HomeMy WebLinkAbout09(C) - Resolution Approving an Amendment to the 2040 City of Prior Lake Future Land Use Map; Ordinance Amending the Official Zoning Map; Resolution App
City of Prior Lake | 4646 Dakota Street SE | Prior Lake MN 55372
CITY COUNCIL AGENDA REPORT
ITEM: 9C
MEETING DATE: June 23, 2026
PREPARED BY: Casey McCabe, Community Development Director
PRESENTED BY: Casey McCabe
AGENDA ITEM: Resolution Approving an Amendment to the 2040 City of Prior Lake Future
Land Use Map; Ordinance Amending the Official Zoning Map; Resolution
Approving an Easement Vacation; Resolution Approving a Negative EAW
Declaration; Ordinance Approving a Preliminary Planned Unit Development
(PUD) Plan and PUD Overlay District for a Development to be known as
Marlow Ridge and Resolution Approving a Preliminary Plat for Marlow Ridge
Second Addition
RECOMMENDED ACTION:
Approval of a resolution approving an amendment to the 2040 City of Prior Lake Future Land Use
Map; ordinance amending the Official Zoning Map; resolution approving an easement vacation;
resolution approving a negative EAW declaration; ordinance approving a preliminary planned unit
development (PUD) plan and overlay district for a development to be known as Marlow Ridge;
and resolution approving a preliminary plat for Marlow Ridge Second Addition.
BACKGROUND:
Pulte Homes of Minnesota LLC, on behalf of the property owners Vierling Family Limited
Partnership, have submitted applications requesting an amendment to the 2040 City of Prior Lake
Future Land Use Map; amendment to the Official Zoning Map; approval of an easement vacation;
approval of a negative EAW declaration; approval of a preliminary planned unit development
(PUD) plan and overlay district for a development to be known as Marlow Ridge; and approval of
a preliminary plat for Marlow Ridge Second Addition.
On June 9, 2026, the city council approved a resolution approving a combined preliminary and
final plat to be known as Marlow Ridge. The plat of Marlow Ridge created three separate outlots
on a current agricultural parcel owned by Vierling Family Limited Partnership located southeast
of the CH42/CH21 intersection (PID 259260010).
The Marlow Ridge outlot plat includes:
Outlot A, approximately 22.5 acres and is guided for Business Office Park use; Vierling
Family Limited Partnership will retain Outlot A for future development.
Outlot B, approximately 87.7 acres. Pulte Homes is planning to acquire Outlot B for
residential development purposes.
Outlot C, a riparian parcel containing approximately 55 acres and is planned for future
low-density residential development; Vierling Family Limited Partnership will retain Outlot
C for future development.
The requests before the city council included in this report all relate to Outlot B, Marlow Ridge.
Outlots A and C are not proposed for development at this time and all references to the “subject
property” within this report are in reference to Outlot B.
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Current Circumstances
There are six separate applications related to the Marlow Ridge development; a summary of each
application is included in this report.
FUTURE LAND USE MAP AMENDMENT
The City of Prior Lake 2040 Comprehensive Plan includes a Future Land Use Map (Figure 3.2)
that identifies the planned land use for all property in Prior Lake. The Future Land Use Map
outlines the long term vision for how the community will develop with residential and commercial
land uses and this map helps guide zoning, infrastructure and public service planning. The 2040
Future Land Use Map currently guides the subject property for a mix of Business Office Park (±
27.7 acres), Urban Low Density Residential (± 42 acres) and Urban Medium Density Residential
(± 18 acres). The applicant is proposing to amend Figure 3.2 of the 2040 Comprehensive Plan to
reguide the land use of the subject property to Urban Low Density Residential (± 33.9 acres) east
of Surrey Lane, Urban Medium Density Residential (± 52.5 acres) west of Surrey Lane and
Business Office Park (± 1.3 acres) over the north one-half of Fountain Hills right-of-way.
Section 10-933 of Prior Lake City Code addresses amendments to the land use map and states,
the city may, either by motion of the city council or planning commission or by petition of a property
owner, consider amendments to the comprehensive plan land use map. A public hearing is held
before any amendment to the land use map is adopted. The planning commission shall consider
the testimony received at the public hearing, the staff reports, and other material it deems
pertinent and shall report its findings and recommendations to the city council.
In addition to the requirements outlined in Prior Lake City Code for city review, the Metropolitan
Council requires notification of the proposed amendment to be sent to adjacent and affected
jurisdictions which allow for a 60-day review and comment period. City staff sent a notification to
16 adjacent jurisdictions on February 5, 2026, and received a total of seven “no comment”
responses. City staff did not receive any formal comments on the proposed future land use plan
amendment.
The City of Prior Lake values the preservation of commercial/industrial property as an important
asset to diversify the city’s tax base; however, in this instance, city staff supports the request and
recommends approval of the Future Land Use Map amendment for the following reasons. The
Business Office Park acreage south of Fountain Hills Drive is encumbered by a large wetland and
required buffer area, leaving approximately 10 acres of buildable commercial property. In addition,
there are significant challenges in topography for commercial development with elevations
ranging from 870 feet on the low end to approximately 936 feet on the high end and commercial
developments require a relatively flat developable area compared to residential developments. A
significant investment in a series of retaining walls would be required to make the property south
of Fountain Hills Drive feasible for commercial development.
AMENDMENT TO THE ZONING MAP (REZONING)
The subject property currently includes several zoning use districts incorporating R-1, Low
Density Residential (± 28.7 acres); C-1, Neighborhood Commercial (± 12.3 acres); R-3, High
Density Residential (± 15.5 acres); and C-3, Business Park (± 26 acres). The applicant is
requesting to rezone the subject property to R-1, Low Density Residential (34.156 acres) east of
Surrey Lane and R-2, Medium Density Residential (53.548 acres) west of Surrey Lane.
Prior Lake City Code Section 10-932 addresses amendments to the zoning map. The process is
similar to that for the future land use map amendment as detailed above. If the amendments to
the Future Land Use Map are ultimately approved, rezoning the property to conform with the land
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use guidance would be appropriate. In addition, the permitted uses in the proposed R-1 and R-2
use districts would be compatible with adjacent properties and neighborhoods. Based on these
findings, city staff recommends approval of the requested amendment to the zoning map.
EASEMENT VACATION
The City of Prior Lake received easements over portions of the subject property via condemnation
proceedings as identified in Document No. 358608 and recorded on September 20, 1995 in the
office of the Scott County Recorder. The applicant has requested the vacation of a portion of
these roadway, drainage and utility easements as shown on the attachment.
State Statute 462.358 Subd.7 allows for the governing body of a municipality to vacate any
publicly owned easement which is not being used in the same manner as vacation proceedings
are conducted for streets, alleys, and other public ways. This process involves holding a public
hearing and reviewing the disposal as it relates to compliance with the Comprehensive Plan. Upon
proper notification, State Statute 462.358 allows the Council to vacate easements by resolution.
The statute also states, “no vacation shall be made unless it appears to be in the public interest
to do so.”
The current easements are utilized for roadway, stormwater and drainage purposes; however, if
the development is approved the stormwater and drainage in this area will be modified and the
necessary right-of-way will be dedicated, meaning the existing easements will no longer be
needed.
City staff supports the easement vacation request as the applicant is proposing to dedicate the
necessary right of way and drainage and utility easements as part of the final plat process and
the vacation of this easement is not inconsistent with any specific goal or objective of the
Comprehensive Plan. City staff’s recommendation is conditioned upon the approval of a final plat
dedicating the necessary easements in favor of the city. A final city council vacation resolution
would not be recorded until a final plat has been approved and recorded.
PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN
The preliminary PUD plan for Marlow Ridge identifies 262 residential units and a mix of low- and
medium-density residential development.
Total Site Area: The total site area is approximately 87.7 acres.
Wetlands: Four wetlands exist on the subject property. There is a 13.39-acre wetland located in
the northwest portion of the subject property; a portion of this wetland will be impacted with the
construction of Fountain Hills Drive. The developer will be required to enter into a Developer’s
Agreement with the Prior Lake Spring Lake Watershed District for the establishment and
recording of a Declaration of Conservation Easement over the wetland buffer area as a condition
of final plat approval. Three other small wetlands totaling 0.50 acres are located on the subject
property and are proposed to be impacted by construction of homes and stormwater pond
features. All proposed wetland impacts and mitigation measures will be evaluated for
conformance with the Weland Conservation Act.
Access: Access is available from Carriage Hills Parkway NE and an extension of Fountain Hills
Drive NE, which will be completed by the developer to CH21.
Parks / Trails: There is an existing trail on the south side and an existing sidewalk on the north
side of Carriage Hills Parkway as well as an existing trail on the east side of CH21 to serve the
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development. The developer is proposing to install sidewalks throughout the neighborhood on the
west side of Surrey Lane, Coachman Lane, Carriage Lane and Road A; the east side of Road D
and Road F; the south side of Road B, Road C and Road G; and the north side of Road E. No
additional parkland is being requested by the City in this area. Additional information related to
why no parkland dedication is being requested is included later in this report.
Sanitary Sewer / Water Mains: Sanitary sewer and water service are available to serve this area.
Stormwater Management: A stormwater management plan was submitted and reviewed by staff.
Additional minor revisions to the stormwater management plan are needed to address staff
comments prior to final plat review.
Topography: The area includes a wide range of elevation from 870 ft. at a low point near the
wetland at the northwest corner of the subject property to 958 ft. at the southeastern portion of
the property.
Dimensional Standards: The development plan calls for 262 total homes. The plan proposes 96
townhomes (in 4- and 6-unit buildings); 80 attached twin homes; and 86 detached homes on 65
ft. and 75 ft. wide lots. Lot areas will vary considerably in area, width and depth. The single family
detached lots range from 7,800 to 22,155 sq. ft. in area with an average lot area of 10,793 sq. ft.
The attached twin home lots range from 4,980 to 13,955 sq. ft. in area with an average lot area
of 6,236 sq. ft. The attached townhome lots range from 1,836 to 2,129 sq. ft. in area with an
average lot area of 1,946 sq. ft. Standard lot area in the R-1, low density residential district is
12,000 sq. ft. Standard lot area in the R-2, me-dium density residential district is 12,000 sq. ft. for
a twin home lot (including both units); there is no minimum standard lot area for an attached
townhome unit.
Density: Density is determined by dividing the net developable area by the number of housing
units. Net area is the gross area of land within a proposed subdivision, less any state or county
right-of-way, stormwater ponding or wetland easements.
The Prior Lake Comprehensive Plan identifies a density range of 2.5 to 3.9 units per acre for low
density residential and a range of 4 to 7.9 units per acre for medium density resi-dential.
The Marlow Ridge development proposes 262 units on net area of 69.785 acres for a total density
of 3.75 units per acre. The medium density residential area west of Surrey Lane is proposed to
have 176 units on 37.313 net acres, for a density of 4.717 units per acre. The low density
residential area east of Surrey Lane is proposed to have 86 units on 32.472 net acres, for a
density of 2.646 units per acre; both are within the identified density ranges for their land use
classification.
Building Setbacks: The developer is proposing the following standards as part of the low- and
medium-density residential PUD:
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Setbacks Standard
(R-1 & R-2 Zoning) Proposed
Front 25’ 20’
*Side 10’ 7.5’ per side
Rear 25’ 25’
Side yard
(abutting street) 25’ 20’
*Townhome Units proposed to maintain a minimum distance of 20 ft. between buildings
Tree Replacement: The tree preservation and restoration plan identifies a total of 4,491 caliper
inches of trees on the subject property. The developer is proposing to save 824 inches and
remove 3,667 inches. The developer is allowed to remove 35% (1,572 inches) of total caliper
inches without a required replacement. The developer is removing 2,095 inches over the allowed
35%, which requires replacement of one-half inch per caliper inch removed over the 35%
allowance.
The developer is also proposing to save 283 inches of heritage trees, which will provide a credit
of 2x per heritage inch preserved; resulting in the requirement for the developer to replace 482
caliper inches of trees.
The proposed PUD plan identifies 513 total new tree plantings (1,159.5 inches) including 320
overstory trees, 144 coniferous trees, and 49 ornamental trees in addition to perennials and
shrubs planted throughout the twin home development.
Streets: The developer will dedicate an 80 ft. right-of-way and construct Fountain Hills Drive from
where it currently ends to a new intersection at CH21; completing the connection from Pike Lake
Trail to CH21. Fountain Hills Drive will be 44 ft. in width (from back of curb to back of curb) and
will include right and left turn lanes for westbound traffic as well as a dedicated through lane at
the CH21 intersection. A dedicated right turn lane for north-bound traffic and dedicated left turn
lane for southbound traffic will be constructed by the developer on CH21 at the Fountain Hills
intersection.
The developer will dedicate an 80 ft. right-of-way and construct Surrey Lane at 36 ft. in width (from
face of curb to face of curb) between Carriage Hills Parkway and Fountain Hills Drive.
Other local streets within the development will dedicate a 60 ft. right-of-way and be constructed
at 32 ft. in width (from face of curb to face of curb).
All streets and cul-de-sacs will be constructed to the City of Prior Lake Engineering and Public
Works Standards.
Development Fees: The development will be subject to the standard development fees as
required by the city fee schedule. Additional fees or escrows may be collected for devel-opment
related activities. All development related fees and escrows will be identified in a development
agreement and reviewed as part of a future final plat / final PUD process.
PUD Request: The developer is requesting approval of a Planned Unit Development over-lay
district to grant exceptions to minimum lot width, lot area, front, side and corner side abutting a
street setback requirements.
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Public Benefit: The project, as proposed, will enhance a large existing wetland, create additional
trail and sidewalk improvements, construct two important minor collector streets, provide a variety
of housing options at varying price points, and contribute funding toward a future CH21/Fountain
Hills intersection improvement.
City staff recommends approval of the Preliminary PUD plan for Marlow Ridge.
PRELIMINARY PLAT
The proposed Marlow Ridge Second Addition preliminary plat represents phase one of a multi-
phased development. Marlow Ridge Second Addition will include the right-of-way (ROW) for
Fountain Hills Drive, Surrey Lane and ROW dedications along CH21 and Car-riage Hills Parkway.
Marlow Ridge Second Addition proposes development along the southern portion of the subject
property adjacent to Carraige Hills Parkway on the east and west sides of Surrey Lane. The phase
one plat includes 12 twin home lots, 12 townhome lots, and 22 single family detached lots. Phase
one development in this area will allow the developer to con-struct a model unit for each of their
four housing types.
Sanitary Sewer / Water Mains: Sanitary sewer will be extended from Fountain Hills Drive on the
north end of the subject property and brought south to serve the phase one area. Water will be
extended north from Carriage Hills Parkway to serve the phase one area. Necessary drainage
and utility easements will be dedicated on a future Marlow Ridge Second Addition final plat.
Streets: Marlow Ridge Second Addition will dedicate an 80 ft. right-of-way and construct Fountain
Hills Drive from where it currently ends to a new intersection at CH21. Fountain Hills Drive will be
44 ft. in width (from back of curb to back of curb) and will include right and left turn lanes for
westbound traffic as well as a dedicated through lane at the CH21 intersection. A dedicated right
turn lane for northbound traffic and dedicated left turn lane for southbound traffic will be
constructed by the developer on CH21 at the Fountain Hills intersection as part of the phase one
plat.
Marlow Ridge Second Addition will dedicate an 80 ft. right-of-way and construct Surrey Lane at
36 ft. in width (from face of curb to face of curb) between Carriage Hills Parkway and Fountain
Hills Drive.
Additional local streets will be dedicated and constructed to the boundaries of the Marlow Ridge
Second Addition plat.
Density: Marlow Ridge The medium density area of Marlow Ridge Second Addition in-cludes
approximately 4.99 net acres. A total of 24 units are proposed in the medium densi-ty residential
area for a density of 4.81 units per acre. The low density area of Marlow Ridge Second Addition
includes approximately 7.6 net acres. A total of 22 units are pro-posed in the low density
residential area for a density of 2.89 units per acre; both are within the identified density ranges
for their land use classification.
City staff recommends approval of the preliminary plat for Marlow Ridge Second Addition.
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EAW NEGATIVE DECLARATION
The City of Prior Lake is the Responsible Governmental Unit (RGU) for this project. An
Environmental Assessment Worksheet (EAW) has been prepared for this project by the developer
in accordance with Minnesota Rules Chapter 4410. The EAW was developed to assess the
potential impacts of the project and other circumstances to determine if an Environmental Impact
Statement (EIS) is needed.
The EAW was filed with the Minnesota Environmental Quality Board (EQB) and circulated for
review and comments to the required EAW distribution list. A Notice of Availability for the initial
EAW was published in the EQB Monitor on May 12, 2026. A Notice of Availability was also
published on the City’s website. This notice provided information about the statutorily required
public comment process that is used in determining the need for an EIS for the proposed project.
The public review and comment period for the Marlow Ridge Development Environmental
Assessment Worksheet (EAW) began on May 12, 2026, and was closed on June 11, 2026. The
following responses were prepared to address questions and comments received during the
public review and comment period.
The following agencies provided comment letters, organized alphabetically:
Metropolitan Council
Minnesota Department of Natural Resources (DNR)
Minnesota Pollution Control Agency (MPCA)
Prior Lake-Spring Lake Watershed District (PLSLWD)
Shakopee Mdewakanton Sioux Community (SMSC)
All comments received during the EAW comment period were considered in determining the
potential for significant environmental impacts. Comments received during the comment period
can be found in Attachment 17 of this report. Consistent with state environmental rules, responses
have been prepared below for all substantive comments received during the comment period.
In addition to the comments above, Scott County submitted comments on the preliminary plat
which will be addressed during the final plat review process.
Based on the EAW, the Response to Comments and the Findings of Fact, city staff recommends
the City Council conclude the following:
1. All requirements for environmental review of the Proposed Project have been met.
2. The EAW and the development processes related to the Proposed Project have generated
information which is adequate to determine whether the Proposed Project has the
potential for significant environmental effects.
3. Areas where potential environmental effects have been identified, the City of Prior Lake
has included proper mitigative responses to be included within the final design of the
Proposed Project. Mitigation will be required to be provided where impacts are expected
to result from project construction, operation, or maintenance. Mitigative measures will be
required to be incorporated into the Proposed Project design and have been or will be
coordinated with state and federal agencies during the applicable permit process.
4. Based on the criteria in Minnesota Rules part 4410.1700, the Proposed Project does not
have the potential for significant environmental effects.
5. An Environmental Impact Statement is not required for the proposed Marlow Ridge
Development in Prior Lake, Minnesota.
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Public Hearing Comments
The planning commission held a public hearing on May 4, 2026 to consider a recommendation
related to the combined preliminary and final plat for Marlow Ridge. The commission held a
second public hearing on June 1, 2026 to consider the preliminary PUD plan, preliminary plat,
future land use map amendment, rezoning, and easement vacation. Several residents spoke
during both hearings. Primary comments related to:
Traffic – Increased traffic and the speed of vehicles in the area of the project.
Intersections – Timing of future intersection improvements and intersection safety.
Parkland – a desire of some residents that an additional park be required for this
neighborhood.
Trails & Sidewalks – an encouragement from residents that trails and sidewalks be
included for pedestrian access.
Density – comments related to the development being more dense than surrounding
neighborhoods.
Impact on School District – concern about a potential impact in classroom size due to this
development.
The June 1, 2026 planning commission staff report did inlcude additional information related to
each of these topics. If the council is interested, they can review the June 1st planning commission
report or city staff will be available to discuss each of these items in more detail during the June
23rd council meeting.
Conclusion
City staff and the developer have met many times over the past several months and have worked
through various plan revisions and city staff comments. Attached to this report is a city staff
memorandum detailing plan revisions that shall be addressed prior to final plat and final PUD
approvals. City staff will continue to work with the developer to ad-dress engineering comments
prior to final plat and final PUD approvals.
The planning commission held a public hearing related to five of the six items included in this
report; the EAW negative declaration does not require consideration by the planning commission.
Following a lengthy discussion and deliberation, the planning commission voted 5-0 to
recommend city council approval of an amendment to the 2040 City of Prior Lake Future Land
Use Map; ordinance amending the official zoning map; resolution approving an easement
vacation; ordinance approving a planned unit development (PUD) overlay district for a
development to be known as Marlow Ridge; and resolution approving a preliminary plat for Marlow
Ridge Second Addition conditioned upon the developer addressing staff comments in the May
19, 2026 memorandum.
It is noted the planning commission did request the applicant provide additional information
related to the on-street parking stalls proposed within the townhome portion of the project. The
applicant has sice provided staff with a site plan identifying potentially 60 on-street parking stalls
that will be available for residents or guests within the townhome area. The parking site plan
assumes parking on both sides of the 32 ft. wide street, which is permitted. If they elect to only
allow parking on one side of the street then the total number of on-street parking spaces will
decrease to approximatley 50 total.
The developer has indicated their desire to change the name of the development from Marlow
Ridge to Vierling Ridge. This change will be incorporated with future final plat and final PUD
reviews.
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The preliminary plat resolution, ordinance approving the rezoning and PUD overlay district, and
resolution approving the easement vacation are conditioned upon the Metropolitan Council
approval of the future land use map amendment. Should the Metropolitan Council not approve
the future land use map amendment, the preliminary plat, rezoning and easement vacation
approvals shall be null and void. The ordinance and all resolutions are conditioned upon the
developer addressing comments in the May 19, 2026, city staff comment memorandum.
When the Comprehensive Plan Future Land Use Map amendment is sent to the Metropolitan
Council, city staff will request the Metropolitan Council staff evaluate whether a minor forecast
adjustment to the 2030 and 2040 forecasts is needed based on the additional households and
population anticipated as the City of Prior Lake is currently nearing the 2030 population and
household forecasts.
FINANCIAL IMPACT:
No financial impact is anticipated as the developer will be responsible for the installation of all
streets and public utilities. The development proposes to provide diverse housing products which
will contribute to the property tax base.
ALTERNATIVES:
1. Motion and second to approve a resolution amending the 2040 City of Prior Lake Future
Land Use Map; ordinance amending the official zoning map; resolution approving an
easement vacation; resolution approving a negative EAW declaration; ordinance
approving a planned unit development (PUD) overlay district for a development to be
known as Marlow Ridge; and resolution approving a preliminary plat for Marlow Ridge
Second Addition conditioned upon the developer addressing staff comments in the May
19, 2026 memorandum.
2. Motion and second to deny any or all of the above items.
3. Provide direction to staff and the applicant and continue discussion at a future meeting.
ATTACHMENTS:
1. Resolution_Future Land Use Map Amendment
2. Ordinance_Zoning Map Amendment & PUD Overlay District
3. Res_Easement Vacation
4. Resolution_Preliminary Plat
5. Resolution_EAW Negative Declaration
6. Location Map
7. Applicant Narrative
8. Conceptual Home Elevations
9. Future Land Use Plan – Current & Proposed
10. Zoning Map – Current & Proposed
11. Easement Vacation Exhibit
12. PUD Site Plan
13. Preliminary PUD Plans
14. Preliminary Plat – Marlow Ridge Second Addition
15. Density Exhibit
16. Traffic Impact Study (No Appendix)
17. EAW Findings of Fact and Record of Decision
18. City Staff Review Memorandum – 05.19.2026
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 26-___
A RESOLUTION AMENDING THE CITY OF PRIOR LAKE
2040 COMPREHENSIVE PLAN FUTURE LAND USE MAP
Motion By: Second By:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
the Prior Lake City Council adopted the City of Prior Lake 2040 Comprehensive Plan on
June 1, 2020; and
Chapter 3, Land Use, of the 2040 Comprehensive Plan includes a Future Land Use Map
(Figure 3.2) that identifies the planned land use for all property in Prior Lake; and
Pulte Homes of Minnesota LLC (“Developer”), on behalf of the property owners Vierling
Family Limited Partnership, has applied to the City of Prior Lake to amend the 2040
Comprehensive Plan Future Land Use Map over a parcel legally described as Outlot B,
Marlow Ridge, Scott County, Minnesota (“Subject Property”); and
the 2040 Future Land Use Map currently guides the Subject Property for a mix of Business
Office Park (± 27.7 acres), Urban Low Density Residential (± 42 acres) and Urban Medium
Density Residential (± 18 acres); and
Developer is requesting to amend Figure 3.2 of the 2040 Comprehensive Plan to reguide
the land use of the Subject Property to Urban Low Density Residential (± 33.9 acres), Urban
Medium Density Residential (± 52.5 acres) and Business Office Park (± 1.3 acres) to allow
for a low- and medium-density residential development; and
pursuant to Minnesota Statutes section 473.858, the proposed Comprehensive Plan
amendment was submitted to adjacent governmental units and affected special districts for
review and comment on February 5, 2026; and
the Prior Lake Planning Commission conducted a public hearing related to the Future Land
Use Map amendment on June 1, 2026; and
notice of the public hearing was duly published in accordance with the applicable Prior Lake
Ordinances; and
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; and
following the public hearing, the Planning Commission recommended City Council approval
of the proposed amendments to Chapter 3, Land Use, of the 2040 Comprehensive Plan;
and
on June 23, 2026, the Prior Lake City Council considered and recommended approval of
the proposed amendments to Figure 3.2 of Chapter 3, Land Use, of the 2040
Comprehensive Plan to reguide the Subject Property from a mix of Business Office Park (±
27.7 acres), Urban Low Density Residential (± 42 acres) and Urban Medium Density
Residential (± 18 acres) to Urban Low Density Residential (± 33.9 acres), Urban Medium
Density Residential (± 52.5 acres) and Business Office Park (± 1.3 acres).
M:\1- Deputy Clerk- Admin Assistant\Council Meeting Printing Folder\Manually Compiling Folder\Attach01_Res_Marlow Ridge Comp Plan Amendment.docx 2
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 Prior Lake City Council approves an amendment to the Future Land Use Map (Figure 3.2) within
Chapter 3, Land Use, of the 2040 Comprehensive Plan amending the land use guidance of the Subject
Property from a mix of Business Office Park (± 27.7 acres), Urban Low Density Residential (± 42 acres)
and Urban Medium Density Residential (± 18 acres) to Urban Low Density Residential (± 33.9 acres),
Urban Medium Density Residential (± 52.5 acres) and Business Office Park (± 1.3 acres).
3. The City of Prior Lake Future Land Use Map is hereby amended as follows: .
Legal Description of Business Office Park Porperty
That part of the north one-half (1/2) of the Fountain Hills Drive NE dedicated public right-of-way of Outlot
B, MARLOW RIDGE, according to the recorded plat thereof, Scott County, Minnesota,
Legal Description of Urban Low Density Residential Property
That part of Outlot B, MARLOW RIDGE, according to the recorded plat thereof, Scott County, Minnesota,
lying easterly of the following described line:
Commencing at the northwest corner of said Outlot B; thence South 88 degrees 56 minutes 42 seconds
East, assumed bearing along the northerly line of said Outlot B, a distance of 758.89 feet; thence
northeasterly, continuing along said northerly line, a distance of 283.82 feet along a tangential curve
concave to the northwest having a radius of 310.00 feet and a central angle of 52 degrees 27 minutes
22 seconds; thence northeasterly, continuing along said northerly line, a distance of 11.47 feet along a
reverse curve concave to the southeast, having radius of 340.00 feet and a central angle of 01 degrees
55 minutes 59 seconds to the point of beginning of the line to be described; thence South 49 degrees
28 minutes 05 seconds East, not tangent to the last described curve, a distance of 146.81 feet; thence
southeasterly 260.29 feet along a tangential curve concave to the southwest, having a radius of 300.00
feet and a central angle of 49 degrees 42 minutes 43 seconds; thence South 00 degrees 14 minutes 38
seconds West, tangent to the last described curve, a distance of 226.30 feet; thence southerly 115.85
feet along a tangential curve concave to the east, having a radius of 300.00 feet and a central angle of
22 degrees 07 minutes 35 seconds; thence South 21 degrees 52 minutes 57 seconds East, tangent to
the last described curve, a distance of 130.17 feet; thence southeasterly 215.30 feet along a tangential
curve concave to the northeast, having a radius of 750.00 feet and a central angle of 16 degrees 26
minutes 53 seconds; thence southeasterly 608.67 feet along a reverse curve concave to the southwest,
having a radius of 1000.00 feet and a central angle of 34 degrees 52 minutes 27 seconds; thence South
03 degrees 27 minutes 23 seconds East, tangent to the last described curve, a distance of 97.36 feet to
the southerly line of said Outlot B and said line there terminating.
Legal Description of Urban Medium Density Residential Property
That part of Outlot B, MARLOW RIDGE, according to the recorded plat thereof, Scott County, Minnesota,
lying westerly of the following described line:
Commencing at the northwest corner of said Outlot B; thence South 88 degrees 56 minutes 42 seconds
East, assumed bearing along the northerly line of said Outlot B, a distance of 758.89 feet; thence
northeasterly, continuing along said northerly line, a distance of 283.82 feet along a tangential curve
concave to the northwest having a radius of 310.00 feet and a central angle of 52 degrees 27 minutes
22 seconds; thence northeasterly, continuing along said northerly line, a distance of 11.47 feet along a
reverse curve concave to the southeast, having radius of 340.00 feet and a central angle of 01 degrees
55 minutes 59 seconds to the point of beginning of the line to be described; thence South 49 degrees
28 minutes 05 seconds East, not tangent to the last described curve, a distance of 146.81 feet; thence
southeasterly 260.29 feet along a tangential curve concave to the southwest, having a radius of 300.00
M:\1- Deputy Clerk- Admin Assistant\Council Meeting Printing Folder\Manually Compiling Folder\Attach01_Res_Marlow Ridge Comp Plan Amendment.docx 3
feet and a central angle of 49 degrees 42 minutes 43 seconds; thence South 00 degrees 14 minutes 38
seconds West, tangent to the last described curve, a distance of 226.30 feet; thence southerly 115.85
feet along a tangential curve concave to the east, having a radius of 300.00 feet and a central angle of
22 degrees 07 minutes 35 seconds; thence South 21 degrees 52 minutes 57 seconds East, tangent to
the last described curve, a distance of 130.17 feet; thence southeasterly 215.30 feet along a tangential
curve concave to the northeast, having a radius of 750.00 feet and a central angle of 16 degrees 26
minutes 53 seconds; thence southeasterly 608.67 feet along a reverse curve concave to the southwest,
having a radius of 1000.00 feet and a central angle of 34 degrees 52 minutes 27 seconds; thence South
03 degrees 27 minutes 23 seconds East, tangent to the last described curve, a distance of 97.36 feet to
the southerly line of said Outlot B and said line there terminating.
4. The City Manager is directed to distribute said Comprehensive Plan Amendment to the Metropolitan
Council for review pursuant to Minnesota Statutes section 473.864.
Passed and adopted by the Prior Lake City Council this 23rd day of June 2026.
VOTE Briggs Braid Churchill Lake Hellier
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Jason Wedel, City Manager
4646 Dakota Street SE | Prior Lake, MN 55372 952.447.9800 | www.priorlakemn.gov
CITY OF PRIOR LAKE
ORDINANCE NO. 26-__
AN ORDINANCE AMENDING SECTION 10-162 OF PRIOR LAKE CITY CODE
AND THE ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY: SECOND BY:
WHEREAS,
WHEREAS,
Pulte Homes of Minnesota LLC (the “Developer”), on behalf of the property owners Vierling
Family Limited Partnership, has applied for rezoning the following described property:
Outlot B, Marlow Ridge, Scott County, Minnesota (the “Subject Property”); and
Developer has requested the Subject Property, which currently includes several zoning
districts, be rezoned from R-1, Low Density Residential; C-1, Neighborhood Commercial; R-3,
High Density Residential; and C-3, Business Park to R-1, Low Density Residential and R-2,
Medium Density Residential with a Planned Unit Development Overlay District; and
WHEREAS, the Prior Lake Planning Commission considered the proposed rezoning request and Planned
Unit Development (“PUD”) Plan for a development to be known as Marlow Ridge at a public
hearing on June 1, 2026; and
WHEREAS, Notice of the public hearing on said PUD and rezoning request 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 rezoning request and following the public hearing recommended City Council
approval of the rezoning and PUD requests; and
WHEREAS, the Prior Lake City Council considered the proposed rezoning request and PUD for Marlow
Ridge on June 23, 2026; and
WHEREAS, the City Council finds the rezoning request and PUD are compatible with the stated purposes
and intent of the Division 4 – Planned Unit Developments of the Prior Lake City Code.
The City Council of the City of Prior Lake does hereby ordain:
Section 1. The above recitals are herein fully incorporated herein as set forth above.
Section 2. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 10-162, is hereby
amended to provide a zoning classification of the following legally described property as R-1,
Low Density Residential.
Legal Description of R-1, Low Density Residential Property
That part of Outlot B, MARLOW RIDGE, according to the recorded plat thereof, Scott County,
Minnesota, lying easterly of the following described line:
Commencing at the northwest corner of said Outlot B; thence South 88 degrees 56 minutes 42
seconds East, assumed bearing along the northerly line of said Outlot B, a distance of 758.89 feet;
2
thence northeasterly, continuing along said northerly line, a distance of 283.82 feet along a tangential
curve concave to the northwest having a radius of 310.00 feet and a central angle of 52 degrees 27
minutes 22 seconds; thence northeasterly, continuing along said northerly line, a distance of 11.47
feet along a reverse curve concave to the southeast, having radius of 340.00 feet and a central angle
of 01 degrees 55 minutes 59 seconds to the point of beginning of the line to be described; thence
South 49 degrees 28 minutes 05 seconds East, not tangent to the last described curve, a distance of
146.81 feet; thence southeasterly 260.29 feet along a tangential curve concave to the southwest,
having a radius of 300.00 feet and a central angle of 49 degrees 42 minutes 43 seconds; thence South
00 degrees 14 minutes 38 seconds West, tangent to the last described curve, a distance of 226.30
feet; thence southerly 115.85 feet along a tangential curve concave to the east, having a radius of
300.00 feet and a central angle of 22 degrees 07 minutes 35 seconds; thence South 21 degrees 52
minutes 57 seconds East, tangent to the last described curve, a distance of 130.17 feet; thence
southeasterly 215.30 feet along a tangential curve concave to the northeast, having a radius of 750.00
feet and a central angle of 16 degrees 26 minutes 53 seconds; thence southeasterly 608.67 feet along
a reverse curve concave to the southwest, having a radius of 1000.00 feet and a central angle of 34
degrees 52 minutes 27 seconds; thence South 03 degrees 27 minutes 23 seconds East, tangent to
the last described curve, a distance of 97.36 feet to the southerly line of said Outlot B and said line
there terminating.
Section 3. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 10-162, is hereby
amended to provide a zoning classification of the following legally described property as R-2,
Medium Density Residential.
