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HomeMy WebLinkAbout09(A) - Resolution Approving a Preliminary Plat and Ordinance Rezoning the Property to R-1, Low Density Residential with a Planned Unit Development Overlay for a Single-Family Residential Development to be kn Report ITEM: 9A CITY COUNCIL AGENDA REPORT MEETING DATE: October 28, 2025 PREPARED BY: Paul Moretto - Planner PRESENTED BY: Casey McCabe - Community Development Direcotr AGENDA ITEM: Resolution Approving a Preliminary Plat and Ordinance Rezoning the Property to R-1, Low Density Residential with a Planned Unit Development Overlay for a Single-Family Residential Development to be known as Stone Path RECOMMENDED ACTION: Approval of a resolution approving a Preliminary Plat and approval of an Ordinance rezoning the property to R-1, Low Density Residential with a Planned Unit Development Overlay for a single- family residential development to be known as Stone Path. BACKGROUND: KJ Walk Inc. has applied for approval of a Preliminary Plat and Preliminary Planned Unit Development (PUD) Plan to be known as Stone Path. The application proposes an 11-lot low- density residential development at 4730 140th Street NE near the intersection of Rolling Oaks Circle NE and Bluebird Trail NE, south of County Road (CSAH) 42. The request is for a Preliminary Plat and Preliminary PUD Plan for the subdivision of 11 single- family detached residential lots on approximately 5.38 gross acres (4.13 net developable acres). In June 2023, the Planning Commission reviewed a conceptual site plan and approved Resolution 23-05PC to allow for the developer to apply for a PUD under criteria found in Section 1132.801 for a project less than 10 acres. On July 22, 2024, KJ Walk Inc submitted an application to develop the subject property as a single-family development. After initial City review, the City identified critical items that needed further study and revisions. As part of this process, the City, with developer consent, has extended the hearing and decision deadline, per MN SS 15.99, on four occasions. This process has led to numerous revisions and modifications. On September 22, 2025, the Prior Lake Planning Commission reviewed the application for preliminary plat and PUD. A public hearing was held on the application with no public comments received. The Planning Commission voted 4-0 to recommend city council approval of the request. PRELIMINARY PLAT AND PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN The subject parcel is 5.38 acres with 4.13 acres developable for residential homes. Topography, wetland locations and minimum density requirements require lot size variations that are not conducive to standard low-density R-1 lots. Therefore, a Planned Unit Development is proposed for this development to both minimize development impact while maintaining a minimum density of 2.5 units per acre. City of Prior Lake | 4646 Dakota Street SE | Prior Lake MN 55372 Item 9A Page | 2 PHYSICAL SITE CHARACTERISTICS: Total Site Area: The total development site area is approximately 5.38 acres. Net acreage for development is approximately 4.13 acres. Topography: The area includes upland around 900’ MSL elevation with moderate undulation with a high point near 924’ MSL. There are lower wetlands near 898’ MSL. Wetlands: There are wetlands located throughout the property. The unique lot design, layout and unit types take this fact into consideration. The developer proposes minimizing impact on the wetland through design. These designs are evaluated under the regulations of the Wetland Conservation Act. Access: The primary access to this site is at the intersection of Bluebird Trail NE and Rolling Oaks Circle NE. Rolling Oaks Circle NE connects to CSAH 42. Bluebird Trail NE was designed and intended to continue from its current terminus to Rolling Oaks Circle NE. 2040 Comprehensive Plan: This property is guided for Residential Low Density in the Comprehensive Plan and the development proposal matches this designation. Zoning: The subject parcel is zoned R-1, Low Density Residential. The density proposed by this development matches the requirements of the R-1 zoning. PROPOSED PLAN Lots: The development plan calls for 11 new residential lots. These lots vary in size from a minimum width of 65 feet to a maximum width of 97.83 feet. Single-Family Units The lots will range from 8,439 to 28,000+ square feet. Front yard setbacks will be 25 feet with side yard setbacks of 7.5 feet. Minimum rear yards will be 20 feet. Density: Density of the development is based on the net area of the site, which is approximately 4.13 acres. At 11 units this calculates to 2.67 units per acre. This is consistent with R-1 zoning and LD-R land use standards which have a minimum 2.5 unit per acre requirement. This density is substantially similar to the adjacent subdivisions. Building Setbacks: The developer is proposing the following standards as part of the R-1, Low Density Residential Planned Unit Development: Setbacks R-1 Proposed Lots Front 25’ 25’ Side 10’ 7.5’ Rear 25’ 20’ Side yard (abutting street) 25’ 25’ Min. Lot Width 86’ 65’ Min. Lot Depth 140’ 120’ Min. Lot Size 12,000 sf 8,439 sf Item 9A Page | 3 Sidewalk/Trails: A sidewalk is provided on south side of Bluebird Trail NE and matches alignment with the existing path. Tree Replacement: The applicant submitted a tree survey identifying a total of 312 trees on the site, of which 290 trees (3,586” DBH) qualify as significant under the City’s ordinance. The development proposes to remove 216 trees, including 199 significant trees totaling 2,506” DBH. Per the Zoning Code, up to 35% of significant tree inches (≈1,255” DBH in this case) may be removed without replacement. The proposed removals exceed this allowance by approximately 1,251” DBH. Using the required replacement ratio of ½ caliper inch per inch removed in excess, the project generates a replacement obligation of 625 