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HomeMy WebLinkAbout_05 18 2026 PCM Agenda_Full Packet Phone 952.447.9800 / PriorLakeMN.gov 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA Monday, May 18, 2026 City Council Chambers 6:00 p.m. 1. Call Meeting to Order and Pledge of Allegiance 2. Approval of Agenda 3. Approval of the May 4, 2026, Planning Commission Meeting Minutes 4. Public Hearings: A. PDEV26-000012 – 17031 Sunset Avenue NW – Variance – The applicant, Ryan Bigot, is requesting a variance to allow a 3.11% increase over the maximum 30% impervious surface allowance to construct a new single -family home at 17031 Sunset Avenue NW. (PID 254880030) B. PDEV26-000014 – 4646 Lords Street NE – Variance – The applicant, Detail Homes, is requesting a variance from the Ordinary High-Water Level (OHWL) setback of 50 feet to construct a new single-family home at 38.86-foot OHWL setback and a variance from the minimum 25-foot front yard setback to allow the home to be constructed at a 21.67- foot front yard setback. (PID 259350140) C. PDEV26-000013 – 13810 Shepherds Path NW – Combined Preliminary and Final Plat and Variance – Presbyterian Homes & Services (PHS), in partnership with Senior Housing Partners (SHP), are proposing a Major Amendment to the existing Shepherd’s Path Planned Unit Development (PUD), to provide for an expansion of the existing McKenna Crossing senior housing campus. Specifically, the amendment would allow the construction of an Independent Living building in place of a previously approved skilled nursing facility a nd would adjust certain dimensional standards to accommodate the proposed building design. (PID 254520030) D. PDEV26-000008 – 1390 170th Street E – Preliminary Plat with Preliminary Planned Unit Development and Variance – Pinnacle Family Homes LLC is requesting approval of a Preliminary Plat and a Preliminary Planned Unit Development (PUD) for a 62-lot single family residential development to be known as Campbell Shores. The public hearing will also include consideration of a requested variance from the minimum 50% open space requirement in each tier of a shoreland PUD overlay district. (PID 259050250) 5. Old Business: None. 6. New Business: None. 7. Adjournment 1 PRIOR LAKE PLANNING COMMISSION MINUTES Monday, May 4, 2026 1. Call to Order and Pledge of Allegiance: Chair Fleming called the Prior Lake Planning Commission meeting to order at 6:00 pm. Commissioners present: Bryan Fleming, Christian Fenstermacher, Sam Rook, Kate Yurko, Shelley Schmokel, and Daniel Nicholson. Absent: Michael Tennison. Also present: Community Development Director Casey McCabe, City Planner Jacob Skluzacek, Project Engineer Stephanie Thulien, and Development Service Assistant Sandra Peppin. 2. Approval of Agenda: MOTION BY FENSTERMACHER, SECONDED BY ROOK TO APPROVE THE MONDAY, MAY 4, 2026, PLANNING COMMISSION AGENDA. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. 3. Approval of Meeting Minutes: MOTION BY YURKO SECONDED BY ROOK TO APPROVE THE MONDAY, APRIL 6, 2026, PRIOR LAKE PLANNING COMMISSION MEETING MINUTES. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. 4. Public Hearing: A. DEV26-000010 – XXXXX Duluth Ave SE – Combined Preliminary and Final Plat and Variance – Prior Lake Revival LLC is requesting approval of a combined preliminary and final plat to be known as Prior Lake Revival, consisting of one (1) approximate 1.06-acre parcel for commercial development and one (1) Outlot consisting of approximately 2.4 acres that will be reserved for future development. The request also includes a variance from the minimum floor area ratio (FAR) requirements to construct a one-story commercial building in the Town Center (TC) zoning district. (PID: 259021260, 259021250, 259021210 & 259021220) Director McCabe: Introduced item 4A as a public hearing and summarized the site characteristics, existing conditions, and basis for the request of a Combined Preliminary and Final Plat and approval of a variance of 0.23 to the FAR for the construction of a commercial retail building with conditions. Commissioner Comments: Rook: Asked about parking access. Casey: Explained that all access will run through the Phase 1 parking lot from Duluth Ave. to the Phase 2 lot. Fenstermacher: Asked about stormwater pond agreements, impacts on future development, and trail access along Highway 21. Casey: Confirmed an easement is required for the stormwater pond, stated the pond will be oversized to support future development to the west and noted trail access from the existing CH21 trail into the development site would require County approval. Nicholson: Asked about ownership and maintenance of private utility extensions and raised concerns about consistency in approving FAR variances. McCabe: Explained utilities are private within the site and extensions from the existing building to the new building would be provided. Stated the FAR variance is justified due to this being a unique site in the Town Center district with limited municipal and on-street parking in the area. Schmokel: Asked about the proposed access and parking requirements. McCabe: Stated heavy construction access will be from West Avenue on-site and confirmed no parking minimums exist for commercial development in the Town Center district; noted the 2 proposed parking is comparable to the existing Prior Lake Revival building and is considered adequate. Yurko: Asked about Racine Street access, construction impacts, intersection safety, parking lot functionality, and site grading/stormwater concerns. McCabe: Confirmed Racine Street serves one home, and access will be maintained during construction; stated construction traffic impacts are minimal, parking accommodates service vehicles, the existing retaining wall that was installed with the Prior Lake Revival building was sized for this development as well with no wall expansion needed, and stormwater requirements will be met. Fleming: Asked about potential adverse impacts of the reduced FAR and the project timeline. McCabe: Stated impacts are minimal. Impacts will include a less commercial square feet; construction is expected to begin spring/summer with completion near year-end. Fenstermacher: Asked about easement or right-of-way needs for Racine Street and whether it is on an Outlot. McCabe: Stated no easement is needed; Racine Street is a public street that may be modified in the future, and access to the existing home will be maintained. Yurko: Asked if Racine Street is gravel and whether it will be paved. McCabe: Confirmed it is gravel and paving is not planned unless future development increases its use, which would then require upgrades. Fleming: Asked about potential costs to upgrade Racine Street now versus later. McCabe: Stated costs vary but are generally lower now than if completed in the future. Applicant: Katie Karkela: Stated she is here on behalf of Karkela Construction and outlined involvement in the project, noted potential medical tenants for the space and the need to retain adequate parking, confirmed construction access via Racine Street, and estimated a June start with a 7–9-month build timeline. Commissioner Comments: None. MOTION BY YURKO, SECONDED BY FENSTERMACHER TO OPEN THE PUBLIC HEARING ON ITEM 4A AT 6:33 P.M. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. Public Comment: Lynn Carlson: 4411 Dakota Street. Expressed concerns about a perceived two-story building façade, potential lighting impacts, stormwater discharge into the “frog pond,” loss of trees, and inconsistencies between prior discussions with city staff and the proposal. Fleming: Summarized key concerns raised, including building façade, lighting impacts, and tree sizes. Schmokel: Noted concern about stormwater discharging into the long-standing “frog pond.” McCabe: Clarified the building meets height limits and is not a true two-story structure. The building includes design elements that give the appearance of a second story at the corner of the building but it will not be an occupied second story, although the zoning ordinance would allow for a second story to be constructed. Explained that lighting and tree requirements will be addressed through standard review and code compliance; referred stormwater questions to Thulien. Yurko: Asked for clarification on the locations of the existing “frog pond” and the proposed stormwater retention pond. Thulien: Confirmed the frog pond is the existing stormwater pond connected to the County system along Highway 21. 3 MOTION BY ROOK, SECONDED BY FENSTERMACHER TO CLOSE THE PUBLIC HEARING ON ITEM 4A AT 6:44P.M. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. Commissioner Comments: Fenstermacher: Expressed support for the proposal, noting site constraints and lack of on-street parking. Fleming: Echoed support, citing thorough review and confidence that potential impacts will be addressed. MOTION BY ROOK, SECONDED BY FENSTERMACHER TO RECOMMEND APPROVAL OF THE REQUEST FOR A COMBINED PRELIMINARY AND FINAL PLAT TO CITY COUNCIL AND APPROVAL OF A VARIANCE OF 0.23 TO THE FAR FOR THE CONSTRUCTION OF A COMMERCIAL RETAIL BUILDING WITH CONDITIONS FOR PRIOR LAKE REVIVAL. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. B. PDEV26-000007 – 14091 Eagle Creek Ave NE – Combined Preliminary and Final Plat – Pulte Homes of Minnesota LLC is requesting approval of a combined preliminary and final plat for a development to be known as Marlow Ridge. The applicant is requesting that the existing approximate 165-acre parcel be subdivided into three Outlots for future development. (PID: 259260010 & 253630040) Director McCabe: Introduced item 4B as a public hearing and summarized the site characteristics, existing conditions, and basis for the request for future development. Staff were recommending the item for approval to City Council to approve the Combined Preliminary and Final Plat for Marlow Ridge with conditions as listed in the report. Commissioner Comments: Fleming: Asked about the total number of housing units and potential pricing information. McCabe: Confirmed 262 total units are proposed and noted pricing may be shared later at the developer’s discretion. Nicholson: Asked why no additional parkland is proposed and about a plat condition removing the city attorney signature. McCabe: Explained the City is focusing on maintaining existing parks rather than adding new ones and stated the city does not require a City Attorney signature on the final plat so staff requested that be removed. Schmokel: Asked about lessons from past unsuccessful development attempts on this property and whether subdividing the property improves feasibility. McCabe: Noted multiple past proposals failed, but current progress reflects a strong developer partnership; added that dividing the property into smaller parcels has made development more viable. Yurko: Asked for comparable developments of similar size, confirmed nearby park amenities, and inquired about potential intersection controls and traffic impacts. McCabe: Provided examples of similar sized developments at Trillium Cove and Summit Preserve, confirmed Carriage Hills Park amenities, and stated a traffic study is underway to guide future intersection improvements. Fenstermacher: Noted support for the traffic study and acknowledged existing intersection challenges. Rook: Asked for clarification on the scope of the Commission’s action. McCabe: Confirmed the request is limited to the preliminary and final plat for the three outlot 4 subdivision to subdivide the existing 165-acre parcel into three outlots. Platting of the outlots would occur in the future prior to development. Fleming: Requested an overview of the process for amending the land use plan. McCabe: Explained the process includes agency review, public notifications, and a public hearing before final decisions are made. Applicant: Paul Heuer: Stated he was here on behalf of Pulte Homes which is located at 1650 West 82nd Street, Suite 300, Bloomington, Minnesota, 55431. Heuer supplied a project overview, noting long-term efforts to acquire the site and constraints due to existing surrounding development and infrastructure. Explained the proposal aligns with the City’s comprehensive plan and emphasizes a lifecycle housing approach, including townhomes, single-family homes, luxury homes, and twin homes. Shared estimated price ranges and noted planned HOA services and small private amenities for residents, particularly the 55+ community. Commissioner Comments: Yurko: Asked whether the twin homes are single-level slab-on-grade or include basements. Heuer: Stated some units will be slab-on-grade, while others will include basements due to site slopes. Schmokel: Asked about plans to enhance or utilize the wetlands aesthetically or environmentally. Heuer: Explained a partnership with the Watershed District to improve water quality and appearance by raising water levels, reducing nutrient runoff to Pike Lake. MOTION BY YURKO, SECONDED BY FENSTERMACHER TO OPEN THE PUBLIC HEARING ON ITEM 4B AT 7:13P.M. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. Public Comment: Evan Shadduck: Lives at 4841 Beach Street, NE. Shared observations about the site and nearby Trillium Cove development, expressed support for wetland improvements, and asked when and how residents can provide input on future traffic design, including potential roundabouts and intersection planning. Additional questions included pedestrian safety and housing density. McCabe: Stated feedback can be given during upcoming preliminary plan and PUD public hearings, notices will be sent by mail prior to the hearing; noted traffic study results will guide decisions. Julie Frank: 4419 Coachman Lane. Expressed appreciation for project transparency and raised concerns about housing density, pedestrian safety crossing Carriage Hills Drive, the need for nearby park space and amenities, importance of trails and community features for active living, and requested earlier and more detailed public notifications and comparative data for future discussions. Emily Gores: 14699 Landau Lane NE. Raised concerns about traffic safety and increased congestion near the Highway 21/42 intersection, particularly impacts from added connections and left-turn movements, and emphasized the need for careful planning to protect community safety. Daniel Foster: 4402 Fox Hunt Court. Expressed appreciation for the process and transparency, supported development in principle, but raised concerns about traffic safety, high density, and existing roadway challenges, encouraging careful consideration of impacts to the surrounding neighborhood. Dawn Hannover: 14408 Pike Lake Trail NE. Expressed mixed feelings about nearby development, asked for clarification on low- and medium-density housing, and raised concerns about traffic congestion, safety on Carriage Hills, potential access points, and the need for adequate recreation space given projected population growth. 5 Fleming: Requested clarification from staff on the definitions of low-, medium-and high-density housing. McCabe: Explained density categories are based on units per acre: low density is approximately 2.5–4 units per acre, while medium density is 4–7.9 units per acre, typically including townhomes and smaller single-level homes. Jake Isaacson: 14426 Pike Lake Trail NE. Raised concerns about heavy traffic and speeding on Carriage Hills and Pike Lake Trail, questioned development density compared to Trillium Cove, and suggested evaluating acreage-to-unit ratios and long-term land sale context. Matthew and Theodore Nelson: 14448 Pike Lake Trail. Stated support for previous speakers’ concerns and echoed their comments regarding the development. Jayme Paukert: 14525 Surrey Lane NE. Echoed concerns about speeding and heavy traffic on Carriage Hills, noting safety risks for pedestrians and children, expressed concerns about neighborhood changes, and asked whether an existing water-holding area qualifies as a wetland impacting the proposed townhome area. McCabe: Explained multiple wetlands exist on-site; noted smaller wetlands may be filled or relocated with required mitigation or credit replacement, depending on size and quality. MOTION BY YURKO, SECONDED BY FENSTERMACHER TO CLOSE THE PUBLIC HEARING ON ITEM 4B AT 7:38P.M. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. Commissioner Comments: Rook: Acknowledged residents’ concerns regarding traffic and notification, stated support for the recommendation, and emphasized the importance of staff addressing community feedback in future proposals. Fenstermacher: Expressed appreciation for public input and emphasized the value of continued community feedback throughout the process. Yurko: Echoed fellow commissioners’ comments and sentiments. Schmokel: Agreed with fellow commissioners and appreciated hearing community input beyond personal experience. Nicholson: Concurred with previous commissioner comments and feedback. Fleming: Expressed confidence in the thoughtful and deliberate process, shared long-standing interest in the property’s development, and voiced support for moving the project forward. MOTION BY SCHMOKEL, SECONDED BY YURKO TO RECOMMEND THE CITY COUNCIL APPROVE THE COMBINED PRELIMINARY AND FINAL PLAT FOR MARLOW RIDGE WITH CONDITIONS. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. Motion carried 5-0. 5. Old Business: None. 6. New Business: None. 7. Announcements & Adjournment: Announcements: None. MOTION BY FENSTERMACHER, SECONDED BY ROOK TO ADJOURN THE APRIL 6, 2026, PLANNING COMMISSION MEETING AT 7:42 PM. VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel. 6 Motion carried 5-0. Respectfully submitted, Sandra Peppin, Development Services Assistant 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: May 18, 2026 AGENDA #: 4A PREPARED BY: PRESENTED BY: JAKE SKLUZACEK, PLANNER JAKE SKLUZACEK AGENDA ITEM: PUBLIC HEARING TO CONSIDER A RESOLUTION APPROVING A VARIANCE FROM THE IMPERVIOUS SURFACE MAXIMUM TO ALLOW FOR A NEW HOME ON A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT AT LOT SIX (6), SUNRISE VIEW, 17031 SUNSET AVE NW. DISCUSSION: Introduction Ryan Bigot, the applicant, is requesting a variance from the zoning code for the con- struction of a new home. The subject property, Lot Six (6) of Sunrise View, is located at 17031 Sunset Ave NW, PID: 254880030. This is a riparian lot. The requested vari- ance is listed below: • A variance to allow 33.11% impervious surface. (Subsection 10-435(5)) Regulation Requirement Proposed Variance Impervious Surface* 30% 33.11% 3.11% *Current impervious is 27.25%. History The property is zoned R-1 (Low Density Residential) and is guided R-LD (Urban Low Density) on the 2040 Comprehensive Plan Land Use Map. The property is in the Shoreland Overlay District of Spring Lake. The existing house was originally con- structed in 1950 according to Scott County. Current Circumstances 17031 Sunset Ave NW Current Condition Side Yard Front Yard Impervious Driveway Width Adjacent Dwelling Lot Width 5 ft. 4.5 in. / 8 ft. 11 in. 64 ft. 27.25% 24+ ft. 8 ft. 10.75 in. 50 ft. 17031 Sunset Ave NW Proposed Condition Side Yard Front Yard Impervious Driveway Width Adjacent Dwelling Lot Width 5.5 ft. / 9.9 ft. 25 ft. 33.11% 18 ft. 15+ ft. 50 ft. The property owner proposes to remove an existing lakeside home constructed in 1950 to construct a new single-family home. The new home is proposed to have an 1,894 sq. ft. footprint and a 509 sq. ft. driveway. The rectangular lot is 50 feet wide and ap- proximately 7,364 square feet; the lot is considered nonconforming as it is substandard for the shoreland district in both lot width and area. 2 The applicant originally proposed a total impervious surface area of 36.66%. The ap- plicant has worked with staff to reduce the impervious coverage to the currently re- quested 33.11%. Impervious Surface: Subsection 10-435(5) states, Impervious surface coverage for lots in all Use Districts shall not exceed 30% of the lot area. The subject lot currently contains 27.25% impervious surface. The applicant proposes impervious surface of 33.11% which is composed of the new dwelling, garage and driveway. ISSUES: This project includes a request for a variance. Section 10-906 states that the Board of Adjustment may grant a variance from the strict application of the provisions of the Zoning Ordinance, provided that: 1) Variances shall only be permitted when they are in harmony with the general purposes and intent of the Zoning Code. The granting of the variance is in harmony with the general purposes of the Zoning Code. The purpose of the Zoning Code is to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. 2) Variances shall only be permitted when they are consistent with the Comprehensive Plan. The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical character and identity. This is accomplished by achieving compatible relationships between different types of land uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design. 3) Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Substandard Lot Width and Area: The lot is only 50 feet wide 7,364 square feet in area, both of which are below the minimum standards for the Shoreland Overlay District of 90 feet in width and 15,000 square feet in area. This narrow lot width creates an unusually constrained buildable area, especially when factoring in required setbacks. Reasonable Use Consistent with Neighborhood: The applicant is seeking to construct a new home on a lot containing an existing small lakeside home built in 1950, a common residential improvement that has been made on many nearby lots. Reduction of Driveway Width to 18 ft.: The applicant is proposing to remove impervious surface related to the width of the driveway as it currently exists. Currently the driveway is approximately 24 ft. wide but is connected to the northern properties driveway for a width exceeding 24 ft. at the property line. Their proposal will make the driveway width conforming at the front property line and side property line by providing a setback exceeding 5 ft. from the side property line. 3 Not Self-Created: The unique constraints of the property, including the lot size and width were not created by the applicant and predate their ownership. These factors result from historic platting and development patterns that do not align with current zoning standards. No Alteration to Neighborhood Character: The proposed structure is consistent with the residential character and scale of surrounding properties, and it would not alter the essential character of the locality. 4) Economic considerations alone do not constitute practical difficulties. Economic considerations alone are not the reason for the variance request. Conclusion The Prior Lake – Spring Lake Water Conservation District (PLSLWD) provided staff comments upon review of the proposed variance request. The PLSLWD recommends the applicant include stormwater management BMPs. Commonly this would be achieved by the inclusion of a rain garden. Staff are not supportive of rain gardens as stormwater management tools as historically they have been converted to other uses as new homeowners purchase existing lots containing the structures. Due to the diffi- culty in tracking and enforcing the structures, staff do not recommend stormwater man- agement BMP’s be included as a condition of approval. City staff believe this variance is warranted and necessary to allow for construction of a new home due to the narrowness of the lot width (50 feet), substandard lot size (7,364 square feet). Other neighborhood homes surrounding the subject property have similar structures on narrow lots. If the Board of Adjustments finds the applicant has met all necessary criteria and sup- ports approval of the variance, then staff recommends the following conditions: ➢ The applicant shall provide a grading plan confirming all stormwater drainage from the development will be managed on their property. ➢ The variance resolution shall be recorded at Scott County. ➢ Building Permit shall be obtained from the Building Department prior to the com- mencement of construction. If the Board of Adjustments finds the applicant has not met all necessary criteria and would like to see further revisions to reduce the impervious surface, staff recommends providing direction to the applicant related to reasonable impervious surface coverage and table the item for consideration at a future meeting. ALTERNATIVES: 1. If the Board of Adjustment finds the requested variance is warranted in this case, a motion and a second to adopt a resolution approving the variance requested for 17031 Sunset Ave NW with the listed conditions or approve any variance the Board of Adjustment deems appropriate in the circumstances. 2. If the Board of Adjustment finds the requested variance is not warranted in this case, a motion and a second to deny the variance requested because the Board of Adjustment finds a lack of demonstrated practical difficulties under the zoning code criteria and direct staff to prepare a resolution of denial for consideration at the next Board of Adjustment meeting. 3. If the Board of Adjustment would like additional information from the applicant about the requested variance or would like to see further plan revisions to decrease the variance request, a motion and a second to table or continue discussion of the item for specific purposes as directed by the Board of Adjustment. 4 RECOMMENDED MOTIONS: Alternative No.1 ATTACHMENTS: 1. Location Map 2. Applicant Narrative 3. Survey 4. Scott SWCD Comments 5. Resolution 26-002PC The Watershed District has completed its review of the subject referral and offers the following comments: • The proposed project involves redeveloping a single-family lot on Spring Lake and would increase total impervious surface from 27.25% to 33.11%. This exceeds the City’s 30% impervious limit in shoreland areas and would require a variance. • The District does not support variances to exceed impervious surface limits and encourages the City to request revised plans that meet shoreland requirements. If the city does approve a variance for the plans as submitted, the project would need to include stormwater management BMPs for the impervious surfaces per PLSLWD Rule D.2(d). Note it is anticipated that Rule D.2(d) will be incorporated into the city’s public works design manual if that hasn’t happened already following the recent equivalency review. Thank you for the opportunity to review and comment. Please let me know if you have any questions. TROY KUPHAL District Director 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 26-002PC VARIANCE FROM THE IMPERVIOUS SURFACE MAXIMUM TO ALLOW FOR A NEW HOME ON A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on May 18, 2026, to consider a request from Ryan Bigot, the applicant, requesting a variance from maximum impervious surface to allow construction of a new home on a property located in the R-1 SD (Low Density Residential Shoreland) Zoning District at the following property, legally described as: Lot Six (6), Sunrise View, according to the plat thereof on file and of record in the Office of the County Recorder, Scott County, Minnesota. Address: 17031 Sunset Ave NW, Prior Lake, MN 55379 (PID 254880030) WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Board of Adjustment proceeded to hear all persons interested in this variance request, and persons interested were afforded the opportunity to present their views and objections related to the variance request; and WHEREAS, The Board of Adjustment has reviewed the application for the variances as contained in Case #DEV26-000012 and held a hearing thereon on May 18, 2026; and WHEREAS, The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE BOARD OF ADJUSTMENT OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Board of Adjustment hereby adopts the following findings: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of the Zoning Code. The granting of the variance is in harmony with the general purposes of the Zoning Code. The purpose of the Zoning Code is to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. b. Variances shall only be permitted when they are consistent with the Comprehensive Plan. 2 The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical character and identity. This is accomplished by achieving compatible relationships between different types of land uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design. c. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Substandard Lot Width and Area: The lot is only 50 feet wide 7,364 square feet in area, both of which are below the minimum standards for the Shoreland Overlay District of 90 feet in width and 15,000 square feet in area. This narrow lot width creates an unusually constrained buildable area, especially when factoring in required setbacks. Reasonable Use Consistent with Neighborhood: The applicant is seeking to construct a new home on a lot containing an existing small lakeside home built in 1950, a common residential improvement that has been made on many nearby lots. Reduction of Driveway Width to 18 ft.: The applicant is proposing removing impervious surface related to the width of the driveway as it currently exists. Currently the driveway is approximately 24 ft. wide but is connected to the northern properties driveway for a width exceeding 24 ft. at the right-of-way. Their proposal will make the driveway width conforming at the front property line and side property line by providing a setback exceeding 5 ft. from the property line. Not Self-Created: The unique constraints of the property, including the lot size and width were not created by the applicant and predate their ownership. These factors result from historic platting and development patterns that do not align with current zoning standards. No Alteration to Neighborhood Character: The proposed structure is consistent with the residential character and scale of surrounding properties, and it would not alter the essential character of the locality. d. Economic considerations alone do not constitute practical difficulties. Economic considerations alone are not the reason for the variance request. 3. Based upon the findings set forth herein, the Board of Adjustment hereby approves the following variance to allow the construction of a new home per the proposed survey in the R-1 SD (Low Density Residential Shoreland) Zoning District: a. A variance for impervious surface from 30% to 33.11%. (Subsection 10-435(5)) 4. The variances are subject to the following conditions of approval: a. The applicant shall provide a grading plan confirming all stormwater drainage from the driveway will be managed on their property. b. The variance resolution shall be recorded at Scott County. 3 c. Building Permit shall be obtained from the Building Department prior to the commencement of construction. PASSED AND ADOPTED THIS 18TH DAY OF MAY 2026. _______________________________ Bryan Fleming, Commission Chair ATTEST: _________________________________ Casey McCabe, Community Development Director VOTE Fleming Fenstermacher Tennison Yurko Rook Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: May 18, 2026 AGENDA #: 4B PREPARED BY: PRESENTED BY: PAUL MORETTO, PLANNER PAUL MORETTO AGENDA ITEM: PUBLIC HEARING TO CONSIDER A RESOLUTION APPROVING SHORELAND AND FRONT YARD SETBACK VARIANCES FOR PROPERTY LOCATED AT 4646 LORDS STREET NE. DISCUSSION: Introduction Todd and Molly Phelps, property owners, and Chris Van Klei of Detailed Homes, are requesting variances from the minimum lake setback and front yard setback to replace an existing home. The property is located on a peninsula of Lower Prior Lake at 4646 Lords Street NE. The requested variances are listed below as illustrated on the at- tached survey: • A 13.5-foot variance from the minimum 50-foot lake setback minimum average • A 3.33-foot variance from the minimum 25-foot front yard setback. (Subsection 10- 435 (7)(b)) Regulation Requirement Proposed Current Variance Side Yard Sum Setbacks 15 ft. 15 ft. 15 ft. 0 ft. Side Yard Setback 10/5 ft. 10/5 ft. 9.9/15 ft. 0 ft. Shoreland Setback* 50 ft. 36.5 ft. 30ft. 13.5 ft. Distance to Adjacent Structure 15 ft. 43 ft. 61 ft. 0 ft. Impervious Surface 30% 29.7% 31.9% 0% Front Yard Setback 25 ft. 21.67 ft. 31.8 ft. 3.33 ft. The property is considered substandard as its lot area of 13,754 sq. ft. is less than the required 15,000 sq. ft. and the lot width of 89.19 ft. is less than the required minimum lot width of 90 ft. Substandard lots are allowed to reduce their side yard setbacks from 10 feet on each side to a sum of each side yard at 15 feet with no one side less than 5 feet. History The property is zoned R-1 (Low Density Residential) and is guided R-LD (Urban Low Density) on the 2040 Comprehensive Plan Land Use Map. The property is in the Shoreland Overlay District of Lower Prior Lake. The current home was built around 1979 according to Scott County. According to the minutes of October 5th, 1978, Planning Commission meeting the cur- rent structure was approved for a 48-foot shoreland setback variance to preserve three trees. 2 The conditions that existed in 1978 generally still exist today, although the condition of the previous trees are poor. Current Circumstances The applicant is proposing to remove the existing home and build a new home. The lot features an angled shoreline on the north side of the property which results in a rela- tively short lot depth on the east property line of only 93.04 feet; the west property line has a more traditional residential lot depth of 153.92 feet. The lot area above the 904 Ordinary High Water Elevation is 13,754 sq. ft. The existing single-family residence was constructed in 1979 and does not meet minimum lake setbacks. The closest point of the existing residence is on the northern side at 33 feet. The proposed new construction will be a primarily single-story home with a walk-out basement and a bonus room above the attached garage. The layout incorporates aging in place considerations while responding to the constrained topography and limited buildable area of the site. The new home will reduce the current impervious surface by 2.2% leading to a net improvement. Additionally, the requested setback is an improvement over the existing home and more in line with the adjacent homes. The lot configuration and topography establishes the buildable area closer to the lake than would normally be afforded a more traditional lot. This requires a reduction in the shoreland setback average of 50’. Although the reduction would make the home closer that is normally allowed, the home would have a straight-line configuration with the neighboring structures. The proposed addition meets the side yard setback requirements and is below the maximum 30% impervious surface. The current home has a 2,125 sq. ft. footprint and is a modified two-story building with walkout basement. The proposed home has a 3,183 sq. ft. footprint including the 593 sq. ft. attached garage. The livable space is approximately 5,153 sq. ft., including the walkout basement. The applicant is removing nearly 1,200 sq. ft. of driveway and other hardcover to achieve a code compliant im- pervious surface. If approved, the total impervious surface area for the property would be 29.7%. Lake Setback: Pursuant to Subsection 10-435(7)(b), the property qualifies for shore- line setback averaging based on the location of adjacent principal structures within 150 feet. The calculated average setback is approximately 41 feet; however, the ordinance establishes a minimum averaged setback of 50 feet. Therefore, the required minimum setback for the subject property is 50 feet from the OHWL. Front Yard Setback: The proposed attached garage and entry configuration encroach approximately 3.33 feet into the required 25-foot front yard setback. Due to the con- strained lot geometry, irregular shoreline orientation, and reduced buildable width of the parcel, shifting the structure further from the front property line would increase en- croachment into the shoreline setback and reduce flexibility within the buildable enve- lope. Although variance relief is required, the proposal represents an overall reduction in nonconformity compared to the existing conditions. The proposed residence increases 3 the shoreline setback, eliminates existing side yard encroachments, and reduces im- pervious surface coverage on the property. A site visit was conducted on May 14, 2026. ISSUES: This project includes a request for a variance. Section 10-906 states that the Board of Adjustment may grant a variance from the strict application of the provisions of the Zoning Ordinance, provided that: Variances shall only be permitted when they are in harmony with the general purposes and intent of the Zoning Code. The granting of the variance is in harmony with the general purposes of the Ordinance and Comprehensive Plan. The purpose of the Zoning Ordinance is to “Promote the most appropriate and orderly development of the residential, business, industrial, pub- lic land, and public areas”. Furthermore, the Shoreland Ordinance (Section 10-906) policy’s intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland of public waters.” Variances shall only be permitted when they are consistent with the Comprehensive Plan. The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical character and identity. This is accomplished by achiev- ing compatible relationships between different types of land uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. There are practical difficulties in complying with the strict adherence to the Ordinance. Meeting the minimum setback requirements on a lot of this shape would result in a small buildable area. The condition was not created by the applicant. The request to encroach 13.5 feet into the shoreland setback and 3.33 feet into the front yard setback represents a reasonable residential redevelopment of a constrained lakeshore lot while reducing existing non- conformities. Economic considerations alone do not constitute practical difficulties. Economic considerations alone are not the reason for the variance request. Conclusion City staff believe the requested variances are warranted due to the unique lot con- straints and practical difficulties associated with the property, as outlined in the findings contained in this report. In addition, the proposed design strikes a balance between the 4 constrained on-site conditions and improved compliance relative to existing site condi- tions. The project will also move the property closer to overall conformance with current zoning standards. Therefore, City staff recommends approval of the requested vari- ances subject to the following conditions: ➢ The variance resolution shall be recorded at Scott County. ➢ A building permit shall be obtained from the Building Department prior to the com- mencement of construction. ➢ An as-built survey shall be submitted to the Building Department prior to the issu- ance of a Certificate of Occupancy to confirm the construction conforms to the plans and survey materials reviewed by the Planning Commission. ALTERNATIVES: 1. If the Planning Commission finds the requested variance is warranted in this case, a motion and a second to adopt a resolution approving the variances requested for 4646 Lords Street NE with the listed conditions. 2. If the Planning Commission finds the requested variances are not warranted in this case, a motion and a second to deny the variance requested because the Planning Commission finds a lack of demonstrated practical difficulties under the zoning code criteria. RECOMMENDED MOTIONS: 3. If the Planning Commission would like additional information from the applicant about the requested variance, a motion and a second to table or continue discus- sion of the item for specific purpose as directed by the Planning Commission. Alternative No. 1 ATTACHMENTS: 1. Location Map 2. Narrative 3. Existing Residence Survey Dated 12-02-2025 4. Proposed Residence Survey Dated 04-07-2026 5. Proposed Elevations & Floor Plan 6. Resolution 26-03PC 9990000.1423/240538622.3 4646 Lords Street NE, Prior Lake, Minnesota Narrative in Support of Variance Application Pursuant to the Prior Lake City Code Sections 10-905-906, the following narrative is submitted in support of the variance application for 4646 Lords Street NE, Prior Lake, Minnesota. The geometry of 4646 Lords Street NE compresses and distorts the buildable area in a manner that makes strict compliance with current setback requirements impractical. The proposed design responds to these constraints and improves existing conditions by moving the home further from the lake and eliminating existing encroachments. 1. There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Economic considerations alone do not constitute practical difficulties. 4646 Lords Street NE, Prior Lake, is uniquely constrained by its irregular, pie-shaped configuration, with approximately 90 +/- feet of frontage along Lords Street and approximately 132.36 +/- feet along the lakeshore, and asymmetrical side lot lines of approximately 153.92 +/- feet (west) and 93.04 +/- feet (east). When the required 25-foot front yard setback, 15-foot aggregate side yard setbacks, and 75-foot OHWL setback are applied simultaneously to this irregular lot configuration, the resulting buildable area is significantly compressed and irregularly shaped. Historically, the constrained nature of the lot has been recognized, as reflected in the original placement of the existing home and the Prior Lake Planning Commission granting a 33’ lake side variance on October 5, 1978. The combination of the lot’s irregular geometry and the interaction of multiple setback requirements creates a uniquely constrained and non-uniform building envelope not commonly experienced by standard rectangular lots. In particular, application of the 75-foot OHWL setback would materially limit a functional building envelope, rendering it impractical to construct a reasonably sized single -family home on the property. These constraints arise from the physical characteristics and configuration of the lot itself, and are not created by the property owners. Accordingly, the Applicant is requesting (1) an approximately 3.5 +/- foot front yard setback variance, and (2) an approximately 36.5 +/- foot shoreline setback, in order to maintain the proposed home farther back from the lake and generally in line with the setback pattern of neighboring homes. 2. The granting of the Variance is in harmony with the general purposes and intent of the City Subdivision and Zoning Ordinances and the Comprehensive Plan. The requested variance is in harmony with the purposes of the zoning ordinance because it: 9990000.1423/240538622.3 • Allows reasonable use of a constrained lot; • Reduces existing nonconformities; and • Does not increase impacts on the shoreline or surrounding properties. The proposal does not increase intensity of use and maintains appropriate setbacks relative to surrounding development patterns. The proposal is also consistent with the comprehensive plan’s goals of maintaining orderly and compatible residential development. 3. The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the property and is not a mere convenience to the property owner and applicant. The property’s irregular geometry and asymmetrical lot lines create a uniquely constrained building envelope not commonly experienced by typical rectangular or deeper shoreline lots. These conditions are inherent to the physical characteristics of the property, including its island location, irregular configuration, and asymmetrical lot lines, and were not created by the current or prior owners . The requested variance represents the minimum adjustment necessary to accommodate a reasonable home on the property. The design has been intentionally developed to: • Avoid expansion toward the lake; • Reduce overall nonconformity; and • Work within the physical constraints of the lot. The requested 3.5 +/- foot front yard setback variance and the 36.5 +/- foot shoreline setback variance represents the minimum adjustment necessary to allow a reasonable and functional residential use of the property while preserving additional setback from the lake and maintaining compatibility with neighboring homes. 4. The granting of the variance will not alter the essential character of the neighborhood or be detrimental to the health and safety of the public welfare . The proposed setback is consistent with the established pattern of development along this portion of the lake, including adjacent properties such as 4626 Lords Street and 4660 Lords Street, which have similar shoreline setbacks. The proposed home (two stories) will be smaller in scale than the existing home (four stories), similar in scale and placement to neighboring properties and will not introduce any new or inconsistent development pattern along the shoreline. The proposed home will therefore not alter the essential character of the locality, and will remain compatible with surrounding residential development in terms of scale, placement, orientation to and setback from the lake. 9990000.1423/240538622.3 5. The granting of the Variance will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located. The proposed use is a single-family residential home, which is a permitted use within the zoning district and consistent with surrounding development. The existing structure is located approximately 33 feet from the OHWL and encroaches into required side yard setbacks. The proposed home would: • Increase the shoreline setback to approximately 36.5 +/- feet at the closest point (with an average setback of 41.4 +/- feet), thereby reducing the degree of nonconformity; and • Eliminate existing side yard encroachments, bringing the structure into compliance with side yard setback requirements. As a result, the proposed design represents a net improvement in compliance with the zoning ordinance compared to existing conditions. For these reasons, the requested variance satisfies all statutory and ordinance criteria and represents a reasonable use of the property while reducing existing nonconformities and improving compliance with current zoning standards. SITE ADDRESS SCALE IN FEET 10010 20 N 1" = 10' MB SCALE DRAWN REFERENCE REVISIONS DATE REMARKS 8030 Old Cedar Avenue So., Suite 228 W. BROWN LAND SURVEYING, INC. WBROWNLANDSURVEYING.COM Ph: (952) 854-4055 Email: INFO@WBROWNLANDSURVEYING.COM Bloomington, MN 55425 B W4646 LORDS STREET PRIOR LAKE, MINNESOTASHEET BOOK/PAGE JOB NO. XX/XX 337-25 1 of 1 24x36 LEGEND 12-02-2025 SETBACKLINES, ROAD EASEMENT, CERTIFCATION 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 26-03PC VARIANCE FROM THE MINIMUM LAKE SETBACK AND FRONT YARD SETBACK FOR A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on May 18, 2026, to consider a request from Todd and Molly Phelps, property owners, to approve variances from the minimum lake setback and front yard setback to construct a new single-family dwelling located in the R-1 SD (Low Density Residential Shoreland) Zoning District at the following property: 4646 Lords Street NE, Prior Lake, MN 55372 (PID 259350140) Legally described as: A tract of land in Government Lot 8, Section 35, Township 115 North, Range Twenty-two (22) West, Scott County, Minnesota, described as follows: Commencing at a point that is 220.28 feet north and 328.53 feet east of the northwest corner of Lot 1, in the plat of Maple Park Shore Acres, said point being on the center line and east edge of a concrete bridge; thence North 83 degrees 00 minutes east a distance of 129.0 feet; thence South 81 degrees 00 minutes East a distance of 112.4 feet; thence North 61 degrees 34 minutes East a distance of 113.0 feet; thence North 54 degrees 57 minutes East a distance of 264.45 feet; thence North 73 degrees 17 minutes East a distance of 450.0 feet; thence North 77 degrees 54 minutes East a distance of 290.0 feet; thence North 12 degrees 06 minutes West a distance of 25.0 feet to a curve whose tangent deflects 90 degrees to the right; thence northeasterly along said curve an arc length of 68.3 feet, central angle of 18 degrees 30 minutes, to the actual point of beginning; thence continuing along said curve an arc length of 42.49 feet, a radius of 211.6 feet and a central angle of 11 degrees 30 minutes; thence South 72 degrees 06 minutes East along the tangent of said curve, a distance of 46.7 feet; thence North 25 degrees 54 minutes East a distance of 93.0 feet more or less to the high water mark of Prior Lake; thence northwesterly along said high water mark to its intersection with a line bearing North 11 degrees 06 minutes East from the actual point of beginning; thence South 11 degrees 06 minutes west a distance of 155.0 feet more or less to the actual point of beginning; and WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Board of Adjustment proceeded to hear all persons interested in this variance request, and persons interested were afforded the opportunity to present their views and objections related to the variance request; and WHEREAS, The Board of Adjustment has reviewed the application for the variances as contained in Case #PDEV26- 000014 and held a hearing thereon on May 18, 2026; and WHEREAS, The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: 2 a. Variances shall only be permitted when they are in harmony with the general purposes and intent of the Zoning Code. The granting of the variance is in harmony with the general purposes of the Ordinance and Comprehensive Plan. The purpose of the Zoning Ordinance is to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 10-906) policy’s intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland of public waters.” b. Variances shall only be permitted when they are consistent with the Comprehensive Plan. The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical character and identity. This is accomplished by achieving compatible relationships between different types of land uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design. c. Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. There are practical difficulties in complying with the strict adherence to the Ordinance. Meeting the minimum setback requirements on a lot of this shape would result in a small buildable area. The condition was not created by the applicant. The request to encroach 13.5 feet into the shoreland setback and 3.33 feet into the front yard setback represents a reasonable residential redevelopment of a constrained lakeshore lot while reducing existing nonconformities. d. Economic considerations alone do not constitute practical difficulties. Economic considerations alone are not the reason for the variance request. 3. Based upon the findings set forth herein, the Board of Adjustment hereby approves the following variances to allow the construction of a single-family dwelling in the R-1 SD (Low Density Residential Shoreland) Zoning District: a. A 13.5-foot variance from the required minimum 50-foot lake setback on the northern side (Section 10.435(7)(b)). b. A 3.33-foot variance from the required minimum 25-foot front yard setback on the southern side (Section 10.604(3)). 4. The variances are subject to the following conditions of approval: a. The variance resolution shall be recorded at Scott County. b. A building permit shall be obtained from the Building Department prior to the commencement of construction. c. An as-built survey shall be submitted to the Building Department prior to the issuance of a Certificate of Occupancy to confirm the construction conforms to the plans and survey materials reviewed by the Planning Commission. PASSED AND ADOPTED THIS 18TH DAY OF MAY 2026. Commissioners Aye Nay Absent Abstain Fleming ☐ ☐ ☐ ☐ Fenstermacher ☐ ☐ ☐ ☐ Tennison ☐ ☐ ☐ ☐ Yurko ☐ ☐ ☐ ☐ Rook ☐ ☐ ☐ ☐ Schmokel ☐ ☐ ☐ ☐ Nicholson ☐ ☐ ☐ ☐ _______________________________ Bryan Fleming, Commission Chair ATTEST: _________________________________ Casey McCabe, Community Development Director 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: May 18, 2026 AGENDA #: 4C PREPARED BY: Jake Skluzacek, Planner PRESENTED BY: Jake Skluzacek AGENDA ITEM: CONSIDER A MAJOR AMENDMENT TO THE PLANNED UNIT DEVELOP- MENT PLAN FOR SHEPHERD’S PATH ON LOT 2 BLOCK 2, SHEPHERDS PATH ADDITION DISCUSSION: Introduction Presbyterian Homes & Services (PHS), in partnership with Senior Housing Part- ners (SHP) (Applicants), have applied for a Major Amendment to the existing Shepherd’s Path Planned Unit Development (PUD) plan, to provide for an expan- sion of the existing McKenna Crossing senior housing campus. McKenna Crossing is a senior living community that provides a continuum of housing and services for older adults. As a part of the Shepherd’s Path PUD, the McKenna Crossing campus was contemplated to be developed in multiple phases as demand for senior housing necessitated. The first phase of this cam- pus was completed in 2007, and this application represents Phase 2 of this cam- pus expansion. The purpose of this application is to amend the PUD to allow modifications to the previously approved phase. Specifically, the amendment would allow the con- struction of an independent living building in place of a previously approved skilled nursing facility and would adjust certain dimensional standards to accom- modate the proposed building design. The subject property is located at the southwest corner of Shepherds Path NW and North Berens Road NW and is owned and operated by PHS. The PUD amendment is for the inclusion of a multi-unit senior living community on Lot 2 Block 2 of Shepherds Path Addition. History This lot was planned as part of the Shepherd’s Path PUD which consisted of multiple parcels including the subject lot and those lots adjacent to this lot. The PUD planned for a multi-phased approach and the first phase was completed in 2007 as the McKenna Crossing Campus. The original PUD planned for the con- struction of skilled nursing facility as phase two. Demand and market conditions have adjusted since the original plan and there is now greater demand for inde- pendent living. On this subject site there is an existing four-story housing structure that serves 154 residents. This building includes 85 independent living units, 51 assisted liv- ing units, and 18 memory care units. 