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HomeMy WebLinkAbout7.a. PC_ExecSumm_BV5_FinalPlat EXECUTIVE SUMMARY Planning Commission Meeting: November 22, 2016 Tentative City Council Meeting: December 20, 2016 AGENDA ITEM: Request by Lennar for Final Plat Approval of Bella Vista 5th Addition AGENDA SECTION: New Business PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 7.a. ATTACHMENTS: Location Map; Preliminary Plat; Final Plat; Temporary Access Plan; Engineer’s Memo Dated July 11, 2013; Landscape Plan; Grading Plan; Parks and Recreation Memo Dated November 16, 2016; Engineer’s Memo Dated November 22, 2016 APPROVED BY: K.L. RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final Plat for Bella Vista 5th Addition subject to the following conditions: 1. Execution of a Subdivision Agreement. 2. Drainage and utility easements with storm sewer infrastructure may contain fences but shall be required to include gates to provide truck access; shall prohibit sheds or other accessory structures; and shall prohibit landscaping that would impede drainage. 3. Provision of $39,270 for landscaping surety. 4. Payment of $16,600 for landscaping to be installed following construction of Autumn Path. 5. Payment of $139,400 for Fee-In-Lieu of Park Dedication. 6. A grading and landscaping easement shall be dedicated on the eastern 30 feet of lots adjacent to the future Autumn Path. 7. The applicant install a turnaround at the eastern terminus of Aulden Avenue acceptable to the Fire Marshal. 8. The final plat shall be revised to dedicate Outlot B as right of way. 9. The building permit for Lot 14, Block 3, shall include the cul de sac and meet all setback requirements from the cul de sac. The developer will place a covenant on the property that indicates the cul de sac will be removed and Street B extended in the future. The pavement removal and site grading will be at the cost of the future developer of the exception property to the west of the current final plat. 10. Compliance with the conditions and standards within the City Engineer’s Memorandum dated November 15, 2016. 11. Lot 15, Block 3 is not buildable until removal of the temporary access. 12. The developer install a sign at the end of the cul de sac indicating that the road will be extended in the future. 2 SUMMARY Applicant: Lennar Corporation Comp. Guide Plan Designation: LDR – Low Density Residential Current Zoning: R-1, Low Density Residential with the Bella Vista Planned Unit Development (R-1: PUD) Gross Area: 34.9 Acres Net Area: 34.9 Acres Lots/Units: 41 Single Family Lots Gross Density: 1.2 units/acre Net (Met Council) Density: 1.2 units/acre The applicant, Lennar Corporation (Lennar), requests approval of a Final Plat for Bella Vista 5th Addition to allow development of 41 single family lots. The final plat is necessary to facilitate subdivision of the subject property into individual residential lots, outlots, and public streets. Staff finds the application consistent with the Bella Vista Preliminary Plat and recommends approval of this application subject to the conditions detailed in the attachments and the motion above. BACKGROUND In July 2013, the City Council approved a preliminary plat, Planned Unit Development (PUD) master development plan with rezoning, and zoning ordinance amendment for the 158 single family lot Bella Vista development. In November 2013, the City approved the first phase of Bella Vista, a 28 lot subdivision named Bella Vista 2nd Addition. The City approved the first half of Phase 2, Bella Vista 3rd Addition in April 2015 and the second half of Phase 2, Bella Vista 4th Addition, in March of 2016. The applicant now proposes to begin platting the third phase of Bella Vista with 41 additional single family lots to be known as Bella Vista 5th Addition. ISSUE ANALYSIS Legal Authority This application is a Quasi-Judicial action. The final plat application is Quasi-Judicial because the City has a set of standards and requirements for reviewing this type of application that is described in detail below. Generally, if the final plat meets the ordinance requirements it must be approved. Land Use and Zoning The proposed 41 lot single family preliminary plat is consistent with the current land use and zoning classifications. The subject property is guided LDR – Low Density Residential and zoned R-1PUD, Low Density Residential Planned Unit Development. As a result, the property is subject to all the standards of the R-1, Low Density Residential zoning districts as well as the standards for detached single family units contained in the approved PUD. While this development is subject to all of the conditions and development standards contained in the PUD, the most notable deviations from the requirements of the Low Density Residential zoning districts are provided below. All these items were anticipated in the preliminary plat approval and were part of the initial PUD approval. 1. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 9,250 square feet. 2. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 75 feet. 3. Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: The minimum front yard setback shall be 25 feet. 4. