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HomeMy WebLinkAbout4B_PUD Amendment Lightbridge PC Report Final Draft 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: August 11, 2025 AGENDA #: 4B PREPARED BY: Paul Moretto, Planner PRESENTED BY: Paul Moretto AGENDA ITEM: CONSIDER A MAJOR AMENDMENT TO THE PLANNED UNIT DEVELOP- MENT (PUD) PLAN FOR LIGHTBRIDGE CHILDCARE ON OUTLOT A, JEF- FERS POND 10th ADDITION DISCUSSION: Introduction Rachel Development, LLC, on behalf of the property owner, Ripley Land Co LLC, has applied for a major amendment to the Planned Unit Development (PUD) Plan known as Jeffers Pond 10th Addition for a proposed commercial project. The sub- ject property is in the southwest corner of the CSAH 42 and CSAH 21 intersec- tion, along Fountain Hills Drive NW. The PUD amendment is for the inclusion of commercial land uses and the rearrangement of commercial density on outlot A of Jeffers Pond 10th Addition. History The original PUD Plan for Jeffers Pond was approved in 2005. Since that time, commercial developments and residential neighborhoods have been platted and developed, as well as the streets, public park/trail system, the elementary school, and the fire station. Two commercial outlots remain undeveloped at the southwest corner of the CH21/CH42 intersection including Outlot A, Jeffers Pond 10th Addition (2.02 acres) and Outlot A, Jeffers Lodge (4.95 acres). In February 2023, the Prior Lake city council approved a PUD amendment related to Jeffers Pond 10th Addition to allow for a multi-family market rate rental apart- ment building and up to 35,000 sq. ft. of commercial land uses. The commercial land uses were to be distributed on Outlot A of Jeffers Pond 10th Addition as two parcels. The subject parcel was to be a two-story building with a 12,700 square foot footprint and 31 underground parking stalls. The second parcel was to be a 12,000 square foot commercial building. The current proposal transfers the 12,000 square foot proposed building to the subject site and reduces this to 11,320 square feet. The two-story building is shifted to future Outlot A with a footprint of 11,840 square feet with 46 stalls of underground parking. As part of the PUD, parking will be accommodated across parts of future Outlot A that will be shared between the subject site and future development on Outlot A. 2 Additionally, the Jeffers Pond 10th Addition Major PUD Amendment did not iden- tify specific future commercial uses on the subject or adjacent lots. The amend- ment adds commercial uses found in the C-2 General Business district that are either permitted or permitted with conditions. Current Circumstances PHYSICAL SITE CHARACTERISTICS: Site Area: Outlot A of Jeffers 10th Addition. Approximately 2.02 acres of vacant land. The proposed development focuses on the western portion of the outlot of approximately 1.25 acres. Wetlands: Prior Lake Outlet Channel is a DNR protected wetland bordering the eastern outlot parcel. The development is not anticipated to impact that feature. Access: Access to the site is provided from Fountain Hills Drive NW roundabout. Zoning: The site is zoned Planned Unit Development (PUD). Off-Street Parking: The site is planned for a commercial childcare facility. The required off-street parking for childcare facilities is 5 stalls plus 1 stall per 5 stu- dents. The anticipated number of students is 170 with 26 staff. 43 stalls are re- quired. They propose 28 stalls on site plus 2 accessibility stalls and 15 stalls shared with adjacent sites. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service are avail- able in Fountain Hills Drive NW. Grading / Stormwater: The applicant proposes to direct storm water towards storm water facilities at the center of the development. The previous PUD approv- als related to the multi-family building included stormwater facilities that were sized to accommodate the stormwater requirements of the commercial sites. Trails: Previous comprehensive traffic studies of the Fountain Hills Drive area were completed in 2004 and 2015 to analyze residential and commercial impacts. The applicant has also provided an updated trip generation report indicating a total of 896 trips per day for the apartment complex and 476 trips per day for the future commercial space onto the