2 Current Circumstances PHYSICAL SITE CHARACTERISTICS: Site Area: Lot 2, Block 2 of the Shepherds Path Addition is approximately 8.212 acres or 357,699 square feet of partially developed land. The PUD encompasses the entirety lot. The proposed development focuses on the northeastern portion of the Lot 2, Block 2;, approximately 1.1 acres. Wetlands: There is a DNR protected wetland on the southeastern portion of the lot. The development is not anticipated to impact that feature. Access: Access to the site is provided by Shepherds Path NW. Zoning: The site is zoned Planned Unit Development (PUD). Building Height and Massing: The approved PUD contemplated a three-story skilled nursing facility on this site. The maximum building height in the R-3 High Density Residential District is 45 feet. The Applicant requests to amend the PUD to allow for a four-story independent living facility with one level of partially ex- posed below-grade parking with an approximate overall height ranging from 51 feet 10 inches to 62 feet 10 inches from ground level to the midpoint of the roof. The proposed increase from three to four stories reflects the change in building type rather than an increase in overall intensity. Skilled nursing facilities are typi- cally considered Type V construction and would be limited to three stories. Inde- pendent living facilities are commonly constructed at four-stories and are permit- ted to do so under the Minnesota State Building Code. The Applicant has demon- strated an ability to maintain the roofline with the existing community and their design incorporates increased setbacks and high-quality materials to reduce per- ceived scale. Density and Dimensional Standards: The proposed PUD request would in- crease the total proposed building area by approximately 31,000 square feet. This results in a Floor Area Ratio (FAR) of approximately 0.336, or an increase of approximately 3% from the previously approved FAR for the PUD of 0.326. The maximum FAR permitted in the R-3 High Density Residential District is 0.35. The proposed FAR remains below this threshold and is consistent with compara- ble zoning standards. The Applicant plans for an overall reduction of planned units from 80 to 72 reducing the approximate density of the site from 8.3 to 8.2 units per acre. Off-Street Parking: The site is planned for senior housing. The required off- street parking for senior housing is 1.5 spaces per dwelling unit. The anticipated number of dwelling units is 72; 108 spaces are required. The Applicants propose 86 spaces on site, 64 structured and 22 surface, for a ratio of 1.2 spaces per dwelling unit. The proposed parking supply is based on demonstrated demand from the Appli- cants operational experience across more than 60 senior living communities. Data consistently shows that a reduced parking ratio of approximately 1.2 spaces 3 per unit is sufficient to meet resident, staff, and visitor needs. Additionally, many residents no longer drive or share a single vehicle per household and there is a shared parking arrangement with Shepherd of the Lake Lutheran Church through a recorded Reciprocal Easement Agreement. Setbacks: The PUD does not establish setback requirements, as flexibility in building placement was a core component of the original PUD framework. The R-3 High Density Residential Zoning District requires front yard setbacks of 30 feet or the building height, and side yard setbacks ranging from 15 feet to in- creased distances based on building height and adjacent uses. The applicant proposed setbacks of approximately 65 feet along Shepherds Path NW and ap- proximately 43 feet along North Berens Road. The proposed setbacks reflect a balance between maintaining a strong site lay- out, preserving open space, and ensuring compatibility with surrounding uses, consistent with the intent of the original PUD. Sanitary Sewer / Water Mains: Sanitary sewer and watermain service are avail- able in Shepherds Path NW. The Applicant proposes to move watermain within the right-of-way. Staff were accepting of leaving the sanitary sewer line as is due to difficulties in trying to relocate that utility. The existing sanitary sewer line is located within a drainage and utility easement for access to maintenance if re- quired. 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 skilled nursing facility included stormwater facilities that were sized to accommodate the stormwater requirements of the proposed independent living facility. 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 High Density Residential. (2) Create a sense of place and provide more interaction among people; The proposed PUD amendment proposes to fully utilize the remaining space on the lot to provide a needed component to the properties overall age-in- place structure. (3) Increase economic vitality and expand market opportunities; The additional independent living facility will increase economic vitality in an area that is currently partially undeveloped. 4 (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 has been 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. The proposed land use as an independent living facility 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 a change of use from the planned skilled nursing facility to independent living. The requested PUD will also include authorization for flexibility related to building height, density and dimensional standards, parking, and setbacks and open space. City Staff recom- mend approval for the Major PUD amendment. 1. Motion and a second recommending the City Council approve the Major Amendment to the McKenna Crossing PUD. 2. Motion and a second to recommend the City Council deny the Major Amend- ment to the McKenna Crossing 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. Plan Set 4. Elevations CITY OF PRIOR LAKE McKenna Crossing – Independent Living Expansion 13810 Shepherds Path NW, Prior Lake, MN 55379 Plat ID 25452 Lot 002, Block 002 Senior Housing Partners on behalf of Presbyterian Homes & Services Major PUD Amendment Narrative April 6, 2026 Project Contacts and Design Professionals Marissa Geiser Senior Housing Partners Development Manager 651-318-5367 mgeiser@seniorpartners.com Sam Jagodzinski Senior Housing Partners Senior Development Manager 651-383-5689 sjagodzinski@seniorpartners.com Chris Palkowitsch BKV Group Senior Design Leader, Partner 612-373-9110 cpalkowitsch@bkvgroup.com Joel Maier BKBM Structural & Civil Engineers Senior Associate 763-843-0477 jmaier@bkbm.com Introduction Presbyterian Homes & Services (PHS), in partnership with Senior Housing Partners (SHP), respectfully submits this application for a Major Amendment to the existing Shepherd’s Path Planned Unit Development (PUD), to provide for an expansion of the existing McKenna Crossing senior housing campus. McKenna Crossing is a senior living community that provides a continuum of housing and services for older adults. As a part of the Shepherd’s Path PUD, the McKenna Crossing campus was contemplated to be developed in multiple phases as demand for senior housing necessitated. The first phase of this campus was completed in 2007 and this application represents a Phase 2 of this campus expansion. The purpose of this application is to amend the PUD to allow modifications to the previously approved phase. Specifically, the amendment would allow the construction of an Independent Living building in place of a previously approved skilled nursing facility, and would adjust certain dimensional standards to accommodate the proposed building design. Background and Existing Approvals McKenna Crossing Campus McKenna Crossing is located at the corner of Shepherds Path NW and N Berens Road NW and is owned and operated by Presbyterian Homes & Services (PHS). The existing four-story community includes one level of below-grade parking and a total of 154 residences, consisting of:  85 independent living units  51 assisted and enhanced assisted living units  18 memory care units Since opening, the community has maintained full occupancy and experienced consistently strong demand, particularly for independent living residences. McKenna Crossing offers a range of amenities including multiple gathering spaces, fitness and wellness areas, dining services, and a robust calendar of resident programming. The campus is physically connected to Shepherd of the Lake Lutheran Church, reinforcing its faith-based foundation and long-standing relationship with the surrounding community. Shepherd’s Path Planned Unit Development (PUD) The McKenna Crossing campus was approved as part of the Shepherd’s Path Planned Unit Development (PUD), with the original PUD Agreement recorded on July 7, 2006. The PUD encompasses approximately 8.03 acres and was envisioned as a mixed-use campus developed in multiple phases. The original plan contemplated a combination of senior housing, a YMCA facility, youth center, medical office and clinic space, banking facilities, park and trail systems, and complementary uses associated with Shepherd of the Lake Lutheran Church. Since its original approval, the PUD has been amended periodically to reflect evolving community needs. Notable amendments include a 2016 Major PUD Amendment for the Lake Ridge Apartments and a 2024 Major PUD Amendment allowing conversion of the former YMCA to childcare facilities. PUD Framework and Applicable Standards The Planned Unit Development framework is intended to allow flexibility in zoning and performance standards to support a cohesive, efficient, and context-sensitive development pattern. As outlined in Section 10-506 of the City Zoning Code, this flexibility is intended to promote variety, responsiveness to site conditions, efficient land use, and integration of uses. The Shepherd’s Path PUD was established at a time when PUDs were treated as stand-alone zoning districts rather than overlays, and as a result, certain development standards are not explicitly defined. In these instances, City Code Section 10-517 provides that where PUD language is silent, the Zoning Administrator may apply standards from the zoning district most consistent with the current use. Based on coordination with City staff, the R-3 High Density Residential district has been identified as the most appropriate comparable district for both the existing and proposed use. Accordingly, R-3 standards are referenced where applicable throughout this application. Current PUD Plan for Subject Site As part of the original 2006 PUD approval, the subject site was identified for a future phase of the McKenna Crossing campus. At that time, the plan contemplated development of an 80-unit, three-story skilled nursing facility in this location. This planned phase established the site’s long-standing role as part of the campus expansion, while allowing flexibility in timing and implementation as market conditions evolved. Proposed Development Overview PHS is proposing an expansion of the McKenna Crossing campus focused on additional independent living residences. The proposed building would be located on the northeast portion of the site and represents a natural next phase of senior housing development as originally envisioned within the PUD. The development includes a four-story building above grade with one level of secured, heated structured parking below. A secure, climate-controlled tunnel connection at the lower level will directly link the new building to the existing McKenna Crossing community, allowing residents convenient access to shared dining, amenities, and programming while reinforcing a cohesive, integrated campus environment. The expansion will include 72 new independent living residences, bringing the total number of units within the McKenna Crossing campus to 226. Unit types will include a mix of one- bedroom, one-bedroom plus den, two-bedroom, and two-bedroom plus den apartments. All residences are designed to support aging in place and will include full kitchens, in-unit laundry, private patios or balconies, and high-quality finishes. Major PUD Amendment Request Requested PUD Amendment Based on the information provided herein, PHS respectfully requests approval of a Major PUD Amendment for the subject site to allow for the following:  Modification of the previously approved use from skilled nursing to independent living  Approval of the proposed building design, massing, and site layout as reflected in the submitted architectural plans  Authorization of specific PUD flexibility related to: o Building height o Density and dimensional standards o Parking o Setbacks and open space PUD Amendment Rationale Changes in Market Conditions The requested Major PUD Amendment is driven by significant changes in market conditions since the time of the original approval. The previously approved plan contemplated development of a three-story skilled nursing facility; however, over the past two decades, the skilled nursing industry has undergone substantial transformation at both the state and national levels. Trends including shorter lengths of stay, increased reliance on home- and community-based services, and a strong preference for aging in place have reduced demand for traditional skilled nursing beds. At the same time, rising construction costs, staffing challenges, and reimbursement limitations have made new skilled nursing development increasingly difficult to support. Based on these factors, the originally approved skilled nursing use is no longer viable from either a market or financial perspective. Proceeding with the previously entitled use would not represent a prudent or sustainable outcome for the site. Demonstrated Demand for Independent Living In contrast, demand for independent living housing is strong and continues to grow as the population ages. The existing McKenna Crossing campus is fully occupied and maintains a substantial waitlist, clearly demonstrating unmet demand for additional independent living units within this established community. The proposed 72-unit expansion is a direct response to this demand. By providing additional housing within an integrated continuum-of-care setting, the development supports residents’ ability to age in place while remaining connected to services, amenities, and social opportunities. This approach addresses current needs while positioning the campus for long-term relevance. Alignment with PUD Intent The proposed amendment is consistent with the purpose of the Planned Unit Development district, which is to allow flexibility in land use and site design to achieve more effective and context-sensitive development outcomes. Adapting the originally approved program to reflect current market conditions demonstrates the value of the PUD framework. Rather than advancing a use that is no longer viable, the proposed independent living building represents a more appropriate and sustainable use of the property. The amendment allows the site to continue developing in a manner that is compatible with the surrounding area and aligned with the City’s Comprehensive Plan. Public Benefit and Value to the City The PUD district is intended to result in development that provides greater value to the City and better supports health, safety, and welfare than conventional zoning. The proposed amendment meets this intent in several important ways. The project concentrates growth within an existing, well-established campus, promoting efficient use of land, infrastructure, and public services while minimizing the need for development on separate sites. The proposed building will be physically connected to the existing campus through a climate- controlled tunnel, supporting resident safety, accessibility, and year-round access to services and amenities. This integrated design enhances quality of life and fosters a strong sense of community. The development will also contribute to the local economy through job creation and increased property tax base. In addition, the extension of on-site walking trails will enhance connectivity and provide recreational benefits for both residents and the broader community. Absent this amendment, a similar expansion would likely need to occur on a separate site, limiting the ability to create a cohesive, service-rich environment and reducing overall public benefit. For these reasons, the proposed amendment not only meets but advances the intent of the PUD district by delivering a development that is efficient, responsive to community needs, and beneficial to the City as a whole. PUD Flexibilities and Compliance This section outlines the applicable standards, the proposed development condition, and the rationale supporting each requested flexibility. Where the PUD is silent, guidance is taken from the R-3 High Density Residential district, as discussed previously. 1. Building Height and Massing Standard / Previous Approval The approved PUD contemplated a three-story skilled nursing facility on this site. Where the PUD is silent on maximum building height in feet, the R-3 High Density Residential district provides guidance, which limits building height to 45 feet. Proposed A four-story independent living building with one level of partially exposed below-grade parking. Rationale The proposed increase from three to four stories reflects the change in building type rather than an increase in overall intensity. The originally approved skilled nursing building was anticipated to be Type V construction, which is typically limited to three stories. Independent living buildings are commonly constructed at four stories and are permitted to do so under applicable building codes. The site slopes approximately 10 feet from west to east, resulting in a partially exposed lower level along the east façade. This condition increases the calculated building height; however, the perceived height from the primary campus and adjacent roadways remains consistent with the existing McKenna Crossing building. The proposed building maintains a roofline that aligns with the existing community, contributing to a cohesive campus character. In addition, the four-story configuration allows for a more efficient building footprint and maximizes the number of residences that can be connected to the existing campus via a climate-controlled tunnel, improving accessibility and safety for residents. To address the increased height at the east façade, the design incorporates enhanced setbacks, along with building articulation and high-quality materials to reduce perceived scale. These strategies ensure the building remains compatible with the surrounding context and consistent with the intent of the PUD. Overall, the proposed building height and massing are consistent with the character of the existing campus and will not result in adverse impacts to adjacent properties or the surrounding area. 2. Density and Dimensional Standards Standard / Existing Condition The PUD does not establish specific requirements for floor area ratio (FAR) or density on a parcel-by-parcel basis. Instead, prior approvals have evaluated both FAR and density on a blended basis across the entire Shepherd’s Path PUD. Proposed The proposed development maintains this blended, campus-wide approach to both FAR and density. Rationale Based on the approved PUD (as amended in 2016), the existing blended FAR across the Shepherd’s Path PUD is approximately 0.326. The proposed development increases total building area by approximately 31,000 square feet, resulting in a blended FAR of approximately 0.336. This represents a small increase of approximately 3 percent. For reference, the maximum FAR permitted in the R-3 High Density Residential district is 0.35. The proposed FAR remains below this threshold and is consistent with comparable zoning standards. Similarly, the originally approved PUD contemplated 80 skilled nursing units on the subject site, whereas the proposed development includes 72 independent living units. As a result, the overall unit count within the PUD decreases, and the blended density is reduced from approximately 8.3 units per acre to 8.2 units per acre. Maintaining a blended approach to FAR and density is consistent with how the PUD has historically been evaluated and allows for efficient distribution of development across the campus. The proposed development results in only a modest increase in building area while reducing overall unit density, and therefore remains consistent with the intent of the PUD and comparable zoning standards. 3. Parking Standard Per Section 10-762 of the City Zoning Ordinance, senior housing requires a minimum parking ratio of 1.5 spaces per dwelling unit. Proposed The proposed development provides 86 parking stalls for 72 units, resulting in a ratio of 1.2 stalls per unit. Rationale The proposed parking supply is based on demonstrated demand from Presbyterian Homes & Services’ operational experience across more than 60 senior living communities. This data consistently shows that a reduced parking ratio of approximately 1.2 stalls per independent living unit is sufficient to meet resident, staff, and visitor needs. This reduced demand is further supported by national transportation data, which indicates that vehicle ownership declines significantly with age, particularly among households over 75. This trend is more pronounced in senior living communities, where residents benefit from on-site services, organized transportation, and reduced reliance on personal vehicles. The median resident age at McKenna Crossing is approximately 87, and many residents no longer drive or share a single vehicle per household. The proposed parking plan reflects these realities and avoids overbuilding unnecessary parking. A total of 86 stalls are provided, including 64 structured stalls and 22 surface stalls, which is expected to adequately serve residents, staff, and visitors based on performance at comparable communities. In addition, the property benefits from a shared parking arrangement with Shepherd of the Lake Lutheran Church through a recorded Reciprocal Easement Agreement. This agreement allows for shared use of parking resources between the properties, providing additional capacity during peak periods and further supporting the adequacy of the proposed parking supply. Consistent with City Code, the site plan also identifies areas for future proof of parking, allowing additional stalls to be constructed if ever warranted. Taken together, the proposed supply, shared parking arrangement, and proof of parking ensure that the development meets the intent of the City’s parking standards while maintaining flexibility and avoiding excess, underutilized parking. 4. Setbacks Standard The PUD does not establish explicit setback requirements, as flexibility in building placement is a core component of the PUD framework. For reference, the underlying R-3 High Density Residential district typically requires front yard setbacks of 30 feet or the building height, and side yard setbacks ranging from 15 feet to increased distances based on building height and adjacent uses. Proposed The proposed building incorporates generous setbacks along all frontages, including approximately 65 feet along Shepherds Path NW and substantial setbacks along N. Berens Road. Rationale The primary east-facing façade is set back approximately 65 feet, which is roughly equivalent to the building height as defined by City Code. This relationship helps ensure the building maintains a proportional and well-balanced presence along the primary frontage along Shepherd’s Path even with the proposed increase in height. Similarly, the north-facing façade along N Berens Road provides a meaningful buffer that softens the building’s interface with the public realm. These setbacks enhance visual openness, support pedestrian comfort, and reduce perceived building mass. The proposed setbacks reflect a thoughtful balance between maintaining a strong site layout, preserving open space, and ensuring compatibility with surrounding uses, consistent with the intent of the PUD. 5. Open Space Standard Per City Zoning Ordinance, senior housing developments are required to provide a minimum of 200 square feet of usable open space per dwelling unit. Usable open space is defined as landscaped areas intended for active or passive recreation, accessible to residents, and meeting minimum dimensional requirements. Proposed The proposed development meets or exceeds the required open space standard on-site. Rationale The site design maintains meaningful landscaped areas that support both active and passive recreation and are accessible to residents. The building footprint is consistent with the previously approved plan, allowing the campus to retain substantial open space while accommodating the proposed expansion. The design continues the PUD’s original intent of providing generous, usable outdoor spaces that contribute to resident wellbeing and overall site quality. Comprehensive Plan Consistency The City of Prior Lake 2040 Comprehensive Plan guides the subject site for High Density Residential (R-HDH) use, with a target density of 30 to 50 units per acre. The proposed development is consistent with this designation, as it provides higher-density residential housing within an existing, service-supported campus. The project aligns with the Comprehensive Plan’s land use guidance and supports the continued development of senior housing within the community. Conclusion Presbyterian Homes & Services and Senior Housing Partners appreciate the City of Prior Lake’s ongoing collaboration and thoughtful consideration of this application. The proposed amendment reflects a continued commitment to working in partnership with the City to advance a development that is responsive to community needs and aligned with long-term planning goals. We are excited about the opportunity to expand the McKenna Crossing campus and provide additional high-quality senior housing within the Prior Lake community. We look forward to continuing to work with City staff through the review process and toward approval of this next phase Exhibits Exhibit A – Shepherd’s Path Land Use Program Summary (2016 Amendment) Exhibit B – Proposed Land Use Program Summary Exhibit C – FAR Analysis Exhibit D – Unit Density Analysis Exhibit E – Parking Analysis Exhibit A – Shepherd’s Path Land Use Program Summary Per 2016 Amendment Exhibit B – Proposed Land Use Program Summary Site Plan Designation Use Building Phase Levels Overall Square Footage Ground Floor Sq. Ft. Resident Units Lot # Acres A YMCA Aquatic & Fitness Center Complete 1 1/2 40,000 26,667 0 1 - block 2 7.44 B Existing Celebration Center Existing 2 77,500 38,750 0 1 - block 2 C Senior Living Town Center / Commons Complete 2 30,000 15,000 0 2 8.21 D Senior Independent Living Complete 4 + u/g parking 107,620 21,330 84 2 E Senior Memory Care (1st Level)Complete 4 + u/g parking 16,200 15,500 18 2 E Senior Assisted Living (Top 3 Levels)Complete 4 + u/g parking 54,600 - 54 2 F (Previously Approved)Skilled Nursing (proposed Remove from Plan)4 3 57,750 19,200 80 2 G Safehaven Youth Center Complete 1 5,500 5,500 0 1 - block 1 4.48 H Low Income Senior Housing 3 3 59,280 14,820 45 1 - block 3 13.67 I Independent Senior Housing 2 3 + u/g parking 82,000 20,500 45 1 - block 3 J Independent Senior Housing 2 3 + u/g parking 82,000 20,500 45 1 - block 3 K Senior "Brownstone"3 2 + u/g parking 68,250 22,750 36 1 - block 3 L Senior "Brownstone"3 2 + u/g parking 68,250 22,750 36 1 - block 3 M Market Rate General Occupancy Apartments Complete 3 + u/g parking 190,950 63,650 151 Outlot A 8.04 M Soccer Dome (removed from plan) 2 1 96,000 96,000 0 Outlot A N Potential Hockey Rink (removed from plan in 2016) 2 1 60,000 60,000 0 Outlot A O Potential Bank/Credit Union future 1 7,500 7,500 0 Outlot B 2.95 P Potential Clinic future 2 63,800 31,900 0 Outlot D 2.47 Q Prior Lake-Owned Nature Area existing 0 15.5 R Roads existing 0 4.84 F (Proposed) Independent Senior Housing Proposed 4 89,191 22,445 72 Total PUD 1,042,641 349,562 586 71.2 Total Housing Units in 2005 PUD 443 Additional Units Approved in 2016 Amendment 151 Total Housing Units in 2016 PUD 594 Completed Housing Units - Pres Homes 156 Balance of Housing Units (Amended 2016)438 Completed Housing Units - Lake Ridge Apartments 287 Balance Minus Proposed 72-unit Independent Senior Housing 215 Total Remaining Housing from Approved PUD 207 Shepherd's Path Proposed PUD Plan - Prior Lake, MN Exhibit C – FAR Analysis Ground Floor Area Gross Square Feet Total Ground Floor Area 2005 PUD 438,667 Total Ground Floor Area 2016 PUD 346,317 Total Ground Floor Area Proposed 349,562 Proposed Increase in Ground Floor Area 3,245 Proposed % Increase in Ground Floor Area 0.9% Total PUD Size 3,101,472 Current Approved PUD Building Coverage (Approximate)11.17% Proposed PUD Building Coverage 11.27% PUD Blended FAR 2005 PUD Overall FAR 0.315 2016 PUD Overall FAR 0.326 Proposed Overall FAR 0.336 % Increase Proposed 3.1% Max FAR for R-3 (for reference)0.350 Shepherd's Path PUD Total Planned Square Footage Total GSF 2005 PUD 976,250 Total GSF 2016 Amendment 1,011,200 Total GSF 2026 Proposed 1,042,641 Proposed Total GSF Difference from 2016 31,441 Proposed % Increase in GSF 3.1% Shepherd's Path PUD Density Comparison Original, Previously Approved, and Proposed Exhibit D – Unit Density Analysis Density Analysis Total PUD Acreage 71.2 Total Approved PUD Units 594 Total Proposed PUD Units 586 Net Change in Proposed PUD Units -8 Approved Blended PU Density (DU/acre)8.3 Proposed Blended PUD Density (DU/acrea)8.2 Exhibit E – Parking Analysis Parking Required for Use (Per Sec. 10-762) Parking Ratio (Senior Housing) 1.5 per unit Units 72 Total Required Parking 108 stalls Parking Proposed Type Count Below-Grade Structured Parking 64 Surface Parking 20 Accessible Surface Parking 2 Total Parking Provided 86 79.6% of requirement; achieves parking rato of 1.2 stalls per unit Proof of Parking 13 See Civil Drawing C401; to be built as needed Total Parking Available within Property 99 Remaining Parking To Achieve Required Ratio 9 Reciprocal easement with Shepherd of the Lake Church as recorded on August 21, 2006, and Amended and Restated on December 11, 2024. This easement allows "for parking of vehicles upon those portions of each Lot which are improved by the Owner therof from time to time for general parking purposed, as such portions may be reduced, increased or relocated from time to time by such Owner." Parking Summary BERENS ROAD (FKA MCKENNA ROAD NW) ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL SELECTIVE SITE DEMOLITION AND EROSION CONTROL PLAN C100 BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREAWELL TRANS ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL GRADING, DRAINAGE, AND EROSION CONTROL PLAN C200 BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREAWELL TRANS ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL UTILITY PLAN C300 BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREAWELL TRANS ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL PAVING AND GEOMETRIC PLAN C400 ” ’ BERENS ROAD (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREAWELL TRANS ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. 