caliper inches. One heritage tree (a 31” Red Oak in good condition) is being preserved. In accordance with ordinance provisions, this tree provides a credit of 62 caliper inches toward the replacement requirement. After applying this credit, the net tree replacement obligation is 563 caliper inches. For context, this replacement obligation equates to:  281 trees at 2” caliper; or  225 trees at 2.5” caliper; or  188 trees at 3” caliper. The developer submitted an existing tree plan and will submit a Tree Replacement Plan at the time of Final Plat that demonstrates how this requirement will be satisfied. At least 80% of replacement must be provided through overstory trees unless otherwise approved by the Zoning Administrator. Replacement trees shall be planted on private lots within the development unless the applicant demonstrates it is not feasible, in which case the ordinance allows offsite planting or fee-in-lieu contributions as alternatives. Streets: The proposed project will have local public streets that will be 28’ curb to curb. This design matches the existing Bluebird Trail NE connection. There will be 55’ Right-of-Way (ROW). All public streets will be constructed to the City of Prior Lake Engineering and Public Works Standards. Sanitary Sewer / Water Mains: Sanitary sewer and watermains will be extended through Bluebird Trail NE. 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 2026. The site will be graded so that storm water drainage will be directed to one storm water basin in the north and one 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. Easements and Walls: A conservation easement will be placed over a significant portion of property located near CSAH 42. This will be dedicated to the Prior Lake - Spring Lake Watershed District. Two walls will be located in Outlot A and built to city design standards for walls on public property. Walls located on private property for public purpose will be the responsibility of the homeowner and a legal instrument shall be recorded against the property for that purpose. Item 9A Page | 4 Additional easements will be required for public infrastructure on Lot 8, Block 1 of Eagle Ridges Acres (PIN 250520092). PLANNED UNIT DEVELOPMENT: PUDs allow for greater flexibility in the development of a parcel or property by tailoring the development to the site and neighborhood and are reviewed based on the criteria below found in Section 10-505 of City Code: (1) Providing a flexible approach to development which is in harmony with the purpose and intent of the city's comprehensive plan and this chapter; (2) More creative, efficient and effective use of land, open space and public facilities through mixing of land uses; (3) Creating a sense of place and provide more interaction among people; (4) Increasing economic vitality and expand market opportunities; (5) Supporting long-term economic stability by strengthening the tax base, job market and business opportunities; (6) Increasing transportation options, such as walking, biking or busing; (7) Providing opportunities for life cycle housing to all ages; (8) Providing more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost; (9) Enhanced incorporation of recreational, public and open space components in the development which may be made more usable 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; (10) Preserving and enhancing 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; (11) High quality of design compatible with surrounding land uses, including both existing and planned. Exceptions: The site is encumbered by significant wetlands and existing road connections. The Metropolitan Council limits development access to sanitary sewer to those developments 2.5 units per acre or greater based on the City’s Comprehensive Plan. Without this PUD, development on this site is impractical. Lot size reductions, setback reductions and lot width reductions are requested by the developer. Public Benefit: The project, as proposed, through establishment of a conservation easement, placement of stormwater basins to protect wetlands, and minimizing tree removal where feasible will provide for continued protection of sensitive wetlands and conservation of wildlife in addition to the improvement of trails, and roads. Tree removal was minimized and wetlands related to those trees preserved. The connection of Bluebird Trail to Rolling Oaks will eliminate a current ±1,500 ft. dead end road. Conclusion City staff and the developer met and communicated on several occasions as the developer has worked through multiple plan revisions based on city and Prior Lake-Spring Lake Watershed District (PLSLWD) comments. Item 9A Page | 5 City staff is recommending approval of the preliminary plat and preliminary PUD plan, subject to a condition that the developer revise plans to address all City, Scott County and PLSLWD comments. FINANCIAL IMPACT: The approval of the development will facilitate the creation of 11 residential housing units which will contribute to the City’s tax base. ALTERNATIVES: 1. Motion and a second to approve a resolution approving the Preliminary Plat and ordinance rezoning the property to R-1, Low Density Residential with a Planned Unit Development Overlay for a single-family residential development to be known as Stone Path 2. Motion and a second to deny the Preliminary Plat and Preliminary Planned Unit Development Plan for Stone Path based upon findings of fact. 3. Motion and a second to table this item to a future City Council meeting and provide the applicant with direction on the issues that have been discussed. ATTACHMENTS: 1. Location Map 2. Preliminary Plat Stone Path 3. Public Works/Community Development Memo 4. Scott County Engineering Memo 5. PLSLWD Memo 6. Ordinance Approving Planned Unit Development PUD 7. Resolution Approving Preliminary Plat: Stone Path 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 25-___ A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS STONE PATH Motion By: Second By: WHEREAS, the Prior Lake Planning Commission conducted a public hearing on September 22, 2025, to consider a request from KJ Walk Inc. (the “Developer”) and (the “Owner”), to approve a Preliminary Plat for the following property: That part of the North one-half of the Northeast Quarter (N ½ of the NE ¼), of Section Twenty-six (26), Township One Hundred Fifteen (115) North, Range Twenty-two (22) West, Scott County, Minnesota, described as follows: Commencing at a point on the North line of the Northeast Quarter (NE ¼), Section 26, distant 960 feet East of the Northwest corner thereof; thence South at right angles to said North line of NE ¼, Section 26, a distance of 410.89 feet; thence deflecting to the left, at an angle of 64°36’20", in a Southeasterly direction, a distance of 607.06 feet; thence in Northwesterly direction to a point on the North line of said Northeast Quarter (NE ¼), Section 26, distant 440 feet East of the point of beginning; thence West along said North line of Northeast Quarter (NE ¼), to point of beginning, Scott County, Minnesota. (PID: 259260050) WHEREAS, Notice of the public hearing on said Preliminary Plat was duly published and mailed in accordance with the applicable Prior Lake Ordinances; and WHEREAS, the Planning Commission heard all persons interested in the Preliminary Plat at the public hearing, and the Commission recommended the plat for Stone Path to the City Council on a 4-0 vote subject to certain conditions; and WHEREAS, the City Council finds that the proposed Preliminary Plat for Stone Path meets the requirements of Subsections 9-32 and 9-66 (Preliminary Plat) of the Prior Lake Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The City Council approves the Preliminary Plat for Stone Path subject to the following conditions: a. The developer shall revise the plans according to the September 12, 2025, City Engineering & Public Works and Community Development Dept. Memorandum, the September 17, 2025, Scott County Engineering/Traffic Memo and the September 17, 2025 Prior Lake Spring Lake Watershed Memo. 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 accessing the site. 1 3. The applicant shall submit an application for Final Plat within twelve (12) months after approval of this Preliminary Plat. th Passed and adopted by the Prior Lake City Council this 28 day of October 2025. VOTE Briggs Braid Churchill Lake Hellier Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ ______________________________ Jason Wedel, City Manager 2 4646 Dakota Street SE | Prior Lake, MN 55372 952.447.9800 | www.priorlakemn.gov CITY OF PRIOR LAKE ORDINANCE NO. 25-__ AN ORDINANCE AMENDING SECTION 10.162 OF PRIOR LAKE CITY CODE AND THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE MOTION BY: SECOND BY: WHEREAS, KJ Walk Inc., owner, has applied for rezoning from Low Density Residential (R-1) Zoning District to Low Density Residential (R-1) Zoning District with a Planned Unit Development (PUD) overlay for a development to be known as Stone Path; and WHEREAS, the Prior Lake Planning Commission considered the proposed Planned Unit Development Plan at a public hearing on September 22, 2025; and WHEREAS, Notice of the public hearing on said PUD has been duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, the Planning Commission proceeded to hear all persons interested in this issue and persons interested were afforded the opportunity to present their views and objections related to the PUD; and WHEREAS, the Prior Lake City Council considered the proposed PUD for Stone Path on October 14, 2025; and WHEREAS, the City Council finds the PUD is compatible with the stated purposes and intent of the Chapter 10, Article IV, Division 4, Planned Unit Developments of the Zoning Ordinance. The City Council of the City of Prior Lake does hereby ordain: 1. The above recitals are herein fully incorporated herein as set forth above. 2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 10.162, is hereby amended to designate the following legally described property as Stone Path Planned Unit Development (PUD) rezoning the property to R-1, Low Density Residential with a Planned Unit Development (PUD) Overlay District. LEGAL DESCRIPTION: That part of the North one-half of the Northeast Quarter (N ½ of the NE ¼), of Section Twenty-six (26), Township One Hundred Fifteen (115) North, Range Twenty-two (22) West, Scott County, Minnesota, described as follows: Commencing at a point on the North line of the Northeast Quarter (NE ¼), Section 26, distant 960 feet East of the Northwest corner thereof; thence South at right angles to said North line of NE ¼, Section 26, a distance of 410.89 feet; thence deflecting to the left, at an angle of 64°36’20", in a Southeasterly direction, a distance of 607.06 feet; thence in Northwesterly direction to a point on the North line of said Northeast Quarter (NE ¼), Section 26, distant 440 feet East of the point of beginning; thence West along said North line of Northeast Quarter (NE ¼), to point of beginning, Scott County, Minnesota.