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HomeMy WebLinkAbout4A Aspen Ridge II PC Packet 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE:February 24, 2025 AGENDA #:4A PREPARED BY: PRESENTED BY: Paul Moretto, Planner Casey McCabe, Community Development Director AGENDA ITEM:Consider a Preliminary Plat and Preliminary Planned Unit Development Plan for a Development to be know as Aspen Ridge at 17801 Fairlawn Avenue DISCUSSION:Introduction Distinctive Land Development LLC, on behalf of the property owner, Roberta Grube, has applied for approval of a Preliminary Plat and Preliminary Planned Unit Development to be known as Aspen Ridge. The application proposes a 46-unit single- family residential development at 17801 Fairlawn Avenue in Spring Lake Township near the intersection of Fairlawn Avenue and 180th Street East. A prior applicant, Wooddale Builders, received a recommendation of approval for previous development plan proposing 48 residential units following a public hearing conducted by the Planning Commission on September 9, 2024. The September 9, 2024 public hearing also included a recommendation to the City Council related to an amendment to the Comprehensive Land Use Plan and an amendment to the Development Staging Plan. Following the Planning Commission’s recommendation of approval, Wooddale Builders paused the project due to higher than anticipated development costs and extended their application review period. Wooddale Builders decided not to move forward with the development and has since transferred their application to Distinctive Land Development, LLC; Distinctive Land Development has entered into a purchase agreement with the property owner. Due to the minor revisions to the development plan previously considered by the Planning Commission and in the interest of full transparency, city staff is requesting a second public hearing to consider the proposed changes to the Preliminary Plat and PUD. On September 9th, 2024, the Planning Commission held a public hearing and recommended approval of the proposed Comprehensive Plan Amendments. The amendments included updating the Development Staging Plan that the Metropolitan Council uses to establish the Metropolitan Urban Services Area (MUSA) and updating the Land Use Map to include this parcel and guide its development as residential low- density, so those two items will not be considered by the Commission this evening. The purpose of this public hearing is to consider a request for a Preliminary Plat and Planned Unit Development Plan for the subdivision of 46 single-family lots on approximately 18.67 acres of developable land at 17801 Fairlawn Avenue. 2 PRELIMINARY PLAT AND PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN The subject parcel, 17801 Fairlawn Avenue, is 40.25 acres with 18.29 acres developable for single-family homes and 21.96 acres placed into conservation easements. The large conservation easements will be granted to the City of Prior Lake and to the Prior Lake – Spring Lake Watershed District for wetland conservation. The density requirements for sewered subdivisions in the 2040 Comprehensive Plan for R- LD uses is 2.5 units per acre. Topography and wetland locations require lot size variation that is not conducive to standard Low-Density R-1 lots. Therefore, a Planned Unit Development is proposed for this development. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total development site area is approximately 40.25 acres. Net acreage for development is approximately 18.29 acres. Topography: The area includes upland around 990’ MSL elevation with moderate undulation with a high point near 1000’ MSL. There are lower wetlands near 960’ MSL. Wetlands: There are significant wetlands located throughout the property. The unique lot design and layout take this fact into consideration. The developer proposes minimizing impact on the wetland through design. These designs are evaluated under the regulations of the Weland Conservation Act. Access: The primary access to this site is at the intersection of Fairlawn Avenue and a private driveway to an existing home. This will be replaced with the extension of Winfield Way SW from its current terminus along the eastern property line westward to an intersection with Fairlawn Avenue. 2040 Comprehensive Plan Designations: This application includes a request to add the subject parcel to the 2040 Comprehensive Plan’s Land Use Plan Map as R-LD and to include the subject parcel in the Development Staging Plan 2030 MUSA. These two actions were previously recommended for approval by the Planning Commission. Zoning: The subject parcel will be zoned R-1, Low Density Residential at the time of annexation. PROPOSED PLAN Lots: The development plan calls for 46 lots to be developed into detached single-family homes. Due to the substantial wetlands on the property, lot areas will vary in area, width and depth. Some lots will not meet the minimum R-1 standards for lot sizes as identified in City Code. Generally, the lots will be greater than 30,000 square feet with widths near 72 feet. Lots will range from 114,560 square feet to 9,377 square feet. Lot widths vary between 66 feet and 91 feet with a 72 average. Density: Density of the development is based on the net area of the site, which is approximately 18.67 acres. There are a total of 46 proposed units for a net density of 2.52 units per acre. This is consistent with R-1 zoning and LD-R land use standards. 3 Building Setbacks: The developer is proposing the following standards as part of the R-1, Low Density Residential Planned Unit Development: Setbacks Standard (R-1 Zoning)Proposed Front 25’25’ Side 10’7.5’ per side Rear 25’25’ Side yard (abutting street)25’25’ Sidewalk/Trails: Sidewalks are planned for the south side of Windfield Way SW. They have proposed a cut-through to Fairlawn Avenue through Lot 1, Block 3 and Lot 4, Block 2 and the end of the cul-de-sac. There is a planned future trail on Fairlawn Avenue. Tree Replacement: There are significant trees onsite and will require tree replacement. The applicant has prepared the following plan. Staff will work with the applicant to address any calculation technicalities and require updates if found. The tree survey identifies 2,238.5 inches of significant trees. There are 440.5 inches that are exempt for a net total of 1797.7. The development is allowed to remove up to 35% of the tree stock, or 629 inches, without replacement. The developer proposes removing 1,068 inches or 59.4% of the tree stock. They are required to replace the removed inches over 35% at a rate of ½ inch per 1 inch removed. The required replacement is 220 inches. They are proposing to replace trees at the city standard of 2” or greater trunk which will require 110 trees. This will be in addition to the required two interior lot trees and three corner lot trees. Streets: The proposed project will have local public streets that will be 32’ back of curb to back of curb within a 60’ Right-of-Way (ROW). Additionally, there will be 47’ radius cul-de-sac within a 60’ ROW. All streets will be constructed to the City of Prior Lake Engineering and Public Works Standards. Windfield Way SW will extend west to Fairlawn Avenue. The north half of 180th and east half Fairlawn Avenue will be dedicated to the City as right-of-way. The developer will provide an escrow for future improvement of 180th Street. Sanitary Sewer / Water Mains: Sanitary sewer and watermains will be extended from Windfield Way SW through the development westward and up through the cul-de-sac. Utilities are also proposed to be extended from Maple Drive to the north through an existing drainage and utility easement. Grading / Storm Water: The site features modest changes in grading. The proposal is to grade the development in one phase to take place in Spring 2025. The overall grading acreage is 21.4 acres. Grading will require 6,640 cubic yards of excavation. The site will be graded so that storm water drainage will be directed to three storm water basins in the north and two on the southwest portion of the site. This will hold volume until water is discharged to the wetland. Fees and Assessments: Development fees will be subject to the standards of the city as required by the fee schedule. Additional fees or escrows may be collected for development related activities. 