intersection
505152
53
Pond
Pond Roa
d
F
Parkhaven at Pike Lake _ Concept Rendering
Prior Lake, MN
5/10/2018
Pike Lake
2335 Highway 36 W
St. Paul, MN 55113
www.stantec.com
N
DATE:PROJ. NO.:
CONCEPT SITE PLAN 14
PARKHAVEN
PRIOR LAKE, MN
12/20/17 193804036
FIGURE 1
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Outlot C
Outlot B
WETLAND
WETLAND
WETLANDS
WETLAND
WETLAND
WETLAND
WETLAND
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C
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Outlot G
24
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A
D
F
38
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42
43
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44
47
48
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45
Outlot F
Outlot E
Outlot D
5'
DENOTES TYPICAL
DRAINAGE AND UTILITY
EASEMENTS UNLESS
OTHERWISE SHOWN ON
THE PLAN.
EASEMENT
25' RYSB
R.O.W. LINE
5'
BACK OF CURB
25' FYSB
55'X65'
TYP.
BUILDING
PAD
LOT LINE
10
'
7.5' SYSB7.5' SYSB
5'
SHEET NUMBER
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DESIGNED
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193804036
23
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PRELIMINARY PLAT
SUBMITTAL 1/31/18
UPDATED PRELIMINARY
PLAT SUBMITTAL 2/08/18
CITY PROJECT #DEV18-000004
UPDATED PRELIMINARY
PLAT SUBMITTAL 4/18/18
N
C1.00
OV
E
R
A
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S
I
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E
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L
A
N
----
PR
O
F
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0
1
7
DEVELOPMENT DATA
Existing Zoning: A: Agricultural
Proposed Zoning: PUD: Residential
Gross Site Area: 1,943,131 SF (44.61 AC)
Existing ROW along 140th St. NE: 13,293 SF
Area below OHWM of Pike Lake: 25,205 SF
Outlot D Commercial Area: 257,468 SF
Outlot D ROW Area: 21,792 SF
Net Residential Site Area:1,625,373 SF (37.31 AC)
Area Outside of Shoreland Overlay: 184,163 SF
Net Residential Shoreland Overlay Area: 1,441,210 SF (33.08 AC)
Total Single Family Lots: 552,874 SF (12.69 AC)
Total ROW: 201,230 SF (4.62 AC)
Total Openspace:731,346 SF (16.89 AC)
Includes 732 SF of Wetland
Easement over Lot 1
Openspace percentage within
Shoreland Overlay Area = 731,346 / 1,441,210 =50.75%
Total Lot Count: 55
LOT DIMENSIONS:
BUILDING PADS: 55' W. X 65' D.
MIN. FYSB: 25'
MIN. FYSB CORNER LOT NON-DRIVEWAY SIDE: 20'
MIN. RYSB: 25'
MIN. SYSB: 7.5' PER SIDE
AVG. LOT WIDTH AT SETBACK: 70'
AVG. LOT DEPTH AS MEASURED THRU CENTER OF LOT: 120'
AVG. LOT AREA: 10,041 SF
NOT TO SCALE
TYPICAL LOT DETAIL
NOTE: FUTURE COMMERCIAL
AREA (OUTLOT D) IS NOT PART
OF THE RESIDENTIAL PUD.
LOT SUMMARY
LOT NO. LOT TYPE LOT SIZE
BUILDING
PAD SIZE SETBACKS OTHER FACTORS
* = CORNER
LOT
F = FULL BASEMENT
LO=LOOKOUT
SLO=SIDE LOOKOUT
WO=WALKOUT
FRONT REAR SIDE
1 WO 10,590 SF 55' X 65' 20' 25'
7.5'/7.5'
FYSB reduced to
accommodate Wetland
Buffer on Lot
2 WO 8,445 SF 55' X 65' 25' 25'
7.5'/7.5'
3 WO 9,903 SF 55' X 65' 25' 25'
7.5'/7.5'
4*WO 11,511 SF 55' X 65'25'/20'25'7.5'20' FYSB is on the
non-driveway side
5 WO 8,794 SF 55' X 65' 20' 25'
7.5'/7.5'
FYSB reduced to
accommodate Wetland
Buffer on Lot
6 LO 8,728 SF 55' X 65' 25' 25'
7.5'/7.5'
7 LO 8,934 SF 55' X 65' 25' 25'
7.5'/7.5'
8 LO 9,031 SF 55' X 65' 25' 25'
7.5'/7.5'
9 WO 10,264 SF 55' X 65' 25' 25'
7.5'/10'10' easement/setback
along West side yard
10 WO 9,056 SF 55' X 65' 25' 25'
7.5'/7.5'
11*WO 13,336 SF 55' X 65' 25' 25'
20'/7.5'
12 WO 10,653 SF 55' X 65' 25' 25'
7.5'/7.5'
13 WO 13,877 SF 55' X 65' 25' 25'
7.5'/10'10' easement/setback
along North side yard
14 WO 14,318 SF 55' X 65' 25' 25'
7.5'/10 10' easement/setback
along South side yard
15 WO 13,923 SF 55' X 65' 25' 25'
7.5'/7.5'
16 WO 13,376 SF 55' X 65' 25' 25'
7.5'/7.5'
17 WO 19,666 SF 55' X 65' 25' 25'
7.5'/7.5'
18 WO 8,504 SF 55' X 65' 25' 25'
7.5'/7.5'
19 WO 8,614 SF 55' X 65' 25' 25'
7.5'/7.5'
20 WO 9,664 SF 55' X 65' 25' 25'
7.5'/7.5'
21 WO 12,184 SF 55' X 65' 25' 25'
7.5'/7.5'
22 SLO 9,120 SF 55' X 65' 25' 25'
7.5'/7.5'
23 SLO 9,277 SF 55' X 65' 25' 25'
7.5'/7.5'
24 SLO 9,293 SF 55' X 65' 25' 25'
7.5'/7.5'
25 WO 8,400 SF 55' X 65' 25' 25'
7.5'/7.5'
26 WO 9,168 SF 55' X 65' 25' 25'
7.5'/7.5'
LOT SUMMARY
LOT NO. LOT TYPE LOT SIZE
BUILDING
PAD SIZE SETBACKS OTHER FACTORS
* = CORNER
LOT
F = FULL BASEMENT
LO=LOOKOUT
SLO=SIDE LOOKOUT
WO=WALKOUT
FRONT REAR SIDE
27 WO 9,485 SF 55' X 65' 25' 25'
7.5'/7.5'
28 WO 9,485 SF 55' X 65' 25' 25'
7.5'/7.5'
29 WO 8,968 SF 55' X 65' 25' 25'
7.5'/7.5'
30 WO 9,562 SF 55' X 65' 25' 25'
7.5'/7.5'
31 WO 9,483 SF 55' X 65' 25' 25'
7.5'/7.5'
32 WO 8,485 SF 55' X 65' 25' 25'
7.5'/7.5'
33 WO 9,270 SF 55' X 65' 25' 25'
7.5'/7.5'
34 WO 10,600 SF 55' X 65'25' 25'
7.5'/7.5'
35 WO 9,415 SF 55' X 65'25' 25'
7.5'/7.5'
36 WO 9,056 SF 55' X 65'25' 25'
7.5'/7.5'
37 WO 8,588 SF 55' X 65'25' 25'
7.5'/7.5'
38 WO 8,927 SF 55' X 65'25' 25'
7.5'/7.5'
39 WO 9,212 SF 55' X 65'25' 25'
7.5'/7.5'
40 WO 9,485 SF 55' X 65'25' 25'
7.5'/7.5'
41*LO 11,836 SF 55' X 65' 25' 25'
7.5'/7.5'
42 WO 8,972 SF 55' X 65' 25' 25'
7.5'/7.5'
43 LO 9,251 SF 55' X 65' 25' 25'
7.5'/7.5'
44 LO 8,399 SF 55' X 65' 25' 25'
7.5'/7.5'
45 LO 8,409 SF 55' X 65' 25' 25'
7.5'/7.5'
46 LO 10,105 SF 55' X 65' 25' 25'
7.5'/7.5'
47 WO 8,715 SF 55' X 65' 25' 25'
7.5'/7.5'
48 WO 10,506 SF 55' X 65'20' 25'
7.5'/7.5'
FYSB reduced to
accommodate Wetland
Buffer on Lot
49*LO 12,087 SF 55' X 65' 25' 25'
7.5'/7.5'
50 LO 8,668 SF 55' X 65' 25' 25'
7.5'/7.5'
51 LO 9,470 SF 55' X 65' 25' 25'
7.5'/7.5'
52 LO 9,127 SF 55' X 65' 25' 25'
7.5'/7.5'
53 LO 10,407 SF 55' X 65' 25' 25'
7.5'/7.5'
54 LO 9,872 SF 55' X 65' 25' 25'
7.5'/7.5'
55 LO 8,400 SF 55' X 65' 25' 25'
7.5'/7.5'
C
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WETLAND
WETLAND
WETLANDS
WETLAND
WETLAND
WETLAND
WETLAND
RO
A
D
A
RO
A
D
A
ROAD
B
ROAD E
R
O
A
D
D
ROAD
C
TIER 2: 320'
FROM OHWM OF
PIKE LAKE
1
3
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31
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36 37
26
Outlot B
Outlot C
Outot H
Outot I
850
850
8
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7
4
850
8
6
0
8
5
0
852
38
49
42
45
40
41
39
43
46
44
47
48
5.