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This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL TURNING MOVEMENT EXHIBIT EXH A ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL CIVIL DETAILS C500 ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL CIVIL DETAILS C501 ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL CIVIL DETAILS C502 S H E P H E R D S P A T H NORTH BERENS ROAD ( F K A M C K E N N A R O A D N W ) (FKA MCKENNA ROAD NW) 1 S H E P H E R D S P A T H NORTH BERENS ROAD ( F K A M C K E N N A R O A D N W ) (FKA MCKENNA ROAD NW) GEN WATERMECH ELEC MECHAREAWELL TRANS 1 ArchitectureInterior DesignLandscape ArchitectureEngineering 222 North Second StreetLong & Kees BldgSuite 101Minneapolis, MN55401612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / X X X X . X X M c K e n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t WH JWM 2236.18 McKENNA CROSSING ADDITION ISSUE #DATE DESCRIPTION CITY S U B M I T T A L 26169.5 © 2026 BKBM Engineers Bakke Kopp Ballou & McFarlin, Inc. All rights reserved. This document is an instrument of service and is the property of BKBM Engineers and may not be used or copied without prior written consent. BKBM Project No. 6120 Earle Brown Drive Suite 700 Minneapolis, MN 55430 Phone: 763.843.0420 bkbm.com 04/03/2026 CITY SUBMITTAL STORM WATER PLAN - EXISTING CONDITIONS C600 SHEET NUMBER SHEET NAME IS S U E 0 1 IS S U E 0 2 IS S U E 0 3 IS S U E 0 4 IS S U E 0 5 IS S U E 0 6 IS S U E 0 7 A - GENERAL -L-001 LANDSCAPE COVER SHEET -L-002 LANDSCAPE NOTES / GRAPHIC LEGEND D - LANDSCAPE -LS-100 OVERALL LANDSCAPE PLAN -LS-501 LANDSCAPE DETAILS G - PLANTING -LP-100 OVERALL PLANTING PLAN -LP-501 PLANTING DETAILS 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com G Architecture Interior Design Landscape Architecture Engineering B K V R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 1 P M Author Checker 2236.18 -L-001 LANDSCAPE COVER SHEET MCKENNA CROSSING ISSUE # DATE DESCRIPTION GENERAL NOTES: 1.LANDSCAPE CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. 2.LANDSCAPE CONTRACTOR SHALL VERIFY PLAN LAYOUT AND DIMENSIONS SHOWN AND BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT DISCREPANCIES WHICH MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S LAYOUT. 3.LANDSCAPE CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. 4.LANDSCAPE CONTRACTOR SHALL PROTECT EXISTING ROADS, CURBS/GUTTERS, TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING CONSTRUCTION OPERATIONS. DAMAGE TO SAME SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL INSTALLATION BEGINS (MINIMUM 10'-0" CLEARANCE). 6.UNDERGROUND UTILITIES SHALL BE INSTALLED SO THAT TRENCHES DO NOT CUT THROUGH ROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN. 7.EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER ELEMENTS ARE BASED UPON INFORMATION SUPPLIED TO THE LANDSCAPE ARCHITECT BY OTHERS. LANDSCAPE CONTRACTOR SHALL VERIFY DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE ARCHITECT OF SAME. 8.ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE REMOVAL AND GRADING. CHANGES IN THE ALIGNMENT AND GRADES MUST BE APPROVED BY THE LANDSCAPE ARCHITECT. 9.LANDSCAPE CONTRACTOR SHALL REVIEW THE SITE FOR DEFICIENCIES IN THE PLANT MATERIAL SELECTIONS AND OTHER SITE CONDITIONS WHICH MIGHT NEGATIVELY AFFECT PLANT ESTABLISHMENT, SURVIVAL OR WARRANTY. UNDESIRABLE PLANT MATERIAL SELECTIONS OR SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. 10.LANDSCAPE CONTRACTOR SHALL PREPARE AND SUBMIT REPRODUCIBLE AS-BUILT DRAWING(S) OF LANDSCAPE INSTALLATION, IRRIGATION AND SITE IMPROVEMENTS UPON COMPLETION OF CONSTRUCTION INSTALLATION AND PRIOR TO PROJECT ACCEPTANCE. 11.NO PLANTS WILL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 12.SOD AREAS DISTURBED DUE TO GRADING SHALL BE REPLACED, UNLESS NOTED OTHERWISE. 13.WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD/SEED SHALL BE HELD 1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC. 14.SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, SOD SHALL BE STAKED SECURELY. 15.PROPOSED PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, ANSI Z60.1. UNLESS NOTED OTHERWISE, DECIDUOUS SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED HEIGHT. ORNAMENTAL TREES SHALL HAVE NO 'V' CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3' FEET ABOVE THE ROOT BALL. STREET AND BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE FINISHED GRADE. 16.LANDSCAPE CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. 17.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ONGOING MAINTENANCE OF NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 18.LANDSCAPE CONTRACTOR SHALL WARRANTY NEW PLANT MATERIAL THROUGH ONE CALENDAR YEARS FROM THE DATE OF THE OWNER ACCEPTANCE. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED. 19.PLANTING AREAS (NOT OVER STRUCTURE) RECEIVING GROUND COVER, PERENNIALS, ANNUALS, AND/OR VINES SHALL RECEIVE A MINIMUM OF 18" DEPTH OF PLANTING SOIL CONSISTING OF AT LEAST 45 PARTS TOPSOIL, 45 PARTS SCREENED COMPOST OR MANURE AND 10 PARTS SAND. 20.ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH NO WEED BARRIER. 21.SHRUB BED MASSINGS TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH FIBER MAT WEED BARRIER. 22.STEEL EDGER TO BE USED TO CONTAIN SHRUBS, PERENNIALS AND ANNUALS WHERE PLANTING BED MEETS SOD UNLESS OTHERWISE NOTED. 23.REFER TO CIVIL FOR SITE DEMOLITION INFORMATION. 24.REFER TO CIVIL FOR ADDITIONAL SITE GRADING AND UTILITY INFORMATION 25.IF A DISCREPANCY EXISTS BETWEEN THE NUMBER OF PLANTS SHOWN IN THE PLANT MATERIALS SCHEDULE AND THE PLANS, THE PLANS SHALL GOVERN. 26.CONTRACTOR SHALL STAKE OUT LOCATION OF ALL PROPOSED TREES FOR APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. IRRIGATION NOTES: 1. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING DESIGN+BUILD IRRIGATION PLAN AND SPECIFICATIONS SUBMITTAL/SHOP DRAWINGS AS PART OF THE SCOPE OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.IT SHALL BE THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO INSURE THAT SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING BUILDING FOUNDATION. 2. SHRUB & PERENNIAL BEDS TO BE IRRIGATED WITH DRIP IRRIGATION. SOD TO BE IRRIGATED WITH SPRAY, ROTORS OR ROTATOR HEADS AS REQUIRED. 3. LANDSCAPE IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED BY A STATE LICENSED IRRIGATOR (OR EQUIVALENT LICENSED PROFESSIONAL). 4. LANDSCAPE CONTRACTOR SHALL PROVIDE OWNER WITH AS-BUILT PLANS FOR INSTALLED SYSTEM. 5. LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH A WATERING/LAWN IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS AND TO PLANT MATERIALS GROWTH REQUIREMENTS. 6. LANDSCAPE CONTRACTOR SHALL INSURE THAT SOIL CONDITIONS AND COMPACTION ARE ADEQUATE TO ALLOW FOR PROPER DRAINAGE AROUND THE CONSTRUCTION SITE.UNDESIRABLE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK.IT SHALL BE THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO INSURE PROPER SURFACE AND SUBSURFACE DRAINAGE IN ALL PLANTING AREAS. 7. COORDINATE IRRIGATION SLEEVING LOCATIONS WITH GENERAL CONTRACTOR. 8. RAIN & FREEZE SENSORS TO BE INCLUDED WITHIN THE IRRIGATION DESIGN. 9. IRRIGATION LIMITS TO EXTEND TO STREET BACK OF CURB EXCEPT WHERE PROHIBITED BY LOCAL CODE OR ORDINANCE. 10. LANDSCAPE IRRIGATION SYSTEM SHALL COMPLY WITH ALL LOCAL, STATE & FEDERAL CODES & ORDINANCES. 11. HAND TRENCHING REQUIRED WITHIN ROOT ZONE OF ANY EXISTING TREE. 12. CONTRACTOR SHALL CONFIRM MIN. STATIC WATER PRESSURE OF 60psi. 1. ALL EXISTING CONDITIONS SHOWN ON THIS DRAWING ARE BASED ON AN OWNER-FURNISHED SURVEY. BKV GROUP OFFERS NO GUARANTEE, EITHER EXPRESSED OR IMPLIED, FOR THE ACCURACY OR RELIABILITY OF THE INDICATED EXISTING CONDITIONS. 2. THE CONTRACTOR SHALL FIELD VERIFY ALL CRITICAL EXISTING CONDITIONS INCLUDING, BUT NOT LIMITED TO, EXISTING BUILDING LOCATIONS, UTILITY LOCATIONS AND INVERT ELEVATIONS, AND EXISTING SITE GRADES PRIOR TO THE START OF WORK. 3. ANY OBSERVED DEVIATIONS FROM CONDITIONS INDICATED ON THE DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT OR LANDSCAPE ARCHITECT'S ATTENTION IMMEDIATELY UPON DISCOVERY. NO WORK SHALL PROCEED IN THE AREAS OF ANY DISCOVERED DEVIATIONS UNTIL THE DIFFERENCES ARE RESOLVED. SURVEY NOTES: ELEVATION LEVEL: INDICATES FLOOR LEVEL INDICATES FLOOR LEVEL ELEVATION 1 A101 INDICATES EXTERIOR ELEVATION NUMBER INDICATES SHEET WHERE EXTERIOR ELEVATION IS DRAWN EXTERIOR ELEVATION: A101 1 1 A101 1 A101 INDICATES DETAIL CALLOUT NUMBER INDICATES SHEET WHERE DETAIL CALLOUT IS DRAWN DETAIL CALLOUT: INDICATES DETAIL NUMBER INDICATES SHEET WHERE DETAIL IS DRAWN DETAIL CALLOUT: INDICATES BUILDING SECTION NUMBER INDICATES SHEET WHERE BUILDING SECTION IS DRAWN BUILDING SECTION: ? A101 1 DETAIL: INDICATES AREA OF DETAIL CUT PARALLEL TO VIEW A101 1 DETAIL PLAN OR ELEVATION: INDICATES AREA OF ENLARGED PLAN OR ENLARGED ELEVATION INDICATES AREA OF DETAIL CUT PERPENDICULAR TO VIEW REVISION: 1 1 REVISION CLOUD: REVISION NUMBER -SEE REVISION HISTORY ON TITLE BLOCK OF EACH SHEET REVISION NUMBER -SEE REVISION HISTORY ON TITLE BLOCK OF EACH SHEET KEYNOTE: SEE CORRESPONDING NUMBERED KEY NOTE ON SHEET WHERE REFERENCE OCCURS GENERAL ABBREVIATIONS AD = AREA DRAIN (HARDSCAPE) BS = BOTTOM STEP CL = CENTER LINE EJ = EXPANSION JOINT GB = GRADE BREAK HP = HIGH POINT LP = LOW POINT PD = AREA DRAIN (PLANTING) POB = POINT OF BEGINNING TC = TOP OF CURB TR = TOP OF RAMP TS = TOP STEP TW = TOP OF WALL GENERAL CENTER LINECL EJ LIMIT OF WORK MATCH LINE EXPANSION JOINT CONTROL JOINT STEEL EDGING GRADE BREAK REFERENCE SYMBOLS GB INDICATES ACCESSIBLE EXTERIOR DOOR LOCATION* GRADING LEGEND PROPOSED SPOT ELEVATION MATCH EXISTING ELEVATION TOP OF STEP BOTTOM OF STEP TOP OF RAMP BOTTOM OF RAMP SLOPE INDICATOR TOP OF CURB BOTTOM OF CURB FINISH FLOOR ELEVATION GRADE BREAKLINE 42.05 42.05 ME 42.05 TS 42.05 BS 42.05 TR 42.05 BR 42.05 TC 42.05 BC FFE = 42.05 2% MAX. FINISH GRADE (LANDSCAPE) FG FINISH SURFACE (HARDSCAPE) FS POOL COPING PC TOP OF DRAIN TD RIM ELEVATION/INVERT ELEVATION RIM/INV WATER LEVEL WL 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 4 P M Author Checker 2236.18 -L-002 LANDSCAPE NOTES / GRAPHIC LEGEND MCKENNA CROSSING ISSUE # DATE DESCRIPTION 0.3 13.7 25.02. 2 28.9 2. 0 20.21. 726.21. 6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3. 1 25.62.127.02.1 20.1 20 .4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 G E N WATERMECH ELEC MECHAREA WELL T R A N S PROPOSED BUILDING FFE 909.30 LFE 897.90 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 90 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 899 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS ANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. 8 " D I P W ( P ) B E R E N S R OA FKA MCKENNA ROAD NW) HCS(4) HCS(3) HCS ONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S G AS GAS GAS U G C U G C U G C UGC UGC UGC UGC U GC UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA ON STRUCTURE (PARKING BELOW) MONUMENT SIGNAGE LOCATION; REF MEP; DESIGN BY OTHERS WAYFINDING SIGNAGE LOCATION; REF MEP; DESIGN BY OTHERS SIDEWALK, SEE CIVIL GRAPHIC LEGEND: CONCRETE #1, TYP. (SEE SPEC) TURFGRASS (SEE SPEC) ROCK MULCH #2 (SEE SPEC) SYNTHETIC TURF (SEE MAT. SCHEDULE) GRAVEL, TYP. (SEE MAT. SCHEDULE) HARDWOOD MULCH, SHREDDED (SEE SPEC) PLANTING AREAS (SEE LP SERIES) 1" = 20'-0"-LS-100 1 OVERALL LANDSCAPE PLAN_CITY SUBMIT 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com TRUE NORTH G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 7 P M Author EN Checker 2236.18 -LS-100 OVERALL LANDSCAPE PLAN MCKENNA CROSSING 0'10' -0"20' -0"40' -0"80' -0" ISSUE # DATE DESCRIPTION TRUNK FLARE SHALL NOT BE COVERED PLANTING MIX SOIL PER SPECIFICATIONS ADJACENT WALK REF. PLANS FOR MATERIAL REMOVE BURLAP, ROPE, AND TIES FROM TOP THIRD OF ROOT BALL SUBGRADE TREE - REF. PLANS FOR SPECIES AND SPACING SCARIFY EDGE OF TREE PIT MAIN DRAIN LINE, SOLID PIPE. SLOPE TO CIVIL POC 48" DEEP LINEAR ROOT BARRIER REF. MATERIAL SCHEDULE ADJACENT CONCRETE CURB & PAVEMENT, REF. CIVIL ROOT BALL 48" DEEP LINEAR ROOT BARRIER, REF. MATERIAL SCHEDULE 4" DIAMETER PERFORATED SUB-DRAINAGE LINE AT BOTTOM OF ROOT BALL. 4" WITH FABRIC AND GRAVEL WRAP. TYP AT ALL TREES INSTALL ARBORSTAKES ROOTBALL ANCHOR / STABILIZATION SYSTEM AS NEEDED TO SECURE TREES (NO STAKES / GUYING ABOVE-GROUND), REF. MATERIAL SCHEDULE REF. PLANS MIN. 6' - 0" PERENNIAL PLANT SPACING VARIES; (SEE PLANT MATERIALS SCHEDULE) GENERAL NOTES: • HAND LOOSEN ROOTS OF CONTANERIZED MATERIAL, TYP. SHREDDED HARDWOOD MULCH; (SEE SPEC); 4" DEPTH, TYP. EDGE CONDITION VARIES PER PLAN PLANTING SOIL; (SEE SPEC) 18" MIN. DEPTH UNLESS OTHERWISE NOTED SUBGRADE VARIES PER PLAN 1' - 6 " VARIES SHRUB PLANT SPACING VARIES; (SEE PLANT MATERIALS SCHEDULE) GENERAL NOTES: • HAND LOOSEN ROOTS OF CONTANERIZED MATERIAL, TYP. • SCARIFY BOTTOM AND SIDES OF PLANTING PIT PRIOR TO INSTALLATION • CENTERING OF SHRUB IN BED TO TAKE PRECEDENCE OVER DIMENSION FROM EDGE SHREDDED HARDWOOD MULCH; (SEE SPEC); 4" DEPTH, TYP. EDGE CONDITION VARIES PER PLAN PLANTING SOIL; (SEE SPEC) 18" MIN. DEPTH UNLESS OTHERWISE NOTED SUBGRADE ROCK OR HARDWOOD MULCH; 4" DEPTH (VARIES PER PLAN) GEOTEXTILE UNDERLAYMENT; (NOTE: NOT NECESSARY IF CONDITION IS HARDWOOD MULCH) STEEL EDGING; 3/16" W/STAKE FINISHED GRADE AND EDGE CONDITION VARIES; (SEE PLAN FOR CONDITION) TURF OR PAVEMENT MULCH BUILDING BEDLINE OR PAVEMENT EDGE CURB OR SIDEWALK EDGE . EXTERIOR FACE OF BUILDING WALL 6 5 4 .3 . 2 8 7 9 1 1. "CENTER TO CENTER SPACING" (O.C.) VARIES FOR DIFFERENT PLANT SPECIES. SPACE EACH VARIETY OF PLANT EQUALLY IN PLANTING AREA UNLESS OTHERWISE NOTED. 2. DISTANCE BETWEEN THE EDGE OF PAVEMENT AND THE CENTERLINE OF THE NEAREST PLANT ROW IS 1 TO 1.5 TIMES THE ON CENTER SPACING OF THE NEAREST PLANT GROUP. 3. DISTANCE BETWEEN PLANT MATERIAL TYPES SHALL BE THE GREATER OF THE TWO PLANT SPACING DISTANCES. 4. DISTANCE BETWEEN THE EDGE OF BUILDING AND THE CENTER LINE OF NEAREST PLANT SHALL BE 2' PLUS 0.5 TIMES THE ON CENTER SPACING OF THE PLANT. 5. MAINTAIN AN 18" MINIMUM SETBACK FROM BUILDING FACES AND 12" SETBACK FROM FREESTANDING WALL FACES. INCREASE AS NECESSARY TO ALLOW FOR SPECIES GROWTH & MAINTENANCE ACCSESS. 6. O.C. SPACING (SEE PLANT LIST) 7. SHRUBS AND GROUNDCOVER ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE BEDLINE. 8. SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE PLANTED IN TRIANGULAR SPACING WITH ROWS PARALLEL TO THE STRAIGHT EDGE. 9. MAINTAIN O.C. SPACING AND CURVATURE AS MUCH AS POSSIBLE WITHIN THE CENTER OF IRREGULARLY SHAPED MASSINGS. SET TREE AT ORIGINAL DEPTH. TRUNK FLARE SHALL NOT BE COVERED 4" SOIL SAUCER PLANTING MIX 2" ROCK MULCH -DO NOT LET MULCH CONTACT OR COVER TRUNK FLARE FINISH GRADE EXISTING SOIL REMOVE BURLAP, ROPE, AND TIES FROM TOP HALF OF ROOT BALL. REMOVE COMPLETE WIRE CAGE AFTER TREE IS PLACED IN TREE PIT NOTE: 1. EACH TREE MUST BE PLANTED WITH THE TRUNK FLARE VISIBLE AT TOP OF THE ROOTBALL. TREES WITHOUT THE TRUNK FLARE VISIBLE SHALL NOT BE USED. 2. DO NOT COVER THE TRUNK FLARE WITH SOIL. 3. RUNK FLARE SHALL NOT BE COVERED BY MULCH. 4. DO NOT HEAVILY PRUNE TREE AT PLANTING. DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO CROWN OF TREE. 5. TAMP SOIL AROUND ROOTBALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOTBALL DOES NOT SHIFT. SCARIFY EDGE OF TREE PIT PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL INSPECTION TUBE 4" DIA. CUT 1" ABOVE GRADE & CAP TREE REF. PLANS FOR SPECIES AND SPACING ROOT BALL MIN. 1' - 0"6" MIN.AS REQUIRED 6" MIN. MIN. 1' - 0" 1' - 0 " M I N . AS R E Q U I R E D 4" INSTALL ARBORSTAKES® ROOTBALL ANCHOR / STABILIZATION SYSTEM AS NEEDED TO SECURE TREES(NO STAKES / GUYING ABOVE-GROUND), REF. SPEC. G Architecture Interior Design Landscape Architecture Engineering BKV R O U P 1054 31st Street NW Canal Square Suite 410 Washington, DC 20007 202.595.3173 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION N O T F O R C O N S T R U C T I O N Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 9 P M Author Checker 2236.18 -LP-501 PLANTING DETAILS MCKENNA CROSSING 1/2" = 1'-0"-LP-501 1 SHADE TREE PLANTING DETAILS-TYP. 3/4" = 1'-0"-LP-501 3 SHRUB AND PERENNIAL PLANTING DETAILS - TYP. 3/4" = 1'-0"-LP-501 4 STEEL EDGER DETAIL - TYP. 3/16" = 1'-0"-LP-501 5 PLANT LAYOUT DETAIL 3/4" = 1'-0"-LP-501 6 SMALL/ORNAMENTAL TREE PLANTING DETAIL TYP. ISSUE # DATE DESCRIPTION TRUNK FLARE SHALL NOT BE COVERED PLANTING MIX SOIL PER SPECIFICATIONS ADJACENT WALK REF. PLANS FOR MATERIAL REMOVE BURLAP, ROPE, AND TIES FROM TOP THIRD OF ROOT BALL SUBGRADE TREE - REF. PLANS FOR SPECIES AND SPACING SCARIFY EDGE OF TREE PIT MAIN DRAIN LINE, SOLID PIPE. SLOPE TO CIVIL POC 48" DEEP LINEAR ROOT BARRIER REF. MATERIAL SCHEDULE ADJACENT CONCRETE CURB & PAVEMENT, REF. CIVIL ROOT BALL 48" DEEP LINEAR ROOT BARRIER, REF. MATERIAL SCHEDULE 4" DIAMETER PERFORATED SUB-DRAINAGE LINE AT BOTTOM OF ROOT BALL. 4" WITH FABRIC AND GRAVEL WRAP. TYP AT ALL TREES INSTALL ARBORSTAKES ROOTBALL ANCHOR / STABILIZATION SYSTEM AS NEEDED TO SECURE TREES (NO STAKES / GUYING ABOVE-GROUND), REF. MATERIAL SCHEDULE REF. PLANS MIN. 6' - 0" PERENNIAL PLANT SPACING VARIES; (SEE PLANT MATERIALS SCHEDULE) GENERAL NOTES: • HAND LOOSEN ROOTS OF CONTANERIZED MATERIAL, TYP. SHREDDED HARDWOOD MULCH; (SEE SPEC); 4" DEPTH, TYP. EDGE CONDITION VARIES PER PLAN PLANTING SOIL; (SEE SPEC) 18" MIN. DEPTH UNLESS OTHERWISE NOTED SUBGRADE VARIES PER PLAN 1' - 6 " VARIES SHRUB PLANT SPACING VARIES; (SEE PLANT MATERIALS SCHEDULE) GENERAL NOTES: • HAND LOOSEN ROOTS OF CONTANERIZED MATERIAL, TYP. • SCARIFY BOTTOM AND SIDES OF PLANTING PIT PRIOR TO INSTALLATION • CENTERING OF SHRUB IN BED TO TAKE PRECEDENCE OVER DIMENSION FROM EDGE SHREDDED HARDWOOD MULCH; (SEE SPEC); 4" DEPTH, TYP. EDGE CONDITION VARIES PER PLAN PLANTING SOIL; (SEE SPEC) 18" MIN. DEPTH UNLESS OTHERWISE NOTED SUBGRADE ROCK OR HARDWOOD MULCH; 4" DEPTH (VARIES PER PLAN) GEOTEXTILE UNDERLAYMENT; (NOTE: NOT NECESSARY IF CONDITION IS HARDWOOD MULCH) STEEL EDGING; 3/16" W/STAKE FINISHED GRADE AND EDGE CONDITION VARIES; (SEE PLAN FOR CONDITION) TURF OR PAVEMENT MULCH BUILDING BEDLINE OR PAVEMENT EDGE CURB OR SIDEWALK EDGE . EXTERIOR FACE OF BUILDING WALL 6 5 4 .3 . 2 8 7 9 1 1. "CENTER TO CENTER SPACING" (O.C.) VARIES FOR DIFFERENT PLANT SPECIES. SPACE EACH VARIETY OF PLANT EQUALLY IN PLANTING AREA UNLESS OTHERWISE NOTED. 2. DISTANCE BETWEEN THE EDGE OF PAVEMENT AND THE CENTERLINE OF THE NEAREST PLANT ROW IS 1 TO 1.5 TIMES THE ON CENTER SPACING OF THE NEAREST PLANT GROUP. 3. DISTANCE BETWEEN PLANT MATERIAL TYPES SHALL BE THE GREATER OF THE TWO PLANT SPACING DISTANCES. 4. DISTANCE BETWEEN THE EDGE OF BUILDING AND THE CENTER LINE OF NEAREST PLANT SHALL BE 2' PLUS 0.5 TIMES THE ON CENTER SPACING OF THE PLANT. 5. MAINTAIN AN 18" MINIMUM SETBACK FROM BUILDING FACES AND 12" SETBACK FROM FREESTANDING WALL FACES. INCREASE AS NECESSARY TO ALLOW FOR SPECIES GROWTH & MAINTENANCE ACCSESS. 6. O.C. SPACING (SEE PLANT LIST) 7. SHRUBS AND GROUNDCOVER ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE BEDLINE. 8. SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE PLANTED IN TRIANGULAR SPACING WITH ROWS PARALLEL TO THE STRAIGHT EDGE. 9. MAINTAIN O.C. SPACING AND CURVATURE AS MUCH AS POSSIBLE WITHIN THE CENTER OF IRREGULARLY SHAPED MASSINGS. SET TREE AT ORIGINAL DEPTH. TRUNK FLARE SHALL NOT BE COVERED 4" SOIL SAUCER PLANTING MIX 2" ROCK MULCH -DO NOT LET MULCH CONTACT OR COVER TRUNK FLARE FINISH GRADE EXISTING SOIL REMOVE BURLAP, ROPE, AND TIES FROM TOP HALF OF ROOT BALL. REMOVE COMPLETE WIRE CAGE AFTER TREE IS PLACED IN TREE PIT NOTE: 1. EACH TREE MUST BE PLANTED WITH THE TRUNK FLARE VISIBLE AT TOP OF THE ROOTBALL. TREES WITHOUT THE TRUNK FLARE VISIBLE SHALL NOT BE USED. 2. DO NOT COVER THE TRUNK FLARE WITH SOIL. 3. RUNK FLARE SHALL NOT BE COVERED BY MULCH. 4. DO NOT HEAVILY PRUNE TREE AT PLANTING. DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO CROWN OF TREE. 5. TAMP SOIL AROUND ROOTBALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOTBALL DOES NOT SHIFT. SCARIFY EDGE OF TREE PIT PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL INSPECTION TUBE 4" DIA. CUT 1" ABOVE GRADE & CAP TREE REF. PLANS FOR SPECIES AND SPACING ROOT BALL MIN. 1' - 0"6" MIN.AS REQUIRED 6" MIN. MIN. 1' - 0" 1' - 0 " M I N . AS R E Q U I R E D 4" INSTALL ARBORSTAKES® ROOTBALL ANCHOR / STABILIZATION SYSTEM AS NEEDED TO SECURE TREES(NO STAKES / GUYING ABOVE-GROUND), REF. SPEC. G Architecture Interior Design Landscape Architecture Engineering BKV R O U P 1054 31st Street NW Canal Square Suite 410 Washington, DC 20007 202.595.3173 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS CERTIFICATION N O T F O R C O N S T R U C T I O N Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 3 9 P M Author Checker 2236.18 -LP-501 PLANTING DETAILS MCKENNA CROSSING 1/2" = 1'-0"-LP-501 1 SHADE TREE PLANTING DETAILS-TYP. 3/4" = 1'-0"-LP-501 3 SHRUB AND PERENNIAL PLANTING DETAILS - TYP. 3/4" = 1'-0"-LP-501 4 STEEL EDGER DETAIL - TYP. 3/16" = 1'-0"-LP-501 5 PLANT LAYOUT DETAIL 3/4" = 1'-0"-LP-501 6 SMALL/ORNAMENTAL TREE PLANTING DETAIL TYP. ISSUE # DATE DESCRIPTION 0.3 13.7 25.02.228.9 2.0 20.21.726.21.6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 4" MPL 8" MPL 4" MPL 4" MPL 6" MPL 8" MPL 8" ELM 8" ELM 6" ELM 8" ELM 8" MPL 10" MPL 9" CRAB 5"EVG5"EVG 8" BASS 3" LILAC 3" LILAC 8" SPR 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 90 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 899 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS ANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. G R A S S 3-3" BIR 3-5"BIR 3-5"BIR 6" MPL 3" LILAC3" LILAC 8 " D I P W ( P ) 1 8 " RCP ST S B E R E N S R OA FKA MCKENNA ROAD NW) GRDL(2) LP LPLP TRANS(2) OPC OPC LP U G E U G E UGE UGE UGE UGE U G E U G E UGE UGE UGE UGE UGEUGE U G E UGE UGE(P) UGE(P) UGE(P) UGE(P) GRDL LP LP LP LP LP LP LP LP LP LP LP LP LP LP TRA HCS(4) HCS(3) HCS KEYSTONE WALLS KEYSTONE WALL KEYSTONE WALLS KEYSTONE WALL STONE WALL STONE WALLS ONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S G AS GAS GAS U G C U G C U G C UGC UGC UGC UGC UG C UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA 0.3 13.7 25.02.228.9 2.0 20.21.726.21.6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 G E N WATERMECH ELEC MECHAREA WELL T R A N S PROPOSED BUILDING FFE 909.30 LFE 897.90 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 90 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 899 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS ANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. 8 " D I P W ( P ) B E R E N S R OA FKA MCKENNA ROAD NW) HCS(4) HCS(3) HCS ONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S G AS GAS GAS U G C U G C U G C UGC UGC UGC UGC UG C UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA 0.3 13.7 25.02.228.9 2.0 20.21.726.21.6 34.61.726.31.6 11.7 39.4 0.4 29.0 0.4 39.6 6.9 2.0 26.9 2.0 31.5 0.4 3.3 3.5 24.9 3.0 13.4 14.3 4 .3 15.1 4 . 2 14.3 13.4 3.125.0 3.1 25.62.127.02.1 20.1 20.4 2.1 27.0 2.1 15.7 0.4 3.3 3.5 24.9 3.1 13.4 14.41.026.6 94.8 G E N WATERMECH ELEC MECHAREA WELL T R A N S PROPOSED BUILDING FFE 909.30 LFE 897.90 9 0 7 9 0 6 9 0 5 9 0 4 9 0 3 9 0 2 9 0 1 9 0 0 8 9 9 8 9 8 8 9 7 8 9 6 8 9 5 8 9 4 908 895 896 897 898 899 900 901 902 902 901 900 9 0 2 9 0 3 9 0 4 904 903 902 90 899 8 9 8 8 9 7 8 9 6 8 9 5 894 894 8 9 3 8 9 2 8 9 3 8 9 4 8 9 5 8 9 6 8 9 7 908 9 0 8 906 9 0 5 904 9 0 3 9 0 2 9 0 1 9 0 0 899 898 898 909 8 9 8 8 9 4 8 9 8 COL (TYP) DECKS DECKS ANG OVERHANG DECKS DECKS DECKS DECKS BUILDING HEIGHT= 40.6 FT. 8 " D I P W ( P ) B E R E N S R OA FKA MCKENNA ROAD NW) HCS(4) HCS(3) HCS ONC B I T U M I N O U S CONC CONC CONCCONC CONC CONC CONC CONCRETE CONCRETE CONC CONCRETE CONCRETE B I T U M I N O U S 4 FT METAL RAILING 6 FT METAL FENCE B I T U M I N O U S CONC CURB CONC CURB CONC CURB CONC METAL RAILING CONC CONC CONC STEP 8" DIP W 6" DIP W 8" DIP W 8" DIP W(P) 8 " W (P ) 8" W(P) GAS GAS G A S G A S G AS GAS GAS U G C U G C U G C UGC UGC UGC UGC UG C UGC(P) UGC(P)UGC(P) METAL RAILING CONCRETE W.O. AREA QUE DLA 2 GLE SKY 6 ACE FRA 1 HYD J23 5 HYD J23 3 NEP RAC 3 SCH ST2 3 SPO HET 3 EX. TREES TO BE REMOVED, TYP. RESIDENT COURTYARD AMENITY CER APR 3 THU ATB 2 RHO IIS 4 ILE SHA 7 DIE LON 22 ARO LSC 21 THU ATB 2 RHO IIS 2 ILE SHA 12 DIE LON 24 ARO LSC 19 MAG BRK 1 CAR P2 175 THU ATB 1 THU ATB 1 ARO LSC 47 RHO IIS 3 RHO IIS 3 ILE SHA 6 DIE LON 13 THU ATB 1 RHO IIS 2 ARO LSC 10 THU ATB 1 RHO IIS 6 THU ATB 1 DIE LON 8 RHO IIS 2 COR FA4 3 HEU LDP 20 ILE GGI 4 HEU LDP 26 HEU LDP 26 HEU LDP 26 RHO MAX 2 CER APR 2 MAL SPI 3 MAL SPI 3 MECHANICAL ROOT BARRIER SHALL PROTECT ADJ. UTILITIES, 48" DEEP, TYP. 1" = 20'-0"-LP-100 1 PLANTING PLAN_CITY SUBMIT 0'10' -0"20' -0"40' -0"80' -0" Plant Schedule LAFX Photo Plant Code Botanical Name Common Name Size Count Deciduous Trees ACE FRA Acer rubrum `Franksred` Red Sunset® Maple 2" CAL. 1 GLE SKY Gleditsia triacanthos inermis `Skyline` Skyline Honey Locust 2" Cal. 6 QUE DLA Quercus ellipsoidalis `Bailskies` Majestic Skies™ Northern Pin Oak 2" Cal. 2 9 Evergreen Trees MAG BRK Magnolia grandiflora `Brackens Brown Beauty` Bracken`s Beauty Southern Magnolia 8' Ht. Min. 1 THU ATB Thuja occidentalis `Art Boe` North Pole® Arborvitae 7' Ht. Min. 9 10 Ornamental Trees CER APR Cercis canadensis `Appalachia n Red` Appalachia n Red Eastern Redbud 1.5" CAL. 5 MAL SPI Malus x `Pink Spires` Pink Spires Crabapple 1.5" CAL. 6 11 Deciduous Shrubs ARO LSC Aronia melanocarp a `UCONNA M165` Low Scape Mound® Black Chokeberry #3 CONT. 108 COR FA4 Cornus sericea `Farrow` Arctic Fire® Red Twig Dogwood #5 CONT. 3 DIE LON Diervilla lonicera Bush Honeysuckl e #3 CONT. 67 HYD J23 Hydrangea paniculata `Jane` Little Lime® Panicle Hydrangea - 8 186 Evergreen Shrubs ILE GGI Ilex glabra `SMNIGAB 17` Gem Box® Inkberry Holly #3 CONT. 4 ILE SHA Ilex glabra `Shamrock` Shamrock Inkberry Holly #5 CONT. 25 RHO IIS Rhododend ron x `Northern Lights` Northern Lights Series Azalea #5 CONT. 22 RHO MAX Rhododend ron maximum Rosebay Rhododend ron #7 CONT. 2 53 Perennials CAR P2 Carex pensylvanic a Pennsylvan ia Sedge #1 CONT. 175 HEU LDP Heuchera x `TNHEUNE P` Northern Exposure™ Purple Coral Bell #1 CONT. 98 NEP RAC Nepeta racemosa `Walker`s Low` Walker`s Low Catmint #5 CONT. 3 SCH ST2 Schizachyri um scoparium `Standing Ovation` Standing Ovation Little Bluestem #5 CONT. 3 SPO HET Sporobolus heterolepis Prairie Dropseed #5 CONT. 3 282 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com TRUE NORTH G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 5 3 P M Author Checker 2236.18 -LP-100 OVERALL PLANTING PLAN MCKENNA CROSSING ISSUE # DATE DESCRIPTION 3000psi CONCRETE w/ #3 BARS @ 18" O.C.E.W. FINISH GRADE 1/2" RADIUS THICKENED EDGE @ ALL EDGES NOTE: • REF. PLAN FOR JOINT PLACEMENT AND JOINT DETAILS FOR ADDITIONAL INFORMATION. • SURFACE FINISH PER LANDSCAPE PLANS AND SCHEDULES. • CONFIRM LOCAL JURISDICTIONAL REQUIREMENTS PRIOR TO INSTALLATION; LOCAL STANDARDS SHALL OVERRIDE DETAILS HEREIN 2% MAX., 1% MIN. 4" 2" 8"2" 2" @ P L A N T I N G 1" @ L A W N VARIES REF. PLANS CONCRETE TOPPING SLAB, FINISH TO MATCH EXTERIOR PAVING ISOLATION JOINT; SEALANT COLOR TO MATCH CONCRETE CONCRETE WALK / SLAB THICKNESS, SUB-GRADE, MIX DESIGN AND REINF. PER CIVIL ENG. DETAILS BUILDING FOUNDATION, REF. STRUCTURAL DRAWINGS ISOLATION JOINT -NO DOWEL REF. PLAN FOR FINISH BUILDING REF. ARCH/STRUCT FOR SLABCONC. WALK REF. PLANS FOR FINISH 4" P E D . FLUSH CONC. CURB AND GUTTER (REF. CIVIL) REF. CIVIL FOR SLAB THICKNESS, REINFORCING & DOWEL COMPACTED SUBGRADE PER CIVIL AND/OR GEOTECH RECOMMENDATION REF. PLANS PLANTING REF. CIVIL CURB & GUTTER REF. CIVIL CONC. DRIVE EXP. JOINT. 