4 PLANNED UNIT DEVELOPMENT: Exceptions: The development is not able to provide standard development lots meeting area and width requirements and still achieve the minimum 2.5 units per acre in the R- 1, low-density residential district due to existing environmental, topographical impediments. The subject property will include approximately 18.29 net acres of developable property which would need to include a minimum of 46 residential lots to meet the minimum 2.5 unit per acre requirement in the R-1, Low Density Residential district. City standards for lot width and area in the R-1 district are a minimum of 86 ft. in width and 12,000 square foot in area. Due to existing environmental constraints, a conforming subdivision with all lots meeting the 86 ft. width and 12,000 square feet area requirements would not meet the City’s minimum 2.5 unit per acre requirement. The development must meet minimum 2.5 unit per acre standards for the Metropolitan Council to issue a sanitary sewer extension permit, which is necessary to serve this area. For the city to approve a development which does not meet minimum standards, a Planned Unit Development approach is necessary. Public Benefit: The project, as proposed, will provide for continued protection of sensitive wetlands and conservation of wildlife while also providing a high quality of life for the new and existing residents. Well placed density that avoids critical impacts to natural environments provides for long term success for those environments. The outlots that contain the wetlands will be preserved via conservation easements and protected in perpetuity. Public/Agency Comments: City staff previously received one comment from Spring Lake Township, which is attached to this report. Updates From Previous Approval: City staff was informed by Wooddale Builders, the previous developers, that the project could not continue due to economic considerations. The project was acquired by Distinctive Land Development LLC shortly thereafter and Distinctive Design has proposed changes that help mitigate the economic issues. The proposed plan revisions include removing a cul-de-sac on the south side of Winfield Way and adjusting the overall grading plan which greatly reduced the need for additional fill. Distinctive has also proposed a revised lot layout at the northwest corner of the intersection of Winfield Way and the north cul-de-sac to minimize the loss of residential lots. Conclusion City staff and the developer have met and communicated on several occasions as the developer has worked through multiple plan revisions based on city, Prior Lake-Spring Lake Watershed District (PLSLWD), and Scott County comments. City staff will continue to work with the developer to refine engineering comments and requirements that will be necessary prior to final plat submittal. City staff is recommending approval of the request, subject to a condition that the developer revise plans to address all City, PLSLWD, and Scott County comments prior to submittal of a final plat application. 5 ALTERNATIVES: 1.Motion and second to recommend City Council approval of the Preliminary Plat and Preliminary Unit Development Plan for a development ot be know as Aspen Ridge at 17801 Fairlawn Avenue. 2.Motion and second to recommend City Council deny the request for approval of a Preliminary Plat and Preliminary Unit Development Plan for a development ot be know as Aspen Ridge at 17801 Fairlawn Avenue. 3.Provide direction to staff and the applicant and table this item to a future meeting. RECOMMENDED MOTIONS: Alternative No. 1. ATTACHMENTS:1.Location Map 2.Narrative 3.ALTA Survey and Pre-Plat 4.Civil Plans 5.Tree Plan 6.Engineering Exhibit 7.Engineering/Public Works/WBS Memo – 02-07-2025 8.PLSLWD Comments – 02-11-2025 Page 1 ASPEN RIDGE PRIOR LAKE, MN Preliminary Plat & Planned Unit Development (PUD) Narrative Project Background Distinctive Land Development, LLC is requesting approval of a preliminary plat and planned unit development for a 46 residential lot, single-family detached subdivision known as Aspen Ridge. As part of the approvals, an application for annexation and a comprehensive plan amendment was submitted by the previous applicant. Those applications were approved and are contingent upon the approval of the plat and PUD. The preliminary plat and PUD applications the previous applicant submitted, did go before the Planning Commission for approval. The preliminary plat at that time was a 48 lot single-family development and the Planning Commission did recommended approval of the preliminary plat and PUD at that time. That preliminary plat and PUD was scheduled to go before the City Council for final approval but was pulled from the agenda by the previous applicant prior to cancelling their purchase agreement with the seller of the property. At this time Distinctive Land Development has taken over the development and applications and has revised the preliminary plat by reducing the total number of lots from 48 to 46. This reduction in lots allows for a big reduction in costs for the development and Distinctive Land Development is now bringing the preliminary plat and PUD back before the Planning Commission for a new public hearing and review. The Distinctive Land Development team, both owner, Matt Odenthal, and project manager, John Anderson, are both long time Prior Lake residents and both have developed and built out numerous projects in Prior Lake in the past. That familiarity with Prior Lake is a benefit to this development in both getting the project constructed and selling the homesites to prospective new residents of the City. Site Analysis The property itself is 40.25 acres in size and is bound by Fairlawn Avenue on the west, 180th Street on the south, the Maple Glen development on the east and the Maple Knoll development in the north. The site currently has one existing house and outbuilding that accesses Fairlawn Avenue, which will be removed prior to development of the site. The property is located in Spring Lake Township, but annexation of the property to the City of Prior Lake has been approved and is contingent upon plat and PUD approval. The site density is proposed at 2.52 units per acre. To achieve this density, large areas of the property or 21.96 acres are being placed in conservation easements. These conservation easements will encumber over 50% of the site. The topography of the site varies, with most of the drainage going to the middle of the site then draining south. The NE corner of the site drains to the north. Elevations range Page 2 from 1000 on the northwest side of the site, 990 on the southwest side of the site to 960 on the south end of the site. The center of the site sits at a 998 elevation and the large wetland in the north part of the site is at 977. The large wetland complex in the southern/southeastern part of the site is around a 962 and most of the site drains to the two large wetlands. The proposed development will contain three stormwater treatment ponds and two sand infiltration basins. Stormwater will be managed and discharged from the site in accordance with the City and Watershed requirements. The site is within Prior Lake/Spring Lake Watershed District and private utilities such as gas, electric, phone and cable are available to the site. The site does contain four wetlands totaling 14.29 acres and no impacts are being proposed. None of the wetlands on site are considered Waters of the United States and therefore the Army Corps of Engineers has determined they do not have jurisdiction over any wetlands on site. Wetland buffering averaging will be completed in accordance with approved City and