HomeMy WebLinkAbout14.A. Preliminary Plat for Ridge View Farms (Shutrop North)-Res. No. 6294
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CITY OF SHAKOPEE
Memorandum
CASELOG NO.: 05-074
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner I
SUBJECT: Preliminary Plat for Ridge View Farms
MEETING DATE: September 6, 2005
REVIEW 'PERIOD: May 13, 2005 - September 9, 2005
DISCUSSION
Tollefson Development, Inc. has submitted an application for preliminary plat approval of Ridge
View Farms, proposed for property north of Eagle Creek Blvd. and generally west of Pike Lake
Road (Exhibit A). The plat, as currently proposed, contemplates the construction of 54 single
family homes on 45.21 acres (Exhibit B). Additionally, they are asking for a variance to allow an
overlength cul-de-sac (1100 feet), where 750 feet is the maximum allowed.
PLANNING COMMISSION RECOMMENDATION
At its August 18,2005 meeting, the Planning Commission recommended approval of the Preliminary
Plat to the City Council by a 7-0 vote, subject to the conditions listed in the draft resolution. A copy of
the report to the Planning Commission has been attached for the Council's reference.
Additionally, staff has recently received comments from Scott County Public Works (Exhibit F) that
were not incorporated into the report that went to the Planning Commission. Staffhas incorporated
those conditions into the draft resolution.
I have also received a short memorandwn from SPUC that addresses their policies for servicing
developments (Exhibit G). Specifically, it notes that for any property to receive municipal water
service, there must be two independent sources of water (i.e., a looping system). To meet the looking
requirement in this area, at least two of the three proposed developments must be concurrently
constructed (Ryland Homes' Riverside Bluffs, Tollefson Development's Ridge View Farms, and
Randy Noecker's Ridge Creek). Please review the attached September 1, 2005 memorandum provided
by Joe Adams and incorporate it into your discussions/determinations when reviewing these projects.
; ALTERNATIVES
1. Approve Resolution No. 6294, a resolution approving the Preliminary Plat for Ridge View
Farms.
2. Approve Resolution No. 6294, a resolution approving the Preliminary Plat for Ridge View
Farms, with revisions.
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3. Direct staff to prepare a resolution of denial of the Preliminary Plat for Ridge View Farms for
action at the Council's next meeting. It should be noted that this alternative would require
written authorization from the applicant to an extension ofthe review period.
4. Table a decision and request additional information from staff and/or the applicant, provided the
applicant grants an extension ofthis application.
ACTION REQUESTED
Offer a motion to approve Resolution No. 6294, a resolution approving the Preliminary Plat for
Ridge View Fanns, and move its adoption.
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RESOLUTION NO. 6294
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE
PRELIMINARY PLAT OF RIDGE VIEW FARMS
WHEREAS, Tollefson Development, Inc., applicant and property owner, have made
application for preliminary plat approval of Ridge View Farms; and
WHEREAS, the subject properties are legally described as:
See attached legal, Attachment #1
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat on June 23,2005, July 21,200.5 and August 18,2005; and
WHEREAS, all required public notices regarding the public hearing were posted and sent; and
WHEREAS, the Shakopee Planning Commission has recommended approval of the requested
preliminary plat; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting of
September 6, 2005.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF SHAKOPEE, MINNESOTA, THAT THE PRELIMINARY PLAT FOR RIDGE VIEW
FARMS IS APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:
I. The following procedural actions must be completed prior to the recording of the
Final Plat:
A. Approval of title by the City Attorney.
B. Execution of a Developers Agreement, which shall include provisions for
security for public improvements within the Final Plat, as well as payment of
engineering review fees, and any other fees as required by the City's adopted fee
schedule.
1. Street lighting to be installed in accordance with the requirements of the
Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the requirements of
the Shakopee Public Utilities Commission.
3. Water system to be installed in accordance with the requirements of the
Shakopee Public Utilities Commission.
4. Installation of sanitary sewer and storm sewer systems, and construction
of streets in accordance with the requirements of the Design Criteria and
Standard Specifications of the City of Shako pee.
5. The developer shall be responsible for payment of Trunk Storm Water
Charges, Trunk Storm Water Storage and Treatment Charges, and Trunk
Sanitary Sewer Charges, as required by the most current City of
Shakopee Fee Schedule.
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6. No public improvements shall be constructed until the City Engineer and
the Shakopee Public Utility Commission approve the Final Construction
Plans and Specifications.
7. The applicant shall obtain an NPDES permit prior to any land disturbing
activity. A copy of this permit shall be forwarded to the City.
8. The applicant shall obtain all necessary right-of-way and/or easements to
perform work offsite.
9. The applicant shall obtain the necessary Scott County permits/approvals
(access, right-of-way, drainage, etc.).
C. Street names and addresses shall be provided to the Shakopee Fire Inspector for
review and approval.
D. In the event that a septic and/or a well is encountered on the site, the applicant
shall contact the Scott County Environmental Health Department for their
requirements concerning the removal and/or capping of the septic system and/or
well.
E. Temporary street signs shall be provided until such time that permanent street
signs are installed.
F. The developer shall provide connecting watermains consistent with SPUC's
requirements.
G. An I8-inch trunk watermain is planned from Eagle Creek Blvd (CR 16) and a
12-inch trunk watermain is planned along Pike Lake Road, with SPUC paying
for the oversizing per their standard policy.
H. Provide electronic (AutoCAD) files of the Final Plat and all record drawings to
the engineering department.
I. The developer shall submit a completed Minnesota Local/State/Federal
Application Form for Water/Wetland Projects permit application for Local
Government Approval (LGU). This application shall include a replacement plan
for the management, maintenance, monitoring, and performance standards for the
wetland mitigation site(s).
J. The applicant/developer shall obtain the appropriate Wetland Conservation Act
(WCA) permits and ~pprovals for all proposed wetland impacts. No grading
permit shall be issued that could impact an existing wetland until a mitigation
plan for this plat/development has been approved by the City.
K. The approval ofthe proposed impact to the existing wetland is contingent upon
receiving a permit from the U.S. Army Corps of Engineers.