(PID: 259260050) 3. The Stone Path Planned Unit Development includes the following elements: a. The PUD is a single-family development consisting of 11 lots for single family homes. b. The elements of the plan will be as shown on the plans dated August 29, 2025, except for modifications approved as part of the final PUD plan. 4. The City Council hereby adopts the following findings: a. Provides a flexible approach to development which is in harmony with the purpose and intent of the City's Comprehensive Plan and Zoning Ordinance. The proposed PUD is consistent with the Comprehensive Land Use Plan designations on the entire site. The PUD approach allows the location of the housing units in ways that preserve and enhance natural features of the site. b. More creative, efficient and effective use of land, open space and public facilities through mixing of land uses. The proposed PUD plan clusters the residential areas so as to minimize wetland impacts. c. Create a sense of place and provide more interaction among people; The plan incorporates a sidewalk connection to the existing City sidewalk network. d. Increase transportation options, such as walking, biking or bussing; The plan proposes local streets through the area and a pedestrian sidewalk. e. Provide opportunities for life cycle housing to all ages. This PUD provides 11 detached single-family residential homes. f. Provide more efficient and effective use of streets, utilities, and public facilities that support high quality land use development at a lesser cost. The plan connects Bluebird Trail NE to Rolling Oaks Circle NE with pedestrian access. g. Enhanced incorporation of recreational, public and open space components in the development which may be made more useable and be more suitably located than would otherwise be provided under conventional development procedures. The PUD district also encourages the developer to convey property to the public, over and above required dedications, by allowing a portion of the density to be transferred to other parts of the site. The PUD preserves a greater amount of open space and wetland areas. h. Preserves and enhances desirable site characteristics and open space, and protection of sensitive environmental features including, but not limited to, steep slopes, wetlands, and trees. Where applicable, the PUD should also encourage historic preservation, re-use and redevelopment of existing buildings. The plan includes the dedication of easements and public outlots around the wetland areas to protect these sensitive natural features. i. High quality of design compatible with surrounding land uses, including both existing and planned. The proposed design is compatible with the surrounding low density residential land uses. 5. Final plans for Stone Path Planned Unit Development are subject to the following conditions: a. The developer shall revise the plans according to the September 12, 2025, City Engineering & Public Works and Community Development Dept. Memorandum, the 2 September 17, 2025 Scott County Engineering/Traffic Memo and the September 17, 2025, Prior Lake Spring Lake Watershed Memo. 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 accessing the site. 6. Summary Approved. The City Council hereby determines that the text of the summary marked “Official Summary of Ordinance No. 125-___”, a copy of which is attached hereto, clearly informs the public of the intent and effect of this ordinance. The City Council further determines that publication of the title and such summary will clearly inform the public of the intent and effect of the ordinance. 7. Publication. The City Clerk shall publish the title of this ordinance and the official summary in compliance with City Code and State Statute requirements with notice that a copy of the ordinance is available for inspection by any person during regular office hours at Prior Lake City Hall. This ordinance shall become effective from and after its passage and publication. th Passed by the City Council of the City of Prior Lake this 28 day of October 2025. ATTEST: _________________________ __________________________ Jason Wedel, City Manager Kirt Briggs, Mayor 3 Exhibit A OFFICIAL SUMMARY ORDINANCE NO. 125-___ AN ORDINANCE AMENDING SECTION 10-162 OF PRIOR LAKE CITY CODE AND THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE The following is only a summary of Ordinance No. 125-___ passed by the City Council of Prior Lake on October 28, 2025. The full text is available for public inspection by any person during regular office hours at City Hall or in the Document Center on the City of Prior Lake Website. SUMMARY: The Ordinance amends the Official Zoning Map for the City of Prior Lake by amending the Zoning Use District to R-1 (Low Density Residential) with a PUD overlay for a parcel of land legally described as: That part of the North one-half of the Northeast Quarter (N ½ of the NE ¼), of Section Twenty-six (26), Township One Hundred Fifteen (115) North, Range Twenty-two (22) West, Scott County, Minnesota, described as follows: Commencing at a point on the North line of the Northeast Quarter (NE ¼), Section 26, distant 960 feet East of the Northwest corner thereof; thence South at right angles to said North line of NE ¼, Section 26, a distance of 410.89 feet; thence deflecting to the left, at an angle of 64°36’20", in a Southeasterly direction, a distance of 607.06 feet; thence in Northwesterly direction to a point on the North line of said Northeast Quarter (NE ¼), Section 26, distant 440 feet East of the point of beginning; thence West along said North line of Northeast Quarter (NE ¼), to point of beginning, Scott County, Minnesota.(PID: 259260050). 4 TEMPORY STOCKPILE AREA << 89 2 . 0 8 89 2 . 3 7 89 2 . 6 6 89 2 . 9 8 89 3 . 3 0 89 3 . 6 3 89 3 . 9 5 89 4 . 2 8 89 4 . 6 0 89 4 . 9 3 89 5 . 2 5 89 5 . 5 8 89 5 . 9 0 89 6 . 2 3 89 6 . 5 5 89 6 . 8 8 89 7 . 2 0 89 7 . 5 3 89 7 . 8 5 89 8 . 1 8 89 8 . 5 0 89 8 . 8 3 89 9 . 1 5 89 9 . 4 8 89 9 . 8 0 90 0 . 1 3 90 0 . 4 5 90 0 . 7 6 90 1 . 0 6 90 1 . 3 5 90 1 . 6 4 90 1 . 9 1 90 2 . 1 8 90 2 . 4 4 90 2 . 6 9 90 2 . 9 3 90 3 . 1 6 90 3 . 3 8 90 3 . 5 9 90 3 . 7 9 90 3 . 9 9 90 4 . 1 7 90 4 . 3 5 90 4 . 5 2 90 4 . 6 8 90 4 . 8 3 90 4 . 9 7 90 5 . 1 0 90 5 . 2 2 90 5 . 3 3 90 5 . 4 4 90 5 . 5 3 90 5 . 6 2 90 5 . 7 0 90 5 . 7 7 90 5 . 8 3 90 5 . 8 8 90 5 . 9 4 90 5 . 9 9 90 6 . 0 5 90 6 . 1 0 90 6 . 1 6 90 6 . 2 1 90 6 . 2 7 90 6 . 3 2 90 6 . 3 8 90 6 . 4 3 90 6 . 4 9 90 6 . 5 4 90 6 . 6 0 90 6 . 6 5 90 6 . 7 1 90 6 . 7 6 90 6 . 8 2 90 6 . 8 7 90 6 . 9 3 90 6 . 9 8 90 7 . 0 2 90 7 . 0 5 90 7 . 0 7 90 7 . 0 7 90 7 . 0 6 90 7 . 0 4 90 7 . 0 0 90 6 . 9 6 90 6 . 9 0 90 6 . 8 2 90 6 . 7 4 90 6 . 6 4 90 6 . 5 3 90 6 . 4 0 90 6 . 2 7 90 6 . 