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be 7.5 feet. 5. Comprehensive Wetland Management Plan Section IX. B. Structural Setback from Wetland Buffers: The structural setback for lots containing wetland buffers shall be a minimum of 20 feet. 3 6. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be 40% for lots below 11,250 square feet and 35% for lots between 11,250 and 15,000 square feet. The maximum lot coverage for lots over 15,000 square feet remains at 30%. Final Plat Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City Code. This section of the Code outlines the two-step Preliminary and Final Plat process for land subdivision. In this case, the preliminary plat was approved in July 2013 consisting of 158 single family lots and various outlots. The Bella Vista Final Plat included subdividing into outlots to permit transfer of property to the City and Lennar. Streets & Access This development will have two access points. The eastern stub of Aulden Avenue was created with Bella Vista 3rd Addition and will offer access to the neighborhood from the north. The southern end of the Bella Vista 5th Addition will be accessed via a temporary drive from Bonaire Path until the extension of Autumn Path is constructed along the eastern edge of Bella Vista. When Autumn Path is extended to the north, the temporary access will be removed at the developer’s expense. This temporary access was required as a condition for development of the 3rd and 4th phases of Bella Vista included in the Engineer’s Memo dated July, 11, 2013. Until such time as the temporary access is removed lot 15 is not considered buildable. A temporary cul-de-sac will be constructed on the southern end of Street B where the temporary access to Bonaire is located. When the exception properties to the west of Bella Vista 5th Addition are developed, the temporary cul-de-sac will be removed at the developer’s expense and Street B will be extended west. Landscaping and Berming The landscape plan is consistent with the minimum number of plantings required by City Code (one per interior lot and two per corner lot). The plan includes 96 boulevard trees and 58 buffer trees along Bonaire, the future Autumn Path, and the western edge of the development. The additional trees were included in the preliminary landscape plan as part of the required tree replacement for trees removed by the developer during grading activity. Unless the developer wishes to install the trees along the future site of Autumn Path prior to the construction of the street, the cost of the trees must be provided to the City for future installation. The trees would then be planted by the City following construction of Autumn Path. At $300 per tree based on the City fee schedule, the landscaping security totals $39,270. The cost of the trees and landscaping along the future Autumn Path totals $16,600. Grading Due to poor soils on the site, the roadway section will likely need to be increased. The road section should be reviewed in final design and verified during construction. The road section used in Bella Vista 2nd, 3rd, and 4th Addition was 4 inches of pavement, 6 inches of class 5, 36 inches of select granular, and geotextile fabric. Also, because it is unclear when Autumn Path will be constructed, a grading and landscaping easement should be placed upon the eastern 30’ of the lots backing up to the future Autumn Path. The easement will allow future grading and installation of the road and planting of landscaping unto private property. Parks and Open Space Parks and Recreation staff reviewed the plans for final plat of Bella Vista 5th Addition and found them to be consistent with the previous Bella Vista plans. The park dedication requirement for 41 single family lots is 1.64 acres of land (41 units x .04 acres) or cash in-lieu of land. Because no more land is required for parks within Bella Vista, staff is recommending that the City collect cash in-lieu of land for the 41 units. This amount totals $139,400.00 (41 x $3400). Sidewalks, Trails, and Pathway The applicant’s plan indicate sidewalks will be placed consistent 4 with the requirements of the preliminary plat. A section of regional trail running through Bella Vista 3rd Addition will be constructed when funding allows and will provide a connection to the trail in Meadows Park to the south and eventually into Erickson Park and Downtown Rosemount. Engineering Comments The Project Engineer has reviewed the proposed Bella Vista 5th Addition final plat and has provided comments in the Engineer’s Memo dated November 22, 2016. Notable comments include the need for a temporary turnaround at the end of Aulden Avenue for emergency and street maintenance vehicles. Lot 15, Block 3, is unbuildable due to the temporary access to Bonaire Path. Lot 14, Block 3, will need further discussion between City and Developer to determine if the lot is buildable while the temporary cul-de-sac is in place. Development fees in the amount of $287,356.00 are due with the final plat and subdivision agreement and are detailed in the Engineer’s Memo dated November 22, 2016. CONCLUSION & RECOMMENDATION Staff recommends approval of the Final Plat for Bella Vista 5th Addition creating 41 single family lots. This recommendation