Watershed district standards. Lot Sizes and Setbacks Lots: 46 Homesites Average Lot Size: 32,193 square feet or 0.74 acres Average Lot Width: 72.59 feet Front Yard Setback: 25 feet Rear Yard Setback: 25 feet Side Yard Setback: 7.5 feet & 7.5 feet (to garage and living side) Side Yard Setback Adjacent to Street: 25 feet Site Area and Density Site Area: 40.25 acres Right of Way Area: 6.26 acres Wetland Area: 14.29 acres Conservation Easement Area: 21.96 acres (includes all wetlands) Net Area: 40.25 – 21.96 = 18.29 acres Gross Density: 46/40.25 = 1.14 units per acre Net Density: 46/18.29 acres = 2.52 units per acre (A lot area tabulation sheet is attached to this narrative) Street Design The proposed project will have local public streets that will be 32 feet back-to-back within a 60 foot right of way and a 47 foot radius cul-de-sac within a 60 foot radius right of way. All streets will be constructed to the City of Prior Lake standard street sections. Winfield Way SW will extend west from the current dead end in the Maple Glen neighborhood at the east property line and connect to Fairlawn Avenue while a new cul-de-sac to be known as Winfield Court SW will extend north and dead end. The connection to Winfield Way SW will require the removal of a temporary cul-de-sac in the Page 3 Maple Glen neighborhood which will require impacts and restoration to existing houses abutting the temporary cul-de-sac. Utility Services City sanitary sewer will be connected via an existing 8” sanitary sewer stub on the east property line in Winfield Way SW. Water will be provided by two connections to the existing watermain within Winfield Way SW and a connection to the north on Maple Drive. Site Grading The site grading is planned to begin in the spring of 2025 and will be graded in one phase. The overall graded area is approximately +/- 21.4 acres and we are proposing to grade all streets to the proposed hold downs and prepare the corrected building pads for all 46 homesites. Care has been taken to preserve as many trees as possible. Please refer to the Tree Survey Plan. At this time the site is proposed to have 6,640 cubic yards of suitable material imported to achieve dirt balance, but the development team will be looking at ways to achieve dirt balance without importing any suitable fill. This is quite a reduction from the previous dirt import number of 70,000+ cubic yards that was shown in the previous preliminary plat grading plan. Stormwater The stormwater facilities proposed in Aspen Ridge are illustrated on the submitted plans. See the Stormwater Management Plan (SWMP). Runoff from the site will be directed to storm sewer inlet locations, collected and conveyed to the proposed treatment ponds and retention/infiltration areas. The ponds and infiltration areas/basins will provide temporary storage of stormwater runoff, treatment of stormwater and sediment removal. The majority of the water runoff will outlet from the stormwater treatment areas and will discharge into the onsite wetlands. The stormwater plan will provide adequate treatment and storage to meet the City of Prior Lake and Watershed District requirements. Traffic Proposed traffic on site is estimated at 460 trips per day based on 46 single-family homes with a rate of ten trips per day. The proposed and existing streets are capable of handling this additional traffic. Tree Inventory/Survey Removal & Replacement A current tree survey, in accordance with City of Prior Lake requirements, has been completed for this site. There are 311 significant trees that have been tagged on site, which follows City code requirements. Tree removal and replacement will be required since the proposed development exceeds the 35% removal threshold. Therefore, a tree replacement plan has been prepared in accordance with the City code and submitted for review with the preliminary plat plans. Pricing & Timing It is anticipated that the price range for these homes will be from $600,000 to $1,000,000+. Distinctive Design Build, LLC is proposed to be the main builder on this Page 4 site but it is possible that one or more additional builders may purchase lots in this development. All homes are proposed to be custom designed homes and minimum architectural requirements may apply or covenants may be recorded. Any architectural requirements or covenants will be required to be followed by all builders within this development. No homeowner’s association (HOA) will be created for this development and no monument sign is proposed at this time. Development is anticipated to begin in the spring of 2025 and will be built in one phase. It is expected streets will be fully paved in 2025 with building permits released in the fall of 2025. It is requested that two or three early start permits are issued prior to the full release of building permits to allow model home construction to begin. The house styles consist of 42 full basement walkout lot or over 90% of the homesites and the remaining 4 lots will be a full basement lookout style homes. This project will provide homeowners a secluded place to live that is located within minutes of all the amenities Prior Lake has to offer. Aspen Ridge is also located in Prior Lake-Savage school district #719. Page 5 Development Team Distinctive Land Development, LLC 18466 Kenyon Avenue, Suite 100 Lakeville, MN 55044 Matt Odenthal – Owner & Chief Manager 952-500-1088 mj.odenthal@yahoo.com John Anderson – Project Manager 612-598-4987 johnbranderson@aol.com Civil Engineering, Surveying & Land Planning Sathre-Bergquest, Inc. 14000 25th Avenue N, Suite 120 Plymouth, MN 55447 Robert S. Molstad, P.E. Dan Schmidt, P.L.S. 952-476-6000 molstad@sathre.com Soil Sciences/Construction Testing Haugo Geotechnical Services, LLC 2825 Cedar Avenue S Minneapolis, MN 55407 Paul Haugo 612-729-2959 phaugo@haugogts.com Wetland Sciences Kjolhaug Environmental Services 2500 Shadywood Road, Suite 130 Orono, MN 55331 Mark Kjolhaug 952-401-8757 mkjol@kjolhaugenv.com s.f. 0.84 acres s.f. s.f. 0.76 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.54 acres s.f. s.f. 0.51 acres +/- l.f. s.f. 0.54 acres s.f. s.f. 0.45 acres +/- l.f. s.f. 0.43 acres s.f. s.f. 0.36 acres +/- l.f. s.f. 0.70 acres s.f. s.f. 0.64 acres +/- l.f. s.f. 0.34 acres s.f. s.f. 0.34 acres +/- l.f. s.f. 0.42 acres s.f. s.f. 0.42 acres +/- l.f. s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.43 acres s.f. s.f. 0.43 acres +/- l.f. s.f. 0.84 acres s.f. s.f. 0.84 acres +/- l.f. s.f. 2.63 acres s.f. s.f. 1.36 acres +/- l.f. s.f. 0.69 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.51 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.34 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.33 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.37 acres s.f. s.f. 0.37 acres +/- l.f. s.f. 0.92 acres s.f. s.f. 0.56 acres +/- l.f. s.f. 0.68 acres s.f. s.f. 0.36 acres +/- l.f. s.f. 0.82 acres s.f. s.f. 0.57 acres +/- l.f. s.f. 0.68 acres s.f. s.f. 0.32 acres +/- l.f. s.f. 0.42 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.70 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.73 acres s.f. s.f. 0.36 acres +/- l.f. s.f. 16.37 acres s.f. s.f. 11.63 acres Lot 6 18,525 2,954 15,571 66 Lot 7 30,384 2,637 27,747 66 Lot 4 23,540 1,398 22,142 82.9 Lot 5 23,607 4,008 19,599 83 Lot 2 10,073 0 10,073 83 Lot 3 9,381 0 9,381 66 Lot 25 29,609 15,563 14,046 66 Lot 26 18,107 7,137 10,971 80.1 Lot 23 29,729 14,072 15,656 66 Lot 24 35,601 10,902 24,699 66 Lot 21 16,045 0 16,045 97.9 Lot 22 40,083 15,821 24,262 86.3 Lot 19 14,864 5,679 9,185 66 Lot 20 14,163 3,512 10,650 66 Lot 17 29,898 16,648 13,250 68.2 Lot 18 22,323 10,583 11,740 66 Lot 15 36,444 0 36,444 68 Lot 16 114,756 55,430 59,326 68 Lot 13 13,082 0 13,082 72 Lot 14 18,804 0 18,804 72.1 Lot 11 9,447 0 9,447 66 Lot 12 9,377 0 9,377 66 0 14,772 82.3 Lot 9 18,365 0 18,365 81 Lot 10 13,007 0 13,007 66 ASPEN RIDGE Prior Lake, Minnesota Project #20219-001 Date January 22, 2025 Contact: John Anderson Sathre-Bergquist, Inc. 14000 25th Ave. N. #120 