4
%
890
894
896
894
8
8
6
87
0
86
8
87
0
87
2
8
7
0
8
7
2
8
7
8
870
862864
850
858
846
850
8
5
0
85
6
8
5
0
856
8
4
0
8
3
2
830
828
830
830 826832832
840
842
844
840
Outlot E
Outlot D Outlot F
Outlot G
890
910
886
R
O
A
D
F
Outlot A
SHEET NUMBER
DATENO
SURVEY
APPROVED
DESIGNED
DRAWN
PROJ. NO.
WA
S
P
R
E
P
A
R
E
D
B
Y
M
E
O
R
U
N
D
E
R
M
Y
D
I
R
E
C
T
S
U
P
E
R
V
I
S
I
O
N
I
H
E
R
E
B
Y
C
E
R
T
I
F
Y
T
H
A
T
T
H
I
S
P
L
A
N
,
S
P
E
C
I
F
I
C
A
T
I
O
N
,
O
R
R
E
P
O
R
T
AN
D
T
H
A
T
I
A
M
A
D
U
L
Y
L
I
C
E
N
S
E
D
UN
D
E
R
T
H
E
L
A
W
S
O
F
T
H
E
S
T
A
T
E
O
F
PR
I
N
T
N
A
M
E
:
SI
G
N
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T
U
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:
DA
T
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:
LI
C
.
N
O
.
REVISION
CHECKED
Pl
o
t
D
a
t
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:
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8
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3
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6
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1
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0
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PA
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L
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PA
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193804036
23
3
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PRELIMINARY PLAT
SUBMITTAL 1/31/18
UPDATED PRELIMINARY
PLAT SUBMITTAL 2/08/18
CITY PROJECT #DEV18-000004
UPDATED PRELIMINARY
PLAT SUBMITTAL 4/18/18
C2.00
OV
E
R
A
L
L
G
R
A
D
I
N
G
P
L
A
N
----
PR
O
F
E
S
S
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N
A
L
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N
G
I
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E
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R
MI
N
N
E
S
O
T
A
.
RO
G
E
R
H
U
M
P
H
R
E
Y
25
0
1
7
N
N
SITE GRADING NOTES:
1. THE CONTRACTOR SHALL VERIFY THE FIELD LOCATION OF ALL PUBLIC AND PRIVATE UTILITIES PRIOR TO
CONSTRUCTION. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT (651) 454-0002. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED
IMPROVEMENTS SHOWN ON THE PLANS.
2. ALL CUT OR FILL SLOPES SHALL BE 4:1 OR FLATTER UNLESS OTHERWISE NOTED.
3. EXISTING GRADE CONTOUR INTERVALS SHOWN AT 2 FOOT INTERVALS.
4. PROPOSED GRADE CONTOUR INTERVALS SHOWN AT 2 FOOT INTERVALS.
5. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE GENERAL N.P.D.E.S. PERMIT
FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES.
6. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND PAVED AREAS.
>
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C
L
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T
C
L
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E
E
E
E
E
E
O
H
P
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P
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P
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P
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P
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P
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P
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P
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OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP
C
L
V
T
C
L
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T
l
l
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>
>
>
>
>
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>
>
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S
S
95'-8" PV
C
@ 2.30%
MH 15
RIM 853.74
INV 843.50 8" N
INV 843.40 8" S
127'-8" PVC
@
7
.
0
9
%
MH 16
RIM 863.36
INV 852.60 8" NW
INV 852.50 8" S
MH 110
RIM 878.15
INV 864.27 8" E
INV 864.27 8" W
11
7
'
-
8
"
P
V
C
@
0
.
4
0
%
MH 109
RIM 881.02
INV 863.80 8" E
INV 863.70 8" W
8
3
'
-
8
"
P
V
C
@
0
.
4
0
%
MH 108
RIM 881.63
INV 863.37 8" E
INV 863.27 8" SW
8
7
'
-
8
"
P
V
C
@
0
.
4
0
%
MH 107
RIM 880.94
INV 862.92 8" NE
INV 862.82 8" SW
50'-8" PVC
@ 0.40%
MH 105
RIM 879.40
INV 862.10 8" NE
INV 862.00 8" SW
89'
-
8
"
P
V
C
@
0
.
4
0
%
MH 104
RIM 879.52
INV 861.65 8" NE
INV 861.55 8" S
102'-8" PVC @ 0.40%
MH 103
RIM 880.58
INV 861.14 8" N
INV 861.04 8" S
168'-8"
P
V
C
@
0
.
4
0
%
MH 102
RIM 881.76
INV 860.36 8" N
INV 860.27 8" S
97'-8" PVC @ 0.40%
MH 101
RIM 880.73
INV 859.88 8" N
INV 859.78 8" SW
180'
-
8
"
P
V
C
@
0
.
4
0
%
MH 18
RIM 880.51
INV 859.06 8" NE
INV 858.96 8" SE
EX MH 6007
ADJUST RIM FROM EX.
881.17 TO RIM 887.97
INV 862.31 10" W
INV 862.31 10" S
EX
2
9
8
'
-
1
0
"
P
V
C
@
0
.
3
6
%
EX 184'-10"
P
V
C
@
0
.