roundabout and Fountain Hills Parkway. Based on this trip generation the existing roadway network has sufficient capacity for this development. Architectural Design: The building identifies a variety of exterior elevation ma- terials and colors along with varying height elevations and building accents within the building design. The developer believes the exterior elevations of siding/stone as proposed are of high quality and blend well with the surrounding natural and residential areas and requests the current design be approved as part of the PUD Amendment. The architectural precast panels and stone veneer are permitted materials and meet the requirement for masonry or architectural concrete finishes. 3 The powder‑coated metal panels are treated as accent materials; provided they cover no more than about 25% of any wall, they are allowed. The standing‑seam metal roof is specifically permitted as a roof material. The color palette (charcoal, ochre, opal, gray and a blue accent) is predominantly neutral or earth‑toned, with the blue used as an accent at the entry. This aligns with the requirement for muted colors with small areas of bright color. The design notes confirm it uses multiple required design elements: contrasting materials, horizontal and vertical articulation, an accented and protruding entry, and varied rooflines—meeting the architectural design criteria. • Front elevation is 93% allowed materials with 7% limited materials • West elevation is 93.5% allowed materials with 6.5% limited materials • East elevation is 98.1% allowed materials with 7.9% limited materials • Rear elevation is 97.5% allowed materials with 2.5% limited materials ISSUES: PUDs 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 Chapter 10 Article IV Division 4 of the Zoning Ordinance. The criteria which are applicable to the proposed Major Amendment request 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 Amendment is in harmony with the purpose and intent of the Zoning Ordinance and consistent with the Comprehensive Land Use Map designation for this area as Retail/General Business. (2) Create a sense of place and provide more interaction among people; The proposed PUD amendment proposes to fully utilize a currently vacant lot which will help create a sense of place and provide more interaction among people. (3) Increase economic vitality and expand market opportunities; The additional commercial daycare space will increase economic vitality in an area that is currently undeveloped. (4) Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. The proposed PUD amendment will utilize existing street and utility infrastructure which is under development and designed and installed to accommodate this development. (5) 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. 4 The proposed land use as a commercial daycare will bring more residents and visitors to the area who will be able to utilize the adjacent public walking paths. (6) 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 proposed PUD amendment does not impact sensitive environmental features. ALTERNATIVES: Conclusion The developer has altered the original site design by proposing additional com- mercial land uses and by transferring commercial square footage from the west- ern portion of Jeffers 10th Addition outlot A to the east portion. The site’s com- mercial square footage will be maintained at approximately 35,000 square feet of future commercial uses. The construction of the commercial property will further the goals of increasing commercial capacity in the city and providing needed ser- vice in the community. City Staff has prepared comment memorandums for the plan revisions and does recommend the Major PUD amendment for approval. 