Plymouth, MN 55447 18466 Kenyon Ave, Suite 100 Lakeville, MN 55044 Distinctive Land Dev. 612-598-4987 tel: 952-476-6000 WIDTH @ SETBACK 91.2 10,400 Contact: Bob Molstad 69.915,591 506,591 16,296 Prepared by:Prepared for: 32,958 GROSS AREA NET AREA Lot 1 36,665 Lot 27 206,601 tel: 31,887 713,192 Lot 28 Total BLOCK 1 3,706 WETLAND AREA 20,25530,655 66 Lot 8 14,772 s.f. 1.00 acres s.f. s.f. 0.44 acres +/- l.f. s.f. 0.91 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 1.32 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.91 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.73 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.47 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.36 acres s.f. s.f. 0.28 acres +/- l.f. s.f. 0.98 acres s.f. s.f. 0.28 acres +/- l.f. s.f. 0.95 acres s.f. s.f. 0.29 acres +/- l.f. s.f. 1.49 acres s.f. s.f. 0.39 acres +/- l.f. s.f. 1.47 acres s.f. s.f. 0.54 acres +/- l.f. s.f. 1.16 acres s.f. s.f. 0.51 acres +/- l.f. s.f. 0.92 acres s.f. s.f. 0.52 acres +/- l.f. s.f. 0.93 acres s.f. s.f. 0.60 acres +/- l.f. s.f. 0.93 acres s.f. s.f. 0.65 acres +/- l.f. s.f. 0.94 acres s.f. s.f. 0.85 acres +/- l.f. s.f. 0.95 acres s.f. s.f. 0.95 acres +/- l.f. s.f. 1.20 acres s.f. s.f. 1.20 acres +/- l.f. s.f. 17.62 acres s.f. s.f. 8.78 acres s.f. 6.26 acres s.f. s.f.5.56 acres s.f. 40.26 acres s.f. s.f.25.96 acres Lot 16 40,927 4,047 36,879 70 Lot 17 41,169 0 41,169 70 Lot 14 40,442 14,482 25,960 70 Lot 15 40,684 12,249 28,435 70 Lot 12 50,549 28,179 22,370 70.1 Lot 13 40,199 17,374 22,826 70 Lot 10 65,115 48,142 16,973 74.8 Lot 11 63,827 40,420 23,407 79.8 Lot 8 42,678 30,448 12,230 66 Lot 9 41,249 28,675 12,574 66.2 Lot 6 20,436 8,669 11,768 78.7 Lot 7 15,595 3,587 12,007 84.5 Lot 4 39,630 30,467 9,163 66 Lot 5 31,918 22,143 9,776 66 1,753,590 622,637 1,130,953 TOTAL GROSS AREA WETLAND AREA NET AREA R/W 272,696 30,714 241,982 GROSS AREA WETLAND AREA NET AREA 26,096 13,698 66 46,245 11,414 Lot 2 39,794 Lot 3 57,658 66 Lot 18 52,438 0 52,438 91.4 BLOCK 2 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK Lot 1 43,394 24,101 19,293 70 Total 767,702 385,322 382,380 s.f. 0.84 acres s.f. s.f. 0.76 acres +/- l.f. s.f. 0.23 acres s.f. s.f. 0.23 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.54 acres s.f. s.f. 0.51 acres +/- l.f. s.f. 0.54 acres s.f. s.f. 0.45 acres +/- l.f. s.f. 0.43 acres s.f. s.f. 0.36 acres +/- l.f. s.f. 0.70 acres s.f. s.f. 0.64 acres +/- l.f. s.f. 0.34 acres s.f. s.f. 0.34 acres +/- l.f. s.f. 0.42 acres s.f. s.f. 0.42 acres +/- l.f. s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.22 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.30 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.43 acres s.f. s.f. 0.43 acres +/- l.f. s.f. 0.84 acres s.f. s.f. 0.84 acres +/- l.f. s.f. 2.63 acres s.f. s.f. 1.36 acres +/- l.f. s.f. 0.69 acres s.f. s.f. 0.30 acres +/- l.f. s.f. 0.51 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.34 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.33 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.37 acres s.f. s.f. 0.37 acres +/- l.f. s.f. 0.92 acres s.f. s.f. 0.56 acres +/- l.f. s.f. 0.68 acres s.f. s.f. 0.36 acres +/- l.f. s.f. 0.82 acres s.f. s.f. 0.57 acres +/- l.f. s.f. 0.68 acres s.f. s.f. 0.32 acres +/- l.f. s.f. 0.42 acres s.f. s.f. 0.25 acres +/- l.f. s.f. 0.70 acres s.f. s.f. 0.24 acres +/- l.f. s.f. 0.73 acres s.f. s.f. 0.36 acres +/- l.f. s.f. 16.37 acres s.f. s.f. 11.63 acres Lot 6 18,525 2,954 15,571 66 Lot 7 30,384 2,637 27,747 66 Lot 4 23,540 1,398 22,142 82.9 Lot 5 23,607 4,008 19,599 83 Lot 2 10,073 0 10,073 83 Lot 3 9,381 0 9,381 66 Lot 25 29,609 15,563 14,046 66 Lot 26 18,107 7,137 10,971 80.1 Lot 23 29,729 14,072 15,656 66 Lot 24 35,601 10,902 24,699 66 Lot 21 16,045 0 16,045 97.9 Lot 22 40,083 15,821 24,262 86.3 Lot 19 14,864 5,679 9,185 66 Lot 20 14,163 3,512 10,650 66 Lot 17 29,898 16,648 13,250 68.2 Lot 18 22,323 10,583 11,740 66 Lot 15 36,444 0 36,444 68 Lot 16 114,756 55,430 59,326 68 Lot 13 13,082 0 13,082 72 Lot 14 18,804 0 18,804 72.1 Lot 11 9,447 0 9,447 66 Lot 12 9,377 0 9,377 66 0 14,772 82.3 Lot 9 18,365 0 18,365 81 Lot 10 13,007 0 13,007 66 ASPEN RIDGE Prior Lake, Minnesota Project #20219-001 Date January 22, 2025 Contact: John Anderson Sathre-Bergquist, Inc. 14000 25th Ave. N. #120 Plymouth, MN 55447 18466 Kenyon Ave, Suite 100 Lakeville, MN 55044 Distinctive Land Dev. 612-598-4987 tel: 952-476-6000 WIDTH @ SETBACK 91.2 10,400 Contact: Bob Molstad 69.915,591 506,591 16,296 Prepared by:Prepared for: 32,958 GROSS AREA NET AREA Lot 1 36,665 Lot 27 206,601 tel: 31,887 713,192 Lot 28 Total BLOCK 1 3,706 WETLAND AREA 20,25530,655 66 Lot 8 14,772 s.f. 1.00 acres s.f. s.f. 0.44 acres +/- l.f. s.f. 0.91 acres s.f. s.f. 0.31 acres +/- l.f. s.f. 1.32 acres s.f. s.f. 0.26 acres +/- l.f. s.f. 0.91 acres s.f. s.f. 0.21 acres +/- l.f. s.f. 0.73 acres s.f. s.f. 0.22 acres +/- l.f. s.f. 0.47 acres s.f. s.f. 0.27 acres +/- l.f. s.f. 0.36 acres s.f. s.f. 0.28 acres +/- l.f. s.f. 0.98 acres s.f. s.f. 0.28 acres +/- l.f. s.f. 0.95 acres s.f. s.f. 0.29 acres +/- l.f. s.f. 1.49 acres s.f. s.f. 0.39 acres +/- l.f. s.f. 1.47 acres s.f. s.f. 0.54 acres +/- l.f. s.f. 1.16 acres s.f. s.f. 0.51 acres +/- l.f. s.f. 0.92 acres s.f. s.f. 0.52 acres +/- l.f. s.f. 0.93 acres s.f. s.f. 0.60 acres +/- l.f. s.f. 0.93 acres s.f. s.f. 0.65 acres +/- l.f. s.f. 0.94 acres s.f. s.f. 0.85 acres +/- l.f. s.f. 0.95 acres s.f. s.f. 0.95 acres +/- l.f. s.f. 1.20 acres s.f. s.f. 1.20 acres +/- l.f. s.f. 17.62 acres s.f. s.f. 8.78 acres s.f. 6.26 acres s.f. s.f.5.56 acres s.f. 40.26 acres s.f. s.f.25.96 acres Lot 16 40,927 4,047 36,879 70 Lot 17 41,169 0 41,169 70 Lot 14 40,442 14,482 25,960 70 Lot 15 40,684 12,249 28,435 70 Lot 12 50,549 28,179 22,370 70.1 Lot 13 40,199 17,374 22,826 70 Lot 10 65,115 48,142 16,973 74.8 Lot 11 63,827 40,420 23,407 79.8 Lot 8 42,678 30,448 12,230 66 Lot 9 41,249 28,675 12,574 66.2 Lot 6 20,436 8,669 11,768 78.7 Lot 7 15,595 3,587 12,007 84.5 Lot 4 39,630 30,467 9,163 66 Lot 5 31,918 22,143 9,776 66 1,753,590 622,637 1,130,953 TOTAL GROSS AREA WETLAND AREA NET AREA R/W 272,696 30,714 241,982 GROSS AREA WETLAND AREA NET AREA 26,096 13,698 66 46,245 11,414 Lot 2 39,794 Lot 3 57,658 66 Lot 18 52,438 0 52,438 91.4 BLOCK 2 GROSS AREA WETLAND AREA NET AREA WIDTH @ SETBACK Lot 1 43,394 24,101 19,293 70 Total 767,702 385,322 382,380 WB FA I R L A W N A V E N U E 180TH STREET EAST WINFIELD W A Y S W MALC O M C O U R T S W 179TH ST E d c JAMES COURT S W b DESCRIPTION OF PROPERTY SURVEYED (Per Schedule A of the herein referenced Title Commitment) The Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22, Scott County, Minnesota. ALTA/NSPS OPTIONAL TABLE A NOTES (The following items reference Table A optional survey responsibilities and specifications) 2)Site Address: 17801 Fairlawn Ave., Prior Lake, MN 55372 3)Flood Zone Information: This property appears to lie in Zone X (area determined to be outside of the 0.2% annual chance floodplain) and Zone AE (Areas subject to inundation by the 1-percent-annual-chance flood event determined by detailed methods. per Flood Insurance Rate Map, Community Panel No. 27139C0154E, effective date of 2/12/2021. 4)Parcel Area Information: Gross Area:1,753,590s.f.~ 40.257 acres R/W Area: 86,347s.f.~ 1.982 acres Net Area:1,667,243s.f.~ 38.275 acres. *We do not affirmatively insure the quantity of acreage set forth in the description 5)Benchmark: Elevations are based on MN/DOT Geodetic Station Name: 7001 U which has an elevation of: 958.691 feet (NAVD88). Contours were derived from a combination of field observations and LiDAR data from the Minnesota Department of Natural Resources. 