Legal Description of R-2, Medium Density Residential Property
That part of Outlot B, MARLOW RIDGE, according to the recorded plat thereof, Scott County,
Minnesota, lying westerly of the following described line:
Commencing at the northwest corner of said Outlot B; thence South 88 degrees 56 minutes 42
seconds East, assumed bearing along the northerly line of said Outlot B, a distance of 758.89 feet;
thence northeasterly, continuing along said northerly line, a distance of 283.82 feet along a tangential
curve concave to the northwest having a radius of 310.00 feet and a central angle of 52 degrees 27
minutes 22 seconds; thence northeasterly, continuing along said northerly line, a distance of 11.47
feet along a reverse curve concave to the southeast, having radius of 340.00 feet and a central angle
of 01 degrees 55 minutes 59 seconds to the point of beginning of the line to be described; thence
South 49 degrees 28 minutes 05 seconds East, not tangent to the last described curve, a distance of
146.81 feet; thence southeasterly 260.29 feet along a tangential curve concave to the southwest,
having a radius of 300.00 feet and a central angle of 49 degrees 42 minutes 43 seconds; thence South
00 degrees 14 minutes 38 seconds West, tangent to the last described curve, a distance of 226.30
feet; thence southerly 115.85 feet along a tangential curve concave to the east, having a radius of
300.00 feet and a central angle of 22 degrees 07 minutes 35 seconds; thence South 21 degrees 52
minutes 57 seconds East, tangent to the last described curve, a distance of 130.17 feet; thence
southeasterly 215.30 feet along a tangential curve concave to the northeast, having a radius of 750.00
feet and a central angle of 16 degrees 26 minutes 53 seconds; thence southeasterly 608.67 feet along
a reverse curve concave to the southwest, having a radius of 1000.00 feet and a central angle of 34
degrees 52 minutes 27 seconds; thence South 03 degrees 27 minutes 23 seconds East, tangent to
the last described curve, a distance of 97.36 feet to the southerly line of said Outlot B and said line
there terminating.
3
Section 4. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 10-162, is hereby
amended to designate a PUD Overlay District over the Subject Property and designate the
Subject Property as Marlow Ridge Planned Unit Development (PUD).
Section 5. The Marlow Ridge Planned Unit Development includes the following elements.
a) The PUD is a low- and medium-density residential development consisting of 262 lots for
single family detached, attached twin homes, and townhome units.
b) The elements of the plan are shown on the plans prepared by Alliant Engineering, Inc. and
dated April 20, 2026, except for modifications approved as part of the final PUD plan.
Section 6. 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 property. 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 private park area as well as trail and sidewalk connections to the
existing City trail network.
d) Increase transportation options, such as walking, biking or bussing
The plan proposes local streets, pedestrian sidewalks and trails to increase transportation
options.
e) Provide opportunities for life cycle housing to all ages
The PUD provides variety of life cycle housing units with a mix of attached twin homes,
townhomes and single-family detached 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 Carriage Hills Parkway with Fountain Hills Drive; extends Fountain Hills
Drive to a new intersection with CH21 and provides several local streets and new
connections with Carriage Hills Parkway and Fountain Hills Drive. Existing streets and
utilities are available to serve the Marlow Ridge PUD.
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 significant amount of open space and wetland areas.
4
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 will be of high quality and is compatible with the surrounding low
density residential land uses.
Section 7. Final plans for Marlow Ridge Planned Unit Development are subject to the following conditions:
a) The developer shall revise the plans according to the May 19, 2026 City Staff Review
Memorandum.
b) The developer shall obtain a grading permit from the City Engineering Department prior to
any grading or tree removal on the site.
c) The Developer shall obtain the required permits from other state or local agencies as
applicable.
d) The Marlow Ridge preliminary PUD and rezoning request are conditioned upon Metropolitan
Council approval of the City of Prior Lake 2040 Comprehensive Plan Land Use Map
amendment to reguide the land use of the Subject Property.
Section 8. Summary approved. The City Council hereby determines that the text of the summary marked
“Official Summary of Ordinance No. 126-___”, a copy of which is attached hereto clearly informs
the public of the intent and effect of the ordinance.
Section 9. Filing. A copy of the ordinance shall be filed in the office of the City Clerk. This copy shall be
available for inspection by any person during regular office hours.
Section 10. Publication. The City Clerk shall publish the title of this ordinance and the official summary in
conformance with State Statute and City Code requirements with notice that a printed copy of
the ordinance is available for inspection by any person during regular office hours at the Office
of the City Clerk.
Section 11. Effective date. This ordinance shall take effect upon its passage and the publication of its title
and the official summary.
Passed by the City Council of the City of Prior Lake this 23rd day of June 2026.
ATTEST:
_________________________ __________________________
Jason Wedel, City Manager Kirt Briggs, Mayor
5
Official Summary of Ordinance No. 126-___
AN ORDINANCE AMENDING SECTION 10-162 OF PRIOR LAKE CITY CODE
AND THE ZONING MAP FOR THE CITY OF PRIOR LAKE
The following is the official summary of Ordinance No. 126-___ passed by the City Council of Prior Lake on
June 23, 2026.
This ordinance amends the Zoning Map for the City of Prior Lake over a property legally described as Outlot
B, Marlow Ridge, Scott County, Minnesota (the “Subject Property”). The Subject Property, which previously
included several zoning districts including R-1, Low Density Residential; C-1, Neighborhood Commercial; R-
3, High Density Residential; and C-3, Business Park has been rezoned to R-1, Low Density Residential and
R-2, Medium Density Residential with a Planned Unit Development Overlay District.
A printed copy of the ordinance is available for inspection by any person during regular office hours in
the Office of the City Clerk at Prior Lake City Hall, 4646 Dakota Street SE, Prior Lake, MN 55372.
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 26-___
RESOLUTION PROVIDING FOR THE VACATION OF EASEMENTS FOR
ROADWAY, DRAINAGE AND UTILITY PURPOSES
AT 14091 EAGLE CREEK AVENUE NE
Motion By: Second By:
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
the City of Prior Lake was obtained easements for roadway, drainage and utility
purposes via eminent domain (File No. 94-08394) filed on September 15, 1995 in
Scott County Courts and recorded as Document No. 358608 in the office of the
Scott County Recorded on September 20, 1995; and
Pulte Homes of Minnesota LLC (the “Developer”), on behalf of the property
owners Vierling Family Limited Partnership (the “Property Owner”) have
submitted an application for preliminary plat approval for a development to be
known as Marlow Ridge Second Addition; and
the plat of Marlow Ridge Second Addition will dedicate the necessary drainage
and utility easements over a portion of Outlot B, Marlow Ridge; and
the Developer and Property Owner has requested the City of Prior Lake vacate
the Roadway, Drainage and Utility easements legally described herein; and
WHEREAS, Notice of the public hearing has been duly published and posted in accordance
with the applicable Minnesota Statutes; and
WHEREAS, the Prior Lake Planning Commission held a public hearing on said petition on
June 1, 2026 in the Council Chambers at Prior Lake City Hall, 4646 Dakota Street
SE; and
WHEREAS, the Planning Commission then proceeded to hear all persons interested in said
petition and persons interested were afforded the opportunity to present their
views and objections to the granting of said petition; and
WHEREAS,
WHEREAS,
following the public hearing, the Planning Commission voted 5-0 to recommend
the City Council approve the easement vacation; and
on June 23, 2026, the City Council considered the easeemnt vacation request
and found the existing roadway, drainage and utility easements will not be
necessary following the recording of the Marlow Ridge Second Addition final plat
and shall be vacated.
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
2. The City Council of Prior Lake has determined that the vacation of said public roadway,
drainage and utility easements is in the public interest.
3. The City Council finds the vacation of said public roadway, drainage and utility easements
has no relationship to the comprehensive municipal plan.
4. The approval resolution vacating the easement shall be recorded at the Scott County
Recorder’s Office following the recording of the Marlow Ridge Second Addition final plat.
Failure to record the Marlow Ridge Second Addition final plat shall make this resolution
providing for the vacation of easement for roadway, drainage and utility purposes at 14091
Eagle Creek Avenue NE null and void.
5. Pursuant to Minnesota Statues 462.358, the following described public easement is
hereby vacated:
Legal Description (Vacated public roadway, drainage and utility easements):
A strip of land 90.00 feet in width over part of the Northwest Quarter of Section 26,
Township 115, Range 22, Scott County, Minnesota, the centerline of which is described
as follows:
Commencing at the Southwest corner of said Northwest Quarter; thence North 01 degrees
03 minutes 40 seconds East, an assumed bearing along the West line of said Northwest
Quarter, a distance of 70.00 feet to the point of beginning of said centerline to be
hereinafter described; thence South 82 degrees 19 minutes 06 seconds East a distance
of 298.46 feet; thence Easterly, a distance of 169.90 feet along a tangential curve concave
to the South having a radius of 1,427.72 feet and a central angle of 06 degrees 49 minutes
06 seconds; thence South 75 degrees 30 minutes 00 seconds East, tangent to the last
described curve, a distance of 413.06 feet; thence Easterly, a distance of 506.60 feet
along a tangential curve concave to the North, having a radius of 1,042.85 feet and a
central angle of 27 degrees 50 minutes 00 seconds; thence North 76 degrees 40 minutes
00 seconds East, tangent to the last described curve, a distance of 130.00 feet; thence
Easterly, a distance of 168.73 feet along a tangential curve concave to the South having
a radius of 816.95 feet and a central angle of 11 degrees 50 minutes 00 seconds; thence
North 88 degrees 30 minutes 00 seconds East, tangent to the last described curve a
distance of 992.53 feet to a point on the East line of said Northwest Quarter, distant 45.08
feet North of the Southeast corner of said Northwest Quarter as measured along said East
line and there terminating.
Said strip of land is to extend by its full width from said West line of the Northwest Quarter
to said East line of the Northwest Quarter.
Also that part of said Northwest Quarter which lies Southerly of the above described 90.00
foot strip of land and Easterly of the Easterly right-of-way line of County State Aid Highway
No. 21.
Also a strip of land 80.00 feet in width over that part of the Southeast Quarter of the
Northwest Quarter of Section 26, Township 115, Range 22, Scott County, Minnesota,
which lies South of the North 435.60 feet, the centerline of which is described as follows:
Beginning at the intersection of the North line of the Southwest Quarter of the Northeast
Quarter of said Section 26 and a line parallel to and distant 5.00 feet West of the West
line of said Southwest Quarter of the Northeast Quarter; thence South 01 degrees 42
minutes 59 seconds West, on assumed bearing along said parallel line, a distance of
53.66 feet; thence Southerly, a distance of 117.30 feet along a tangential curve concave
to the East having a radius of 1,800.00 feet and a central angle of 03 degrees 44 minutes
02 seconds; thence South 02 degrees 01 minutes 03 seconds East, tangent to the last
described curve, a distance of 477.47 feet to the intersection with a line parallel to and
3
distant 40.00 feet West of said West line to the Southwest Quarter of the Northeast Quarter
and there terminating.
Said strip of land is to extend by its full width from said North line of the Southwest Quarter
of the Northeast Quarter and the North line of said Southeast Quarter of the Northwest
Quarter to a line which bears North 87 degrees 58 minutes 57 seconds East and passes
through the point of termination.
Also that part of said Southeast Quarter of the Northwest Quarter of Section 26 which lies
South of the North 435.60 feet and which lies Westerly of the above described 80.00 foot
strip of land and which lies Westerly of the East line of said Southeast Quarter of the
Northwest Quarter and which lies Easterly, Southeasterly, and Easterly of the following
described line:
Commencing at the Northeast corner of said Southeast Quarter of the Northwest Quarter;
thence South 01 degrees 42 minutes 59 seconds West, on an assumed bearing along
said East line of the Southeast Quarter of the Northwest Quarter, a distance of 790.00 feet
to the actual point of beginning of said line to be hereinafter described; thence North 07
degrees 48 minutes 10 seconds West a distance of 332.57 feet; thence North 29 degrees
43 minutes 32 seconds East a distance of 62.04 feet; thence North 02 degrees 01 minute
03 seconds West a distance of 126.67 feet; thence North 23 degrees 03 minutes 32
seconds West a distance of 74.80 feet; thence North 26 degrees 24 minutes 57 seconds
East a distance of 48.96 feet; thence North 01 degree 42 minutes 59 seconds East a
distance of 168.85 feet to a point on said North line of the Southeast Quarter of the
Northwest Quarter distant 45.00 feet West of said Northeast corner of the Southeast
Quarter of the Northwest Quarter, as measured along said North line and there
terminating.
Also that part of said Northwest Quarter of Section 26, Township 115, Range 22, Scott
County, Minnesota, which lies Northerly of the first above described 90.00 foot strip of
land, lying Easterly of the Easterly right-of- way line of County Road No. 21 and lying
Southerly of the following described line:
Commencing at the Southwest corner of said Northwest Quarter; thence North 01 degrees
03 minutes 40 seconds East, an assumed bearing along the West line of said Northwest
Quarter, a distance of 122.34 feet to the point of beginning of said line to be hereinafter
described; thence South 83 degrees 57 minutes 45 seconds East a distance of 208.43;
thence South 78 degrees 55 minutes 22 seconds East a distance of 101.09; thence South
73 degrees 25 minutes 14 seconds East, along a line to be hereinafter referred to as "Line
A", a distance of 350.72 feet to a point on the South line of said Northwest Quarter, distant
645.15 feet Easterly of said Southwest corner of the Northwest Quarter, as measured
along said South line; thence South 88 degrees 18 minutes 14 seconds East, along said
South line of the Northwest Quarter, a distance of 644.08 feet; thence North 79 degrees
31 minutes 45 seconds East a distance of 172.91 feet; thence South 82 degrees 33
minutes 09 seconds East a distance of 83.67 feet to a point to be hereinafter referred to
as "Point C"; thence continuing South 82 degrees 33 minutes 09 seconds East, along a
line to be hereinafter referred to as "Line B", a distance of 279.98 feet to said South line
of the Northwest Quarter and there terminating.
Also that part which lies within the following temporary easements for drainage and slope
purposes:
That part of said Northwest Quarter which lies Northerly of the first above described 90.00
foot strip of land and which lies Northerly the above described referenced "Line A" and
lying Southerly of the following described line:
4
Commencing at the Southwest corner of said Northwest Quarter; thence North 01 degrees
03 minutes 40 seconds East, an assumed bearing along the West line of said Northwest
Quarter, a distance of 122.34 feet; thence South 83 degrees 57 minutes 45 seconds East
a distance of 208.43 feet; thence South 78 degrees 55 minutes 22 seconds East a
distance of 101.09, to the point of beginning of said line to be hereinafter described; thence
North 74 degrees 04 minutes 00 seconds East a distance of 117.08 feet; thence South 82
degrees 54 minutes 10 seconds East a distance of 105.57 feet; thence South 76 degrees
38 minutes 45 seconds East a distance of 100.02 feet; thence South 71 degree 29 minutes
45 seconds East a distance of 100.24 feet; thence South 69 degrees 13 minutes 22
seconds East a distance of 100.60 feet; thence South 67 degrees 28 minutes 41 seconds
East a distance of 94.28 feet to the South line of said Northwest Quarter and there
terminating.
Also that part of said Northwest Quarter which lies Northerly of the first above described
90.00 foot strip of land and which lies Northerly of the above described referenced "Line
B" and lying Southerly, Westerly and Southerly of the following described line:
Commencing at the above referenced "Point C"; thence North 66 degrees 36 minutes 15
seconds East a distance of 142.51 feet; thence South 78 degrees 32 minutes 50 seconds
East a distance of 102.61 feet; thence South 82 degrees 58 minutes 09 seconds East a
distance of 101.12 feet; thence South 88 degrees 38 minutes 15 seconds East a distance
of 100.12 feet; thence North 83 degrees 55 minutes 34 seconds East a distance of 100.32
feet; thence North 68 degrees 11 minutes 44 seconds East a distance of 106.63 feet;
thence North 71 degrees 16 minutes 36 seconds East a distance of 104.69 feet; thence
North 67 degrees 11 minutes 39 seconds East a distance of 107.34 feet; thence South 60
degrees 32 minutes 10 seconds East a distance of 87.46 feet; thence South 19 degrees
56 minutes 06 seconds East a distance of 79.06 feet; thence North 77 degrees 11 minutes
24 seconds East a distance of 50.99 feet; thence North 82 degrees 47 minutes 22 seconds
East a distance of 50.25 feet; thence North 88 degrees 30 minutes 00 seconds East a
distance of 79.85 feet to a point on the East line of said Northwest Quarter distant 110.17
feet North of the Southeast corner of said Northwest Quarter, as measured along said
East line, and there terminating.
Also that part which lies within the following perpetual easements for utility and drainage
purposes:
The South 495.00 feet of the East 42.00 feet of the West 75.00 feet of the Northwest
Quarter of Section 26, Township 115, Range 22, Scott County, Minnesota, except that
part which lies within the above described perpetual easement for street, utility, and
drainage purposes.
Also a strip of land 20.00 feet in width the centerline of which is described as follows:
Commencing at the Southwest corner of said Northwest Quarter; thence North 01 degree
03 minutes 40 seconds East, an assumed bearing along the West line of said Northwest
Quarter, a distance of 345.10 feet to the point of beginning of said centerline to be
hereinafter described; thence North 31 degrees 03 minutes 40 seconds East distance of
300.00 feet and there terminating.
Said strip of land is to extend by its full width from the North and East lines of the South
495.00 feet of 75.00 feet of said Northwest Quarter to a line which bears North 58 degrees
56 minutes 20 seconds West and passes through the point of termination.
5
Passed and adopted by the Prior Lake City Council this 23rd day of June 2026. .
VOTE Briggs Braid Churchill Lake Hellier
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Jason Wedel, City Manager
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 26-___
A RESOLUTION APPROVING A PRELIMINARY PLAT
TO BE KNOWN AS MARLOW RIDGE SECOND ADDITION
Motion By: Second By:
WHEREAS, the Prior Lake Planning Commission conducted a public hearing on June 1, 2026, to
consider a request from Pulte Homes of Minnesota LLC, on behalf of the property owners
Vierling Family Limited Partnership, to approve a Preliminary Plat for the following property:
Outlot B, Marlow Ridge, Scott County, Minnesota; and
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 Planning Commission recommended the City Council approve the
preliminary plat for Marlow Ridge Second Addition on a 5-0 vote, subject to certain
conditions; and
WHEREAS, the City Council finds that the proposed Preliminary Plat for Marlow Ridge Second Addition
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 Marlow Ridge Second Addition subject to the following
conditions:
a. The developer shall revise the plans according to the May 19, 2026 City Staff Review
Memorandum.
b. The City of Prior Lake shall receive approval from the Metropolitan Council of the Comprehensive
Plan Future Land Use Map amendment.
c. The developer shall obtain a grading permit from the City Engineering Department prior to any
grading or tree removal on the site.
d. The Developer shall obtain the required permits from other state or local agencies as applicable.
3. The applicant shall submit an application for Final Plat approval within twelve (12) months after approval
of this Preliminary Plat.
Passed and adopted by the Prior Lake City Council this 23rd day of June 2026.
VOTE Briggs Braid Churchill Lake Hellier
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
___________________________
Jason Wedel, City Manager
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 26-___
A RESOLUTION MAKING A NEGATIVE DECLARATION ON THE NEED FOR AN
ENVIRONMENTAL IMPACT STATEMENT AS A RESULT OF THE MARLOW RIDGE
ENVIRONMENTAL ASSESSMENT WORKSHEET (EAW)
Motion By: Second By:
WHEREAS, Pulte Homes of Minnesota LLC, on behalf of the property owners Vierling Family
Limited Partnership, have made application for an amendment to the 2040 City of Prior
Lake Future Land Use Map; amendment to the official zoning map; easement vacation;
preliminary planned unit development (PUD) plan for a development to be known as
Marlow Ridge (the “Proposed Project”), and preliminary plat for Marlow Ridge Second
Addition; and
WHEREAS, the project requires preparation of a mandatory Environmental Assessment Worksheet
(EAW) pursuant to Minnesota Rules 4410.4300 Subpart 19; and
WHEREAS, the EAW was approved for distribution and was published in the Environmental Quality Board Monitor on
May 12, 2026, with a 30-day comment period ending June 11, 2026; and
WHEREAS, the City Council is required to base its decision on the need for an Environmental Impact
Statement (EIS) and the proposed scope of an EIS on the information gathered during the
EAW process and on the comments received on the EAW. Pursuant to Minnesota Rules
4410.1700, in deciding whether a project has the potential for significant environmental effects,
the following factors shall be considered:
A. Type, extent, and reversibility of environmental effects;
B. Cumulative potential effects. The RGU shall consider the following factors:
whether the cumulative potential effect is significant; whether the contribution
from the project is significant when viewed in connection with other contributions
to the cumulative potential effect; the degree to which the project complies with
approved mitigation measures specifically designed to address the cumulative
potential effect; and the efforts of the proposer to minimize the contributions
from the project;
C. The extent to which the environmental effects are subject to mitigation by
ongoing public regulatory authority. The RGU may rely only on mitigation
measures that are specific and that can be reasonably expected to effectively
mitigate the identified environmental impacts of the project; and
D. The extent to which environmental effects can be anticipated and controlled as
a result of other available environmental studies undertaken by public agencies
or the project proposer, including other EISs; and
WHEREAS, the EAW prepared by SHC, LLC is incorporated herein; and
WHEREAS, comments regarding the EAW were received during the 30-day comment period
ending June 11, 2026. Responses to those comments are incorporated herein. All
comments were adequately addressed, and no further information is needed; and
2
WHEREAS, none of the potential environmental effects identified in the EAW are deemed to be
significant or to materially adversely affect the environment, particularly in light of the
mitigative measures proposed or integrated into the project and the extent to which
they are subject to regulatory authority; and
WHEREAS, based on the Findings of Fact and Conclusions, the project does not have the potential
for significant environmental effects; and
WHEREAS, this documents all matters set forth above and incorporated herein, together with all
matters in the same, shall constitute the Record of Decision.
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. Based on the EAW, the Response to Comments and the Findings of Fact, the City of Prior Lake
concludes the following:
a. All requirements for environmental review of the Proposed Project have been met.
b. The EAW and the development processes related to the Proposed Project have generated
information which is adequate to determine whether the Proposed Project has the potential
for significant environmental effects.
c. Areas where potential environmental effects have been identified, the City of Prior Lake has
included proper mitigative responses to be included within the final design of the Proposed
Project. Mitigation will be required to be provided where impacts are expected to result from
project construction, operation, or maintenance. Mitigative measures will be required to be
incorporated into the Proposed Project design and have been or will be coordinated with
local, state and federal agencies during the applicable permit process.
d. Based on the criteria in Minnesota Rules part 4410.1700, the Proposed Project does not
have the potential for significant environmental effects.
e. An Environmental Impact Statement is not required for the proposed Marlow Ridge
Development in Prior Lake, Minnesota.
3. The attached Findings of Fact and Conclusions are incorporated herein as Exhibit A as if fully set
forth.
Passed and adopted by the Prior Lake City Council this 23rd day of June 2026.
VOTE Briggs Braid Churchill Lake Hellier
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
______________________________
Jason Wedel, City Manager
3
FINDINGS OF FACT AND CONCLUSIONS
IN THE MATTER.OF THE DECISION ON THE NEED FOR AN ENVIRONMENTAL IMPACT
STATEMENT (EIS) FOR THE PROPOSED MARLOW RIDGE DEVELOPMENT
FINDINGS OF FACT
a. Project Description
The Proposed Project, Marlow Ridge Development, is a residential development in the City of Prior
Lake, Minnesota. The development will be built on approximately 113.2 acres and will be developed
with a mix of residential housing including 86 detached single-family residential units, and 176
attached single-family residential units, and a future 25.5-acre Business Park Outlot planned for
commercial and light industrial uses. The Project Site includes wetlands, stormwater management
areas, private parks, and open space.
The Proposed Project is proposed to be constructed in phases with approximately half of the
attached single-family residential units and approximately two-thirds of the detached single-family
residential units proposed in the 2026-2027 timeframe. The remaining residential units and
associated infrastructure is proposed in the 2027-2028 timeframe. Timing of the future Business
Park Outlot construction is to be determined during the site development process.
b. Corrections to the EAW
• Item 6. Project Description has been corrected to indicate that there will be approximately 14.0
acres of wetlands after construction based on the Concept Plan.
• Table 4 is amended to include the following:
o Project Design considerations:
Potential for increased freeze/thaw cycles.
Potential for increased flooding or droughts.
o Project Design adaptations:
Incorporation of chloride management strategies to reduce use of chlorides.
Consideration for snow storage needs and the potential for ice accumulation in
low spots.
Assess suitability for infiltration to support and protect groundwater.
o Land Use adaptations:
Recommend development of a vegetation management plan with assigned
maintenance responsibilities.
o Water Resources adaptations:
Consider water softeners that do not use salt to reduce chlorides in effluent.
o Table 4. Cover Types, Before and After: updated After acreages:
26-50% impervious: 9.6 acres
Wetlands: 14.0 acres
Table 6. Permits and Approvals is amended to include the following:
Unit of Government Type of Application Status
Tribal
Shakopee Mdewakanton
Sioux Community
Consultation
Item 10.a.iii. Zoning is edited to include the following:
Accordingly, the Project Site is not within a floodplain overlay district as defined in Section 10-
464 of the City Code.
4
Item 12.a.i. Surface Water is edited to include the following:
Pike Lake, AUID 70-0076-00 is also identified as an impaired lake for aquatic recreation due to
nutrient concentrations, and has a total daily maximum load (TMDL) for nutrients. Pike Lake is
partially within the tribal lands of the Shakopee Mdewakanton Sioux Community.
And
The Project Site is partially within the shoreland overlay district of Jeffers Pond (DNR ID
7007700).
Item 12.b.i. Wastewater is edited to include the following:
Per the Wastewater chapter of the City’s 2040 Comprehensive Plan, all wastewater treatment
for the City of Prior Lake is managed at the Metropolitan Council Environmental Services
(MCES) at the Blue Lake Wastewater Treatment Facility (WWTF) in Shakopee where it is
treated and ultimately discharged to the Minnesota River. The Blue Lake WWTF provides
advanced secondary treatment with chlorination/dichlorination. The average design flow for the
Blue Lake WWTF is 42.0 million gallons per day (MGD), and the actual average flow to the
facility over the 12 month period ending April 2026 was 26.84 MGD which indicates that the
facility has sufficient capacity to treat the 0.444 MGD of additional wastewater flow from the
Project Site.
Item 12.b.ii. Stormwater is edited to include the following:
The Proposer is coordinating with the PLSLWD on potential stormwater treatment improvements
that could be added to the Project scope at the watershed district’s cost to improve water quality
downstream in Pike Lake. Proposed improvements may incorporate options recommended in
the Fountain Hills Wetland Restoration Study completed in September 2025, funded by
PLSLWD and the Shakopee Mdewakanton Sioux Community (SMSC). Improvements will be
coordinated with the City, PLSLWD and SMSC through the land use and permitting process.
Native vegetation and seed mixes are encouraged for use in open areas and stormwater
features to the greatest extent possible to protect water quality and to also create pollinator
habitat for the endangered rusty patched bumble bee.
Item 12.b.iv.b) Other surface waters is edited to include the following:
The Project Site is partially within the shoreland overlay district Jeffers Pond (DNR ID 7007700).
The Proposer must follow Section 10-432 Shoreland Regulations of the City Code and work with
the City to ensure the Project meets standards for the shoreland overlay district.
Item 14.c. Rare Features is edited to include the following:
Approximately 5.3 acres of the existing 6.8-acre forest area is proposed to be removed by
development which has the potential to affect species that rely on forested habitat for shelter,
including bats and the rusty patched bumble bee where under tree litter is suitable.
Item 14.d. Rare Features is edited to include the following:
In addition to mitigative measures described above, as required by City Code Section 10-728
for any new development, a tree preservation plan including a tree inventory, tree preservation
plan, and a tree replacement plan must be submitted as part of concept plan review. The tree
preservation plan requires approval from the City’s zoning administrator and must demonstrate
that the design will minimize impacts to trees. Any unavoidable impacts that remain after efforts
to minimize, rectify, or reduce impacts require replacement in accordance with the formula in
accordance with Section 10-728 (e)(3) of the City Code.
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DECISION REGARDING NEED FOR ENVIRONMENTAL IMPACT STATEMENT
Minnesota Rule 4410.1700 provides that an environmental impact statement shall be ordered for
projects that have the potential for significant environmental effects. In deciding whether a project has
the potential for significant environmental effects, the following factors shall be considered:
a. Type, Extent and Reversibility of Impacts
The City of Prior Lake finds that the analysis completed for the EAW is adequate
to determine whether the Project has the potential for significant environmental impacts.
The EAW described the type and extent of impacts anticipated to result from the Proposed
Project. This document provides any corrections, changes, clarifications and new
information since the EAW was published, and summarizes the dominant and recurring issues
within the EAW. The proposed design for the Project includes features to mitigate the identified
impacts. As described in the EAW and within the corrections stated herein, continued
coordination with the Prior Lake-Spring Lake Watershed District, the City of Prior Lake, and the
Shakopee Mdewakanton Sioux Community on implementation of recommendations from the
Fountain Hills Wetland Restoration Study will be required.
b. Cumulative Potential Effects of Related or Anticipated Future Projects
No cumulative effects were identified during the comment period. The cumulative
impacts identified in the EAW, in conjunction with EAW corrections noted herein, were
evaluated and determined that if the identified mitigative steps are implemented and all
permitting processes are followed that there are no anticipated cumulative environmental
impacts as a result of the Proposed Project.
c. Extent to which Environmental Effects are Subject to Mitigation
by Ongoing Public Regulatory Authority
The mitigation of environmental impacts will be designed and implemented in coordination with
the applicable regulatory agencies. All mitigation efforts will be subject to the plan approval
and permitting processes. Permits and approvals that have been obtained, or those that may
be required prior to construction, are identified in Table 1.
Table 1. Permits and Approvals Required
UNIT OF
GOVERNMENT TYPE OF APPLICATION STATUS
State
Minnesota Pollution
Control Agency
(MPCA)
National Pollutant Discharge
Elimination System (NPDES)
Stormwater Construction Permit
To be applied for
Stormwater Pollution Prevention Plan
(SWPPP) To be applied for
Sanitary Sewer Extension Permit To be applied for
Minnesota Department
of Natural Resources
(DNR)
MN Natural Heritage Database
Review Complete
Dewatering permit To be applied for, if
needed
Minnesota Department
of Health (MDH)
Water main plan review and water
supply connection To be applied for
Well abandonment To be applied for, if
applicable
Tribal
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Shakopee
Mdewakanton
Sioux Community
Consultation
Local
City of Prior Lake
Preliminary and Final Plat To be applied for
Comprehensive Plan Amendment To be applied for
Rezoning to PUD To be applied for
Demolition Permit To be applied for
Building Permit To be applied for
Mechanical, Plumbing, Sewer &
Water To be applied for
Driveway Permits To be applied for
Excavation and Grading Permit To be applied for
Sign Permits To be applied for
Right-of-Way Permits To be applied for
Stormwater Management, Erosion
and Sediment Control To be applied for
Wetland Conservation Act To be applied for
Wetland Mitigation and Replacement
Plan To be applied for
Scott County Right-of-Way Permits To be applied for
Prior Lake-Spring Lake
Watershed District
Compliance with Rule J: Buffer
Strips To be submitted
d. Extent to which Environmental Effects can be Anticipated and Controlled as a Result of
Other Environmental Studies
The City of Prior Lake finds:
1. The Proposed Project is reasonably similar to other residential development projects in
the City of Prior Lake and surrounding area. Other projects of similar scope, accompanied
by similar land use, natural resources, surface water, traffic studies, and associated
mitigation, have, in general, successfully mitigated potential environmental impacts.
2. The EAW, in conjunction with this document, contains or references the known studies that
provide information or guidance regarding environmental effects that can be anticipated and
controlled.
3. No EIS that addresses a similarly sized project is known to be available in the City of Prior
Lake or the surrounding area.
4. In light of the results of the environmental review and permitting processes for similar
projects, the City of Prior Lake finds that the environmental effects of the project can be
adequately anticipated and controlled.
5. Based on the original EAW, comments received from agencies and individuals, the
responses to comments, and the criteria above, the City of Prior Lake finds that the Marlow
Ridge Development does not have the potential for significant environmental effects and
does not require the preparation of an EIS.
RECORD OF DECISION
Based on the EAW, the Response to Comments and the Findings of Fact, the City of Prior
Lake concludes the following:
1. All requirements for environmental review of the Proposed Project have been met.
2. The EAW and the development processes related to the Proposed Project have generated
information which is adequate to determine whether the Proposed Project has the potential for
significant environmental effects.
7
3. Areas where potential environmental effects have been identified, the City of Prior
Lake has included proper mitigative responses to be included within the final design of
the Proposed Project. Mitigation will be required to be provided where impacts are expected to
result from project construction, operation, or maintenance. Mitigative measures will be
required to be incorporated into the Proposed Project design and have been or will be
coordinated with state and federal agencies during the applicable permit process.
4. Based on the criteria in Minnesota Rules part 4410.1700, the Proposed Project does not have
the potential for significant environmental effects.
5. An Environmental Impact Statement is not required for the proposed Marlow Ridge
Development in Prior Lake, Minnesota.
General Location Map
P/O 14091 Eagle Creek Ave. NE, Prior Lake, MN 55372
P/O PID 259260010
SUBJECT PROPERTY
1
Building Consumer Inspired Homes and Communities to Make Lives Better
APPLICATION FOR: Marlow Ridge
PRELIMINARY PLAT/PRELIMINARY PUD
FINAL PLAT/FINAL PUD
PRIOR LAKE, MINNESOTA
March 3, 2026
1. Introduction
PulteGroup (“Pulte”) is pleased to be submitting this application for review.
Pulte’s company vision is “Building Consumer Inspired Homes and Communities to Make
Lives Better.” We currently operate under two distinct brands of homebuilding throughout the
Twin Cities: Pulte Homes and Del Webb. We are known for having integrity, our popular floor
plans, being easy to work with, and our strict and detailed construction process.
This application is for the creation of a residential neighborhood that contains distinct types of
housing catering to various demographic groups.
Pulte’s Minnesota Division has an office in Bloomington and will sell 600 to 700 homes in the
Twin Cities in 2026.