1. Motion and a second recommending the City Council approve the Major Amendment to the Jeffers Pond 10th Addition PUD subject to the listed con- ditions as per the Engineering and Community Development Memo. 2. Motion and a second to recommend the City Council deny the Major Amend- ment to the Jeffers Pond 10th Addition PUD plan based on findings of fact. 3. Motion and a second to table this item to a future Planning Commission meet- ing and provide the applicant with direction. RECOMMENDED MOTION: Alternative #1. ATTACHMENTS: 1. Location Map 2. Applicant Narrative 3. Survey Showing Proposed and Future Commercial Structures 4. Land Uses Table 5. Engineering and Community Development Memo LIGHTBRIDGE ACADEMY FINAL PLAT Co v e P o int C i r N W F ountain HillsDrN WMckennaRd NW Jeffers Pkwy N W 21 42 42 44 12 2721 21 14 16 23 82 83 1817 0 410 820 1,230 1,640 Feet Subject Properties Subject Property SUMMARY OF THE PROPERTY LEGAL DESCRIPTION IS: LOT 11, BLOCK 32, SCOTT COUNTY, MINNESOTA. * FULL LEGAL DESCRIPTION IS AVAILABLE AT PRIOR LAKE CITY HALL. µ 4180 Napier Ct NE Michael, MN 55376 Office: 763.424.1500 www.racheldevelopment.com To: City of Prior Lake From: Rachel Development, Paul Robinson – Development Director Date: 7/29/25 Re: PUD Major Amendment – Site plan modification for Lightbridge Academy and expansion of allowed uses. Submittal Items 1. Signed Application 2. Application Fee $650 3. Narrative 4. Renderings 5. Building and Sign Plans 6. Site Plan Applicant Contacts • Owner: Ripley Land Co, LLC, 4180 Napier Court NE, St. Michael Mn 55376 • Applicant: Rachel Development – Paul Robinson - 4180 Napier Court NE, St. Michael Mn 55376 • Surveyor: Sambatek – Mark Salo - 12800 Whitewater Dr., Suite 300, Minnetonka MN 55343 • Engineer: Sambatek – Mark Anderson – 12800 Whitewater Dr., Suite 300, Minnetonka MN 55343 Narrative We have been actively planning the development of this portion of the Jeffer’s Pond PUD—now known as Jeffer’s Pond 10th Addition—for several years. On February 22, 2023, the City Council approved a Major PUD Amendment for a 140 unit apartment building and a commercial area that could accommodate a minimum of 35,400 square feet of commercial uses. We are currently in the process of completing the grading and utility work for the apartment building and pads for the commercial area. This current major PUD amendment is being requested to accommodate our first commercial pad buyer, Lightbridge Academy. They are proposing a Day Care facility on the western portion of the commercial area. Lightbridge Academy provides early childhood education, supporting families and nurturing children’s development. They serve children from six weeks through Pre-K, providing a safe, caring, and developmentally appropriate environment where they can grow socially, emotionally, and academically. Jeffers Pond 10th Addition, Outlot A – Major PUD Amendment July 29, 2025 Page 2 2 Their programs are designed to meet the needs of working families. In addition to full-day early learning, they offer before and after care to accommodate extended schedules, as well as a summer camp program that continues the learning and fun throughout the year. Their curriculum is built on a foundation of purposeful play and guided learning, tailored to each stage of early development. They focus on fostering curiosity, building foundational skills, and encouraging positive relationships among children and caregivers. To support family engagement, they offer tools like ParentView® Internet monitoring and the Lightbridge Journey app, which provide real-time updates and communication between families and their centers. Lightbridge Academy is committed to being a reliable partner for families and a positive presence in the communities they serve. Outlined below are some of the specifics from the Lightbridge Academy facility and site plan. This proposal includes: • An 11,320 square feet day care facility. A representative illustration and actual floor plan are shown below and full plans are attached. • An outdoor playground which is integrated into the facility and site design and includes a 6-foot privacy fence. The playground area is situated 5–6 feet below street level, providing a visually tucked-in, well-screened appearance within Jeffers Pond 10th Addition. • Parking & Access: A total of 43 parking stalls, including 2 ADA-compliant stalls, are provided to meet code requirements for 170 students and 26 staff. The parking plan as shown will integrate well into the adjacent future development. Jeffers Pond 10th Addition, Outlot A – Major PUD Amendment July 29, 2025 Page 3 3 • Site Plan: The site plan and building complies with all of the setbacks previously approved for Jeffers Pond 10th Addition. • Grading & Utilities: Grading plans have been revised to support the new building pad and associated infrastructure. Utility