L. The applicant shall obtain the appropriate permits for all structures to be removed
from the site and/or demolished.
M. The developer shall adhere to all MPCA NPDES requirements and submit a
storm water pollution prevention plan to the City prior to commencing land
disturbing activities.
N. The applicant shall obtain the necessary Minnesota Department of Natural
Resources (MnDNR)permits/approvals for all work associated with the Prior
Lake Outlet Channel.
O. The applicant shall obtain the necessary Metropolitan Council Environmental
Services (MCES) permits/approval for all work in their easements and all
connections to their tnmk sanitary Sywer.
P. The applicant shall provide a defined outlet system from the proposed storm
water basin to the Prior Lake Outlet Channel.
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Q. A storm water basin, if required, providing pretreatment and rate control of storm
water from Pike Lake Road and the proposed fire station site shall be provided at
a location designated by the City of Shakopee.
R. A stormwater infiltration system, if required, providing pretreatment of storm
water runoff prior to infiltration shall be submitted to the City for review and
approval.
S. The applicant shall work with the City of Shakopee and Scott County to provide
an adequate site design eliminating the need for future retaining walls resulting
from the construction of County Road 21. If this can not be accomplished, lots at
the end of the Street B cul-de-sac may need to be eliminated.
T. The applicant shall construct Pike Lake Road from County Road 16 (Eagle Creek
Blvd) to the Southbridge Parkway terminus.
U. The applicant shall work with the City of Shakopee to provide an acceptable
design of a maintenance trail/access to the Prior Lake Outlet Channel and the
proposed storm water basins.
V. The applicant shall work with the City of Shakopee to provide one (1) trunk
sanitary sewer extension North of Street B within Pike Lake Road to future
Crossings Blvd. and one (1) trunk sanitary sewer extension East, either at Street
B extended to the eastern plat boundary or Street A extended to the eastern plat
boundary.
W. Additional right-of-way, in the form of equidistant chamfers twenty-five (25) feet
in dimension, shall be provided at the intersection of Street A and Pike Lake
Road and the intersection of Street B and Pike Lake Road.
X. Additional right-of-way, in the form of equidistant chamfers twenty-five (25) feet
in dimension, shall be provided at the intersection of Pike Lake Road and County
Road 16 (Eagle Creek Blvd).
y. Easements shall be shown on the Final Plat as approved by the City Engineer.
They shall include, but not be limited to, the following:
1. Minimum drainage and utility easements for sanitary .sewer and storm sewer
in non-paved areas shall be provided at a one to one ratio, depth versus width,
plus four (4) feet. The easements shall be centered along the utility
alignment.
2. Provide a minimum of fifteen (15) feet of drainage and utility easement
adjacent to the County Road 16 (Eagle Creek Blvd) right-of-way.
3. Provide a minimum of twenty (20) feet of drainage and utility easement
adjacent to the proposed County Road 21 right-of-way.
4. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls.
Z. Simultaneous to the recording of the Final Plat, a deed restriction shall be
recorded on all property liens as designated by the City of Shakopee.
AA. The construction of Pike Lake Road shall require left turn lanes and right turn
lanes to be constructed on CSAH 16.
BB. The proposed Street C access onto CSAH 16 does not meet the minimum spacing
guidelines for a full access. The access onto CSAH 16 would only be permitted
as an emergency access only. It could be considered as a right in/right out City
street in the future wpen C~AH 1 Q <:;onstructed as a divided roadway.
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CC. A portion of Street A right-of-way is directly adjacent to the CSAH 16 right-of-
way. Scott County recommends that landscaping is installed between Street A
and the CSAH 16 right-of-way to break up vehicle headlights.
DD. The minimum right-of-way dedication for CSAH 16 shall be 75 feet from
centerline. Scott County recommends right-of-way sight triangles be dedicated
at the intersection of Pike Lake Road and CSAH 16, and CSAH 16 and future
CSAH 21.
EE. The proposed trail in the CSAH 16 right-of-way shall require a permit.
FF. The proposed plat does not take into account the future grades for CSAH 21.
The proposed road grades would have. a significant impact on this development.
Approving home sites adjacent to a future road project will result in increased
costs to the City and County. Scott County requests that they be provided
perpetual easements to construct and maintain the side slope of CSAH 21. The
County will work with the City and developer to define the easements before
final plat approval.
GG. The plan proposes landscaping adjacent to CSAH 21 where it will be graded as
part of the road CSAH 21 construction project. Scott County recommends that
the landscaping within the future CSAH 21 grading limits be installed only after
the road is constructed.
HH. Any conservation easement dedicated should be outside of the future CSAH 21
grading limits. The County will need to be provided a clear plan showing where
the proposed conservation is to be located before final plat approval.
II. The western property line (future CSAH 21 right-of-way) will need to be
reviewed/revised to match the County Surveyor's legal description of the CSAH
21 right-of-way before final plat approval.
JJ. A streetlight that illuminates the intersection of CSAH 16 and Pike Lake Road
shall be required.
KK. A minimum 15 foot drainage and utility easement shall be provided for property
adjacent to.CSAH 16 and future CSAH 21.
LL. The applicant shall meet park dedication requirements by providing cash in lieu
of land dedication.
MM. Park dedication fees in the amount required by the City Code and adopted City
fee schedule shall be paid prior to the recording ofthe final plat. If any portion
ofthe property is being platted as outlots to accommodate a phased development,
the park dedication fees for each future phase shall be based on the fees in effect
at the time of final plat approval for those outlots and shall be paid before the
final plat for those outlots is recorded.
NN. The applicant shall be given credit toward their park dedication requirement for
the costs associated with installing the section of the greenway corridor trail
included in this development.
00. Final trail alignment for the greenway corridor trail shall be determined as part of
the final plat process, and coordinated with Scott County and developments to
the east.
PP. The suitability of a trail along County Road' 16 shall be determined as part of the
final plat process.
QQ. Sidewalks shall be provided on 01:1<:( ~i<le of all streets, as proposed on the plat.