Pulte will function as both developer of the property and builder of the homes within the new
neighborhood. Our team consists of:
• Pulte - Paul Heuer, 1650 W 82nd Street, Suite 300, Bloomington, MN 55431 (contact info
provided separately)
• Property owners – Vierling Family Limited Partnership, Michael Vierling;
vierlingfarm@gmail.com; 612-767-9339
• Civil engineer, surveyor, landscape architect – Ben Palazzolo with Alliant Engineering;
bpalazzolo@alliant-inc.com; 651-788-9616
• Geotechnical consultant – Braun Intertec; Joe Westphal; jwestphal@braunintertec.com;
612-618-5390
• Wetland and environmental issues – Melissa Barrett with Kjolhaug Environmental;
mellissa@kjolhaugenv.com; 952-388-3752
2. Our Vision
We approached the creation of this neighborhood with clear goals:
a) Life Cycle Housing – Housing is badly needed in this region. A prominent goal in the City
Comprehensive Plan is to provide diverse housing and life-cycle housing. Directly
addressing these goals and needs, we are proposing a wide range of housing types with
this application. Together, this combination of homes serves a wide range of
demographic groups. Homes will consist of:
2
i. Townhomes targeting first time homeowners (singles and couples)
ii. Single-family homes for families
iii. Larger single-family homes for move up buyers and their families
iv. Single level twin homes targeted to 55+ singles and couples (substantial need)
b) Completing Area Infrastructure – We recognize that this property is the “donut hole” in
the area. By developing this property, critical remaining infrastructure will be completed
such as:
i. Extension of Fountain Hills Drive from the current dead end to Eagle Creek
Avenue including a right turn lane on Eagle Creek Avenue NE
ii. Construction of a minor collector street from Carriage Hills Parkway to extended
Fountain Hills Drive
iii. “Looping” existing water mains in the area to strengthen water service in the area
c) Set the Stage for Future Commercial/Industrial – The current market for
commercial/retail is weak. This project completes the necessary infrastructure to directly
serve a critically important 27-acre property north of Fountain Hills Drive which is
expected to serve a large portion of the City in the future. Note: As part of this
application, Pulte will construct Fountain Hills Drive all the way to Eagle Creek
Avenue NE.
3. The Property
Legal Description
Vierling Parcel A:
The Northwest Quarter of the Northwest Quarter (NW 1/4 of NW1/4) of Section Twenty-six (26),
Township One Hundred Fifteen (115), Range Twenty-two (22), Scott County, Minnesota.
The South Half of the Northwest Quarter (South l/2 of NW U4) of Section Twenty-six (2Q,
Township One Hundred Fifteen (115), Range Twenty-two (22), Scott County, Minnesota, except
the East 250.00 feet of the North 435.60 feet of the Southeast Quarter of the Northwest Quarter
of Section Twenty-six (26), Township One Hundred Fifteen (115), Range Twenty-two (22), Scott
County, Minnesota.
Vierling Parcel B:
All that part of Outlot A, Fountain Hills Addition, according to the recorded plat thereof, Scott
County, Minnesota, described as follows:
Beginning at the southwest corner of said Outlot A; thence on an assumed bearing of North 89
degrees 30 minutes 04 seconds East; along the south line of said Outlot A, a distance of 36.00
feet, to the east line of the west 36.00 feet of said Outlot A; thence North 01 degrees 20 minutes
14 seconds West, along said east line of the west 36.00 feet, a distance of 555.16 feet; thence
North 68 degrees 48 minutes 19 seconds West, a distance of 28.15 feet, to the east line of the
west 10.00 feet of said Outlot A, thence North 01 degrees 20 minutes 14 seconds West along
said east line of the west 10.00 feet, a distance of 502.15 feet; thence South 88 degree 39
minutes 46 seconds West, a distance of 10.00 feet, to the west line of said Outlot A; thence
South 01 degrees 20 minutes 14 seconds East, along said west line of Outlot A, a distance of
1067.57 feet, to the point of beginning.
Abstract Property
3
Property Identification Numbers
25-926001-0
25-363004-0
Address
14091 Eagle Creek Avenue NE
Prior Lake, MN 55372
4. Key Facts
• Total number of units = 262
• Gross area = 87.7 acres
• Gross density = 2.98 units/acre
• Net area = 59.14 acres
• Net density = 4.43 units/acre
• Proposed zoning - PUD
• Comprehensive Plan Amendment, Environmental Assessment Worksheet, and traffic
study submitted separately at an earlier date
5. The Concept Plan
Fitting Into the Existing Area
As the last property in this area to develop, much of the layout of this concept plan was
predetermined. The City’s Comp Plan clearly shows the extension of Fountain Hills Drive as
well as the north/south minor collector road. Along Carriage Hills Parkway, many existing
intersections exist. To maximize safety, our new connections to Carriage Hills Parkway will
occur at the existing intersections to the extent possible.
Twin Home Open Space
The twin homes are targeted at the 55+ active adult move down buyer. This buyer prioritizes
social activities with their neighbors. In response to this desire, we are designing a central
private open space area where neighbors can meet and socialize.
Homeowners Association (HOA)
The twin home and townhome areas will each have separate HOA’s to maintain the exteriors of
the homes, landscaping, mowing/maintenance of yards, and snow removal. The twin home
HOA will also maintain the private open space area for minor amenities and social activities.
The single-family homes may not need or have an HOA.
6. Our Homes
Pulte is known for the extraordinary steps that we take to ensure that we are designing and
building homes that meet the needs and desires of home buyers. We continually reach out to
the public and Pulte homeowners to get feedback to improve our home designs. We call this
4
process Life Tested®. We have built prototypical rooms and homes in warehouses across the
country and have paid members of the public to walk through and provide written feedback on
the homes. Through this intensive process, we have conceived of and incorporated many
innovative home design features such as the Pulte Planning Center, Everyday Entry, Super
Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played a
major part in Pulte’s success in “Building Consumer Inspired Homes and Communities to Make
Lives Better.”
Buyers will be able to choose from distinct types of homes with varying sizes, prices, and
views/locations. Below is a brief description of the lot and home selections that will be offered.
All homes will offer a variety of floor plans and architectural facades, and structural options.
Please also note that our twin homes targeted at 55+ have incorporated many design features
that are exclusively for the empty nester. These features include additional lighting, eliminating,
or minimizing steps from garage to home, easy entrance to showers, wider doorways to
accommodate walkers and wheelchairs, the availability of easy open-door handles, and more.
In total, we will be providing options for four types of homes serving a large and broad range of
life cycle housing. Attached you will find example elevations for these homes. Please note that
there are many more elevations than shown. The actual appearance of the exteriors of the
homes depend on what options and colors are chosen by home buyers.
24-Foot-Wide Townhomes
These attached townhomes are built in 4- and 6-unit buildings. There are three different floor
plans to choose from, and they range in size from 1,883 to 2,025 square feet. Typically,
townhomes function as starter homes and/or for singles.
65-Foot-Wide Lots
The homes built on these lots will be 50-feet wide and range in size from 2,508 to 3,290 square
feet (excluding basements). There are five different floor plans to choose from. These single-
family homes may be considered “move up” homes for families seeking a larger home and
include three car garages.
75-Foot-Wide Lots
The homes built on these lots will be 60-feet wide and range in size from 3,040 to 3,523 square
feet (excluding basements). There are five different floor plans to choose from. These single-
family homes could be considered luxury homes for families seeking more living space and
three car garages.
Twin Homes Targeted at 55+
The homes built on these lots will be 34-feet wide and will have approximately 1,600 square
feet. These single-level homes are designed and built specifically for the 55+ active adult who
seek to downsize and minimize maintenance. All floor plans have the main bedroom/bathroom
and laundry on the main floor to minimize navigating stairs. They also include a variety of
special design features such as additional light, zero entry showers, and wider doorways to
accommodate walkers and wheelchairs as homeowners age. The homes include two car
garages. An HOA will handle all lawn mowing and snow removal to create a lifestyle that is
much more conducive to an aging population.
5
7. Infrastructure
As an infill development, infrastructure is readily available. However, this application will have
an outsized impact on the area’s infrastructure.
As part of this application, we will construct Fountain Hills Drive from the current dead end to
connect to Eagle Creek Avenue NE. We will also construct a northbound right-hand turn lane on
Eagle Creek Avenue NE. Building this road connection will strengthen connectivity and will also
fully prepare the 27 acre business office park property north of Fountain Hills Drive for
development.
The other key infrastructure that will be completed with this application relates to the overall
water system in this area. This application will connect a variety of water mains together which
will increase the strength and flexibility of the water system in this area.
8. Environmental
Environmental Assessment Worksheet (EAW)
And EAW was prepared for this project. No significant issues were identified during the creation
of this document.
Watershed Collaboration
The Prior Lake Spring Lake Watershed District approached us to investigate the potential for
some collaboration as part of this application. It is our understanding that the large wetland on
site has accumulated a large amount of phosphorus which continually travels downstream into
Pike Lake. This pollution has seriously contributed to the degradation of the water quality in Pike
Lake.
We have agreed to collaborate with the District to incorporate some measures which will
significantly reduce the amount of pollution which runs into Pike Lake.
Wetland Impacts
This application will result in the filling of some very small and isolated wetlands on the property
as well as significant impacts to the large wetland in conjunction with construction the extension
of Fountain Hills Drive. The alignment of this road was substantially been predetermined by
previous decisions.
9. How we Comply with Section 1132 PUD’s
Statement Showing How the PUD Meets Objectives
In many ways, this is a unique application. It is a large infill development that is surrounded by
existing homes and major roads. To a large degree, access was predetermined. However, we
do control factors such as land use placement, which is an important decision for the
surrounding property owners. Another primary factor within our control is the providing of life
cycle housing. We have put forth a very strong effort to satisfy this need. This application also
retains and prepares a 27-acre office business park property north of Fountain Hills Drive for
future development by constructing virtually all the necessary infrastructure. Finally, our
6
collaboration with the Watershed to help the water quality of downstream Pike Lake is truly a
unique and important opportunity for this application. Combined, these efforts are substantial
and are consistent with the provisions warranted for PUD zoning.
10 acres or greater
This application exceeds the minimum area of 10 acres.
Provide Opportunities for Life Cycle Housing for All Ages
As outlined in the “Our Homes” section of this narrative, we are providing a wide range of
housing targeted that addresses a wide variety of life cycle needs.
Preserves and Enhances Desirable Site Characteristics
We are collaborating with Prior Lake Spring Lake Watershed District to improve the water
quality of downstream Pike Lake. See the above “Environmental” section of this narrative for
important details.
High Quality of Design Compatible with Surrounding Land Uses
We have worked diligently to place the land uses in the “correct” location that fit well within the
existing as well as the planned land uses. We have placed single-family homes along the east
part of the property, adjacent to existing single-family homes. Townhomes will be along busy
Eagle Creek Avenue NE and Carriage Hills Parkway. And twin homes are located between
single-family homes and townhomes. To the north, Fountain Hills Drive will act as a buffer
between future commercial/industrial uses and the twin homes. All proposed land uses work
well together and within the broader community.
Density
We have submitted a separate application for a Comprehensive Plan Amendment (CPA). Using
the CPA areas, we have provided calculations for the total range of unit count compared to the
actual unit count. The actual unit count falls within the required unit count range.
Required: Area Density # Units
ULD – single fam & twins 47.54 acres 2.5-3.9 119-185 units
UMD - townhomes 11.6 acres 4-7.9 46-92 units
Totals 59.14 acres 165-277 units
Actual
Number of units 262 units
Net density 4.43 units/acre
10. Schedule
Here is a preliminary schedule for this application.
2026 Preliminary Plat/PUD approval and other entitlements
2026 Development of Phase 1
2027 Begin selling homes
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2027-2028 Development of Phase 2
2031-2032 Full build out
Included in this packet:
• Application
• Application/escrow fees
o Preliminary Plat / Preliminary PUD Application Fee: $580+$15/lot = $4,510
o Preliminary Plat / Preliminary PUD Escrow: $5,000
o Final Plat / Final PUD Application Fee: $255+$10/lot = $2,875
o Final Plat / Final PUD Review: $2,500
o Easement vacation: $355
o Total = $15,240
• Alliant preliminary plat plan set
• Alliant final plat to create a property for closing
• Wetland exhibit
• Stormwater Management report
• Housing elevations
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
Townhomes
*Subject to change based on market conditions*
65’ Lots – Single Family Homes
*Subject to change based off market conditions*
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
75’ Lots – Move Up Single Family Homes
*Subject to change based off market conditions*
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
Twin Homes
*Subject to change based off market conditions*
WE BUILD CONSUMER INSPIRED HOMES AND COMMUNITIES TO MAKE LIVES BETTER.
Note: This is a new housing product. Photos
and renderings do not yet exist.
Current Land Use Plan
Proposed Land Use Plan
City of Prior Lake 2040 Comprehensive Plan
Land Use Plan Amendment
Current Zoning Use Districts
Proposed Zoning Use Districts
Rezoning Request
C-3, Business Park
C-1,
Neighborhood
Commercial
R-3,
High Density
Residential
R-1,
Low Density
Residential
R-2,
Medium Density
Residential
R-1,
Low Density
Residential
C.
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ALTA/NSPS
LAND TITLE
SURVEY
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
LEGEND
1"=100'
1/3/2025
DPE
JDT
FIELD CREW
DRAWN BY
SCALE
DATE ISSUED
JOB NO.
CHECKED BY
22-0189
PRIOR LAKE, MINNESOTA
VIERLING PROPERTY
RS,LB,EL,RJ
14091 Eagle Creek Ave NE
SHEET 2 OF 2 SHEETS
1/3/25: DARKENED AND DIMENSIONED PID 253630040 AT THE WEST END OF FOUNTAIN HILLS DR
2/13/26: REVISED PER UPDATED TITLE COMMITMENT
2/25/26: REVISED PER UPDATED UTILITIES
4/7/26: REVISED PER SANITARY STUB ON CARRIAGE HILLS PKWY
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Model Home
Model Home
Parking
PURCHASE PARCEL
87.704 acres
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
MARLOW RIDGE - SITE PLAN
PRIOR LAKE, MINNESOTA
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
SITE DATA
TOTAL CONCEPT AREA = 87.704 ac (Red Boundary)
RIGHT OF WAY DEDICATIONS:
CSAH 21:2.134 ac
CARRIAGE HILLS PARKWAY:3.323 ac
PIKE LAKE TRAIL:0.007 ac
OUTLOTS:
OUTLOT A:18.411 ac (11.874 ac Wetland Remnant)
LOT SUMMARY:
24' WIDE TOWNHOMES: 96
TWINHOMES:80
SINGLE FAMILY HOMES:
65' WIDE LOT:47
75' WIDE LOT:39
TOTAL SF LOTS:86
TOTAL SF AND MF HOMES: 262 HOMES
TOTAL ROADWAY LENGTH:
PUBLIC (44' B-B, 80' RW): 1,541 LF (Fountain Hills Drive)
PUBLIC (36' F-F, 80' RW):1,800 LF (Surrey Lane)
PUBLIC LOCAL (32' F-F, 60' RW):8,296 LF
BUILDING SETBACKS ASSUMED:
EAGLE CREEK AVE / 140TH: 50'
CARRIAGE HILLS DRIVE: 30'
SIDE PIKE LAKE TRAIL: 30'
EAST RESIDENTIAL PERIMETER: 30'
NORTH MF PERIMETER TO SF: 25'
RESIDENTIAL (SF/TWIN/MF) TO RW:20'
SF/TWIN LOTS:
-FRONT: 20'
-REAR: 25'
-SIDE: 7.5'/7.5'
CONCEPT LAYOUT TOWNHOMES
PROPOSED MIN DIST. PROVIDED BETWEEN BUILDINGS: 20'
WETLANDS: DEPICTION PER KES DELINEATION
LEGEND
PROP. PROPERTY LINES, BUILDINGS, ETC
WETLAND (DELINEATION)
PROP. STORMWATER MANAGEMENT AREA
PROP. ROAD BACK/CURB
PROP. DRIVEWAYS, ROAD STRIPING, PRIVATE PAVEMENT,
PATIOS
DEVELOPMENT BOUNDARY
PROPOSED RIGHT OF WAY
8' PUBLIC TRAIL
5' PUBLIC SIDEWALK
24' WIDE TOWNHOME (Cordelia Style Date 8/16/24)
34' TWIN HOME (Gen-You Concept 10/11/24)
65' SINGLE FAMILY LOT
75' SINGLE FAMILY LOT
DATE: 5-21-26
PROJECT
LOCATION
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Know what's below.
Call before you dig.
R Dial 811
FOR
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
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DE
S
C
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P
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I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
Cover Sheet X X
Preliminary Plat - View A - View F
Site Plan - View A - View D
Grading Profiles
Erosion & Sediment Control Notes & Details
Sanitary Sewer Schedule
Wetland Management Plan - Overview
Tree Preservation Plan - View A - View D
PLAN SUBMISSION/REVISION MATRIX
#SHEET DESCRIPTION
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 XXX
X X
X X
X X
X X
202
6
-
0
3
-
0
2
202
6
-
0
4
-
2
0
Existing Conditions Plan
Demolition & Removal Plan - Overview
Preliminary Plat - Overview
DEVELOPER
Pulte Group
1650W. 82nd Street, Suite 300
Prior Lake, MN 55341
Contact: Paul Heuer
Email: Paul.Heuer@PulteGroup.com
CONSULTANT
Alliant Engineering, Inc.
Marquette Avenue South, Suite 700
Minneapolis, MN 55402
Phone: 612.758.3080
Fax: 612.758.3099
ENGINEER
Ben Palazzolo
License No. 61668
Email: bpalazzolo@alliant-inc.com
SURVEYOR
Dan Ekrem
License No. 57366
Email: dekrem@alliant-inc.com
LANDSCAPE ARCHITECT
Troy Muff
License No. 59799
Email: tmuff@alliant-inc.com
VICINITY MAP
Scale: 1"=4000'
Marlow Ridge
Prior Lake, Minnesota
CONTACT LIST
0
SCALE IN FEET
75 150 300
1 69
1
1
2 - 3
5 - 9
10
11 - 16
19
20 - 23
24
26
27 - 30
31
32 - 33
34 - ##
37
38 - 41
42
43
44 - 47
48
49
50 - 53
54
55
56
57 - 60
61
62
63 - 66
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222-0189-00
Site Plan - Overview
Site Plan - Notes
Grading & Drainage Plan - Overview
Grading Details
Grading & Drainage Plan - View A - View D
Pond Details
Erosion & Sediment Control Plan - Overview
Erosion & Sediment Control Plan - View A - View D
Sanitary Sewer & Watermain Plan - Overview
Sanitary Sewer & Watermain Plan - View A - View D
Storm Sewer Plan - Overview
Storm Sewer Plan - View A - View D
Storm Sewer Plan - Schedule
Landscaping Plan - Overview
Landscaping Plan - View A - View D
Tree Preservation Plan - Overview
Tree Inventory
Landscaping Plan - Enlargements & Details
X XDemolition & Removal Plan - View A - View E
4
X X25Turn Lane Plan - Eagle Creek Avenue NE
67 - 69
X XPreliminary Plat - Parcel Area Table17
X X18Phasing Plan
X X
C.R. 42 (140TH ST NW)
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FOUNTAIN
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N89°15'23"W 1341.01
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S89°24'17"W
10.00
1"=100'
1/3/2025
DPE
JDT
FIELD CREW
DRAWN BY
SCALE
DATE ISSUED
JOB NO.
CHECKED BY
22-0189
PRIOR LAKE, MINNESOTA
VIERLING PROPERTY
RS,LB,EL,RJ
ALTA/NSPS
LAND TITLE
SURVEY
PROPERTY DESCRIPTION
Parcel A:
The Northwest Quarter of the Northwest Quarter (NW 1/4 of NW1/4) of Section Twenty-six (26), Township One
Hundred Fifteen (115), Range Twenty-two (22), Scott County, Minnesota.
The South Half of the Northwest Quarter (South 1/2 of NW 1/4) of Section Twenty-six (26), Township One Hundred
Fifteen (115), Range Twenty-two (22), Scott County, Minnesota, except the East 250.00 feet of the North 522.75
feet of the Southeast Quarter of the Northwest Quarter of Section Twenty-six (26), Township One Hundred Fifteen
(115),Range Twenty-two (22), Scott County, Minnesota,
Parcel B:
All that part of Outlot A, Fountain Hills Addition, according to the recorded plat thereof, Scott County, Minnesota,
described as follows:
Beginning at the southwest corner of said Outlot A; thence on an assumed bearing of North 89 degrees 30
minutes 04 seconds East; along the south line of said Outlot A, a distance of 36.00 feet, to the east line of the west
36.00 feet of said Outlot A; thence North 01 degrees 20 minutes 14 seconds West, along said east line of the west
36.00 feet, a distance of 555.16 feet; thence North 68 degrees 48 minutes 19 seconds West, a distance of 28.15
feet, to the east line of the west 10.00 feet of said Outlot A, thence North 01 degrees 20 minutes 14 seconds West
along said east line of the west 10.00 feet, a distance of 502.15 feet; thence South 88 degree 39 minutes 46
seconds West, a distance of 10.00 feet, to the west line of said Outlot A; thence South 01 degrees 20 minutes 14
seconds East, along said west line of Outlot A, a distance of 1067.57 feet, to the point of beginning.
Abstract Property
To Pulte Homes of Minnesota LLC; Land Title, Inc.; and First American 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, 2, 3, 4, 7(a), 8, 9, 11(a), 13 and 16 of Table A thereof. The field work was
completed on December 17, 2024.
Date of Plat or Map: __________________________________________
______________________________________________
Daniel Ekrem, Professional Land Surveyor
Minnesota License No. 57366
Email: dekrem@alliant-inc.com
1. This survey and the property description shown here on are based upon information found in the commitment
for title insurance prepared by Land Title, Inc, as agent for First American Title Insurance Company, file no.
727254, dated January 29, 2026.
2. The north line of the NW 1/4 -NW 1/4 of Sec. 26, is assumed to have a bearing of N89°15'23"W.
3. All distances are in feet.
4. The property has vehicular access to Eagle Creek Ave SE, Carriage Hills Pkwy and Pike Lake Trail NE, public
right of ways, via curb cuts.
5. The 80 foot wide roadway easement per doc. no. 358608 & 358609 along the EAST LINE OF THE S 1/2 -NW 1/4
appears to contain typos. We assume the P.O.B. lies 5.00 feet EAST of the property line and the Point of
Termination lines 40 feet EAST of the property line.
CERTIFICATION
NOTES
LEGEND
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
TABLE A ITEMS
1.Monuments placed (or a reference monument or witness to the corner) at all major corners of the
boundary of the property, unless already marked or referenced by existing monuments or
witnesses to the corner are shown hereon.
2.Addresses of the property are 14091 Eagle Creek Ave NE & unassigned and indicated on map.
3.The property lies within Zone X (unshaded - areas determined to be outside the 0.2% annual
chance floodplain) of Federal Emergency Management Agency (FEMA) Flood Insurance
Community Panel No. 27139C0152E & 27139C0156E, effective September 2, 2004.
4.The area of the above described property is 5,316,152 square feet or 122.042 acres.
7(a). Exterior dimensions of all buildings are shown at ground level.
8.Substantial features observed in the process of conducting fieldwork, are shown hereon.
9.There are no striped parking stalls on this site.
11(a).The locations of existing public utilities on or serving the property are depicted based on Gopher
State One Call Ticket Nos. 243040966 & 243040778, available city maps, records and observed
evidence locations. Lacking excavation, underground utility locations may not be exact. Verify
critical utilities prior to construction or design.
13. Names of adjoining owners are depicted based on Scott County GIS tax information.
16. There was no observed evidence of earth moving work or building construction at the time of our
field work.
SCHEDULE B, PART II EXCEPTIONS
The following are survey related exceptions set forth in Schedule B, Part II of the herein referenced Title
Commitment:
Item No. 12: Subject to roads as shown by available maps. (affects Parcel A) Depicted on the survey.
Item No. 13:Highway Easement in favor of the County of Scott, including limited right of access, filed
February 8, 1972 as Document Number 129895. Lies with CR-42 R/W and depicted on survey.
Item No 14: Easements in favor of the City of Prior Lake as contained in Final Certificate filed September 10,
1987 as Document Number 238700. Easement located on section of legal property not
surveyed.
Item No. 15: Easements for sanitary sewer, construction and slope purposes in favor of the City of Prior Lake
filed June 3, 1993 as Document Number 314862. (affects Parcel A) Depicted on survey.
Item No. 16: Easements for watermain, construction and slope purposes in favor of the City of Prior Lake
filed June 3, 1993 as Document Number 314863. (affects Parcel A) Depicted on survey.
Item No. 16: Easement in Final Certificate in favor of County of Scott filed January 26, 1996 as Document
Number 407015. Depicted on survey. Locations of temp easements could not be determined
from document.
Item No. 17: Easements in favor of the City of Prior Lake as contained in Order filed September 20, 1995 as
Document Number 358609 and Certificate of Completion filed September 20, 1995 as
Document Number 358608. Depicted on survey. Also see note 5.
Item No. 18: Easements for highway, slope and other public purposes in favor of the County of Scott filed
January 26, 1998 as Document Number 407015. Depicted on survey. Locations of temp
easements could not be determined from document.
Item No. 19: Terms and conditions of easement for ingress and egress purposes established in Order for
Judgment filed April 16, 2002 as Document Number A545902. Depicted on survey.
Item No. 20: Easement for highway purposes in favor of the County of Scott as contained in Final Certificate
filed February 12, 2015 as Document Number A973667. Depicted on survey.
VICINITY MAP
SITE
NOT TO SCALE
14091 Eagle Creek Ave NE
SHEET 1 OF 2 SHEETS
1/3/25: DARKENED AND DIMENSIONED PID 253630040 AT THE WEST END OF FOUNTAIN HILLS DR
February **, 2026
2/13/26: REVISED PER UPDATED TITLE COMMITMENT
2/25/26: REVISED PER UPDATED UTILITIES
4/7/26: REVISED PER SANITARY STUB ON CARRIAGE HILLS PKWY
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ALTA/NSPS
LAND TITLE
SURVEY
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
LEGEND
1"=100'
1/3/2025
DPE
JDT
FIELD CREW
DRAWN BY
SCALE
DATE ISSUED
JOB NO.
CHECKED BY
22-0189
PRIOR LAKE, MINNESOTA
VIERLING PROPERTY
RS,LB,EL,RJ
14091 Eagle Creek Ave NE
SHEET 2 OF 2 SHEETS
1/3/25: DARKENED AND DIMENSIONED PID 253630040 AT THE WEST END OF FOUNTAIN HILLS DR
2/13/26: REVISED PER UPDATED TITLE COMMITMENT
2/25/26: REVISED PER UPDATED UTILITIES
4/7/26: REVISED PER SANITARY STUB ON CARRIAGE HILLS PKWY
VIEW E
VIEW A
VIEW D
VIEW C VIEW B
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PROJECT TEAM DATA
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Date License no.
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R Dial 811
FOR
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61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
4 69
0
SCALE IN FEET
75 150 300
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CERTIFICATION
Date License no.
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R Dial 811
FOR
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61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
5 69
0
SCALE IN FEET
25 50 100
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CERTIFICATION
Date License no.
DA
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Know what's below.
Call before you dig.
R Dial 811
FOR
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
6 69
0
SCALE IN FEET
25 50 100
N
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PROJECT TEAM DATA
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CERTIFICATION
Date License no.
DA
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R Dial 811
FOR
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
7 69
0
SCALE IN FEET
25 50 100
N
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
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DE
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I
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Project No.:
Drafted By:
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Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
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I
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W
O
N
L
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PRE
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I
N
A
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N
S
T
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C
T
I
O
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
8 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
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Δ
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C.R. 42 (140TH ST NW)
C.
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(P
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PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
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DE
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I
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Ap
r
i
l
2
0
,
2
0
2
6
a
t
3:
4
8
:
0
4
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
9 69
0
SCALE IN FEET
25 50 100
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C.R. 21
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C.R. 21
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SURREY
LANE NE
CARRIAGE
LANE NE
COACHMAN
LANE
4
7
8
910
1129
28
27
26
25
24
23
22
18
20
19
13
14
8
9
22
23
26
27
28
29
46
45
44
43
42
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3
8
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17
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35
33
30
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2
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20
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17
16 15
7
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24
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2
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7
8
9 10
11 12
13 14 15 16 17 18
21
25
26
27
28
5
4
37
36
13
14
29
30
31
32
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20
3
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36
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38
1
2
3
4
5
6
1
12
7
8
9
10
11
13
14
15
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10
BLOCK 1
BLOCK 2
BLO
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3
BLOC
K
6
B
L
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6
BL
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7
BLOCK 5
BL
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4
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2
1
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6
BL
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1
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BLOCK 25
8
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S89°24'17"W
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S0°35'43"E 287.58'
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0
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0
2
6
a
t
3:
4
8
:
2
0
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
10 69
0
SCALE IN FEET
100 200 400
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
e
s
u
b
m
i
t
t
a
l
4-
2
0
-
2
0
2
6
3-
2
-
2
0
2
6
Pr
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r
L
a
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e
,
Mi
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P
l
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-
O
v
e
r
v
i
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w
222-0189-00
10
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
5
10
5
10
Being 5 feet in width and adjoining lot lines and 10 feet in
width and adjoining right of way lines, unless otherwise
indicated on the plat.
NOT TO SCALE
LEGEND:
NOTE:
DRAINAGE AND UTILITY EASEMENT TO COVER OUTLOTS: A, B, C, D, E, F,
G, H, I, J, AND K
OUTLOT OWNER
OUTLOT WITH PONDS/WETLANDS:
A, B CITY
I, J HOA/DEVELOPER
OUTLOT:
C, D, E, F, G, H HOA/DEVELOPER
P
I
K
E
L
A
K
E
T
R
A
I
L
N
E
(P
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B
L
I
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)
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
27
28
29
6
17
18
30
192021
17 16
15
7
6653
2
1
4
21
6
5
3
2
1
12
11
10
B
L
O
C
K
3
BL
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C
K
5
BLOCK 4
B
L
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K
2
8
7
9111012
15
14
13
16
31
24
25
COACHMAN LANE NE
R
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A
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D
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L
A
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OUTLOT I
OUTLOT J
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BLOCK 1
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.
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=
=
(P
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l
2
0
,
2
0
2
6
a
t
3:
4
8
:
2
5
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
11 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
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s
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P
l
a
t
-
V
i
e
w
A
222-0189-00
11
D & U EASEMENT OVER ALL OF OUTLOT I
D & U EASEMENT OVER ALL OF OUTLOT C
D & U EASEMENT OVER
ALL OF OUTLOT J
CARRIAGE
H
I
L
L
S
P
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(PUBLIC)
SU
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4
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26
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28
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42 41 40 39
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BLOCK 4
2 3 4 5 6
BLOCK 8
1234
BLOCK 22
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2
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1
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4 BLO
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9111012
31
32
CO
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=
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3
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=
=
ROAD E
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=
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Ap
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l
2
0
,
2
0
2
6
a
t
3:
4
8
:
3
0
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
12 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
y
R
e
s
u
b
m
i
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t
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4-
2
0
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0
2
6
3-
2
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2
6
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i
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i
n
a
r
y
P
l
a
t
-
V
i
e
w
B
222-0189-00
12
D & U EASEMENT OVER ALL OF OUTLOT C
D & U EASEMENT OVER ALL OF OUTLOT I
D & U EASEMENT OVER
ALL OF OUTLOT H
D & U
EASEMENT
OVER ALL OF
OUTLOT E
C.
R
.
2
1
(E
A
G
L
E
C
R
E
E
K
A
V
E
N
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)
CARRIAGE
H
I
L
L
S
P
W
K
Y
(PUBLIC)
(P
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B
L
I
C
)
CA
R
R
I
A
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LA
N
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N
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CARRIAG
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H
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5
4
24
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678
2
1
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5 34
7
8
9
10
25
26
27
28
29
30
31
32
33
34
35
36
37
38
1
2
3
4
5
6
127891011 13 14 15 16
BLO
C
K
6
BLOCK 7
BL
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5
BLOCK 4
1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 1
3
1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
123456
BLOCK 16 1234
BLOCK 17
1234
BLOCK
1
8
123456
BLOCK 1
9
1234
BLOCK 20
123456
BLOCK 21
123456
BLOCK 22
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2
3
CA
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R
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A
N
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N
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RO
A
D
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PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
13 69
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222-0189-00
13
D & U EASEMENT OVER
ALL OF OUTLOT D
D & U EASEMENT OVER ALL OF OUTLOT C
D & U EASEMENT OVER ALL OF OUTLOT A
Know what's below.
Call before you dig.