6)Zoning Information: The current Zoning for the subject property is UER (Urban Expansion Reserve) per Scott's County zoning map dated August, 2020. The setback, height, and floor space area restrictions for said zoning designation are as follows: Principal Structure Setbacks - Street(s): 100 feet (Fairlawn Ave.) Side: 30 feet Rear: 60 feet Height: 35 feet Hardcover: 30 percent of lot area *Please note that the zoning information shown hereon may have been amended through a city process. We recommend that a zoning letter be obtained from the Zoning Administrator for the current restrictions for this site. All setback information and hardcover data for planning and design must be verified by all parties involved in the design and planning process prior to any planning or construction. We have not received the current zoning classification and building setback requirements from the insurer. 11)Utilities: We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plans obtained from utility companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this information to develop a view of the underground utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property. A Gopher State One Call was submitted for this survey. Please reference Ticket No. 241021482 & 241021483 for a list of utility operators in this area. 20)Wetland Delineation: The wetland delineation was performed by Kjolhaug Evironment Services Company and was flagged on 5/9/2024. Sathre-Bergquist located the wetland flags on 5/15/2024. SURVEY REPORT This map and report was prepared with the benefit of a Commitment for Title Insurance issued by CHB Title, LLC as issuing agent for Old Republic National Title Insurance Company, File No. 61247, dated March 28, 2024. 1)We note the following with regards to Schedule B of the herein referenced Title Commitment: a)Item no.'s 1-9, 11 and 15 are not survey related b)Item no. 10 - Subject to Spring Lake Town Road Mapfiled September 12, 1989, as Document No. 46676. SHOWN HEREON b c)Item no. 12 - Subject to Fairlawn Avenue as laid out and traveled. SHOWN HEREON c d)Item no. 13 - Subject to 180th St SE as laid out and traveled. SHOWN HEREON d e)Item no. 14 - A portion of the property contains wetlands which may be subject to federal, state, or local regulation. The right to use or improve these wetlands is excepted herein. SHOWN HEREON Bearings are based on the Scott county Coordinate System (NAD 83 - 1986 adj.) V I C I N I T Y M A P N O S C A L E NOR T H Fe n c e Li n e Bo u n d a r y Li n e Fence ties are shown on the side of the boundary line that the fence is located on. 0 SCALE IN FEET 80 40 40 80 160 SURVEY LEGEND X X WB SR R G N NE ENIG E D E S I E NN SATHRE-BERGQUIST, INC. S US S Y R S O ER E VR P L A ALTA/NSPS LAND TITLE SURVEY PREPARED FOR: WOODDALE BUILDERS NO.BY DATE REVISIONFIELD CREW XXX DRAWN CMT/EMW CHECKED CMT DATE 04/29/2024 USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITIMATE USE. Scott County FILE NO. 2 9745-160 PRIOR LAKE, MINNESOTA TWP:114-RGE.22-SEC.10 14000 25TH AVENUE NORTH, SUITE 120 PLYMOUTH MN 55447 (952) 476-6000 WWW.SATHRE.COM To: Wooddale Builders, Inc., CHB Title, LLC, and Old Republic National Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 5, 6a, 7a, 8, 11b, 16, 17, 18 and 20, of Table A thereof. The field work was completed on April 24, 2024. Date of Plat or Map: 5/2/2024 ________________________________________________________ Colyn M. Tvete, PLS Minnesota License No. 62269 1 2 180TH STREET EAST FA I R L A W N A V E N U E WINFIELD WAY SW 67 8 9 10 1118 2(C O U N T Y R O A D N O . 8 1 ) 234 5 1213 14151617 1 NO R T H SATHRE-BERGQUIST, INC. RS G ALP N E S S N E R I DE E I EN EN N G R RS RSU E V O Y S RS G ALP N E S S N E R I DE E I EN EN N G R RS RSU E V O Y S 14000 25TH AVENUE NORTH, SUITE 120 PLYMOUTH MN 55447 (952) 476-6000 WWW.SATHRE.COM LAYOUT SHEET:CONSERV. SOUTH SHEET 1 OF 3 JOB #: 20219-001 REVISIONS DRAWN BY: ABE CHECKED BY: CMT DATE: 1/23/25 Section 10 - Township 114 - Range 22 0 SCALE IN FEET 100 50 50 100 200 I hereby certify that this survey, plan, or report 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. Dated this 24th day of January, 2025. _____________________________________________________ Colyn M. Tvete, PLS Minnesota License No. 62269 ctvete@sathre.com PREPARED FOR EASEMENT EXHIBIT DISTINCTIVE LAND DEVELOPMENT, LLC. Easement Area Conservation Easement Description (SOUTH) A conservation easement over, under, and across that part of Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, and 18, Block 2, ASPEN RIDGE, according to the recorded plat thereof, Scott County, Minnesota lying south of a line described as follows: Commencing at the northwest corner of said Lot 18; thence on an assumed bearing of South 01 degrees 00 minutes 00 seconds West along the west line of said Lot 18, a distance of 186.02 feet to the westerly extension of the survey line of said Lots 13, 14, 15, and 16 which is the actual point of beginning of the line to be described; thence South 88 degrees 58 minutes 55 seconds East, along said survey line and westerly extension thereof, a distance of 439.77 feet to the east line of said Lot 13; thence North 76 degrees 32 minutes 29 seconds East, along the survey line of said Lot 12, a distance of 82.63 feet to the east line of said Lot 12; thence North 69 degrees 26 minutes 29 seconds East, along the survey line of said Lot 11, a distance of 97.71 feet to the East line of said Lot 11; thence, South 09 degrees 21 minutes 11 seconds East, along said east line, a distance of 23.35 feet to the survey line of said Lots 9 and 10; thence North 71 degrees 23 minutes 24 seconds East, along said survey line, a distance of 157.73 feet to the east line of said Lot 9; thence North 70 degrees 31 minutes 25 seconds East, along the survey line of said Lot 8, a distance of 66.08 feet to the east line of said Lot 8; thence North 83 degrees 04 minutes 11 seconds East, along the survey line of said Lots 5,6 and 7, a distance of 180.56 feet to the east line of said Lot 5; thence South 66 degrees 58 minutes 56 seconds East, along the survey line of said Lot 4, a distance of 68.55 feet to the east line of said Lot 4; thence South 79 degrees 21 minutes 42 seconds East, along the survey line of said Lot 3, a distance of 78.05 feet to the east line of said Lot 3; thence South 86 degrees 49 minutes 43 seconds East, along the survey line of said Lot 2, a distance of 66.04 feet to the east line of said Lot 2; thence South 52 degrees 28 minutes 03 seconds East, along the survey line of said Lot 1, a distance of 86.82 feet to the east line of said Lot 1 and there terminating. Easement Area: 558,203 sq. ft. 1 4 1 2 3 5 7 6 8 Δ Δ WIN F I E L D C T FA I R L A W N A V E N U E (C O U N T Y R O A D N O . 8 1 ) SATHRE-BERGQUIST, INC. RS G ALP N E S S N E R I DE E I EN EN N G R RS RSU EV O Y S RS G ALP N E S S N E R I DE E I EN EN N G R RS RSU EV O Y S 14000 25TH AVENUE NORTH, SUITE 120 PLYMOUTH MN 55447 (952) 476-6000 WWW.SATHRE.COM LAYOUT SHEET:CONSERV NW - SHEET 2 OF 3 JOB #: 20219-001 REVISIONS DRAWN BY: ABE CHECKED BY: CMT DATE: 1/23/25 NOR T H Section 10 - Township 114 - Range 22 0 SCALE IN FEET 50 25 25 50 100PREPARED FOR EASEMENT EXHIBIT DISTINCTIVE LAND DEVELOPMENT, LLC. Easement Area Conservation Easement Description (NW) A conservation easement over, under, and across that part of Lots 1, 4, 5, 6, 7, and 8, Block 1, ASPEN RIDGE, according to the recorded plat thereof, Scott County, Minnesota described as follows: Commencing at the southeast corner of said Lot 1; thence on an assumed bearing of 88 degrees 23 minutes 38 seconds West, along the south line of said Lot 1, a distance of 86.14 feet to the actual point of beginning; thence continuing North 88 degrees 23 minutes 38 seconds West along said south line, a distance of 162.44 feet to the southwest corner of said Lot 1; thence North 01 degrees 00 minutes 00 seconds East, along the West line of said Block 1, a distance of 325.91 feet to the survey line of said Lot 8; thence South 42 degrees 45 minutes 34 seconds East, along said survey line, a distance of 56.88 feet to the northwest line of said Lot 7; thence South 55 degrees 20 minutes 39 seconds East, along the survey line of said Lot 7, a distance of 57.13 feet; thence South 80 degrees 13 minutes 31 seconds East, continuing along said survey line, a distance of 76.20 feet to the west line