8
4
%
18
23
25
26
55
54
27
53
29
30
52
51 50
31
32
33
34
3736
35
28
Outlot G
0+
4
3
1+
0
0
2+
0
0
3+
0
0
4+0
0
5+00
6+00
20+
0
0
21
+
0
0
22+00 23+00
24+00
25+00
26
+
0
0
27
+
0
0
2
8
+
0
0
2
9
+
0
0
30
+
0
0
31
+
0
0
32
+
0
0
33+00
34
+
0
0
3
5
+
0
0
36+
0
0
37+00
38+00
38
+
8
2
4
0
+
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0
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1
+
0
0
4
2
+
0
0
43+00
4
4
+
0
0
45+00
46+
0
0
46+
5
3
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>
>
>
>
>
>
>
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>
>
>
>
>
>
>
>
>
>
40'-8" PVC
@ 0.40%
>
>
>
>
>
>
>
>
>
>
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>
>
>
>
>
>
>
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>
>
>
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>
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>
>
>
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MH 106
RIM 880.37
INV 862.62 8" NE
INV 862.62 8" NW
INV 862.52 8" SW
MH 106A
RIM 880.74
INV 863.07 8" NW
INV 862.97 8" SE
87'-8" PVC
@ 0.40%
10
2
'
-
8
"
P
V
C
@ 0
.
4
0
%
MH 106B
RIM 884.83
INV 863.57 8" W
INV 863.47 8" SE
1
0
2
'
-
8
"
P
V
C
@
0
.
4
0
%
MH 106C
RIM 887.35
INV 864.08 8" W
INV 863.98 8" E
8
6
'
-
8
"
P
V
C
@
0
.
4
0
%
MH 106D
RIM 892.00
INV 864.42 8" E
38
39
40
41
47
48
49
42
45
43
46
44
22
24
Outot G
Outot E
Outot F
Outot D
>
>
>
>
>
>
SHEET NUMBER
DATENO
SURVEY
APPROVED
DESIGNED
DRAWN
PROJ. NO.
WA
S
P
R
E
P
A
R
E
D
B
Y
M
E
O
R
U
N
D
E
R
M
Y
D
I
R
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C
T
S
U
P
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R
V
I
S
I
O
N
I
H
E
R
E
B
Y
C
E
R
T
I
F
Y
T
H
A
T
T
H
I
S
P
L
A
N
,
S
P
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I
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I
C
A
T
I
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,
O
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P
O
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AN
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T
H
A
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I
A
M
A
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U
L
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L
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E
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D
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D
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L
A
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PR
I
N
T
N
A
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:
SI
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T
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.
N
O
.
REVISION
CHECKED
Pl
o
t
D
a
t
e
:
0
4
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1
8
/
2
0
1
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5
:
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6
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,
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0
4
0
3
6
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,
1
9
3
8
0
4
0
3
6
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9
3
8
0
4
0
3
6
X
S
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1
9
3
8
0
4
0
3
6
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S
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A
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T
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A
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L
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.
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A
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R
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A
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L
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PA
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193804036
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c
o
m
PRELIMINARY PLAT
SUBMITTAL 1/31/18
UPDATED PRELIMINARY
PLAT SUBMITTAL 2/08/18
CITY PROJECT #DEV18-000004
UPDATED PRELIMINARY
PLAT SUBMITTAL 4/18/18
N
C4.01
SA
N
I
T
A
R
Y
S
E
W
E
R
A
N
D
W
A
T
E
R
M
A
I
N
P
L
A
N
----
PR
O
F
E
S
S
I
O
N
A
L
E
N
G
I
N
E
E
R
MI
N
N
E
S
O
T
A
RO
G
E
R
H
U
M
P
H
R
E
Y
25
0
1
7
MA
T
C
H
L
I
N
E
S
H
E
E
T
C
4
.
0
2
M
A
T
C
H
L
I
N
E
S
H
E
E
T
C
4
.
0
2
8"X6" TEE
6" GV& BOX
13 LF-6" WM
HYDRANT
8"X6" TEE
6" GV& BOX
8 LF-6" WM
HYDRANT
8"X6" TEE
6" GV& BOX
11 LF-6" WM
HYDRANT
8"X6" TEE
6" GV& BOX
7 LF-6" WM
HYDRANT
12"X6" TEE
6" GV& BOX
12 LF-6" WM
HYDRANT
EX
.
8
"
D
I
P
W
M
12"
W
M
12
"
W
M
8" WM
8"
W
M
8"
W
M
WATER SERVICE AND
SANITARY SERVICE (TYP
EACH LOT)
NOTES:
1. ALL SANITARY SEWER PIPE SHALL BE SDR 35.
2. WATERMAIN SHALL BE PVC C900.
3. SANITARY SEWER SERVICES SHALL BE 4" PVC SDR 26
INSTALLED PER CITY PLATE NO. 401.
4. WATER SERVICES SHALL BE 1" TYPE K COPPER
INSTALLED PER CITY PLATE NO. 502.
WETLAND
PRESERVATION
EASEMENT
EX 30'
EASEMENT
EX 200'
OVERHEAD
POWER
EASEMENT
PONDING
EASEMENT
PRIVACY EASEMENT (TYP
CROSS-HATCHED AREAS)
5' DRAINAGE & UTILITY
EASEMENT (TYP LOT REAR AND
SIDE YARDS)
10' DRAINAGE & UTILITY
EASEMENT (TYP LOT FRONT
YARDS)
8" GV & BOX
12" X 8" TEE
12" GV & BOX
12" GV & BOX
8" SAN PLUG
CONNECT TO
EX. 12" DIP WM
8"X6" TEE
6" GV& BOX
32 LF-6" WM
HYDRANT
8
"
W
M
8" GV & BOX (2)
8"X8" TEE
>
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C
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A
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M
A
I
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E
E
O
H
P
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H
P
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C
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C
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L
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W
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L
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C
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C
O
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L
V
T
C
L
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T
>
SMH 06
RIM 850.66
INV 835.30 8" NE
INV 835.20 8" S
SMH 04
RIM 854.57
INV 834.10 8" N
INV 834.00 8" S
SMH 05
RIM 852.29
INV 834.78 8" N
INV 834.68 8" S
SMH 03
RIM 848.25
INV 833.42 8" N
INV 833.32 8" SSMH 01
RIM 848.15
INV 832.63 8" NW
INV 832.53 8" S
EX MCES 43
RECONSTRUCT MANHOLE
EX. RIM 846.54 TO
RIM 848.77
INV 832.41 8" N
INV 831.03 36" NW
INV 831.03 36" E
MH 10
RIM 857.54
INV 837.42 8" NW
INV 837.32 8" E
MH 07
RIM 852.68
INV 835.86 8" E
INV 835.86 8" NW
INV 835.76 8" SW
MH 07A
RIM 848.52
INV 836.36 8" W
MH 09
RIM 857.20
INV 836.88 8" N
INV 836.88 8" W
INV 836.78 8" E
MH 09A
RIM 854.00
INV 837.48 8" NE
INV 837.38 8" S
MH 09B
RIM 850.45
INV 837.85 8" NE
INV 837.85 8" SW
MH 09C
RIM 851.63
INV 838.32 8" SW
MH 11
RIM 854.10
INV 837.96 8" NW
INV 837.86 8" SE
MH 12
RIM 848.98
INV 838.42 8" NW
INV 838.32 8" SE
MH 13
RIM 846.78
INV 840.84 8" NW
INV 840.74 8" SE
MH 14
RIM 848.08
INV 841.21 8" N
INV 841.21 8" SW
INV 841.21 8" SE
30'-8" PVC
@ 0.40%
43'-8" PVC
@ 0.40%
104'-8" PVC @ 0.40%
146'-8" PV
C
@
0
.
4
0
%
145'-8" PVC @ 0.40%104'-8
"
P
V
C
@
0
.