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II. Following approval and recording of the final plat, the following conditions shall
apply:
A. A variance to allow an overlength cul-de-sac, as shown on the preliminary plat, is
approved subject to the following findings:
1.A. The property in question cannot be put to a reasonable use if used
under conditions allowed by the official controls;
Finding 1.A. The property can not be put to a reasonable use under the
official controls, in that the property is unable to connect to proposed County
Road 21 in order to alleviate the overlength cul-de-sac.
1.B. The plight of the landowner is due to circumstances unique to the
property;
Finding 1.B. The plight of the landowner is due to circumstances unique to
the property. The property abuts a proposed County Road which restricts
access and the property is encumbered by topographical elements, which would
create a hardship for the placement of residential lots and roadways.
1.C. The circumstances were not created by the landowner;
Finding 1. C The circumstances were not created by the landowner but rather
exist due to outside influences and topographical features.
1.D. The variance, if granted, will not alter the essential character of the
locality; and
Finding 1.D. The variance would not alter the essential character of the
locality.
1.E. The problems extend beyond economic considerations. Economic
considerations do not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance.
Finding l.E. The considerations are not economic for this request.
Criterion 2 It has been demonstrated that a variance as requested will be in
keeping with the spirit and intent of this Chapter.
Finding 2 The proposed variance would be in keeping with the spirit and
intent of Chapter 11 (Zoning).
Criterion 3 The request is not for a use variance.
Finding 3 The request is not a use variance.
B. The overlength cul-de-sac shall be posted for parking on one side ofthe street
only, as required by the Fire Inspector.
C. Building construction, sewer, water service, fire protection and access will be
reviewed for code compliance at the time of building permit application(s),
D, Noise issues along the County roadways may arise as traffic levels increase in the
area. The developer andlortheir assigns shall be responsible for any required or
desired noise mitigation measure~.
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E. The developer should implement the use of Best Management Practices for
erosion control and stormwater management during construction.
F. The applicant must meet the City's Woodland Management Ordinance
requirements.
G. The developer utilize the MPCA Protecting Water Quality in Urban Areas as a
technical reference for erosion control.
H. The developer shall replace removed trees with species consistent with the
existing woodland.
I. The applicant shall provide and install conservation easement, park, open space,
and trail boundary signage as determined to be needed by the city.
J. The proposed storm pond be seeded with a native wetland seed mixture and
erosion control blanket be placed four feet either side of the normal water level
and around outlets to prevent erosion and sediment deposits downstream surface
waters.
K. The silt fence installed as tree protection fence be orange in color and placed
outside the tree drip line. Trees with silt fence placed within the drop line will be
considered removed and require replacement according to the Woodland and
Tree Management ordinance.
L. Provide placement of at least one overstory/shade deciduous tree in the front
yard.
M. Provide sod placement in front yard and seed or sod placed in side and rear
yards.
N. Provide placement of6" of topsoil. The soil composition should be similar to the
MnDOT topsoil borrow requirements.
O. Provide rain sensors for any irrigation system.
P. No landscaping, ponding, berming, or signage shall be permitted within the
County right -of-way.
Q. Any change in drainage entering the County right-of-way requires detailed
stormwater calculations to be submitted to the County Engineer for review and
approval.
R. A trail should be substituted for the sidewalk on the west side of Pike Lake Road.
S. All trails and sidewalks shall be ADA compliant.
T, Any existing field accesses or driveways to this property shall be completely
removed from the County right-of-way and graded to match the existing ditch,
U. Any work within the County right-of-way shall require a permit.
V. Applicant shall install park, open space, and/or wetland boundary markings at
locations to be determined by the city.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this _ day of , 2005.
Mayor of the City of Shakopee
ATTEST:
City Clerk
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DESCRIPTION:
~ 1ho1 perl of GO"""",,,,I Lol 2, thol pori of tho South~1 Guorlo<; and thol pori of tho tho South"'" Guori~ of tho Norlh..,1 Guorl~.
all in Section 14. Township 115. Range 22, Scott County, Minnesota, described as fo/lows:
Commencing at the northeast comer of said Southeast Quarter of the Northwest Quarter; thence South 0 degrees 18 minutes 14 seconds
We"" """mod ""oring dong tho .,", .... of ~/d South..,1 Quori~ of tho Norlh~I. Quori~. 0 _au of 775.94 foel 10 tho polnl 0/
beginning af the tract to be described; thence South 80 degrees 43 minutes 35 seconds West 421.77 feet; thence North 74 degrees 02
minutes 39 seconds West 356.96 feet; thence North 70 degrees 21 minutes 41 seconds West 440.67 feet; thence southerly 339.49 feet,
a/ang a non-tangential cur.ve, concave to the east, having a radius of 1255.54 feet, a central angle of 15 degrees 29 minutes 32 seconds,
and a chord which, bears South 27 degrees 47 minutes 07 seconds West; thence southerly 327.48 feet, along a reverse curve, concave to the
west, having a radius of 35121.16 feet, and a central angle of 0 degrees 32 minutes 03 seconds; thence South 20 degrees 34 minutes 24
seconds West, tangent to said last described curve 399.67 feet; thence South 18 degrees 56 minutes 26 seconds West 80.14 feet to the
center line of Eagle Creek Boulevard; thence easterly 441.46 feet. along said center fine being a non-tangential curve, concave to the north,
having a radius of 4800.00 feet, a centra/ angle of 5 degrees 16 minutes 10 seconds, and a chord which bears South 73 degrees 46 minutes
16 seconds East; thence South 76 degrees 24 minutes 21 seconds East, continuing a/ang said center line, tangent to said last described
curve 1215.89 feet to the east line of said Southwest Quarter; thence North 0 degrees 18 minutes 14 seconds East. along said east line. and
along the eost line of said Southeast Quarter of the Northwest Quarter 1287.42 feet to the point of beginning.
Subject to .the right of way of Eag/e Creek Boulevard, (County Road No. 16).
And .
\ thol pori of tho ~, 4Iaoo foe' of tho Sooth..., Quorl~ of S,,_ ,. To~"''' 114 '",go 22. SCott Counly. Mmn_'~ ''''g "orlhorly
of the center line of County Road 16, also known as Eag/e Creek Boulevard.