R Dial 811
0
SCALE IN FEET
25 50 100
N
D & U EASEMENT OVER
ALL OF OUTLOT F
D & U EASEMENT OVER ALL OF OUTLOT G D & U EASEMENT OVER ALL OF OUTLOT H
D & U EASEMENT OVER ALL OF OUTLOT E
11
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FOUNTAIN HILLS DRIVE NE
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FOR
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
14 69
0
SCALE IN FEET
25 50 100
N
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222-0189-00
14
D & U EASEMENT OVER ALL OF OUTLOT A
D & U EASEMENT OVER
ALL OF OUTLOT B
D & U
E
A
S
E
M
E
N
T
O
V
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ALL O
F
O
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T
L
O
T
K
PARCEL AREA TABLE
PARCEL
B:1-L:1
B:1-L:2
B:1-L:3
B:1-L:4
B:1-L:5
B:1-L:6
B:1-L:7
B:1-L:8
B:1-L:9
B:1-L:10
B:1-L:11
B:1-L:12
B:1-L:13
B:1-L:14
B:1-L:15
B:1-L:16
B:1-L:17
B:1-L:18
B:1-L:19
B:1-L:20
B:1-L:21
B:1-L:22
B:1-L:23
B:1-L:24
B:1-L:25
B:1-L:26
B:1-L:27
B:1-L:28
B:1-L:29
B:2-L:1
B:2-L:2
B:2-L:3
B:2-L:4
B:2-L:5
B:2-L:6
B:2-L:7
B:2-L:8
B:2-L:9
B:2-L:10
B:2-L:11
B:2-L:12
B:2-L:13
B:2-L:14
B:2-L:15
AREA SF
13,205
11,107
11,036
10,492
9,914
9,732
15,024
22,155
14,093
9,750
9,588
12,758
18,400
18,120
16,859
17,074
12,755
15,793
11,495
9,047
9,047
7,841
7,841
7,840
7,840
7,840
7,840
7,840
11,849
17,549
11,977
11,468
9,156
9,340
14,149
9,334
9,339
10,621
10,621
10,660
8,977
8,947
9,342
10,228
AREA AC
0.30
0.25
0.25
0.24
0.23
0.22
0.34
0.51
0.32
0.22
0.22
0.29
0.42
0.42
0.39
0.39
0.29
0.36
0.26
0.21
0.21
0.18
0.18
0.18
0.18
0.18
0.18
0.18
0.27
0.40
0.27
0.26
0.21
0.21
0.32
0.21
0.21
0.24
0.24
0.24
0.21
0.21
0.21
0.23
PARCEL AREA TABLE
PARCEL
B:2-L:16
B:2-L:17
B:2-L:18
B:2-L:19
B:2-L:20
B:2-L:21
B:2-L:22
B:2-L:23
B:2-L:24
B:2-L:25
B:2-L:26
B:2-L:27
B:2-L:28
B:2-L:29
B:2-L:30
B:2-L:31
B:2-L:32
B:2-L:33
B:2-L:34
B:2-L:35
B:2-L:36
B:2-L:37
B:2-L:38
B:2-L:39
B:2-L:40
B:2-L:41
B:2-L:42
B:2-L:43
B:2-L:44
B:2-L:45
B:2-L:46
B:3-L:1
B:3-L:2
B:3-L:3
B:3-L:4
B:3-L:5
B:3-L:6
B:3-L:7
B:3-L:8
B:3-L:9
B:3-L:10
B:3-L:11
B:4-L:1
B:4-L:2
AREA SF
12,996
9,000
7,800
7,800
7,800
7,800
9,948
10,724
8,112
8,142
8,335
8,034
8,034
8,337
8,333
9,558
8,334
11,443
9,560
10,438
11,339
12,957
16,113
11,740
8,247
9,581
13,748
20,303
12,785
8,780
10,786
10,761
8,907
8,906
8,908
8,841
9,469
9,469
9,094
11,487
9,263
10,327
9,947
7,829
AREA AC
0.30
0.21
0.18
0.18
0.18
0.18
0.23
0.25
0.19
0.19
0.19
0.18
0.18
0.19
0.19
0.22
0.19
0.26
0.22
0.24
0.26
0.30
0.37
0.27
0.19
0.22
0.32
0.47
0.29
0.20
0.25
0.25
0.20
0.20
0.20
0.20
0.22
0.22
0.21
0.26
0.21
0.24
0.23
0.18
PARCEL AREA TABLE
PARCEL
B:4-L:3
B:4-L:4
B:4-L:5
B:4-L:6
B:4-L:7
B:4-L:8
B:5-L:1
B:5-L:2
B:5-L:3
B:5-L:4
B:5-L:5
B:5-L:6
B:5-L:7
B:5-L:8
B:5-L:9
B:5-L:10
B:5-L:11
B:5-L:12
B:5-L:13
B:5-L:14
B:5-L:15
B:5-L:16
B:5-L:17
B:5-L:18
B:6-L:1
B:6-L:2
B:6-L:3
B:6-L:4
B:6-L:5
B:6-L:6
B:6-L:7
B:6-L:8
B:6-L:9
B:6-L:10
B:6-L:11
B:6-L:12
B:6-L:13
B:6-L:14
B:6-L:15
B:6-L:16
B:6-L:17
B:6-L:18
B:6-L:19
B:6-L:20
AREA SF
6,873
6,766
4,980
5,232
4,980
4,918
7,707
5,733
5,947
4,980
4,980
6,445
7,851
5,332
7,874
9,346
7,458
5,602
5,650
7,265
7,846
6,510
5,620
7,447
7,080
4,980
4,980
6,632
8,376
13,955
6,842
6,704
5,875
6,005
6,192
5,474
6,115
4,979
4,980
4,980
5,373
5,783
5,725
5,960
AREA AC
0.16
0.16
0.11
0.12
0.11
0.11
0.18
0.13
0.14
0.11
0.11
0.15
0.18
0.12
0.18
0.21
0.17
0.13
0.13
0.17
0.18
0.15
0.13
0.17
0.16
0.11
0.11
0.15
0.19
0.32
0.16
0.15
0.13
0.14
0.14
0.13
0.14
0.11
0.11
0.11
0.12
0.13
0.13
0.14
PARCEL AREA TABLE
PARCEL
B:6-L:21
B:6-L:22
B:6-L:23
B:6-L:24
B:6-L:25
B:6-L:26
B:6-L:27
B:6-L:28
B:6-L:29
B:6-L:30
B:6-L:31
B:6-L:32
B:6-L:33
B:6-L:34
B:6-L:35
B:6-L:36
B:6-L:37
B:6-L:38
B:7-L:1
B:7-L:2
B:7-L:3
B:7-L:4
B:7-L:5
B:7-L:6
B:7-L:7
B:7-L:8
B:7-L:9
B:7-L:10
B:7-L:11
B:7-L:12
B:7-L:13
B:7-L:14
B:7-L:15
B:7-L:16
B:8 - L:1
B:8 - L:2
B:8 - L:3
B:8 - L:4
B:8 - L:5
B:8 - L:6
B:9 - L:1
B:9 - L:2
B:9 - L:3
B:9 - L:4
AREA SF
6,703
6,244
6,157
8,247
5,713
5,806
5,645
5,126
5,422
5,414
5,418
5,313
6,098
5,378
5,314
5,546
7,287
8,001
4,980
7,472
6,819
7,460
5,404
6,012
6,258
5,571
4,980
4,980
4,980
4,980
4,980
4,980
6,754
5,307
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
AREA AC
0.15
0.14
0.14
0.19
0.13
0.13
0.13
0.12
0.12
0.12
0.12
0.12
0.14
0.12
0.12
0.13
0.17
0.18
0.11
0.17
0.16
0.17
0.12
0.14
0.14
0.13
0.11
0.11
0.11
0.11
0.11
0.11
0.16
0.12
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
PARCEL AREA TABLE
PARCEL
B:9 - L:5
B:9 - L:6
B:10 - L:1
B:10 - L:2
B:10 - L:3
B:10 - L:4
B:10 - L:5
B:10 - L:6
B:11 - L:1
B:11 - L:2
B:11 - L:3
B:11 - L:4
B:11 - L:5
B:11 - L:6
B:12 - L:1
B:12 - L:2
B:12 - L:3
B:12 - L:4
B:12 - L:5
B:12 - L:6
B:13 - L:1
B:13 - L:2
B:13 - L:3
B:13 - L:4
B:13 - L:5
B:13 - L:6
B:14-L:1
B:14-L:2
B:14-L:3
B:14-L:4
B:14-L:5
B:14-L:6
B:15-L:1
B:15-L:2
B:15-L:3
B:15-L:4
B:15-L:5
B:15-L:6
B:16-L:1
B:16-L:2
B:16-L:3
B:16-L:4
B:16-L:5
B:16-L:6
AREA SF
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
AREA AC
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
PARCEL AREA TABLE
PARCEL
B:17 - L:1
B:17 - L:2
B:17 - L:3
B:17 - L:4
B:18- L:1
B:18- L:2
B:18- L:3
B:18- L:4
B:19- L:1
B:19- L:2
B:19- L:3
B:19- L:4
B:19- L:5
B:19- L:6
B:20- L:1
B:20- L:2
B:20- L:3
B:20- L:4
B:21- L:1
B:21- L:2
B:21- L:3
B:21- L:4
B:21- L:5
B:21- L:6
B:22- L:1
B:22- L:2
B:22- L:3
B:22- L:4
B:22- L:5
B:22- L:6
B:23- L:1
B:23- L:2
B:23- L:3
B:23- L:4
B:24- L:1
B:24- L:2
B:24- L:3
B:24- L:4
B:25- L:1
B:25- L:2
B:25- L:3
B:25- L:4
Outlot : A
Outlot : B
AREA SF
2,129
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
2,129
2,129
1,836
1,836
2,129
801,970
25,299
AREA AC
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.05
0.05
0.04
0.04
0.05
18.41
0.58
PARCEL AREA TABLE
PARCEL
Outlot : C
Outlot : D
Outlot : E
Outlot : F
Outlot : G
Outlot : H
Outlot : I
Outlot : J
Outlot : K
OUTLOT A (PER MARLOW RIDGE PLAT)
OUTLOT C (PER MARLOW RIDGE PLAT)
ROW : Carriage Hills PKWY
ROW : INTERNAL
ROW : NWS
ROW : Pike Lake Trail NE
Total N
Total S
AREA SF
46,270
12,558
74,639
28,667
23,859
61,101
115,471
30,457
10,125
1,192,380
2,396,705
88,958
737,992
452,199
308
5,316,152
2,396,705
AREA AC
1.06
0.29
1.71
0.66
0.55
1.40
2.65
0.70
0.23
27.37
55.02
2.04
16.94
10.38
0.01
122.04
55.02
Fi
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2
0
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2
0
2
6
a
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3:
4
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:
5
4
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
17 69
Ci
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P
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A
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(P
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29 28 27 26 25 24 23 22
182019
13
14
89
22
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192021
17 16
15
7
6653
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1
4
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6
5
3
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BL
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BLOCK 4
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COACHMAN LANE NE
R
O
A
D
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R
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L
A
N
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N
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L
A
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OUTLOT C
OUTLOT I
OUTLOT J
OUTLOT I
BL
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C
K
2
BLOCK 1
BL
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C
K
1
S
U
R
R
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Y
L
A
N
E
N
E
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O
N
Project No.:
Drafted By:
Designed By:
Sheet of Fi
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2
0
,
2
0
2
6
a
t
3:
4
9
:
3
0
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
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A
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
20 69
20
0
SCALE IN FEET
25 50 100
N
CARRIAGE
H
I
L
L
S
P
W
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(PUBLIC)
SU
R
R
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L
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(PUBLIC
)
4
89
26
27
28
29
46
45
44
43
42 41 40 39
38
6
5
4
3
2
1
35
33
30
34
2
7
6653
2
1
4
10
5
4
37
36
3
6
5
1
13 14 15 16
3
2
1
12
11
10
BL
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1
BL
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2
B
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K
3
BL
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K
5
BLOCK 4
2 3 4 5 6
BLOCK 8
1234
BLOCK 22
1234BLOCK
2
3
1
2
3
4 BLO
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2
4
1
2
3
4 BL
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2
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7
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31
32
CO
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ROAD
C
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L
A
N
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N
E
OUTLOT C
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H
OUTLOT I
BLOCK 2
B
L
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C
K
2
OL E
S
U
R
R
E
Y
L
A
N
E
N
E
STA:1+24.27
OFF:29.34'RSTA:1+24.27
OFF:29.34'L
STA:3+14.32
OFF:16.67'L
STA:2+86.69
OFF:16.67'R
STA:1+24.27
OFF:8.00'R
STA:1+24.27
OFF:8.00'L
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Date License no.
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T
E
DE
S
C
R
I
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I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of Fi
l
e
L
o
c
a
t
i
o
n
:
X:
\
2
0
2
2
\
2
2
0
1
8
9
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P
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2
0
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2
0
2
6
a
t
3:
4
9
:
3
5
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
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Y
NOT
F
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Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
21 69
210
SCALE IN FEET
25 50 100
N
C.
R
.
2
1
(E
A
G
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C
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K
A
V
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N
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)
CARRIAGE
H
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)
CA
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5
4
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23
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2
1
3
6
5 34
7
8
9
10
25
26
27
28
29
30
31
32
33
34
35
36
37
38
1
2
3
4
5
6
127891011 13 14 15 16
BLO
C
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6
BLOCK 7
BL
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C
K
5
BLOCK 4
1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 1
3
1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
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BLOCK 16 1234
BLOCK 17
1234
BLOCK
1
8
123456
BLOCK 1
9
1234
BLOCK 20
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BLOCK 21
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BLOCK 22
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2
3
CA
R
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L
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N
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N
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RO
A
D
A
ROAD B
ROAD B
ROAD E
ROAD
F
OUTLOT D
OUTLOT C
OUTLOT E
OUTLOT
G
OUTLOT F
OUTLOT H
OL E
OUTLOT A
WL4
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Project No.:
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Designed By:
Sheet of Fi
l
e
L
o
c
a
t
i
o
n
:
X:
\
2
0
2
2
\
2
2
0
1
8
9
-
V
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r
l
i
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g
P
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Ap
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i
l
2
0
,
2
0
2
6
a
t
3:
4
9
:
3
9
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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C
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S
T
R
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C
T
I
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Ci
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4-
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2
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6
Pr
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P
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-
V
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w
C
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
22 69
220
SCALE IN FEET
25 50 100
N
WL4
WL1
11
29
24
23
22
1
1615
12
11
9
10
234
5
6
7
8
9
10
11
12
13
14
15
16
17
18
21
25
26
13
14
19
20
B
L
O
C
K
6
BL
O
C
K
5
17 18
FOUNTAIN HILLS DRIVE NE
R
O
A
D
F
ROAD G
S
U
R
R
E
Y
L
A
N
E
N
E
OUTLOT A
OUTLOT B
BL
O
C
K
6
S
U
R
R
E
Y
L
A
N
E
N
E
OUTLOT K
OUTLOT A
4.373 ac
12
35
1 3 46
6
1
3
4
STA:2+43.02
OFF:30.67'L
TBC (TYP)
STA:2+43.04
OFF:30.67'R
STA:3+73.07
OFF:22.00'L
STA:3+73.09
OFF:22.00'R
STA:0+58.24
OFF:0.00'
STA:2+43.00
OFF:9.33'R
STA:2+43.00
OFF:6.67'R
STA:0+95.00
OFF:6.67'R
STA:0+95.00
OFF:9.33'R
STA:0+93.00
OFF:18.00'L
STA:3+73.05
OFF:6.00'R
STA:3+73.05
OFF:6.00'L
FOU
N
T
A
I
N
H
I
L
L
S
D
R
N
E
(PUB
L
I
C
)
OUTLOT B
CONNECT TO
EXISTING TRAIL
STA:15+55.19
OFF:35.00'L
CONNECT TO
EXISTING ROAD
STA:15+99.15
OFF:0.06'L
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Date License no.
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T
E
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S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of Fi
l
e
L
o
c
a
t
i
o
n
:
X:
\
2
0
2
2
\
2
2
0
1
8
9
-
V
i
e
r
l
i
n
g
P
r
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B
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B
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c
k
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r
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n
Ap
r
i
l
2
0
,
2
0
2
6
a
t
3:
4
9
:
4
6
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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C
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T
R
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Ci
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2
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2
0
2
6
Pr
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Si
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P
l
a
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-
V
i
e
w
D
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
222-0189-00
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
23 69
23
0
SCALE IN FEET
25 50 100
N
STRIPING NOTES LEGEND:
1.WHITE PAVEMENT MARKINGS AS SHOWN
2.4" SOLID WHITE - LANE STRIPE
3.4" SOLID YELLOW - LANE STRIPE
4.4" BROKEN YELLOW - LANE STRIPE
5.12" SOLID YELLOW PAVEMENT MARKING AS SHOWN
6.CROSSWALK MARKINGS: 36" x 6' WIDTH AT 6' C-C
NOTE: ALL STRIPING SHALL BE GROUND IN, PAINT TYPE
IS MULTI COMPONENT. ALL SYMBOLS AND CROSSWALKS
SHALL BE GROUND IN PAINT.
INSET A
SEE INSET A THIS SHEET
ST-4
ST-5
ST-6
ST-7
ST-8
ST-9
ST-10
ST-11
ST-12
ST-13
ST-14
ST-15
VIEW A
VIEW D
VIEW C VIEW B
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
27
28
29
46
45
44
43
42 41 40 39
38
6
5
4
3
2
1
17
18
35
33
30
34
2
192021
17 16
15
7
6
5
4
24
23
22
678
1
1615
12
11
2
1
3
6
5 3
2
1
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Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
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L
Y
PRE
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M
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www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
26 69
0
SCALE IN FEET
60 120 240
N
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222-0189-00
26
GRADING NOTES:
1.ALL FINISHED GRADES SHALL SLOPE AWAY FROM
PROPOSED BUILDINGS AT MINIMUM GRADE OF 2.0%. ALL
SWALES SHALL HAVE A MINIMUM SLOPE OF 2.00%.
2.THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS
FREE OF DEBRIS AND PREVENT THE OFF-SITE TRACKING OF
SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE
CITY AND WATERSHED.
3.NOTIFY GOPHER STATE ONE CALL, AT (800)252-1166, 48
HOURS PRIOR TO START OF CONSTRUCTION.
4.ALL IMPROVEMENTS TO CONFORM WITH CITY OF PRIOR
LAKE CONSTRUCTION STANDARDS SPECIFICATION, LATEST
EDITION.
5.CONTRACTOR SHALL COORDINATE ANY NECESSARY ROAD
CLOSURE OR RESTRICTIONS WITH CITY. NOTIFY THE CITY
AT LEAST 48 HOURS IN ADVANCE OF ANY AGREED UPON
TRAFFIC CONTROL AND PROVIDE A TRAFFIC CONTROL
PLAN.
6.ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT
ALL CONSTRUCTION ACCESS POINTS.
7.REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL,
FOR SOIL CORRECTION REQUIREMENTS AND TESTING
REQUIREMENTS.
8.STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION. REUSE
STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE
PROTECTED WITH SILT FENCE.
9.PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL
REQUIRED PERMITS AND APPROVALS HAVE BEEN
OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL
BEGIN UNTIL THE CONTRACTOR HAS RECEIVED AND
THOROUGHLY REVIEWED ALL PLANS AND OTHER
DOCUMENTS APPROVED BY ALL OF THE PERMITTING
AUTHORITIES.
10.IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER)
SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER
BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD
(APPROVED BY ENGINEER) SHALL BE APPLIED OVER
APPROVED SEED MIXTURE AND A MINIMUM OF 6" TOPSOIL
SHALL BE PLACED IN ALL PUBLIC/CITY ROW BOULEVARD
AND MASS GRADED PUBLIC/CITY OUTLOTS. 4" TOPSOIL
REQUIRED ELSEWHERE OR PER HOLD DOWN DETAILS.
11.THE GENERAL CONTRACTOR MUST DISCUSS DEWATERING
PLANS WITH ALL SUBCONTRACTORS TO VERIFY NPDES
REQUIREMENTS. IF DEWATERING IS REQUIRED DURING
CONSTRUCTION, CONTRACTOR SHOULD CONSULT WITH
EROSION CONTROL INSPECTOR AND ENGINEER TO
DETERMINE APPROPRIATE METHOD.
12.REFER TO STORMWATER POLLUTION PREVENTION PLAN
(SWPPP) FOR ALL EROSION AND SEDIMENT CONTROL
DEVICE LOCATION, DESCRIPTIONS, NOTES AND DETAILS
INCLUDING CONCRETE WASHOUT STATION INSTRUCTIONS.
13.LOW FLOOR ELEVATIONS AND LOW OPENING ELEVATIONS
ARE TO BE DESIGNED TO THE FOLLOWING STANDARDS:
LOW FLOOR ELEVATIONS SHALL BE AT LEAST:
• 3’ ABOVE OHW OR HIGHEST KNOWN (WHICHEVER IS
GREATER)
• 2’ ABOVE HWL
•1’ ABOVE EOF.
LOW OPENING ELEVATIONS SHALL BE AT LEAST:
• 1’ ABOVE EOF
FOR LANDLOCKED BASINS, LOW FLOOR ELEVATIONS SHALL BE
AT LEAST:
• 1’ ABOVE THE SURVEYED BASIN OVERFLOW ELEVATION
• WHERE AN OUTLET STRUCTURE IS PROPOSED BELOW THE
OVERFLOW ELEVATION, LOWEST FLOOR ELEVATIONS SHALL BE
AT LEAST 3’ ABOVE THE HIGH WATER LEVEL OF THE 100-YEAR,
10-DAY RUNOFF EVENT OR THE BACK-TO-BACK 100-YEAR, 24
HOUR RAINFALL EVENT (NRCS MSE3 RAINFALL DISTRIBUTION),
WHICHEVER IS HIGHER. AERIAL PHOTOS, VEGETATION, SOILS,
AND TOPOGRAPHY WILL BE USED TO DERIVE A “NORMAL”
STARTING WATER ELEVATION FOR THE BASIN.
14.SEE GRADING PROFILES SHEET FOR ADDITIONAL GRADING
DETAILS ON ALL ROADWAYS.
15.SEE POND PROFILE AND DETAIL SHEETS FOR ADDITIONAL
POND CROSS SECTIONS AND DESIGN DETAIL.
16.SEE TREE PRESERVATION PLAN SHEETS FOR TREE
REMOVAL AND TREE PRESERVATION DETAILS.
RETAINING WALL NOTES:
1.ALL RETAINING WALLS SHALL BE ROUGH GRADED AT A 2:1 SLOPE WITH
BASE OF SLOPE AT PROPOSED WALL FACE.
2.THE RETAINING WALL SLOPE AREAS ARE TO BE MAINTAINED UNTIL
RETAINING WALL CONSTRUCTION OCCURS. ANY EROSION SHALL BE
REMEDIED AND RESTORED.
3.BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET
IN HEIGHT OR GREATER AND THE WALLS SHALL BE DESIGNED BY A
STRUCTURAL ENGINEER WITH DESIGN REVIEWED AND APPROVED BY
THE CITY PRIOR TO INSTALLATION. ANY QUESTIONS REGARDING THE
BUILDING PERMITS SHALL BE DIRECTED TO THE CITY BUILDING
INSPECTOR.
4.INSTALL SAFETY FENCE ATOP ALL WALLS 4' TALL OR GREATER.
5.RETAINING WALL CONTRACTOR AND/OR RETAINING WALL STRUCTURAL
ENGINEER ARE RESPONSIBLE TO REVIEW CIVIL SITE ENGINEERING
DRAWINGS. ANY OBSERVED CONCERNS WITH CIVIL SITE ENGINEERING
DESIGN ELEMENTS RELATED TO RETAINING WALLS THAT REQUIRE
MODIFICATIONS TO THE CIVIL SITE DESIGN IS THEIR RESPONSIBILITY
TO COORDINATE WITH PROJECT OWNER AND CIVIL SITE ENGINEER. IF
NO COORDINATION IS REQUESTED IT SHALL BE UNDERSTOOD THAT ALL
CONDITIONS WITHIN THE CIVIL SITE DESIGN AND PLANS ARE
ACCEPTABLE AND ABLE TO BE PROVIDED FOR IN THE RETAINING WALL
DESIGN AND CONSTRUCTION.
6.RETAINING WALLS ARE TO BE FINAL DESIGNED AND PERMITTED BY
OTHERS.
7.RETAINING WALLS DEPICTED ON ALLIANT GRADING PLAN AS MODULAR
BLOCK RETAINING WALLS.
GRADING LEGEND:
ST-6
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Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
27 69
0
SCALE IN FEET
25 50 100
N
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222-0189-00
27
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l
2
0
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2
0
2
6
a
t
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5
0
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5
2
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
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C
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N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
28 69
0
SCALE IN FEET
25 50 100
N
Ci
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222-0189-00
28
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2
0
2
6
a
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3:
5
1
:
0
2
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
29 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
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a
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Ci
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222-0189-00
29
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2
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2
0
2
6
a
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3:
5
1
:
1
7
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
30 69
0
SCALE IN FEET
25 50 100
N
Ci
t
y
S
u
b
m
i
t
t
a
l
Ci
t
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222-0189-00
30INSET A
SEE INSET A THIS SHEET
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
89
22
23
26
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28
29
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42 41 40 39
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BLOCK 9
1 2 3 4 5 6
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BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 13
1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
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BLOCK 16 1234
BLOCK 17
1234
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8
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FOUNTAIN HILLS DRIVE NE
RO
A
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ROAD B
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C.R. 42 (140TH ST NW)
C.
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2
1
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IMPACT
IMPACT
IMPACT
IMPACT
30' WETLAND BUFFER
IMPACT
IMPACT
30'
30'
Fi
l
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L
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c
a
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:
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2
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2
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2
0
,
2
0
2
6
a
t
3:
5
5
:
5
2
P
M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
I
N
A
R
Y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Ben Palazzolo
61668
MPR, BJP
BJP, DJB, ELL
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed Professional
Civil Engineer under the laws of the
State of Minnesota.
55 69
0
SCALE IN FEET
75 150 300
N
55
Ci
t
y
S
u
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m
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t
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a
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Ci
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222-0189-00
WETLAND IMPACT SUMMARY:
WETLAND BUFFER CALCULATION:
WETLAND BUFFERS AND SETBACK REQUIREMENTS:
THE CITY OF PRIOR LAKE AND PRIOR LAKE-SPRING LAKE WATERSHED DISTRICT HAVE BUFFER
REQUIREMENTS PER WETLAND DELINEATION REPORT. THE BUFFER REQUIREMENTS ARE AS FOLLOWS:
WETLAND BUFFER WIDTH BUFFER WIDTH
REQUIREMENT CLASS.AVERAGE MINIMUM
CITY MANAGE 3 30 FT 20 FT
PL-SLWD MANAGE 3 30 FT 15 FT
MNRAM REQUIRED AVG.PROPOSED AVG.PROPOSED REQUIRED PROVIDED
WETLAND CLASS.BUFFER WIDTH**BUFFER WIDTH MIN. WIDTH BUFFER AREA BUFFER AREA
WETLAND 4 MANAGE 3 30 FT 30 FT 30 FT 96,840 SF 96,840 SF
**BUFFER AVERAGING CAN BE USED ONLY WHEN NECESSARY, PROVIDED THAT THE MINIMUM BUFFER WIDTH IS EQUAL TO OR GREATER
THAN ONE-HALF THE AVERAGE REQUIRED BUFFER WIDTH.
***REQUIRED BUFFER WIDTH IS BASED ON THE WETLAND BOUNDARY DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES.
LEGEND:
PROPERTY LINE
LOT LINE
ROW
WETLAND IMPACT
EXISTING WETLAND TO REMAIN
WETLAND BUFFER PROVIDED
WETLAND BUFFER BOUNDARY MONUMENT
NOTE:
WETLAND 1 IS LOCATED OFFSITE AND WILL NOT BE IMPACTED.
Pr
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WATERSHED
WETLAND INVENTORY CLASS AREA IMPACTED AREA REMAINING AREA
WETLAND 1 PROTECT 82,520 SF (1.89 AC)NONE ALL
WETLAND 2 MANAGE 3 10,922 SF (0.25 AC)ALL NONE
WETLAND 3 MANAGE 3 547 SF (0.01 AC)ALL NONE
WETLAND 4 MANAGE 3 583,814 SF (13.40 AC)66,579 SF (1.53 AC)517,235 SF (11.87 AC)
WETLAND 5 MANAGE 3 10,297 SF (0.24 AC)ALL NONE
4
7
8
9
1011
29 28 27 26 25 24 23 22
182019
13
14
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23
26
27
28
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12
13
14
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25
26
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30
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32
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20
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BLOCK 4
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1 2 3 4 5 6
BLOCK 8
1 2 3 4 5 6
BLOCK 9
1 2 3 4 5 6
BLOCK 10123456
BLOCK 11
1 2 3 4 5 6
BLOCK 1
2
1 2 3 4 5 6
BLOCK 1
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1 2 3 4 5 6
BLOCK 14123456
BLOCK 15
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BLOCK 16 1234
BLOCK 17
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BLOCK 20
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BLOCK 21
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BLOCK 22
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R
R
I
A
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L
A
N
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N
E
COACHMAN LANE NE
CO
A
C
H
M
A
N
L
A
N
E
N
E
FOUNTAIN HILLS DRIVE NE
RO
A
D
A
ROAD B
ROAD B
ROAD
C
R
O
A
D
D
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A
D
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ROAD
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OUTLOT A
OUTLOT C
OUTLOT E
OUTLOT
G
OUTLOT F
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OUTLOT I
OUTLOT B
OUTLOT J
OUTLOT I
BLOCK 2
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BL
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OUTLOT A
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H
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P
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FOUNTAIN
HILLS DR
(PUB
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(PUBLIC)
(P
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7 - HL
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1 - RB
1 - WP
1 - WP
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1 - RB1 - SW
1 - SW
6 - SW
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5 - BH
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3 - NS
3 - CH
7 - SL
7 - BM
7 - AE
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5 - NS
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3 - NF
5 - WP
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3 - JL
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3 - HL
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2 - KC
2 - SW
4 - SW
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8 - BM
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8 - SL
3 - PC
3 - WP
7 - NF
6 - SB
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5 - WP
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1 - HL1 - AE1 - RB1 - SW1 - KC
1 - PO1 - RB
1 - RB
1 - RB
1 - KC
1 - RB
1 - PO
1 - SW
1 - RB
1 - NF
1 - RB
1 - WP
1 - RB
1 - RB
1 - RB
1 - AE
1 - SW
1 - JL
1 - SB
1 - WP
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1 - RB
1 - WP
1 - RB
1 - WP
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1 - SB
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5
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M
Know what's below.
Call before you dig.
R Dial 811
FOR
R
E
V
I
E
W
O
N
L
Y
PRE
L
I
M
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N
A
R
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NOT
F
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N
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N
www.alliant-inc.com
PROJECT TEAM DATA
QA/QC CHECK
DateBy
CERTIFICATION
Date License no.
DA
T
E
DE
S
C
R
I
P
T
I
O
N
Project No.:
Drafted By:
Designed By:
Sheet of
Troy Muff
59799
TLM
TLMTLM
I hereby certify that this plan, specification, or report
was prepared by me or under my direct supervision
and that I am a duly Licensed
Landscape Architect under the laws of the
State of Minnesota.
56 69
0
SCALE IN FEET
60 120 240
N
56
Ci
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222-0189-00
LEGEND
Pr
i
o
r
L
a
k
e
,
Mi
n
n
e
s
o
t
a
Ma
r
l
o
w
R
i
d
g
e
La
n
d
s
c
a
p
i
n
g
P
l
a
n
-
O
v
e
r
v
i
e
w
Know what's below.
Call before you dig.
R Dial 811
0
SCALE IN FEET
60 120 240
N
·
·
·
·
·
·
LANDSCAPE REQUIREMENTS: LANDSCAPE NOTES LANDSCAPE SCHEDULE
SEEDING NOTES
N89°45'25"W 1046.44
N89°45'25"W 250.01
N0
0
°
1
3
'
0
5
"
W
5
2
2
.
7
7
S89°24'17"W
9.11R=3 4 0 .0 0
L =3 0 1 .4 9
Δ =5 0 °4 8 '2 1 "
R =3 1 0 .0 0
L =2 8 3 .8 2
Δ =5 2 °2 7 '2 2 "
S88°56'42"E 758.89
--
-
S
0
0
°
5
3
'
5
9
"
E
1
5
8
2
.