1 3 90 5 . 9 9 90 5 . 8 5 90 5 . 7 2 90 5 . 5 8 90 5 . 4 4 90 5 . 3 0 90 5 . 1 7 90 5 . 0 3 90 4 . 8 9 90 4 . 7 5 90 4 . 6 2 90 4 . 4 8 90 4 . 3 5 90 4 . 2 3 90 4 . 1 3 90 4 . 0 4 90 3 . 9 7 90 3 . 9 1 90 3 . 8 7 90 3 . 8 4 90 3 . 8 2 90 3 . 8 2 90 3 . 8 4 90 3 . 8 6 90 3 . 9 1 90 3 . 9 6 90 4 . 0 4 90 4 . 1 2 90 4 . 2 2 90 4 . 3 4 90 4 . 4 6 90 4 . 6 1 90 4 . 7 6 90 4 . 9 1 90 5 . 0 6 90 5 . 2 1 90 5 . 3 6 90 5 . 4 0 << << << << W e t l a n d la n d E X I S T I N G E X I S T I N G E X I S T I N G E X I S T I N G H O U S E H O U S E H O U S E H O U S E EXISTINGEXISTINGEXISTINGEXISTING HOUSEHOUSEHOUSEHOUSE Deck Keystone Wall WW Boulder Wall x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x Ch a i n L i n k F e n c e C h a i n L i n k F e n c e 6 1 . 4 2 5 . 4 2 4 . 1 20 . 9 60 . 3 39 . 4 46 . 3 2 0 . 2 46 . 3 2 0 . 2 EX I S T I N G HO U S E EX I S T I N G HO U S E EX I S T I N G HO U S E EX I S T I N G HO U S E GA R A G E GA R A G E GA R A G E GA R A G E SHEDSHEDSHEDSHED S H E D S H E D S H E D S H E D SHEDSHEDSHEDSHED x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x 92 0 910 90 8 91 0 91 2 912 90 0 8 9 0 9 1 0 9 0 0 898 900 900 910 9 0 0 90 4 90 6 90 8 906 900 8 8 0 882 88 4 886 888 8 8 8 890 89 0 89 4 894 896 89 8 90 2 90 4 892 89 2 9 0 8 9 0 6 9 0 4 9 0 2 90 8 90 6 90 4 90 2 89 8 922 91 8 91 6 91 4 91 2 8 8 6 8 8 8 8 9 0 8 9 8 90 0 90 8 90 6 90 4 24 " S T Inv.883.20 Inv.885.04 Inv. 897.13 Inv. 893.18 Control Structure 18 " S T << << << Inv. 894.3 Top 884.9 Inv. 877.5 Top 883.7 To p 8 8 3 . 8 Inv. 877.7 E,W,N In v . 8 7 6 . 7 N , S CB CB Inv. 880.3 E,W In v . 8 8 4 . 3 << 24 " - S T CB 36 " - S T << << <<<<<<<<<< <<<< 15 " - S T <<<<<<<<<< 15"-ST Top 902.0 High 24"-ST Inv. 898.5 Inv. 896.9 E 30 " - S T Top 901.2 Low Inv. 893.5 W Inv. 900.1 30 " 1 2 " - S T CB CB Inv. 900.2 Inv. 896.9 Sump 1 Inv. 899.9 2 Top 904.1 Top 904.2 Inv. 896.7 Sump 1 5 3 4 3 2 3 C.S.A.H. No. 42 R O L L I N G O A K S C I R N E BLUEBIRD TRAIL NE 65.00 70.00 << << << < < << << << << << < < << << << << << << << << << << HP907.07 LP03.8 BLUEBIR D T R A I L N E << << < < << << << << << << << << << << Top 889.36 Inv. 884.11 CB Top 894.0 Inv. 888.0 CB Top 895.44 Inv. 887.12 CB Top 899.12 Inv. 889.72 CB 12 " - S T 15 " - S T 15 " - S T 15 " - S T << << << << 20'X 50' ROCK CONSTRUCTION ENTRANCE 2.8 % - - > <--6.5% | | | | | | | | | | | | | < < < < < < < < < 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+46. 3 0 << <<<< << WETLAND NWL=877.50(DRY) 10yr HWL=880.00 100yr HWL=884.15 POND B BOTTOM=897.00(DRY) 10yr HWL=900.76 100yr HWL=901.84 7 2 70.00 70.00 70.00 70.00 65.00 OUTLOT A Wet 89 2 89 6 89 8 90 0 90 2 906 90 6 904 90 4 900 902 908 910 912 908906 904 902 898 902 900 898 908 880 WOLFE=901.5LOE=901.5 SE/WOLFE=904.0 LOE=904.0 RLFE=900.0 LOE=909.0 WOLFE=899.5LOE=899.5 901.2 (DROP) 900.2 R LFE=892.7 LOE=901.7 903.5 907 RLFE=901.5 LOE=910.5 R LFE=902.0LOE=911.0 RLFE=901.0LOE=910.0 RLFE=896.9 LOE=905.9 901 910 904.9 905.4 908.0 908.5 909.5 909.0 910.0 910.5 910.0 910.0 08.7 06.9 07.6 07.2 05.0 05.8 02.8 98.293.5 R LFE=901.5LOE=910.5 910.0 910.0 << << << << << << << << << << << << 904 07.2 06.7 04.8 73.55 72.50 89 4 10 % 10 % 8. 7 % 8. 1 % 10 % 7. 5 % 6. 0 % 09.5 07.9 04.7 5. 2 % 8. 0 % 3. 5 % 10.0 09.0 07.608.0 04.9 00.7 00.0 06.0 08.0 E O F EOF EOF E O F E O F 01.55 03.5 LP04.3 EOF 85.3 R = 500.00 R = 2 5 0 .0 0 R = 2 0 0.0 0 < - - 1 . 1 % <- - 3 . 0 % <<POND A NWL=887.00(DRY) 10yr HWL=889.05 100yr HWL=889.91 07.5 06.5 SE LOE=906.1 00.0 2 0 2 0 10 10 25 10 10 98.5 00.5 25 TE M P O R A R Y C O N S T R U C T I O N E A S E M E N T POND C BOTTOM=897.00(DRY) 10yr HWL=900.81 100yr HWL=902.92 T=04.0B=04.0 T=94.0B=88.0 T=86.0B=85.0 888 890 892 894 898 << << << << << << << << << << << << << << 9 0 2 01.0 98.099.0 REMOVE EXISTINGBOULDER WALL 09.0 WO*LFE=887.5 LOE=887.5 896 887 886 899 908 67.50 890888 << << <<<<<<<< T=84.5B=81.5 T=84.5B=81.5 T=86.0B=82.0 898 1 896 900 3. 5 % << T=96.0B=91.0 900 LOLOE=886.1 06.5 1 << << << << << << < < << 25 TE M P O R A R Y C O N S T R U C T I O N E A S E M E N T 97.83 25 07.0 MAI N T E N A N C E A C C E S S WETLANDBUFFER WETLANDBUFFER WETLAND BUFFERConservation Easement Area W e t l a n d la n d 6 1 2 1 5 3 4 3 2 3 C.S.A.H. No. 42 R O L L I N G O A K S C I R N E BLUEBIRD TRAIL NE 65.00 70.00 30 25 30 25 BLUEBIR D T R A I L N E 7 2 70.00 70.00 70.00 70.00 65.00 OUTLOT A Wet 73.55 72.50 6 5 .6 5 1 2 4 . 2 7 65.24 65.84 1 8 8 . 9 5 3 9 .3 1 30.94 1 5 2 . 1 1 5.45 6 8 .8 5 114.87 3 9 0 . 8 2 7 1 .0 6 103.41 3 0 3 . 2 9 7 0 .2 2 77.50 24 2 . 3 9 21.97 49.82 77.50 21 1 . 3 1 71.98 77.50 19 3 . 9 3 8.87 6 2 .3 0 77.50 17 7 . 4 3 4 8 .1 221.97 12 5 . 8 9 77.50 15 6 . 6 8 438.84 41 0 . 8 9 605.77 6 7 9 . 5 2 450.95 R = 500.00 R = 2 5 0 .0 0 R = 2 0 0.0 0 2 0 2 0 10 10 25 10 10 25 TE M P O R A R Y C O N S T R U C T I O N E A S E M E N T 15 1 5 15 WETLANDBUFFER15' MIN. WETLANDBUFFER15' MIN. 1 3 7 . 2 6 67.50 1 1 25 TE M P O R A R Y C O N S T R U C T I O N E A S E M E N T 97.83 8 0 . 3 9 39.04 55. 4 8 68.95 21.97 76.18 27 . 3 5 9 6 . 7 3 48.91 10 6 . 5 8 25 48 . 4 2 6 4 . 