4
0
%
11
6
'
-
8
"
P
V
C
@
0
.
4
0
%
12
5
'
-
8
"
P
V
C
@
0
.
4
0
%
12
7
'
-
8
"
P
V
C
@
0
.
4
0
%
77
'
-
8
"
P
V
C
@
0
.
4
0
%
125'-8" P
V
C
@
0
.
4
0
%
93
'
-
8
"
P
V
C
@
0
.
4
0
%
1
1
9
'
-
8
"
P
V
C
@
0
.
4
0
%
11
2
'
-
8
"
P
V
C
@
0
.
4
0
%
10
9
'
-
8
"
P
V
C
@
0
.
4
0
%
91'
-
8
"
P
V
C
@
0
.
4
0
%
79'-
8
"
P
V
C
@
2
.
9
5
%
94'-8
"
P
V
C
@
0
.
4
0
%
95'-8" P
V
C
@ 2.30%
MH 15
RIM 853.74
INV 843.50 8" N
INV 843.40 8" S
127'-8" PVC
@
7
.
0
9
%
MH 16
RIM 863.36
INV 852.60 8" NW
INV 852.50 8" S
3
4
9
5
6
7
8
11
12
13
14
15
16
17
18
19
20
21
1
23
Outot B
Outot C
Outot I
Outot H
5+00
6+00
7+00
8+00
9+0
0
10+
0
0
11
+
0
0
12
+
0
0
13
+
0
0
14
+
0
0
15
+
0
0
16
+
0
0
17
+
0
0
17
+
4
4
4
0
+
0
0
50+00
51+00
5
2
+
0
0
5
3
+
0
0
5
3
+
4
8
60+00 61+00 62+00
63+00
64+00 65+00
66+
0
0
67
+
0
0
67
+
4
7
S
S
>
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92'-8" PVC
@ 1.00%
>
>
>
>
>
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>
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>
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>>
>
>
>
>
>
>
22
24
10
2Outot A
SHEET NUMBER
DATENO
SURVEY
APPROVED
DESIGNED
DRAWN
PROJ. NO.
WA
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REVISION
CHECKED
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PRELIMINARY PLAT
SUBMITTAL 1/31/18
UPDATED PRELIMINARY
PLAT SUBMITTAL 2/08/18
CITY PROJECT #DEV18-000004
UPDATED PRELIMINARY
PLAT SUBMITTAL 4/18/18
N
C4.02
SA
N
I
T
A
R
Y
S
E
W
E
R
A
N
D
W
A
T
E
R
M
A
I
N
P
L
A
N
----
PR
O
F
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S
S
I
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N
A
L
E
N
G
I
N
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E
R
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N
N
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S
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A
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U
M
P
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R
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Y
25
0
1
7
MA
T
C
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S
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4
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0
1
12"X6" TEE
6" GV& BOX
13 LF-6" WM
HYDRANT
8"X6" TEE
6" GV& BOX
18 LF-6" WM
HYDRANT
12"X6" TEE
6" GV& BOX
16 LF-6" WM
HYDRANT
8"X6" TEE
6" GV& BOX
14 LF-6" WM
HYDRANT
8"X6" TEE
6" GV& BOX
8 LF-6" WM
HYDRANT
8" WM
8"
W
M
12
"
W
M
12"
W
M
WATER SERVICE AND
SANITARY SERVICE (TYP
EACH LOT)
NOTES:
1. ALL SANITARY SEWER PIPE SHALL BE SDR 35.
2. WATERMAIN SHALL BE PVC C900.
3. SANITARY SEWER SERVICES SHALL BE 4" PVC SDR 26 INSTALLED PER
CITY PLATE NO. 401.
4. WATER SERVICES SHALL BE 1" TYPE K COPPER INSTALLED PER CITY
PLATE NO. 502.
5. ALL SEWER AND WATERMAINS AND SERVICES SHALL HAVE TRACER
WIRE IN ACCORDANCE WITH THE MN RURAL WATER ASSOCIATION
SEWER/WATER UTILITY-TRACER WIRE SPECIFICATION.
6. WATER AND SEWER SERVICES SHALL NOT BE INSTALLED UNDER
DRIVEWAYS.
EX. WELL TO BE
ABANDONED.
EX. WELL TO BE
ABANDONED.
EX. SEPTIC
SYSTEM TO BE
REMOVED.
EX. SEPTIC SYSTEM TO
BE REMOVED.
WETLAND
PRESERVATION
EASEMENT
PRIVACY EASEMENT (TYP
CROSS-HATCHED AREAS)
WETLAND
PRESERVATION
EASEMENT
WETLAND
PRESERVATION
EASEMENT
PONDING
EASEMENT
5' DRAINAGE & UTILITY
EASEMENT (TYP LOT REAR AND
SIDE YARDS)
10' DRAINAGE & UTILITY
EASEMENT (TYP LOT FRONT
YARDS)
20' MWCC UTILITY
EASEMENT
42' SCOTT COUNTY HIGHWAY
EASEMENT
12" PLUG
STUB FOR FUTURE
CONNECTION TO THE EAST
12"X8" TEE
8" GV & BOX
82 LF-8" WM
8" PLUG
8"
W
M
8" GV & BOX
12" X 8" TEE
12" GV & BOX
8" GV & BOX
12" X 8" TEE
12" GV & BOX
8" PLUG
C
M
A
I
L
M
A
I
L
E
E
S
S
C
L
V
T
C
L
V
T
O
H
P
O
H
P
E
E
E
E
E
E
E
E
E
E
E
C
L
V
T
C
L
V
T
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
O
H
P
OHP OHP OHP OHP
C
L
V
T
C
L
V
T
S
S
l
l
l
l
l
l
>
>
>
>
>
>
>
>
>
>
>
S
S
S
S
S
S
>
>
Outlot H
Outlot I
Outlot C
Outlot B
WETLAND
WETLAND
WETLANDS
WETLAND
WETLAND
WETLAND
WETLAND
1
3
5
13
9
4
15
17
12
11
7
6
21
20
16
8
18
19
14
23
28
31
30
2926
27
25
34
35
32
33
36 37
5051
53
52
54
55
RO
A
D
A
RO
A
D
A
ROAD
B
ROAD E
RO
A
D
D
ROAD
C
108810891090
1091
1092
109310941095
1096
1097
1098
1099
110011011102
1103
1104
1105
1106
11071108
1109
1110
1111
1112
1113
1114
1115
1116
11171118
1119
1120
1121
1122
1123
1124
1125
1126
1127
968
969
970
971
972
973
974
975 976
977
978
979 980
981
982
983
984
985
986
987
988
989
990
991
992
993
994
995
996
997
998 999
10001001
1002
1003
1004
1005
1006
1007
1008
10091010
1011
1012 1013
1014
1015
1016
1017
1018
1019
1020
1021
1022
1023
1024
1025
1026
1027
1028
1029
1030
10311032
1033
10341035
1036
10371038
1039
1040
1041
1042
1043
1044 1045
10461047
888889
890
891
892893
894
895896
897
898
899
900
901902
903
904
905906
907908
909
910
911
912913
914
915
916
917918919
920
921
922
923
924925
926
927
928
929
930931
932
933934
935
936
937
938
939940941
942
943
944945
946947
948
949
950
951952
953
954955
956
957
958
959
960
961
962
963
964
965
966967
808
809
810
811
812
813
814815
816
817
818
819
820821822
823824825
826
827
828829830
831832
833
834
835836
837838
839
840 841 842
843 844845
846847
848
849850
851852
853854
855
856 857
858
859860861
862863
864
865
866867
868
869
870
871
872
873874875
876877
878
879880
881
882
883
884
885
886887
728
729
730
731
732
733
734
735
736737
738
739740
741742
743744745
746
747
748
749
750
751752
753754
755
756 757 758
759
760
761
762
763
764
765766 767
768
769
770
771
772
773
774
775 776
777
778
779
780
781
782 783
784 785
786
787
788
789 790
791792
793
794795796
797
798
799
800
801 802803
804 805
806 807
648
649650
651652
653
654
655
656
657
658
659660
661
662
663
664
665
666
667
668
669
670
671
672
673
674
675
676
677
678
679680681
682
683
684
685
686
687
688
689
690
691
692
693
694
695
696
697698699
700
701
702
703
704
705
706
707
708
709
710
711
712
713
714
715
716
717
718
719
720
721 722
723
724
725726
727
568
569570571
572
573
574
575
576 577
578
579
580
581582
583
584585586
587
588
589
590
591
592
593
594
595
596
597
598
599
600
601
602
603
604
605
606
607
608609610611
612613 614
615
616
617
618
619