service connections (sanitary, storm, water) have been integrated into the overall plans with no anticipated impact to adjacent parcels. • Signage: Signed as shown in the front and back of the building complies with the City Code and/or we request will be approved as shown as a part of the PUD. • Landscaping & Screening: The landscape plan meets City standards and includes some screening for the air conditioning units and trash enclosure. • Stormwater Management: Existing stormwater facilities (including Basin 2P) remain unchanged and will be sufficient for the proposed use. In our previous PUD Amendment, we included a plan for 35,400 square feet of commercial uses within two buildings. One was a two-story building located on the west side on the commercial area(red). This Jeffers Pond 10th Addition, Outlot A – Major PUD Amendment July 29, 2025 Page 4 4 building had a 12,700 footprint and a total square footage of 25,400 square feet and on the east side of the commercial area was a single-story building with 10,000 square feet (yellow). This site plan is shown on the following page. Figure 1 - Current PUD Lightbridge Academy determined the west side of the commercial area was the most suitable location for their facility. Accordingly, we are requesting a PUD amendment to accommodate their request by swapping the building locations from that shown in our previous PUD plan. Additionally, we are asking that the daycare to be considered an allowed use within Jeffer Pond 10th Addition PUD. Figure 2 - Proposed PUD The proposed PUD plan above shows that the single-story and two-story buildings have switched locations compared to the previous PUD. The single-story is in yellow and the two-story in red. The single-story building, now on the west side, it increased from 10,000 to 11,320 square feet, the two- Jeffers Pond 10th Addition, Outlot A – Major PUD Amendment July 29, 2025 Page 5 5 story building is now on the east side and was reduced from 25,400 to 23,680 square feet”. The overall amount of parking remains unchanged from the previously approved PUD. With our review and work on the Lightbridge application we realized that Jeffer’s Pond PUD did not have any specific underlying commercial uses approved and that each future use would require a Major PUD Amendment. Because of that with this PUD amendment we are requesting that all allowed uses including allowed uses with conditions in the C-2 be included and allowed in the Jeffer’s Pond PUD. Lastly, we understand that if any future plans come forward with less than the remaining planned 23,680 square feet of commercial space it would still require a Major PUD Amendment. Thank you for your consideration and cooperation throughout our approval processes. We look forward to discussing this with you and answering any questions you may have. C.S.A.H. NO. 42 (140TH STREET NW.) (PUBLICLY DEDICATED ROAD - VARIABLE WIDTH) OUTLOT C F O U N T A I N H I L L S D R I V E 36" C L A S S I V R C P 36" C L A S S I V R C P 36" C L A S S I I I R C P 140 UNIT MULTI-FAMILY RESIDENCE 41,350 SF FFE = 887 GFE = 876 15 15 15 21 09 11 37 20' B U I L D I N G S E T B A C K 20 ' B U I L D I N G S E T B A C K 20' BUILDING SETBACK 20' BUILDING SETBACK 30 ' B U I L D I N G S E T B A C K 3 0 ' B U I L D I N G S E T B A C K 25' C O M M E R C I A L / R E T A I L E R S E T B A C K 25 ' C O M M E R C I A L / R E T A I L E R S E T B A C K 25' COMMERCIAL/RETAILER SETBACK 25' COMMERCIAL/RETAILER SETBACK 25 ' C O M M E R C I A L / R E T A I L E R S E T B A C K 12 12 24 6 NO PARKING POSSIBLE 2 STORY BUILDING WITH 46 UNDERGROUND PARKING STALLS 11,840 S.F. FFE= 887 GFE= 876 LIGHTBRIDGE DAYCARE 11,320 S.F. FFE= 889.00 F B 40.25' L 24' A A 24 ' G B G K M D A F F R20' R5'R5' R29' R25' R4.5'R25' R25' R20' R20' R5' R4.5' R44' HH J H J R28.5' TRASH ENCLOSURE R40' R16' 2 4 ' R4.5'R4'R4'F E E C G F E F G B 24' J I J I B A A BB B E B 30' 30' N N E B B 30' N N N B BB M H BEGIN BEGIN END E N N N N N N N N N N N A O 5' 5' 7. 