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Page 13 Drainage and Utility Easements There are a number of Outlots included as part of the plat. Outlots that contain stormwater ponds and/or park are proposed to be deeded to the City; the remainder of the Outlots should include drainage and utility easements. Utilities Water service is available to the site via existing watermains adjacent to the development property. The water system will be looped through the development and will be extended to the plat boundaries for future development. A portion of the water system may qualify for oversize cost-sharing per City policy, which will be addressed as part of the Development Agreement as the project moves forward. The sanitary sewer will be connected to the existing system to provide sewer service to the development, which is generally consistent with the City's Comprehensive Plan. The southwest portion of the development is proposed to be served by the sanitary sewer located in the southern half of Highway 61 and 1301h Street. The northern portion of the development will be served by the existing sanitary sewer system located within the adjacent neighborhoods. The lots in the central, southern and eastern portion of the development will be served by the existing system located along 1301h Street that consists of gravity sewer, lift station, and forcemain. Water and sewer trunk fees will apply to this project, and will be reviewed as the project moves forward. There are existing private utilities that extend through the site. Xcel Energy has an overhead transmission line extending through the site (east/west) and Koch pipeline has an underground pipeline extending through the site. The applicant will need to provide documentation of approval from Xcel Energy and Koch to cross the easements and any restrictions that may apply. 5. CONCLUSION: Staff believes that the layout of the proposed Adelaide Landing PUD general plan exceeds the City's standards for residential developments. Excelsior Group has offered a more creative and efficient approach to the existing constraints of the property through the site design layout. It is in staff s opinion that the applicant meets all the requirements necessary to approve the PUD and preliminary plat. 6. RECOMMENDATION: Staff recommends the Planning Commission provide any recommendations to the City Council regarding potential environmental impacts that may warrant further investigation before the project is started and if there is a need for an Environmental Impact Statement(EIS).