3/8" EXPANSION MATERIAL W/ SEALENT, COLOR TO MATCH CONCRETE REF. PLANS FOR TYPE&FINISH NOTE:REF. PLAN FOR DISMOUNT CURB PLANTING/WALK ADJACENCIES- REFER TO STANDARD WALK DETAILS. CONC. CURB AND GUTTER (REF. CIVIL) REF. PLANS FOR FINISH CONC. WALK DISMOUNT CURB 1' - 6" CURB 6" BY LANDSCAPE 4" P E D . CONCRETE WALK / SLAB THICKNESS, SUB-GRADE, MIX DESIGN AND REINF. PER CIVIL ENG. DETAILS 1" @ L A W N 1 5 / 8 " @ P L N T R . 4" P E D . REF. PLANS FOR FINISH CONC. WALK REF. PLANS PLNTG. OR LAWN SELF-LEVELING ELASTOMERIC SEALANT; COLOR TO MATCH CONCRETE AS SELECTED IN MOCK-UP PRE-MOLDED FIBER BOARD w/ REMOVABLE SEALANT STRIP #4 x 18" SMOOTH DOWEL w/ BASKET, DAYTON SUPERIOR K5 TYPE D OR EQUAL, ONE GREASED END, 18" O.C., MIN. 6" FROM EDGE OF WALK OR SLAB NO DOWELISOLATION JOINT EXPANSION JOINT SCORE JOINT SAWCUT JOINT SAWCUT OR HAND-TOOLED CONTROL JOINT, REFER TO PLANS FOR JOINT LAYOUT & SPACING GENERAL NOTES: 1. LOCAL JURISDICTIONAL DETAILS AND REQUIREMENTS SHALL OVERRIDE ANY DETAILS HEREIN. 2. REF. PLANS FOR JOINT SPACING AND LAYOUT 3. FOR LINEAR SIDEWALKS SPACE JOINTS AS FOLLOWS: -CONTROL JOINTS: EQUAL TO WIDTH OF WALK -EXPANSION JOINTS: EQUAL TO 5X WIDTH OF WALK. 1 /4 1 /4 3/8". 1/8". 3/8". 3/8". 3/8". 1/8". DE P T H O F S L A B 1/4" MAX. 1/4" MAX. 1/8" TYP. 1" = 1'-0"-LS-501 1 SIDEWALK TYP. 1" = 1'-0"-LS-501 2 CONC TOPPING SLAB AT BLDG DROP SLAB TYP. 1" = 1'-0"-LS-501 3 PLANTING AT CURB TYP. 1" = 1'-0"-LS-501 4 CONCRETE @ CURB - TYP. 1" = 1'-0"-LS-501 5 SIDEWALK PLANTER TYP. 1 1/2" = 1'-0"-LS-501 6 CONC SIDEWALK JOINT DETAILS Copy 1 (1) 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com G Architecture Interior Design Landscape Architecture Engineering BKV R O U P © 2025 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ L A N D _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 5 : 1 5 : 5 4 P M Author Checker 2236.18 -LS-501 LANDSCAPE DETAILS MCKENNA CROSSING ISSUE # DATE DESCRIPTION UP A 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 6' - 9 1/2"18' - 9"26' - 11"10' - 9 1/2"19' - 3 1/2"28' - 6"28' - 6"28' - 6"28' - 6"7' - 10"18' - 9" 223' - 1 1/2" ELEC P110 STORAGE P109 TRASH P106 64 PARKING SPACES MECH P107 AR E A WE L L MAINT. P108 PACKAGE P105 MAIL P104 LOBBY P102 VESTIBULE P103 WATER P112 PARKING P100 2' - 7 7 / 8 " 18 ' - 0 " 24 ' - 0 " 18 ' - 0 " 4' - 0 " 18 ' - 0 " 24 ' - 0 " 18 ' - 0 " 1' - 5 1 / 4 " 12 5 ' - 4 1 / 4 " 16 7 ' - 8 " 80' - 0" 11 ' - 5 " 20 ' - 0 " 28 ' - 6 " 28 ' - 6 " 28 ' - 6 " 28 ' - 6 " 22 ' - 3 " 8' - 6"10' - 3"3' - 4 5/8"23' - 6 3/8"2' - 5 3/4"10' - 0"13' - 4 1/4"4' - 3"4' - 3" 3' 5' 3' - 3 1 / 2 " 50 ' - 1 1 1 / 2 " 30 ' - 0 " 29 ' - 9 " 11 ' - 4 1 / 4 " 10 ' - 1 0 3 / 4 " 6 7 8 9 10 11 P112 15 16 17 STAIR C P1-C P1-C P1-C-EX P1 1 0 24' - 3"28' - 6"28' - 6"28' - 6"4' - 6 1/2"3' - 3 1/2"14' - 1"4' - 8" 131' - 8"4' - 11 1/2" BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 8' - 0 " 1 2 3 4 5 OFFICE P1-M 12 13 14 18192021222324252627 28 29 30 31 32 33 34 35 36 37 38 39 40 4142434445464748495051 2' - 0 3/16" 52 53 54 55 56 57 58 59 60 61 62 63 64 25' - 1"27' - 10" DOG SPA P1-U CORRIDOR P100 11 ' - 5 " 20 ' - 0 " 3' - 1 1 1 / 2 " GEN TRANSFORMER MECH Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 5 7 : 1 1 P M Author Checker 2236.18 A099 LEVEL P1 - FLOOR PLAN McKENNA CROSSING ADDITION A099 1/8" = 1'-0" 1 P1 PARKING SCHEDULE PARKING COUNT 9' x 18' (9' Aisle) 2 8' x 16' - 90 deg Compact 3 9' x 18' - 90 deg 59 TOTAL PARKING 64 ISSUE # DATE DESCRIPTION UNIT COUNT Level Name Count LEVEL 1 1BR 4 LEVEL 1 1BR+D 3 LEVEL 1 2BR 6 LEVEL 1 2BR+D 3 LEVEL 1: 16 LEVEL 2 1BR 3 LEVEL 2 1BR+D 6 LEVEL 2 2BR 6 LEVEL 2 2BR+D 4 LEVEL 2: 19 LEVEL 3 1BR 3 LEVEL 3 1BR+D 6 LEVEL 3 2BR 6 LEVEL 3 2BR+D 4 LEVEL 3: 19 LEVEL 4 1BR 3 LEVEL 4 1BR+D 6 LEVEL 4 2BR 6 LEVEL 4 2BR+D 3 LEVEL 4: 18 Grand total: 72 GSF AREA BY LEVEL P1 36,956 SF LEVEL 1 24,375 SF LEVEL 2 24,427 SF LEVEL 3 24,375 SF LEVEL 4 23,880 SF TOTAL BUILDING GSF 134,012 SF W D W D DW P W D WD DWP DW DWP DN W D DWP W D DWP W D W D DW W D W D W D D W D W 1 A 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 2BR 101 2BR 102 1BR 1031BR 104 1BR+D 1052BR 108 2BR 110 AMENITY 112 ELEC. 151 TRASH 152 ELEV. E102 AMENITY 115 ELEV. E101 2BR+D 114 2BR 118 2BR 120 2BR+D 122 1BR+D 119 1BR+D 121 1BR 124 1BR 125 2BR+D 126 STAIR S102 STAIR S101 5' - 0"13' - 9"3' - 3"23' - 8"10' - 0"15' - 0"5' - 1"24' - 0 1/4"4' - 5 3/4"10' - 6 3/8"17' - 11 5/8"2' - 0 1/4"14' - 9 1/8"11' - 8 5/8"9' - 1"19' - 5"4' - 3"3' - 7"13' - 5 3/16"5' - 3 13/16" 216' - 4" 3' - 7 " 8' - 2 1 / 8 " 11 ' - 9 " 8 7 / 8 " 13 ' - 1 1 / 2 " 16 ' - 1 0 1 / 2 " 2' - 0 5 / 8 " 15 ' - 0 1 / 8 " 9' - 1 1 3 / 8 " 2' - 1 1 7 / 8 " 29 ' - 4 1 / 4 " 4 3 / 4 " 11 ' - 4 1 / 4 " 7' - 1 0 3 / 4 " 3' - 0 " 3' 5' 16 7 ' - 8 " 11 ' - 5 " 20 ' - 0 " 3' - 7 1 / 8 " 14 ' - 1 1 7 / 8 " 9' - 1 1 " 7/ 8 " 15 ' - 0 1 / 8 " 13 ' - 5 " 6' - 6 7 / 8 " 15 ' - 0 1 / 8 " 6' - 1 1 " 18 ' - 1 " 10 ' - 5 " 3' - 0 " 11 ' - 9 " 7' - 6 " 8' - 6"10' - 3"9' - 3"17' - 8"6' - 4"19' - 6"4' - 3"4' - 3" 80' - 0" 9' - 1"19' - 5"4' - 3"3' - 7"13' - 5"5' - 4" 46' - 0"90' - 4" BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 SCREENED IN ROOF DECK P1-G 3' - 7 " 20 ' - 8 " 16 ' - 6 1 / 4 " 9' - 5 3 / 4 " 4' - 0 " 1' - 0 " 46 ' - 8 " 11 ' - 5 " 20 ' - 0 " 3' - 7 " 20 ' - 8 " 8" 13 ' - 0 " 4' - 0 " 10 ' - 0 " 2' - 4 " 4' - 0 " 5' - 0 " 3' - 0 " 81 ' - 8 " 4' - 0 " 1' - 0 " RR P1-S RR P1-R STORAGE P1-Q5' - 0" 5' - 0" 7' - 0" 2' - 0" 3' - 0 " 6' - 0" 7' - 0" 4' - 0" CORRIDOR 150 12 ' - 5 1 / 4 " 9' - 5 1 / 4 " 5' - 0 " 5' - 0 " 5' - 0 " 5' - 0" 5' - 0" 12 9 ' - 8 " 2' - 5 3/8" 5' - 0" 6' - 4" 10' - 0" 5' - 0 " 5' - 0 " 9' - 1"11"9' - 11 7/8"20' - 0 1/8"9' - 11 7/8"15' - 1 1/8"1' - 0"8' - 11" 91' - 4" GEN TRANSFORMER Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 4 9 P M Author Checker 2236.18 A101 LEVEL 1 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A101 1/8" = 1'-0" 1 LEVEL 1 ISSUE # DATE DESCRIPTION WD W D W D DW P D W DW P W D UP WD DWP DW DWP DWP W D DWP W D W D W D DW W D W D W D D W D W W D 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 3' 5' BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 2BR 201 2BR 202 1BR+D 2031BR 204 1BR+D 205 2BR 208 2BR 210 2BR+D 212 IDF 251 TRASH 252 ELEV. E202 1BR+D 215 ELEV. E201 2BR 218 2BR+D 222 1BR+D 219 1BR+D 221 1BR 224 1BR 225 2BR+D 226 STAIR S202 STAIR S201 1BR+D 217 2BR+D 214 2BR 220 CORRIDOR 250 Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 0 P M Author Checker 2236.18 A102 LEVEL 2 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A102 1/8" = 1'-0" 1 LEVEL 2 ISSUE # DATE DESCRIPTION WD W D W D DW P D W DW P W D DWP DW DWP UP DWP W D DWP W D W D W D DW W D W D W D D W D W W D 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 3' 5' BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 2BR 301 2BR 302 1BR+D 3031BR 304 1BR+D 305 2BR 308 2BR 310 2BR+D 312 ELEV. E302 1BR+D 315 ELEV. E301 2BR 318 2BR+D 322 1BR+D 319 1BR+D 321 1BR 324 1BR 325 2BR+D 326 STAIR S302 STAIR S301 1BR+D 317 ELEC. 351 TRASH 352 CORRIDOR 350 2BR+D 314 2BR 320 Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 1 P M Author Checker 2236.18 A103 LEVEL 3 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A103 1/8" = 1'-0" 1 LEVEL 3 ISSUE # DATE DESCRIPTION WD W D W D DW P W D DWP DW DWP DN DWP W D DWP W D W D W D DW W D W D W D D W D W W D 1 1 A A H H G G F F D D C C B B J J L L 2 2 4 5 6 7 7 8 8 K K 3 E 3' 5' BUILDING WORKING POINT INTERSECTION OF GRID A & GRID 1 2BR 401 2BR 402 1BR+D 4031BR 404 1BR+D 405 2BR 408 2BR 410 ROOF DECK P1-F ELEV. E402 1BR+D 415 ELEV. E401 2BR 416 2BR+D 422 1BR+D 419 1BR+D 421 1BR 424 1BR 425 2BR+D 427 STAIR S402 STAIR S401 1BR+D 417 IDF 451 TRASH 452 CORRIDOR 450 2BR+D 414 2BR 418 CLUB LOUNGE 412 STORAGE P1-P RR P1-O RR P1-N Architecture Interior Design Landscape Architecture Engineering TRUE NORTH PLAN NORTH 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 2 P M Author Checker 2236.18 A104 LEVEL 4 - FLOOR PLAN McKENNA CROSSING ADDITION ARCHITECTURAL KEYNOTES A104 1/8" = 1'-0" 1 LEVEL 4 ISSUE # DATE DESCRIPTION 897.90'897' SHEPERDS PATHPARKING 897'896.9'896'897.11' 908.30'908' EXISTING RESIDENTIAL PROPOSED ADDITION EXISTING STORAGE BELOW GRADE LINK PARKING GRADE GRADE GRADE GRADE Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 2 3 6 . 1 8 M c K e n n a C r o s s i n g / 2 2 3 6 . 1 8 M c Ke n n a C r o s s i n g _ A I _ 2 0 2 5 . r v t 4/ 3 / 2 0 2 6 4 : 2 0 : 5 2 P M Author Checker 2236.18 A500 BUILDING SECTION McKENNA CROSSING ADDITION ISSUE # DATE DESCRIPTION A500 1/16" = 1'-0" 1 EAST-WEST SITE SECTION McKENNA CROSSINGS ADDITION PUD SUBMISSION April 3, 2026 2 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 CONTEXT PLAN BATTLE CREEK LAKE LARGER PUD AREA LOWER PRIOR LAKE 140TH ST EA G L E C R E E K A V E MY S T I C L A K E D R HE R R G O T T M E M O R I A L D R Mc K E N N A R D PROJECT LOCATION 3 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 AREA PLAN W/ 2005 PROPOSED LAYOUT 4 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING SITE PLAN & BUILDING IMAGES 5 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 SITE PHOTOS 6 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING BIRDSEYE VIEW 7 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING ENTRY VIEW 8 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXISTING SOUTH VIEW 9 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 EXTERIOR CONCEPT 10 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 BIRDSEYE VIEW 11 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – SHEPHERDS PATH W/ CONTEXT 12 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – MAIN ENTRY 13 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – SHEPHERDS PATH 14 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – BERENS RD W/ CONTEXT 15 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 PERSPECTIVE VIEW – BERENS RD 16 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 17 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 18 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 19 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MUTLIFAMILY ELEVATIONS 20 13810 Shepherds Path NW – Prior Lake, MN | # 2236.18 MULTIFAMILY EXTERIOR MATERIALS FS-2 CEMENT BOARD BRONZE FS-1 & FBB CEMENT BOARD OFF WHITE WINDOWS COMPOSITE MATERIAL WHITE ST-1 ARCHITECTURAL STONE BL-1 BURNISHED BLOCK WINDOWS COMPOSITE MATERIAL & STORE FRONT- BRONZE METAL PANEL BRONZE Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MAY 18, 2026 AGENDA #: 4D PREPARED BY: PAUL MORETTO, PLANNER PRESENTED BY: PAUL MORETTO AGENDA ITEM: PUBLIC HEARING TO CONSIDER THE CAMPBELL SHORES PRELIMINARY PLAT, PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN AND VARIANCE DISCUSSION: Introduction Pinnacle Family Homes, on behalf of the property owners, has submitted applications for approval of a Preliminary Plat, Preliminary Planned Unit Development (PUD) overlay district, and Variance for a proposed 62-lot single- family residential subdivision to be known as Campbell Shores. The subject property is located north of 170th Street East and west of Marschall Road/CH17, adjacent to Campbell Lake. The property is guided Urban Low Density Residential and is currently zoned R-1 Low Density Residential. The development is proposed as a Shoreland PUD overlay district due to the property’s location adjacent to Campbell Lake, which is classified as a Natural Environment Lake. The applicant is requesting Planned Unit Development flexibility for minimum lot size, lot width, and side yard setbacks and to provide flexibility in meeting the minimum density requirement of 2.5 units per acre, which is not possible with the standard 20,000 sq. ft. lot requirement in the shoreland overlay district of a natural environment lake. The applicant is also requesting a variance from the Shoreland Overlay District requirement that 50% of the shoreland PUD area be preserved as open space. History Over the past several months, City staff and the applicant have coordinated regarding development concepts for the property, including subdivision layout, stormwater management, trail connections, shoreland compliance, and coordination with planned Scott County improvements at the intersection of CH17 and 170th Street. The proposed development includes accommodations for future Scott County roadway improvements, including a future roundabout, trail underpass, stormwater ponding facilities, and right-of-way dedication associated with the County project. The applicant has indicated the regional stormwater ponding associated with the County improvements materially impacts the developable area of the site and contributes to the need for the requested Shoreland Overlay variance. Current Circumstances The proposal calls for a 62-lot single family subdivision and PUD on the site with a mix of lot sizes. The area encompasses land with wooded areas, a lake to the west and open land to the east. 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 40.36 acres. Topography: This area contains varying topography with wooded shoreline areas adjacent to Campbell Lake and more open agricultural land toward the eastern portion of the site. Wetlands: Several wetlands are located throughout the property that total 2.38 acres. Wetland impacts associated with the proposed stormwater ponding and future County improvements will require review and permitting through the applicable regulatory agencies. Access: Primary access to the development is proposed from internal public street (Springview Lane) from 170th Street East. The development has been designed to accommodate future County roadway improvements, including a planned roundabout and trail underpass. 2030 Comprehensive Plan Designation: This property is designated Low Density Residential on the 2040 Comprehensive Plan Land Use Map. Zoning: The property is zoned R-1 Low Density Residential. The applicant is proposing development through the Planned Unit Development (PUD) process to allow flexibility from certain dimensional standards. Conservation Easements: There are 12.42 acres of proposed conservation easements that protect wildlife and the natural environment lake to the west. These easements include trails and open space for the benefit of the public. PROPOSED PLANNED UNIT DEVELOPMENT Lots: The proposed Preliminary Plat includes 62 single-family residential lots. Lot widths are proposed to range from approximately 65 feet to 90 feet, with minimum lot sizes as small as approximately 8,622 square feet. The applicant is requesting PUD flexibility for minimum lot size, minimum lot width standards, side yard setbacks and lot impervious surface with a per-tier impervious maximum of 25%. 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.) 8,622 (19,600 Average) 20,000 Lot Width (ft.) 65 (70 Average) 100 The Shoreland Planned Unit Development process is intended to allow clustering of residential lots and flexibility from traditional dimensional standards in exchange for preservation of larger contiguous open space areas and environmental features. The proposed tiered development pattern preserves substantial shoreline open space through conservation easements, protects wetlands, and creates trail corridors throughout the site while allowing reduced lot dimensions compared to a conventional subdivision layout. Density: Density of the development is based on the net area of the site, which is approximately 21.97 acres. There are a total of 62 units proposed, for an overall density of approximately 2.82 units per acre. This is consistent with the density standards (2.5 to 3.9 units per acre) in the R-1 district. Building Setbacks: The developer requests PUD modifications to the building setbacks as follows: Parks / Trails: The proposed development includes trail corridors, conservation easements, and connections to future regional trail improvements associated with the future County Road 17 roundabout and trail underpass project. The development proposes multiple outlots intended for open space preservation and trail connectivity. The construction of the trails will be at the cost of the developer. Signage details will be further discussed during the Final PUD process. Tree Replacement: The applicant submitted a Tree Inventory and Significant Tree Inventory identifying existing vegetation resources throughout the site. The submitted materials identify significant native tree species concentrated primarily within shoreline, wetland, and conservation easement areas adjacent to Campbell Lake. A tree preservation plan identifying trees to be preserved and removed was also submitted as part of the application materials. There are 1,891 inches of significant trees on the site. Of those trees 569 inches are scheduled for removal. The majority of the property that is proposed for development is currently agricultural farmed land. The total percent removed is 30.09% and complies with the City’s tree preservation regulations which allow for a maximum of 35% inches of tree removal without requiring replacement. Access/Street: The developer proposes the incorporation of three local streets. These streets include a connection to 170th Street E and a future connection to a northern parcel. Required (R-1 Zoning) Proposed Front 25’ 25’ Side 10’ 7.5’ Rear 25’ 25’ OHWL 150’ 150’ Sanitary Sewer / Water Mains: Sanitary sewer and watermain service will be extended from existing utility lines in 170th Street. Shoreland District/Impervious Surface: Impervious surface coverage is limited to 25% of each tier area within a PUD Shoreland Overlay District. The Planned Unit Development process allows flexibility from standard dimensional requirements while clustering development and preserving larger contiguous open space and conservation areas throughout the site. The proposed Shoreland PUD incorporates substantial open space preservation through conservation easements, wetlands, trail corridors, shoreline setback areas, and dedicated outlots adjacent to Campbell Lake. Any requests for flexibility from standard shoreland impervious surface limitations shall r equire review and approval through the PUD process and applicable Shoreland Overlay standards. Final impervious surface calculations per developable lot shall be reviewed as part of Final PUD and engineering review. The total impervious surface coverage is not proposed to increase above 25% per tier. Grading / Storm water: The developer proposes to grade the entire site at one time 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. VARIANCE REQUEST The applicant requests a variance from the Shoreland Overlay District requirement that at least 50 percent of the project area within the Shoreland Overlay District be preserved as open space. According to the applicant, practical difficulties exist due to the need to accommodate regional public infrastructure improvements associated with the future Scott County roundabout at the intersection of CH17 (Marschall Road) and 170th Street East. The proposed development incorporates right-of-way dedication, regional stormwater ponding, and trail underpass accommodations associated with the future County project; these requirements exceed that which would be required of the developer if they were not accommodating county stormwater drainage and intersection improvements within their project area. The applicant states the regional ponding and associated public improvements require substantially more land area than would otherwise be necessary to serve the residential development alone. As a result, portions of the site that could otherwise accommodate approximately two residential lots are utilized for regional public infrastructure purposes. The applicant further indicates that because the public infrastructure occupies portions of the site that could otherwise contribute toward open space preservation, portions of the residential lot layout were shifted into areas that may otherwise have remained as additional open space. The applicant maintains that the overall development continues to preserve substantial open space through conservation easements, wetlands, shoreline preservation areas, ponding areas, trail corridors, and dedicated outlots throughout the project. The applicant is proposing to reallocate the two parcels that were eliminated to accommodate county drainage needs within the development, resulting in the project not meeting a 50 percent open space requirement. Although the project falls slightly below the strict 50 percent open space calculation within the Shoreland Overlay boundary, the applicant states the overall development preserves open space areas consistent with the intent of the Shoreland Overlay District and Planned Unit Development regulations. VARIANCE FINDINGS OF FACT 1. The subject property is located within the Shoreland Overlay District adjacent to Campbell Lake, a Natural Environment Lake, and is proposed to be developed as a Shoreland Planned Unit Development (PUD). 2. Section 10-439(d)(3) requires that at least 50 percent of the total project area located within the Shoreland Overlay District be preserved as open space. 3. The applicant proposes substantial open space preservation throughout the development through conservation easements, wetlands, ponding areas, trail corridors, shoreline preservation areas, and dedicated outlots. The Preliminary Plat identifies approximately 12.42 acres of conservation easements and approximately 6.61 acres of outlots within the development. 4. Practical difficulties exist due to the need to accommodate regional public infrastructure improvements associated with the future Scott County roundabout at the intersection of CH17 (Marschall Road) and 170th Street East. The proposed development incorporates right-of-way dedication, regional stormwater ponding, and future trail underpass accommodations associated with the County project. 5. The regional stormwater ponding and associated public infrastructure require substantially more land area than would otherwise be necessary for the residential subdivision alone. As a result, portions of the site that could otherwise accommodate approximately two single-family residential lots are instead utilized for public infrastructure improvements. 6. Because portions of the site are utilized for regional public infrastructure improvements, portions of the residential layout were configured in areas that may otherwise have remained open space within the Shoreland Overlay District. 7. The requested variance is not solely related to increasing private development yield, but rather results from accommodating regional public infrastructure needs associated with transportation, stormwater management, and trail improvements. 8. The proposed development continues to preserve significant environmental resources adjacent to Campbell Lake, including shoreline setback areas, wetlands, wooded areas, conservation easements, and significant tree resources. 9. The requested variance is consistent with the general purpose and intent of the Shoreland Overlay District and Planned Unit Development regulations because the development preserves substantial open space and environmental features while accommodating required public infrastructure improvements. 10. The variance, if approved, would not alter the essential character of the surrounding area or be detrimental to public health, safety, or welfare. 11. The applicant has proposed an open space plan that is of high-quality and preserves the shoreland of Campbell Lake. Summarized findings: a) Variances shall only be permitted when they are in harmony with the general purposes and intent of the Zoning Code. The granting of the variances is in harmony with the general purposes of the Ordinance and Comprehensive Plan. The purpose of the Zoning Ordinance is to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 10-433) policy’s intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland of public waters.” The proposed Shoreland Planned Unit Development preserves substantial shoreline open space, wetlands, conservation easements, significant tree resources, trail corridors, and natural environmental features adjacent to Campbell Lake while accommodating clustered residential development and regional public infrastructure improvements. b) Variances shall only be permitted when they are consistent with the Comprehensive Plan. The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical character and identity. This is accomplished by achieving compatible relationships between different types of land uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design. The proposed development preserves significant open space areas and natural resources while allowing residential development consistent with the Urban Low Density Residential land use designation. c) Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Practical difficulties exist due to the need to accommodate regional public infrastructure improvements associated with the future Scott County roundabout, regional stormwater ponding, roadway improvements, and trail underpass improvements near the intersection of CH17 and 170th Street E. The proposed public infrastructure improvements require substantially more land area than would otherwise be necessary for the residential subdivision alone. Portions of the site that could otherwise accommodate approximately two residential lots are instead utilized for regional stormwater and transportation infrastructure improvements associated with Scott County requirements. Because portions of the site are occupied by regional public infrastructure improvements, some of the residential lots were configured in areas that may otherwise have remained open space within the Shoreland Overlay District. The requested variance is not solely related to increasing private development yield, but rather results from accommodating regional public infrastructure improvements while continuing to preserve substantial open space, conservation easements, wetlands, shoreline areas, and environmental resources throughout the development. The variance, if granted, will not alter the essential character of the surrounding area. d) Economic considerations alone do not constitute practical difficulties. Economic considerations are not the reason for the variance request. Conclusion The Campbell Shores development is a complex Shoreland Planned Unit Development that incorporates environmental preservation, clustered residential development, trail connectivity, and accommodations for future regional public infrastructure improvements. City Staff believes the applicant has identified several public benefits through the PUD process including: ➢ preservation of significant shoreline open space, ➢ dedication of conservation easements, ➢ preservation of wetlands and significant tree resources, ➢ incorporation of future trail connections, and ➢ coordination with Scott County roadway and stormwater infrastructure improvements. As noted in the attached staff memorandums, the developer must continue refining the plans to ensure compliance with the Public Works Design Manual, Shoreland Overlay requirements, and City Zoning Ordinance standards. Staff does not believe the remaining revisions will substantially alter the overall subdivision or PUD layout. Therefore, Staff recommends approval of the Campbell Shores Preliminary Plat, Planned Unit Development Plan, and Variance subject to the following conditions: a. The developer shall revise the plans according to the April 10, 2026 City Engineering & Public Works Dept. Memorandum. b. The developer shall obtain a grading permit from the City Engineering Department prior to any grading or tree removal on the site. c. The Developer shall obtain the required permits from other state or local agencies prior to applicable on the site d. The applicant shall comply with all applicable conditions of approval associated with the Preliminary Plat, Planned Unit Development, engineering review, and Shoreland Overlay District requirements. e. Conservation easements, outlots, and open space preservation areas shall be finalized prior to Final Plat approval. 