6 7 ' 5' 6' R5'R5' A 18 ' (T Y P . ) 24 ' 9' (TYP.) 24' 9' 18 ' (T Y P . ) 24 ' 18 ' (T Y P . ) 9' 18 ' (T Y P . ) 24 ' 18 ' (T Y P . ) 7' 9' (TYP.) 9' (TYP.) R4.5'BLOCK 1 LOT 1 OUTLOT A 5' 5' NO PA R K I N G 8 8 NO DATE BY CKD APPR SHEET OF Date License # Print Name: I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental© 2021 Sambatek RACHEL DEVELOPMENT AND VINCENT OUTLOT C, JEFFERS POND 10th ADDITION CONSTRUCTION PLANS PRIOR LAKE, MN 25 50475 11/04/2022 01/27/2023 02/02/2024 04/07/2025 JRM JRM BWF MARK ANDERSON 03/21/2025 23450 04/07/2025 CDC MCA MCA ISSUED FOR CONSTRUCTION 1 05/22/2025 CDC MCA MCA DLI REVISIONS 2 06/13/2025 CDC JDB MCA CIVIL REVISION 2 3 06/25/2025 CDC JDB MCA CIVIL REVISION 3 SCALE IN FEET 0 10050 NORTHTHE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. A.BUILDING, STOOPS, STAIRS (SEE ARCHITECTURAL PLANS) B.B-612 CONCRETE CURB AND GUTTER (SEE DETAIL 1 ON SHEET C9.04) C.POOL DECK (SEE ARCHITECTURAL PLANS FOR DETAILS) D.DOG PARK (SEE ARCHITECTURAL PLANS FOR DETAILS) E.FLAT CURB SECTION F.CONCRETE SIDEWALK G.SEGMENTAL BLOCK RETAINING WALL (DESIGN AND DETAIL BY OTHERS) H.ACCESSIBLE RAMP I.ACCESSIBLE STALL STRIPING (SEE DETAIL 3 ON SHEET C9.03) J.ACCESSIBLE PARKING SIGN (SEE DETAIL 4 ON SHEET C9.03) K.TRANSFORMER PAD L.EXISTING MONUMENT SIGN M.DECORATIVE FENCE, SELECTION BY OWNER N.WETLAND BUFFER SIGNAGE (SEE DETAIL SHEET C9.04) O.PROPOSED MONUMENT SIGN KEY NOTES 1.PROPOSED COMMERCIAL AREA IS FOR CONCEPT USE ONLY. PLEASE REFERENCE THE AMENDMENTS OF THE THE PUD FOR THE PROPERTY FOR MORE INFORMATION. DEVELOPMENT NOTES CONCRETE CURB EASEMENT LINE BUILDING LINE WET LAND TREE LINE SAW CUT LINE SIGN PROPOSED EXISTING LEGEND BOLLARD ##REGULAR PARKING STALL COUNT KEYNOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE AREA GROSS SITE AREA NET SITE AREA APARTMENT SETBACKS FRONT YARD REAR YARD SIDE YARD COMMERCIAL/RETAIL CENTER SETBACKS FRONT YARD REAR YARD SIDE YARD WETLAND SUMMARY NORTH WETLAND AREA SOUTH WETLAND AREA PARKING SUMMARY APARTMENT BUILDING COMMERCIAL/RETAIL CENTER TOTAL REQUIRED TOTAL PARKING PROVIDED (APARTMENT BUILDING) COVERED PARKING SURFACE PARKING TOTAL PARKING TOTAL PROOF OF PARKING (COMMERCIAL/RETAIL CENTER) COVERED PARKING SURFACE PARKING TOTAL PARKING ZONING EXISTING ZONING PROPOSED ZONING BUILDING REQUIREMENTS GROUND FLOOR RATIO MAXIMUM BUILDING HEIGHT (APARTMENT) WETLAND BUFFER SUMMARY NORTH WETLAND BUFFER AREA SOUTH WETLAND BUFFER AREA DEVELOPMENT SUMMARY 491,363 SF 11.28 AC 370,260 SF 8.50 AC 30 FT 20 FT 20 FT 25 FT 25 FT 25 FT 32,992 SF 0.76 AC 17,382 SF 0.40 AC PUD PUD 0.40 52 FT 14331 SF 0.33 AC 14605 SF 0.34 AC (1.7 STALLS PER UNIT) 238 (1 STALL PER 250 SF FLOOR AREA) 141 379 140 (3 ACCESSIBLE STALLS) 98 (4 ACCESSIBLE STALLS) 238 46 95 141 STANDARD DUTY ASPHALT PAVING 24 . 1 S ( L M S T E C H ) | JO S E P H B A I L E Y | 7/ 2 3 / 2 0 2 5 1 2 : 5 0 : 5 2 P M L: \ P R O J E C T S \ 5 0 4 7 5 \ C A D \ E X H I B I T S \ 2 0 2 5 P U D A M E N D M E N T \ 5 0 4 7 5 - C 3 - S I T E . D W G :C3 . 0 1 - S I T E P L A N ############## 3 WETLAND BUFFER AREA STONE RETAINING WALL 1 POND ACCESS CONCRETE SIDEWALK SITE PLAN PUD AMENDMENT C3.01 C-2 Zoning District - Use Table Extract (from Table 10-185) Permitted (P) • Retail sales and services • Grocery stores and supermarkets • Restaurants (no drive-thru) • Offices (business, professional, governmental) • Banks and financial institutions (walk-in only) • Medical and dental clinics • Personal services (e.g., salons, dry cleaners) • Art galleries and studios • Fitness centers • Repair services for household items • Daycare centers • Educational/training centers • Studios (yoga, dance, martial arts) • Theaters and cinemas (up to 2 screens) Permitted with Conditions (PWC) • Outdoor seating • Seasonal outdoor sales • Drive-throughs (banks, restaurants, etc.) • Mixed-use residential above ground floor • Brewpubs and microbreweries Accessory Use (AC) • Off-street parking • Loading and delivery areas • Solar energy systems • EV charging stations • Outdoor seating (approved site plan) • Signs • Trash enclosures • Fences 04 PRIp� ti Y U ZL r�rr 4646 Dakota Street SE '110N Prior Lake, MN 55372 NES��P Memorandum To: Community Development Department From: Luke Schwarz, Assistant City Engineer Stephanie Thulien,Water Resource Engineer Kris Keller, Project Engineer Date: August 6, 2025 Re: Lightbridge Academy—Site Development Engineering Review Jeffers Pond 11t"Addition—Final Plat Review We have reviewed the Final Plat and site development documents submitted for Jeffers Pond 11' Addition and the Lightbridge Academy site as prepared by DNA Architects and Sambatek. The following documents were reviewed: • Civil Plan Set—20250711 Lightbridge Academy-Site Plans.pdf Comments are provided within this Memorandum and in the corresponding redlined plan set. Please note that not all comments within the plan set are in the Memorandum. We have the following comments with regards to stormwater management and engineering: General 1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) 2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance. 3. Record plans will need to be submitted to the City following completion of the project as a condition of the certificate of occupancy. 