is based on the information submitted by the applicant, findings made in this report, and the conditions detailed in the attached memorandums. Bella Vista Outlot A MEMORANDUM DATE: July 11, 2013 TO: Eric Zweber, Senior Planner CC: Kim Lindquist, Community Development Director Andrew Brotzler, Director of Public Works/City Engineer Dan Schultz, Parks and Recreation Director Chris Watson, Public Works Coordinator Kathie Hanson, Planning & Personnel Secretary FROM: Phil Olson, Assistant City Engineer RE: Bella Vista Preliminary Plat: Developer Plan Review SUBMITTAL: Prepared by Westwood Engineering, the Bella Vista Preliminary PUD Submittal is dated April 30, 2013 and revised June 6, 2013. Engineering review comments were generated from the following documents included in the submittal: Preliminary PUD Submittal (38 pages) dated April 30, 2013 and Revised June 6, 2013, comprised of the following: o Existing Conditions o Development Plan/Preliminary Plat o Preliminary Grading Plan, Preliminary Utility Plan, and Preliminary Landscape Plan o Preliminary Profiles o Preliminary Tree Preservation Plan o Preliminary Tree Inventory Plan o Wetland Impact – Mitigation Plan Wetland Mitigation Plan Exhibit 5, dated June 21, 2013. Existing and Proposed Drainage Area Map, (4 pages) revised April 25, 2013. Stormwater Management Report, (343 pages) revised April 25, 2013. Temporary Access for Phase 3 & Phase 4 (4 pages) revised July 8, 2013. DEVELOPMENT FEES: 1. The developer will be responsible for the cost of the improvements within the development and a share of the future cost to construct Autumn Path with the cooperation of the adjacent property. A feasibility report detailing the developer’s costs and financial responsibilities will be required prior to approval of a final plat. It will also detail the schedule for when improvements will be required. Below is a listing of some of the items the developer will be responsible for funding. Autumn Path (Street L) o Ponding o Utility extensions o Utility relocation o Right-of-way Roadway and utility improvements Temporary sanitary sewer lift station Construction of the temporary access across Lot 15, Block 6 from the cul-de-sac at the south end of Street B to Bonaire Path Removal of temporary infrastructure o Cul-de-sacs o Sanitary sewer lift station o Temporary access across Lot 15, Block 6 from the cul-de-sac at the south end of Street B to Bonaire Path. Stormwater management, lift station, and forcemain 2. The developer will be responsible for a share of the cost to upgrade Bacardi Avenue to an urban roadway for the segment adjacent to the development. A feasibility report is currently being completed. The report will include roadway and utility improvements and will identify the funding responsibility for the Bella Vista development. The developer is responsible for the entire cost of the feasibility report if Bella Vista is not developed. 3. The developer will be responsible for the cost of all sidewalks and trails internal to the development. The developer will be responsible for grading the regional trail. 4. Additional development fees are required with final plats based on the current Schedule of Rates and Fees. GENERAL COMMENTS: 5. A feasibility report is required for this development prior to design and construction of this project. The feasibility report will determine the following items: Stormwater management Sanitary sewer to exception parcels Details with a temporary sanitary sewer lift station Details with the temporary cul-de-sacs Well locations Utility layout, sizes and phasing 6. The city is currently working on feasibility report for Bacardi Avenue. This report is required prior to finalization of a subdivision agreement. 7. Individual lots, post home construction, are not allowed to be constructed with a slope greater than 1:4. The final lot survey is requirement to verify that this requirement is met. In the past, walkout models have not used the entire building pad which increases the grade from the front to the back of the house. 8. Northern Natural Gas, Koch Pipeline, and Magellan Pipeline all have gas pipelines within the proposed development. Crossing permits and grading permits are likely required from the gas companies for the proposed improvements. The developer is required to work with the gas companies to execute any required permits. 9. Pothole elevations are required for each utility crossing and roadway crossing the pipelines to verify that the improvements can be constructed as proposed. Any design changes required by gas companies shall not result in any nonconforming lots. Due to the restrictions with this site, the pothole elevations should be provided prior to approval of the grading plan. 10. Conservation easements are required over all stormwater ponds, infiltration basins, wetlands, and buffers. Signage for conservation easements shall be provided by the developer and an extended 5 year maintenance warranty shall be required to ensure establishment of the naturally vegetated areas. Costs associated with the establishment of the naturally vegetated areas and the 5 year maintenance period shall be a cost of the development. 