620
621
622
623
624
625
626
627
628
629
630
631
632633
634
635
636
637
638
639640
641
642
643
644
645
646 647
488489
490
491
492
493
494
495
496
497
498
499
500501502
503
504 505 506
507
508
509
510
511
512
513
514
515
516
517518
519
520
521
522
523 524 525
526
527
528
529
530
531
532
533
534
535
536
537
538
539
540
541
542543
544545
546
547
548
549
550
551
552
553
554
555
556
557
558
559
560
561
562
563
564
565
566
567
407
408409
410
411
412
413
414
415
416
417
418
419
420
421
422
423
424
425
426
427
428
429
430
431432
433
434
435
436
437
438
439
440
441
442
443
444
445
446
448
449
450
451
452
453
454
455
456457
458
459
460
461
462
463
464
465
466
467
468
469
470
471
472473
474
475
476
477
478 479
480
481
482
483
484
485
486
487
327328
329
330331
332
333
334335
336
337
338
339340
341
342
343
344
345
346
347348
349
350
351
352
353
354
355
356
357
358359360
361
362
363
364
365
366
367 368
369
370371
372
373
374
375
376377
378
379
380
381
382
383
384
385
386
387
388
389390
391
392
393
394
395
396
397
398
399
400401
402
403
404
405
406
247
248
249
250
251 252
253
254
255256
257
258
259
260
261
262263
264
265
266
267268
269
270
271
272
273274
275
276
277278
279
280
281
282
283
284285286
287
288
289
290
291
292
293
294295
296
297
298
299
300
301
302303
304
305
306
307
308
309
310311312
313 314
315
316
317
318
319
320
321
322 323
324
325
326
167
168
169
170
171
172
173
174
175176
177
178
179
180
181
182
183
184
185
186
187
188
189
190 191
192
193
194195
196
197
198
199
200
201
202
203
204
205
206
207
208
209
210
211
212
213
214215
216
217218
219 220
221
222
223
224
225226
227
228
229230231232
233
234
235236
237238239240
241
242243
244
245246
87
88
89
90
91
92
93
94
95
9697
98
99100
101
102
103
104
105
106107108109110
111
112
113114
115
116
117118119
120
121
122
123124
125
126
127
128
129
130
131
132133134
135
136
137
138
139
140
141142
143
144
145
146147
148
149
150151
152
153
154
155156 157
158
159160
161
162
163
164
165
166
7
8
9
1011
12
13
14
15
1617
18
19
20
21
22 23
24
25
26
27
2829
30
31
32
33
34353637
38
39
4041
42
43
44
45
46
47
48
49
50
5152
53
54
55
56
57
58
59
60
616263
64
65
66
67
68
69
70
71
72
73 7475
7677
78798081
828384
85 86
1
2
3 4
5
6
2008
2009
2010
2011
2012
2013
2014
2015
201620172018
20192020
20212022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039 204020412042 20432044 2045
2046
2047
2048 2049
2050 2051
2052
2053
2054
2055
20562057 2058
20592060206120622063 20642065 2066
206720682069
2070
2071
2072
2073
2074
2075
2076
2077
2078
2079
19281929
1930
1931
1932
1933
1934
1935
193619371938
1939
19401941
19421943
1944
1945
1946
1947
1948
1949
1950
1951 1952
195319541955 1956
1957
195819591960 1961
1962
1963 19641965
1966
19671968 19691970
19711972
19731974
1975
1976
1977
1978
1979
19801981
1982
198319841985
1986
198719881989
1990
1991
1992
1993
1994
1995
1996
19971998
1999
200020012002
2003
2004200520062007
1848
1849
1850
1851
1852
185318541855
1856
1857
1858
1859
1860
1861
1862
1863
18641865
1866
1867
1868186918701871 1872
1873
1874
1875
1876
18771878
1879
1880
1881
1882
1883
1884
1885
1886
1887
1888
1889
1890
1891
1892
1893
1894
1895
1896
1897
1898
1899
190019011902
1903
1904
1905
1906
1907
1908
19091910
19111912
1913
19141915
1916 19171918
1919
1920
192119221923
19241925
19261927
1768
1769
1770
1771
1772
17731774
1775
1776
1777
1778
1779
1780
1781
17821783
17841785
1786
1787
1788
1789
1790
1791
17921793
1794
1795
1796
1797
17981799
1800
1801
1802
1803
1804
1805
1806
1807
1808
18091810
1811
1812
1813
1814
1815
1816
1817
1818
1819
1820
1821
1822
1823
1824
1825 1826
1827
1828
1829
1830
1831
1832
1833
1834
1835
1836
1837
1838
1839
1840
18411842
1843
1844
1845
1846
1847
1688
168916901691
1692
1693
1694
16951696
1697
169816991700
1701
170217031704
1705
1706
17071708
17091710
1711
1712
17131714
1715
1716
1717
1718
1719
1720
1721
1722
1723
1724
17251726
17271728 1729
1730
1731
1732 173317341735
1736
17371738
17391740
1741
1742
1743
1744
17451746
1747
1748
1749
1750
1751
1752
1753 17541755
1756
1757 1758 1759
1760
1761
1762
1763
1764
1765
1766
1767
1608
1609
16101611
1612 1613
16141615
1616
1617
1618
1619
1620
1621
16221623
1624
1625
1626
1627
1628
1629
1630
1631 1632
1633
16341635
1636
1637
1638
1639
1640
1641
1642
1643
1644
1645
164616471648
1649
1650
1651
1652 165316541655
1656
1657
1658
1659
1660
1661
1662
1663
1664 1665
16661667
16681669
1670
1671
1672
1673
1674
1675
1676
1677
1678
1679
1680
1681
1682
1683
1684
1685
1686
1687
15281529
15301531
1532
1533
1534
1535
1536
1537
1538
1539
1540
1541
154215431544
1545
1546
1547
15481549
1550
1551
15521553
15541555
1556
1557
1558
1559
1560
1561 1562
1563
1564
15651566156715681569
1570
15711572
1573
1574
1575
1576
1577
1578
1579
15801581
1582
1583
1584
1585
1586
1587
1588
1589
1590
1591
159215931594
1595
15961597
1598 1599160016011602
16031604
1605
1606
1607
1448
1449
14501451145214531454
1455
14561457
1458145914601461
146214631464
1465
146614671468
14691470147114721473
147414751476
1477
1478
1479
148014811482 14831484
14851486148714881489 1490
1491 1492
1493 1494
1495
1496
1497
1498
1499
1500
1501
1502
1503
150415051506
15071508
1509
1510
1511
1512
1513
15141515
1516
15171518
1519
1520
1521
1522
1523
1524
1525
1526
1527
136813691370
1371 1372
1373
137413751376
13771378
1379
1380
1381
13821383
1384
1385
1386
1387
1388
1389
1390
13911392
1393
1394
1395
1396
1397
1398
1399
1400
1401
140214031404
14051406
1407
14081409
14101411
14121413
1414
14151416
1417
141814191420
14211422
1423
1424
1425 14261427
14281429
14301431
1432
1433
143414351436
1437
1438
1439
144014411442
1443
144414451446
1447
1288
1289
12901291
1292
129312941295
1296
1297
1298
1299
1300
1301
1302 1303
13041305
1306
1307
13081309
13101311
1312
1313
1314
1315
13161317131813191320
13211322
1323
1324
1325
1326
1327
1328
1329
1330
1331
1332
1333
1334
1335
1336
1337
13381339
1340 1341
1342
1343
1344
1345
13461347
1348
1349
1350
1351
1352
1353
13541355
1356
13571358
13591360
1361
1362
1363
1364
136513661367
1208
1209
1210
1211
1212
1213
1214
1215
1216
1217
12181219
1220
1221
1222
1223
1224
1225
1226
1227
1228
1229
1230