5
2
-
-
-
N0
0
°
1
3
'
0
5
"
W
7
2
5
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1
7
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5
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4
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N00°53'35"W
30.32
N89°38'16"E 269.88S85°55'24"E
163.13 S85°03'06"E
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FOUNTAIN HILLS DRIVE NE
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O
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19
18
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OUTLOT D
S89°44'10"W 574.25
N86°32'21"E 724.82
N74°42'21"E
99.75
R =8 8 1 .9 5
L =1 8 2 .1 5
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OUTLOT C
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C .B r g =S 6 7 °0 7 '1 8 "W C .=3 1 6 .4 3
N88°56'42"W 761.04
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S
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C .B r g =S 6 9 °2 3 '3 6 "W
C .=1 7 7 .9 5
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3
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"R=960.00
L=109.82
=6°33'15"
C.Brg=N35°03'12"W
C.=109.76
R=1040.00
L=112.00
=6°10'13"
C.Brg=S35°14'43"E
C.=111.94
N89°44'10"E 292.10
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120.24
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2
0
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77.2
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76.95
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46.66
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S89°45'25"E 250.01
OUTLOT D
OUTLOT D
S89°45'25"E
1046.44
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55
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INSET B
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BLOCK 11
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BLOCK 14123456
BLOCK 15
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BLOCK 16 1234
BLOCK 17
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BLOCK 20
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BLOCK 21
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4
1
2
3
4 BL
O
C
K
2
5
8
7
9111012
15
14
13
16
32
33
25
26
17 18
CA
R
R
I
A
G
E
L
A
N
E
N
E
COACHMAN LANE NE
CO
A
C
H
M
A
N
L
A
N
E
N
E
FOUNTAIN HILLS DRIVE NE
RO
A
D
A
ROAD B
ROAD B
ROAD
C
R
O
A
D
D
R
O
A
D
D
ROAD E
ROAD
F
R
O
A
D
F
ROAD G
S
U
R
R
E
Y
L
A
N
E
N
E
S
U
R
R
E
Y
L
A
N
E
N
E
OUTLOT D
OUTLOT A
OUTLOT C
OUTLOT E
OUTLOT
G
OUTLOT F
O
U
T
L
O
T
H
OUTLOT I
OUTLOT B
OUTLOT J
OUTLOT I
BLOCK 2
BLOCK 1
BL
O
C
K
6
BL
O
C
K
1
B
L
O
C
K
2
OUTLOT H
OL E
OUTLOT A
SU
R
R
E
Y
L
A
N
E
N
E
S
U
R
R
E
Y
L
A
N
E
N
E
OUTLOT K
OUTLOT A
15
12
16
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
MARLOW RIDGE - NET DEVELOPABLE AREA
PRIOR LAKE, MINNESOTA
733 Marquette Ave, Ste 700
Minneapolis, MN 55402
612.758.3080
612.758.3099
www.alliant-inc.com
MAIN
FAX
SITE DATA
TOTAL AREA = 87.704 ac
GROSS AREA (EAST OF SURREY) = 34.156 ac (RED BOUNDARY)
GROSS AREA (WEST OF SURREY) =53.548 ac (GREEN BOUNDARY)
RIGHT OF WAY DEDICATIONS TO COUNTY:
CSAH 21 (WEST OF SURREY)=2.134 ac
STORMWATER AND WETLANDS:
OUTLOT J BMPS (EAST OF SURREY)=0.288 ac
OUTLOT I BMPS (EAST OF SURREY) =1.396 ac
OUTLOT A BMPS (WEST OF SURREY) =2.227 ac
WETLAND 4 (WEST OF SURREY) =11.874 ac
NET AREA:
EAST OF SURREY = 32.472 ac (RED AREA)
WEST OF SURREY =37.313ac (BLUE AREA)
LOT SUMMARY:
WEST OF SURREY
24' WIDE TOWNHOMES: 96
TWINHOMES:80
TOTAL: 176
EAST OF SURREY
65' WIDE LOT:47
75' WIDE LOT:39
TOTAL SF LOTS:86
DENSITY CALCULATION:
EAST OF SURREY (LDR)2.648 UNITS/AC (32.472/86)
WEST OF SURREY (MDR)4.717 UNITS/AC (37.313/176)
TOTAL DENSITY 3.754 UNITS/AC (69.785/262)
LEGEND
PROP. PROPERTY LINES, BUILDINGS, ETC
PROP. STORMWATER MANAGEMENT AREA
PROP. WETLAND BOUNDARY
PROP. COUNTY ROAD ROW DEDICATION
DEVELOPMENT BOUNDARY (EAST)
DEVELOPMENT BOUNDARY (WEST)
NET AREA (EAST)
NET AREA (WEST)
DATE: 5-22-2026
April 28th, 2026
2220189
Prepared for:
Pulte Group
1650 W 82nd Street, Suite 300
Bloomington, MN 55431
Prepared by:
Nick Grage, PE, PMP, PTOE, RSP1
Alliant Engineering
733 Marquette Avenue, Suite 700
Minneapolis, MN 55402
Vierling Property Development
TRAFFIC IMPACT STUDY
FINAL REPORT
Vierling Property
Traffic Impact Study
PAGE i
Table of Contents
Table of Contents .................................................................... i
List of Tables ............................................................................................................................ ii
List of Figures ......................................................................................................................... iii
1. Introduction ....................................................................... 1
2. Existing Conditions ............................................................ 2
2.1 Study Area Intersections ................................................................................................ 2
2.2 Data Collection ............................................................................................................. 3
2.2.1 Roadway / Intersection Characteristics ...................................................................3
2.3 Pedestrian / Bicycle Accommodations ........................................................................... 6
2.4 Intersection Sight Distance Analysis ............................................................................... 6
2.5 Intersection Safety analysis ........................................................................................... 7
2.6 Intersection Capacity Analysis ....................................................................................... 8
2.6.1 Existing Year 2025 Operational Analysis ..................................................................9
2.6.2 CSAH 42 (140th Street) & Pike Lake Trail ...................................................................9
3. Proposed Development .................................................... 10
3.1 Proposed Access ......................................................................................................... 10
3.2 Trip Generation ............................................................................................................ 13
3.2.1 Trip Distribution & Assignment .............................................................................. 16
4. Future Traffic Conditions ................................................. 21
4.1.1 2027 No Build – Operational Analysis .................................................................... 28
4.1.2 2027 Build – Operational Analysis ......................................................................... 29
4.1.3 2030 No Build – Operational Analysis .................................................................... 30
4.1.4 2030 Build – Operational Analysis ......................................................................... 31
4.1.5 2037 No Build – Operational Analysis .................................................................... 32
4.1.6 2037 Build – Operational Analysis ......................................................................... 33
4.1.7 2037 Build (Residential Only) – Operational Analysis ............................................. 34
Vierling Property
Traffic Impact Study
PAGE ii
5. Conclusions and Recommendations ................................ 35
5.1.1 CSAH 42 (140th Street) & Pike Lake Trail ................................................................. 37
5.1.2 CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW...................................... 38
5.1.3 CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) ........................................ 39
6. Appendices ..................................................................... 39
LIST OF TABLES
Table 1. Roadway Characteristics .............................................................................................3
Table 2. Existing Intersection Characteristics ...........................................................................4
Table 3. Intersection Sight Distance Analysis Summary ...........................................................6
Table 4. 5-Year Crash Analysis (2020-2024) ..............................................................................7
Table 5. Level of Service Criteria ...............................................................................................8
Table 6. Existing Year 2025 Traffic Operations Analysis Results ..............................................9
Table 7. Proposed Intersection Characteristics ...................................................................... 11
Table 8. Trip Generation Estimates .......................................................................................... 13
Table 9. Trip Distribution Summary ......................................................................................... 16
Table 10. 2027 No Build Traffic Operations Analysis Results .................................................. 28
Table 11. 2027 Build Traffic Operations Analysis Results ....................................................... 29
Table 12. 2030 No Build Traffic Operations Analysis Results .................................................. 30
Table 13. 2030 Build Traffic Operations Analysis Results ....................................................... 31
Table 14. 2037 No Build Traffic Operations Analysis Results .................................................. 32
Table 15. 2037 Build Traffic Operations Analysis Results ....................................................... 33
Table 16. 2037 Build (Residential Only) Traffic Operations Analysis Results ......................... 34
Table 17. 2037 Build (Pike Lake NBR) Traffic Operations Analysis Results ............................ 37
Table 18. Signal Warrant Analysis Summary ........................................................................... 38
Table 19. 2037 Build (Fountain Hills Signal) Traffic Operations Analysis Results .................. 39
Vierling Property
Traffic Impact Study
PAGE iii
LIST OF FIGURES
Figure 1. 2025 Existing Conditions .............................................................................................5
Figure 2. Proposed Site Plan .................................................................................................... 12
Figure 3. Trip Distribution Summary ........................................................................................ 17
Figure 4. Vierling Property Residential Development – Peak Hour Added Trips ...................... 18
Figure 5. All Development – Peak Hour Added Trips ............................................................... 19
Figure 6. Peak Hour Pass-By Trips ........................................................................................... 20
Figure 7. 2027 No Build Peak Hour Volumes ........................................................................... 22
Figure 8. 2027 Build Peak Hour Volumes ................................................................................. 23
Figure 9. 2030 No Build Peak Hour Volumes ........................................................................... 24
Figure 10. 2030 Build Peak Hour Volumes ............................................................................... 25
Figure 11. 2037 No Build Peak Hour Volumes ......................................................................... 26
Figure 12. 2037 Build Peak Hour Volumes ............................................................................... 27
Vierling Property
Traffic Impact Study
2220189
PAGE 1
1. Introduction
Alliant Engineering has completed a traffic impact study for the proposed combined development
of the Vierling Property development and an adjacent Business Office Park to be located in
Prior Lake, MN. The proposed Vierling Property residential development consists of 86 single-family
homes, 96 townhomes, and 80 twinhomes (senior adult housing) for a total of 262 dwelling units. In
addition to the Vierling Property, a conceptual Business Office Park northwest of the
Vierling Property is assumed to consist of several different commercial and industrial land uses
including a gas station/convenience store (12 pumps, 9,500 SF), a drive-in bank (2,700 SF), a day
care center (12,000 SF), and a fast-food restaurant with a drive-through (3,500 SF), in addition to
general office (11,500 SF) and light industrial (155,800 SF) developments. The Business Office Park
is not imminent, and the assumed land uses are both appropriate and conservative based under
current guidance for the parcel. The main objectives of this study are to evaluate existing traffic
operations within the study area, identify potential traffic impacts to the adjacent roadway network
due to proposed development trips, and recommend improvements to address any identified
issues. The assumptions, analysis, and study conclusions / recommendations offered for
consideration are as follows.
Vierling Property
Traffic Impact Study
2220189
PAGE 2
2. Existing Conditions
The existing conditions were reviewed to establish a baseline for identifying any future impacts
associated with the proposed development. The evaluation of existing conditions includes
intersection turning movement counts, field observations, and an intersection operations analysis.
2.1 STUDY AREA INTERSECTIONS
The following study intersections were identified:
■ CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue)
■ CSAH 42 (140th Street) & Business Office Park Access (Site Access)
■ CSAH 42 (140th Street) & Pike Lake Trail
■ Pike Lake Trail & Fountain Hills Drive NE
■ Carriage Hills Parkway & Pike Lake Trail
■ Carriage Hills Parkway & Coachman Lane (Site Access)
■ Carriage Hills Parkway & Surrey Lane (Site Access)
■ Carriage Hills Parkway & Carriage Lane (Site Access)
■ Carriage Hills Parkway & Southwest Access (Site Access)
■ CSAH 21 (Eagle Creek Avenue) & Carriage Hills Parkway
■ CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW (Site Access)
Vierling Property
Traffic Impact Study
2220189
PAGE 3
2.2 DATA COLLECTION
To document existing conditions, weekday intersection turning movement counts were collected at
the study intersections by Alliant Engineering on March 19th, 2025, over the following time periods:
• AM Peak Period: 6:30 – 9:30 AM
• PM Peak Period: 3:00 – 6:00 PM
The weekday AM and PM peak hours of the study area roadway network during the data collection
period were observed to be 7:30-8:30 AM and 4:30-5:30 PM, respectively. Detailed turning
movement counts and driver behavior observations are included in Appendix A.
2.2.1 Roadway / Intersection Characteristics
Field observations were completed to identify roadway and intersection characteristics within the
immediate study area (i.e., geometry, posted speed limits, and traffic controls), which are
summarized in Table 1 and Table 2. Existing annual average daily traffic volumes (AADTs) are
provided as well. The study area existing conditions, including the 2025 Existing weekday AM and
PM peak hour volumes, are shown in Figure 1.
Table 1. Roadway Characteristics
Roadway Cross-
Section Speed Limit Functional Classification AADT
(Year)
CSAH 42
(140th Street)
4-Lane
Divided 55 mph Principle Arterial 13,380
(2025)
CSAH 21
(Eagle Creek Avenue)
4-Lane
Divided 55 mph Minor Arterial 15,554
(2025)
Pike Lake Trail 2-Lane
Undivided 30 mph Major Collector 3,145
(2023)
Carriage Hills Parkway 2-Lane
Divided 35 mph Major Collector 1,881
(2025)
Vierling Property
Traffic Impact Study
2220189
PAGE 4
Table 2. Existing Intersection Characteristics
Intersection Traffic
Control
Lane Designations by Approach
NB SB EB WB
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek Avenue) Traffic Signal L/T/T/R L/T/T/R L/L/T/T/R L/T/T/R
CSAH 42 (140th Street) &
Business Office Park Access
N/A (does not
currently
exist)
_ _ T/T T/T
CSAH 42 (140th Street) &
Pike Lake Trail Through/Stop LTR LTR L/T/T/R L/T/T/R
Pike Lake Trail &
Fountain Hills Drive NE Through/Stop TL TR LR _
Carriage Hills Parkway &
Pike Lake Trail Through/Stop _ LR L/T L*/TR
Carriage Hills Parkway &
Coachman Lane Through/Stop LR _ L*/TR L/T
Carriage Hills Parkway &
Surrey Lane Through/Stop LR _ L*/TR L/T
Carriage Hills Parkway &
Carriage Lane Through/Stop LR _ L*/TR L/T
Carriage Hills Parkway &
Southwest Access
N/A (does not
currently
exist)
_ _ T T
CSAH 21 (Eagle Creek Avenue)
& Carriage Hills Parkway Through/Stop T/T/R L/T/T _ L/R
CSAH 21 (Eagle Creek Avenue)
& Fountain Hills Drive NW Through/Stop L/T/T T/T/R L/T*/R _
L=Left-Turn, T=Through, R=Right-Turn; “/” denotes separate lanes
*=Lane is already constructed for future connection, but is not currently utilized
Vierling Property Traffic Impact Study Figure 1
2025 Existing Conditions±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(7
1
)
8
5
(1
7
4
)
1
6
9
(2
9
3
)
5
6
0
(95) 54
(72) 69
(482) 259
26
(
7
4
)
35
(
1
0
2
)
17
3
(
5
6
4
)
103 (262)
41 (60)
306 (460)
(3
6
)
3
2
(6
5
)
8
6
(2
)
6
(60) 42
(11) 3
(672) 422
7
(
1
1
)
5
(
1
5
)
6
(
2
)
34 (90)
3 (12)
410 (730)
(2
2
)
2
1
(2
4
)
5
8
(40) 14
(79) 63
71
(
9
6
)
11
(
5
4
)
(35) 51
(75) 37
6
(
8
)
26
(
8
0
)
7 (9)
50 (58)
(4
)
7
(1
2
)
2
5
(8) 0
(98) 62
9 (22)
69 (116)
(4
)
6
(4
)
1
1
(12) 1
(102) 51
3 (6)
69 (114)
(1
1
)
1
1
(5
)
1
3
(22) 5
(106) 37
8 (22)
73 (94)
(8
1
)
3
0
(5
0
9
)
7
5
2
10
(
4
6
)
30
5
(
8
5
5
)
40 (64)
42 (38)
(3
1
)
4
6
(5
0
1
)
7
5
0
(40) 32
(38) 73
55
(
4
0
)
27
8
(
8
6
3
)
Vierling Property
Traffic Impact Study
2220189
PAGE 6
2.3 PEDESTRIAN / BICYCLE ACCOMMODATIONS
Existing pedestrian/bicycle accommodations in the vicinity of the proposed development were
documented. Shared-use facilities are present along the south side of CSAH 42 (140th Street), the
east side of CSAH 21 (Eagle Creek Avenue), the south side of Carriage Hills Parkway, and the west
side of Pike Lake Trail south of CSAH 42 (140th Street) before heading west along Fountain Hills Drive
into the Fountain Hills commercial area. The shared-use trail along Carriage Hills Parkway extends
west across CSAH 21 (Eagle Creek Avenue), linking users to the trails that serve Jeffers Pond
Elementary School, Jeffers Pond Park, and the greater Jeffers Pond neighborhood area and east,
connecting to Knob Hill Park and Sand Point Beach. Sidewalk facilities are located along all adjacent
roadways on the opposite side of the shared-use trails (on both sides of Pike Lake Trail south of
Fountain Hills Drive).
2.4 INTERSECTION SIGHT DISTANCE ANALYSIS
The proposed Business Office Park intends to construct an access along CSAH 42 (140th Street),
about 700 feet east of the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue)
on the north side of the site. Based on County comments, this proposed access was modeled as a
right-in / right-out intersection with only right-turns entering the site and right-turns exiting the site,
however, prior to receiving County input a three-quarter access was reviewed for sight distance.
Due to the presence of a vertical crest curve along CSAH 42 (140th Street) near the proposed access,
an intersection sight distance analysis was performed for vehicles entering and exiting the proposed
development from a stop condition and is summarized in Table 3. Given the conceptual nature of
the Business Office Park, and that further consideration of access will be needed once final land
uses are proposed, Google Earth and Google Streetview were used to conduct a high -level sight
distance analysis for vehicles turning to/from the Business Office Park access.
Based on AASHTO’s A Policy on Geometric Design of Highways and Streets, vehicles entering the
proposed development turning left have ample sight distance to cross the oncoming traffic lanes.
Passenger cars exiting the proposed development turning right have ample sight distance to enter
the roadway and single unit trucks have sight distance that is adequate but close to the thresho ld
for a 55mph roadway. The existing traffic signal to the west provides intermittent gaps in traffic.
Table 3. Intersection Sight Distance Analysis Summary
Critical Gap Required Observed Critical Gap Required Observed
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Speed
Passenger Car Single Unit Truck
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Vierling Property
Traffic Impact Study
2220189
PAGE 7
2.5 INTERSECTION SAFETY ANALYSIS
History has proven that crashes are a function of exposure. Roadways with higher traffic volumes
experience more crashes than similar roadways with lower volumes. Rather than simply
documenting the number of crashes that occur at an intersection, the crash rate must be
considered. Crash rates normalize different locations with varying traffic volumes, providing a useful
tool in comparing the locations with respect to safety. Actual crash rates at specific locations can
also be compared to average or typical values for similar intersection types. Intersection crash rates
are defined as the number of crashes occurring per million entering vehicles (MEV). Table 4
summarizes the observed crash rate compared to the statewide average for similar traffic control
types for each of the study intersections over the five-year analysis period.
Table 4. 5-Year Crash Analysis (2020-2024)
Results of the crash analysis indicate that most of the study intersections have not had a crash in
the five-year analysis period and all were below both the state average and cirtical crash rates, with
the signalized intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) seeing the
most crashes with 24. The intersection of CSAH 42 (140th Street) & Pike Lake Trail had one crash, a
head-on serious injury (Type A) crash in 2020. However, this crash involved an intoxicated driver
steering erratically and can be categorized as a segment crash based on the officer narrative.
Intersection Traffic Control Total
Crashes1
Total
Entering
Volume2
Crash Rate
per MEV
State
Average
Crash Rate3
K/A
Crashes
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Vierling Property
Traffic Impact Study
2220189
PAGE 8
2.6 INTERSECTION CAPACITY ANALYSIS
A traffic operations analysis was completed using Synchro/SimTraffic software (Synchro Version 11)
to establish a baseline condition to which future traffic operations could be compared. Operations
analysis results identify a Level of Service (LOS) which indicates the quality of traffic flow through
an intersection. The LOS results are based on average delay per vehicle, which correspond to the
delay threshold values presented in Table 5. Intersections are given a ranking from LOS A through
LOS F. LOS A indicates the best traffic operation, with vehicles experiencing minimal delay. LOS F
indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. The
LOS D/E threshold for overall intersection operations is often used as the indicator of congestion in
an urban area. For through/stop-controlled intersections, a key measure of operational
effectiveness is the side-street LOS. Long delays and poor LOS can occur on side-street approaches
even if the overall intersection is functioning well, making side-street LOS a valuable criterion.
Table 5. Level of Service Criteria
After LOS, the second component of the traffic operations analysis is a study of vehicular queuing,
or the lineup of vehicles waiting to pass through an intersection. An intersection can operate with
an acceptable LOS, but if queues from the intersection block entrances to turn lanes or adjacent
driveways, unsafe operating conditions could result. The 95th percentile queue, or the length of
queue with only a five percent probability of being exceeded during an analysis period, is considered
the standard for design purposes.
Vierling Property
Traffic Impact Study
2220189
PAGE 9
2.6.1 Existing Year 2025 Operational Analysis
The existing year 2025 traffic operations analysis was performed at the study intersections for the
observed weekday AM and PM peak hours. Results of the existing traffic operations analysis,
presented in Table 6, indicate that each study intersection currently operates at overall LOS A or
better during the weekday peak hours except for the intersection of CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek Avenue) which performs at LOS C or better. The northbound approach of the
CSAH 42 (140th Street) & Pike Lake Trail intersection currently operates at LOS D in the PM peak hour
with all other intersection approaches operating at LOS C or better. No queuing issues were
identified at any intersection. Detailed operations analysis results are presented in Appendix B.
Table 6. Existing Year 2025 Traffic Operations Analysis Results
2.6.2 CSAH 42 (140th Street) & Pike Lake Trail
The observed worst approach delay for the CSAH 42 (140th Street) & Pike Lake Trail intersection is a
result of northbound left-turn motorists being unable to find acceptable gaps in mainline traffic. This
is an existing issue that the City and County will have to monitor as it will worsen with more traffic
on CSAH 42 (140th Street) and/or Pike Lake Trail regardless of whether it comes from background
growth or development trips. Additional commentary is provided in subsequent sections.
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϴ͘ϭ ͬϮϰ͘ϭ /ͬ/Ϯϲ͘ϯͬϯϯ͘ϭ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϴ ͬϴ͘ϭ ͬϯ͘ϵͬϯϮ͘Ϯ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϯ ͬϮ͘ϯͬϰ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘ϭ ͬϭ͘ϲͬϯ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϴ ͬϯ͘Ϯ ͬϬ͘ϲͬϯ͘Ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϱͬϯ͘Ϯ ͬϬ͘ϯͬϯ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϱͬϯ͘ϱ ͬϬ͘ϳ ͬϰ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϱͬϭϭ͘Ϯ ͬϮ͘Ϭͬϭϰ͘ϲ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/Ϯ͘ϵͬϭϲ͘Ϯ ͬ/ϰ͘ϭͬϭϵ͘ϰ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 10
3. Proposed Development
The proposed Vierling Property and Business Office Park are shown in Figure 2. Proposed site plans
for both sites are included in Appendix C for reference. Land uses for each site are:
■ Vierling Property: The Vierling Property residential development, located in the southeast
quadrant of the proposed site, is expected to contain 86 single-family homes, 96 townhomes,
and 80 twinhomes (senior adult housing) along roughly 8,300 linear feet of public roadway for a
total of 262 dwelling units.
■ Outlot A: Outlot A is planned to remain a wetland between the Vierling Property and
Business Office Park with additional stormwater management features added.
■ Business Office Park: The conceptual Business Office Park in the northwest quadrant of the
development site, is assumed to consist of several different commercial and industrial land
uses including a gas station/convenience store (12 pumps, 9,500 SF), a drive-in bank (2,700 SF),
a day care center (12,000 SF), and a fast-food restaurant with a drive-through (3,500 SF), in
addition to general office (11,500 SF) and light industrial (155,800 SF) developments. The
Business Office Park is not imminent, and the assumed land uses are both appropriate and
conservative based under current guidance for the parcel.
● Site A – Gas Station/Convenience Store
● Site B – Drive-In Bank
● Site C – Day Care Center
● Site D – Fast-Food Restaurant w/ Drive-Through
● Site E – General Office
● Site F – General Light Industrial
3.1 PROPOSED ACCESS
Access to the proposed development is expected to be added at the following locations:
■ Vierling Property: Access will be provided by adding a fourth leg to three existing three-leg
intersections along Carriage Hills Parkway at Carriage Lane, Surrey Lane, and Coachman Lane
(all full access) and adding a new right-in/right-out intersection in the southwest corner of the
development about halfway between Carriage Lane and CSAH 21 (Eagle Creek Avenue).
■ Business Office Park: Access will be provided via a conceptual right-in / right-out access
located on CSAH 42 (140th Street) about 700 feet east of the intersection of CSAH 42
(140th Street) & CSAH 21 (Eagle Creek Avenue) and along the extension of Fountain Hills Drive
connecting from CSAH 21 (Eagle Creek Avenue) to Pike Lake Trail. The County indicated the
access should be closer to the eastern property, but the location does not affect the analysis.
Vierling Property
Traffic Impact Study
2220189
PAGE 11
● The extension of Fountain Hills Drive will provide a clear delineation between the residential
Vierling Property development and the commercial and industrial land uses of the Business
Office Park while serving both users and facilitating internal circulation between land uses.
■ Table 7 summarizes the proposed intersection characteristics, which include turn lane
additions at the CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive intersection along both
CSAH 21 (Eagle Creek Avenue) approaches and the proposed fourth leg of Fountain Hills Drive.
Table 7. Proposed Intersection Characteristics
Intersection Traffic
Control
Lane Designations by Approach
NB SB EB WB
CSAH 42 (140th Street) &
CSAH 21 (Eagle Creek Avenue) Traffic Signal L/T/T/R L/T/T/R L/L/T/T/R L/T/T/R
CSAH 42 (140th Street) &
Business Office Park Access Through/Stop R _ T/TR T/T
CSAH 42 (140th Street) &
Pike Lake Trail Through/Stop LTR LTR L/T/T/R L/T/T/R
Pike Lake Trail &
Fountain Hills Drive NE Through/Stop TL TR LR _
Carriage Hills Parkway &
Pike Lake Trail Through/Stop _ LR L/T L*/TR
Carriage Hills Parkway &
Coachman Lane Through/Stop LTR LTR L*/TR L/TR
Carriage Hills Parkway &
Surrey Lane Through/Stop LTR LTR L*/TR L/TR
Carriage Hills Parkway &
Carriage Lane Through/Stop LTR LTR L*/TR L/TR
Carriage Hills Parkway &
Southwest Access Through/Stop _ R T TR
CSAH 21 (Eagle Creek Avenue)
& Carriage Hills Parkway Through/Stop T/T/R L/T/T _ L/R
CSAH 21 (Eagle Creek Avenue)
& Fountain Hills Drive NW Through/Stop L/T/T/R^ L^/T/T/R L/T*/R L^/T^/R^
L=Left-Turn, T=Through, R=Right-Turn; “/” denotes separate lanes
*=Lane is already constructed for future connection, but is not currently utilized
^=Lane needs to be constructed for proposed connections
Vierling Property Traffic Impact Study Figure 2
Proposed Site Plan±0 250 500Feet
Ea
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F
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N
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140th Street
Pi
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T
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Su
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L
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Co
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Pike Lake
Fountain Hills
Commercial Area
Fountain
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Vierling Property
Traffic Impact Study
2220189
PAGE 13
3.2 TRIP GENERATION
Trip generation estimates for the proposed Vierling Property development were completed for the
weekday AM and PM peak hours as well as on a daily basis by utilizing the Institute of Transportation
Engineers Trip Generation Manual, 12th Edition (ITE TGM). Results of the trip generation estimates,
shown in Table 8 indicate the proposed development is expected to generate approximately 685
AM peak hour, 592 PM peak hour, and 5,547 daily trips. It should be noted that some of these trips
are expected to be from motorists already traveling within the study area who would divert their trip
to the proposed development before continuing to their destination (i.e., pass-by and diverted-link
trips). Resulting net new trips would be 388 AM peak hour, 363 PM peak hour, and 3,331 daily trips.
NCHRP Report 684 was utilized to determine internal capture rates. Completed worksheets
depicting the detailed internal capture results are included in Appendix D.
Table 8. Trip Generation Estimates
Note: Table 8 continues on next page.
Trips
In
Trips
Out
Total
Trips
Trips
In
Trips
Out
Total
Trips
5ǁĞůůŝ■Ő h■ŝƚƐ ϴϲ ϭϲ ϰϰ ϲϬ ϱϬ ϯϬ ϴϬ ϳϴϮ
-1 -6 -7 -19 -9 -28 -196
15 38 53 31 21 52 586
15 38 53 31 21 52 586
5ǁĞůůŝ■Ő h■ŝƚƐ ϵϲ ϭϭ ϯϰ ϰϱ Ϯϴ Ϯϭ ϰϵ ϲϯϭ
-1 -5 -6 -10 -6 -16 -151
10 29 39 18 15 33 480
10 29 39 18 15 33 480
5ǁĞůůŝ■Ő h■ŝƚƐ ϴϬ ϳ ϭϮ ϭϵ ϭϰ ϵ Ϯϯ ϯϯϯ
-1 -2 -3 -5 -3 -8 -80
6 10 16 9 6 15 253
6 10 16 9 6 15 253
Land Use
(ITE Code)Units Size
AM
Peak Hour Trips1
PM
Peak Hour Trips1 Daily
Trips
^ŝ■ŐůĞͲCĂŵŝůLJ
ƚƚĂĐŚĞĚ IŽƵƐŝ■Ő
;ϮϭϱͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
Vierling Property
^ŝ■ŐůĞͲCĂŵŝůLJ
5ĞƚĂĐŚĞĚ IŽƵƐŝ■Ő
;ϮϭϬͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
^Ğ■ŝŽƌ ĚƵůƚ IŽƵƐŝ■Ő
^ŝ■ŐůĞͲCĂŵŝůLJ
;ϮϱϭͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
Vierling Property
Traffic Impact Study
2220189
PAGE 14
Table 8. Trip Generation Estimates (continued)
Note: Table 8 continues on next page.
Trips
In
Trips
Out
Total
Trips
Trips
In
Trips
Out
Total
Trips
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϵ͕ϱϬϬ
CƵĞůŝ■Ő tŽƐŝƚŝŽ■ƐϭϮ
-10 -20 -30 -37 -50 -87 -537
129 120 249 89 77 166 1,903
98 91 189 67 58 125 1,437
31 29 60 22 19 41 466
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ Ϯ͕ϳϬϬϭϲ ϭϭ Ϯϳ Ϯϴ Ϯϵ ϱϳ Ϯϲϳ
16 11 27 28 29 57 267
5 3 8 10 10 20 69
11 8 19 18 19 37 198
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϭϮ͕ϬϬϬϲϵ ϲϮ ϭϯϭ ϲϭ ϲϴ ϭϮϵ ϰϳϮ
69 62 131 61 68 129 472
30 27 57 27 30 57 208
39 35 74 34 38 72 264
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϯ͕ϱϬϬϱϵ ϱϳ ϭϭϲ ϱϴ ϱϯ ϭϭϭ ϭ͕ϱϲϴ
-22 -10 -32 -26 -31 -57 -612
37 47 84 32 22 54 956
19 24 43 16 11 27 502
18 23 41 16 11 27 454
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϭϭ͕ϱϬϬϭϯ ϭ ϭϰ Ϯ ϭϮ ϭϰ ϵϬ
-3 0 -3 0 -4 -4 -21
10 1 11 2 8 10 69
10 1 11 2 8 10 69
DƌŽƐƐ CůŽŽƌ ƌĞĂ ;^CͿ ϭϱϱ͕ϴϬϬϲϰ ϭϭ ϳϱ ϭϴ ϱϴ ϳϲ ϱϲϭ
64 11 75 18 58 76 561
64 11 75 18 58 76 561
Land Use
(ITE Code)Units Size
AM
Peak Hour Trips1
PM
Peak Hour Trips1 Daily
Trips
Business Office Park
DĂƐ ^ƚĂƚŝŽ■ͬ
/Ž■ǀĞ■ŝĞ■ĐĞ ^ƚŽƌĞ
;ϵϰϱͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
ϭϮϳ Ϯϱϯ Ϯ͕ϰϰϬ
5ĂLJ /ĂƌĞ /Ğ■ƚĞƌ
;ϱϲϱͿ
Internal Capture2 Not Applicable
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
5ƌŝǀĞͲŝ■ .Ă■Ŭ
;ϵϭϮͿ
Internal Capture2 Not Applicable
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
CĂƐƚͲCŽŽĚ wĞƐƚĂƵƌĂ■ƚ
ǁŝƚŚ 5ƌŝǀĞͲdŚƌŽƵŐŚ
tŝ■ĚŽǁ
;ϵϯϰͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips
Land Use Net Trips
DĞ■ĞƌĂů hĨĨŝĐĞ
.ƵŝůĚŝ■Ő
;ϳϭϬͿ
Internal Capture
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
DĞ■ĞƌĂů >ŝŐŚƚ
L■ĚƵƐƚƌŝĂů
;ϭϭϬͿ
Internal Capture2 Not Applicable
Land Use Gross Trips
Pass-By Trips3 Not Applicable
Land Use Net Trips
ϭϯϵ ϭϰϬ Ϯϳϵ ϭϮϲ
Vierling Property
Traffic Impact Study
2220189
PAGE 15
Table 8. Trip Generation Estimates (continued)
Trips
In
Trips
Out
Total
Trips
Trips
In
Trips
Out
Total
Trips
ϯϰ ϵϬ ϭϮϰ ϵϮ ϲϬ ϭϱϮ ϭ͕ϳϰϲ
-3 -13 -16 -34 -18 -52 -427
31 77 108 58 42 100 1,319
31 77 108 58 42 100 1,319
ϯϲϬ ϮϴϮ ϲϰϮ Ϯϵϯ ϯϰϳ ϲϰϬ ϱ͕ϯϵϴ
-35 -30 -65 -63 -85 -148 -1,170
325 252 577 230 262 492 4,228
ϭϱϮ ϭϰϱ Ϯϵϳ ϭϮϬ ϭϬϵ ϮϮϵ Ϯ͕Ϯϭϲ
173 107 280 110 153 263 2,012
ϯϵϰ ϯϳϮ ϳϲϲ ϯϴϱ ϰϬϳ ϳϵϮ ϳ͕ϭϰϰ
-38 -43 -81 -97 -103 -200 -1,597
356 329 685 288 304 592 5,547
ϭϱϮ ϭϰϱ Ϯϵϳ ϭϮϬ ϭϬϵ ϮϮϵ Ϯ͕Ϯϭϲ
204 184 388 168 195 363 3,331
^ŽƵƌĐĞ͗ L■ƐƚŝƚƵƚĞ ŽĨ dƌĂ■ƐƉŽƌƚĂƚŝŽ■ 9■Őŝ■ĞĞƌƐ ;Ld9Ϳ dƌŝƉ DĞ■ĞƌĂƚŝŽ■ aĂ■ƵĂů͕ ϭϮƚŚ 9ĚŝƚŝŽ■͘
ϭ͗ dƌŝƉƐ ŐĞ■ĞƌĂƚĞĚ ĨŽƌ ƚŚĞ Ă͘ŵ͘ Ă■Ě Ɖ͘ŵ͘ ƉĞĂŬ ŚŽƵƌ ŽĨ ƚŚĞ ĂĚũĂĐĞ■ƚ ƌŽĂĚǁĂLJ ■ĞƚǁŽƌŬ͘
Ϯ͗ L■ƚĞƌ■Ăů ĐĂƉƚƵƌĞ ƌĂƚĞƐ ■Žƚ ĂƉƉůŝĐĂďůĞ ƚŽ ƚŚŝƐ ƐƉĞĐŝĨŝĐ ůĂ■Ě ƵƐĞ͘
ϯ͗ tĂƐƐͲďLJ ƚƌŝƉƐ ■Žƚ ĂƉƉůŝĐĂďůĞ ƚŽ ƚŚŝƐ ƐƉĞĐŝĨŝĐ ůĂ■Ě ƵƐĞ͘
^ƵďƚŽƚĂů sŝĞƌůŝ■Ő dƌŝƉƐ
Internal Capture
Subtotal Gross Vierling Property Trips
Pass-By Trips Not Applicable
Land Use
(ITE Code)Units Size
AM
Peak Hour Trips1
PM
Peak Hour Trips1 Daily
Trips
Business Office Park Net New Trips
^ƵďƚŽƚĂů tƌŽũĞĐƚ dƌŝƉƐ
Internal Capture
Subtotal Project Gross Trips
Pass-By Trips
Vierling Property Net New Trips
^ƵďƚŽƚĂů .ƵƐŝ■ĞƐƐ hĨĨŝĐĞ tĂƌŬ dƌŝƉƐ
Internal Capture
Subtotal Business Office Park Gross Trips
Pass-By Trips
Project Net New Trips
Vierling Property
Traffic Impact Study
2220189
PAGE 16
3.2.1 Trip Distribution & Assignment
The distribution of proposed development trips was estimated based on a review of existing traffic
volumes/patterns and by engineering judgement as shown in Table 9 and Figure 3. This trip
distribution was then applied to the estimated proposed development trips and pass-by trips in the
future conditions analysis.
Table 9. Trip Distribution Summary
Origin/Destination Entering (%) Exiting (%)
AM PM AM PM
CSAH 21 (Eagle Creek Avenue) - (to the North) 10% 25% 35% 15%
CSAH 21 (Eagle Creek Avenue) - (to the South) 40% 20% 15% 30%
CSAH 42 (140th Street) - (to the West) 20% 20% 20% 25%
CSAH 42 (140th Street) - (to the Northeast) 25% 30% 25% 25%
Carriage Hills Parkway (to the Southeast) 5% 5% 5% 5%
The proposed development trips were assigned to the roadway network based on the estimated
trip distribution percentages. The peak hour added trips from the Vierling Property residential
development are shown in Figure 4 and the peak hour added trips from both the Vierling Property
development and the Business Office Park development are shown in Figure 5. Peak hour pass-by
trips are shown in Figure 6.