11. All areas proposed to be naturally vegetated are required to be established by the developer and maintained with a 5 year maintenance period. Costs associated with the establishment of the naturally vegetated areas and the 5 year maintenance period shall be a cost of the development. 12. Storm sewer is proposed along the side and back lot lines of certain properties to convey rear yard drainage. Drainage and utility easements along these lines shall prohibit the installation of sheds to ensure that access can be provided for storm sewer maintenance. Fences are allowed but shall not restrict drainage and are required to include gates for truck access over the drainage and utility easement. Also, landscaping that will block access should be prohibited. These restrictions should be added as a restriction on the property deed. This will impact the following properties: Block 2: Lot 6, 7, 12, 13, 18, 19 Block 1: Lot 2 and 3 Block 5: Lot 8, 9, 11, 12, 13, 22, and 23 Block 7: Lot 1, 12, 13, 5, and 6 Block 6: Lot 6, 7, 9, 10, 11, 12, 13, and 14 Block 4: Lot 1 Block 10: Lot 1, 2, 8, 9, and 23 Block 8: Lot 2, 3, 10, and 11 13. Trees should not be located over storm sewer pipes or within emergency overflow routes or overland flow routes. Additionally, trees located on individual properties should not be planted near the sanitary sewer and water service lines. These trees should be positioned a minimum of 15 feet from the service lines. 14. The width of drainage and utility easements over all public utilities shall be verified during final design. 15. The grading for the regional trail is required to meet ADA trail standards and be in conformance with the Mn/DOT Bikeway Facility Design Manual. 16. Fences are required for all retaining walls adjacent roadways, sidewalks, trails, or other public uses. Fences located along the rear yards of private properties will be reviewed on a case – by-case basis with the final plat. 17. Retaining walls and fences are required to be installed by the developer with the mass grading of the site. Retaining walls and fences are required to be owned and maintained by the developer or individual property owner. 18. Temporary construction easements will be required for all grading shown outside of the property limits. 19. Lot 1, Block 11 and Lot 1, Block 3 will not be constructed until development occurs to the north and the roadway is extended. 20. Lot 14 and Lot 15, Block 6 and Lot 1 and Lot 2, Block 2 will not be able to be constructed until the adjacent properties develop. 21. Lot 7, Block 1 may not be able to be constructed until after the temporary lift station is removed. 22. The EOF elevations to the east from Street L are required to be shown on the plan. 23. Contour annotations should be added to the plan at all ponds and the infiltration basin (1:4, 1:10, 1:3). 24. A permit from the DNR is required to grade below the OHW. This is proposed adjacent to Wetland B (Mare Pond). STORMWATER MANAGEMENT/WETLAND MITIGATION COMMENTS: 25. A storm sewer lift station from Basin 1424 is required as part of a regional improvement to manage future runoff from the White Lake watershed and a local improvement to direct runoff from the development from Basin 1424 to the infiltration basin. The developer is required to include the proposed forcemain alignment with the site plans. The system design should include the forcemain alignment for discharging to the infiltration area and discharging downstream to Mare Pond. Valves should be included to direct the flow in the forcemain. The forcemain should be located within the project right-of-way or drainage and utility easement. In addition to payment of stormwater trunk fees, the developer will be responsible for paying the additional cost associated with the construction of the diversion system (force main, valves, monitoring system and controls) to carry this water to the 26. A permanent operation plan for the lift station, diversion system, and infiltration basin is required to be provided by the developer that demonstrates that adequate freeboard is present for structures for a 100-year storm event and to meet the city requirements for infiltration. 27. An operational plan to provide flood protection for the site and surrounding structures prior to installation of the permanent lift station is required to be provided by the developer. The plan is required to provide rates, frequency, and allowable depths of water. This plan is required to be submitted with the final plat of the Phase 1. 28. Additional discussions are required with the developer to find the best option to meet the stormwater requirements on a phased basis. One option may be to pump a predetermined amount of water from Basin 1424 to allow for the additional drainage from the development. This could be done on an annual basis until the storm sewer lift station is construction in Phase 2. It is the developer’s responsibility to manage the stormwater protection for the site and property adjacent to the site until the lift station and diversion system is fully operational. The entire cost to operate any temporary system to keep the site in conformance with the City flood protection standards will be at the developer’s expense. 