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CITY OF SHAKOPEE
Memorandum
CASE NO.: 05-074
TO: Shakopee Planning Commission
FROM: Mark Noble, Planner I
SUBJECT: PreliminarY Plat of Ridge View Farms, with Variance for Overlength
Cul-de-sac
MEETING DATE: August 18,2005
REVIEW PERIOD: May 13, 2005 - September 9, 2005
SITE INFORMATION
Applicant: Tollefson Development, Inc.
Property Owners: Tollefson Development, Inc., Mark & Lois Liesener
Location: North of Eagle Creek Blvd., West of Pike Lake Road (extended)
Current Zoning: Agricultural Preservation (AG) Zone
Proposed Zoning: Urban Residential (R-IB) Zone
Adjacent Zoning: North: Urban Residential (R-IB) Zone (w/PUD Overlay)
South: Agricultural Preservation (AG) Zone
East: Urban Residential (R -IB) Zone/Light Industry (I-I) Zone
West: Agricultural Preservation (AG) Zone
Area: 45.21 Acres
Compo Plan: Single Family Residential (proposed)
MUSA: This site is presently outside the MUSA boundary
Attachments: Exhibit A: Location/Zoning Map
Exhibit B: Preliminary Plat/Concept Plan
Exhibit C: Engineering Dept. Comments
Exhibit D: Park and Recreation Comments
Exhibit E: Natural Resource Specialist Comments
INTRODUCTION:
Tollefson Development, Inc. has submitted an application for preliminary plat approval of
Ridge View Farms, proposed for property north of Eagle Creek Blvd. and generally west of
Pike Lake Road (Exhibit A). The plat, as currently proposed, contemplates the construction
of 53 single family homes on 45.21 acres (Exhibit B). Additionally, they are asking for a
variance to allow an overlength cul-de-sac (1100 feet), where 750 feet is the maximum
allowed.
DISCUSSION:
The applicant has provided a preliminary plat that identifies a single-family development with
two streets that would intersect with the proposed extension of Pike Lake Road from Eagle
Creek Blvd. The site topography is varied, but it generally slopes to the north. There are
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several wetlands on this property, and a substantial number of trees that are proposed for
removal.
The City's Engineering Department has provided comment attached as Exhibit C. These
comments have been incorporated into the draft conditions of approval.
Mark Themig, Parks, Recreation and Facilities Director, has provided comment attached as
Exhibit D. These comments have been included in the draft conditions for the Commission's
consideration.
Ryan Hughes, Natural Resource Specialist, has provided comment attached as Exhibit E.
These comments have been incorporated into the draft conditions for the Commission's
consideration.
Shakopee Public Utilities (SPUC) provided a memorandum, noting that connecting watermains
will be installed between the following lots (Lots 5 & 6, Block 2, Lots 25 & 26, Block 2, and
Lots 5 & 6, Block 4), which will require a minimum 20 foot, possibly larger, easement due to
grades. A 12-inch trunk watennain is planned for Pike Lake Road and an 18-inch trunk
watennain for Eagle Creek Blvd (CR 16). SPUC will pay for the oversizing per their standard
policy. A watennainconnection to property developing to the east will be required for looping
(second source of water), in addition to the trunkwatennains described above.
The City Clerk provided a memorandum, commenting that the developer shall address the noise
issue from CR 16 and future CR 21, that trails and sidewalks shall be provided.consistent with
the City Design Criteria, address what public improvements the developer is responsible for, and
that the required escrow for any streets not being constructed now shall be addressed.
The Building Official commented that if approved, temporary street signage will be required,
and that permitted lots shall be accessible.
V ARlANCE
The applicant is also requesting a variance to allow an overlength cul-de-sac. The maximum
length ofa cul-de-sac, as required by City Code, is 750 feet. The applicant is proposing a cuI-de-
sac approximately 1100 feet in length.
Staffhas prepared draft findings for the criteria to be applied for variance applications for the
Commissions discussion.
FINDINGS
Section 11.89, Subd. 2, of the City Code contains provisions for the granting of variances only if
all of the following circumstances are found to exist. Staff has provided draft findings on each
criterion. The Board of Adjustment and Appeals may use or modify these draft findings as it
sees fit:
Criterion I
The strict enforcement of the ordinance provisions would cause undue hardship because of
circumstances unique to the individual property under consideration. Undue hardship
means the following:
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I.A. The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls;
Finding 1.A. The property can not be put to a reasonable use under the official
controls, in that the property is unable to connect to proposed County Road 21 in
order to alleviate the overlength cul-de-sac.
I.B. The plight of the landowner is due to circumstances unique to the property;
Finding 1.B. The plight of the landowner is due to circumstances unique to the
property. The property abuts a proposed County Road which restricts access and the
property is encumbered by topographical elements, which would create a hardship for
the placement of residential lots and roadways.
1.C. The circumstances were not created byihe landowner;
Finding l.p. The circumstances were not created by the landowner but rather exist due
to outside influences and topographical features.
I.D. The variance, if granted, will not alter the essential character of the locality;
and
Finding l.D. The variance would not alter the essential character of the locality.
I.E. The problems extend beyond economic considerations. Economic
considerations do not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance.
Finding l.E. The considerations are not economic for this request.
Criterion 2
It has been demonstrated that a variance as requested will be in keeping with the spirit and
intent of this Chapter.
Finding 2
The proposed variance would be in keeping with the spirit and intent of Chapter 11
(Zoning).
Criterion 3
The request is not for a use variance.
Finding 3
The request is not a use variance.
Criterion 4
Conditions to be imposed by the Board of 'Adjustment and Appeals will insure compliance
to protect the adjacent properties.
Finding 4
(Not applicable since no conditions are proposed,)
Criterion 5
Variances in the flood plain overlay zone also shall meet the following criteria: .....~
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Finding 5
-(Not applicable since the property is not within the flood plain overlay zone)
ALTERNATIVES:
1. Offer a motion to recommend to the City Council approval of the preliminary plat of
Ridge View Fanns, subject to the following conditions:
I. The following procedural actions must be completed prior to the recording of
the Final Plat:
A. Approval of title by the City Attorney.
B. Execution of a Developers Agreement, which shall include provisions for
security for public improvements within the Final Plat, as well as payment
of engineering review fees, and any other fees as required by the City's
adopted fee schedule.