of said Lot 6; thence North 84 degrees 05 minutes 50 seconds East, along the survey line of said Lot 6, a distance of 64.29 feet; thence North 58 degrees 05 minutes 06 seconds East, continuing along said survey line, a distance of 54.30 feet to the west line of said Lot 5; thence North 47 degrees 31 minutes 09 seconds East, along the survey line of said Lot 5, a distance of 80.12 feet; thence North 26 degrees 56 minutes 21 seconds West, continuing along said survey line, a distance of 88.23 feet to the easterly point of curvature of said Lot 5; thence southeasterly along the southwesterly right of way of Winfield Court 225.55 feet along a non-tangential curve concave to the southwest, having a radius of 125.00 feet, a central angle of 103 degrees 22 minutes 59 seconds, and a chord that bears South 54 degrees 13 minutes 59 seconds East, a distance of 196.17 feet to the northerly point of curvature of said Lot 4; thence continuing southerly along said right of way 71.91 feet along a compound curve concave to the west, having a radius of 245.00 feet and a central angle of 16 degrees 49 minutes 03 seconds, tangential to the previously described curve, to the survey line of said Lot 4; thence North 89 degrees 33 minutes 13 seconds West, along said survey line, not tangent to the last described curve, a distance of 147.63 feet; thence South 30 degrees 29 minutes 45 seconds West, continuing along said survey line, a distance of 92.85 feet to the southwest corner of said Lot 4; thence South 50 degrees 29 minutes 20 seconds West, along the survey line of said Lot 1, a distance of 106.93 feet; thence South 24 degrees 32 minutes 34 seconds West, continuing along said survey line, a distance of 37.36 feet; thence South 09 degrees 50 minutes 57 seconds East, continuing along said survey line, a distance of 45.18 feet to the point of beginning. Easement Area: 84,067 sq. ft. 14 15 16 19 18 17 20 21 242322 25 26 27 28 1 1 W I N F I E L D W A Y SW Δ Δ WI N F I E L D C T SATHRE-BERGQUIST, INC. RS G ALP N E S S N E R I DE E I EN EN N G R RS RSU E V O Y S RS G ALP N E S S N E R I DE E I EN EN N G R RS RSU E V O Y S 14000 25TH AVENUE NORTH, SUITE 120 PLYMOUTH MN 55447 (952) 476-6000 WWW.SATHRE.COM LAYOUT SHEET:CONSERV NE - SHEET 3 OF 3 JOB #: 20219-001 REVISIONS DRAWN BY: ABE/CMT CHECKED BY: CMT DATE: 1/23/25 NOR T H Section 10 - Township 114 - Range 22 0 SCALE IN FEET 80 40 40 80 160PREPARED FOR EASEMENT EXHIBIT DISTINCTIVE LAND DEVELOPMENT, LLC. Easement Area Conservation Easement Description (NE) A conservation easement over, under, and across that part of Lots 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27 and 28, Block 1, ASPEN RIDGE, according to the recorded plat thereof, Scott County, Minnesota described as follows: Beginning at the northwest corner of said Lot 15; thence on an assumed bearing of South 39 degrees 16 minutes 04 seconds West along the northwest line of said Lot 15, a distance of 112.40 feet; thence South 41 degrees 39 minutes 15 seconds East, a distance of 100.10 feet to the northwest line of said Lot 16; thence South 36 degrees 23 minutes 22 seconds East, along the survey line of said Lot 16, a distance of 106.95 feet to the north line of said Lot 17; thence South 04 degrees 30 minutes 13 seconds West, along the survey line of said Lot 17, a distance of 102.26 feet to the north line of said Lot 18; thence South 07 degrees 39 minutes 45 seconds East, along the survey line of said Lot 18, a distance of 86.84 feet to the north line of said Lot 19; thence South 39 degrees 50 minutes 07 seconds West, along the survey line of said Lot 19, a distance of 73.98 feet to the north line of said Lot 20; thence South 08 degrees 07 minutes 41 seconds West, along the survey line of said Lot 20, a distance of 66.24 feet to the north line of said Lot 21; thence South 07 degrees 14 minutes 53 seconds West, a distance of 64.46 feet to the north right of way line of Winfield Way SW; thence northeasterly along said right of way 105.27 feet along a non-tangential curve concave to the north, having a radius of 470.00 feet, a central angle of 12 degrees 49 minutes 58 seconds, and a chord that bears North 73 degrees 28 minutes 25 seconds East, a distance of 105.05 feet; thence continuing easterly along said right of way 110.03 feet along a reverse curve concave to the south, having a radius of 530.00 feet and a central angle of 11 degrees 53 minutes 42 seconds to the survey line of said Lot 22; thence North 09 degrees 57 minutes 30 seconds East, along said survey line, not tangent to the last described curve, a distance of 169.63 feet; thence North 74 degrees 47 minutes 45 seconds East, continuing along said survey line, a distance of 67.60 feet to the west line of said Lot 23; thence South 89 degrees 51 minutes 45 seconds East, along the survey line of said Lot 23 and 24, a distance of 135.99 feet; thence South 48 degrees 51 minutes 33 seconds East, along the survey line of said Lots 24 and 25, a distance of 107.87 feet to the west line of said Lot 26; thence South 89 degrees 46 minutes 32 seconds East, along the survey line of said Lot 26, a distance of 57.79 feet to the west line of said Lot 27; thence North 79 degrees 04 minutes 00 seconds East, along the survey line of said Lot 27, a distance of 67.50 feet to the west line of said Lot 28; thence North 48 degrees 57 minutes 57 seconds East, along the survey line of said Lot 28, a distance of 94.16 feet to the east line of said Block 1; thence North 01 degrees 09 minutes 06 seconds East along said east line, a distance of 385.36 feet to the northeast corner of said Lot 16; thence South 88 degrees 56 minutes 02 seconds West, along the north line of said Block 1 to the point of beginning. Easement Area: 314,288 sq. ft. SITE SHEET 1 OF 4 SHEETS ASPEN RIDGE SR R G N NE ENIG E D E S I E NN SATHRE-BERGQUIST, INC. S US S Y R S O ER E VR P L A KNOW ALL PERSONS BY THESE PRESENTS: That Distinctive Land Development L.L.C., a Minnesota limited liability company, fee owner of the following described property situated in the State of Minnesota, County of Scott, to wit: The Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22, Scott County, Minnesota. Has caused the same to be surveyed and platted as ASPEN RIDGE and does hereby donate and dedicate to the public for public use the public ways and also dedicate the drainage and utility easements as created by this plat. In witness whereof said Distinctive Land Development L.L.C., a Minnesota limited liability company, has caused these presents to be signed by its proper officer this ______ day of ________________, 20___. Signed: Distinctive Land Development L.L.C. Matt J. Odenthal, Chief Manager STATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me this day of , 20___, by Matt J. Odenthal, Chief Manager of Distinctive Land Development L.L.C., a Minnesota limited liability company, on behalf of the company. My Commission Expires: Notary Public, County, Minnesota Notary Printed Name SURVEYORS CERTIFICATE I Colyn M. Tvete, do hereby certify that this plat was prepared by me or under my direct supervision, that I am a duly licensed land surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been or will be correctly set within one year as indicated on this plat; that all water boundaries and wet lands as defined in Minnesota Statutes, Section 505.01, Subdivision 3 existing as of the date of this certification are shown and labeled on this plat; and that all public ways are shown and labeled on this plat. Dated this day of , 20___. Colyn M. Tvete, Licensed Land Surveyor Minnesota License No. 62269 STATE OF MINNESOTA, COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me this day of , 20___, by Colyn M. Tvete, Licensed Land Surveyor. My Commission Expires: Notary Public, Hennepin County, Minnesota Notary Printed Name CITY COUNCIL, CITY OF PRIOR LAKE This plat of ASPEN RIDGE was approved and accepted by the City Council of the City of Prior Lake, Minnesota at a regular meeting held this day of , 