Vierling Property Traffic Impact Study Figure 3
Trip Distribution±0 500 1,000Feet
Legend
Proposed
Development
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Co
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Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
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10%
(25%)
20%
(20%)
25%
(30%)
40%
(20%)
5%
(5%)
35%
(15%)
25%
(25%)
5%
(5%)
15%
(30%)
20%
(25%)
XX (XX)AM (PM) Entering Distribution
XX (XX)AM (PM) Exiting Distribution
Vierling Property Traffic Impact Study Figure 4
Vierling Property Added Trips±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
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Carriage Hills Parkway
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Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
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XX (XX)AM (PM) Peak Hour
Added Volumes
42
21
(1
1
)
1
6
(6
)
1
0
(7
)
2
7
(12) 7
(0) 0
(0) 0
0
(
0
)
0
(
0
)
4
(
1
5
)
0 (0)
0 (0)
0 (0)
(0
)
0
(6
)
1
0
(0
)
0
(0) 0
(0) 0
(6) 10
0
(
0
)
0
(
0
)
0
(
0
)
8 (18)
0 (0)
0 (0)
(0
)
0
(3
)
5
(0) 0
(3) 5
4
(
9
)
4
(
9
)
(3) 5
(3) 4
0
(
0
)
4
(
9
)
0 (0)
2 (3)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(2) 3
7
(
4
)
12
(
7
)
0
(
0
)
0 (0)
2 (3)
5 (9)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(9) 7
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
15 (13)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(17) 12
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
28 (18)
(1
2
)
1
3
(0
)
0
5
(
1
4
)
0
(
0
)
12 (13)
44 (19)
(0
)
0
(0
)
0
(1
9
)
4
4
(0) 0
(0) 0
(0) 0
5
(
1
4
)
0
(
0
)
5
(
1
4
)
0 (0)
9 (4)
0 (0)
(0
)
0
(0) 0
(6) 10
0 (0)
(25) 18
15
(
9
)
2 (3)
41 (24)
Vierling Property Traffic Impact Study Figure 5
All Development Added Trips±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour
Added Volumes
42
21
(5
0
)
3
8
(6
)
1
0
(3
0
)
6
5
(23) 25
(0) 0
(11) 18
9
(
1
4
)
0
(
0
)
13
(
2
9
)
22 (17)
0 (0)
0 (0)
(0
)
0
(6
)
1
0
(0
)
0
(0) 0
(0) 0
(45) 37
0
(
0
)
0
(
0
)
0
(
0
)
30 (35)
0 (0)
22 (17)
(0
)
0
(3
)
5
(0) 0
(3) 5
26
(
2
6
)
4
(
9
)
(3) 5
(11) 10
0
(
0
)
4
(
9
)
0 (0)
11 (9)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(10) 9
7
(
4
)
12
(
7
)
0
(
0
)
0 (0)
2 (3)
14 (15)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(17) 13
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
24 (19)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(9) 6
(25) 18
2
(
1
)
15
(
9
)
0
(
0
)
0 (0)
2 (3)
37 (24)
(1
2
)
1
3
(2
2
)
7
0
11
(
2
2
)
17
(
4
6
)
12 (13)
53 (25)
(0
)
0
(2
8
)
7
8
(1
9
)
4
4
(0) 0
(0) 0
(0) 0
53
(
5
6
)
0
(
0
)
5
(
1
4
)
22 (54)
68 (66)
0 (0)
(3
9
)
2
7
(25) 26
(6) 10
22 (17)
(33) 24
15
(
9
)
2 (3)
50 (30)
Vierling Property Traffic Impact Study Figure 6
Pass-By Trips±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour
Added Volumes
42
21
(1
9
)
2
5
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
8
(
1
8
)
0
(
0
)
-8
(
-
1
8
)
-13 (-10)
0 (0)
-25 (-19)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
38 (30)
0 (0)
-38 (-30)
(0
)
0
(0
)
0
(0) 0
(0) 0
38
(
3
0
)
0
(
0
)
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0 (0)
0 (0)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
0 (0)
0 (0)
0 (0)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
0 (0)
0 (0)
0 (0)
(0
)
0
(0
)
0
(0
)
0
(0) 0
(0) 0
(0) 0
0
(
0
)
0
(
0
)
0
(
0
)
0 (0)
0 (0)
0 (0)
(0
)
0
(0
)
0
0
(
0
)
0
(
0
)
0 (0)
0 (0)
(0
)
0
(2
4
)
6
1
(-
2
4
)
-
6
1
(0) 0
(0) 0
(0) 0
8
(
1
8
)
0
(
0
)
-2
8
(
-
4
6
)
27 (42)
83 (40)
0 (0)
(2
8
)
3
7
(48) 46
(-30) -38
0 (0)
-38 (-30)
(0) 0
0
(
0
)
0 (0)
0 (0)
Vierling Property
Traffic Impact Study
2220189
PAGE 21
4. Future Traffic Conditions
To determine potential traffic impacts associated with the proposed development, future
conditions were evaluated using Synchro/SimTraffic software. The future conditions analysis years
of 2027, 2030, and 2037 were chosen to coincide with the anticipated openings of the proposed
developments. A traffic growth factor of one percent per year was applied to the 2025 existing year
volumes to forecast future year traffic volumes. As the developments are expected to drive growth
in the area this one percent per year growth rate is likely conservative. The future conditions analysis
scenarios are summarized as follows:
■ 2027 No Build – 2025 TMCs with two years of growth
■ 2027 Build – 2025 TMCs with two years of growth plus Vierling Property residential
development added trips
■ 2030 No Build – 2025 TMCs with five years of growth
■ 2030 Build – 2025 TMCs with five years of growth plus Vierling Property residential
development added trips plus Business Office Park added trips plus pass-by trips
■ 2037 No Build – 2025 TMCs with 12 years of growth
■ 2037 Build – 2025 TMCs with 12 years of growth plus Vierling Property residential development
added trips plus Business Office Park added trips plus pass-by trips
■ 2037 Build (Residential Only) – 2025 TMCs plus Vierling Property residential development
added trips with 12 years of growth (conservative residential estimate for 2037)
The peak hour volumes for the 2027 No Build, 2027 Build, 2030 No Build, 2030 Build, 2037 No Build,
and 2037 Build scenarios are shown in Figure 7, Figure 8, Figure 9, Figure 10, Figure 11, and
Figure 12, respectively. The 2037 Build (Residential Only) scenario was analyzed to provide
additional context to Business Office Park impacts and was not documented in a figure. A portion
of the existing Fountain Hills commercial area will likely utilize the new access at CSAH 21 (Eagle
Creek Avenue) & Fountain Hills Drive NW, however, no volumes were rerouted as part of analysis.
Vierling Property Traffic Impact Study Figure 7
2027 No Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(7
3
)
8
7
(1
7
8
)
1
7
3
(2
9
9
)
5
7
2
(97) 56
(74) 71
(492) 265
27
(
7
6
)
36
(
1
0
5
)
17
7
(
5
7
6
)
106 (268)
42 (62)
313 (470)
(3
7
)
3
3
(6
7
)
8
8
(3
)
7
(62) 43
(12) 4
(686) 431
8
(
1
2
)
6
(
1
6
)
7
(
3
)
35 (92)
4 (13)
419 (745)
(2
3
)
2
2
(2
5
)
6
0
(41) 15
(81) 65
73
(
9
8
)
12
(
5
6
)
(36) 53
(77) 38
7
(
9
)
27
(
8
2
)
8 (10)
52 (60)
(5
)
8
(1
3
)
2
6
(9) 0
(100) 64
10 (23)
71 (119)
(5
)
7
(5
)
1
2
(13) 2
(105) 53
4 (7)
71 (117)
(1
2
)
1
2
(6
)
1
4
(23) 6
(109) 38
9 (23)
75 (96)
(8
3
)
3
1
(5
2
0
)
7
6
8
11
(
4
7
)
31
2
(
8
7
3
)
41 (66)
43 (39)
(3
2
)
4
7
(5
1
2
)
7
6
6
(41) 33
(39) 75
57
(
4
1
)
28
4
(
8
8
1
)
Vierling Property Traffic Impact Study Figure 8
2027 Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(8
8
)
1
0
5
(1
8
6
)
1
8
5
(3
0
8
)
6
0
4
(116) 63
(74) 71
(492) 265
27
(
7
6
)
36
(
1
0
5
)
18
1
(
5
9
9
)
106 (268)
42 (62)
313 (470)
(3
7
)
3
3
(7
5
)
1
0
0
(3
)
7
(62) 43
(12) 4
(694) 443
8
(
1
2
)
6
(
1
6
)
7
(
3
)
44 (120)
4 (13)
419 (745)
(2
3
)
2
2
(2
9
)
6
6
(41) 15
(85) 71
78
(
1
1
2
)
17
(
7
0
)
(40) 59
(80) 43
7
(
9
)
32
(
9
6
)
8 (10)
54 (65)
(5
)
8
(1
3
)
2
6
(0
)
0
(9) 0
(14) 7
(102) 67
8
(
5
)
14
(
1
0
)
0
(
0
)
10 (23)
2 (5)
76 (133)
(5
)
7
(5
)
1
2
(0
)
0
(13) 2
(16) 7
(120) 61
2
(
1
)
18
(
1
2
)
0
(
0
)
4 (7)
2 (5)
88 (136)
(1
2
)
1
2
(6
)
1
4
(0
)
0
(23) 6
(14) 10
(136) 51
2
(
1
)
18
(
1
2
)
0
(
0
)
9 (23)
2 (5)
107 (122)
(1
0
2
)
4
5
(5
2
0
)
7
6
8
17
(
6
8
)
31
2
(
8
7
3
)
55 (84)
94 (66)
(3
2
)
4
7
(0
)
0
(5
3
9
)
8
1
7
(41) 33
(39) 75
(0) 0
6
(
2
1
)
57
(
4
1
)
29
0
(
9
0
2
)
0 (0)
10 (5)
0 (0)
(0
)
0
(0) 0
(753) 476
456 (797)
(170) 60
18
(
1
2
)
2 (5)
134 (141)
Vierling Property Traffic Impact Study Figure 9
2030 No Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(7
5
)
9
0
(1
8
3
)
1
7
8
(3
0
8
)
5
8
9
(100) 57
(76) 73
(507) 273
28
(
7
8
)
37
(
1
0
8
)
18
2
(
5
9
3
)
109 (276)
44 (64)
322 (484)
(3
8
)
3
4
(6
9
)
9
1
(3
)
7
(64) 45
(12) 4
(707) 444
8
(
1
2
)
6
(
1
6
)
7
(
3
)
36 (95)
4 (13)
431 (768)
(2
4
)
2
3
(2
6
)
6
1
(43) 15
(84) 67
75
(
1
0
1
)
12
(
5
7
)
(37) 54
(79) 39
7
(
9
)
28
(
8
5
)
8 (10)
53 (61)
(5
)
8
(1
3
)
2
7
(9) 0
(103) 66
10 (24)
73 (122)
(5
)
7
(5
)
1
2
(13) 2
(108) 54
4 (7)
73 (120)
(1
2
)
1
2
(6
)
1
4
(24) 6
(112) 39
9 (24)
77 (99)
(8
6
)
3
2
(5
3
5
)
7
9
1
11
(
4
9
)
32
1
(
8
9
9
)
43 (68)
45 (40)
(3
3
)
4
9
(5
2
7
)
7
8
9
(43) 34
(40) 77
58
(
4
3
)
29
3
(
9
0
8
)
Vierling Property Traffic Impact Study Figure 10
2030 Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(1
4
4
)
1
5
3
(1
8
9
)
1
8
8
(3
3
8
)
6
5
4
(123) 82
(76) 73
(518) 291
45
(
1
1
0
)
37
(
1
0
8
)
18
7
(
6
0
4
)
118 (283)
44 (64)
297 (465)
(3
8
)
3
4
(7
5
)
1
0
1
(3
)
7
(64) 45
(12) 4
(752) 481
8
(
1
2
)
6
(
1
6
)
7
(
3
)
104 (160)
4 (13)
415 (755)
(2
4
)
2
3
(2
9
)
6
6
(43) 15
(87) 72
13
9
(
1
5
7
)
16
(
6
6
)
(40) 59
(90) 49
7
(
9
)
32
(
9
4
)
8 (10)
64 (70)
(5
)
8
(1
3
)
2
7
(0
)
0
(9) 0
(9) 6
(113) 75
7
(
4
)
12
(
7
)
0
(
0
)
10 (24)
2 (3)
87 (137)
(5
)
7
(5
)
1
2
(0
)
0
(13) 2
(11) 6
(125) 67
2
(
1
)
15
(
9
)
0
(
0
)
4 (7)
2 (3)
97 (139)
(1
2
)
1
2
(6
)
1
4
(0
)
0
(24) 6
(9) 9
(137) 57
2
(
1
)
15
(
9
)
0
(
0
)
9 (24)
2 (3)
114 (123)
(9
8
)
4
5
(5
5
7
)
8
6
1
22
(
7
1
)
33
8
(
9
4
5
)
55 (81)
98 (65)
(3
3
)
4
9
(5
2
)
1
3
9
(5
2
2
)
7
7
2
(43) 34
(40) 77
(0) 0
61
(
7
4
)
58
(
4
3
)
27
0
(
8
7
6
)
49 (96)
151 (106)
0 (0)
(6
7
)
6
4
(73) 72
(744) 450
454 (808)
(167) 67
15
(
9
)
2 (3)
139 (141)
Vierling Property Traffic Impact Study Figure 11
2037 No Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(8
1
)
9
6
(1
9
7
)
1
9
1
(3
3
1
)
6
3
2
(108) 61
(82) 78
(544) 292
30
(
8
4
)
40
(
1
1
5
)
19
5
(
6
3
6
)
117 (296)
47 (68)
345 (519)
(4
1
)
3
7
(7
4
)
9
7
(3
)
7
(68) 48
(13) 4
(758) 476
8
(
1
3
)
6
(
1
7
)
7
(
3
)
39 (102)
4 (14)
462 (823)
(2
5
)
2
4
(2
8
)
6
6
(46) 16
(90) 71
81
(
1
0
9
)
13
(
6
1
)
(40) 58
(85) 42
7
(
1
0
)
30
(
9
1
)
8 (11)
57 (66)
(5
)
8
(1
4
)
2
9
(10) 0
(111) 70
11 (25)
78 (131)
(5
)
7
(5
)
1
3
(14) 2
(115) 58
4 (7)
78 (129)
(1
3
)
1
3
(6
)
1
5
(25) 6
(120) 42
10 (25)
83 (106)
(9
2
)
3
4
(5
7
4
)
8
4
8
12
(
5
2
)
34
4
(
9
6
4
)
46 (73)
48 (43)
(3
5
)
5
2
(5
6
5
)
8
4
6
(46) 37
(43) 83
62
(
4
6
)
31
4
(
9
7
3
)
Vierling Property Traffic Impact Study Figure 12
2037 Build Volumes±0 500 1,000Feet
Legend
Signalized Intersection
Through/Stop Intersection
Proposed
Development
Ea
g
l
e
C
r
e
e
k
A
v
e
n
u
e
Fou
n
t
a
i
n
H
i
l
l
s
D
r
i
v
e
N
W
140th Street
Pi
k
e
L
a
k
e
T
r
a
i
l
Ca
r
r
i
a
g
e
L
a
n
e
Su
r
r
e
y
L
a
n
e
Carriage Hills Parkway
Co
a
c
h
m
a
n
L
a
n
e
Jeffers Pond
Lower Prior Lake
Pike Lake
Jeffers Pond
Elementary School
Fountain Hills
Commercial Area
Fountain
H
i
l
l
s
D
r
i
v
e
N
E
XX (XX)AM (PM) Peak Hour Volumes
42
21
(1
5
0
)
1
5
9
(2
0
3
)
2
0
1
(3
6
1
)
6
9
7
(131) 86
(82) 78
(555) 310
47
(
1
1
6
)
40
(
1
1
5
)
20
0
(
6
4
7
)
126 (303)
47 (68)
320 (500)
(4
1
)
3
7
(8
0
)
1
0
7
(3
)
7
(68) 48
(13) 4
(803) 513
8
(
1
3
)
6
(
1
7
)
7
(
3
)
107 (167)
4 (14)
446 (810)
(2
5
)
2
4
(3
1
)
7
1
(46) 16
(93) 76
14
5
(
1
6
5
)
17
(
7
0
)
(43) 63
(96) 52
7
(
1
0
)
34
(
1
0
0
)
8 (11)
68 (75)
(5
)
8
(1
4
)
2
9
(0
)
0
(10) 0
(9) 6
(121) 79
7
(
4
)
12
(
7
)
0
(
0
)
11 (25)
2 (3)
92 (146)
(5
)
7
(5
)
1
3
(0
)
0
(14) 2
(11) 6
(132) 71
2
(
1
)
15
(
9
)
0
(
0
)
4 (7)
2 (3)
102 (148)
(1
3
)
1
3
(6
)
1
5
(0
)
0
(25) 6
(9) 9
(145) 60
2
(
1
)
15
(
9
)
0
(
0
)
10 (25)
2 (3)
120 (130)
(1
0
4
)
4
7
(5
9
6
)
9
1
8
23
(
7
4
)
36
1
(
1
,
0
1
0
)
58 (86)
101 (68)
(3
5
)
5
2
(5
2
)
1
3
9
(5
6
0
)
8
2
9
(46) 37
(43) 83
(0) 0
61
(
7
4
)
62
(
4
6
)
29
1
(
9
4
1
)
49 (96)
151 (106)
0 (0)
(6
7
)
6
4
(73) 72
(799) 484
488 (868)
(177) 70
15
(
9
)
2 (3)
145 (149)
Vierling Property
Traffic Impact Study
2220189
PAGE 28
4.1.1 2027 No Build – Operational Analysis
Results of the 2027 No Build traffic operations analysis, presented in Table 10, indicate that all
study intersections are expected to continue operating at overall LOS A or better during the
weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek
Avenue) which continues to perform at LOS C or better. The northbound approach of the CSAH 42
(140th Street) & Pike Lake Trail intersection remains at LOS D in the PM peak hour. All other
approaches to all intersections operate at LOS C or better. Detailed operations and queuing analysis
results are presented Appendix B.
Table 10. 2027 No Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϳ͘ϳ ͬϮϯ͘ϯ /ͬ/Ϯϲ͘ϲͬϯϯ͘ϲ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘Ϭͬϴ͘ϳ ͬϯ͘ϲͬϮϲ͘ϭ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϰ ͬϮ͘Ϯͬϰ͘ϰ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϭͬϯ͘Ϯ ͬϭ͘ϲͬϯ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϵͬϯ͘ϯ ͬϬ͘ϲͬϯ͘ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϱͬϯ͘Ϭ ͬϬ͘ϯͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϲͬϯ͘ϯ ͬϭ͘ϴ ͬϰ͘Ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϱ͘ϲͬϱ͘ϴ ͬϱ͘ϵͬϲ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϯͬϭϬ͘ϱ ͬ/Ϯ͘ϯͬϭϴ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϯ͘Ϯͬϭϴ͘ϰ ͬ/ϰ͘ϭͬϭϱ͘ϱ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour
LOS Delay (s)LOS Delay (s)
PM Peak Hour
Vierling Property
Traffic Impact Study
2220189
PAGE 29
4.1.2 2027 Build – Operational Analysis
Results of the 2027 Build traffic operations analysis, presented in Table 11, indicate that all study
intersections are expected to continue operating at overall LOS A or better during the weekday peak
hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which
continues to perform at LOS C or better. The northbound approach of the CSAH 42 (140th Street) &
Pike Lake Trail intersection operates at a high-performing LOS E in the PM peak hour, with operations
tied to northbound left-turns. All other approaches to all intersections operate at LOS D or better.
Detailed operations and queuing analysis results are presented Appendix B.
Table 11. 2027 Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϵ͘ϭͬϮϯ͘ϯ /ͬϮϴ͘ϭ ͬϯϱ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϭ͘ϳ ͬϮ͘ϳ ͬϮ͘ϲͬϰ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϭͬϵ͘ϵ ͬ9 ϰ͘ϳͬϯϲ͘Ϭ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϱ ͬϮ͘ϯͬϰ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘Ϭ ͬϭ͘ϵͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘Ϯͬϯ͘ϳ ͬϭ͘ϭͬϲ͘Ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϵͬϯ͘ϱ ͬϬ͘ϵͬϱ͘ϳ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘Ϭͬϰ͘Ϭ ͬϮ͘Ϯͬϱ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϬ͘ϱͬϮ͘ϳ ͬϲ͘Ϯͬϲ͘ϯ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϯ͘ϰͬϴ͘Ϯ ͬ/ϰ͘ϭͬϭϵ͘ϱ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬϮ͘ϴ ͬϭϮ͘ϲ ͬ/ϰ͘ϰͬϭϳ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϬ͘ϱͬϮ͘ϳ ͬϲ͘Ϯͬϲ͘ϯ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE 30
4.1.3 2030 No Build – Operational Analysis
Results of the 2030 No Build traffic operations analysis, presented in Table 12, indicate that all
study intersections are expected to continue operating at overall LOS A or better during the
weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek
Avenue) which continues to perform at LOS C or better. The northbound approach of the CSAH 42
(140th Street) & Pike Lake Trail intersection remains at LOS D in the PM peak hour. All other
approaches to all intersections operate at LOS C or better. Detailed operations and queuing analysis
results are presented Appendix B.
Table 12. 2030 No Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϴ͘ϲ ͬϮϯ͘ϰ /ͬ/Ϯϳ͘ϳ ͬϯϰ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϮͬϭϬ͘ϵ ͬϯ͘ϵͬϮϴ͘ϲ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϮ͘Ϭͬϰ͘ϳ ͬϮ͘ϯͬϰ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘ϭ ͬϭ͘ϲͬϯ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϴ ͬϯ͘ϯ ͬϬ͘ϲͬϯ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϳ ͬϯ͘ϯ ͬϬ͘ϰͬϰ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϱͬϯ͘ϲ ͬϭ͘ϵͬϰ͘ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϴ ͬϭϯ͘ϵ ͬ/Ϯ͘ϯͬϭϳ͘ϵ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/Ϯ͘ϴ ͬϭϲ͘ϴ ͬ/ϰ͘Ϯͬϭϱ͘ϴ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE 31
4.1.4 2030 Build – Operational Analysis
Results of the 2030 Build traffic operations analysis, presented in Table 13, indicate that all study
intersections are expected to continue operating at overall LOS A or better during the weekday peak
hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which
continues to perform at LOS C or better. The northbound approach of the CSAH 42 (140th Street) &
Pike Lake Trail intersection degrades to LOS F and the westbound approach of CSAH 21 (Eagle Creek
Avenue) & Fountain Hills Drive degrades to a high-performing LOS E in the PM peak hour, with
operations tied to side-street left-turns. All other approaches to all intersections operate at LOS D
or better. Detailed operations and queuing analysis results are presented Appendix B.
Table 13. 2030 Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/Ϯϭ͘ϴ ͬϮϲ͘ϳ /ͬϯϮ͘ϰͬϯϵ͘ϲ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϵͬϭϯ͘ϲ ͬC ϳ͘ϲͬϳϲ͘ϳ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϴ ͬϰ͘ϳ ͬϮ͘ϰͬϰ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘Ϯͬϯ͘Ϯ ͬϭ͘ϴ ͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘ϰͬϲ͘ϯ ͬϬ͘ϳ ͬϯ͘Ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘Ϯͬϲ͘Ϯ ͬϬ͘ϲͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘ϭͬϱ͘ϵ ͬϬ͘ϳ ͬϱ͘ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϱ͘Ϭͬϭϯ͘ϯ ͬϱ͘ϱͬϮϱ͘ϳ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϱ͘ϲͬϭϵ͘ϴ ͬ9 ϴ͘ϵͬϯϵ͘ϵ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϮ͘ϯͬϰ͘ϲ ͬϯ͘Ϯͬϱ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘ϭͬϲ͘ϯ ͬϬ͘ϰͬϮ͘ϲ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 32
4.1.5 2037 No Build – Operational Analysis
Results of the 2037 No Build traffic operations analysis, presented in Table 14, indicate that all
study intersections are expected to continue operating at overall LOS A or better during the
weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek
Avenue) which continues to perform at LOS C or better. The northbound approach of the CSAH 42
(140th Street) & Pike Lake Trail intersection degrades to LOS F in the PM peak hour. All other
approaches to all intersections operate at LOS D or better. Detailed operations and queuing analysis
results are presented Appendix B.
Table 14. 2037 No Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿͬ/ϭϵ͘ϯͬϮϰ͘ϰ /ͬϯϬ͘ϳͬϯϳ͘ϴ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϰͬϭϭ͘ϰ ͬC ϲ͘Ϭͬϱϰ͘ϱ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϮ͘Ϭͬϰ͘ϱ ͬϮ͘ϱͬϰ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϭͬϯ͘Ϯ ͬϭ͘ϴ ͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϬ͘ϵͬϯ͘ϰ ͬϬ͘ϲͬϯ͘ϰ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϬ͘ϱͬϯ͘ϲ ͬϬ͘ϰͬϰ͘ϱ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϭ͘ϱͬϯ͘ϳ ͬϮ͘Ϭͬϰ͘ϲ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϭ͘ϴ ͬϭϯ͘ϳ ͬ/Ϯ͘ϳ ͬϮϯ͘Ϯ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϯ͘ϳͬϮϮ͘ϱ ͬ/ϰ͘ϳͬϮϭ͘ϰ
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
Vierling Property
Traffic Impact Study
2220189
PAGE 33
4.1.6 2037 Build – Operational Analysis
Results of the 2037 Build traffic operations analysis, presented in Table 15, indicate that all study
intersections are expected to continue operating at overall LOS A or better during the weekday peak
hours except for the intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which
remains at LOS C in the AM peak hour but degrades to LOS D in the PM peak hour and CSAH 42
(140th Street) & Pike Lake Trail which degrades to LOS B in the PM peak hour. The northbound
approach of the CSAH 42 (140th Street) & Pike Lake Trail intersection remains at LOS F, whereas the
westbound approach of CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive operates at LOS D in
the PM peak hour showing the variability in the side-street left-turn performance which depends on
arrivals and available gaps. All other approaches to all intersections operate at LOS D or better.
Detailed operations and queuing analysis results are presented Appendix B.
Table 15. 2037 Build Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/Ϯϭ͘ϵͬϮϲ͘ϲ ͬϯϲ͘Ϭͬϰϰ͘Ϯ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬ/ϯ͘ϭͬϭϱ͘ϯ ͬC ϭϮ͘ϯͬϭϱϬ͘Ϯ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϳ ͬϯ͘Ϯͬϲ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϰͬϯ͘ϱ ͬϭ͘ϴ ͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘ϯͬϱ͘ϴ ͬϬ͘ϴ ͬϰ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘Ϯͬϱ͘ϳ ͬϬ͘ϲͬϰ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘Ϭͬϲ͘Ϯ ͬϬ͘ϳ ͬϰ͘ϳ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬ/ϱ͘ϲͬϭϳ͘ϭ ͬϲ͘ϰͬϯϰ͘ϲ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬ/ϱ͘ϵͬϮϯ͘ϵ ͬϴ͘ϰͬϯϰ͘ϳ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϮ͘ϯͬϯ͘ϵ ͬϯ͘ϲͬϲ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘ϭͬϲ͘Ϯ ͬϬ͘ϰͬϮ͘ϳ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 34
4.1.7 2037 Build (Residential Only) – Operational Analysis
Results of the 2037 Build (Residential Only) traffic operations analysis, presented in Table 16,
indicate that all study intersections are expected to continue operating at overall LOS A or better
during the weekday peak hours except for the intersection of CSAH 42 (140th Street) & CSAH 21
(Eagle Creek Avenue) which continues to perform at LOS C or better. The northbound approach of
the CSAH 42 (140th Street) & Pike Lake Trail intersection degrades to LOS F, however, without the
Business Office Park trips the westbound approach of CSAH 21 (Eagle Creek Avenue) & Fountain
Hills Drive operates at LOS C or better. All other approaches to all intersections operate at LOS D or
better. Detailed operations and queuing analysis results are presented Appendix B.
Table 16. 2037 Build (Residential Only) Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/ϮϬ͘ϰͬϮϰ͘ϳ /ͬϯϭ͘ϰͬϯϵ͘Ϭ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϮ͘ϲͬϭϰ͘ϳ ͬC ϳ͘ϲͬϳϬ͘ϳ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϮ͘ϭͬϰ͘ϳ ͬϮ͘ϱͬϱ͘ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϰͬϯ͘ϯ ͬϭ͘ϵͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘ϱͬϲ͘ϭ ͬϭ͘Ϭͬϰ͘Ϯ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘ϰͬϲ͘ϯ ͬϬ͘ϴ ͬϰ͘Ϭ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘Ϯͬϱ͘ϵ ͬϬ͘ϵͬϰ͘ϵ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬϰ͘ϵͬϭϰ͘ϭ ͬϲ͘ϭͬϮϴ͘ϱ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ btͬϯ͘Ϭͬϭϯ͘ϯ ͬ/ϰ͘ϵͬϭϴ͘ϴ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ ƵƐŝŶĞƐƐ KĨĨŝĐĞ tĂƌŬ ĐĐĞƐƐͬϭ͘ϴ ͬϮ͘ϴ ͬϮ͘ϵͬϰ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ŽƵƚŚǁĞƐƚ ĐĐĞƐƐ ͬϲ͘Ϭͬϲ͘Ϯ ͬϬ͘ϰͬϯ͘Ϭ
Intersection AM Peak Hour PM Peak Hour
LOS Delay (s)LOS Delay (s)
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ >K^ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ >K^
KǀĞƌĂůů /ŶƚĞƌƐĞĐƚŝŽŶ ĞůĂLJ ͬ tŽƌƐƚ ƉƉƌŽĂĐŚ ĞůĂLJ
Vierling Property
Traffic Impact Study
2220189
PAGE 35
5. Conclusions and Recommendations
The following traffic impact study conclusions and recommendations are offered for consideration:
■ The proposed Vierling Property development consists of 86 single-family homes,
96 townhomes, and 80 twinhomes (senior adult housing) for a total of 262 dwelling units.
● In addition to the Vierling Property, the conceptual Business Office Park is expected to
consist of several different commercial and industrial land uses including a gas
station/convenience store (12 pumps, 9,500 SF), a drive-in bank (2,700 SF), a day care
center (12,000 SF), and a fast-food restaurant with a drive-through (3,500 SF), in addition to
general office (11,500 SF) and light industrial (155,800 SF) developments.
■ The proposed combined development is expected to generate approximately 685 AM peak hour,
592 PM peak hour, and 5,547 daily trips. Accounting for pass-by trips (297 AM peak hour,
229 PM peak hour, and 2,216 daily pass-by trips), the development is expected to generate
388 AM peak hour, 363 PM peak hour, and 3,331 daily net new trips.
■ Results of the crash analysis indicate that most of the study intersections have not had a crash
in the five-year analysis period, and all were below the state average crash rates.
■ Results of the existing year 2025 operations analysis indicate that all study intersections
currently operate at overall LOS C or better during the weekday peak hours.
● The northbound approach of the CSAH 42 & Pike Lake Trail intersection currently operates
at LOS D in the PM peak hour, with the northbound left-turn movement operating at the
LOS E / LOS F threshold of 50 seconds or more of delay. All other approaches to all
intersections operate at LOS C or better under both the AM and PM peak hours.
■ Results of the forecast year 2027 operations analysis indicate that all study intersections would
continue to operate at overall LOS C or better during the weekday peak hours.
● Impacts of the Vierling Property residential trips on the study intersections are minor with
only slight increases in delay and in worst approach LOS across all intersections.
■ Results of the forecast year 2030 operations analysis indicate that all study intersections would
continue to operate at overall LOS C or better during the weekday peak hours.
● Impacts of the Business Office Park trips on the study intersections are largely concentrated
at two intersections: CSAH 42 (140th Street) & Pike Lake Trail and CSAH 21 (Eagle Creek
Avenue) & Fountain Hills Drive which, despite both performing at overall LOS A or better in
the PM peak hour, see their respective worst approach LOS degrade to LOS F and a high-
performing LOS E, respectively.
■ Results of the forecast year 2037 operations analysis indicate that all study intersections would
continue to operate at overall LOS C or better during the weekday peak hours except for the
intersection of CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) which would operate at
overall LOS D in the PM peak hour.
Vierling Property
Traffic Impact Study
2220189
PAGE 36
● Impacts of the Business Office Park trips and 10 years of background growth on the study
intersections are still largely concentrated at two intersections: CSAH 42 (140th Street) &
Pike Lake Trail and CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive.
▪ The northbound approach of the CSAH 42 & Pike Lake Trail intersection would be
expected to operate at LOS F in the PM peak hour under the 2037 No Build scenario. As
previously mentioned, this is an existing issue caused by northbound left-turns which
the City and County will have to monitor and address at a point it causes safety concerns
regardless of whether background growth or development trips are the cause.
▪ The westbound approach of the CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive
would be expected to operate at LOS D / E in the PM peak hour under both the 2030
Build and 2037 Build scenarios. Like the CSAH 42 & Pike Lake Trail intersection, this
worst approach LOS is tied to westbound left-turns as the rest of the movements at the
intersection operate acceptably.
▪ Although trip generation and modeling assumptions are likely conservative, it is
reasonable to expect a higher form of traffic control will be needed at the CSAH 21
(Eagle Creek Avenue) & Fountain Hills Drive intersection eventually. However, based on
the analysis it appears a traffic control change can wait until after construction of the
Vierling Property and a portion of the Business Office Park – possibly the entire
development if final land uses generate fewer trips than estimated. Ultimately, the
need for a higher form of traffic control will depend on a final concept for the Business
Office Park and actual vehicle routing to/from the development(s).
● An additional scenario was analyzed to determine the impact of only the Vierling Property
residential trips under forecast year 2037. Results of the 2037 Build (Residential Only)
traffic operations analysis indicate that all study intersections would continue to operate
at overall LOS A or better during the weekday peak hours except for CSAH 42 (140th Street)
& CSAH 21 (Eagle Creek Avenue) which continues to perform at LOS C or better.
▪ Without the Business Office Park trips the westbound approach of CSAH 21 (Eagle
Creek Avenue) & Fountain Hills Drive operates at LOS C or better. Reaffirming that a
higher form of traffic control is not needed with the Vierling Property.
Intersection-specific mitigation strategies based on the results of the analysis are included in the
subsequent sections for consideration. Recommendations tied to only the Vierling Property
residential portion of the development are already addressed with turn lanes included at the
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW intersection in the proposed site plan.
Vierling Property
Traffic Impact Study
2220189
PAGE 37
5.1.1 CSAH 42 (140th Street) & Pike Lake Trail
As noted previously, the worst approach delay for the CSAH 42 (140th Street) & Pike Lake Trail
intersection is a result of northbound left-turn motorists being unable to find acceptable gaps in
mainline traffic. Providing a dedicated northbound right-turn lane (see Table 18), although
beneficial for right-turn delays, would not provide a significant improvement for worst approach LOS
or delay as it does not address northbound left-turns. Installing a traffic signal, which would be
unwarranted based on forecast year 2037 Build volumes, may not be feasible either. Northbound
left-turning motorists may divert elsewhere during peak hours once they experience lengthy delays,
however, converting to a three-quarter intersection and restricting northbound left-turn movements
may be the most logical improvement to address operations and safety at this location. It is
recommended that the intersection be monitored rather than restricted until after construction of
the Business Office Park to understand whether a shift in traffic patterns addresses the issue.