1. Street lighting to be installed in accordance with the requirements
of the Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
3. Water system to be installed in accordance with the requirements of
the Shakopee Public Utilities Commission.
4. Installation of sanitary sewer and storm sewer systems, and
construction of streets in accordance with the requirements of the
Design Criteria and Standard Specifications of the City of
Shakopee.
5. The developer shall be responsible for payment of Trunk: Stonn
Water Charges, Trunk Storm Water Storage and Treatment
Charges, and Trunk Sanitary Sewer Charges, as required by the
most current City of Shakopee Fee Schedule.
6. No public improvements shall be constructed until the City
Engineer and the Shakopee Public Utility Commission approve the
Final Construction Plans and Specification&.
7. The applicant shall obtain an NPDES permit prior to any land
disturbing activity. A copy of this permit shall be forwarded to the
City.
8. The applicant shall obtain all necessary right-of-way and/or
easements to perform work offsite.
9. The applicant shall obtain the necessary Scott County ,
permits/approvals (access, right-of-way, drainage, etc.).
C. Street names and addresses shall be provided to the Shakopee Fire
Inspector for review and approval.
D. In the event that a septic and/or a well is encountered on the site, the
applicant shall contact the Scott County Environmental Health Department
for their requirements concerning the removal and/or capping of the septic
system and/or well.
E. Temporary street signs shall be provided until such time that permanent
street signs are installed. '
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F. The developer shall provide connecting watermains consistent with
SPUC's requirements.
G. An I8-inch trunk watermain is planned from Eagle Creek Blvd (CR 16),
with SPUC paying for the oversizing per their standard policy.
H. Provide electronic (Auto CAD) files of the Final Plat and all record
drawings to the engineering department.
I. The applicant shall obtain the appropriate Wetland Conservation Act
(WCA) permits and approvals for all proposed wetland impacts. No
grading permit shall be issued until a mitigation plan has been approved by
the City.
J. The approval of the proposed impact to the existing wetland is contingent
upon receiving a permit from the U.S. Army Corps of Engineers.
K. The applicant shall obtain the appropriate permits for all structures to be
removed from the site and/or demolished.
L. The developer shaH adhere to all MPCA NPDES requirements and submit
a storm water pollution prevention plan to the City prior to commencing
land disturbing activities.
M. The applicant shall obtain the necessary Minnesota Department of Natural
Resources (MnDNR) permits/approvals for all work associated with the
Prior Lake Outlet Channel.
N. The applicant.shall obtain the necessary Metropolitan Council
Enviromnental Services (MCES) permits/approval for all work in their
easements and all connections to their trunk sanitary sewer.
O. The applicant shall provide a defined outlet system from the proposed
stonn water basin to the Prior Lake Outlet Channel.
P. A storm water basin, if required, providing pretreatment and rate control of
storm water from Pike Lake Road wand the proposed fire station site shall
be provided at a location designated by the City of Shakopee.
Q. A stormwater infiltration system, if required, providing pretreatment of
storm water runoffprior to infiltration shall be submitted to the City for
review and approval.
R. The applicant shall work with the City of Shakopee and Scott County to
provide an adequate site design eliminating the need for future retaining
walls resulting from the construction of County Road 21. If this can notbe
accomplished, lots at the end of the Street B cul-de-sac may need to be
eliminated.
S. The applicant shall construct Pike Lake Road from County Road 16 (Eagle
Creek Blvd) to the Southbridge Parkway terminus.
T. The applicant shall work with the City of Shakopee to provide an
acceptable design of a maintenance trail/access to the Prior Lake Outlet
Channel and the proposed storm water basins.
U. The applicant shall work with the City of Shakopee to provide one (1)
trunk sanitary sewer extension North of Street B within Pike Lake Road to
future Crossings Blvd. and one (1) trunk sanitary sewer extension East,
either at Street B extended to the eastern plat boundary or Street A
extended to the eastern plat boundary.
5
V. Additional right-of-way, in the form of equidistant chamfers twenty-five
(25) feet in dimension, shall be provided at the intersection of Street A and
Pike Lake Road and the intersection of Street B and Pike Lake Road.
W. Additional right-of-way, in the form of equidistant chamfers twenty-five
(25) feet in dimension, shall be provided at the intersection of Pike Lake
Road and County Road 16 (Eagle Creek Blvd).
X. Easements shall be shown on the Final Plat as approved by the City
Engineer. They shall include, but not be limited to, the following:
1. Minimum drainage and utility easements for sanitary sewer and storm
sewer in non-paved areas shall be provided at a one to one ratio, depth
versus width, plus four (4) feet. The easements shall be centered along
the utility alignment.
2. Provide a minimum of fifteen (15) feet of drainage and utility easement
adjacent to the County Road 16 (Eagle Creek Blvd) right-of-way.
3. Provide a minimum of twenty (20) feet of drainage and utility easement
adjacent to the proposed County Road 21 right-of-way.
4. Adequate drainage and utility easements shall be provided along the
top and the bottom of all proposed retaining walls.
Y. Simultaneous to the recording of the Final Plat, a deed restriction shall be
recorded on all property liens as designated by the City of Shakopee.
II. Following approval and recording of the fmal plat, the following conditions
shall apply;
A. A variance to allow an overlength cul-de-sac, as shown on the preliminary
plat, is approved subject to the following findings:
1.A. The property in question cannot be put to a reasonable use if
used under conditions allowed by the official contro,Is;
Finding LA. The property can not be put to a reasonable use under
the official controls, in that the property is unable to connect to
proposed County Road 21 in order to alleviate the overlength cul-de~
sac.
I.B. The plight of the landowner is due to circumstances unique to
the property;
Finding 1.B. The plight of the landowner is due to circumstances
unique to the property. The property abuts a proposed County Road
which restricts access and the property is encumbered by topographical
elements, which would create a hardship fOr the placement of residential
lots and roadways.
