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Granvia Preserve – Preliminary Plat/PUD Development Narrative 7 <br />Existing Gas Pipeline <br />A high-pressure gas main runs through the development site and will require appropriate permitting for any road or <br />utility crossings. Our team has extensive experience managing these types of crossing and does not anticipate any issues <br />with the proposed design. <br /> <br /> <br />Landscape Plan and Tree Inventory / Survey <br /> <br />A landscape plan has been prepared for the development, and a current tree survey has been completed in accordance <br />with the City of Lake Elmo requirements. <br /> <br />HOA, Monuments and Entrance <br /> <br />There will be a Homeowners Association (HOA) created for the single-family lots for this development. The designated <br />HOA will maintain the community monument, mailboxes, mainline irrigation, and community septic. The HOA will <br />oversee the community architectural and landscape guidelines designed to preserve the character of the community <br />and ensure the use of quality materials. <br /> <br />Flexibility and Open Space Code Deviations <br /> <br />Significant effort was made to meet the intent of the Open Space Planned Unit Development code. This framework <br />provides essential flexibility for sites with the types of physical and design constraints present on the subject property. <br />Based on those conditions, we are requesting the following areas of flexibility. <br /> <br />Careful attention was given to preserving natural features while also accommodating key development requirements, <br />including trail connections, water line looping, and appropriate buffers from adjacent properties. As a result of these <br />combined factors, the development includes a diverse range of lot sizes. The Open Space PUD allows a maximum of <br />thirty percent impervious coverage on individual lots. While this standard is easily achieved across the project as a <br />whole, it is not feasible for certain lots given typical home sizes and the amenities residents expect. We are therefore <br />requesting flexibility to allow up to forty percent impervious coverage on individual lots. This will allow homeowners to <br />construct homes and accessory features that are consistent with market expectations. Even with this adjustment, the <br />overall impervious surface for the development, including streets and trails, will remain in the mid to high teens. <br /> <br />The development also requests flexibility to provide an eight-foot-wide asphalt trail on one side of all internal streets in <br />place of traditional sidewalks. This trail system will offer continuous pedestrian connectivity within the neighborhood <br />and to surrounding areas. All trails will be maintained by the Homeowners Association. <br /> <br />In addition, we are requesting Planned Unit Development flexibility to allow garage facades to exceed the forty percent <br />limitation and permit up to sixty percent of the linear frontage on individual homes, while maintaining a maximum of <br />forty percent of the total façade area on each home. This adjustment provides needed design flexibility to meet <br />resident expectations for interior storage and functionality without compromising architectural quality. The modest <br />increase in garage frontage will not affect neighborhood character, and the architectural review process administered <br />by the Homeowners Association will ensure these standards are upheld over time. <br /> <br />