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 10-439 of the Zoning Ordinance. The criteria which are applicable to the Campbell Shores 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 and recreational land uses in ways that preserve and enhance the natural features of the site. (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 open space over the shoreland of Campbell Lake 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. The street design and pedestrian trail design create a sense of place that transitions the residential development into the nearby natural Campbell Lake. (4) Increase transportation options, such as walking, biking or bussing; The plan includes a network of trails that will connect to the trail system. (5) Provide opportunities for life cycle housing to all ages. This PUD provides additional housing opportuntieis for all ages. (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 county road 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 Campbell Lake and is planned to connect to the rest of the parcels around the lake. (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. A large number of trees are preserved under this plan as well as a high quality walking trail. (9) High quality of design compatible with surrounding land uses, including both existing and planned. All surrounding land uses are currently undeveloped and guided for future residential development. Future development will be required to incorporate environmental considerations for the nearby lake features similar to the proposed development. ALTERNATIVES: 1. Motion and a second to approve the requested variance and recommend approval of the Preliminary Plat and Preliminary Planned Unit Development Plan for Campbell Shores subject to the listed conditions, or others that may be added or modified by the Commission. 2. Motion and a second to deny the variance requested and recommend denial of the Preliminary Plat and Preliminary Planned Unit Development Plan for Campbell Shores based upon findings of fact. 3. Motion and a second to table this item to a future Planning Commission meeting and provide the applicant with direction on the issues that have been discussed. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. Applicant Preliminary Plat and PUD Narrative 3. Applicant Variance Narrative 4. Preliminary Plat – March 9, 2026 5. Development Plans – March 6, 2026 6. Tree Removal Plan 7. Shoreland Tiering Exhibit 8. Engineering/Public Works Dept. Memorandum – April 10, 2026 9. Variance Resolution Page 1 CAMPBELL SHORES PRIOR LAKE, MN Preliminary Plat & Planned Unit Development (PUD) Narrative Project Background Pinnacle Family Homes is requesting approval of a preliminary plat and preliminary planned unit development for a 62-lot single-family residential development to be known as Campbell Shores. The property is zoned R-1 Low Density Residential and will be part of a planned unit development (PUD) that will allow for a reduction in lot size, width and setbacks. The property is currently guided Urban Low Density Residential on the future land use map. Per the Metropolitan Council the requirement is to achieve a minimum 2.5 units per net acre in order to satisfy their requirements and therefore the need for the PUD. The proposed density will slightly exceed 2.5 units per acre after the PUD deviations are put in place, which would satisfy the Metropolitan Council. The site itself is 40.36 gross acres in size and located in the northwest corner of the intersection of 170th Street E (Future County Road 12) and Marschall Road (County Road 17) and directly north of the Springview Meadows development. This development is proposed to be a one phase project. The majority of the site is agricultural land but there is a some wooded aeras around the edge of the property adjacent to Campbell Lake and around the building site. There are a few wetlands on the site as well. This property is also in the shoreland overlay area for Campbell Lake so shoreland ordinance rules apply. This includes tiering the lot densities and since a PUD is being proposed, preserving 50% of the property as open space. The 50% open space is being met by a combination of outlots and conservation easements. There are four outlots that will be deeded to the city of Prior Lake for open space and park land dedication. Two of the outlots will be trail corridors. The conservation easements will cover the rear of the lots that back up to Campbell Lake. This is a total of 19 lots. The lots are proposed to be a minimum 65 feet wide with blocks of lots shown at 70 or 75 feet wide and some scattered lots larger than that. The lots range in size from 68,349 square feet to 9,174 square feet. Setbacks are proposed to be as follows: Front Yard Setback: 25 feet Rear Yard Setback: 25 feet Side Yard Setback: 7.5 feet (10 feet required) Corner Yard Setback: 25 feet Deviations requested through the PUD include the side yard setback, minimum lot size, and minimum lot width. Page 2 Future Roundabout County Road 17 and 12 Intersection As part of this development, we have been in contact with Scott County in regards to a future roundabout that will be constructed at the intersection of County Road 17 (Marschall Road) and County Road 12 (170th Street E) in the year 2027. We have designed the development to incorporate the future trail underpass under County Road 17, stormwater ponding for the roundabout and right of needs. As part of the shared stormwater ponding for the development and future roundabout, there is some wetland impact involved. Separate permitting for this will be needed as part of the overall approval process. In addition to this, the Scott County Watershed Management Organization will also be reviewing and approving the development. By working with Scott County on the roundabout, it should help streamline their design process. Homes The homes are proposed to be custom homes and will range in price from $750,000 to a $1,000,000+. Pinnacle Family Homes will be the builder in this project and it is expected one or two other local custom home builders may purchase lots as well. All homes are designed as full basement homes with a variety of walkout, lookout and flat lots with the houses themselves being one or two-story homes. It is expected that covenants will be recorded against the lots setting specific architectural guidelines for minimum square footage and building materials. It has not yet been determined if a homeowner’s association will be put in place yet or not. Development Team Developer/Builder Pinnacle Family Home 16154 Main Avenue SE Prior Lake, MN 55372 Contact: Rod Just – rod@pinnaclefamilyhomes.com Contact: John Anderson – johnbranderson@aol.com Civil Engineer Probe Engineering 1000 East 146th Street Burnsville, MN 55337 Contact: Chris Ockwig – chriso@probeengineering.com Soil Sciences Haugo Geotechnical Services 2825 Cedar Avenue S Minneapolis, MN 55407 Contact: Paul Haugo – phaugo@haugogts.com Page 3 Wetland Delineation & Tree Inventory Moore Engineering, Inc. 2 Carlson Parkway, Suite 110 Plymouth, MN 55447 Contact: Lucas Mueller – lucas.mueller@mooreengineeringinc.com Campbell Shores Open Space Variance Narra�ve As part of the Campbell Shores preliminary plat and planned unit development (PUD) submital, Pinnacle Family Home is reques�ng a variance to reduce the 50% open space requirement for a PUD in the Shoreland Management Overlay District for Campbell Lake. In the case of this proposed development the open space ends up just under 50% in the shoreland management area but when you include the open space of the en�re project, which includes a couple acres just outside the shoreland area, the open space dedica�on actually exceeds the 50% requirement. This addi�onal open space being dedicated offsets the open space missing in the shoreland area and includes trail connec�ons and access to the proposed trail underpass planned for under County Road 17 with the future roundabout construc�on. When considering a variance, prac�cal difficul�es are looked at, and in this case prac�cal difficul�es include working with Scot County on a regional stormwater pond approach to allow the county to construct a new roundabout at the intersec�on of 170th Street/County Road 12 and Marschall Road (County Road 17). Shared facili�es include ponding and right of way dedica�on through the proposed Campbell Shore plat. Due to the shared ponding with Scot County, the pond size required is substan�ally larger than what would be required for a stormwater pond just for the Campbell Shores development. Due to the size of the pond increasing, slopes from the pond increased to the north and extended into an area that could have resulted in addi�onal detached single-family lots. For those who may remember, about 5 years ago the City of Prior Lake approved a preliminary plat for Spring Lake Ridge, which was a 99 lot single-family detached subdivision just to the southeast of this proposed development. That preliminary plat was put on hold due to the COVID pandemic and has since expired. In that case, the same exact scenario was used where the open space in the shoreland management area was just under the 50% requirement, but when including the open space from the en�re project and areas just outside the shoreland management area, the open space actually exceeded the 50% requirement. In the case of Campbell Shores, the same process is being used and since this is a PUD, flexibility is something that can be considered and in this case through the variance process. LOT 4 11,752 SF LOT 17 30,097 SF OUTLOT D 122,343 SF TOTAL R.O.W. 6,063 SF TOTAL R.O.W. 40,232 SF LOT 1 12,296 SF LOT 2 12,495 SF LOT 10 9,629 SF LOT 3 10,047 SF LOT 9 9,792 SF LOT 8 11,731 SF LOT 7 10,823 SF LOT 6 12,177 SF LOT 5 10,474 SF TOTAL R.O.W. 25,037 SF LOT 21 10,399 SF LOT 18 16,145 SF LOT 17 34,291 SF LOT 15 12,317 SF LOT 7 18,154 SF LOT 8 19,922 SF LOT 5 11,631 SF LOT 2 9,174 SF LOT 19 39,022 SF LOT 18 37,489 SF LOT 4 37,177 SF LOT 2 20,121 SF LOT 11 19,907 SF LOT 12 16,783 SF LOT 1 10,399 SF LOT 1 11,524 SF OUTLOT C 4,090 SF LOT 10 68,349 SF LOT 3 9,742 SF LOT 19 9,202 SF LOT 14 11,759 SF LOT 16 10,325 SF LOT 12 41,908 SF OUTLOT A 2,560 SF OUTLOT B 159,081 SF LOT 13 24,202 SF LOT 20 9,914 SF LOT 16 39,212 SF LOT 6 18,846 SF LOT 13 17,267 SF LOT 14 15,076 SF LOT 15 26,925 SF LOT 2 24,377 SF LOT 22 10,399 SF LOT 11 58,368 SF LOT 7 20,023 SF LOT 9 33,182 SF LOT 1 27,079 SF LOT 3 25,637 SF LOT 4 10,550 SF LOT 6 11,940 SF LOT 5 32,098 SF LOT 6 24,377 SF LOT 5 19,023 SF LOT 2 10,164 SF LOT 4 17,910 SF LOT 1 25,133 SF LOT 3 23,007 SF LOT 4 11,018 SF LOT 8 12,626 SF LOT 3 9,225 SF LOT 1 14,168 SF LOT 10 17,785 SF LOT 9 8,622 SF TOTAL R.O.W. 183,658 SF 3 4 6 5 1 2 GAUQUIE SARA PID: 255220010 CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) FRANK R KUECHLE PID: 259050240 9 4 . 2 6 6 . 5 65 . 0 82 . 5 136.1 150.1 162.3 147.4651.7 134.3 171.2 272.0 264.9 289.5 424.6 396.5 275.5 272.9 278.7 308. 8 3 7 0 . 9 27 5 . 7 217.0 13 5 . 0 19 1 . 2 56. 2 136.8 66 . 7 90 . 0 21 4 . 6 46 7 . 8 28 9 . 1 19 7 . 7 27 5 . 3 23 6 . 0 12 2 . 3 13 3 . 8 15 1 . 7 17 2 . 9 18 2 . 4 14 0 . 1 155.3 165.9 160.1 148.3 148.1 148.1 153.3 60.7 92.6 53 . 1 65 . 0 11.9 6 5 . 2 5 3 . 3 94 . 9 83 . 0 66 . 1 83 . 9 15 3 . 8 275.7 272.9 287.9 296.5 293.3 293.3 305.2 8 7 . 1 1 0 3 . 2 9 6 . 0 2 1 2 . 1 8 8 . 2 33.7 7 0 . 1 6 7 . 2 4 3 . 1 36.2 36 . 8 24.4 68 . 3 44 . 0 10 3 . 1 11 5 . 0 186.4 120.8 23 8 . 2 244 . 0 216.3 250.3 268.6 247.8 2 1 8 . 7 129.1 142.7 159.9 160.0 160.0 160.0 11 6 . 4 13 2 . 6 13 6 . 4 46 7 . 7 11 6 . 7 7 5 . 0 2 8 . 5 14.7 75 . 0 75 . 0 75 . 0 33 . 5 5 3 . 1 81 . 8 85 . 8 136.9 82 . 5 139.9 87.9 41.4 25 . 1 54 . 2 65 . 0 83 . 0 148.170.5 133.0 37.6 37.8 55 . 8 2.012.2 70 . 0 70 . 0 50 . 0 47 . 6 34 . 2 65 . 0 82 . 5 65 . 0 65 . 0 65 . 0 65 . 0 65 . 0 76 . 0 18 5 . 6 24 . 4 103 . 7 16.016.0 65 . 0 59 . 8 4 2 . 1 3 9 . 7 35 . 7 65.04. 0 65.165.165.162.9 67.613.1 12 5 . 5 24 9 . 3 896.8 74.7 57.7 2 8 . 7 1.5 56 2 . 1 23 5 . 6 5 N0 1 ° 2 1 ' 0 6 " E N89°44'08"W 1317.44 S00°15'52"W 17.00 N89°44'08"W 1127.01 N50 ° 4 9 ' 5 4 " E 154 . 5 6 Δ=9°02'18" R=1859.56 293.34 S0 0 ° 4 8 ' 5 9 " W 24 7 . 4 0 313.00 N89°11'01"W S0 0 ° 4 8 ' 5 9 " W 18 5 . 0 0 338.75 N88°31'26"E N0 0 ° 4 8 ' 5 7 " E 41 7 . 4 4 6 7 . 0 35.6 8 4 . 6 3 4 . 6 7 8 . 4 6 8 . 4 6 8 . 7 5 1. 3 6.8 5 5 . 9 6 8.0 29.3 7 3 . 4 9 9.2 3 7 . 4 6 6 . 2 14.6 96.1 10.8 88.6 25.1 38.3 34 . 5 90.0 160.0 70.0 132.6 72.1 3.9 166.5 101.9 116.0 7. 3 62.2 62.5 13 . 5 72.8 18 . 8 58.3 75.7 44.7 23 . 0 61.5 4 5 . 1 6.8 19.9 4 3 . 3 46.9 4 6 .9 4 3.4 24.7 37.8 30.5 25.6 4 9 .9 4 9 .9 4 9 . 9 49.9 26.3 4.2 52 . 7 5.2 25.330.5 2.3 16 . 0 42 . 6 R = 3 0 0.0 0 R =6 0.0 0 ST R E E T A ST R E E T B ST R E E T C SP R I N G V I E W L A N E R=60.0 0 R=600.00 R=800.00 R=300.0 0 R =300.00 R = 3 0 0 . 0 0 R = 1 0 0.00 74 . 8 0 75 . 0 0 7 5 . 0 1 7 5 . 0 0 7 4 . 2 4 75 . 0 0 75 . 0 0 88 . 2 1 85 . 9 9 75. 0 4 75.04 7 5 . 0 4 75 . 0 4 10 0 . 8 4 90 . 0 0 74.68 65.00 65.06 65.0 1 80.5 4 74.95 73.36 67.63 65.44 65.00 65 . 0 0 65 . 0 0 65 . 0 0 6 7 . 5 3 6 6 . 6 8 70.03 70. 0 3 6 5 . 0 2 66 . 9 1 66 . 9 7 65 . 0 0 82 . 5 0 163.50 71.68 81. 7 9 70 . 0 0 70 . 0 0 68 . 0 0 84 . 1 8 7 0 . 4 3 7 1 . 5 2 8 4 . 9 3 9 1 . 1 8 7 0 . 6 3 6 6 . 6 1 82 . 5 5 83 . 0 0 65 . 0 0 65 . 0 0 90.77 83.22 82 . 5 0 65 . 0 2 83 . 1 0 6 6 . 2 3 87 . 4 9 71 . 7 7 170TH STREET EAST MA R S C H A L L R O A D O.H.W.L. O.H.W.L. WET LAND WET LAND WET LAND REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA.PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 XXX JPM AS SHOWN 18916.01 XXX 3/5/2026 PRIOR LAKE,MINNESOTA PRELIMINARY PLAT CAMPBELL SHORES 1 DRAFT Legal Description: That part of Government Lot 4, Section 5,Township 114, Range 22, Scott County, Minnesota lying westerly of the west line of GEISTER HILLS, according to the recorded plat thereof and southerly of the following described line: Beginning at the intersection of the easterly extension of the north line of GEISTER HILLS, according to the recorded plat thereof, with the east line of said Government Lot 4; thence South 88 degrees 31 minutes 26 seconds West, along said north line and its easterly extension, a distance of 702.04 feet to the northwest corner of said GEISTER HILLS; thence North 0 degrees 48 minutes 59 seconds East a distance of 97.26 feet; thence North 89 degrees 40 minutes 37 seconds West a distance of 608.65 feet to the west line of said Government Lot 4 and there terminating. AND The South Thirteen (13) acres of Government Lot 4, Section 5,Township 114, Range 22, Scott County, Minnesota. Government Lot 5, Section 5,Township 114, Range 22, Scott County, Minnesota. EXCEPT the following described land: Commencing at the southeast corner of said Government Lot 5; thence North, along the east line thereof, a distance of 687.00 feet to the point of beginning of the tract of land to be described; thence continuing North, along the east line, a distance of 300.00 feet; thence West, at right angles, a distance of 363.00 feet; thence South, at right angles, a distance of 300.00 feet; thence East, at right angles, a distance of 363.00 feet to the point of beginning. EXCEPT the following described land: Part of the South Thirteen (13) acres of Government Lot 4 and part of Government Lot 5, all being part of Section 5, Township 114, Range 22, Scott County, Minnesota described as follows: Commencing at the southeast corner of the Southwest Quarter of said Section 5; thence on an assumed bearing of North 0 degrees 49 minutes 01 seconds East, along the east line of said Government Lots 4 and 5, a distance of 987.00 feet; thence North 89 degrees 10 minutes 59 seconds West 50.00 feet to the point of beginning of the tract to be described; thence continuing North 89 degrees 10 minutes 59 seconds West 313.00 feet; thence South 0 degrees 49 minutes 01 seconds West 115.00 feet; thence South 88 degrees 31 minutes 28 seconds West 338.75 feet; thence North 0 degrees 49 minutes 01 seconds East 725.47 feet to the north line of said South 13 acres of Government Lot 4; thence North 88 degrees 31 minutes 28 seconds East, along said north line, 652.00 feet; thence South 0 degrees 49 minutes 01 seconds West 343.84 feet; thence North 89 degrees 10 minutes 59 seconds West 60.00 feet; thence South 0 degrees 49 minutes 01 seconds West 50.00 feet; thence South 89 degrees10 minutes 59 seconds East 60.00 feet; thence South 0 degrees 49 minutes 01 seconds West 229.16 feet to the point of beginning. BEING 5 FEET IN WIDTH AND ADJOINING SIDE LOT LINES, AND 10 FEET IN STREET RIGHT-OF-WAY LINES AND REAR LOT LINES, UNLESS OTHERWISE INDICATED. DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS 10 10 5 5 VICINITY MAP 5 SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL OF CAMPBELL LAKE 150 FEET TOTAL GROSS AREA 40.36± AC. NUMBER OF S.F. LOTS 62 TOTAL LOT AREA 27.90± AC. NUMBER OF OUTLOTS 4 TOTAL OUTLOT AREA 6.61± AC. CONSERVATION EASEMENT AREA 12.42± AC. DEDICATED R/W AREA (MARSCHALL RD)0.57 AC. DEDICATED R/W AREA (170TH STREET E)1.06 AC. TOTAL WETLAND AREA 2.38± AC. NET AREA (GROSS - CONS. ESMT. AREA AND OUTLOTS & LEAVING IN SW POND)21.97± AC. GROSS DENSITY (#LOTS/GROSS AREA)1.54± LOTS/AC. NET DENSITY (#LOTS/NET AREA)2.82± LOTS/AC. LARGEST LOT 68,349 SQ.FT. SMALLEST LOT 8,622 SQ.FT. AVERAGE LOT AREA 19,600 SQ.FT. EXISTING ZONING R-1 LOW DENSITY PROPOSED ZONING PUD 9 4 4 9 4 6 9 4 6 9 3 6 936 9 4 2 9 4 8 9 3 8 946 9 4 0 938 940 942 94 2 94 0 9 3 8 93 6 936 938 9 4 0 9 4 4 9 4 2 9 4 6 9 4 8 9 5 2 9 5 4 95 6 93 4 93 6 93 8 94 2 94 4 94 6 948 9 4 8 9 4 6 9 4 2 9 4 0 9 3 6 9 3 2 9 2 8 940 930 92 6 9 3 4 9 3 6 93 8 930 930 9 3 2 93 4 93 6 93 8 9 4 0 9 4 2 94 4 94 6 94 8 9 4 8 94 6 94 4 9 4 0 9 3 2 93 2 9 3 4 936 94 8 95 0 96 0 96 2 96 2 960 962 9 6 4 956 950 952 948 9 4 6 9 3 8 9 3 6 9 3 4 9 3 2 9 3 2 93 4 9 3 6 93 8 94 0 94 2 94 6 94 4 9 4 8 9 5 0 95 0 9 4 0 9 4 2 9 4 4 9 4 6 9 4 8 94 2 94 4 94 6 94 8 94 0 93 8 9 3 6 93 8 9 4 0 9 4 2 9 4 4 9 4 6 9 4 8 9 5 0 9 5 2 9 5 4 934 9 3 4 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 94 6 926 92 8 930 932 934 94 0 9 3 0 9 2 8 9 3 0 9 3 2 9 3 4 93 6 93 8 9 4 0 9 4 6 9 4 4 9 4 2 9 4 4 9 4 2 9 4 0 9 3 8 93 6 93 2 93 0 93 2 93 4 93 6 93 8 94 0 95 0 9 6 0 9 6 2 9 5 8 9 5 6 9 5 4 9 5 2 9 4 8 9 4 6 9 4 4 94 2 93 8 93 6 928 9 2 8 9 3 0 928 936 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 944 94 2 940 938 936 934 932 930 928 9 3 0 9 4 0 9 3 6 9 3 4 9 3 2 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 946 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 9 5 0 9 4 8 9 4 8 93 2 9 3 2 9 3 4 93 4 9 4 4 9 4 6 9 4 8 9 4 8 94 4 942 940 9 3 8 938 938 936 93 4 9 3 4 94 8 94 8 95 0 938 940 942 944 946 948 952 954 9 5 6 95 8 93 0 9 3 0 930 9 3 0 9 4 0 936 930 92 8 93 4 934 930 930 928 942 93 8 93 4 93 2 93 4 946946946 94 4 94 0 950 95 0 940 96 0 96 0 94 0 940 942 950 9 3 8 942 930 93 2 934 9 2 5 9 2 5 92 5 92 5 929 9 2 9 93 2 9 2 9 92 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 3 0 9 3 8 9 3 2 9 2 8 9 3 6 9 3 8 9 3 6 93 8 93 4 93 8 936 948 950 958 9 2 8 9 3 2 9 3 6 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 9 2 9 930 930 934 934 930 934 930 934 93 0 93 4 9 3 6 93 2 928 926 932928 948 9 4 8 9 4 6 9 4 8 9 4 4 9 2 6 9 2 8 9 3 0 93 2 9 3 4 9 4 6 9 3 4 94 8 94 4 93 8 934 932 936 9 2 8 93 4 934 932 93 0 93 0 93 0 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 5+ 0 0 6 + 0 0 7 + 0 0 8+00 9+00 10+00 LP : 1 + 6 5 . 7 1 El e v : 9 4 0 . 2 2 HP : 3 + 2 1 . 5 1 El e v : 9 4 2 . 0 1 L P : 7 + 0 6 . 5 0 E l e v : 9 3 8 . 5 0 1+ 0 0 2+ 0 0 3+ 0 0 4+ 0 0 5 + 0 0 6 + 0 0 7+ 0 0 L P : 6 + 3 8 . 6 4 E l e v : 9 4 0 . 9 6 HP : 3 + 6 4 . 3 7 El e v : 9 4 4 . 6 5 LP : 2 + 0 7 . 6 4 El e v : 9 4 3 . 3 3 1+00 2+00 3+00 4+0 0 5+00 6+00 7+00 8+00 9+00 HP: 4 + 0 3 . 4 8 Elev : 9 4 6 . 1 7 LP: 5+55.23 Elev: 945.04 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 93 6 93 6 94 6 . 0 94 0 . 8 94 3 . 9 94 3 . 5 94 4 . 0 94 3 . 6 94 5 . 0 94 4 . 6 94 4 . 6 94 5 . 0 94 6 . 5 94 1 . 3 94 0 . 9 94 1 . 3 94 1 . 6 94 1 . 2 94 6 . 0 94 0 . 8 94 2 . 0 94 2 . 4 94 3 . 3 94 2 . 9 94 2 . 9 94 3 . 3 9 4 1 . 9 9 3 7 . 4 9 4 2 . 5 9 3 8 . 0 94 2 . 7 93 7 . 5 94 4 . 0 93 5 . 6 94 4 . 2 93 5 . 8 94 3 . 5 93 5 . 1 93 4 . 6 94 3 . 0 94 3 . 0 93 7 . 8 94 3 . 4 94 3 . 8 943 . 9 944 . 3 944.5 944.1 9 4 3 . 7 94 3 . 7 93 8 . 5 93 8 . 5 94 3 . 7 937.9 946.3 938.1 946.5 939.1 947.5 948. 0 947. 7 939.3 947.7 949.5 941.1 946.1 951.3 950.1 955.3 957.0 956.6 94 3 . 5 93 8 . 3 9 4 3 . 5 9 3 8 . 3 9 4 4 . 5 9 3 9 . 3 93 7 . 6 94 6 . 0 94 6 . 5 93 8 . 1 93 7 . 8 94 6 . 2 94 6 . 0 93 7 . 6 947.7 939.3 947.7 939.3 95 8 . 5 95 8 . 1 95 7 . 4 95 2 . 2 95 6 . 5 94 8 . 1 94 7 . 1 95 5 . 5 95 3 . 6 94 5 . 2 95 5 . 3 95 0 . 1 94 4 . 9 95 3 . 2 95 0 . 7 94 2 . 3 94 8 . 4 94 0 . 0 939.0 947.4 938.2 946.6 9 4 7 . 3 9 3 8 . 9 94 2 . 1 95 0 . 5 94 3 . 0 93 7 . 8 940.0 948.4 941.8 947.0 941.3 946.5 9 4 3 . 3 939. 6 939. 3 9 3 8 . 5 94 8 . 0 94 2 . 6 93 7 . 8 946.6 E.O.F. 939.3 E.O.F. 934.1 E.O.F. 941.2 E.O.F. 935.3 E.O.F. 944.5 E.O.F. 934.7 E.O.F. 944.0 E.O.F. 940.9 E.O.F. 944.5 150 ' S E T B A C K L I N E 1 5 0 ' S E T B A C K L I N E 150' SETBACK LINE 170TH STREET MA R S C H A L L R O A D WETLANDWETLANDWETLAND CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) WETLAND FIELD FIT PROPOSED BITUMINOUS TRAIL FIELD FIT PROPOSED BITUMINOUS TRAIL FIELD FIT PROPOSED BITUMINOUS TRAIL PROPOSED TURN LANE FIELD FIT PROPOSED BITUMINOUS TRAIL FIELD FIT PROPOSED BITUMINOUS TRAIL ST R E E T A STREET B ST R E E T C SP R I N G V I E W L A N E 3 1 6 1 2 3 4 4 5 6 7 8 9 10 8 7 9 10 2 3 4 5 6 1 2 3 3 2 1 16 17 18 19 20 21 22 1 11 12 13 14 15 65 4 32 1 19 18 17 16 15 4 5 6 7 8 9 10 11 12 13 14 3 2 5 1 4 FILTRATION BASIN BTM:930.0 100 YR. HWL:933.7 WET POND NWL:929.0 100YR HWL:933.5 FILTRATION BASIN BTM:930.0 100 YR. HWL:932.7 FB FBLO FBW O FB FB FBLO FB FBWO FBWO FBLO FB FB FB FBLO FBLO FBWO FBWO FBWO F B FBLO FBLO FB FBLO FBLO FBLO FB FB FB FB FB FBLO FBLO FBLO FBWO FBWO FBWO FBWO FBWO FBWO FBWO FBWO FBWO FBWO FBWO FBW O FBWO FBWO FB FB FBWO FBLO FB F B L O FB L O FB L O FBW O FBLO FBWO FB L O FB W O FB L O FBLO FB FB FB FBLO FBLO FB FBWO FBWO FBLO FBLO D R O P G A R . 0 . 7 ' D R O P G A R . 0 . 7 ' FBLO PROPOSED BITUMINOUS TRAIL Low Area to be Temporarily Filled to 934.0 to Facilitate Temp Storm Sewer. Trail Coast to Coordinate W/ Future County RD Reconstruction Future Roundabout Layout Per Scott County Future Underpass Per Scott County CO CO CO CO CO CO CO CO CO CO CO 94 2 . 6 942. 8 942. 5 942.5 FB L O 944.3 FB L O 948.3 952.3 954.9 961.8 955.0 95 7 . 0 FBWO 945.5 94 9 . 2 94 3 . 2 944.6 945.3 9 4 2 . 1 94 7 . 6 FBLO 94 5 . 3 95 0 . 6 95 3 . 5 FBLO FBLO 95 1 . 3 945.5 941.6 942.0 94 0 . 8 945.5 FB L O 943.2 94 0 . 0 93 9 . 4 94 0 . 0 94 7 . 7 950.9 CO CO CO CO CO CO CO DEVLOPER TO OBTAIN TEMPORARY CONSTRUCTION EASEMENT DEVLOPER TO OBTAIN TEMPORARY CONSTRUCTION EASEMENT M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S G R A D I N G P L A N 1 0 0 S C . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 3/6/2026 PRIOR LAKE MINNESOTA GRADING PLAN CAMPBELL SHORES 7.0 LOW FLOOR THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL LOW OPENINGS THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL OF CAMPBELL LAKE 150 FEET ” ” CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 1 942.6 943.0 PROPOSED GARAGE FLOOR ELEVATION PROPOSED LOT NO. PROPOSED GROUND ELEVATION HOUSE TYPE LOWEST ALLOWABLE FLOOR ELEVATION 4. 8 % DRIVEWAY SLOPE 934.0 FB TOP HOUSE FOUNDTION FOR DROP GARAGE = DROP+0.3 DROP GAR. X.X PROPOSED LOW OPENING LO=943.3 DENOTES GRADING LIMITS 944 940 94 2 9 3 8 93 6 936 938 9 4 0 9 4 4 9 4 2 9 4 6 9 4 8 9 5 2 9 5 4 95 6 9 3 2 93 4 93 6 93 8 9 4 0 9 4 2 94 4 94 6 94 8 9 4 8 94 6 94 4 9 4 2 9 4 0 9 3 2 9 3 2 9 3 4 936 94 8 950 96 0 96 2 96 2 960 962 9 6 4 956 950 952 948 9 4 6 9 3 8 9 3 6 9 3 4 9 3 2 9 3 2 93 4 9 3 6 93 8 94 0 94 2 94 6 94 4 9 4 8 9 5 0 95 0 9 4 0 9 4 4 9 4 6 9 4 8 94 8 9 4 2 94 0 93 8 9 3 6 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 9 4 8 9 5 0 95 2 9 5 4 934 9 3 4 9 3 6 9 3 8 9 4 0 9 6 2 9 5 8 9 5 6 9 5 4 9 5 2 9 4 8 9 4 6 9 4 4 94 2 93 8 93 6 936 946 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 95 0 93 2 9 3 2 9 3 4 93 4 9 4 4 9 4 6 9 4 8 9 4 8 9 4 4 942 940 9 3 8 95 0 938 940 942 946 948 952 954 9 5 6 95 8 0+ 0 0 94 6 . 1 1 1+ 0 0 94 4 . 5 6 2+ 0 0 94 3 . 3 4 3+00 944.14 4+ 0 0 94 4 . 4 7 5 + 0 0 9 4 2 . 8 0 6 + 0 0 9 4 1 . 1 6 7+ 0 0 94 1 . 4 0 10+48 944.58 9+00 941.63 10+00 943.63 9+62 956.41 2+00 944.08 3+00 945.24 4+0 0 946. 1 7 5+00 945.4 1 6+00 945.31 7+00 947.8 6 8+00 952.40 9+00 955.16 3+ 7 7 94 4 . 0 0 0+ 0 0 95 6 . 9 7 1+ 0 0 95 4 . 9 7 2+ 0 0 95 1 . 7 8 3+ 0 0 94 7 . 3 9 L P : 6 + 3 8 . 6 4 E l e v : 9 4 0 . 9 6 HP : 3 + 6 4 . 3 7 El e v : 9 4 4 . 6 5 LP : 2 + 0 7 . 6 4 El e v : 9 4 3 . 3 3 HP: 4 + 0 3 . 4 8 Elev : 9 4 6 . 1 7 LP: 5+55.23 Elev: 945.04 94 6 . 0 94 0 . 8 94 3 . 9 94 3 . 5 94 4 . 0 94 3 . 6 94 5 . 0 94 4 . 6 94 4 . 6 94 5 . 0 94 6 . 5 94 1 . 3 94 6 . 0 94 0 . 8 938.0 946.3 938.1 946.5 939.1 947.5 948. 0 947. 7 947.7 949.5 941.1 946.1 948.3 950.1 957.0 954.6 94 3 . 5 93 8 . 3 9 4 3 . 5 9 3 8 . 3 9 4 4 . 5 9 3 9 . 3 93 7 . 6 94 6 . 0 94 6 . 5 93 8 . 1 93 7 . 8 94 6 . 2 94 6 . 0 93 7 . 6 947.7 939.3 947.7 939.3 95 8 . 5 95 8 . 1 95 7 . 4 95 7 . 0 95 6 . 5 94 8 . 1 94 7 . 1 95 5 . 5 95 3 . 6 94 5 . 2 95 5 . 3 95 0 . 1 948.0 95 3 . 2 95 0 . 7 94 2 . 3 94 8 . 4 94 3 . 2 947.4 9 4 7 . 3 95 0 . 5 940.0 948.4 941.8 947.0 941.3 946.5 943.9 945.2 94 5 . 5 941.8940.3 938.0 941.2 940.0 942.1 941.0 943.2 941.5 941.7 937.2 E.O.F. 941.2 941.7 943.0 935.0 935.0944.6 935.0944.8 935.0944.0 946.2 946. 3 939 . 1 936.4 945.3 945.7 940.9 947.1 947.4 950.3 953.5 955.1 954.3 961.2 962.9 945.8 935.0 937.9 945. 7 943.5 949.1 954.3 945.1 952.6 942.0 951.8 948.8941.7 944.9 944.1 943.8 937.2 938.0 E.O . F . 944 . 5 946.0 94 4 . 7 93 6 . 0 9 4 5 . 8 947.0 934.0 944.0 951.4 949.0 954.0 947.7 951.6 955.5 960.5957.1 938.0 939.7 940.6 938.3 938.5 936.7 944.0 941.2 92 6 93 4 934 930 926 930 926 942 93 8 93 2 946946 94 4 950 95 0 940 96 0 96 0 9 4 0 94 0 942 950 9 3 8 939. 6 942. 8 939. 3 942. 5 942 926 928 932 934 170TH STREET EAST MA R S H A L L R O A D WETLAND WETLAND PROPOSED TURN LANE POWER POLES TO BE RE LOCATED PROPOSED BITUMINOUS TRAIL PR O P O S E D B I T U M I N O U S T R A I L STREET B ST R E E T C SP R I N G V I E W L A N E FB 1 1 1 2 3 4 4 5 6 7 8 9 10 87 9 10 3 2 1 16 17 18 19 20 21 22 1 11 12 13 14 15 65 4 32 1 19 18 17 16 3 2 5 1 WET POND BTM = 925.00 NWL = 929.00 100YR HWL = 933.5 FBLO FBW O FB FB FB FBWO FBWO FBWO FBLO FBLO FBLO FB FBLO FBLO FBLO FBLO FBLO FBLO FBWO FBWO FBWO FBWO FBWO FBWO FBWO FBLO FBWO FBLO FBLO FBWO FBWO FBWO FBWO FB FB FBWO 946.6 FB L O FB 7. 8 % 946 . 2 939.3 942.5 FBLOFBLO 943.5 934.0 955.8 952.2 8.3% 6.2% 7.4% 5.2% 6. 5 % 4. 9 % 5. 7 % 5.5 % 6.0 % 7. 7 % 8. 5 % 7. 1 % 9. 5 % 8. 5 % 8.5% 8. 0 % 6. 9 % 9.2% 9.3% 7. 1 % 7. 7 % 7.5% 6.1% 5.3% 6.3% 6.7% 6.1% 6.3% 5.2% 7.8% 7.7% 8.4% 6.7% 5. 7 % 7 . 0 % 6.9% 8.0% 7.6% 8.2% 8.2% 6.7% 943.2 944.3 943.3 94 4 . 3 94 5 . 6 94 5 . 8 94 6 . 8 94 6 . 3 94 6 . 5 94 8 . 8 95 1 . 6 95 4 . 5 945.3 945.3 944.8 945.5 945.3 943.8 940.6 942.8 94 7 . 0 94 6 . 7 94 6 . 8 954.8 949.8 946.6 943 . 6 94 5 . 5 9 4 6 . 7 947.7 950.0 952.5 954.6 952.9 956.7 955.8 957.0 956.4 940.3 942.2 942.7 943.7 942.4 943.6 944.2 944.8 93 7 . 2 93 7 . 8 94 2 . 0 94 2 . 0 93 8 . 1 94 0 . 5 94 3 . 8 94 5 . 5 95 0 . 2 95 0 . 6 95 4 . 0 96 0 . 7 95 4 . 1 95 9 . 3 94 5 . 8 94 0 . 4 94 0 . 8 940.0 940.3 94 5 . 8 93 8 . 8 93 8 . 1 936.7 937.7 937.1 937.1 937.6 937.8 946.6 946.1 944.7 944.2 941.6 937 . 0 939.3 9 3 8 . 3 941.8 947.5 949.6 956.1 960.0959.2 956.5 956.1 942.7 942.2 95 1 . 1 94 8 . 3 94 6 . 7 937.5 942.5 938.3 936.9 943.6 952.1 944.3949.6 958.9 FBL O FBW O FBLO FBWO 961.8 954.9 950.9 944.3 955.0 952.3 FBWO FBL O 95 2 . 2 FBLO FB 94 0 . 0 FBLO 955.3 951.3 9 4 2 . 1 FBLO FB 2 941.6 942.0 0+ 0 0 93 9 . 