I.C. The circumstances were not created by the , landowner;
Finding l.e The circumstances were not created by the landowner but
rather exist due to outside influences and topographical features.
I.D. The variance, if granted, will not alter the essential character
of the locality; and
Finding 1.D. The variance would not alter the essential character of the
locality.
I.E. The problems extend beyond economic considerations.
Economic considerations do not constitute an undue hardship if
6
reasonable use for the property exists under the terms of the
ordinance.
Finding i.E. The considerations are not economic for this request.
Criterion 2
It has been demonstrated that a variance as requested will be in
keeping with the spirit and intent of this Chapter.
Finding 2 .
The proposed variance would be in keeping with the spirit and intent of
Chapter 11 (Zoning).
Criterion 3
The request is not for a use variance.
Finding 3
The request is not a use variance.
B. The overlength cul-de-sac shall be posted for parking on one side of the
street only, as required by the Fire Inspector.
C. Building construction, sewer, water service, fire protection and access will
be reviewed for code compliance at the time of building permit
application(s).
D. Noise issues along the County roadways may arise as traffic levels increase
in the area. The developer and/or their assigns shall be responsible for any
required or desired noise mitigation measures.
E. The developer should implement the use of Best Management Practices for
erosion control and stormwater management during construction.
F. The applicant must meet the City's Woodland Management Ordinance
requirements.
G. The developer utilize the MPCA Protecting Water Quality in Urban Areas
as a technical reference for erosion control.
H. The developer shall submit a completed Mizmesota LocallState/Federal
Application Form for WaterIWetland Projects permit application for Local
Government Approval (LGU). This application shall include a
replacement plan for the management, maintenance, monitoring, and
performance standards for the wetland mitigation site(s).
I. The developer shall replace removed trees with species consistent with the
existing woodland.
J. The applicant shall provide and install conservation easement, park, open
space, and trail boundary signage as determined to be needed by the city.
K. The proposed storm pond be seeded with a native wetland seed mixture'
and erosion control blanket be placed foui feet either side of the normal
water level and around outlets to prevent erosion and sediment deposits
dowristream surface waters.
L. The silt fence installed as tree protection fence be orange in color and
placed outside the tree drip line. Trees with silt fence placed within the
drop line will be considered removed and require replacement according to
the Woodland and Tree Management ordinance.
M. Provide placement of at least one overstory/shade deciduous tree in the
front yard.
7
N. Provide sod placement in front yard and seed or sod placed in side and rear
yards.
O. Provide placement of 6" oftopsoil. The soil composition should be similar
to the MnDOT topsoil borrow requirements.
P. Provide rain sensors for any irrigation system.
Q. No landscaping, ponding, benning, or signage shall he permitted within the
County right-of-way.
R. Any change in drainage entering the County right-of-way requires detailed
stormwater calculations to be submitted to the County Engineer for review
and approval.
S. The applicant shall meet park dedication requirements by providing cash in
lieu of land dedication.
T. Park dedication fees in the amount required by the City Code and adopted
City fee schedule shall be paid prior to the recording of the final plat. If
any portion of the property is being platted as outlots to accommodate a
phased development, the park dedication fees for each future phase shall be
based on the fees in effect at the time of final plat approval for those outlots
and shall be paid before the final plat for those outlots is recorded.
U. The applicant shall be given credit toward their park dedication
requirement for the costs associated with installing the section of the
greenway corridor trail included in this development.
V. Final trail alignment for the greenway corridor trail shall be determined as
part of the final plat process, and coordinated with Scott County and
developments to the east.
W. The suitability of a trail along County Road 16 shall be determined as part
of the final plat process.
X. Sidewalks shall be provided on one side of all streets, as proposed on the
plat.
Y. A trail should be substituted for the sidewalk on the west side of Pike Lake
Road.
Z. All trails and sidewalks shall be ADA compliant.
2. Offer a motion to recorhmend to the City Council the approval of the preliminary plat of
Ridge View Farms, subject to revised conditions.
3. Offer a motion to recommend to the City Council denial of the preliminary plat of Ridge
View Farms.
4. Offer a motion to table a decision and request additional information from the applicant
and/or staff. This action would require that the developer grant an
ACTION REQUESTED:
Offer a motion to recommend to the City Council approval of the preliminary plat of Ridge
View Farms, subject to the conditions presented by staff.
Mark Noble
Planner I
g:\boaa-pc\2005\08-04\ppRidge View Fanns.doc
8
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COMMumnPllIDlSlNCZun S c:J Zoning BOllAdary
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Preliminary Plat of Shutrop
North and Variance for over
'length cul-de-sac
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GOPHER STATE ONE CALL
/ I Twin Cities Area 651-454-0002
PROPOSED UNOERPASS--____ I 1/ DESCR/PTlON' MN. Toll Free 1-800-252-1166
BY OTHERS ----_ l .
7 I PIONO. z
, II 279140171 That port of Government,Lot 2, that port of the. Southwest Quarter, and that port of the the Southeast Quarter of the Northwest Quarter, Q
I all in Section 14, Township /15, Range 22, Scott County. Minnesota, described os follows: li:
I 'f / Commencing ot the northeast corner of said Southeast Quarter of the Northwest Quarter; thence South 0 degrees 18 minutes 14 seconds ~
/ West. assumed bearing along the east line of said Southeast Quarter of the Northwest Quarter, 0 distance of 775.94 feet to the point of U
I /1 I /1 beginning of the tract to be described; thence South 80 degrees 43 minutes 35 seconds West 421.77 feet; thence North 74 degrees 02 ~
I / / minutes 39 seconds West 356.96 feet; thence North 70 degrees 21 minutes 41 seconds West 440.67 feet; thence southerly 339.49 feet, Cl
I along a non-tangential curve, concave to the east, having 0 radius of 1255.54 feet, a central angle of 15 degrees 29 minutes 32 seconds,
, and 0 chord which bears South 27 degrees 47 minutes 07 seconds West; thence southerly 327.48 feet, along a reverse curve, concave to the ~
/ west, having a radius of 35121.16 feet, and 0 central angle of 0 degrees 32 minutes 03 seconds; thence South 20 degrees 34 minutes 24 :::i
I I / seconds West. tangent to said lost described curve 399.67 feet; thence South 18 degrees 56 minutes 26 seconds West 80.14 feet to the ~
/ center line of Eagle Creek Boulevard; thence easterly 441.46 feet, along said center line being a non-tangential curve, concave to the north, c...