1231
1232
12331234
1235
1236
1237
1238
1239
1240
1241
1242
1243
1244
1245 1246
1247
1248
1249
1250
1251
1252
1253
1254
1255
1256
1257
1258
1259
1260
1261
1262
1263
1264
1265
1266
1267
1268
1269
1270
1271
1272
1273
12741275
1276
12771278
1279
128012811282
12831284
1285
12861287
1128
11291130
1131
1132
1133
1134
1135
1136
1137
1138
1139
114011411142
1143
1144
1145
11461147
1148
1149
1150
11511152
1153
1154
1155
1156
1157
1158 1159
1160
1161 11621163
1164
1165
1166
1167 1168
1169
1170
1171
1172
1173
1174
1175
1176
1177
1178
1179
1180
118111821183
1184
11851186
1187
1188
1189
1190
1191
1192
1193
1194
1195
1196
1197
1198
1199
1200
1201
1202
1203
1204
1205
1206
1207
10481049
1050
1051
1052
1053
1054
10551056
1057
1058
1059
1060
1061
1062
1063
1064
1065
1066
1067
1068106910701071
1072
1073
1074
1075
1076
1077
1078
1079
1080
1081
10821083
1084
1085
1086
1087
NO TREE CANOPY
EXISTS IN THIS AREA
NO TREE CANOPY
EXISTS IN THIS AREA
38
39
40
41
42
43
44
45
46
47
48
49
24
22
10
2
Outlot F
Outlot E
Outlot D
Outlot A
Outlot G
RO
A
D
F
5061
TREE TO REMAIN
TREE TO BE REMOVED
TREE ID NO.
TREE CANOPY TO BE REMOVED
TREE CANOPY TO REMAIN
IN R.O.W & PUBLIC OPEN SPACE
IN R.O.W & PONDING EASEMENT
TREE TO BE REMOVED
HERITAGE TREE TO REMAIN
OUTLOT D TREE TO REMAIN
(NOT INCLUDED IN TREE REPLACEMENT CALCULATIONS)
SHEET NUMBER
DATENO
SURVEY
APPROVED
DESIGNED
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PRELIMINARY PLAT
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UPDATED PRELIMINARY
PLAT SUBMITTAL 2/08/18
CITY PROJECT #DEV18-000004
UPDATED PRELIMINARY
PLAT SUBMITTAL 4/18/18
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Parkhaven at Pike Lake
Residential Neighborhood
Prior Lake, MN
Planned Unit Development and Preliminary Plat
May 2018
By:
Parkhaven Holdings, LLC
Terry Forbord, Principal
Project Manager & Civil Engineer
Roger Humphrey, PE, RLS
Landscape Architect
Marc Putman, RLA, LEED AP
Narrative
Parkhaven at Pike Lake
Prior Lake, MN
Parkhaven at Pike Lake Residential Neighborhood | 2
INTRODUCTION
Terry Forbord via Parkhaven Holdings LLC is requesting
a Preliminary Plat and Preliminary Planned Unit
Development approval for a new neighborhood
community named Parkhaven at Pike Lake
(“Parkhaven”). The property consists of 37.31 acres
located in the northeast corner of County Highway
42 and County Highway 21. The site is designated
in the 2030 Comprehensive Plan as R-LD Urban Low
Density Residential at 0-4 units/acre and currently
zoned A-Agricultural (see pages 7 and 8, respectively).
It is located within the Shoreland Overlay District
surrounding Pike Lake, a natural environment lake.
The project consists of 55 residential homesites at a
density of 1.47 units/acre. The R-LD category in the
2030 Comprehensive Plan recommends net densities
between 2 and 4 units per acre with greater fl exibility
for densities and housing types in a Planned Unit
Development. The Comprehensive Plan also identifi es
an appropriate corresponding zoning for the R-LD as
R-1 Low Density Residential. As stated in the City of
Prior Lake Zoning Code, uses in a PUD must adhere
to the underlying zoning or the uses allowed in §1106
of the code. The mix of residential uses present in
Parkhaven will meet the requirements of this section
without a rezoning. The Comprehensive Plan also calls
for future commercial uses in the area. The project has
reserved Outlot D, 6.41 acres, for future commercial
development.
Due to the complexity of the site and the combination of applicable City and State ordinances, prior
relevant design graphics and supporting information from the Concept-level work have been included
with this application.
VISION
With his forty-one years of experience developing residential communities within Prior Lake and
throughout the Twin Cities, Terry Forbord envisions Parkhaven as a unique opportunity to extend the
environmental and aesthetic value of Pike Lake and Pike Lake Park into a setting that benefi ts both
new and existing residents of the City of Prior Lake. Parkhaven stretches the imagination of what a
new suburban development can feel like by emphasizing dense greenery and tree canopies and
best practices in stormwater management. The “suburban forest” of Parkhaven will offer privacy and
seclusion at the same time residents can experience community assets together at a public park and
adjacent and nearby commercial amenities.
PARKHAVEN LOCATION
Narrative
Parkhaven at Pike Lake
Prior Lake, MN
Parkhaven at Pike Lake Residential Neighborhood | 3
PURPOSE OF THE PUD
The City of Prior Lake’s zoning code states that the purpose of a planned unit development is to “offer
an alternative to development” and to “provide for greater flexibility in the development process”. A
successful PUD benefits the community through eleven different possible criteria. The Parkhaven project
addresses many of these criteria, as described below and in the following sections of this narrative.
1. Provides a flexible approach to development which is in harmony with the purpose and intent of the
City’s Comprehensive Plan and Zoning Ordinance.
In the City of Prior Lake’s 2030 Comprehensive Plan, it states that the Residential Low Density District
is suitable for housing in areas with variable terrain, environmentally sensitive areas and shoreland
districts.
2. More creative, efficient and effective use of land, open space and public facilities through mixing of
land uses.
The benefit of using a planned unit development approach in Parkhaven is that residential
homesites have been clustered, preserving open space and managing stormwater to promote
the “suburban forest” that defines the development. The Parkhaven PUD design responds to the
topography and enables significant additions of public open space to the Pike Lake area
3. Create a sense of place and provide more interaction among people.
In the proposed Parkhaven neighborhood, residents will experience community assets together at
a public park and nearby commercial amenities as well as connected open space and trails in the
area.