6 8 45.02 130.67 12.59 N 6001 Egan Drive, Ste 100, Savage, MN 55378 Phone: 952.222.4419 Web: www.kjwalk.com Date:Revision: Preliminary Plat & Preliminary Grading SHEET 2 of 9 FILE PATH: D:\Google Drive\Work Files\Prior Lake\Stone Path\Engineering\CAD\DWGs\Stone Path revised 2.dwg I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly registered engineer under the laws of the State of Minnesota. Luke Warren Israelson Registration #: 51362 STONE PATH PRIOR LAKE, MN 0 50 100 150 Legend Existing Contour Proposed Contour Centerline Curb Right of Way Lot Line Building Pad Wetland Preserved Wetland Impacts Other Watercourse Property Boundary Retaining Wall & Fence Wetland Buffer Sign Silt Fence Inlet Protector Rock Construction Ent. LOT AREAS Block Lot Area (sf) 1 1 8483 2 1 8439 2 2 8604 2 3 11160 3 1 9937 3 2 11755 3 3 12997 3 4 14159 3 5 15777 3 6 21854 3 7 28708 OUTLOT A 47028 ROW Bluebird Trl 27336 ROW CSAH No. 42 7474 TOTAL 233712 5' 7.5' 10' 30' 25' 10'ROW TYPICAL SINGLE FAMILY LOT SETBACKS AND EASEMENTS ROW 20' HO U S E S E T B A C K GA R A G E S E T B A C K 20' 10' 10' 30' 25' 10'20' HO U S E S E T B A C K GA R A G E S E T B A C K ROW 5' 7.5' 5' 7.5' PRELIMINARY PLAT PRELIMINARY GRADING Original06/27/2024 WETLAND AREA TOTAL AREA 13,695 SQ FT PRESERVED AREA 13,083 SQ FT IMPACTED AREA 612 SQ FT REQ'D BUFFER (30' AVG)20,410 SQ FT PROP BUFFER (15' MIN)33,945 SQ FT LOT DENSITY CALCULATION Description Area (sf) Site Boundary 233712 - ROW C.S.A.H. No. 42 7474 - Outlot A 47028 = Net Development 179210 11 Units Net Density (units/acre)2.67 Updated per city comments *REMOVE ALL EXISTING STRUCTURES* 07/30/2024 R (PAD TYPE) LFE (LOW FLOOR) LOE (LOW OPENING) GFE (GAR FLOOR) REAR GRADE TYPICAL PAD ELEVATIONS NOTE: Perimeter and downstream sediment control BMPs shall be installed by the contractor and inspected by the City prior to any site work. Slopes greater than or equal to 3:1 shall have approved erosion control BMPs installed immediately after grading has finished. 03/07/2025 Updated per city comments 06/04/2025 Updated per city comments HOUSE PAD CROSS-SECTIONS NO SCALE 25' FI R S T FL O O R HOUSE PAD HOUSE PAD 1' BASEMENT FLOOR 0.5' TOPSOIL GRADE FINAL 10 ' 0. 5 ' 25' 25' P 60' 55' L L P L P RAMBLER (R) FR O N T RE A R FR O N T RE A R L P WALKOUT (WO) 9' 1. 5 ' 0.5' TOPSOIL 0.5' TOPSOIL 0.5' TOPSOIL BASEMENT FLOOR FI R S T FL O O R FINAL GRADE SPLIT ENTRY WALKOUT (SE/WO) HOUSE PAD 25' 6' 60' L P L P FR O N T RE A R FL O O R FI R S T 9' 0.5' TOPSOIL 0.5' TOPSOIL GRADE FINAL 0. 5 ' LOT PAD SUB GRADE HELD DOWN BELOW FINISHED GRADE WO: FRONT=3.0' / REAR=1.0' SE/WO: FRONT=2.0' / REAR=1.0' R: FRONT=2.0' / REAR=2.0' *LOT 1 BLOCK 1 IS 50' DEEP, GRADE DROPS STARTING AT GA R A G E FL O O R BASEMENT FLOOR GA R A G E FL O O R 25' GA R A G E FL O O R 08/01/2025 Updated per city comments THE FRONT OF THE PAD AND HOLD DOWN IS 1' FOR THE WHOLE PAD. Seed Mix WD STR SB Sod Date: 9/3/2025 For Review August 29, 2025 08/29/2025 Pond A relocated, address city comments [Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 Memorandum To: Luke Israelson, KJ Walk Patrick Fry, KJ Walk Warren Israelson, KJ Walk From: Luke Schwarz, Assistant City Engineer Stephanie Thulien, Water Resource Engineer Laura Pietila, Project Engineer Kris Keller, Project Engineer Paul Moretto, Planner Date: September 16, 2025 Re: Stone Path – Preliminary Plat Engineering Review We have reviewed the preliminary plat documents submitted for the Stone Path development at 4730 140th St NE. The following documents were reviewed: • Civil Plan Set – Stone Path Plans 20250829.pdf • Drainage Report – SP Stormwater Report 20250827.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. Greyed out comments have been addressed. 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. Grading Plan 1. Divert common drainage down property lines. 2. Call out roadway high point 3. Clarify drainage on the west side of Lot 1 Block 2 a. Provide additional proposed and existing spot elevations as well as flow arrows on Lot 1 and the existing lot to the west to ensure water flows down the lot line. 4. Step Lot 2 Block 1 down between Lots 1 & 3 (1.0’) so the transition between 1 & 2 (1.5’) is not as severe (2.5’) 5. Raise the Lot 7 Block 2 FFE and EOF 0.5’ to get the EOF route to the street a. Reroute storm sewer CB to street b. Eliminates Lot 7 Block 2 driveway culvert c. Maintain maximum 4:1 slopes between lots 6. Provide additional easement on Lots 6 & 7 Block 2 for drainage from one lot to another a. Direct water on the east side of Lot 7 Block 2 to the north away from the building pad 7. Divert common drainage down Block 2 property lines 8. Show all proposed retaining walls. Retaining walls exceeding 4’ in height shall require a plan prepared by a licensed engineer submitted for review and approval by the building official prior to permit issuance. Provide top and bottom of wall elevations. Provide a fence for walls greater than 4’. The retaining wall for Lot 1 Block 1 shall be out of the wetland buffer area and drainage and utility easements. a. Provide additional details for the retaining wall west of Lot 1 Block 2. b. Keep retaining wall completely on Lot 1 Block 2 c. Coordinate permanent transitional grading on adjacent existing lot d. Provide future ownership and maintenance of all retaining walls (if applicable). 9. Revise the HWLs to match the HydroCAD model. 10. Identify wetland buffer 11. Specify access routes to and along the ponds from the roads that meet slope and width requirements, are within drainage and utility easements, and are outside of the wetland buffer. a. The slope and width requirements are a maximum grade of 8%, maximum cross slope of 2%, and a minimum width of 10’. 12. Show house style detail drawing. 13. A minimum of 10 feet beyond the house pad shall have a slope less than 10:1 unless otherwise approved by the City Engineer. a. Review and revise the grades adjacent to Block 1 Lot 1 as the retaining wall and steep slopes are within 10-feet of the proposed home. Utilities 1. Storm Sewer a. Change CB1-5 to a 4’ deep sump. b. Pipe class shall conform to design standards as shown in the American Concrete Pipe Association LRFD Fill Height Tables. Review the pipe class for the following pipe: i. OS2-2 to FE2-1 c. Add the MnDOT standard rip rap detail to the plans. d. Provide an inlet capacity analysis. The catch basins on the roadway should not receive more than 3 cfs in the 10-year event. e. Insulate when the separation between the storm sewer and water is less than 36" f. The discharge velocity into Pond A and Pond B exceeds 6 fps. Modify the slopes of the incoming pipes to reduce the velocity below 6 fps. g. Please provide calculations for the sizing of the pipe from FES3-2 to FES3-1. h. Match the flared end section elevations to the pond outlet elevation. 