/ having a radius of 4800.00 feet, a central angle of 5 degrees 16 minutes 10 seconds, and 0 chord which bears South 73 degrees 46 minutes
I 16 seconds East; thence South 76 degrees 24 minutes 21 seconds East, continuing olong said center line. tangent to said last described
curve 1215.89 feet to the east line of said Southwest Quarter; thence North 0 degrees 18 minutes 14 seconds East, along said east line, and
along the east line of said Southeast Quarter of the Northwest Quarter 1287.42 feet to the point of beginning.
Subject to the right of way of Eagle Creek Boulevard, (County Road No. 16). ~ g
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That part of the west 410.00 feet of the Southeast Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, lying northerly
~ 0/ the center line of. County Road 16, a/so known as Eagle Creek Boulevard. Gj d ......
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~~
~ ~ ~ DRAINAGE AND UnUTY EASEMENTS I/) 0 (/) CD I ~ x I')
ixliiif!: <X) ARE SHOWN THUS: !Z ~ ~ U 0.. 0
,I ~ LOU ~c: ci
/ ~ II NOTES TO SKETCH: ~ ~ ~ ~
~ 5---j .. ~ 10
:.. "Th" t B d S " m>- 10
~ ~ /J IS IS no . a oun ary urvey :>-: ;;.: .. ......
~ I - -5 CD CD 0 W ~ -:
b Orientation of this bearing system is based on the z z ~ ~ LL. ~
~ ~ II 2 east line of the SE1/4 of the NW 1/4 of Section w ~ ~ ~ " I- W
2';~~:Ofoo 1 _ --.J L 1 _ _ 14 to hove an assumed bearing of S 0'18'14" W. ~ ~ ~ is ~ ~ G'!
BEING 5 FEET fN WIDTH AND ADJOINING SIDE ~
/--g~O~~L fWggM~ff(J~Pf~Z~~R~Aff~R ~~~ L:~EJEE~NfJS~Do;:~~r;SID'j'J!h7tJED .E ~ ~
;' EASEMENT PER DOC. NO. 147584 STREET UNES AND REAR LOT LINES, UNLESS 0.. C
I OTHER- WISE INDICA TED ON THE PLA T. .~ -8 5 0
I ~c 0
DEVELOPMENT SUMMARY: : :J:~ <fi Z
_ -, 'OL..OC~
--~ . ..r:o..cOU)
6 75,0 \ 75.0 i , 75,0/ " TOTAL PLATTED AREA: 1,972,101 Sq,Ft. 45.21 Ac. - ,,-'in .--.:
I I ~E"U ~~
, : PROPOSED RIGHT OF WA Y AREA =e :5 '0-
'\ ~ q 3~~ ~'~O' STREETA: WEST OF PIKE LAKE RD. 103,005 Sq. Ft. 2.37Ac. ~Ead:o
~ ~ ~ ~ lC) PROPOSED R/GHT OF WA Y AREA E ~ :@] ;
STREET A: EAST OF PIKE LAKE RO. 23.484 Sq.Ft. 0.54 Ac. ~ &. ~ ~.2
PROPOSED RIGHT OF WA Y AREA "" ~ g..!1 ~
STREET 8: 65,488 Sq.Ft. 1.50 Ac, - a. 1Il...J_
I I I( PROPOSED RIGHT OF WA Y AREA ()
I ( / ! STREET 0: 14.174 SqFt. 0.33 Ac. .s:
I / PROPOSED RIGHT OF WA Y AREA a)'l
STREET E: 21.698 SqFt. 0.50 Ac. Q) ~ .,
........ .....9:;: .!!l.!!
__ PROPOSED RIGHT OF WA Y AREA c:v .. .. '" ~ 2
"'< '" ; EAGLE CREEK BOULEVARD' 86,400 SqFt. 1.98 Ac. .~) 'S ~ f ~
........ ~ PROPOSED RIGHT OF WA Y AREA () ~ '" .:. ~ ~
__ ; ~ .., PIKE LAKE ROAD: 97.253 Sq. Ft. 2.23 Ac. (I).... :;f ~
'-",/~~- , _ (I)'" l:l >-" . &
~ fl'''~~~ I :;;j TOTAL PROPOSED ~ ~ ~~~ ~...
;' 19'~'2.6"'" ' ......... 8 ., PIO NO. RIGHT OF WA Y AREA: 411.502 Sq.Ft. 9.45 Ac. OJ ~ "'~ il: ~
5\8'5 I! I ;-....;; }oJ 279/40011 4lG 1 .:!! '" '" :!!
III r-...t.. I ~ ~ TOTAL EXISTING ... ~~;!; .. 5.
/; / - ~"4"~ 00 RIGHT OF WA Y AREA: 68.289 Sq.Ft. 1.57 Ac. CD to J!,S'~ if:;;
I h ~'4<t:~. /12__ ~, i;:=o. hI'" ~g
! I Ce;;~<7.!l' -- , C> EXISTING WETLAND ..... . ~ .. ~
! /..1"'.9:.?7';: ~ /.r---....... <: WITHIN PROJECT BOUNDARY: 73,113 Sq.Ft, 1.68 Ac, ~-i _ ... .~:
"'I ":l~ ~~
NUMBER OF UNITS: 53 ~ .. "l"- ., l:l
GROSS DENSITY: 1.17 Units/Ac. .c:: ~
NET DENSITY: 1.63 Units/Ac. ()
GROSS DENSITY= TOTAL UNITS / TOTAL ACREAGE "":i
NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE - ROW - WETLAND)
,
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ZON/NG INFORMA T/ON:
ZONING CLASS: R-IB (f) ~
NO. OF BUILDABLE LOTS: 54 L ~
NO. OF OUTLOTS: 1 o::.:::!: f-
LOT SUMMARY: I TOTAL PLATTED AREA: 45.21 Ac. <(~ a... :5
BLOCK 1 BLOCK 2 BLOCK 3 I !ii - - TOTAL RIGHT OF WA Y AREA: 11.02 Ac. lL.. 0 0...