9. Enhanced incorporation of recreational public and open space components in the development
which may be made more useable and be more suitably located than would otherwise be
provided under conventional development procedures. The PUD district also encourages the
developer to convey property to the public over and above required dedications by allowing a
portion of the density to be transferred to other parts of the site.
The Parkhaven community will feature popular, reduced maintenance homesites and traffic
calming roadways not traditionally allowed in a single-family home district. This design will allow for
the preservation of 50% of the site for open space. This preservation of open space will enhance the
neighborhood while also protecting habitat and environmental quality in the area.
10. Preserves and enhances desirable site characteristics and open space and protection of sensitive
environmental features including, but not limited to, steep slopes, wetlands and trees. Where
applicable, the PUD should also encourage historic preservation, reuse and redevelopment of
existing buildings.
As noted earlier, the Parkhaven neighborhood community is designed to integrate with existing
natural features including a connected greenway and woods, wetlands, shoreland areas, and
steep slopes. Homesites and site grading have been designed to enhance these existing features of
the site.
11. High quality of design compatible with surrounding land uses, including both existing and planned.
Parkhaven will serve as a wonderful addition to the existing residential neighborhoods in the area.
The adjacent park and open space network, as well as “suburban forest” and the proper screening
from roadways, will provide an aesthetically pleasing environment for residents, neighbors, and
people traveling through the city alike.
Narrative
Parkhaven at Pike Lake
Prior Lake, MN
Parkhaven at Pike Lake Residential Neighborhood | 4
TREE REPLACEMENT
Considerable care has been taken to minimize tree clearing. While any design alternative will not
be able to avoid significant tree removal to accommodate public streets and home sites, the design
team took special care in Parkhaven due to its location. The tree inventory found approximately 9,516
caliper inches of significant trees that will be removed during the process of site grading, construction of
streets, utilities, stormwater ponding, and homesite creation. 262 caliper inches of heritage trees will be
preserved in the proposed design. The Planting Plan responds to replacement planting requirements in a
variety of ways:
• Boulevard trees are shown at approximately 40-feet on center with variation at driveway locations
and utility locations. The result will be a beautiful tree canopy, a unique amenity from competing
communities.
• Home site planting will be the combined responsibility of the homeowner and their builder. Two
overstory streets are anticipated for each lot – some in front yards, side yards, and to the rear of
homesites.
• Rear lot trees will augment the existing surrounding trees to help create a denser green setting.
• Between Hwy 21 and the proposed development a mixture of deciduous & coniferous overstory
trees along with ornamental understory trees will be placed on earthen berms. This will help
alleviate traffic noise and create an attractive buffer
• Proposed commercial development in Outlot D will be a standalone application. A tree planting
plan will be submitted with that application.
SHORELAND OVERLAY DISTRICT
The property lies within the Shoreland Overlay District of Pike Lake. This District limits the amount
of impervious surface allowed within the development. Parkhaven is not only complying with the
Shoreland Overlay District, but the open space requirements have themselves determined the number
of residential homesites allowed within the development. The creative and strategic placement of
residential homesites is designed to create a park-like feel within the development, acting to effectively
create the impression of Pike Lake Park extending into Parkhaven.
In keeping with Section 1104.403 of the overlay district, the design and placement of roadways and
openspace park areas are intentionally focusing drivers on existing and planted trees & shrubs to
“naturally” limit speeds and enable roads to move with the existing grades. This form of “traffic calming”
is very important in communities with young families. Sensitive design techniques have been utilized in
the creation of Parkhaven at Pike Lake. The Park’s open space and shoreline is viewed as an asset to
future Parkhaven residents and those visiting Pike Lake Park or nearby commercial uses.
PARKS, TRAILS AND OPEN SPACE
Parkhaven will feature a large park system with trails, celebrating the unique natural amenities on the
site. The open spaces and trails will connect residents to each other, neighboring communities, and the
natural environment. In lieu of park fees, Parkhaven Holdings LLC intends to dedicate the open space in
Parkhaven to the City of Prior Lake. This land dedication can be used to enhance and expand Pike Lake
Park.
COORDINATED INFRASTRUCTURE
Several best practices are being employed in the design of the storm sewer system to best integrate it
with the street design. In contrast to the method used in earlier years where all water is collected and
flows into storm sewer pipe, Parkhaven’s civil engineering design uses “ribbon curbs” to enable sheet
flow of rainwater into gentle swales and then into smaller diameter storm inlets. These swales also are
planted with boulevard trees, shrubs, and grasses. The plantings and the gentle swales then combine to
reduce runoff, increase infiltration, and lesson land lost to potentially unnecessary ponding. Where some
ponding is required, the edges of the ponds will benefit from the added tree Planting Plan. The other
aspects of water and sanitary sewer follow fairly standard and well-tested approaches to home site and
commercial mains and services.
SHOWCASING NATURAL AMENITIES
The complexities of building on land near shoreline have been used as assets for future Parkhaven
residents and those visiting Pike Lake Park or nearby commercial uses. The combination of relatively few
homesites, extensive and visible open space, conservation of existing trees and extensive planting along
street boulevards, and rear and side yard open space buffers to offer privacy all result in a significant
restoration and expansion of a “suburban forest”. In time, a dense canopy will impart aesthetic and
economic value continually associated with well-forested residential neighborhoods. Couple this
natural beauty with the participating builders’ records of attractive home designs, materials, and color
selections and homebuyer demand is expected to be high.
The public lake frontage in a lovely existing city park within 600 feet of many homes within Parkhaven
provides strong topographic interest and trails that will enable all Prior Lake residents to appreciate the
sense of place, defining Parkhaven as a distinctive and valued addition to the city
SUMMARY
The application by Parkhaven Holdings LLC is fully consistent with the City of Prior Lake 2030
Comprehensive Plan. The use of the Planned Unit Development will offer the flexibility and public
benefits necessary to build in an environmentally sensitive way on this complex and unique property.
We respectfully request approval of our application and we are pleased to bring this new neighborhood
community as a tremendous asset to the City of Prior Lake.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
Date: May 7, 2018
To: Community Development
From: Nick Monserud, Assistant City Engineer
Pete Young, Water Resources Engineer
Subject: Parkhaven at Pike Lake Preliminary Plat Plans (Project #DEV18-000004)
The Public Works Department has reviewed the preliminary plat plans for the subject project with
a plan revision date of 4/18/2018. 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, Scott County, and
Department of Health are needed.
3. Benchmark information should be shown on all plan sheets.
4. A digital copy of the plans in pdf format is required.
5. Provide a cost estimate to make a trail connection to the tunnel under CSAH 21. This
estimate will need to include excavation costs to make the connection as well as trail costs.
This money will be held in escrow until the West side of CSAH 21 is developed and it
makes sense to bring the tunnel online.
Plat
1. Please extend property lines for lots 9 & 10 in order to remove Outlot I. Provide D&U
easements as necessary. The City does not want remnant outlots.
2. Remove a portion of Outlot G by connecting lots 31 & 32. This will require extending
storm sewer to the pond. Provide D& U easement that is wide enough for maintenance of
the storm sewer.
3. Please note which Outlots will be dedicated to the City and which will be privately owned.
4. The driveway easement on Outlot A needs to include access for trail use until the County
trail is built.
5. Revise backyard D&U easements to incorporate the extents of the drainage swales in Lots
8, 37-39.