29. Additional infiltration testing data is required to verify that the rate control design is in conformance with City requirements. The infiltration testing should be completed during site grading and at the proposed grading plan elevations. It should be noted that a clay layer is shown in the boring logs at 942, which is at the bottom of the infiltration area. If the tested site infiltration rates are not deemed adequate by the City, the developer will be required to bring the site into conformance with City standards. 30. Piezometer readings are required across the site to verify the separation between the low floor and groundwater elevations is in compliance with city standards. Piezometer readings are required to be submitted to the city prior to approval of the grading plan. 31. The storm sewer system design calculations and drainage area calculations will be reviewed with the final plat. Storm sewer that exceeds 10 feet in depth will require additional drainage and utility easement. 32. All stormwater ponds are required to contain a clay liner to the NWL. 33. Riprap or other erosion control method is required at all pond and wetland EOF locations. 34. The NURP treatment volumes for Pond 4A should be provided to demonstrate that the pond is in conformance with the City standards. 35. The low floor building openings within the property north of Basin 1424 are required to verify that the development will not cause flooding. 36. A DNR outlet permit for Basin 1424 is required to establish the management elevation at 934.0. Permit approval is required prior to approval of the grading plan. 37. The Basin 1424 outlet elevation of 934.0 will need to be approved by the DNR for the development to be in conformance with the city’s water quantity requirements. 38. Drainage from the rear yards of Block 1 is not currently addressed with this plan. The stormwater management plan is required to include this area. If onsite ponding is not feasible, offsite ponding and infiltration may be an option with the ponding constructed for Street L. If offsite ponding is available, the developer will be required to pay an offsite ponding fee. 39. Ponding for Street L is not included with the stormwater management plan. Ponding for Street L will be addressed with the feasibility report. 40. The stormwater modeling proposes as 12-inch pipe between Basin 1560 and Pond 6. The utility plan and grading plan do not include the proposed connection. This connection should be shown on the plans. 41. The water quality treatment volume in Pond 6 is required to be updated in the stormwater management plan. These changes have been submitted but are still being reviewed. PLAN COMMENTS: SHEET 4 & 5: 42. The pipeline easement document numbers should be added to the preliminary plat. SHEET 8: 43. The grading northwest of the intersection of Street E and Street EE should be reviewed. It appears that the 954 and 956 contours are not shown correctly and need to be revised. 44. The trail cross slope between Pond 5 and the pipeline easement is proposed at a 4:1 slope. This is required should be revised to meet the trail standards. Sheet 9: 45. The storm sewer outlet from Basin 1518 should be installed in a way that restricts seepage along the pipe. 46. Storm sewer from the back property corner between Lot 5 and Lot 6, Block 7 should be directed to a stormwater pond prior to discharge to the wetland. SHEET 12: 47. The easements in the rear years of Lot 7 through Lot 10, Block 11 should be increased to encompass the EOF to elevation 959.5. It appears that the building pad of Lot 8, Block 11 may need to be raised with an EOF of 958.50. 48. The EOF between Lot 6 and Lot 7, Block 11 should be shown on the plan. The easement across lots 6-7, Block 11 should encompass the emergency overflow route to elevation 960.0. 49. The easements on Lot 26 through Lot 29, Block 11 should be revised to encompass the rear yard overland flow routes. SHEET 14: 50. The regional trail is shown to cross Wetland B. Crossing options are currently being considered. Mass grading is not allowed in the wetland and silt fence should be installed to protect this area during grading operations. SHEET 18: 51. Sight triangles should be shown on Street H at the intersection with Bacardi Avenue. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. Outlot A Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 MEMORANDUM To: Kim Lindquist, Community Development Director Kyle Klatt, Senior Planner Anthony Nemcek, Planner John Morast, Interim Public Works Director/City Engineer Mitch Hatcher, Assistant City Engineer From: Dan Schultz, Parks and Recreation Director Date: November 16, 2016 Subject: Bella Vista 5th Addition Staff recently reviewed the plans for the 5th addition of the Bella Vista Development and has the following comments: The 5th addition plans are consistent with the previous Bella Vista plans that have been reviewed by the Parks and Recreation Department. The developer is responsible to grade the any park area that is included in the plat. The park dedication requirement for 41 single family lots is 1.64 acres of land (41 units x .04 acres) or cash in-lieu of land. Because the required land dedication has been provided, staff is