Table 17. 2037 Build (Pike Lake NBR) Traffic Operations Analysis Results
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ /^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ/ͬ/Ϯϯ͘ϬͬϮϲ͘Ϭ ͬϯϱ͘Ϯͬϰϯ͘ϲ
/^I ϰϮ ;ϭϰϬƚŚ ^ƚƌĞĞƚͿ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬ/ϯ͘ϯͬϭϴ͘Ϭ ͬC ϳ͘ϯͬϲϭ͘ϵ
tŝŬĞ >ĂŬĞ dƌĂŝů Θ CŽƵŶƚĂŝŶ IŝůůƐ ƌŝǀĞ b9 ͬϭ͘ϵͬϰ͘ϲ ͬϮ͘ϱͬϰ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ tŝŬĞ >ĂŬĞ dƌĂŝů ͬϭ͘ϯͬϯ͘ϳ ͬϭ͘ϳ ͬϯ͘ϵ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ŽĂĐŚŵĂŶ >ĂŶĞ ͬϭ͘Ϯͬϲ͘ϭ ͬϬ͘ϴ ͬϯ͘ϲ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ ^ƵƌƌĞLJ >ĂŶĞ ͬϭ͘Ϯͬϲ͘Ϭ ͬϬ͘ϲͬϯ͘ϴ
/ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJ Θ /ĂƌƌŝĂŐĞ >ĂŶĞ ͬϮ͘Ϭͬϲ͘Ϭ ͬϬ͘ϴ ͬϱ͘Ϭ
/^I Ϯϭ ;9ĂŐůĞ /ƌĞĞŬ ǀĞŶƵĞͿ Θ /ĂƌƌŝĂŐĞ IŝůůƐ tĂƌŬǁĂLJͬ/ϱ͘ϲͬϭϲ͘ϯ ͬϲ͘ϲͬϯϰ͘ϯ
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Vierling Property
Traffic Impact Study
2220189
PAGE 38
5.1.2 CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive NW
When reviewing warrant criteria under future volume scenarios at the CSAH 21 (Eagle Creek Avenue)
& Fountain Hills Drive intersection (see Table 18), the inclusion of the conceptual Business Office
Park development is the primary contributor to which warrants are being met. Under 2027 Build as
well as 2030 and 2037 No Build volume scenarios Warrant 3B is met, however, this warrant is not
typically used to recommend a signal. Under 2030 and 2037 Build volume scenarios, Warrant 1 and
Warrant 2 are met, which are more traditionally used to recommend a signal. Despite warrants being
met, additional consideration should be given regarding the timing and the intensity of the proposed
developments being proposed. The CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive
intersection is expected to operate acceptably through forecast year 2037 (Table 14 & Table 16)
under No Build or Build (Residential Only) scenarios. Furthermore, Business Office Park
construction is estimated to occur in 2030 at the earliest, however, it may be much later depending
on identification of a development partner and/or market conditions. Given that the Business Office
Park development is conceptual-only at this time, it would be appropriate to maintain the existing
through-stop traffic control until the Business Office Park is more defined and then reevaluate
whether a traffic signal should be constructed prior to full occupancy of the commercial site.
Table 18. Signal Warrant Analysis Summary
Scenario Warrant 1 Warrant 2 Warrant 3B
2025 Existing NOT MET NOT MET NOT MET
2027 No Build NOT MET NOT MET NOT MET
2027 Build NOT MET NOT MET MET
2030 No Build NOT MET NOT MET MET
2030 Build MET MET MET
2037 No Build NOT MET NOT MET MET
2037 Build MET MET MET
Vierling Property
Traffic Impact Study
2220189
PAGE 39
A traffic signal was modeled at the CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive intersection
to confirm it would perform adequately under 2037 Build volumes (see Table 19. The intersection
performed at overall LOS B and worst approach LOS C, with the tradeoff of improving side-street
left-turn performance being increased delays for mainline CSAH 21 (Eagle Creek Avenue).
Table 19. 2037 Build (Fountain Hills Signal) Traffic Operations Analysis Results
With the County’s long-term plan to convert the intersection of CSAH 21 (Eagle Creek Avenue) &
Carriage Hills Parkway to a three-quarter access, aligning the construction of a traffic signal at
CSAH 21 (Eagle Creek Avenue) & Fountain Hills Drive with this conversion may be appropriate.
5.1.3 CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue)
Signal timing revisions at the CSAH 42 (140th Street) & CSAH 21 (Eagle Creek Avenue) intersection
will be necessary to optimize traffic operations once the proposed development is built in full.
6. Appendices
A. Turning Movement Counts & Driver Behavior Observations
B. Detailed Operations and Queueing Analysis Results
C. Proposed Site Plan & Conceptual Business Office Park Site Plan
D. NCHRP 684 Internal Capture Results
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FINDINGS OF FACT
AND
RECORD OF DECISION
MARLOW RIDGE DEVELOPMENT
ENVIRONMENTAL ASSESSMENT WORKSHEET
Prior Lake
Scott County, MN
June 23, 2026
Marlow Ridge Development – EAW 1
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
TABLE OF CONTENTS
I. ADMINISTRATIVE BACKGROUND .............................................................................................2
II. RESPONSE TO COMMENTS ......................................................................................................2
a. Agency/Organization Comments and Responses ......................................................................3
III. FINDINGS OF FACT ..................................................................................................................8
a. Project Description .................................................................................................................8
b. Corrections to the EAW...........................................................................................................8
IV. DECISION REGARDING NEED FOR ENVIRONMENTAL IMPACT STATEMENT ............................... 11
a. Type, Extent and Reversibility of Impacts ............................................................................... 11
b. Cumulative Potential Effects of Related or Anticipated Future Projects .................................... 11
c. Extent to which Environmental Effects are Subject to Mitigation by Ongoing Public Regulatory
Authority ............................................................................................................................. 11
d. Extent to which Environmental Effects can be Anticipated and Controlled as a Result of Other
Environmental Studies .......................................................................................................... 12
V. RECORD OF DECISION ........................................................................................................... 13
ATTACHMENT 1. COMMEN TS RECEIVED
Marlow Ridge Development – EAW 2
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
RESPONSE TO COMMENTS, FINDINGS OF FACT AND RECORD OF DECISION
MARLOW RIDGE DEVELOPMENT (VIERLING PROPERTY) – ENVIRONMENTAL ASSESSEMENT
WORKSHEET
CITY OF PRIOR LAKE
SCOTT COUNTY, MINNESOTA
I. ADMINISTRATIVE BACKGROUND
The City of Prior Lake (“City”) is the Responsible Governmental Unit for this project, and Pulte Group (“Pulte”)
is the Project Proposer. An Environmental Assessment Worksheet (EAW) has been prepared for this project
(“Proposed Project”) in accordance with Minnesota Rules Chapter 4410. The EAW was developed to assess
the potential impacts of the project and other circumstances to determine if an Environmental Impact
Statement (EIS) is needed.
The EAW was filed with the Minnesota EQB and circulated for review and comments to the required EAW
distribution list. A “Notice of Availability” for the initial EAW was published in the EQB Monitor on May 12,
2026. A Notice of Availability was also published on the City’s website. This notice provided information about
the statutorily required public comment process that is used in determining the need for an EIS for the
Proposed Project.
All comments received during the EAW comment period were considered in determining the potential for
significant environmental impacts. Comments received during the comment period can be found in
Attachment 1 of this document.
II. RESPO NSE TO COMMENTS
The public review and comment period for the Marlow Ridge Development Environmental Assessment
Worksheet (EAW) began on May 12, 2026, and was closed on June 11, 2026. The following responses were
prepared to address questions and comments received during the public review and comment period.
The following agencies provided comment letters, organized alphabetically:
Metropolitan Council
Minnesota Department of Natural Resources (DNR)
Minnesota Pollution Control Agency (MPCA)
Prior Lake-Spring Lake Watershed District (PLSLWD)
Shakopee Mdewakanton Sioux Community (SMSC)
A copy of each comment letter is included within Attachment 1. Consistent with state environmental rules,
responses have been prepared below for all substantive comments received during the comment period.
In addition to the comments above, Scott County submitted comments on the preliminary plat which will be
addressed during the preliminary plat process.
Marlow Ridge Development – EAW 3
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
a. Agency/Organization Comments and Responses
Agency Commenter Date Topic/Item Summary of Comments Response
Minnesota Pollution
Control Agency (MPCA)
Chris Green 5/28/2026 Table 6. Permits and
Approvals
• Add the Shakopee Mdewakanton Sioux Community to Table 6 as consultation since the tribal nation is
within a mile of the project area.
Comment noted. Added Shakopee
Mdewakanton Sioux Community to
Table 6.
Table 3. Project Resource
Category and Climate
Trend Interaction
• Under the increased freeze/thaw cycles, chloride management strategies could be included to reduce use
of chlorides
• Design with snow storage and icy areas in mind.
Comment noted. Added considerations
and adaptations to Table 3.
• In addition to potential extreme flooding, extreme droughts could also be an issue. Assessing whether
infiltration is an option in the area and having infiltration BMPs could help protect
baseflow/groundwater.
Comment noted. Added considerations
and adaptations to Table 3.
• Native vegetation – in addition to recommending native plantings, you could recommend developing a
vegetation management plan and whose responsibility it is to maintain the vegetation. If a landowner
takes over the property and mows down the vegetation and puts in turf grass, the benefit of those plants
is no longer there.
Comment noted. Added adaptation to
Table 3.
Item 12.a.i. Water
Resources – Surface
Water
• There is a TMDL for the nutrients in Pike Lake. Pike Lake is partially within the tribal lands of the
Shakopee Mdewakanton Sioux Community.
Comment noted. This information has
been added to Item 12.a.i.
Item 12.b.i.1) Water
Resources - Wastewater
• Recommending water softeners that do not use salt could reduce chlorides going to the WWTP which
would reduce chlorides in streams.
Comment noted. Added
recommendation to Table 3.
Metropolitan Council MacKenzie
Young-Walters
6/9/2026 Item 7. Climate • The discussion of projected climate trends and associated adaptations is adequate given the scope of the
project. The project proposer should consider utilizing low salt design and chloride management plans to
minimize the impact of increased freeze/thaw cycles on water resources.
Comment noted. Added considerations
and adaptations to Table 3.
Maureen Hoffman Item 10. Land Use • It is mentioned that a portion of the site is in a shoreland overlay district for Jeffers Pond, but this is
never mentioned again in the document. The developer and RGU need to work closely to ensure the
developer is meeting the standards the RGU has set f or developing in a shoreland overlay district.
Comment noted. Text has been added
to Item 12.a.i. and 12.b.iv.b) regarding
requirements to adhere to shoreland
regulations as established in City Code
Section 10-432 when working within
the shoreland overlay district of Jeffers
Pond.
Item 11. Geology, Soils,
Topography
• There are a number of acres with steep slopes, which increases the risk of erosion during construction.
The developer and RGU should work closely to ensure construction BMPs are inspected and maintained
regularly.
Comment noted.
Item 12. Water Resources:
Surface Water
• We are excited the developer may work closely with Prior Lake-Spring Lake Watershed District
(PLSLWD) to implement a collaborative design for improving water quality of impaired Pike Lake.
Stormwater from a portion of the site that is not infiltrated eventually flows into this lake. We want to
Comment noted. A chloride
management plan has been added to
the list of adaptations in Table 3. Table
Marlow Ridge Development – EAW 4
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
Agency Commenter Date Topic/Item Summary of Comments Response
encourage the developer to allow for this collaborative design in their plans. Additionally, there is no
mention of chloride or a chloride management plan. We recommend the developer work with the
watershed and RGU to implement low salting design and the c reation of a chloride management plan.
Finally, it states in Table 4 that there are 18.8 acres of wetlands before construction, and 15.8 acres after.
Later in the document, it states two wetlands will be impacted and filled by home construction activities
and one may have to follow WCA mitigation or replacement rules in the commercial area of the
development. We ask the developer to clarify the impacts to wetlands on site and encourage them to
limit any disturbances.
4 has been corrected to indicate that
there are 1.8 acres of wetland impacts
anticipated based on the concept plan.
Wetlands will be avoided and
minimized to the extent possible, and
all permits, which may include
replacement and mitigation, will be
obtained from the City.
Roger Janzig Item 12. Water Resources:
Wastewater
• It is our understanding that the project area will be served through an existing 8” local sewer along
Fountain Hills Drive NE. If there is any desire for a connection to Metropolitan Council Interceptor
7120 located north and west of the project area, there are specific processes that must be followed before
encroachment on our property or a direct connection to our Interceptor can be made.
Comment noted. Currently, all
wastewater is proposed to connect to
the existing municipal sanitary stub on
Fountain Hills Drive.
Joe Widing Item 20. Transportation • In addition to roadway impact mitigation proposed in the EAW, the City and developer should consider
measures to limit vehicle demand from the project site which could include developing Travel Demand
Management (TDM) policies or strategies for the new development or developing a TDM plan for the
proposed project. The project proposer sho uld also consider coordinating with Minnesota Valley Transit
Authority and identifying strategies to better connect the subject site to nearby fixed route transit service
noted in the EAW. Additionally, the EAW includes a concept plan which shows Fountain Hills Drive
extending to CSAH 21. Fountain Hills Drive is classified as a Minor Collector, and when this roadway
connection is completed, the city should extend this classification to include the new segment.
Comment noted.
Shakopee Mdewakanton
Sioux Community (SMSC)
Cole Miller 6/10/2026 Item 9. Permits &
Approvals, Item 12. Water
Resources
• Pike Lake and additional downstream receiving waters are of interest to SMSC. Pike Lake has several
water quality and habitat restoration projects underway with the goal of delisting the lake from the
Minnesota impaired waters list in the future. Changes to Pike Lake’s watershed hydrology, including
water volumes, rates, temperatures, and pollutant content, from increased impervious surfaces may revert
projects that the SMSC is working on. We ask for the following considerations:
a. Include the SMSC as a formal stakeholder.
b. Evaluate direct, indirect, and cumulative impacts of grading, stormwater management, wetland
alteration, and potential dewatering on tribal waters and downstream resources (including Pike Lake).
c. Include an assessment of how proposed stormwater ponds, wetland impacts, and any off site
mitigation would affect watershed hydrology and tribal water uses.
Comment noted. SMSC has been
included as a consulting stakeholder in
Table 6.
The Project Proposer will be required
to demonstrate compliance with all
adopted stormwater management
standards and regulations of the City
and PLSLWD as part of the land use
and development permit process.
Item 12. Water Resources • The Wetland restoration plan conducted by SMSC and PLSLWD is not being incorporated. The EAW
notes coordination with the watershed district on potential stormwater improvements at the Prior Lake -
Spring Lake Watershed District’s expense, and that there was a review of federal, tribal, state, and local
government records for the property on February 5, 2026. The SMSC and PLSLWD co -funded a
feasibility study or wetland restoration at the site and the EAW did not reference or incorporate it into
the project. The SMSC finds it critical for wetland protection and on -site restoration to be incorporated
into the design as part of the project. We ask for the following considerations:
Comment noted. The Project Proposer
has been coordinating with the
PLSLWD on a stormwater design that
will comply with regulatory
requirements and meet the goals of the
district, resulting in water quality
improvements to Pike Lake.
Marlow Ridge Development – EAW 5
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
Agency Commenter Date Topic/Item Summary of Comments Response
a. Require the proposer to demonstrate that all practicable on -site and in -watershed mitigation and
restoration options were evaluated and prioritized before approving the purchase of wetland credits
outside the watershed.
b. Specifically evaluate the SMSC -PLSLWD wetland restoration plan (or any similar local restoration
proposals) as a preferred mitigation alternative and include cost, feasibility, and ecological benefit
comparisons.
c. Require mitigation sequencing documentation and commitment to prioritize restoration that
maintains watershed hydrology and reduces downstream nutrient loading and flooding.
The Proposer will continue to
coordinate design details and
agreements with PLSLWD through the
Final Plat and permitting process es , as
applicable.
Item 15. Historic
Properties
• The EAW identified that three archaeological sites have been previously identified on the Project Site
with a fourth immediately adjacent, and that the Project Site is of high potential for unrecorded
archaeological sites. Cultural resources are important to the SMSC and Dakota people. We concur with
the recommendation that a Phase I archaeological reconnaissance survey be completed and coordinated
with the SMSC’s Cultural Resources Director, Office of the State Archaeologist and/or the Minnesota
Indian Affairs Council. Any inadvertent and accidental discovery of bones, tools or other indicators of
cultural importance should halt work immediately. An inadvertent discovery plan should be developed
for the project and approved prior to construction.
Comment noted. Following the cultural
resources literature review that is
reference in the Draft EAW, a Phase I
Archaeological Reconnaissance Survey
was conducted by Westwood
Professional Services, Inc. on areas of
potential ground disturbance on the
Project Site. The Phase I survey did not
discover any new artifacts and
recommended that the three previously
identified archaeological sites be
considered Not Eligible for inclusion in
the N ational Register of Historic Places.
An inadvertent discovery plan will be
included in the construction
specifications.
Prior Lake-Spring Lake
Watershed District
(PLSLWD)
Joni Giese 6/11/2026 Item 12. Water Resources • Prior Lake-Spring Lake Watershed (PLSLWD) reviewed the Draft EAW for Marlow Ridge and provided
clarification regarding the previously completed Fountain Hills Wetland Restoration Study . PLSLWD
provided clarification regarding how the improvements proposed by Pulte Group and discussed with
PLSLWD and the City, will meet some of the recommendations in the study.
Comment noted. The Project Proposer
has been and will continue to
coordinate with the PLSLWD on a
stormwater design that will comply with
regulatory requirements and meet the
goals of the District through the Final
Plat and permitting processes.
Minnesota Department of
Natural Resources (DNR)
Melissa Collins 6/11/2026 Item 10. Land Use • Zoning: Shoreland. The EAW should discuss whether the development within the Shoreland and
Floodplain Overlay Districts.
Comment noted. As noted in Section
10.a.iii., the Project Site is partially
within the Shoreland Overlay District
of Jeffers Pond (DNR ID 70007700).
Text in the Final EAW has been
updated to indicate that the Proposer
must follow Section 10-432 Shoreland
Regulations of the City Code and
Marlow Ridge Development – EAW 6
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
Agency Commenter Date Topic/Item Summary of Comments Response
coordinate with the City to ensure the
Project meets standards for the
shoreland overlay district.
Text in the Final EAW has been
updated to indicate that the Project Site
is not within a Floodplain Overlay
District.
Item 12. Water Resources:
Wastewater
• The EAW should describe the current capacity of the receiving wastewater treatment plant and compare
the available capacity to estimated sanitary sewer flow rates of the proposed development rather than
assuming capacity based on the 2040 comprehensive pla n.
Comment noted. Information regarding
the available capacity of the Blue Lake
WWTF and estimated wastewater flow
rates of the proposed development has
been added to Item 12.b.i.
Item 12. Water Resources:
Stormwater
• The EAW states that under existing conditions stormwater does not infiltrate due to the lack of
stormwater infrastructure. This statement is unlikely since the project area is currently an agricultural
field. The proposed project will greatly increase impervious surfaces within the project area making the
infiltration of stormwater less likely than under existing conditions. The significant increase in impervious
surfaces will also increase the amount of road salt used in the project area. Chloride released into
groundwater as well as local lakes and streams does not break down, and instead accumulates in the
environment, potentially reaching levels that are toxic to aquatic wildlife and plants. Consider promoting
local business and city participation in the Smart Salting Training offered through the Minnesota
Pollution Control Agency. There are a variety of classes available for road applicators, sidewalk
applicators, and property managers. More information and resources can be found at this website. Many
winter maintenance staff who have attended the Smart Salting training — both from cities and counties
and from private companies — have used their knowledge to reduce salt use and save money for their
organizations.
• We also encourage cities and counties to consider how they may participate in the Statewide Chloride
Management Plan and provide public outreach to reduce the overuse of chloride.
Comment noted. The EAW states,
“Currently, there is no on -site
stormwater management. In storm
events where runoff exceeds infiltration
capacity, runoff enters the tributaries,
wetland areas, and natural
depressions…surface water that does
not infiltrate during storm events likely
enters the existing wetland/pond,
drains to the unnamed stream, and
eventually enters Pike Lake to the north
of the Project Site.”
Recommendations for incorporation of
chloride management strategies into
project design have been added to
Table 3.
• Please note that native vegetation requires less irrigation and soil inputs than traditional landscaping. We
recommend that native vegetation and seed mixes be encouraged in the development and used in the
open areas and stormwater features to the greatest extent possible to protect water quality and to also
create pollinator habitat for the endangered rusty patched bumble bee.
Comment noted. Text has been added
to Item 12.b.ii. to encourage use of
native vegetation and seed mixes.
Item 14. Fish, wildlife,
plant communities, and
sensitive ecological
resources (rare features)
• The EAW discusses the removal of 500 trees in earlier sections but does not discuss this habitat impact
on local wildlife in this section. Section 14.c should describe how the loss of 6.8 acres of trees will impact
local wildlife, and then Section 14.d sho uld describe how the project proposes to minimize and mitigate
this loss.
Comment noted. Item 8 Cover Types
of the Draft EAW indicates removal of
5.3 acres of tree cover, and an estimated
500 new trees planted with new
development. As required by City Code
Section 10-728 for any new
development, a tree preservation plan
Marlow Ridge Development – EAW 7
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
Agency Commenter Date Topic/Item Summary of Comments Response
including a tree inventory, tree
preservation plan, and a tree
replacement plan must be submitted as
part of concept plan review.
Item 14.c of the Final EAW has been
updated to describe how the loss of 5.3
acres of trees will impact local wildlife.
Item 14.d of the Final EAW has been
updated to describe how the Project
proposes to minimize and mitigate this
loss.
Marlow Ridge Development – EAW 8
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
III. FINDINGS OF FACT
a. Project Description
The Proposed Project, Marlow Ridge Development, is a residential development in the City of Prior Lake,
Minnesota. The development will be built on approximately 113.2 acres and will be developed with a mix
of residential housing including 86 detached sin gle-family residential units, and 176 attached single-
family residential units, and a future 25.5 -acre Business Park Outlot planned for commercial and light
industrial uses. The Project Site includes wetlands, stormwater management areas, private parks, and
open space.
The Project is proposed to be constructed in phases with approximately half of the attached single -family
residential units and approximately two -thirds of the detached single-family residential units proposed in
the 2026-2027 timeframe. The remaining residential units and associated infrastructure is prop osed in
the 2027-2028 timeframe. Timing of the future Business Park Outlot construction is to be determined
during the site development process.
b. Corrections to the EAW
• Item 6. Project Description has been corrected to indicate that there will be approximately 14.0 acres
of wetlands after construction based on the Concept Plan.
• Table 4 is amended to include the following:
o Project Design considerations:
▪ Potential for increased freeze/thaw cycles.
▪ Potential for increased flooding or droughts.
o Project Design adaptations:
▪ Incorporation of chloride management strategies to reduce use of chlorides.
▪ Consideration for snow storage needs and the potential for ice accumulation in low spots.
▪ Assess suitability for infiltration to support and protect groundwater.
o Land Use adaptations:
▪ Recommend development of a vegetation management plan with assigned maintenance
responsibilities.
o Water Resources adaptations:
▪ Consider water softeners that do not use salt to reduce chlorides in effluent.
o Table 4. Cover Types, Before and After: updated After acreages:
▪ 26-50% impervious: 9.6 acres
▪ Wetlands: 14.0 acres
• Table 6. Permits and Approvals is amended to include the following:
Unit of Government Type of Application Status
Tribal
Shakopee Mdewakanton Sioux
Community
Consultation
Marlow Ridge Development – EAW 9
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
• Item 10.a.iii. Zoning is edited to include the following:
Accordingly, the Project Site is not within a floodplain overlay district as defined in Section
10-464 of the City Code.
• Item 12.a.i. Surface Water is edited to include the following:
Pike Lake, AUID 70-0076-00 is also identified as an impaired lake for aquatic recreation due to
nutrient concentrations, and has a total daily maximum load (TMDL) for nutrients. Pike Lake is
partially within the tribal lands of the Shakopee Mdewakanton Sioux Community.
And
The Project Site is partially within the shoreland overlay district of Jeffers Pond (DNR ID
7007700).
• Item 12.b.i. Wastewater is edited to include the following:
Per the Wastewater chapter of the City’s 2040 Comprehensive Plan, all wastewater treatment
for the City of Prior Lake is managed at the Metropolitan Council Environmental Services
(MCES) at the Blue Lake Wastewater Treatment Facility (WWTF) in Shakopee whe re it is
treated and ultimately discharged to the Minnesota River. The Blue Lake WWTF provides
advanced secondary treatment with chlorination/dichlorination. The average design flow for
the Blue Lake WWTF is 42.0 million gallons per day (MGD), and the actu al average flow to the
facility over the 12 month period ending April 2026 was 26.84 MGD which indicates that the
facility has sufficient capacity to treat the 0.444 MGD of additional wastewater flow from the
Project Site.
• Item 12.b.i i. Stormwater is edited to include the following:
The Proposer is coordinating with the PLSLWD on potential stormwater treatment improvements that
could be added to the Project scope at the watershed district’s cost to improve water quality
downstream in Pike Lake. Proposed improvements may incorporate options recommended in
the Fountain Hills Wetland Restoration Study completed in September 2025, funded by
PLSLWD and the Shakopee Mdewakanton Sioux Community (SMSC). Improvements will be
coordinated with the City, PLSLWD and SMSC through the land use and pe rmitting process.
Native vegetation and seed mixes are encouraged for use in open areas and stormwater
features to the greatest extent possible to protect water quality and to also create pollinator
habitat for the endangered rusty patched bumble bee.
• Item 12.b.iv.b) Other surface waters is edited to include the following:
The Project Site is partially within the shoreland overlay district Jeffers Pond (DNR ID
7007700). The Proposer must follow Section 10-432 Shoreland Regulations of the City Code
and work with the City to ensure the Project meets standards for the shoreland overlay
district.
Marlow Ridge Development – EAW 10
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
• Item 14.c. Rare Features is edited to include the following:
Approximately 5.3 acres of the existing 6.8 -acre forest area is proposed to be removed by
development which has the potential to affect species that rely on forested habitat for shelter,
including bats and the rusty patched bumble bee where under tree litt er is suitable.
• Item 14.d. Rare Features is edited to include the following:
In addition to mitigative measures described above, as required by City Code Section 10 -
728 for any new development, a tree preservation plan including a tree inventory, tree
preservation plan, and a tree replacement plan must be submitted as part of conce pt plan
review. The tree preservation plan requires approval from the City’s zoning administrator
and must demonstrate that the design will minimize impacts to trees. Any unavoidable
impacts that remain after efforts to minimize, rectify, or reduce impacts require replacement
in accordance with the formula in accordance with Section 10 -728 (e)(3) of the City Code.
Marlow Ridge Development – EAW 11
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
IV. DECISION REGARDING NEED FOR ENVIRONMENTAL IMPACT STATEMENT
Minnesota Rule 4410.1700 provides that an environmental impact statement shall be ordered for projects that
have the potential for significant environmental effects. In deciding whether a project has the potential for
significant environmental effects, the following factors shall be considered :
a. Type, Extent and Reversibility of Impacts
The City of Prior Lake finds that the analysis completed for the EAW is adequate to determine whether
the Project has the potential for significant environmental impacts.
The EAW described the type and extent of impacts anticipated to result from the Proposed Project. This
document provides any corrections, changes, clarifications and new information since the EAW was
published, and summarizes the dominant and recurring issues within the EAW. The proposed design for
the Project includes features to mitigate the identified impacts . As described in the EAW and within the
corrections stated herein, continued coordination with the Prior Lake-Spring Lake Watershed District,
the City of Prior Lake, and the Shakopee Mdewakanton Sioux Community on implementation of
recommendations from the Fountain Hills Wetland Restoration Study will be required.
b. Cumulative Potential Effects of Related or Anticipated Future Projects
No cumulative effects were identified during the comment period. The cumulative impacts identified in
the EAW, in conjunction with EAW corrections noted herein, were evaluated and determined that if the
identified mitigative steps are implemented and all p ermitting processes are followed that there are no
anticipated cumulative environmental impacts as a result of the Proposed Project.
c. Extent to which Environmental Effects are Subject to Mitigation by Ongoing Public
Regulatory Authority
The mitigation of environmental impacts will be designed and implemented in coordination with the
applicable regulatory agencies. All mitigation efforts will be subject to the plan approval and permitting
processes. Permits and approvals that have been obtained, or those that may be required prior to
construction, are identified in Table 1.
Table 1. Permits and Approvals Required
UNIT OF GOVERNMENT TYPE OF APPLICATION STATUS
State
Minnesota Pollution Control
Agency (MPCA)
National Pollutant Discharge Elimination
System (NPDES) Stormwater Construction
Permit
To be applied for
Stormwater Pollution Prevention Plan (SWPPP) To be applied for
Sanitary Sewer Extension Permit To be applied for
Minnesota Department of
Natural Resources (DNR)
MN Natural Heritage Database Review Complete
Dewatering permit To be applied for, if needed
Water main plan review and water supply
connection To be applied for
Marlow Ridge Development – EAW 12
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
UNIT OF GOVERNMENT TYPE OF APPLICATION STATUS
Minnesota Department of
Health (MDH) Well abandonment To be applied for, if applicable
Tribal
Shakopee Mdewakanton
Sioux Community Consultation
Local
City of Prior Lake
Preliminary and Final Plat To be applied for
Comprehensive Plan Amendment To be applied for
Rezoning to PUD To be applied for
Demolition Permit To be applied for
Building Permit To be applied for
Mechanical, Plumbing, Sewer & Water To be applied for
Driveway Permits To be applied for
Excavation and Grading Permit To be applied for
Sign Permits To be applied for
Right-of-Way Permits To be applied for
Stormwater Management, Erosion and
Sediment Control To be applied for
Wetland Conservation Act To be applied for
Wetland Mitigation and Replacement Plan To be applied for
Scott County Right-of-Way Permits To be applied for
Prior Lake-Spring Lake
Watershed District Compliance with Rule J: Buffer Strips To be submitted
d. Extent to which Environmental Effects can be Anticipated and Controlled as a Result of Other
Environmental Studies
The City of Prior Lake finds:
1. The Proposed Project is reasonably similar to other residential development projects in the City of
Prior Lake and surrounding area . Other projects of similar scope, accompanied by simil ar land use,
natural resources, surface water, traffic studies, and associated mitigation, have, in general,
successfully mitigated potential environmental impacts.
2. The EAW, in conjunction with this document, contains or references the known studies that provide
information or guidance regarding environmental effects that can be anticipated and controlled.
3. No EIS that addresses a similarly sized project is known to be available in the City of Prior Lake or
the surrounding area.
Marlow Ridge Development – EAW 13
City of Prior Lake, Findings of Fact and Record of Decision | June 23, 2026
4. In light of the results of the environmental review and permitting processes for similar projects, the
City of Prior Lake finds that the environmental effects of the project ca n be adequately anticipated
and controlled.
Based on the original EAW, comments received from agencies and individuals, the responses to
comments, and the criteria above, the City of Prior Lake finds that the Marlow Ridge Development does
not have the potential for significant environmental effects and does not require the preparation of an EIS.
V. RECORD OF DECISION
Based on the EAW, the Response to Comments and the Findings of Fact, the City of Prior Lake concludes
the following:
1. All requirements for environmental review of the Proposed Project have been met.
2. The EAW and the development processes related to the Proposed Project have generated information
which is adequate to determine whether the Proposed Project has the potential for significant
environmental effects.
3. Areas where potential environmental effects have been identified , the City of Prior Lake has included
proper mitigative responses to be included within the final design of the Proposed Project. Mitigation will
be required to be provided where impacts are expected to result from project construction, operation , or
maintenance. Mitigative measures will be required to be incorporated into the Proposed Project design
and have been or will be coordinated with state and federal agencies during the applicable perm it
process.
4. Based on the criteria in Minnesota Rules part 4410.1700, the Proposed Project does not have the
potential for significant environmental effects.
5. An Environmental Impact Statement is not required for the proposed Marlow Ridge Development in Prior
Lake, Minnesota.
[Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com
4646 Dakota Street SE
Prior Lake, MN 55372
Memorandum
To: Paul Heuer, Pulte Homes of Minnesota LLC, Applicant
Vierling Family LTD Partnership, Owner
From: Casey McCabe, Community Development Director
Jake Skluzacek, Planner
Luke Schwarz, Assistant City Engineer
Stephanie Thulien, Water Resource Engineer
Laura Rescorla, Project Manager
Kris Keller, Project Engineer
Troy Kupahl, District Director Scott SWCD
Date: May 19, 2026
Re: 14091 Eagle Creek Ave NE (Marlow Ridge) – Construction Plans
We have reviewed the preliminary plat documents submitted for the proposed Villas at Marlow Ridge
development located at 14091 Eagle Creek Ave NE, east of Eagle Creek Avenue (CR 21) between Fountain
Hills Drive and Carriage Hills Parkway, as prepared by Alliant Engineering and submitted by Pulte Homes.
The following documents were reviewed:
• Civil Plan Set - Marlow Ridge Preliminary Plat 4-20-2026.pdf
• Stormwater Management Plan - Marlow Ridge SWMP 4-20-2026.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:
Response to City comments are provided below in red.
Response from City in blue. Crossed 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.)
All permits will be provided from regulatory agencies when acquired.
2. An NPDES permit is required for this site as it exceeds 1 acre of disturbance.
Comment noted, and NPDES Construction Stormwater Permit will be obtained and provided to
The City.
3. Additional comments may be generated by PLSLWD’s review of the revised plans
Comment Noted.
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.
Responses to the redline comments are provided at the end of this memo.
5. Plans shall be signed by an engineer licensed in the State of Minnesota.
Construction documents will be signed by a licensed engineer in the State of Minnesota.
6. A final plat application and related fees were received by the City of Prior Lake along with the
preliminary plat/PUD application. The final plat application and fees have been filed and are
considered incomplete and pending until the preliminary plat/PUD review has been completed.
Comment noted.
7. The comprehensive plan amendment adjacent and affected jurisdiction notice has been sent
with a 60-day comment period expiring on April 6, 2026. Initial EAW and TIS comments have
been provided to the applicant. Revisions shall be submitted for review prior to distribution.
EAW shall be approved by the City Council prior to submittal of the CPA to the Metropolitan
Council.
Comment noted.
8. Additional discussion is needed related to a potential administrative land subdivision to separate
the proposed development parcel from the lake parcel south of Carraige Hills.
Comment noted.
9. Proposed zoning will be R-2, Medium Density Residential west of the proposed north/south
collector street and R-1, Low Density Residential east of the collector street with a PUD overlay
district.