Streets/Trails
1. A detail review will take place once final plat (plan and profile) has been submitted.
Below are general comments regard the street plans/site plans that were submitted with
the preliminary plat.
2. Road E will be adjacent to land that is zoned Commercial. Technically it should be
a 36’ wide road; however, because of the wetlands in the area we will allow Road E
to be a 32’ wide road. This road will eventually have a connection to the
Commercial Development to the West.
3. Because Road B is a 28’ wide road it will have to have no parking signage on one side of
the street.
4. Provide blow up intersection details.
5. Provide a letter from the Geotechnical Engineer stating that the City standard section will
meet a 7-ton and 9-ton design. Road A and Road E will need to have a 9-ton design.
6. Street section 8 needs to have 12’ paved lanes with 2’ class 5 shoulders. Also, the plans
should reflect this for these streets.
7. Please remove the trail along the park access. Please change the sidewalk from Road C
to the Outlot A trail connection to trail.
8. All barrier curb shall be B618 not B612 as shown.
9. Future through street signage will be required on dead streets.
10. Signage stating”future commercial area” shall be added to the commercial areas on Road
A and Road E.
Utilities
1. A detail review will take place once final plat (plan and profile) has been submitted.
Below are general comments regarding the utility plans that were submitted with the
preliminary plat.
2. A pressure reducing valve will likely need to be installed past Road B. This will be
evaluated in depth with the Final Plat submittal. The City would pay oversizing for this.
3. A sewer connection permit from Met. Council will be required for the sewer connection
on Road E.
4. Lots 13&14 show sewer and water services under driveways. Please remove from
driveways.
5. Sewer and watermain clearance at the Outlet Channel is a concern. This will be
reviewed in depth with the final plat submittal.
Grading Plan
1. Please direct impervious areas to stormwater BMPs. Road A is discharging via swale
directly to the outlet channel without treatment. Please provide treatment prior to
discharging to outlet channel.
2. Retaining walls within public right-of-way and Outlots to be dedicated to the City shall be
modular block. No boulder walls are allowed.
3. Back yard swale behind lots 37-40 shall be 2% or steeper.
4. Road A dead end is approximately 12’ higher than the neighboring property. Please
show how this will work in the future.
Storm Sewer
1. Show storm basin outlets drainage paths stabilization to prevent erosion for these
paths.
2. Are the ditch checks shown on the erosion control plan to be permanent or are they
temporary until the site is stabilized? Will the HOA maintain swales and ditch
checks?
3. The backyard swale for lots 42-46 is shown draining over part of the proposed trail.
Please put in a culvert to avoid this.
Stormwater Management
1. Basin 1 – since there is no overland EOF 2’ below house low openings, please show
100-yr back to back HWLs. Low openings shall be a minimum of 2’ above this HWL
if allowed.
2. Stormwater rate control requirements appear to meet the intent of the rate control
requirements for the Prior Lake Outlet Channel rate control district using on-site credits.
Additional details for stormwater BMPs are needed, as outlined in other comments.
3. Curve number reduction is being used to meet some volume control requirements. Please
include more details for each credit including location of tree plantings being used for
credits and natural area preservation. Please include details showing how impervious
disconnection will be accomplished.
4. P8 model calculations must be based on an average water year for the Twin Cities in
terms of total precipitation and distribution of rainfall events. The submitted calculations
use 1971-1972 data which does not appear to be average for the region. The 1995 water
year (October 1994 through September 1995) is suggested.
5. Provide details for all stormwater management BMPs. Stormwater ponds should include
dead storage contours and filtration details must be included. Include information on how
the swale will provide volume control. Show underdrains on plan sheets. Designs must
meet MN Stormwater Manual requirements.
6. Show NWLs and 100-yr high water levels for all stormwater BMPs on all plan sheets.
Label BMPs on all plan sheets.
7. Show existing and proposed HWLs and buffers for wetlands on all plan sheets.
8. Include details for pond control structures.
SWPPP
1. Submit a SWPPP that meets all NPDES permit requirements. Detail SWPPP review will
occur with the final plat submittal. SWPPP must be approved before a grading permit
will be issued.
2. If permanent stormwater basins will be used as temporary sediment basins during
construction, provide details showing how they will be restored after this use. Include
detail and design information for sediment basins with the SWPPP.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
Memo
The Community & Economic Development Department has reviewed the Preliminary Plat and
PUD plans for the subject project with a plan date of 4-18-2018 and we have the following
comments.
General
1. Development Fees – The following development fees are to be collected prior to
recording of any approved final plat: Park Dedication of unit(s) at $3,750 per unit (or
land dedication in lieu), Trunk Water ($7,217/net acre), Trunk Sanitary Sewer
($4,046/net acre), Trunk Storm Sewer ($3,713/net acre), Street Oversize ($6,549/net
acre), $9,000 Water Connection Fee, $9,000 Sewer Connection Fee, and a 4%
administrative fee and 5% construction observation fee based on the total estimated
construction costs (which include landscaping, streets, public trails, and public utilities).
2. County Parcels – Acquisition of County Parcel ownership must take place along with or
prior to Final Plat recording.
3. PUD Benefits – City sees additional open space, park dedication above required
minimum, dedication of public easements surrounding the outlet channel, and
landscaping/monument signage around park entrance as PUD benefits.
4. Private/Public Agreements – Private Use of Public Property Agreements shall be
prepared with Final Plat review for all center island areas. Agreements shall detail the
maintenance obligations of the HOA for these features (including landscaping) within the
public right-of-way.
5. Warranty Deeds – Submit draft warranty deeds for future public ownership Outlots with
Final Plat application.
Preliminary Plat/Site Plan
6. Road Easement - Provide 50-foot road access easement to property (owned by Land
Vista LLC) south of Outlot D.
7. Park Dedication – Trail corridors and park access road areas will credit toward parkland
dedication. Provide area calculations with the Final Plat application so that proper credit
may be given against the required 10% net area land dedication.
8. PUD Zoning Modifications – In addition to other proposed public improvement
modifications, the developer requests modifications to the typical R-1 zoning
requirements in the following areas:
a. Lot size – Min. proposed – 8,399 sq. ft., avg. proposed 10,041 sq. ft.
Date: May 4, 2018
To: Terry Forbord, Parkhaven Holdings LLC
From: Jeff Matzke, Planner
Subject: Parkhaven Preliminary Plat and PUD
City Project #DEV18-000004
Min. required (R-1) – 12,000 sq. ft.
b. Lot width - Min. proposed – 50 feet, avg. proposed – 70 ft.
Min. required – 86 ft.
c. Side Setback – Min proposed – 7.5 feet, Min. required – 10 feet
d. Front Setback – Min. proposed 20 feet, Min. required – 25 feet
e. Rear Setback – Min proposed 25 feet, Min. required – 25 feet
Grading Plan
9. Retaining walls – Walls exceeding 4 feet in height will require a building permit
application.
Tree Preservation/Landscape Plan
10. Tree replacement formula – It appears total tree replacement is currently proposed at 393
trees total. Required replacement is 284 trees at 2.5” inches each. Extra landscaping is
identified as tree replacement credit for the future Outlot D commercial site area.
11. Center island trees – Maintenance of trees located within center islands will be the
responsibility of the HOA. Discussion with engineering/public works department should
take place regarding maintenance responsibility of boulevard trees.
12. Final tree locations – Tree locations may be subject to change depending on field
construction of public/private utilities and maintenance access locations for ponding and
utilities.