8 0 1 + 0 0 9 3 7 . 4 5 28 + 0 0 94 3 . 0 4 9 2 5 9 2 5 92 5 92 5 929 92 9 9 2 9 9 2 9 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 2 9 9 2 5 93 0 936 94 2 94 2 94 2 94 2 94 2 94 0 9 4 0 9 3 2 934 926 92 8 93 0 934 936 928 93 2 92 8940 938 93 6 94 0 93 6 948 94 8 9 4 8 948 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 4 4 9 4 0 9 3 6 9 2 6 9 2 6 9 2 8 9 3 0 9 3 4 9 3 4 9 3 6 9 2 8 9 3 0 93 0 93 4 9 3 6 9 2 8 93 0 93 6 93 6 93 4 93 093 0 95 4 954 94 6 94 0 94 4 95 8 95 0 944 938 938 938 94 4 9 3 8 9 3 6 932 938 9 4 2 9 5 0 940 94 2 9 4 2 94 2 94 6 938 94 2 E.O.F. 945.2 946 948 95 0 952 9 5 4 94 4 94 4 9 4 2 9 4 4 956 934 934 93 0 92 8 E.O.F. 944.0 E.O.F. 935.3 93 6 93 6 936 9 3 6 9 3 6 HWL HW L H W L HWL HWL H W L H W L HW L Low Area to be Temporarily Filled to 934.0 To Facilitate Temp Storm Sewer. Trail Coast to Coordinate W/ Future County RD Reconstruction Future Roundabout Layout Per Scott County Future Underpass Per Scott County 945.5 94 4 . 8 949.5 LO=958.8 LO=957.7 948.4 946.3 LO=950.8 944.2 LO=945.5 941.7 LO= 943.0 939.4 LO=940.7 938.4 LO=939.7 LF=937.6 LO=398.9 938.3 LO=939.6 941.5 LO=942.8 944.6 LO=945.9 946.5 LO=947.8 947.5 LO=948.8 948.0 LO=955.3 946.3 LO=950.8 942.3 LO=946.8 940.5 LO=941.8 938.7 LO=940.0 938.7 LO=9 4 0 . 0 939. 0 LO = 9 4 0 . 3 938.5 LO=939. 8 937.5 LO=938.8 937.3 LO=938.7 937.5 LO=942.0 938.0 LO=942.5 939.4 LO=940.7 938.7 LO=940.0 938.7 LO=940.0 937.0 LO=938.3 937.2 LO=938.5 937.5 LO=938.8 937.0 LO=938.3 935.5 LO=940.0 935.5 LO=939.0 935.5 LO=939.0 934.9 LO=944.2 931.0 LO=944.3 936.0 LO=945.3 936.0 LO=945.3 937.5 LO=942.0 937.0 LO=941.5 937.0 LO=941.5 94 4 . 5 946.6 944.6 9 4 5 . 3 94 7 . 6 95 0 . 6 95 3 . 5 956.5 94 9 . 2 FBWO 94 7 . 7 939.0938.2 FBWO 94 5 . 3 945.5 945.5 CB RIM:936.3 CB RIM:937.2 CB RIM:936.0 FES INV=932.00 (18") FES INV:947.0 (15")CB RIM:936.5 FES INV:929.0 (24") 94 0 . 8 943.2 95 1 . 3 93 8 . 9 94 2 . 1 93 8 94 0 938 940 94 0 95 7 . 6 95 1 . 7 94 9 . 6 94 4 . 3 94 1 . 8 93 9 . 5 938.5 937.7 9 3 8 . 4 94 1 . 6 94 4 . 7 94 6 . 6 94 7 . 6 937.6 938.6 939. 1 938. 8 938.8 940.6 945.6 949.6 956.1 938.8 938.8 939.5 93 7 . 3 93 7 . 3 93 7 . 6 93 7 . 1 9 3 8 . 8 9 3 7 . 8 93 7 . 8 94 3 . 0 94 3 . 1 94 4 . 1 94 4 . 1 940.8 942.3 94 0 . 3 94 0 . 3 94 0 . 8 KNEE WALL KN E E W A L L FBLO FBLO F B L O 95 8 . 1 FES INV:929.0 (18") CB RIM:933.5 FES INV:929.0 (18") CB RIM:936.3 FES INV=947.50 (15") FES INV:929.0 (18")CB RIM:935.0 933.5 M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S G R A D I N G P L A N 5 0 S C . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 3/06//2026 PRIOR LAKE MINNESOTA GRADING PLAN CAMPBELL SHORES 7.1 LOW FLOOR THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL LOW OPENINGS THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL OF CAMPBELL LAKE 150 FEET GRADING NOTES 1.ALL FINISHED GRADES SHALL SLOPE AWAY FROM PROPOSED BUILDINGS AT MINIMUM GRADE OF 2.0%. ALL SWALES SHALL HAVE A MINIMUM SLOPE OF 2.00% UNLESS NOTED OTHERWISE. A MINIMUM SLOPE OF 5% IS REQUIRED FOR THE FIRST 10 FT BEHIND HOUSES 2.THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS AND PREVENT THE OFF -SITE TRACKING OF SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY, WATERSHED AND NPDES PERMIT. 3.NOTIFY GOPHER STATE ONE CALL AT (800) 252-1166 48 HOURS PRIOR TO START OF CONSTRUCTION. 4.ALL IMPROVEMENTS TO CONFORM WITH CITY OF PRIOR LAKE STANDARD CONSTRUCTION SPECIFICATIONS, LATEST EDITION. 5.ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS. 6.REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL FOR SOIL CORRECTION REQUIREMENTS AND TESTING REQUIREMENTS. 7.STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION, REUSE STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE PROTECTED WITH SILT FENCE. ON SITE TOPSOIL CAN BE USED IF IT MEETS CITY SPECIFICATIONS AS DETERMINED BY CITY ENGINEER OR THEIR REPRESENTATIVE. 8.PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL REQUIRED PERMITS AND APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UTIL THE CONTRACTOR HAS RECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS APPROED BY ALL OF THE PERMITTING AUTHORITIES. 9.IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD (APPROVED BY ENGINEER) SHALL BE APPLIED OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4” TOPSOIL. 10.REFER TO GRADING AND DRAINAGE AND EROSION AND SEDIMENT CONTROL PLAN FOR ALL EROSION AND SEDIMENT CONTROL DEVICE LOCATIONS. 11.BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET IN HEIGHT OR GREATER AND SHALL BE DESIGNED BY A STRUCTURAL ENGINEER AND THE DESIGN REVIEWED AND APPROVED BY THE CITY PRIOR TO INSTALLATION. 12.PROPOSED DRIVEWAY GRADES ARE 2% MINIMUM AND 10% MAXIMUM. 13.ANY MODIFICATION TO HOMES AT TIME OF BUILDING PERMIT APPLICATION THAT DEVIATES FROM THIS GRADING PLAN MUST BE SUBMITTED TO AND APPROVED BY THE CITY OF PRIOR LAKE 14.GEOTECHNICAL ENGINEER TO BE PRESENT DURING EXCAVATION OF ALL PRETREATMENT AND FILTRATION BASINS. GEOTECHNICAL ENGINEER TO PROVIDE RECOMMENDATION FOR BASIN LINERS WHICH MAY EXCEED 2' MINIMUM OF ON-SITE CLAYS PER CIVIL ENGINEERING PLANS. 15.4” OF TOPSOIL TO BE SPREAD OVER DISTURBED AREAS TO REDUCE LONG TERM WATER USE FOR IRRIGATION AND IMPROVE STORMWATER RUNOFF QUALITY. 16.PROPOSED FILTRATION AND PONDING AREAS SHALL BE PROTECTED THROUGHOUT CONSTRUCTION TO PREVENT COMPACTION OF SOILS AND SEDIMENTATION. 17.SEDIMENT CONTROL BMP'S SHALL BE INSPECTED BY THE CITY PRIOR TO LAND DISTURBING ACTIVITIES. 1 942.6 943.0 PROPOSED GARAGE FLOOR ELEVATION PROPOSED LOT NO. PROPOSED GROUND ELEVATION HOUSE TYPE LOWEST ALLOWABLE FLOOR ELEVATION 4. 8 % DRIVEWAY SLOPE 934.0 FB TOP HOUSE FOUNDTION FOR DROP GARAGE = DROP+0.3 DROP GAR. X.X PROPOSED LOW OPENING LO=943.3 CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 9 4 2 94 0 93 8 9 3 6 9 3 6 9 3 8 934 9 3 4 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 94 6 926 92 8 930 932 934 9 2 8 9 3 0 9 3 2 9 3 4 93 6 93 8 9 4 0 9 4 6 9 4 4 9 4 2 9 4 4 9 4 2 9 4 0 9 3 8 93 6 93 2 93 0 93 2 93 4 93 6 93 8 94 0 93 8 93 6 9 2 8 9 3 0 928 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 944 94 2 940 938 936 934 932 930 928 9 3 0 9 4 0 9 3 6 9 3 4 9 3 2 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 936 946 9 4 8 9 4 8 93 2 9 3 2 9 4 8 9 4 4 942 940 9 3 8 93 4 9 3 4 94 8 94 8 95 0 93 0 0+ 0 0 94 6 . 1 1 1+ 0 0 94 4 . 5 6 2+ 0 0 94 3 . 3 4 0+ 0 0 94 1 . 7 0 1+00 940.70 2+ 0 0 94 0 . 3 9 3+ 0 0 94 1 . 9 3 4+ 0 0 94 1 . 3 8 5+ 0 0 94 0 . 3 8 0+00 941.74 1+00 942.91 2+00 944.08 3+00 945.24 4+0 0 946. 1 7 5+00 945.4 1 6+00 945.31 LP : 2 + 0 7 . 6 4 El e v : 9 4 3 . 3 3 LP : 1 + 6 5 . 7 1 El e v : 9 4 0 . 2 2 HP : 3 + 2 1 . 5 1 El e v : 9 4 2 . 0 1 HP: 4 + 0 3 . 4 8 Elev : 9 4 6 . 1 7 LP: 5+55.23 Elev: 945.04 94 1 . 6 94 1 . 2 94 6 . 0 94 0 . 8 94 2 . 0 94 2 . 4 94 3 . 3 94 2 . 9 94 2 . 9 94 3 . 3 9 3 7 . 5 94 4 . 0 93 5 . 6 94 4 . 2 93 5 . 8 94 3 . 5 94 3 . 0 94 3 . 0 93 7 . 8 94 3 . 4 94 3 . 8 943 . 9 944 . 3 944.5 944.1 9 4 3 . 7 94 3 . 7 93 8 . 5 93 8 . 5 94 3 . 7 938.0 946.3 938.1 946.5 939.1 947.5 948. 0 947. 7 947.7 947.7 939.3 947.7 939.3 94 3 . 0 940.0 948.4 941.8 947.0 941.3 946.5 943.9 945.2 94 5 . 5 93 4 . 5 9 4 0 936.2 940.0 940.7 934.4 932.4 941.3 942.0 930.8 933.0 941.9 935.8 940.7 941.0 9 4 2 . 1 941.7 941.1 9 4 2 . 0 94 1 . 1 935.8 93 4 . 5 940.4 941 . 5 941.9 94 2 . 3 935.1 936. 1 946.2 946. 3 939 . 1 936.4 945.3 945.7 945.8 935.0 937.9 945. 7 943.5 944.9 944.1 943.8 937.2 939.7 941.6 940.6 940.9 939.9 938.3 938.5 94 0 9 4 0 9 3 8 94 2 . 6 9 4 3 . 3 939. 6 942. 8 939. 3 942. 5 150 ' S E T B A C K L I N E 1 5 0 ' S E T B A C K L I N E FIELD FIT PROPOSED BITUMINOUS TRAIL FIELD FIT PROPOSED BITUMINOUS TRAIL FIELD FIT PROPOSED BITUMINOUS TRAIL ST R E E T A STREET B SP R I N G V I E W L A N E 1 6 8 9 10 87 9 3 4 5 6 3 2 1 19 18 17 16 15 4 5 6 7 8 9 10 11 12 13 14 4 FBW O FBWO FBLO FB FB FB FB L O FBLO FBWO FBWO FBWO FB FBLO FBLO FB FB FB FBWO FBWO FBWO 946.6 FB L O FB 7.7% 7. 8 % F B L O 946 . 2 939.3 942.5 FBLOFBLO 943.5 9.5% 8.1% 4.5% 6.1% 7.0% 6.9% 7. 3 % 6. 8 % 5.3% 6.3% 8.0 % 7.6% 6. 5 % 4. 9 % 5. 7 % 5.5 % 6.0 % 7. 7 % 7.1% 7.8% 5.7%8. 0 % 6. 9 % 9.2% 7. 1 % 7. 7 % 940.6 942.6 941.8 942.0 943.3 943.5 942.3 942.3 942.2 943.1 9 4 3 . 5 94 3 . 0 943.0 94 2 . 6 94 4 . 3 94 5 . 6 94 5 . 8 94 6 . 8 94 6 . 3 94 6 . 5 941.8 945.3 94 7 . 0 94 6 . 7 94 6 . 8 937.1 935.1 935.1 934.6 934.1 937.3 941.6 942. 5 9 4 2 . 8 94 2 . 8 937.4 941.9 942.6 94 3 . 6 942.2 93 6 . 8 937.1 93 7 . 2 93 7 . 8 94 2 . 0 94 2 . 0 93 8 . 1 94 0 . 5 940.1 941.2 941.4 942.0 942.0 94 5 . 8 94 0 . 4 94 0 . 8 940.0 940.3 94 5 . 8 93 8 . 8 93 8 . 1 94 2 . 7 94 6 . 7 940.3 940.4 FBL O FBW O FBLO 94 2 . 7 FBL O 94 2 . 6 93 7 . 8 FB FB FILTRATION BASIN BTM = 930.00 100 YR HWL = 933.7 FBWO FBWO FBLO 4 23+ 0 0 931 . 3 5 24+ 0 0 931 . 5 7 2 5 + 0 0 9 3 1 . 7 9 26 + 0 0 93 2 . 6 7 27 + 0 0 93 7 . 2 6 28 + 0 0 94 3 . 0 4 TO P O F B E R M = 9 3 4 . 7 93 4 93 0 93 2 93 0 93 4 93 2 934 932 930 930 932 934 934 932 930 928 93 6 9 3 8 944 942 942 9 4 2 93 7 . 8 FBLO 9 3 2 93 0 93 4 93 4 9 3 4 93 6 9 4 0 938 934 936 936 938 936 94 4 93 4 9 2 6 9 3 0 9 3 4 9 3 8 93 8 9 3 4 928 940 94 0 938 E.O.F. 945.2 E.O.F. 940.9 94 0 E.O.F. 944.0 HW L HW L HWL HW L 938.7 LO=940.0 938.7 LO=9 4 0 . 0 939. 0 LO = 9 4 0 . 3 938.5 LO=939. 8 937.5 LO=938.8 937.3 LO=938.7 934.0 LO=938.5 935.7 LO=939.0 935.7 LO=939.0 934.7 LO=939.2 935.5 LO=944.8 935.3 LO=944.6 934.8 LO=944.1 934.0 LO=938.5 934.0 LO=935.3 934.5 LO=935.8 935.2 LO=936.5 935.0 LO= 936.3 933.7 LO=938.2 933.4 LO=942.7 934.3 LO=943.6 934.3 LO=943.6 937.5 LO=942.0 938.0 LO=942.5 939.4 LO=940.7 938.7 LO=940.0 938.7 LO=940.0 937.0 LO=941.5 94 4 . 5 943 . 9 93 5 . 1 9 3 8 . 5 945.5 945.5 CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) CB RIM:937.2 CB RIM:936.0 CB RIM:934.5 FES INV:930.0 (24") CB RIM:936.5 94 0 . 8 943.2 FES INV:927.0 (18") FES INV=931.50 (18") 93 8 940 94 0 940 9 4 2 94 2 93 4 9 3 7 . 0 93 5 . 1 93 5 . 3 93 4 . 6 93 4 . 1 93 7 . 3 94 2 . 9 943 . 4 943.6 9 3 8 . 0 93 8 . 0 93 8 . 0 93 7 . 3 937.4 937.6 938.6 939. 1 938. 8 938.8 938.8 938.8 939.5 94 0 . 7 94 1 . 5 94 2 . 4 94 2 . 4 940.8 942.3 94 0 . 3 FBLO F B L O CO CO CO CO CO CO CO M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S G R A D I N G P L A N 5 0 S C . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 3/06/2026 PRIOR LAKE MINNESOTA GRADING PLAN CAMPBELL SHORES 7.2 LOW FLOOR THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL THE GREATER OF LOW OPENINGS THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL OF CAMPBELL LAKE 150 FEET GRADING NOTES 1.ALL FINISHED GRADES SHALL SLOPE AWAY FROM PROPOSED BUILDINGS AT MINIMUM GRADE OF 2.0%. ALL SWALES SHALL HAVE A MINIMUM SLOPE OF 2.00% UNLESS NOTED OTHERWISE. A MINIMUM SLOPE OF 5% IS REQUIRED FOR THE FIRST 10 FT BEHIND HOUSES 2.THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS AND PREVENT THE OFF -SITE TRACKING OF SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY, WATERSHED AND NPDES PERMIT. 3.NOTIFY GOPHER STATE ONE CALL AT (800) 252-1166 48 HOURS PRIOR TO START OF CONSTRUCTION. 4.ALL IMPROVEMENTS TO CONFORM WITH CITY OF PRIOR LAKE STANDARD CONSTRUCTION SPECIFICATIONS, LATEST EDITION. 5.ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS. 6.REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL FOR SOIL CORRECTION REQUIREMENTS AND TESTING REQUIREMENTS. 7.STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION, REUSE STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE PROTECTED WITH SILT FENCE. ON SITE TOPSOIL CAN BE USED IF IT MEETS CITY SPECIFICATIONS AS DETERMINED BY CITY ENGINEER OR THEIR REPRESENTATIVE. 8.PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL REQUIRED PERMITS AND APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UTIL THE CONTRACTOR HAS RECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS APPROED BY ALL OF THE PERMITTING AUTHORITIES. 9.IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD (APPROVED BY ENGINEER) SHALL BE APPLIED OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4” TOPSOIL. 10.REFER TO GRADING AND DRAINAGE AND EROSION AND SEDIMENT CONTROL PLAN FOR ALL EROSION AND SEDIMENT CONTROL DEVICE LOCATIONS. 11.BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET IN HEIGHT OR GREATER AND SHALL BE DESIGNED BY A STRUCTURAL ENGINEER AND THE DESIGN REVIEWED AND APPROVED BY THE CITY PRIOR TO INSTALLATION. 12.PROPOSED DRIVEWAY GRADES ARE 2% MINIMUM AND 10% MAXIMUM. 13.ANY MODIFICATION TO HOMES AT TIME OF BUILDING PERMIT APPLICATION THAT DEVIATES FROM THIS GRADING PLAN MUST BE SUBMITTED TO AND APPROVED BY THE CITY OF PRIOR LAKE 14.GEOTECHNICAL ENGINEER TO BE PRESENT DURING EXCAVATION OF ALL PRETREATMENT AND FILTRATION BASINS. GEOTECHNICAL ENGINEER TO PROVIDE RECOMMENDATION FOR BASIN LINERS WHICH MAY EXCEED 2' MINIMUM OF ON-SITE CLAYS PER CIVIL ENGINEERING PLANS. 15.4” OF TOPSOIL TO BE SPREAD OVER DISTURBED AREAS TO REDUCE LONG TERM WATER USE FOR IRRIGATION AND IMPROVE STORMWATER RUNOFF QUALITY. 16.PROPOSED FILTRATION AND PONDING AREAS SHALL BE PROTECTED THROUGHOUT CONSTRUCTION TO PREVENT COMPACTION OF SOILS AND SEDIMENTATION. 17.SEDIMENT CONTROL BMP'S SHALL BE INSPECTED BY THE CITY PRIOR TO LAND DISTURBING ACTIVITIES. CO 1 942.6 943.0 PROPOSED GARAGE FLOOR ELEVATION PROPOSED LOT NO. PROPOSED GROUND ELEVATION HOUSE TYPE LOWEST ALLOWABLE FLOOR ELEVATION 4. 8 % DRIVEWAY SLOPE 934.0 FB TOP HOUSE FOUNDTION FOR DROP GARAGE = DROP+0.3 DROP GAR. X.X PROPOSED LOW OPENING LO=943.3 9 4 0 938 93 6 940 930 92 6 9 3 4 9 3 6 93 8 930 930 9 3 2 93 4 93 6 93 8 9 4 0 9 4 2 94 4 94 6 94 8 9 4 8 94 6 94 4 9 4 2 9 4 0 9 3 2 9 3 2 9 3 2 93 4 9 3 6 93 8 94 0 94 2 94 6 9 4 4 9 4 8 9 5 0 95 0 9 4 0 9 4 2 9 4 4 9 4 6 9 4 8 94 0 94 2 94 4 94 6 94 8 9 4 2 94 0 93 8 9 3 6 9 3 6 9 3 8 9 4 0 934 9 3 4 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 94 6 926 92 8 930 932 934 94 0 9 3 0 9 5 4 9 5 2 9 4 8 9 4 6 9 4 4 94 2 93 8 93 6 936 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 9 4 0 9 4 2 9 4 4 9 4 6 936 946 9 3 6 93 2 9 3 2 9 3 4 93 4 9 4 4 9 4 6 9 4 8 9 4 8 9 4 4 942 940 9 3 8 938 938 936 93 4 9 3 4 94 8 94 8 95 0 9 3 0 930 9 3 0 0+ 0 0 94 6 . 1 1 1+ 0 0 94 4 . 5 6 2+ 0 0 94 3 . 3 4 3+00 944.14 4+ 0 0 94 4 . 4 7 5 + 0 0 9 4 2 . 8 0 6 + 0 0 9 4 1 . 1 6 7+ 0 0 94 1 . 4 0 10+48 944.58 2+ 0 0 94 0 . 3 9 3+ 0 0 94 1 . 9 3 4+ 0 0 94 1 . 3 8 5+ 0 0 94 0 . 3 8 6 + 0 0 9 3 9 . 3 8 7 + 0 0 9 3 8 . 5 0 8+00 939.63 9+00 941.63 10+00 943.63 0+00 941.74 1+00 942.91 2+00 944.08 3+00 945.24 4+0 0 946. 1 7 5+00 945.4 1 6+00 945.31 7+00 947.8 6 L P : 6 + 3 8 . 6 4 E l e v : 9 4 0 . 9 6 HP : 3 + 6 4 . 3 7 El e v : 9 4 4 . 6 5 LP : 2 + 0 7 . 6 4 El e v : 9 4 3 . 3 3 HP : 3 + 2 1 . 5 1 El e v : 9 4 2 . 0 1 L P : 7 + 0 6 . 5 0 E l e v : 9 3 8 . 5 0 HP: 4 + 0 3 . 4 8 Elev : 9 4 6 . 1 7 LP: 5+55.23 Elev: 945.04 94 6 . 0 94 0 . 8 94 3 . 9 94 3 . 5 94 4 . 0 94 3 . 6 94 5 . 0 94 4 . 6 94 4 . 6 94 5 . 0 94 6 . 5 94 1 . 3 94 0 . 9 94 1 . 3 94 1 . 6 94 1 . 2 94 6 . 0 94 0 . 8 94 2 . 0 94 2 . 4 94 3 . 3 94 2 . 9 94 2 . 9 94 3 . 3 9 4 1 . 9 9 3 7 . 4 9 3 8 . 0 93 7 . 5 94 4 . 0 93 5 . 6 94 4 . 2 93 5 . 8 94 3 . 5 94 3 . 0 938.0 946.3 938.1 946.5 939.1 947.5 948. 0 947. 7 947.7 949.5 941.1 946.1 948.3 94 3 . 5 93 8 . 3 9 4 3 . 5 9 3 8 . 3 9 4 4 . 5 9 3 9 . 3 93 7 . 6 94 6 . 0 94 6 . 5 93 8 . 1 93 7 . 8 94 6 . 2 94 6 . 0 93 7 . 6 947.7 939.3 947.7 939.3 94 3 . 0 940.0 948.4 941.8 947.0 941.3 946.5 943.9 945.2 94 5 . 5 9 4 0 941.8940.3 938.0 941.2 940.0 942.1 941.0 943.2 941.5 941.7 937.2 E.O.F. 941.2 941.7 943.0 935.0 935.0944.6 935.0944.8 935.0944.0 938. 8 939.2 936.2 934.1 936.2 940.0 940.7 934.4 932.4 941.3 942.0 930.8 933.0 941.9 946.2 946. 3 939 . 1 936.4 945.3 945.7 940.9 947.1 947.4 945.8 935.0 937.9 945. 7 943.5 949.1 944.9 944.1 943.8 937.2 939.7 941.6 940.6 940.9 939.9 938.3 938.5 936.7 944.0E.O.F. 939.3 941.2 930 92 6 93 4 934 930 926 930 926 942 93 8 9 3 2 93 2 93 4 940 9 4 0 940 942 9 3 8 939. 6 942. 8 939. 3 942. 5 930 1 5 0 ' S E T B A C K L I N E 170TH STREET EAST WETLAND WETLAND WETLAND FIELD FIT PROPOSED BITUMINOUS TRAIL FIELD FIT PROPOSED BITUMINOUS TRAIL POWER POLES TO BE RE LOCATED PROPOSED BITUMINOUS TRAIL ST R E E T A STREET B SP R I N G V I E W L A N E FB 1 1 6 1 2 3 4 4 5 6 7 8 9 10 87 9 10 2 3 4 5 6 1 2 3 3 2 1 4 32 1 19 18 17 16 15 4 5 6 7 3 2 4 WET POND BTM = 925.00 NWL = 929.00 100YR HWL = 933.5 FILTRATION BASIN BTM = 930.00 100 YR HWL = 932.7 FBLO FBW O FB FB FBLO FB FBWO FBLO FBWO FBWO FBWO FBLO FBLO FBLO FBLO FBLO FB FB FB FB FB FBLO FBLO FBLO FBWO FBWO FBWO FBWO FBWO FBWO FBWO 946.6 FB L O FB 7.7% 7. 8 % 946 . 2 939.3 942.5 FBLOFBLO 943.5 934.0 8.3% 6.2% 7.4% 5.2% 9.4% 9.1% 9.5% 8.1% 4.5% 6.1% 7.6% 6. 5 % 4. 9 % 5. 7 % 5.5 % 6.0 % 7. 7 % 8. 5 % 7. 1 % 8.5% 6.4% 6.7% 7.1% 7.8% 5.7%8. 0 % 6. 9 % 9.2% 9.3% 7. 1 % 7. 7 % 7.5% 6.1% 5.3% 6.3% 6.7% 6.1% 6.3% 943.2 944.3 943.3 940.6 942.6 941.8 942.0 941.1 943.3 943.5 942.3 94 4 . 3 94 5 . 6 94 5 . 8 94 6 . 8 94 6 . 3 94 6 . 5 94 8 . 8 941.8 945.3 945.3 944.8 945.5 945.3 943.8 940.6 942.8 94 7 . 0 94 6 . 7 94 6 . 8 940.3 942.2 942.7 943.7 942.4 943.6 944.2 944.8 937.1 935.1 935.1 934.6 934.1 93 7 . 2 93 7 . 8 94 2 . 0 94 2 . 0 93 8 . 1 94 0 . 5 94 3 . 8 94 5 . 5 937.1 940.1 938.8 937.6 941.2 941.4 942.0 942.0 94 5 . 8 94 0 . 4 94 0 . 8 940.0 940.3 94 5 . 8 93 8 . 8 93 8 . 1 936.7 937.7 937.1 937.1 937.6 937.8 936. 5 942.7 942.2 936.9 94 8 . 3 94 6 . 7 940.3 940.4 937.5 942.5 938.3 936.9 943.6 FBL O FBW O 9 4 2 . 7 9 4 2 . 5 944.3 FBWO FBL O 94 2 . 6 93 7 . 8 FB FBWO FBWO FBLO FBLO D R O P G A R . 0 . 7 ' D R O P G A R . 0 . 7 ' 937.0 941.6 942.0 0+ 0 0 93 9 . 8 0 1 + 0 0 9 3 7 . 4 5 2 + 0 0 9 3 4 . 6 6 3+00 934.5 0 4+00 934. 5 0 5+00 934.50 6 + 0 0 9 3 4 . 4 6 7 + 0 0 9 3 4 . 5 4 28 + 0 0 94 3 . 0 4 L P : 6 + 4 7 . 9 7 E l e v : 9 3 4 . 0 6 E.O.F. 934.1 E.O.F. 938.7 93 7 . 8 FBLO 93 2 93 0 93 4 93 4 9 3 4 93 6 9 3 8 93 8 9 3 6 930932 934936 938 9 3 4 9 3 2 9 3 0 934 932 934 93 2 93 0 9 2 5 92 5 92 5 9 2 9 9 2 9 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 2 9 9 2 5 93 0 934 934 936 932 934 934 93 4 936 94 2 94 2 94 2 93 4 932 930 934 936 938 94 2 94 2 94 0 9 4 0 9 3 2 9 4 0 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 3 6 9 2 6 9 2 6 9 2 8 9 3 0 9 3 4 9 3 4 93 0 9 2 8 93 0 93 6 93 6 93 4 93 0 93 0 944 938 938 938 94 4 932932 93 4 932 92 6 92 8 93 2 93 4 9 3 8 9 2 6 9 3 0 9 3 4 9 3 8 9 3 6 940 94 2 9 4 2 94 2 938 E.O.F. 945.2 94 4 94 4 9 4 2 9 4 4 9 3 8 E.O.F. 944.0 E.O.F. 935.3 9 3 6 HWL H W L HW L HW L HW L HWL HW L H W L HWL HW L RW TOP:940.0 RW TOP:939.7 RW TOP:927.2 RW BTM:931.7 RW BTM:926.1 RW BTM:928.0 RW BTM:927.2 RW BTM:926.8 RW TOP:933.4 9+00 941.68 10+00 941.05 11+00 941.04 12+00 941.55 13+00 941.04 HP: 12+00.00 Elev: 941.55LP: 10+50.59 Elev: 940.83 CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) 942.3 LO=946.8 940.5 LO=941.8 938.7 LO=940.0 938.7 LO=9 4 0 . 0 939. 0 LO = 9 4 0 . 3 938.5 LO=939. 8 937.5 LO=938.8 937.3 LO=938.7 934.0 LO=938.5934.0 LO=935.3 934.5 LO=935.8 935.2 LO=936.5 935.0 LO= 936.3 933.7 LO=938.2 934.5 LO=938.7 934.7 LO=938.1 932.3 LO=941.6 932.6 LO=942.9 933.4 LO=942.7 934.3 LO=943.6 934.3 LO=943.6 937.5 LO=942.0 938.0 LO=942.5 939.4 LO=940.7 938.7 LO=940.0 938.7 LO=940.0 937.0 LO=938.3 937.2 LO=938.5 937.5 LO=938.8 937.0 LO=938.3 935.5 LO=940.0 935.5 LO=939.0 935.5 LO=939.0 934.9 LO=944.2 931.0 LO=944.3 936.0 LO=945.3 936.0 LO=945.3 937.5 LO=942.0 937.0 LO=941.5 937.0 LO=941.5 94 4 . 5 93 5 . 1 93 9 . 4 945.5 945.5 CB RIM:936.3 FES INV:931.0 (18") CB RIM:937.2 FES INV:930.0 (18") CB RIM:936.5 FES INV:929.0 (24") 94 0 . 8 943.2 12" TURN LANE 94 0 . 0 EXPOSE FOUNDATION EXPOSE FOUNDATION 93 8 94 0 938 940 94 0 940 9 4 2 94 2 93 4 9 3 6 . 9 9 3 7 . 5 9 3 7 . 0 93 5 . 1 93 5 . 3 93 4 . 6 93 4 . 1 93 7 . 3 937.4 937.6 938.6 939. 1 938. 8 938.8 940.6 945.6 938.8 938.8 939.5 93 7 . 3 93 7 . 3 93 7 . 6 93 7 . 1 9 3 8 . 8 9 3 7 . 8 93 7 . 8 94 3 . 0 94 3 . 1 94 4 . 1 94 4 . 1 94 0 . 4 94 0 . 7 94 1 . 5 94 2 . 4 94 2 . 4 940.8 942.3 94 0 . 3 94 0 . 3 94 0 . 8 FBLO F B L O FES INV=931.50 (18") FES INV:929.0 (18")CB RIM:935.0 94 0 . 0 CO CO CO CO CO CO CO CO CO CO CO M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S G R A D I N G P L A N 5 0 S C . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 3/06/2026 PRIOR LAKE MINNESOTA GRADING PLAN CAMPBELL SHORES 7.3 LOW FLOOR THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL LOW OPENINGS THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL OF CAMPBELL LAKE 150 FEET GRADING NOTES 1.ALL FINISHED GRADES SHALL SLOPE AWAY FROM PROPOSED BUILDINGS AT MINIMUM GRADE OF 2.0%. ALL SWALES SHALL HAVE A MINIMUM SLOPE OF 2.00% UNLESS NOTED OTHERWISE. A MINIMUM SLOPE OF 5% IS REQUIRED FOR THE FIRST 10 FT BEHIND HOUSES 2.THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS AND PREVENT THE OFF -SITE TRACKING OF SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY, WATERSHED AND NPDES PERMIT. 3.NOTIFY GOPHER STATE ONE CALL AT (800) 252-1166 48 HOURS PRIOR TO START OF CONSTRUCTION. 4.ALL IMPROVEMENTS TO CONFORM WITH CITY OF PRIOR LAKE STANDARD CONSTRUCTION SPECIFICATIONS, LATEST EDITION. 5.ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS. 6.REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL FOR SOIL CORRECTION REQUIREMENTS AND TESTING REQUIREMENTS. 7.STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION, REUSE STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE PROTECTED WITH SILT FENCE. ON SITE TOPSOIL CAN BE USED IF IT MEETS CITY SPECIFICATIONS AS DETERMINED BY CITY ENGINEER OR THEIR REPRESENTATIVE. 8.PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL REQUIRED PERMITS AND APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UTIL THE CONTRACTOR HAS RECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS APPROED BY ALL OF THE PERMITTING AUTHORITIES. 9.IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD (APPROVED BY ENGINEER) SHALL BE APPLIED OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4” TOPSOIL. 10.REFER TO GRADING AND DRAINAGE AND EROSION AND SEDIMENT CONTROL PLAN FOR ALL EROSION AND SEDIMENT CONTROL DEVICE LOCATIONS. 11.BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET IN HEIGHT OR GREATER AND SHALL BE DESIGNED BY A STRUCTURAL ENGINEER AND THE DESIGN REVIEWED AND APPROVED BY THE CITY PRIOR TO INSTALLATION. 12.PROPOSED DRIVEWAY GRADES ARE 2% MINIMUM AND 10% MAXIMUM. 13.ANY MODIFICATION TO HOMES AT TIME OF BUILDING PERMIT APPLICATION THAT DEVIATES FROM THIS GRADING PLAN MUST BE SUBMITTED TO AND APPROVED BY THE CITY OF PRIOR LAKE 14.GEOTECHNICAL ENGINEER TO BE PRESENT DURING EXCAVATION OF ALL PRETREATMENT AND FILTRATION BASINS. GEOTECHNICAL ENGINEER TO PROVIDE RECOMMENDATION FOR BASIN LINERS WHICH MAY EXCEED 2' MINIMUM OF ON-SITE CLAYS PER CIVIL ENGINEERING PLANS. 15.4” OF TOPSOIL TO BE SPREAD OVER DISTURBED AREAS TO REDUCE LONG TERM WATER USE FOR IRRIGATION AND IMPROVE STORMWATER RUNOFF QUALITY. 16.PROPOSED FILTRATION AND PONDING AREAS SHALL BE PROTECTED THROUGHOUT CONSTRUCTION TO PREVENT COMPACTION OF SOILS AND SEDIMENTATION. 17.SEDIMENT CONTROL BMP'S SHALL BE INSPECTED BY THE CITY PRIOR TO LAND DISTURBING ACTIVITIES. CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 1 942.6 943.0 PROPOSED GARAGE FLOOR ELEVATION PROPOSED LOT NO. PROPOSED GROUND ELEVATION HOUSE TYPE LOWEST ALLOWABLE FLOOR ELEVATION 4. 8 % DRIVEWAY SLOPE 934.0 FB TOP HOUSE FOUNDTION FOR DROP GARAGE = DROP+0.3 DROP GAR. X.X PROPOSED LOW OPENING LO=943.3 9 4 0 93 4 93 6 93 8 94 2 94 4 94 6 948 9 4 8 9 4 6 9 4 2 9 4 0 936 9 3 2 9 2 8 940 930 92 6 9 3 4 9 3 6 93 8 930 930 936 938 9 3 0 930 9 3 0 8+00 939.63 L P : 7 + 0 6 . 5 0 E l e v : 9 3 8 . 5 0 934.1 930 93 4 930 WETLAND WETLAND FIELD FIT PROPOSED BITUMINOUS TRAIL POWER POLES TO BE RE LOCATED FILTRATION BASIN BTM = 930.00 100 YR HWL = 932.7 936. 5 3+00 934.5 0 4+00 934. 5 0 5+00 934.50 6 + 0 0 9 3 4 . 4 6 7 + 0 0 9 3 4 . 5 4 L P : 6 + 4 7 . 9 7 E l e v : 9 3 4 . 0 6 E.O.F. 934.1 E.O.F. 938.7 930932 934936 938 9 3 4 9 3 2 9 3 0 934 932 934 93 2 93 0 934 934 932 934 934 93 4 93 4 932 930 934 936 938 932932 93 4 932 9 2 6 92 8 9 4 6 94 2 944 9 3 6 9 3 8 932 934 936 944 944 932 928 93 2 934 93 8 HWL H W L HW L HW L HW L 958 956 954 952 950 948 946 944 940 942 942 944944 940 9 4 0 9 4 2 9 4 4 9 4 6 948950 952 9 5 4 95 6 958958 9 5 6 9 5 4 95 2 95 0 94 8 94 6 94 4 94 29 4 0 9 3 8 9 3 6 RW TOP:927.3 RW TOP:940.0 RW TOP:940.0 RW TOP:939.7 RW TOP:927.2 RW BTM:931.7 RW BTM:926.1 RW BTM:928.0 RW BTM:927.2 RW BTM:926.8RW TOP:933.5 RW TOP:933.4 0+00 939.58 1+00 940.58 2+00 941.58 3+00 942.58 4+00 943.58 5+00 944.16 6+00 943.55 7+00 942.93 8+00 942.30 9+00 941.68 10+00 941.05 11+00 941.04 12+00 941.55 13+00 941.04 HP: 4+83.68 Elev: 944.19 HP: 12+00.00 Elev: 941.55LP: 10+50.59 Elev: 940.83 FES INV:931.0 (18") FES INV:930.0 (18") 12" TURN LANE POWER POLES TO BE RE LOCATED DEVLOPER TO OBTAIN TEMPORARY CONSTRUCTION EASEMENT FES INV=931.50 (18") CO CO CO CO CO CO CO CO CO CO CO DEVLOPER TO OBTAIN TEMPORARY CONSTRUCTION EASEMENT CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S G R A D I N G P L A N 5 0 S C . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 3/06/2026 PRIOR LAKE MINNESOTA GRADING PLAN CAMPBELL SHORES 7.4 LOW FLOOR THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL LOW OPENINGS THE GREATER OF 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL OF CAMPBELL LAKE 150 FEET DENOTES PROPOSED CONSERVATION EASEMENT GRADING NOTES 1.ALL FINISHED GRADES SHALL SLOPE AWAY FROM PROPOSED BUILDINGS AT MINIMUM GRADE OF 2.0%. ALL SWALES SHALL HAVE A MINIMUM SLOPE OF 2.00% UNLESS NOTED OTHERWISE. A MINIMUM SLOPE OF 5% IS REQUIRED FOR THE FIRST 10 FT BEHIND HOUSES 2.THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS AND PREVENT THE OFF -SITE TRACKING OF SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY, WATERSHED AND NPDES PERMIT. 3.NOTIFY GOPHER STATE ONE CALL AT (800) 252-1166 48 HOURS PRIOR TO START OF CONSTRUCTION. 4.ALL IMPROVEMENTS TO CONFORM WITH CITY OF PRIOR LAKE STANDARD CONSTRUCTION SPECIFICATIONS, LATEST EDITION. 5.ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS. 6.REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL FOR SOIL CORRECTION REQUIREMENTS AND TESTING REQUIREMENTS. 7.STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION, REUSE STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE PROTECTED WITH SILT FENCE. ON SITE TOPSOIL CAN BE USED IF IT MEETS CITY SPECIFICATIONS AS DETERMINED BY CITY ENGINEER OR THEIR REPRESENTATIVE. 8.PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL REQUIRED PERMITS AND APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UTIL THE CONTRACTOR HAS RECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS APPROED BY ALL OF THE PERMITTING AUTHORITIES. 9.IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD (APPROVED BY ENGINEER) SHALL BE APPLIED OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4” TOPSOIL. 10.REFER TO GRADING AND DRAINAGE AND EROSION AND SEDIMENT CONTROL PLAN FOR ALL EROSION AND SEDIMENT CONTROL DEVICE LOCATIONS. 11.BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET IN HEIGHT OR GREATER AND SHALL BE DESIGNED BY A STRUCTURAL ENGINEER AND THE DESIGN REVIEWED AND APPROVED BY THE CITY PRIOR TO INSTALLATION. 12.PROPOSED DRIVEWAY GRADES ARE 2% MINIMUM AND 10% MAXIMUM. 13.ANY MODIFICATION TO HOMES AT TIME OF BUILDING PERMIT APPLICATION THAT DEVIATES FROM THIS GRADING PLAN MUST BE SUBMITTED TO AND APPROVED BY THE CITY OF PRIOR LAKE 14.GEOTECHNICAL ENGINEER TO BE PRESENT DURING EXCAVATION OF ALL PRETREATMENT AND FILTRATION BASINS. GEOTECHNICAL ENGINEER TO PROVIDE RECOMMENDATION FOR BASIN LINERS WHICH MAY EXCEED 2' MINIMUM OF ON-SITE CLAYS PER CIVIL ENGINEERING PLANS. 15.4” OF TOPSOIL TO BE SPREAD OVER DISTURBED AREAS TO REDUCE LONG TERM WATER USE FOR IRRIGATION AND IMPROVE STORMWATER RUNOFF QUALITY. 16.PROPOSED FILTRATION AND PONDING AREAS SHALL BE PROTECTED THROUGHOUT CONSTRUCTION TO PREVENT COMPACTION OF SOILS AND SEDIMENTATION. 