4. Additional redline comments are provided in the accompanying plan set. Provide a response to all comments in this memo and the redlined plan set. Site Plan 1. Adjust enclosure for better straight-on access by garbage truck a. We would suggest allowing them to come straight at it instead of putting it on a radius. 2. Show matching existing pavement, sidewalk, and curb at connection points 3. Install additional sidewalk with ped ramps connecting to the future eastern lot 4. Call out specific locations of tipout/gutter out curb locations on the site and grading plans 5. Correct typo for northern drainage (draining) and utility easement [Phone]952-447-9800 1 [Fax]952-447-4245 1 cityofpriorlake.com Grading Plan 1. Maximum slopes of 4:1 (Horizontal:Vertical) and minimum slopes of 2% are allowed. a. Include more slope arrows to show general drainage patterns as well as highlighting minimum and maximum slopes across the site. 3:1 slopes are utilized north of Bluebird Trail. 2. Maintain maximum 3:1 slopes a. Provide fence or railing along sidewalk b. Sidewalks to meet ADA requirements c. Show all proposed retaining walls. Retaining walls exceeding 4' in height shall require a plan prepared by a licensed engineer submitted for review and approval by the building official prior to permit issuance. Provide top and bottom of wall elevations. d. Provide future ownership and maintenance of all retaining walls (if applicable). 3. Grade/berm to direct the northern swale and EOF drainage away from the bituminous path 4. Additional EOF label needed (887.X) on the north side of the building 5. In grading notes, access must come off of CSAH 42, Fountain Hills Dr. NW, and CSAH 21. a. No construction traffic on Jeffers Pkwy NW will be allowed. 6. Add the following grading/erosion control notes: a. Perimeter and downstream sediment control BMPs shall be installed by the contractor and inspected by the City prior to any site work. b. Slopes equal to 3:1 shall have approved erosion control BMPs installed immediately after grading has finished. Utilities 1. General a. Applicant to submit and provide approval from Department of Labor and Industry(DoLI) 2. Storm Sewer a. Provide storm sewer schedule with casting types and structure sizes b. Label 'Connect to existing 12" PVC SCH 40 storm sewer stub' c. All storm sewer structures outside of roadway areas in non-maintained areas must have marking signs. Signs shall be green "Rhino Marking Posts" or approved equal and shall be shown on the plans (see Plate#103). 3. Sanitary Sewer a. Cleanouts in paved services require a Ford Al or approved equal casting b. Existing and proposed sanitary sewer service is/to be 6" PVC SDR 26 4. Water a. Separation between storm sewer and hydrant lead does not meet 10' minimum horizontal separation i. Insulate when the separation between the storm sewer and water is less than 36" b. Identify all utility crossings and provide top and bottom of pipe elevations i. Insulate when the separation between the storm sewer and water is less than 36" c. Remove/salvage existing watermain stub back to the location of the proposed hydrant lead tee (no wet tap or sleeve) d. Adjust the watermain to maintain the high point at the hydrant location. e. Call out all sizes and material (C900) of all pipes and fittings Stormwater Management 1. General stormwater management for the site was reviewed and approved with the overall review of Jeffers Pond 10th Addition 2. Provide SWPPP plan sheets 3. Low Floor/Low Openings a. Low opening elevations shall be at least 2' above the emergency overflows (EOFs). i. The building has a low opening of 889.00 PLSLWD 1. Additional comments may be generated by PLSLWD's review of the revised plans