2. Sanitary Sewer a. Show assumed service riser lengths b. Reverse flow direction of existing sanitary sewer main 3. Water a. Coordinate the watermain connection to Rolling Oaks Trail with City staff. i. Provide a proposed traffic control plan to City for review. ii. Staff will need to provide notification to residents 48 hours prior to construction. b. Maintain minimum 10’ horizontal separation from sewer c. Maintain minimum 18” vertical separation from storm sewer with water services i. Insulate when the separation between the storm sewer and water service is less than 36" Streets/Trails 1. Verify size of vertical curves meet minimum City requirements a. Provide stop ahead or reduced speed signs as required. b. Minimum sag value is 36. 2. At intersections, the street grade shall not exceed 2.00% for the first 100’ approaching said intersection. The 100’ is measured from the curb line of the intersected street. a. In cul-de-sacs, the gutter grade shall not be less than 0.80%. Stormwater Management 1. Rate Control a. This site is in Prior Lake’s Stormwater Management Overlay District #1. Rate control for the 2 and 10-year events cannot increase from the existing runoff while the peak runoff for the 100-year event must be held to 0.25 cfs per acre. i. Please provide calculations or list of HydroCAD nodes for how it was determined that 37.68 cfs of existing offsite flow pass through the site in the SWMP. We were not able to reproduce that number. ii. Please provide a figure showing the 4.64 acres subjected to restricted rate control. Ensure it includes the entire developed area. iii. The west and north discharge points go in different directions and should not be lumped together. Rates to the west are met. Proposed rates to the north (38.9 cfs) exceed the allowable (38.7 cfs). b. Maintain the approved discharge rate from Rolling Oaks Circle BMP with the removal of the basin. i. How is the discharge rate from Rolling Oaks Circle BMP being maintained? Detail in the SWMP. c. The wetland is used for rate control. Provide bounce and inundation analyses for the wetlands based on their management class. i. Show that the wetland meets the stormwater treatment and hydrologic guidelines of Table 1.1, MnRam Version 3.0. 1. Please add the analysis of Table 1.1 to the SWMP. 2. Volume Control a. Provide an analysis of the existing treatment provided by the Rolling Oaks Circle BMP and how that treatment volume is maintained in proposed conditions, treating both the existing road and proposed homes. i. We understand that the focus is on treating site water. However, the existing BMP off Rolling Oaks Circle was designed in 2017 to treat the roadway impervious. Ensure that the treatment removed will be replaced in Pond B. 3. Low Floor/Low Openings a. Low opening elevations shall be at least 2’ above the emergency overflow (EOF). i. Lot 4 Block 1 has a low opening of 903.5’, EOF of Pond B is 901.55’. 1. Call out Lot 4 Block 1 as a WO/LO with a REQUIRED elevation on the northeast rear corner of minimum 903.55 to meet the requirement with the EOF of the pond. b. Low floor shall be at least 2’ above the HWL. i. Lot 4 Block 1 has a low floor of 903.5’. The HWL of Pond B is 901.81’. c. Ensure that the newly created low point in the southwest corner of Rolling Oaks Circle and Bluebird Trail does not have a high water level that will impact the adjacent homes. d. Please add the low floor and low openings of the existing home west of Pond A to the plans and ensure freeboard is met. i. The LO of the existing home is at 886.1 ft and the HWL of the wetland is at 884.15. Please provide 2-feet of freeboard between the low floor and the 100- year HWL of the existing home. 4. Water Quality a. Include snips of the MIDS inputs or provide the MIDS models so the devices can be reviewed. Provide justification for use of street sweeping. i. Update surface area at overflow in MIDS for Pond A to match the HydroCAD model (or vise versa, whichever is correct with the grading plan). ii. Update the inputs for Pond B to match the latest plans. iii. Remove street sweeping from the MIDS model. iv. Provide a reference to where the sump structure removal percentages were obtained in the SWMP (utilize calculations for these specific sumps, not percentages from past projects). 5. Basin Design a. The HWL is not contained within Pond A. Rules state that the EOF of a basin should be 1 foot higher than the HWL. b. The HWL is not contained within Pond B. Rules state that the EOF of a basin should be 1 foot higher than the HWL. c. Add a 48 hour drawdown analysis to the drainage report for the biofiltration basin. d. Add details for OCS 1 and OCS 2 that show the weir wall. e. Pond berm design requirements are not met. i. The top of the berm shall be 2 feet above the 100-year HWL. ii. The berms should have a maximum of 4:1 side slopes. iii. The top of the berm shall be at least 10’ wide at the top. f. The bottom of Pond C is covered with rip rap. How will it function as a biofiltration basin as stated in the plans and model? 6. Hydraulic/Hydrologic Analysis a. Include all offsite drainage for the purpose of determining the high water level in Pond B and the wetland. i. Offsite drainage is missing west of the wetland, north of Blue Bird Trail. b. The storage modeled in HydroCAD for Pond B is about half of what is available per the grading plan. c. Expand the drainage area extents or include secondary figures that show the entire drainage area to the site. d. The modeled outlet pipe slopes for Basin A and Basin B do not match the plans. SWPPP 1. Include documentation of training in the SWPPP. 2. Add erosion control symbology to the legend. a. In addition to silt fence and inlet protection, add the rock construction entrance to the legend. 