recommending that the City collect cash in-lieu of land for the 41 units which is $139,400 (41 units x $3,400 per unit). Please let me know if you have any questions about this memo. MEMORANDUM DATE: November 22, 2016 TO: Anthony Nemcek, Planner CC: Kim Lindquist, Community Development Director John Morast, Director of Public Works/City Engineer Amy Roudebush, Planning & Personnel Secretary FROM: Mitch Hatcher, Project Engineer RE: Bella Vista 5th Addition Final Plat SUBMITTAL: Prepared by Westwood, the Bella Vista 5th Addition Final Plat, dated December 29, 2014, revised September 30, 2016. The following review comments were generated from the following documents included in the submittal: Grading, Drainage, and Erosion Control Plans Bella Vista 5th Addition Final Plat Stormwater Management Plan GENERAL COMMENTS: 1. The development fees below are estimated based on the current Schedule of Rates and Fees. These fees are due with the final plat and subdivision agreement. Sanitary Sewer Trunk Charge: $1075/acre Watermain Trunk Charge: $6500/acre Storm Sewer Trunk Charge: $6865/acre 2. A street lighting plan should be submitted for review and approval. 3. Conservation easements are required over all stormwater ponds, infiltration basins, wetlands, and buffers. Signage for conservation easements shall be provided by the developer and an extended 5 year maintenance warranty shall be required to ensure establishment of the naturally vegetated areas. Costs associated with the establishment of the naturally vegetated areas and the 5 year maintenance period shall be a cost of the development. 4. Wetland buffer monuments are required throughout the entire final plat area. 5. Drainage and utility easements are required on all property lines and over proposed storm sewer and drainage and emergency overflow routes. The width of drainage and utility easements over all public utilities shall be verified during final design. 6. Northern Natural Gas, Koch Pipeline, and Magellan Pipeline all have gas pipelines within or near the proposed development. Crossing permits and grading permits are likely required from the gas companies for the proposed improvements. The developer is required to work with the gas companies to execute any required permits. 7. The developer is required to obtain a NPDES Construction Stormwater Permit and provide a copy of the approved SWPPP to the City prior to the start of any construction activity. 8. Due to poor soils on the site, the roadway section will likely need to be increased. The road section should be reviewed in final design and verified during construction. The road section used in Bella Vista 2nd, 3rd, and 4th Addition was 4 inches of pavement, 6 inches of class 5, 36 inches of select granular, and geotextile fabric. 9. A temporary turnaround is needed at the end of Aulden Avenue for emergency and street maintenance vehicles. 10. The access road will be required to meet the City standard for street width. 11. Lot 15, Block 3 will not be able to be constructed until Autumn Path is constructed and the access road is removed. 12. Lot 14, Block 3 will need further discussion between City and Developer to determine if the lot is buildable while the temporary cul-de-sac is in place. STORMWATER COMMENTS: 13. The following HWLs should be adjusted based on Atlas-14 rainfall data and the Horseshoe Lake lift station final design. HWL from the most recent HydroCAD model are listed below. These values are compared to the original stormwater management plans as well as the submitted grading plan for Bella Vista 5th Addition. The Atlas-14 HWL for Pond 4A looks to be overtopping the EOF elevation of 950.0. PRELIMINARY UTILITY PLAN: 14. The storm sewer forcemain within Aulden Avenue connecting the existing forcemain installed with the 3rd Addition to the infiltration basin will be required to be installed by the developer’s contractor. The cost for this improvement will be credited against the stormwater area charges in the subdivision agreement. 15. Additional storm sewer may be needed at the low point of the access road to Bonaire Path 16. Pothole elevations shall be provided during final design at each gas pipeline crossing to verify that the utility crossings can be constructed as proposed. Additional information regarding the gas line easements shall be provided (number of lines and sizes). 17. Storm sewer is proposed along the side and back lot lines of many properties to convey rear yard drainage. Drainage and utility easements along these lines shall prohibit the installation of sheds to ensure that access can be provided for storm sewer maintenance. Fences are allowed but shall not restrict drainage and are required to include gates for truck access over the drainage and utility easement. Also, landscaping that will block access should be prohibited. These restrictions should be added as a restriction on the property deed. 18. Trees are not allowed to be planted within drainage and utility easements, over the proposed storm sewer, or within a pond access location. Trees located on individual properties shall not be planted near the sanitary sewer and water service lines. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015.