Comment noted.
10. Additional information and legal descriptions may be needed related to the requested easement
vacation. City staff will follow up if additional information is needed.
Comment noted.
Plat
1. Provide drainage and utility easements for all public utilities running across private property.
a. The width of the easement should be at least two times the greatest depth of the utility
with a minimum of 20' centered on the utility. See Prior Lake Public Works Design
Manual for specific width requirements.
Drainage and utility easements have been provided per Public Works Design Manual.
Easements will be checked with more detail once storm sewer profiles are provided
2. Provide drainage and utility easements for all drainage swales that convey water from one lot
across another
a. The width of the easement should be a minimum of 10’ with at least 5' on either side of
the center of the swale
Drainage and Utility easements have been provided for drainage that conveys water
from one lot to another.
Easement areas should be extended to the rear property lines
3. Specify the purpose of the easement in the legend and who it will be in favor of
Purpose of easement and who it is in favor of has been added to the preliminary plat legend. It
appears all existing easements are in favor of The City.
4. Clarify the timeline of the temporary easement.
The temporary easement on the site will be vacated when the final plat is recorded.
5. Verify whether outlots are HOA owned
Outlots have been verified whether they will be owned by the HOA or by The City and which
party will be responsible for maintenance. The table in the site plan has been updated.
Property lot lines need to be extended to eliminate Outlots I and J. City will maintain Outlot I
with a drainage and utility easement (roughly the size of current Outlot I boundary). HOA will
maintain Outlot J and a maintenance agreement will also need to be provided.
Coordinate access to Outlot J with the existing HOA from the development to the north
-Verify whether the current proposed access is practical
-Consider shifting to west side of townhomes
Streets/Trails
1. The proposed site plan shows improvements with Eagle Creek Avenue (CSAH 21). The design of
these improvements will need to be coordinated with Scott County including the required
length of the turn lane bay and the width of the turn lanes. Include a typical section for the
Eagle Creek Avenue (CSAH 21) improvements.
Additional coordination will be taken with The County.
2. A sight line analysis should be completed for all intersections.
A vertical and horizontal sight line analysis will be included with final plans.
3. The final plans should include a signing and pavement marking plan, including at a minimum:
size and locations of stop signs, street signs and pedestrian crossing signs, and size type and
location of street lane markings and pedestrian crossing striping.
Final plans will include a signage and pavement marking plan.
4. Street Profiles
a. Vertical curves need to meet the minimum required K value (19 for crest curves, 37 for
sag curves) for 30 mph.
Vertical curves have been revised to provide a minimum K of 19 for crests, 37 for sags.
b. Minimum 1% for centerline road grade
Minimum centerline road grade has been increased to 1%
5. Provide horizontal curve/alignment information for all roads.
a. Curves must meet a 30 MPH design speed and shall have a minimum 250’ centerline
radius
A minimum 250’ centerline radius is provided where possible. Where a shorter radius is
required, advisory signage is provided.
6. Local streets require;
a. 60' ROW width
Local streets have been revised to provide a 60’ ROW. Front and side street setbacks
from local roads have been reduced to 20’ from 25’.
b. 32' F-F
Local streets have been revised to maintain 32’ F-F.
c. 15’ radii local to local intersections (optional, but allowable if desired)
15’ radii local to local intersections are provided instead of 20’.
7. Collector streets require;
a. 20’ radii collector to local intersections (optional, but allowable if desired)
20’ radii collector to local intersections are provided instead of 25’.
b. Trail on one side; Sidewalk on the other
i. Note: Since Fountain Hills only has it on one side, we will forego this for the
south side of Fountain Hills.
An 8’ trail is provided on the west side of Surrey, and a 5’ sidewalk on the east side of
Surrey. An 8’ trail is provided on the north side of Fountain Hills.
8. Update all cul-de-sacs to typical City Cul-de-sac design
a. They generally just don't have the standard length.
Cul-de-sacs have been redesigned to provide 100’ from PI to the center of the CDS.
b. Extend sidewalks further around cul de sacs (see redlines)
Sidewalks have been extended further around the cul de sacs.
9. Sightline issues for the curve at STA 10+00 on Coachman Lane.
Centerline geometry of Coachman Lane has been revised to remove the reverse curves, which
caused potential sightline issues.
10. Use B618 curb for continuous road segments that do not have driveways
B618 curb has been extended for continuous road segments that do not have driveways.
Stormwater Management
1. Rate Control
a. The allowable runoff rate for the development is 0.25 * 83.6 ac = 20.9, plus the offsite
pass through flow of 20.95 cfs. The allowable runoff rate is 41.85 instead of 41.95.
Revise SWMP calculation and design to meet rate control.
2. Volume Control
a. Water quality volume is required for the total proposed (new and fully reconstructed)
impervious surface. The required water quality volume is:
1,325,966 sf * 1” * 1/12 = 110,497 cf
Water quality volume calculation has been revised in the plans, and adequate treatment
volume is provided for 1” over all new and reconstructed impervious surfaces. The
treatment volume will be less than the comment notes because that includes existing
impervious surfaces that will not be reconstructed.
Complete.
b. In the report, update the filtration volume calculations table and associated text to be
consistent with the HydroCAD model. Biofiltration basin 1 has 50,765 cf of storage
below the outlet, with the applied 65% credit it provides 32,997 cf of WQV. The total
WQV provided by the biofiltration basins is 41,768 and the WQV provided by detention
ponds is 48,638 cf, for a total of 90,409 cf. An additional 20,088 cf of WQV is required
for the site.
Treatment volume calculations have been corrected. BMPs have been revised to
provide adequate WQV. Model has been updated to separate dead storage, treatment
storage, and live storage.
Include the impervious acreage routed to each BMP. Maximize impervious routed to
BMPs.
c. Include P8 inputs in SWMP.
d. HydroCAD shows 11.3 acres of impervious acres routed to the biofiltration areas and the
MIDS shows 9.477. Revise for consistency.
3. Freeboard
a. The low floor elevations need to be raised to be 2 feet above the 100-year HWL. Block 1
lots 16-17 and Block 2 Lot 7 do not meet freeboard requirements.
After further coordination with The City, freeboard has been met for the lots in
question.
Complete.
b. Low openings shall be at least 1 foot above the EOF, including low point EOFs.
Comment noted. 1’ of Freeboard is provided between low openings and EOFs.
Complete.
c. Provide the OHW/highest known water level for WL4.
The existing and proposed NWL and OHW for WL4 are now shown throughout the
plans.
Complete.
4. Basin Design
a. Provide a liner for basins that do not have 3’ of separation to groundwater.
b. At OCS 1701 the basin FES outlet is lower than the basin bottom. Revise to allow water
to leave the basin.
c. Specify that the aquatic bench is 10’ wide on the pond details.
d. What is PE at Pond 1 and 2? The pond outlets should have a FES.
e. Label draintile cleanouts for the biofiltration basins. We recommend shifting them out
of the berms. Add additional cleanouts as noted in the plan comments.
Draintile cleanouts have been labelled, shifted to the bottom of the basins and
additional cleanouts are provided per the plan markups.
Add draintile cleanout to the grading plan legend.
f. Set the draintile at a minimum 0.5% slope.
Pond detail sheet has been revised to clarify that the draintile will have a minimum 0.5%
slope.
Call out drain tile invert on plans to confirm slope is feasible given the basin and outlet
elevations.
g. OCS 1601 is called out as OCS 1600 on plan set. Update.
h. Label wetlands, discharge points, and roads on drainage area maps
i. Provide drawdown calculation for filtration basins.
j. Add City pond skimmer standard detail to the plans.
k. Ensure consistency in modeling and design for Pond 1. The plans (NWL label and OCS
detail) indicate a NWL of 874.0, HydroCAD models the outlet at 874.8. Currently the
aquatic bench is provided at the 874.8 elevation.
Pond 1 has been redesigned. The Labels and the HydroCAD model have been updated to
have a NWL of 877.5 and an outlet at 879.1.
Complete.
l. Verify the design of the outlet from Biofiltration Basin 1. It appears that the 24” pipe
into OCS 328 will control the discharge not the weir within the OCS. Lower the pipe so
that it’s submerged or model the impacts of the pipe controlling the discharge rate.
The pipe draining the basin to OCS has been lowered so the top of pipe is below the
weir.
Biofiltration basin 1 is modeled in HydroCAD as a 5.5’ OCS structure but the detail is a 5’
structure. The outlet pipe elevation also does not match the HydroCAD model. Confirm
OCS size and inverts and update accordingly.
m. Verify the design of the outlet from Pond 2. The plans indicate a 4” orifice at 884.0,
however HydroCAD indicates 8”.
Pond 2 has been redesigned. The plans and model now indicate a 6” orifice at 884.0.
Complete.
n. Confirm berms around ponds will be designed with a clay core.
Notes have been added to provide a clay core around the ponds. After further
discussion with The City, on site clay can be used for the berm if testing verifies that the
material meets MPCA Design level 2 liner specifications. The required specifications
have been added to the pond detail sheets.
Complete.
o. The EOF of a pond should be 1 foot higher than the HWL. The top of the berm should be
2 feet higher than the HWL.
All BMPs have been redesigned to provide a minimum of 1’ from the HWL to the EOF.
The berms have been raised to be 2’ higher than the HWL.
Complete.
5. Hydrologic and Hydraulic Analysis
a. Include road labels, discharge points, contours, and drainage arrows on existing and
proposed drainage area maps.
Road labels, discharge points, contours and drainage arrows are visible for both
drainage maps.
Complete.
b. Ensure wetland labels match between the plan set, HydroCAD, and the report.
Wetland labels updated to match plans, HydroCAD and report.
Add wetland labels to drainage area maps.
c. Revise the existing HydroCAD model and existing drainage area map subcatchments
impervious acreage, pervious acreage, and total acreage for consistency between one
another.
CN, area, and catchment name updated to match model and map. Impervious acreage
provided only in the model.
There is a 3.5 acre discrepancy between the existing and proposed model. All area
modeled in existing should be included in the proposed model.
d. Only model changes from existing to proposed conditions that are shown on the plans,
or add the required changes to the plans.
i. Wetland 1 bottom elevation and EOF elevation/length is modified from the
existing to proposed conditions model with no grading changes proposed.
Wetland 1 is only depicted as a link in the HydroCAD model. No changes are
proposed to Wetland 1. Wetland 4 will be regraded. The bottom (by the existing
outlet) will be filed in. The bottom of the wetland will be raised to 869.0.
Noted.
ii. Wetland 4 storage and EOF changes from the existing to proposed conditions
model but no changes are shown on the plans.
Revised EOF is identified for Wetland 4 in the grading plan. The wetland will EOF
through Biofiltration 3, then onto Fountain Hills. Storage of wetland 4 is being
changed and is depicted by the contours shown in the grading plan.
Complete.
e. We recommend a minimum time of concentration of 7 minutes.
Minimum time of concentration is proposed at 7 minutes. Most catchments into BMPs
will be based on the calculated time of concentration from the storm sewer
spreadsheet.
Several subcatchments still have TCs of less than 7 minutes.
f. Subcatchment 2 is missing a time of concentration value. Confirm all HydroCAD
subcatchments have a populated time of concentration.
S2 has been given a time of concentration in the proposed model.
S2 TC is missing in the existing model.
g. A portion of drainage area O5 is flowing into the existing pond south of Carriage Hills
parkway. Break out this drainage area and add an additional discharge point in existing
and proposed conditions.
h. For those subcatchments with Direct Entry time of concentrations, update to a
calculated value or provide justification for the chosen value for direct entry.
Direct time of concentrations will either be 7 minutes, or based on the time of
concentration from the Storm Sewer Design Spreadsheet.
Proposed subcatchment O2 has a time of concentration of 10min. Provide rationale or
use sheet flow and shallow concentrated flow calculations in HydroCAD.
i. Existing conditions narrative references incorrect discharge points. E.g. Elm Creek and
Elm Road are not within the project area.
Narrative has been corrected.
Complete.
Grading Plan
1. Review the grading of Pond 2 to ensure it ties in with the existing low point to the north.
2. The maximum allowable slopes in maintained areas are 4:1. 3:1 slopes are allowed in
unmaintained areas only. There are several locations of 3:1 slopes across the site. Update as
needed.
4:1 slopes are provided for all lots. Unmaintained outlots contain 3:1 slopes. Grading plan
continues to be refined.
It looks like most slopes are still 3:1 (horizontal:vertical). There is 6’ of horizontal space between
the 2’ contours.
3. Label existing and proposed contours on the grading plans.
Existing and proposed contours have been labeled in the grading plans.
Complete.
4. Review backyard drainage path for Block 1, Lots 13-16.
Backyard drainage path has been revised. Easement has been provided to cover the drainage
path.
The backyard swale is over 400’ long.
5. Call out grading limits and show on plans.
Grading limits are called out on the plans.
Complete.
6. See retaining wall comments on plans.
Retaining wall comments have been addressed. Walls will be incorporated into an HOA for walls
that cross lot lines.
Complete.
7. Provide wetland buffer signs. A permanent monument made up of a post and a sign is required
at each parcel line where it crosses a buffer and at each point where the bearing of the buffer
boundary line changes. Monuments must have a maximum spacing of 200 feet. Additional
monuments must be places as necessary to accurately define the edge of the buffer.
Wetland buffer signs have been added to the site and wetland management plan. Buffers are
spaced every 200 feet or every time the buffer significantly changes direction. All wetland buffer
is contained within Outlot A.
Complete.
8. Label the outlet elevations for the biofiltration basins.
Top of biofiltration elevation is identified throughout the plan set.
Add outlet elevation to basin callout on the grading plan.
9. A retaining wall plan prepared by a licensed engineer is required for all walls exceeding 4-feet in
height. Update the location of the retaining wall line to match the contour location. Label the
top and bottom of the wall. Walls greater than 4’ tall must have a fence for fall protection.
Retaining walls have been updated. Note added to grading plan that a wall plan will be required
for all walls exceeding 4’ and will be done by others. Note added to have a fence for walls
greater than 4’
Complete. Provide details for walls when available.
10. Specify access routes to the ponds (maximum of 8% grade, maximum of 2% cross slope,
minimum of 10’ wide).
Pond access routes for the BMPs are provided.
Show access route for the northeast section of Pond 1. Ensure there is adequate easement for
the Pond 2 access road and coordination with the neighboring property owner.
11. Extend existing contours a minimum of 200 feet beyond the site boundaries.
Lidar has been added to provide existing contours at least 200 feet beyond the site boundary.
Complete.
12. Provide temporary easement for all grading and construction on adjacent properties
a. Grading and construction must be approved by adjacent property owner
b. Provide documentation to City
13. Review all areas where adjacent houses step down more than 2' for maintaining drainage away
from houses and maintaining 4:1 slopes
14. Maintain minimum 2% slopes
15. Keep EOF route in easement
Utilities
1. Storm Sewer
a. The City prefers R-3067 grates. Provide justification for the use of alternate grates
(R3501-TR, R3501-TL, and R3501-TB); they may be used when placing a catch basin in a
driveway apron is unavoidable. Dual R-3067s are preferred to the R3501-TB grate.
R-3067 grates are used at all locations where barrier curb is feasible, where barrier is
not feasible, R-3501-TB, TL, or TR will be used. R-3501-TB will be used at low points, R-
3501-TL and TR will be used depending on the direction of gutter flow.
Justification needs to be provided showing how much cfs the catch basin can take.
b. CBMHs 209, 210, and 212 receive greater than 3.5 cfs.
Storm sewer has been revised to maintain less than 3.5 cfs.
CBMH 404 receives greater than 3.5 cfs.
c. CB 803, 1003, 1004, 225, 202, 316, and 316A are located along curves in the road. Shift
CBs to a tangent point of curb.
CBs have been shifted where feasible to not be located on road curves, in some cases,
such as when backyard drainage is brought to the street where there is a curve, it is
unavoidable.
Noted.
d. The call out for the inlet into biofiltration basin 3 is hidden. Shift call outs so that all are
visible.
Biofiltration 3 has been removed.
e. Call out invert elevations on the plan set and provide pipe profiles.
After discussion with The City, inverts elevations and profiles are not necessary until
final plans.
Noted.
f. Several pond inlets are located above the normal water level. The city prefers all inlets
to be at the normal water level.
Pond inlets have been revised to be under the NWL.
Complete.
g. Call out storm sewer marking signs between houses.
Storm sewer marking signs are identified.
Complete.
h. Note the pipe class type on the plans or in the storm sewer design spreadsheet.
Storm sewer design spreadsheet has been revised to include the pipe class.
Complete.
i. Locate catch basins on property lines and avoid placement in front of driveways.
Catch basins have been shifted to property lines unless the catch basin is located at a
low point.
Complete.
j. For the storm sewer that crosses private property, install within a drainage and utility
easement. Move the pipes into the drainage and utility easements.
Drainage and Utility easement has been provided for storm sewer that crosses into
private property
Complete.
2. Sanitary Sewer
a. Include structure and pipe information from Sanitary Sewer Schedule on plan views of
sheet Views A-D
The sanitary sewer schedule is included on plan views A-D for structures in view. Rims
and inverts of drop structures and structures at beginning of runs are included in plan
view.
Potential utility conflicts and necessary easement will be checked more thoroughly with
final plans when more vertical information is provided on the plan sheets
b. Include screened stationing for centerline of street
Centerline and stationing is now visible on plan.
c. Call out drop sanitary manholes
Drop sanitary manholes are called out.
d. Consider connecting to existing sanitary sewer stub to the south and eliminate
connection through Road F Cul de Sac
The existing sanitary sewer stub was not identified on the ALTA but has been added. The
connection through the Road F cul-de-sac has been removed. Townhome sanitary sewer
will connect through the existing Carriage Hills Stub.
e. Clarify upstream or downstream MH in the sanitary sewer schedule
Sanitary schedule columns are labeled “to” and “from”. Structures under the “to”
column are upstream, structures under the “from” column are downstream.
f. Adjust or add sanitary sewer structures to keep the watermain alignment within the
roadway
Sanitary sewer has been revised to keep watermain within the roadway.
g. Install service risers where cover over the top of the sanitary main is greater than 12’ or
as directed by the engineer.
Comment noted. Sanitary sewer services and risers will be provided with final plans.
h. 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).
A note has been revised to the overall utility plan to include 10 gauge tracer wire.
i. Connecting pipes to the sanitary sewer structures require a minimum 90 degree bends
through structures
i. Provide additional structure
ii. Meet 1:1 slope with utility invert to property line
3. Watermain
a. NOTE: THE CITY REVIEWING WATERMAIN DUE TO VARYING PRESSURES ON SITE AND
WILL PROVIDE A GENERAL LAYOUT TO THE DEVELOPER.
Comment noted.
b. Include screened stationing for centerline of street
Centerline and stationing is now visible on the plan.
c. Hydrant leads should be on the same side as the watermain.
Watermain has been revised to be located opposite of the sidewalk. Hydrant leads are
now located on the same side as the watermain.
d. All water service pipe to be CTS HDPE SDR 9
Note specifying water service pipe has been added.
e. Remove CR 21 water crossing and extend an 8" stub with temp hydrant to the north8 of
Fountain Hills Drive as shown
f. Utility conflicts and necessary easement will be checked more thoroughly with final
plans when more vertical information is provided on the plan sheets
g. A PRV (City funded) will need to be installed on the western (12") leg of the tee by the
developer's contractor with the final plat to be designed by the City's Utility consultant
h. Shift Carriage Lane gate valve to connection point
i. Shift Coachman Lane gate valve from ~STA 9+60 to ~STA 5+75
j. Remove the gate valve on the northern stub along Fountain Hills Drive west of Surrey
Lane (to be installed with future extension)
k.
Miscellaneous
1. Show restoration type for all pervious areas.
2. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer submitted
for review and approval prior to permit issuance.
Plans for retaining walls exceeding 4’ in height will be prepared and submitted for review.
Noted.
SWPPP
1. Add documentation of training to the SWPPP.
Certified SWPPP Designer is identified on the Erosion and Sediment Control Plans. Complete
SWPPP Will include documentation. Final SWPPP will be completed by others and plans will be
updated when final SWPPP Is completed.
Noted.
2. Provide complete SWPPP notes with future submittal.
Complete SWPPP will be performed by a different engineer. A full SWPPP will be sent to The City
prior to applying for the Construction Stormwater Permit.
Noted.
3. Include the total disturbed area in the SWPPP.
Total disturbed area will be included with other quantities, provided in the phase 1 final plat
plans.
Noted.
4. Show ‘do not disturb’ areas on the plan sheet.
Do not Disturb areas (or DND) are shown on the plan sheets.
Complete.
5. See comments on plans regarding the construction entrance options.
Two construction entrances are now shown on the plans. An initial along Carriage Hills will be
used until Fountain Hills has been constructed. Fountain Hills will be the only construction
access remaining once the road is built.
Complete.
6. Include street sweeping note. All streets should be swept daily or as directed by the City. Failure
to perform any street sweeping within six hours of notice by the City will result in the work
being performed by the City and all associated costs billed. Removal of accumulated materials is
required in the winter as well.
Street sweeping note has been added.
Complete.
7. Include a legend or call outs for the water bodies shown in the 1-mile radius map.
All water bodies are identified in a legend underneath the map.
Complete.
8. It appears a portion of the site drains NE, ultimately to an impaired water. Confirm drainage to
this water body and report the TMDL and additional stormwater management requirements if
applicable.
TMDL is reported, there is a section for additional stormwater management requirements in the
plans for impaired waters.
Provide sizing for the temporary sediment basin in future submittals.
9. Include the construction entrance in the estimated BMP quantities tabulation.
Comment noted. BMP quantities will be provided in the phase 1 final plat plans.
Noted.
10. Provide a note on the plans specifying that sediment control BMPs shall be installed by the
contractor and inspected by the City before any land disturbing activities can occur.
Note has been added to the plans.
Complete.
Wetland
1. See watershed comments on the following pages.
Comment noted.
PLSLWD
Comments listed below have been provided by PLSLWD.
Rule D – Stormwater Management
1. Existing conditions pervious areas are modeled with a CN ranging from 77 to 89. Pervious
surfaces of onsite catchments must be revised to a CN of 77 per Rule D.3(g).
Pervious on site catchments have been revised to a CN of 77
2. Volume control is required for all proposed impervious surfaces, not the net increase from
existing conditions. Proposed impervious is 30.44-acres, therefore the required volume control
is 110,508 CF.
Volume control is now provided for all new and reconstructed impervious surfaces instead of
the net. Proposed and reconstructed impervious surface has changed.
3. There are discrepancies between the HydroCAD biofiltration basins hydraulics and the reported
filtration basin volumes in the table on Page 3 of the SWMP. The HydroCAD model stage storage
for Biofiltration Basins 1, 3, & 5 do not match the storage report in the table, and the calculation
for volume control credit for Biofiltration Basin 1 is incorrect. Per the stage storage curves in
HydroCAD, at a volume credit of 65%, there appears to be 43,287 CF of volume credit in the 5
biofiltration basins as opposed to the reported 59,536 CF.
Volume control credit calculations have been revised.
4. Based on the estimated biofiltration credit and the claimed credits for Pond 1 & 2 extended
detention, it appears that the volume control standard is not met.
Volume control calculations have been revised; additional treatment has been added to provide
sufficient volume control.
5. Pond 1 civil plans and HydroCAD model NWLs do not match.
Pond 1 plans and HydroCAD NWLs have been revised to match.
6. Pond 2 OCS-1601 low orifice is 4-inches but modeled as an 8-inch orifice.
Pond 2 OCS has been revised to match in plan and HydroCAD.
7. The bottom elevation of Biofiltration Basin 5 needs to be revised to provide adequate
separation from the Wetland 4 NWL or be lined to prevent saturation.
An additional note has been added to the basin detail to include a clay liner meeting MPCA level
2 requirements. On site materials will be used if they meet the MPCA liner specifications.
8. Filtration media for all biofiltration basins is specified as Mix D. This mix should only be
approved if the City is going to require testing of the mix in advance of installation
demonstrating it meets the specific guidelines required (per MN Stormwater Manual) including
Mehlich-3 or equivalent P-index testing demonstrating the mix has a low P-index (less than 30
mg/kg). Alternatively, it is recommended this mix be replaced with 80% sand / 20% peat to
further reduce the risk of phosphorus leaching.
Plans have been revised to use 80% sand and 20% peat. MIDS does not have a modeling option
for an 80/20 mix. At the direction of The City, the biofiltration mix that most resembles an 80/20
mix is used. Per the MPCA stormwater manual, an 80/20 mix most resembles Mix B:Enhanced
filtration blend. The MIDS model now models biofiltration for all basins with Mix B instead of
Mix D
9. The control elevation of Wetland 4 is proposed to be raised from 867.7 to 871.0 per prior
coordination with PLSLWD to facilitate the potential for future sediment phosphorus
inactivation. Coordination with PLSLWD and the City regarding rights and reasonable access to
treat the wetland is required. The wetland is currently proposed to be covered by a D & U
easement over the entirety of Outlot A.
Comment noted.
10. The Wetland 4 outlet is OCS 1401. Further coordination with PLSLWD is needed to facilitate
automated water quality monitoring at this location.
Comment noted.
Rule E – Erosion & Sediment Control
1. Post silt-fence is required upslope of Wetland 4 buffers.
A layer of post silt-fence is provided at the top of the Wetland 4 buffers (only when the upslope
area will be disturbed).
2. Post silt log is required around the perimeter (toe-of-slope) for all biofiltration basins.
Post silt-fence is provided around the perimeter toe of slope for all biofiltration basins.
3. Additional construction sequencing is required to specify installation of biofiltration underdrains
and media after lot buildout and full stabilization of tributary drainage areas.
Construction sequencing has been modified to include installation of biofiltration underdrains
and media.
4. Specify erosion control blanket that is ‘bio-netting’ or ‘natural netting’ types, and specifically not
products containing plastic mesh netting or other plastic components.
Note added.
5. Revise the SWPPP to include City and PLSLWD E&SC inspector contact information.
City and PLSLWD inspector contact information has been included in the plans.
6. Specify location(s) of construction entrances.
The initial construction entrance has been identified off Carriage Parkway. Following the
construction of Fountain Hills, the plans note to move the entrance to Fountain Hills.
Rule J – Buffer Strips
1. The owner will be required to enter into a Developers Agreement with the District for
establishment of and record Conservation Easements over buffer strips for all onsite wetlands
that remain. Per the District’s wetland inventory all onsite wetlands are Basic Management Class
requiring a minimum 15-ft width and average 30-ft width.
Comment noted. A developer agreement will be entered to record a conservation easement
over the buffer strips.
2. Legal descriptions, and AutoCAD Civil 3D layers for proposed buffers and wetland boundaries
will be required for review and acceptance conservation easement boundaries.
Comment noted. Civil 3d layers and legal descriptions for the wetland boundary and buffers for
acceptance of the conservation easement.
3. Further coordination between the City, PLSLWD, and developer is required to confirm there is
no conflict between Pond 1 maintenance access needs and the District Wetland 4 buffer.
Comment noted. A maintenance access for ponds adjacent to the Wetland 4 buffer.
4. Details for buffer monumentation and vegetation establishment are detailed in Rule J
Paragraphs 7 and 8, respectively, and must be incorporated into the landscape plans. As
currently proposed, the low maintenance turf seed mix (MNDOT 25-131) is not an acceptable
native seed mix for wetland buffer areas.
Wetland buffer signage has been added and the seeding mix has been revised to a native seed
mix.
Community Development
1. The owner will be required to enter into a Developer’s Agreement with the City at the time of
final plat approval.
Comment noted.
Scott County Comments
1. Scott County will provide additional traffic and street/intersection related comments upon review
of the TIS.
Comment noted. Comments from Scott County have been received and are implemented in the
plans.
Additional Redline Comments
Sheet 11-14
HOA Owned Outlots
• Outlot A
a. City to own and maintain
• Outlot B
a. City to own and maintain
b. Shift retaining walls out of all City owned property and rights of way (or extend property
lines to include retaining wall)
• Outlot C
a. HOA to own and maintain
• Outlots D-G
a. HOA to own and maintain
b. Can combine outlots D-E
• Outlot H
a. Resident Owned (extend property lines to limits)
b. City maintained (provide easement roughly equal to Outlot H)
i. BMPs in D&U easement
ii. Provide access routes to BMP
• Outlot I
a. Resident Owned (extend property lines to limits)
b. HOA maintained
i. Private BMP - Maintenance agreement required
ii. Provide access routes to BMP
Sheet 18
Need temp cul-de-sacs for plow turn around (no curb required)
Temporary cul-de-sacs will be provided with phase 1 final plans.
Sheet 19
Add trees along fountain hills south side for screening from commercial
Trees have been added on the south side of Fountain Hills.
Sheet 21
Provide ped ramps here. (8’ wide)
Ped ramps have been provided to cross Carriage Hills at Surrey Lane.
Sheet 23
Dedicated lefts needed here
After further discussion with The City, it was determined that a dedicated left turn lane is not
necessary within the site off Surrey Lane.
Sheet 27
Impact to modeling of townhome low area
Additional modeling has been added to the stormwater management plan to model the
storm sewer network and wetland located in the Fountain Hills development.
Suggest connecting to storm sewer structures directly
Wetland northeast of the development has been modeled to demonstrate the changes in
hydrology. Pond 2 outlet has been connected directly to existing storm sewer infrastructure.
Provide drainage and utility easements for all drainage swales that convey water from one lot to
another
Drainage and utility easements have been provided covering a minimum of 5’ from the center of
the swale.
Additional areas noted
Sheet 28
Grading still matches standard width street in this area
Road surface has been updated to maintain 2% crown through tapers of Surrey Lane and
Fountain.
Sheet 28
Shift retaining wall out of easement.
Retaining walls have been shifted out of easements where possible.
An HOA will be responsible for the maintenance retaining walls in the single family, and
multifamily neighborhoods. Where there was not room to shift the retaining wall out of the
easement. Architecture is still working on finalizing the twin homes design. The architect, engineer
and developer will work to reduce / eliminate wall where able utilizing other structural means.
This specifically on road E Block 7 lots 6-13.
Incorporate wall ownership and maintenance into development agreement
Generally try to keep these 4:1 if being maintained 3:1 is hard to mow and city standard is 4:1.
More lenient in unmaintained areas. Anything better than 3:1 is preferred
Comment noted, grades will be refined further submissions.
Additional areas noted
Sheets 32-33
Too steep for ped facilities
City maximum road grade is 8%. Comment noted, but clarification on if this is a comment, or an
internal question.
Is 1% or less standard for not introducing vertical curves.
1% grade change is the maximum for not introducing vertical curves per MNDOT design. No
minimum grade change per City Standards was found.
Pedestrian facilities will need to be City and ADA requirements with final design
Sheet 34
Not enough space here for maintenance access for pipe probably need to lose a unit.
Easement is provided within the townhome lot to provide a 20’ wide easement when storm
passes between townhome buildings.
Note that a minimum 1:1 width must be met (max. 10’ depth for 20’ wide easement) and
landscaping for the lot may be limited. To be verified with final plans.
Sheets 34-37
Show stabilized EOF detail
EOF details have been revised to show EOF stabilization with 18” of CL3 Riprap.
Sheet 44
There is a 16x12 tee here. Revise watermain to accurately show what is here. Over 500’ must be
looped.
Water main has been rerouted to connect to the 16x12 tee, providing a loop.
Sheet 52
Drain tile required behind curb at all locations
Draintile has been added behind all curb.
Scott County Comments:
• CH 21 is a minor arterial roadway that serves as an important connection from TH 169 to I35. The
minimum Right of Way for CH 21 is 75’ from the road centerline. The Plat does not appear to
meet this minimum requirement along CH 21
o Additional ROW is provided.
• Right of way sight triangles shall be required at both Carriage Hills Parkway and CH 21 intersection
and at the Fountain Hills Drive and CH 21 intersection.
o Comment noted. Sight triangles will be provided with final plans.
• Fontain Hills is anticipated to be a signal when it meets warrants. As there was no traffic
information submitted, it is unclear what the traffic impacts are and when signalization of
Fountain Hills may occur. The signal is not programmed in the County’s Transportation
Improvement Program and considered to be funded by the development when needed.
o The completed TIS has determined that a traffic signal will be needed with completion
of the Business Office Park. Although estimated to occur in 2030, this is conceptual-only
at this time and a timeline will be determined once development of the site is finalized.
• Standard Length left and right turn lanes shall be required on CH 21 at Fountain Hills. The traffic
study shall determine if there is a need to have longer than standard turn lanes. The trail along
CH 21 will need to be relocated to current standards as part of the turn lane design. This may
create additional wetland impact.
o Standard length left and right-turn lanes along CH 21 seem appropriate based on the
analysis included in the completed TIS.
• Carriage Hills is not anticipated to be a signal and is a planned restricted ¾ access. The
development’s traffic study should look at both the intersection open and as a ¾ access for
further discussion with The City and developer on the timing of the development’s ¾
implementation
o The completed TIS did not analyze a ¾ access at Carriage Hills. A conversion of Carriage
Hills to a ¾ access should occur after a traffic signal is installed at Fountain Hills,
however, based on the analysis included in the TIS the Carriage Hills intersection would
perform acceptably for several years post-development. As such, the two
improvements would not necessarily need to occur at the same time.
• The existing driveway curb cuts on CH 21 shall be required to be removed with development and
installation of Fountain Hills
o The existing driveway curb cut will be removed and replaced with curb. The developer
will work with The Vierlings to provide an access to their property off of Fountain Hills.
• Submitted information to the County does not show development for Lot 1, Block 1. It is
anticipated that development of that commercial parcel will create additional traffic in the
area. Per an approved study, Lot 1, Block 1 is anticipated to have a right in/right out public
street access to CH 42 near the east property line when development occurs in the future but
utilize Fountian Hills Dr as its main access.
o Alliant response: The completed TIS analyzed a ¾ access along CH 42 as requested by
the development team to understand its feasibility. As a traffic signal will be needed at
Fountain Hills with completion of the Business Office Park, and given that the Business
Office Park is conceptual-only, a secondary RIRO analysis was not completed.
• A minimum 100’ right of way from road centerline shall be required for CH 42. A right of way
sight triangle shall be required at CH 21 and CH 42 intersection.
o Additional ROW is provided. A sight triangle will be provided with final plans.
• Detailed stormwater information shall be required to be submitted to the County for review
and approval.
o The stormwater management plan will be submitted to The County for review.
• No ponding, berming, signage, or landscaping shall be permitted in the county right of way.
o Comment noted. No ponding berming, signage, or landscaping will be provided in the
county right of way.
• As traffic levels increase noise levels will also increase. Noise attenuation is the responsibility of
the developer and/or City
o Comment noted.
• Any work within the county right of way shall require a County permit.
o Comment noted.