20___, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. City Council, City of Prior Lake, Minnesota By:, Mayor By:, Clerk PLANNING COMMISSION, CITY OF PRIOR LAKE I hereby certify that I have examined this plat of ASPEN RIDGE and do hereby recommend this plat for approval as to form this day of , 20___. By:, Chairperson SCOTT COUNTY SURVEYOR: Pursuant to Minnesota Statutes Section 389.09, Subd. 1 as amended, this plat has been reviewed and approved this day of , 20___. By:, Scott County Surveyor SCOTT COUNTY AUDITOR / TREASURER: I hereby certify that the current and delinquent taxes on the lands described within are paid and the transfer is entered this day of , 20___. Scott County Auditor/Treasurer By:, Deputy SCOTT COUNTY REGISTRAR OF TITLES I hereby certify that this plat of ASPEN RIDGE was filed in the office of the Registrar of Titles for record on this day of , 20___, at o'clock M. as Document No.. By: , Scott County Registrar of Titles (Torrens Property) NO R T H NO SCALE CITY OF PRIOR LAKE VICINITY MAP INSET A (SEE SHEET 3 OF 4 SHEETS) INSET B (SEE SHEET 4 OF 4 SHEETS) Δ Δ Δ 0 SCALE IN FEET 80 40 40 80 160 The basis for the bearing system is the south line of the Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22 and is assumed to bear North 88 degrees 46 minutes 27 seconds East. Denotes a 1/2 inch iron pipe monument found and marked by License No. 10183 , unless shown otherwise. Denotes a Found Scott County Cast-Iron-Monument Denotes a PK Nail and washer set and marked by License No. 62269. SHEET 2 OF 4 SHEETS SR R G N NE ENIG E D E S I E NN SATHRE-BERGQUIST, INC. S US S Y R S O ER E VR P L A NOR T H ASPEN RIDGE Δ Δ Δ 1 FA I R L A W N A V E N U E WINFIELD WAY SW Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ ΔΔ Δ Δ ΔΔ Δ Δ Δ Δ (C O U N T Y R O A D N O . 8 1 ) 4 1 2 3 5 7 6 8 9 11 1210 13 14 15 16 19 18 17 20 21 242322 25 26 27 28 1 1 1 Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ W I N F I E L D W A Y SW WINFIEL D C O U R T The basis for the bearing system is the south line of the Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22 and is assumed to bear North 88 degrees 46 minutes 27 seconds East. Denotes a 1/2 inch by 14 inch iron pipe monument set and marked by License No. 62269. Denotes a 1/2 inch iron pipe monument found and marked by License No. 10183 , unless shown otherwise. Denotes a PK Nail and washer set and marked by License No. 62269. INSET A SHEET 3 OF 4 SHEETS SR R G N NE ENIG E D E S I E NN SATHRE-BERGQUIST, INC. S US S Y R S O ER E VR P L A NOR T H ASPEN RIDGE 0 SCALE IN FEET 50 25 25 50 100 NOT TO SCALE 10 5 5 Being 5 feet in width and adjoining lot lines, unless otherwise indicated, and being 10 feet in width and adjoining right of way lines, unless otherwise indicated, as shown on this plat. 10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (SEE SHEET 2 OF 4 SHEETS) 2 Δ Δ Δ 180TH STREET EAST FA I R L A W N A V E N U E WINFIELD WAY SW 67 8 9 10 1118 2 Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ Δ (C O U N T Y R O A D N O . 8 1 ) 1 234 5 121314151617 W I N F I E L D W A Y SW INSET B SHEET 4 OF 4 SHEETS SR R G N NE ENIG E D E S I E NN SATHRE-BERGQUIST, INC. S US S Y R S O ER E VR P L A ASPEN RIDGE The basis for the bearing system is the south line of the Southwest Quarter of the Southwest Quarter of Section 10, Township 114, Range 22 and is assumed to bear North 88 degrees 46 minutes 27 seconds East. Denotes a 1/2 inch by 14 inch iron pipe monument set and marked by License No. 62269. Denotes a 1/2 inch iron pipe monument found and marked by License No. 10183 , unless shown otherwise. Denotes a Found Scott County Cast-Iron-Monument NOR T H 0 SCALE IN FEET 50 25 25 50 100 NOT TO SCALE 10 5 5 Being 5 feet in width and adjoining lot lines, unless otherwise indicated, and being 10 feet in width and adjoining right of way lines, unless otherwise indicated, as shown on this plat. 10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: [Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 Memorandum To: Community Development Department From: Luke Schwarz, Assistant City Engineer Kris Keller, Project Engineer Paul Moretto, Planner Date: February 7, 2025 Re: Aspen Ridge – Preliminary Plat We have reviewed the preliminary plat documents submitted for the Aspen Ridge development at 180th Street E and Fairlawn Avenue as prepared by Sathre-Bergquist, Inc. and AE2S. The following documents were reviewed: •Civil Plan Set - Aspen Ridge – Civils Dated January 27, 2025 •Geotechnical Report - 24-0366 Grube Parcel Geo Report Bundle Final.pdf •Stormwater Management Study – Aspen Ridge_SWMP_20250123.pdf Comments are provided within this Memorandum and in the corresponding redlined plan set. Please note that not all comments within the plan set are in the Memorandum. We have the following comments with regards to stormwater management and engineering: General 1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) 2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance. 3. 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. Plat 1. Clarify how the drainage and utility easements for the utilities interact with the proposed conservation easements. Streets/Trails 1. The final plans shall include a specific signing and pavement marking plan, including at a minimum, locations of stop signs, street signs, pedestrian crossing signs, street striping and pedestrian crossing striping if applicable. 2. Additional mailbox locations may be required as there are currently 5 locations for 46 units (typically for standard mailboxes 1 per 5). Are larger vertical banks proposed? 3. Provide a profile of the graded/paved trail alignment. 4. Provide additional bollards near connection with Fairlawn Avenue trail on the roadside of the trail end. 5. Provide specific typical sections for all roads a. Include proposed curb types b. Include supporting geotechnical information 6. A cash deposit will need to be provided for the future construction of the north half of 180th Street including a trail per the City master trail plan a. Cost estimate will be provided by City with the development agreement Stormwater Management 1. Rate Control i. The SWMP states that Wetlands 3 and 4 will be excavated 3-3.5 feet, but this is not reflected on the grading plans. Without this regrading, the wetland depth will effectively be 3.5 feet lower. Update plans or provide justification that this will not change the wetland type and function. 2.Volume Control a. Volume control is not met for the site. The total impervious area routed to each BMP must be considered (i.e. Basin 3 provides 17,350 cf of volume abstraction, but credit can only be claimed for the existing and proposed impervious surface routed to the BMP (6,302 cf). Meanwhile, Pond 1 receives a greater amount of impervious than it provides volume control for)). i.Even though it is infeasible to capture all the impervious, each basin can be adequately sized for the impervious it is treating. Is it feasible to increase the size of Pond 1 and Pond 2 to meet the required treatment volume for the proposed impervious routed to the basin? If additional water quality volume can be provided in Pond 1 to treat the existing road impervious, it will make up for the impervious that cannot be routed to a BMP. ii. Thank you for providing Table 5.16 and additional detail regarding the impervious area and treatment volumes. (Note that the totals in this table are incorrect based on the values provided.) However, Pond 2 could be modified to treat more of the existing impervious area that drains to it, while there is not enough impervious draining to Pond 3NE relative to the credits claimed. BMP Total Tributary Impervious (ac) [New + Existing] Volume for Total Tributary Impervious (cf) Filtration Volume for Total Tributary Impervious (cf)1 Filtration Volume Claimed (cf) Pond 2 3.08 + 1.65 = 4.72 17,130 26,350 19,100 Pond 3NE 1.65 + 0 = 1.65 6,000 9,230 13,300 1Volume for Total Tributary Impervious / 0.65 filtration credit. iii. In Table 5.15, total abstraction volume needed is 23,300. However, this is misleading as this is the volume needed if infiltration were possible. Considering filtration, which is proposed here, 35,740 cf of abstraction (filtration) volume is required. This exceeds the volume provided. As previously noted, we understand that it is infeasible to capture all impervious and recognize the treatment provided by the wetlands and wetland buffers. However, as stated in 2.a.ii, there appears to be some opportunity to modify Pond 2 to increase treatment for the tributary impervious. Grading Plan 1. Eliminate the Pond #3NE access section on private property and combine with the nearby utility access route 2. Proposed contours don’t appear to match the spot elevation grades at the back of several building pads (L3,6-7; B1, etc.). 