3. Show perimeter control around Pond A and Pond B to protect the filtration area. 4. Show inlet protection on all catch basins on and adjacent to the project site. 5. Include a permanent restoration plan. a. What seed types will be used to stabilize? Ensure an adequate mix is used within the wetland buffer area. i. MnDOT Southern Boulevard seed mix is not a native mix. Please do not use in the wetland buffer area. 6. Indicate the soil stockpile area if applicable. 7. Include a map of all surface waters, existing wetlands, and stormwater basins which can be identified on a map within a 1 mile aerial radius that will receive stormwater from the construction site. Identify if the surface water is a special or impaired waterbody. Wetland 1. A wetland delineation has been completed and was approved by the City (NOD March 1, 2024). Plans must be updated to reflect approved boundaries. 2. Based on locations of approved wetlands, permanent impacts will occur as a result of construction. A wetland permit through the WCA must be obtained prior to construction. 3. Impacts to the tributary (non-wetlands) may require a Section 404 permit through US Army Corps of Engineers. 4. Show on the plans wetland and watercourse buffers that comply with Rule J of the PLSLWD rules. Include measurements of minimum and average buffer widths. 5. Disturbed areas within the buffer should be revegetated with a native, weed-free, seed mix. Tree Preservation & Replacement / Landscaping 1. Tree replacement plan to be submitted to meet City Code requirements. 2. Developer is encouraged to meet with property owner at 14030 Rolling Oaks Cir. NE to determine if additional screening or plantings are desired by the property owner. Placement of trees and screening at 14030 Rolling Oaks Cir. will count toward the required tree replacement for Stone Path. Easements 1. Conservation easement required with Prior Lake – Spring Lake Watershed District. 2. Retaining wall easement(s) required for retaining walls on private property. 3. Easements required for public infrastructure on Lot 8, Block 1, Eagle Creek Ridges Acres. 4. Temporary construction easements required on Lot 9, Block 1 and Lot 1, Block 2, Maple Hill 2nd Addition. PLSLWD 1. Additional comments have been generated by PLSLWD’s review of the revised plans Scott County 1. Scott County comments have been added to the plan sheet. SCOTT COUNTY TRANSPORTATION SERVICES DIVISION PROGRAM DELIVERY· TRAFFIC· HIGHWAY OPERATIONS· MOBILITY MANAGEMENT GOVERNMENT CENTER EAST, 200 FOURTH AVENUE WEST· SHAKOPEE, MN 55379 (952) 496-8346 · Fax: (952) 496-8365 · www.scottcountymn.gov LISA J. FREESE ANTHONY J. WINIECKI, P.E. Transportation Services Director County Engineer An Equal Opportunity/Safety Aware Employer September 17, 2025 Paul Moretto City of Prior Lake 4646 Dakota Street SE Prior Lake, MN 55372 SUBJECT: Stone Path Preliminary Plat Dear Paul, Thank you for the opportunity to review the preliminary plat for Stone Path. We have reviewed and offer the following comments: • The County agrees with what is being proposed for right of way dedication along CH 42. However, the stomwater pipe running parallel in the County right of way and the proposed ponding in the right of way for CH 42 will not be permitted. • The existing driveway access to CH 42 shall be required to be fully removed from the County right of way and graded to match the existing ditch. • Detailed Stomwater information shall be required to be submitted to the County for review and approval. • No ponding, berming, signage, or landscaping shall be permitted in the county right of way. • Any work within the County right of way shall require a County permit. If you have any questions or need further information, please contact me. Sincerely, Craig Jenson Transportation Planning Manager Memorandum To: Stephanie Thulien, Water Resources Engineer From: Troy Kuphal, Scott SWCD Director Cc: Joni Giese, PLSLWD Administrator Luke Schwartz, Assistant City Engineer Laura Pietila, Project Engineer Kris Keller, Project Engineer Date: September 17, 2025 Subject: Stone Path Preliminary Plat Review Thank you for the opportunity to provide review comments on the September 3rd submittal for the subject project. The District’s Engineer completed their review of the civil plans dated 8/29/2025 and stormwater report dated 8/27/2025 and offers the following comments. Please note previously submitted comments that haven’t fully been addressed are included in black text, and new comments are included in blue text. Rule D – Stormwater Management 1. Submit filtration basin construction sequencing demonstrating appropriate phasing and/or protection of filtration media from clogging until tributary drainage areas are stabilized and vegetated. 2. Total impervious in the proposed hydroCAD model is less than the house pad sizes shown on the plan set. Modeling should assume the maximum allowable impervious per lot to cover future hardscaping by homeowners (sheds, patios, etc). 3. The internal weirs in the Pond A & B outlet structures (and the wetland weir wall) are modeled as custom weirs/orifices in hydroCAD. This approach is atypical and may have an impact on peak flow rates. Rule F – Floodplain Alteration 1. There is floodplain filling on Lot 1, Block 1 below the existing 100-yr HWL for the wetland. Compensatory storage should be provided and may address the issue of freeboard for the existing home to the west of the wetland. Rule J – Buffer Strips 1. The owner will be required to enter into a Developers Agreement with the District (via the SWCD) for establishment of and record a conservation easement over required buffer strips. The conservation easement shall be over the buffer area(s) only. 2. Buffer strips are required around all onsite wetlands and must have an average width of at least 30 feet and a minimum width of at least 15 feet. 3. 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. 4. Legal descriptions, and AutoCAD Civil 3D layers for proposed buffers and wetland boundaries will be required for review and acceptance conservation easement boundary.