17.SEDIMENT CONTROL BMP'S SHALL BE INSPECTED BY THE CITY PRIOR TO LAND DISTURBING ACTIVITIES. CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 944 940 94 2 9 3 8 93 6 936 938 9 4 0 9 4 4 9 4 2 9 4 6 9 4 8 9 5 2 9 5 4 95 6 9 3 2 93 4 93 6 93 8 9 4 0 9 4 2 94 4 94 6 94 8 9 4 8 94 6 94 4 9 4 2 9 4 0 9 3 2 9 3 2 9 3 4 936 94 8 95 0 96 0 96 2 96 2 960 962 9 6 4 956 950 952 948 9 4 6 9 3 8 9 3 6 9 3 4 9 3 2 9 3 2 93 4 9 3 6 93 8 94 0 94 2 94 6 94 4 9 4 8 9 5 0 95 0 9 4 0 9 4 4 9 4 6 9 4 8 94 8 9 4 2 94 0 93 8 9 3 6 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 9 4 8 9 5 0 95 2 9 5 4 934 9 3 4 9 3 6 9 3 8 9 4 0 9 5 6 9 5 4 9 4 8 9 4 6 9 4 4 94 2 93 8 936 946 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 9 5 0 93 2 9 3 2 9 3 4 93 4 9 4 4 9 4 6 9 4 8 9 4 8 9 4 4 942 940 9 3 8 95 0 938 940 942 944 946 948 952 954 9 5 6 95 8 92 6 93 4 934 930 926 930 926 942 93 8 93 2 946946946 94 4 950 95 0 940 96 0 96 0 9 4 0 94 0 942 950 9 3 8 942 926 928 932 934 170TH STREET MA R S H A L L R O A D WETLAND PROPOSED TURN LANE PROPOSED BITUMINOUS TRAIL PROPOSED BITUMINOUS TRAIL STREET B ST R E E T C SP R I N G V I E W L A N E 1 1 2 3 4 4 5 6 7 8 9 10 8 7 9 10 3 2 1 16 17 18 19 20 21 22 1 11 12 13 14 15 65 4 32 1 19 18 17 16 3 2 5 1 2 9 2 5 9 2 5 92 5 92 5 929 92 9 9 2 9 9 2 9 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 2 9 9 2 5 93 0 936 94 2 94 2 94 2 94 2 94 2 94 0 9 4 0 9 3 2 934 926 92 8 93 0 934 936 928 93 2 92 8940 938 93 6 94 0 93 6 948 94 8 9 4 8 948 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 4 4 9 4 0 9 3 6 9 2 6 9 2 6 9 2 8 9 3 0 9 3 4 9 3 4 9 3 6 9 2 8 9 3 0 93 0 93 4 9 3 6 9 2 8 93 0 93 6 93 6 93 4 93 0 93 0 95 4 954 94 6 94 0 94 4 95 8 95 0 944 938 938 94 4 9 3 8 9 3 6 932 938 9 4 2 9 5 0 940 94 2 9 4 2 94 2 94 6 94 2 946 948 95 0 952 9 5 4 94 4 94 4 9 4 2 9 4 4 956 934 934 93 0 92 8 93 6 93 6 936 9 3 6 9 3 6 HWL HW L H W L HWL HWL H W L H W L HW L 292 293 301303 69 63 62 243 M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S T R E E P L A N . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 3/06/2026 PRIOR LAKE MINNESOTA TREE PRESERVATION PLAN CAMPBELL SHORES 8.0 LOW FLOOR 3 FEET ABOVE HKWL 2 FEET ABOVE HWL LOW OPENINGS 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL 150 FEET CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 9 4 2 94 0 93 8 9 3 6 9 3 6 9 3 8 934 9 3 4 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 94 6 926 928 930 932 934 9 2 8 9 3 0 9 3 2 9 3 4 93 6 93 8 9 4 0 9 4 6 9 4 4 9 4 2 9 4 4 9 4 2 9 4 0 9 3 8 93 6 93 2 93 0 93 2 93 4 93 6 93 8 94 0 94 2 93 8 93 6 9 2 8 9 3 0 928 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 944 94 2 940 938 936 934 932 930 928 9 3 0 9 4 0 9 3 6 9 3 4 9 3 2 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 936 946 9 4 8 9 4 8 93 2 9 3 2 9 4 8 9 4 4 942 940 9 3 8 93 4 9 3 4 94 8 94 8 95 0 93 0 9 4 0 94 0 9 4 0 9 3 8 150 ' S E T B A C K L I N E 1 5 0 ' S E T B A C K L I N E ST R E E T A STREET B SP R I N G V I E W L A N E 6 8 9 10 8 7 9 3 4 5 6 3 2 1 19 18 17 16 15 4 5 6 7 8 9 10 11 12 13 14 4 4 93 4 93 0 93 2 93 0 93 4 93 2 934 932 930 930 932 934 934 932 930 928 93 6 9 3 8 944 942 942 9 4 2 9 3 2 93 0 93 4 93 4 9 3 4 93 6 9 4 0 938 934 936 936 938 936 94 4 93 4 9 2 6 9 3 0 9 3 4 9 3 8 93 8 9 3 4 928 940 94 0 938 94 0 HW L HW L HWL HW L HWL 303 306307 308 311 312313 314 319 318 317321 322 324 341 342 346 348 353 352355 356 357 358 359 361 362 363 364 367 369 370 371 373374 375 377 378 372376379 386 387 388 389 488490487 480 469 459 458 452 449451 443 438 437 421 400 489 512514 515 516 517 518 520 523 527 535 538 540 544 546 548 550 551 552 555 557 569 574 576577580 578 590591 598 600 596 595 594 593 592 605 606 607 608 614 617 620 624 625 626 635 634 328 329330 418 433 434 445 455 456 466 502 494 497 633 CO CO CO CO CO CO CO M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S T R E E P L A N . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 03/06/2026 PRIOR LAKE MINNESOTA TREE PRESERVATION PLAN CAMPBELL SHORES 8.1 CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 93 4 93 6 93 8 94 2 94 4 94 6 948 9 4 8 9 4 6 9 4 2 9 4 0 936 9 3 2 9 2 8 940 930 92 6 9 3 4 9 3 6 93 8 94 0 9 3 0 930 9 3 0 930 1 2 3 93 6 9 3 8 93 8 9 3 6 930932 934936 938 9 3 4 9 3 2 9 3 0 934 932 934 934 93 4 93 2 930 934 936 938 932932 93 4 92 6 9 2 8 93 2 93 4 9 3 8 9 2 6 9 3 0 94 6 94 2 94 4 9 3 6 9 3 8 932 934 936 944 944 932 928 93 2 934 HWL H W L HW L 617 620 624 625 626 629 637 638 640 635 634 643 652 657 662 663 666 669708 770 769 756755 745 744 743 762 760757 754 746 752 786 784 781 780 778 797 812 821 820819 823 824 815 814 818 817 807816 825 826828 829 831 832 830 835 836837 838 839 841 842 843 846 844 886 849 852 853 881 885 633 715716 717718 719 720721 722 723 727 725 726 724 728 734 735736 737 749750748747753 738 739 740 741 742 763 766 765 764 767 768 759 758 911 913 907908910 905 904 902 900895 897 899 890 854 855 856 857 858 878 877 859 860 862 861 864 865 872 874 871 868 870 869 863 811 810808804805 806 845 785 786 789 787794796 772 771 761 809 0 CO CO CO CO CO CO CO CO CO M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S T R E E P L A N . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 03/06/2026 PRIOR LAKE MINNESOTA TREE PRESERVATION PLAN CAMPBELL SHORES 8.2 CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT 9 4 0 938 940 942 94 2 94 0 9 3 8 93 6 940 930 92 6 9 3 4 9 3 6 93 8 930 930 9 3 2 93 4 93 6 93 8 9 4 0 9 4 2 94 4 94 6 94 8 9 4 8 94 6 94 4 9 4 2 9 4 0 9 3 2 9 3 2 9 3 2 93 4 9 3 6 93 8 94 0 94 2 94 6 9 4 4 9 4 8 9 5 0 95 0 9 4 0 9 4 2 9 4 4 9 4 6 9 4 8 94 0 94 2 94 4 94 6 94 8 9 4 2 94 0 93 8 9 3 6 9 3 6 9 3 8 9 4 0 9 4 2 934 9 3 4 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 94 6 926 92 8 930 932 934 94 0 9 3 0 9 5 8 9 5 6 9 5 4 9 5 2 9 4 8 9 4 6 9 4 4 94 2 93 8 93 6 936 9 3 6 9 3 8 9 4 0 9 4 2 9 4 4 9 4 6 9 4 0 9 4 2 9 4 4 9 4 6 936 946 9 3 6 9 3 8 93 2 9 3 2 9 3 4 93 4 9 4 4 9 4 6 9 4 8 9 4 8 9 4 4 942 940 9 3 8 938 938 936 93 4 9 3 4 95 0 9 3 0 930 9 3 0 9 4 0 930 92 6 93 4 934 930 926 930 926 942 93 8 9 3 2 93 2 93 4 950 95 0 940 9 4 0 940 942 950 9 3 8 930 1 5 0 ' S E T B A C K L I N E 170TH STREET PROPOSED TURN LANE PROPOSED BITUMINOUS TRAIL PROPOSED BITUMINOUS TRAIL ST R E E T A STREET B SP R I N G V I E W L A N E 1 6 1 2 3 4 4 5 6 7 8 9 10 8 7 9 10 2 3 4 5 6 1 2 3 3 2 1 4 32 1 19 18 17 16 15 4 5 6 7 3 2 4 93 2 93 0 93 4 93 4 9 3 4 93 6 9 3 8 93 8 9 3 6 930932 934936 938 9 3 4 9 3 2 9 3 0 934 932 934 93 2 93 0 9 2 5 9 2 5 92 5 92 5 929 9 2 9 9 2 9 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 2 9 9 2 5 93 0 934 934 936 932 934 934 93 4 9 3 6 94 2 94 2 94 2 93 4 932 930 934 936 938 94 2 94 2 94 0 9 4 0 9 3 2 934 926 94 0 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 92 5 9 4 0 9 3 6 9 2 6 9 2 6 9 2 8 9 3 0 9 3 4 9 3 4 9 2 8 93 0 93 4 9 3 6 9 2 8 93 0 93 6 93 6 93 4 93 093 0 944 938 938 94 4 932932 93 4 92 6 92 8 9 3 2 93 4 9 3 8 9 2 6 9 3 0 9 3 4 9 3 8 9 3 6 940 94 2 9 4 2 94 2 94 6 938 94 4 94 4 9 4 2 9 4 4 93 8 9 3 6 HWL H W L HW L HW L HW L HWL HW L H W L HWL H W L HW L 303 69 63 62 574 576577580 578 590591 598 600 596 595 594 593 592 605 606 607 608 614 617 620 624 145 625 626 629 637 638 640 635 634 643 652 657 662 663 666 669 243 146 708 633 715 0 CO CO CO CO CO CO CO CO CO CO CO M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S T R E E P L A N . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 03/06/2026 PRIOR LAKE MINNESOTA TREE PRESERVATION PLAN CAMPBELL SHORES 8.4 CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT M a r 0 6 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ C A M P B E L L S H O R E S T R E E P L A N . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO PM AS SHOWN 18916.01 03/06/2026 PRIOR LAKE MINNESOTA TREE PRESERVATION PLAN CAMPBELL SHORES 8.5 CO DATE____________ REG. NO._________ I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DRAFT TIER 1 150 ' S E T B A C K L I N E 1 5 0 ' S E T B A C K L I N E G9 G2 G3 G4 G6 G7 G8 150' SETBACK LINE 170TH STREET MA R S H A L L R O A D WETLANDWETLAND WETLAND CAMPBELL LAKE OHWL:925.6 (NAVD 88) HIGHEST KNOWN WATER ELEVATION:926.12 (NAVD 88) G1 G10 OPEN SPACE WETLAND 320' 320' TIER 2 360' TIE R 3 ROW ROW OPEN SPACE A 122,343 SQ.FT., 2.81 AC. ROW OPEN SPACE B 159,081 SQ.FT., 3.65 AC. 31 10,399 SF ROW G5 90 . 0 65 . 0 75 . 0 7 5 . 0 75.0 75. 0 8 7 . 8 75 . 3 75 . 0 74 . 2 90 . 0 65.0 65.0 65.0 30 10,399 SF 33 9,914 SF 32 10,399 SF 34 9,202 SF 82 . 5 65 . 0 65 . 0 65 . 0 6 5 . 0 70. 0 70.0 65 . 0 65 . 0 65 . 0 65 . 0 65 . 0 13 33,182 SF 14 68,349 SF 18 11,759 SF 89.3 65.5 65 . 0 94 . 9 79 . 5 65 . 0 82 . 5 15 58,368 SF 16 41,908 SF 66.0 68.0 75 . 0 75 . 0 65 . 0 82 . 5 75 . 0 7 5 . 0 7 5 . 0 7 5 . 0 65 . 0 R =100.00 R = 3 0 0.0 0 26 9,742 SF 24 11,524 SF 22 37,489 SF 28 11,631 SF 27 10,550 SF 19 12,317 SF 62 9,629 SF 59 10,823 SF 60 11,731 SF 61 9,792 SF 46 18,154 SF 47 18,846 SF 25 9,174 SF 69.2 65.0 29 11,940 SF 83.8 70 . 0 70 . 0 68 . 0 68 . 9 7 6 . 6 7 1 . 3 84 . 5 65 . 0 65 . 0 83 . 0 23 39,022 SF 8 37,177 SF 9 32,098 SF 10 24,377 SF 11 20,023 SF 12 19,922 SF 6 20,121 SF 7 25,637 SF 4 11,018 SF 5 27,079 SF 2 10,164 SF 1 14,168 SF 53 12,296 SF 3 9,225 SF ROW 54 12,495 SF 55 10,047 SF 56 11,752 SF 57 10,474 SF 58 12,177 SF 51 24,377 SF 37 39,212 SF 42 19,907 SF 41 16,783 SF 40 17,267 SF 39 15,076 SF 38 26,925 SF 36 34,291 SF 35 16,145 SF 48 19,023 SF 49 17,910 SF 50 23,007 SF 52 25,133 SF ROW 45 12,626 SF 56RW 56RW 60RW 56 R W 56 R W 56 R W 60RW 56RW 56RW FIELD FIT PROPOSED BITUMINOUS TRAIL 65.1 65.0 65.0 OPEN SPACE D TRAIL 2,560 SQ.FT., 0.06 AC. 65 . 0 OPEN SPACE F TRAIL 4,090 SQ.FT., 0.09 AC. 21 30,097 SF 20 10,325 SF LOT 776 24,202 SF 43 17,785 SF 44 8,622 SF OPEN SPACE C CONSERVATION EASEMENT AND PONDING- 365,357 SQ.FT., 8.39 AC. OPEN SPACE E CONSERVATION EASEMENT AND PONDING- 175,826 SQ.FT., 4.04 AC. TOTAL AREA: 1,758,269 SQ.FT., 40.36 AC. TIER 1 ROW : 36,359 SQ.FT., 0.83 AC. TIER 3 ROW : 20,408 SQ.FT., 0.47 AC. TIER 2 ROW : 3,245 SQ.FT., 0.07 AC. TIER 3 : 383,189 SQ.FT., 8.80 AC. TIER 2 : 453,435 SQ.FT., 10.41 AC. TIER 1 : 812,068 SQ.FT., 18.64 AC. CONSERVATION EASEMENT 541,181 SQ.FT., 12.42 AC. TIER 3 WETLAND : 20,689 SQ.FT., 0.47 AC. TIER 1 WETLAND : 47,456 SQ.FT., 1.09 AC. TIER 2 WETLAND : 18,466 SQ.FT., 0.42 AC. M a r 0 9 , 2 0 2 6 - G : \ P l a t s \ S c o t t C o u n t y \ C A M P B E L L S H O R E S \ P L A N S \ T I E R E X H I B I T . d w g REV. SHEETCHECKEDDESIGNED DATEDRAWN SCALE JOB NO. PINNACLE FAMILY HOMES 5100 CONDON ST. SE. PRIOR LAKE, MN 55372 CO JPM AS SHOWN 18916.01 3/6/2026 PRIOR LAKE MINNESOTA TIER EXHIBIT CAMPBELL SHORES 1 LOW FLOOR 3 FEET ABOVE HKWL 2 FEET ABOVE HWL LOW OPENINGS 3 FEET ABOVE HKWL 2 FEET ABOVE HWL 2 FEET ABOVE EMERGENCY OVERFLOWS SETBACKS: FRONT YARD AND SIDE STREET 25 FEET SIDE YARD 7.5 FEET REAR YARD 25 FEET (HOUSE, DECKS AND PORCHES) OHWL 150 FEET DENOTES PROPOSED CONSERVATION EASEMENT [Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 Memorandum To: Nick Monserud, City Engineer Stephanie Thulien, Project Engineer From: Kris Keller, Project Engineer Laura Rescorla, Project Manager Date: April 10, 2026 Re: Campbell Shores – Preliminary Plat We have reviewed the preliminary plat documents submitted for the Campbell Shores development west of Marshall Road and north of 170th Street East as prepared by Probe Engineering. The following documents were reviewed: • Civil Plan Set – Campbell Shores Civil Set Preliminary.pdf dated March 6, 2026 • Stormwater Management Plan - Campbell Shores Stormwater Management Report_Preliminary.pdf dated March 2, 2026 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. Additional comments may be generated by PLSLWD’s review of the revised plans 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. 5. Plans shall be signed by an engineer licensed in the State of Minnesota. Plat 1. Provide drainage and utility easements for all public utilities running across private property. a. The width of the easement should be at least two times the greatest depth of the utility with a minimum of 20' centered on the utility 2. Provide drainage and utility easements for all drainage swales that convey water from one lot across another a. The width of the easement should be a minimum of 10’ with at least 5' on either side of the center of the swale Streets/Trails 1. The proposed improvements along County roads will need to be coordinated with Scott County. 2. A sight line analysis should be completed for all intersections. 3. The final plans should include a signing and pavement marking plan, including at a minimum: size and locations of stop signs, street signs and pedestrian crossing signs, and size type and location of street lane markings and pedestrian crossing striping. 4. Street Profiles a. Vertical curves need to meet the minimum required K value (30 for crest curves, 36 for sag curves) for 30 mph. b. Minimum 1% for centerline road grade 5. Provide horizontal curve/alignment information for all roads. a. Curves must meet a 30 MPH design speed and shall have a minimum 250’ centerline radius 6. Local streets require; a. 60' ROW width b. 32' F-F c. 15’ radii local to local intersections 7. Collector streets require; a. 20’ radii collector to local intersections b. Trail on one side; Sidewalk on the other Stormwater Management 1. Volume Control a. Filtration basins receive 65% water quality volume credit and wet ponds receive a 50% water quality volume credit. Apply these credits to the proposed BMPs. Note that: i. The treatment volume for wet ponds is the volume below the NWL. ii. Credit given is based on the impervious area draining to the pond. iii. Stage storage tables are required to verify the filtration volumes provided. b. Not all the proposed impervious surface drains to a proposed BMP (subcatchments 7S, 9AS, 9S and 5S). The WQV required for impervious area draining to the BMPs is 0.92 ac- ft, compared to the total WQV required of 1.13 ac-ft. Considering the WQV credits, adequate WQV is provided for the impervious draining to the BMPs, however, treatment should be provided for all proposed impervious area. Filtration Basin SW Filtration Basin N Wet Pond Total Project Area Impervious Area to Basin (ac) 1.62 2.40 7.00 11.02 WQV Required for Impervious Area (ac-ft) 0.14 0.20 0.58 0.92 WQV Credit (%) 65 65 50 --- WQV Required with Credit (ac-ft) 0.21 0.31 1.17 1.68 WQV Provided Below Outlet (ac-ft) 0.705 0.998 6.376 8.08 2. Freeboard a. The low floor elevations need to be raised 2’ above the overland EOF routes. Numerous houses do not meet this requirement including Block 2 Lots 1, 2, 7, 8, 9, 10, 15, 16 and Block 4 Lots 1, 14, 15 b. Update LO elevation for Block 2 Lot 16. 3. Basin Design a. Outlet Control Structures are required for the filtration basins. The draintile outlet should tie into the OCS rather than discharging separately. 4. Hydrologic and Hydraulic Analysis a. Include the proposed roundabout drainage area in existing conditions. b. Label the existing contours on the drainage area map. c. For the filtration basins, exfiltration should be included in the HydroCAD model and routed to the draintile outlet. d. A portion of the site and a portion of the roundabout project improvements are not included in any proposed drainage area (area between 11S and 12S). Grading Plan 1. The slopes in Block 2, lots 8 and 9 appear to be steeper than 4:1. Confirm slopes in this location and update if necessary. 2. It appears that the grading, drainage, and storm sewer configuration in the southeast corner of the site should be reconsidered. 3. The City’s maximum allowable drainage swale length is 300 ft. There are two swales onsite that exceed that limit; one swale located along Marchall Rd and another swale located in block 5. 4. Provide filtration basin and wet pond details that have all relevant elevations labeled (bottom of basin, filtration media elevation, draintile elevation, EOF, etc) 5. Existing and proposed impervious quantities are included in the SWPPP. The existing impervious is not consistent with SWMP, confirm existing impervious quantity. 6. Include wetland buffers and wetland signs consistent with City standards. 7. Show construction limits and do not disturb areas on grading plan. 8. Show maintenance access routes for all stormwater basins. Utilities 1. Storm Sewer a. Include the OCS diameter on the provided detail. The minimum diameter for an OCS with a weir wall is 66”, the current OCS is 60” based on the HydroCAD model. Verify the top of weir wall and lower side of the grate elevations; as currently shown the structure is not constructible. b. Include FES locations in storm sewer sizing spreadsheet to check velocities going into the ponds. It is recommended that velocities do not exceed 6 fps at basin inlets. c. Include marking signs for storm sewer structures outside of roadway areas. d. Include pipe sizes on outlet control structure detail. Commented [LR1]: Note to Michelle: Stephanie mentioned this as a requirement in the meeting. e. The pipe from FES 402 to CBMH 401 is not within an easement. f. Include MnDOT riprap standard detail. g. Note the FES material, it must but RCP. h. Provide grate type for storm sewer structures. The City prefers R-3067. 2. Sanitary Sewer a. Along Marschall Road, Lower sanitary main to allow for adequate cover (8') below the lowest point of the sanitary alignment (Assume a 930 ground elevation at the northeast corner of the wetland adjacent to Marschall Road (CR 17) i. See following inserted areawide plan b. Transition utilities along Marschall Road into the right of way at the northern border in case future right of way /easement is not available c. Provide 10 gauge tracer wires for the sanitary sewer services for locating purposes. The tracer wire should connect to a tracer wire access box at the easement (see Plate #401). 3. Watermain a. Show hydrant tees in profile i. Adjust watermain and/or hydrant locations such that hydrants are located at all system high points b. All water service pipe to be CTS HDPE SDR 9 Miscellaneous 1. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer submitted for review and approval prior to permit issuance. SWPPP 1. Include SWPPP designer/inspector with future submittals. 2. Include standard details for erosion and sediment control practices. 3. Include soil types and location of potential pollutant generating activities on the SWPPP. 4. Show areas that will not be disturbed and any relevant buffer zones. Show phasing on the erosion and sediment control plan. 5. Temporary sediment basins are required due to the proximity of an impaired water. Show temporary sediment basin(s) on erosion and sediment control plan. 6. Include waste control and pollution prevention measures. 7. Show concrete washout location on plans. 8. Show soil stockpile areas on plans. 9. Include City specific street sweeping note: All adjacent streets will be swept daily, or as directed by the City, to remove all accumulated materials. Failure to perform any street sweeping within six hours of notice by the City will result in the work being performed by the City and all associated costs billed. The City also requires removal of accumulated materials on streets during the winter. 10. Include TMDL and specific impairments for Spring Lake. 11. When biofiltration system is excavated to within 3’ of final grade, rigorous erosion prevention and sediment control must be established and the area must be staked and marked to prevent heavy construction vehicles or equipment from compacting soil within the filtration area. Wetland 1. The wet meadow and shallow marsh areas of Wetland 2 should be delineated and a replacement plan application submitted for review by the WCA Technical Evaluation Panel (TEP). PLSLWD 1. Additional comments may be generated by PLSLWD’s review of the plans 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 26-04PC VARIANCE FROM THE REQUIRED 50 PERCENT OPEN SPACE FOR A SHORELAND OVERLAY DISTRICT PLANNED UNIT DEVELOPMENT IN THE R-1 SD (LOW DENSITY RESIDENTIAL SHORELAND) ZONING DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on May 18, 2026, to consider a request from Pinnacle Family Homes, on behalf of the property owners, to approve a variance from the Shoreland Overlay District requirement that at least 50 percent of the project area within the Shoreland Overlay District be preserved as open space to allow the subdivision of a parcel located in the R- 1 SD (Low Density Residential Shoreland) Zoning District at the following property: 1390 170TH Street E, Prior Lake, MN 55372 (PID 259050250) Legal Description attached as Exhibit A; and WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Board of Adjustment proceeded to hear all persons interested in this variance request, and persons interested were afforded the opportunity to present their views and objections related to the variance request; and WHEREAS, The Board of Adjustment has reviewed the application for the variance as contained in Case #DEV26-00016 and held a hearing thereon on May 18, 2026; and WHEREAS, The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Board of Adjustments hereby adopts the following findings: a) Variances shall only be permitted when they are in harmony with the general purposes and intent of the Zoning Code. The granting of the variances is in harmony with the general purposes of the Ordinance and Comprehensive Plan. The purpose of the Zoning Ordinance is to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 10-433) policy’s intent is “in the best interests of the public health, safety, and welfare to provide for the wise development of shoreland of public waters.” 2 The proposed Shoreland Planned Unit Development preserves substantial shoreline open space, wetlands, conservation easements, significant tree resources, trail corridors, and natural environmental features adjacent to Campbell Lake while accommodating clustered residential development and regional public infrastructure improvements. b) Variances shall only be permitted when they are consistent with the Comprehensive Plan. The granting of the variance is consistent with the Comprehensive Plan and its goal to maintain and improve physical character and identity. This is accomplished by achieving compatible relationships between different types of land uses by utilizing design standards, appropriate buffers, land use transitions, and high-quality design. The proposed development preserves significant open space areas and natural resources while allowing residential development consistent with the Urban Low Density Residential land use designation. c) Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the Zoning Code. “Practical difficulties,” as used in connection with the granting of a variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code, the plight of the landowner is due to circumstances unique to the property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Practical difficulties exist due to the need to accommodate regional public infrastructure improvements associated with the future Scott County roundabout, regional stormwater ponding, roadway improvements, and trail underpass improvements near the intersection of CH17 and 170th Street E. The proposed public infrastructure improvements require substantially more land area than would otherwise be necessary for the residential subdivision alone. Portions of the site that could otherwise accommodate approximately two residential lots are instead utilized for regional stormwater and transportation infrastructure improvements associated with Scott County requirements. Because portions of the site are occupied by regional public infrastructure improvements, some of the residential lots were configured in areas that may otherwise have remained open space within the Shoreland Overlay District. The requested variance is not solely related to increasing private development yield, but rather results from accommodating regional public infrastructure improvements while continuing to preserve substantial open space, conservation easements, wetlands, shoreline areas, and environmental resources throughout the development. The variance, if granted, will not alter the essential character of the surrounding area. d) Economic considerations alone do not constitute practical difficulties. Economic considerations are not the reason for the variance request. 3. Based upon the findings set forth herein, the Board of Adjustment hereby approves a variance from Section 10-439(d)(3) to allow less than 50 percent open space within the Shoreland Overlay District associated with the Campbell Shores Shoreland Planned Unit Development. 4. The variance is approved subject to the following conditions of approval: a. The developer shall revise the plans according to the April 10, 2026 City Engineering & Public Works Dept. Memorandum. 3 b. The developer shall obtain a grading permit from the City Engineering Department prior to any grading or tree removal on the site. c. The Developer shall obtain the required permits from other state or local agencies prior to applicable on the site d. The applicant shall comply with all applicable conditions of approval associated with the Preliminary Plat, Planned Unit Development, engineering review, and Shoreland Overlay District requirements. e. Conservation easements, outlots, and open space preservation areas shall be finalized prior to Final Plat approval. f. The variance resolution shall be recorded with Scott County. PASSED AND ADOPTED THIS 18TH DAY OF MAY 2026. _______________________________ Bryan Fleming, Commission Chair ATTEST: _________________________________ Casey McCabe, Community Development Director Commissioners Aye Nay Absent Abstain Fleming ☐ ☐ ☐ ☐ Fenstermacher ☐ ☐ ☐ ☐ Tennison ☐ ☐ ☐ ☐ Yurko ☐ ☐ ☐ ☐ Rook ☐ ☐ ☐ ☐ Schmokel ☐ ☐ ☐ ☐ Nicholson ☐ ☐ ☐ ☐ 4 Exhibit A Legal Description: That part of Government Lot 4, Section 5, Township 114, Range 22, Scott County, Minnesota lying westerly of the west line of GEISTER HILLS, according to the recorded plat thereof and southerly of the following described line: Beginning at the intersection of the easterly extension of the north line of GEISTER HILLS, according to the recorded plat thereof, with the east line of said Government Lot 4; thence South 88 degrees 31 minutes 26 seconds West, along said north line and its easterly extension, a distance of 702.04 feet to the northwest corner of said GEISTER HILLS; thence North 0 degrees 48 minutes 59 seconds East a distance of 97.26 feet; thence North 89 degrees 40 minutes 37 seconds West a distance of 608.65 feet to the west line of said Government Lot 4 and there terminating. AND The South Thirteen (13) acres of Government Lot 4, Section 5, Township 114, Range 22, Scott County, Minnesota.Government Lot 5, Section 5, Township 114, Range 22, Scott County, Minnesota. EXCEPT the following described land: Commencing at the southeast corner of said Government Lot 5; thence North, along the east line thereof, a distance of 687.00 feet to the point of beginning of the tract of land to be described; thence continuing North, along the east line, a distance of 300.00 feet; thence West, at right angles, a distance of 363.00 feet; thence South, at right angles, a distance of 300.00 feet; thence East, at right angles, a distance of 363.00 feet to the point of beginning. EXCEPT the following described land: Part of the South Thirteen (13) acres of Government Lot 4 and part of Government Lot 5, all being part of Section 5, Township 114, Range 22, Scott County, Minnesota described as follows: Commencing at the southeast corner of the Southwest Quarter of said Section 5; thence on an assumed bearing of North 0 degrees 49 minutes 01 seconds East, along the east line of said Government Lots 4 and 5, a distance of 987.00 feet; thence North 89 degrees 10 minutes 59 seconds West 50.00 feet to the point of beginning of the tract to be described; thence continuing North 89 degrees 10 minutes 59 seconds West 313.00 feet; thence South 0 degrees 49 minutes 01 seconds West 115.00 feet; thence South 88 degrees 31 minutes 28 seconds West 338.75 feet; thence North 0 degrees 49 minutes 01 seconds East 725.47 feet to the north line of said South 13 acres of Government Lot 4; thence North 88 degrees 31 minutes 28 seconds East, along said north line, 652.00 feet; thence South 0 degrees 49 minutes 01 seconds West 343.84 feet; thence North 89 degrees 10 minutes 59 seconds West 60.00 feet; thence South 0 degrees 49 minutes 01 seconds West 50.00 feet; thence South 89 degrees10 minutes 59 seconds East 60.00 feet; thence South 0 degrees 49 minutes 01 seconds West 229.16 feet to the point of beginning.