3. All retaining walls will be owned and maintained by private property owners Utilities 1. Storm Sewer a. Review the maximum velocities in the outfall storm sewer pipes to ensure they do not exceed 6 fps (i.e. CBMH B12 to FES B11 would have a maximum velocity of 12.5 fps). i. We determined velocity using Mannings equation, assuming full pipe flow. Using this method, the maximum allowable slope on outfall pipes is as 1.1% for 15” RCP, 0.8% for 18” RCP, 0.6% for 24” RCP. If you’d like to use another method for velocity calculations, please provide documentation. b. A1 enters Pond 2S at 966.0 (1 ft below the NWL/outlet elevation) and 0.29% (less than the required 0.5%). Although the slope is less than the 0.5% minimum required, that is considered acceptable, if necessary, in this instance. c. Show storm sewer in sanitary/watermain profile i. Verify separation between storm sewer and water services on the south side of the road ii. Insulate when separation between storm sewer and water is less than 36" 2. Sanitary Sewer a. The maximum depth of the sanitary sewer service at the ROW line shall be 10’ unless documented by a proposed house or building elevation that justifies a deeper service. b. Install service risers where cover over the top of the sanitary main is greater than 12’ or as directed by the engineer. i. Install risers for sanitary sewer services between MH 7 and MH 8 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. Provide a minimum of 18” vertical separation for all watermain crossings with sanitary and storm sewer. i. Provide insulation for all storm sewer crossings with less than 36” separation. b. Identify and address potential utility conflicts where the storm sewer is deeper (greater than 6’) or the sanitary sewer is shallower (less than 10’) with the watermain. See redlines i. Provide for offsetting and insulating water services in conflict with the storm sewer - See redlines c. Reference City Detail Plate 505 for watermain insulation from storm sewer d. Verify the water service for Lot 21 Block 1 is out of the watermain offset. e. Provide 12” gate valve west of the hydrant tee on the west end of Winfield Way. Miscellaneous 1. Include a restoration/final stabilization plan. 2. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer submitted for review and approval prior to permit issuance. a. Noted that the contractor will provide submittal details. SWPPP 1. Submit a SWPPP that meets all NPDES permit requirements. a. Noted that a SWPPP will be prepared prior to site work. 2. Drainage areas over 5 acres must have a temporary sediment basin. Indicate on the erosion control plan. a. Noted that locations will be identified with grading contractor. 3. Protect all existing inlets downstream of proposed excavation. Wetland 1. Impacts (permanent and temporary) to wetlands as a result of construction, including conversion of a wetland to a stormwater pond, must be permitted through the Wetland Conservation Act. 2. Any disturbed areas within the wetland buffers should be revegetated with a native seed mix. Community Development 1. Tree removal in ROW easements do not count for removal. Trees removed for utility easements count for removal. Please update the tree replacement schedule as there are exempt trees in the D &U. 2.Please verify building pads will fit on lots encroached by wetlands and buffers. Propose new pads if the lot cannot accommodate. 3. Please identify monument signage, if any. PLSLWD See attachment from PLSLWD. 4646 Dakota Street SE, Prior Lake, MN 55372 • (952) 447-4166 www.plslwd.org • info@plslwd.org VIA EMAIL To: Casey McCabe, Community Development Director Luke Schwartz, Assistant City Engineer From: Joe Hale, SWCD Permitting Specialist Cc: Joni Giese, PLSLWD Administrator Date: February 11, 2025 Subject: Aspen Ridge Pre-Plat- PID 119100120 Thank you for the opportunity to provide review comments on the Pre-Plat submittals for the Aspen Ridge development at 17801 Fairlawn Ave, Prior Lake. Prior Lake-Spring Lake Watershed District (PLSLWD) staff have reviewed the application materials provided to the District by the City and offer the following new comments (red) along with previous comments that have carried over from the previous submittal (black): Rule D – Stormwater Management 1. Rate, water quality, and volume control is planned to be addressed by 3 NURP ponds, two of which have filtration benches. Comments regarding these basins include: a. OCS Structures D2 and D7 should identify the location of the filtration bench drain tile inlets to the structures, downstream of proposed internal weirs. b. For conservative assessment of low floor / low entry home elevations, the modeled starting water elevations for the 100-year event for Ponds 3 and 4 should be revised to match the proposed weir elevations of OSC Structures D2 and D7. c. As part of the Developers Agreement with the City, double ring infiltration testing is recommended to be required post-construction to confirm construction did not compromise filtration performance. 2. The proposed outlet elevation of Wetland 4 (986.5) is approximately 3.5 feet below the existing runout elevation of the Wetlands 3 and 4 complex. Wetland storage is required to be maintained. The live storage (volume above outlet control elevation) of the Pond 4 / Wetland 3 & 4 complex must maintain the storage volume of existing conditions. Rule G – Wetland Alteration 1. The developer has proposed excavation / lowering of the Wetlands 3 and 4 outlet elevation. The PLSLWD would only support this wetland alteration if: a. No permanent wetland impact, less de minimis, is proposed. b. Wetland storage is maintained (see Stormwater Management Comment #2). c. A wetland vegetation establishment plan is provided including details for the initial soil preparation, seeding and mulching, and including extended maintenance details as necessary to establish native vegetation. d. The grading plan is updated to include wetland restoration grading contours to wetland bottom and vegetation establishment plan specifications, details, and notes. Rule J – Buffer Strips 1. All (4) onsite wetlands require a minimum of 15-feet and average of 30-feet buffer strip. It appears the proposed plan meets these requirements through buffer averaging, however given the line weight of the construction plans it is not clear visually that the 15-ft minimum width is satisfied for L20B1 and L25B1 through L28B1. Legal descriptions, and AutoCAD Civil 3D layers for proposed buffers and wetland boundaries will be required for review and acceptance conservation easement boundaries. 2. Construction Plans must be amended to require construction staking of buffer strips along lots L3B2 through L6B2 before construction of the proposed retaining wall to prevent permanent encroachment into the buffer strip along these lots. 3. The owner will be required to enter into a Developers Agreement with the District for establishment of and record Conservation Easements over the wetlands and buffer areas. Details for buffer monumentation and vegetation establishment are detailed in Rule J Paragraphs 7 and 8, respectively, and must be incorporated into the construction or landscape plans.