r--:..-.. MINIMUM LOT DEPTH' (SUBDIVISION)' 145 FT 3: W .. ...J
LOT 1 44.337 s q.ft, 0.99 acres LOT 16 15,899 sq.ft. 0.36 acres LOT 1 29,884 sq.ft. 0.69 acres I I ! I - - - MINIMUM LOT DEPTH; (PER ZONING) 100 FT W ~ @5 ~ ~
LOT 2 24,351 sq.ft. 0.56 acres LOT 17 19,560 sq.ft. 0.45 acres LOT 2 18.644 sq.ft. 0.43 acres I ~ j MINIMUM LOT WIDTH' (PER ZONING' 60 FT - 0 lL.W <(
LOT 3 25,902 sq.ft. 0.59 acres LOT 18 32,464 sq.ft. 0.75 acres LOT 3 18,648 sq.ft. 0.43 acres I '-eX/Slit; ~ . / >::.::: z
LOT 4 37.100 sq.ft, 0.B5 acres LOT 19 18,702 sq.ft. 0.43 acres LOT 4 18,651 sq.ft. 0.53 acres OF cou%({!GHr OF II< - _ <( 0 ~
BLOCK 2 LOT 20 22,446 sq.ft. 0.52 acres LOT 5 18.655 sq.ft. 0.43 acres LEGEND ROAO No."~{;L1Ne I' t3 Vi Z :J
LOT 21 21,130 sq.ft, 0.49 acres " 0 W
LOT 1 28,398 sq.ft. 0.65 acres LOT 22 27.167 sq.ft. 0.62 acres BLOCK 4 ~ g (f) 0::
LOT 2 19,861 sq.ft. 0.46 acres LOT 23 29,578 sq.ft, 0.68 acres t 0:: lL.. 0...
LOT 3 18.191 sq.ft. 0.42 acres LOT 24 31,864 sq.ft. 0.73 acres LOT 1 14,951 sq.ft. 0.34 acres PROPOSED EXISTING W
LOT 4 38,149 sq.ft. 0.88 acres LOT 25 27,004 sq.ft. 0.62 acres LOT 2 11.608 sq.ft. 0.27 acres ...J
LOT 5 29.694 sq.ft. 0.68 acres LOT 26 27,891 sq.ft. 0,64 acres LOT 3 16.014 sq.ft. 0.37 acres _ _ _ _ __ _ RIGHT-OF-WAY LINE DEVELOPER: ENG/NEER/SURVEYOR: ...J
LOT 6 51,599 sq.ft, 1,18 acres LOT 27 27,797 sq.ft. 0,64 acres LOT 4 16,429 sq.ft. 0.38 acres TOLLEFSON DEVELDPMENT. INC JDHN DUVCR &- ASSOCIA1<S INC 0
LOT 7 29.405sq.ft. 0,68 acres LOT 28 51,261 sq.ft. 1.18 acres LOT 5 15.463 sq.ft. 0.35 acres PROPERTY LINE 17271 KENYON AVENUE, surri 103 20.1 KEST TRAVELERS TRAIL' . l-
LOT 8 29.630 sq.ft. 0,68 acres LOT 29 4/,747 sq.ft. 0.96 acres LOT 6 20,712 sq.ft. 0.48 acres LAKEWI.1..E. MN 55044 sum, 20.0.
LOT 9 46,852 sq.ft. 1.0.8 acres LOT 30 34,872 sq.ft. 0.80 acres LOT 7 11,537 sq.ft, 0..26 acres PHONE: (952) 435-10.10 BURNSWI.1..E. MN 55337
LOT 10 45,486 sq.ft. 1.0.4 acres LOT 31 25,340 sq.ft. 0.58 acres LOT 8 11,596 sq.ft. 0.27 acres ..- CURB LINE FAX, (952) 435-10.20. PHONE, (952) 894-3045
LOT 11 26,392 sq.ft. 0.61 acres LOT 32 26,752 sq.ft. 0.61 acres LOT 9 14.667 sq.ft. 0.34 acres FAX: (952) 894-3049
LOT 12 25,642 sq.ft. 0,59 acres LOT 33 28,149 sq.ft. 0.65 acres RETAINING WALL '" CONTACT: GARY WOLLSCHLAGER /"
LOT 13 23,140 sq. ft. 0,53 acres LOT 34 54,839 sq.ft. 1.26 acres OUTLOTS 0 10.0 zqo 300 CONTACT.' CHAD M. DDNNELLY 5 /"
LOT 14 20.368 sq,ft. 0,47 acres LOT 35 46.062 sq.ft. 1.06 acres OUTLOT A 31042 sq ft 071 acres I I OF
LOT 15 17.595 sq.ft. 0,40 acres LOT 36 32,893 sq.ft. 0.76 acres ' ... SCALE IN FEET / 13
~)GI.f '8fT G-,
City of Shakopee
Memorandum
TO: Mark Noble, Planner I
FROM: Joe Swentek, Proj ect Engineer
SUBJECT: Preliminary Plat - Ridge View Farms Addition
PID NO.: 27-914017-1
CASE NO.: 05074
DATE: August 12, 2005
The application indicates a request for Preliminary Plat approval of a single-family (R1-B)
residential development in the southeastern portion of the City. It is located to the East of the
proposed extension of County Road 21, North of County Road 16 (Eagle Creek Boulevard).
This review should be considered preliminary, as more comments are to follow with additional
submittals. However, I offer the following comments at this time for the applicant and for the
planning department:
General Comments
1. Execution of a Developer's Agreement, which shall include provisions for security for
public improvements withinthe Final Plat and the engineering review fees.
2. Payment of Trunk Sanitary Sewer Charges shall be made, as required by the most current
City of Shakopee Fee Schedule.
3. Payment of Trunk Stonn Water Charges and Trunk Stonn Water Storage and Treatment
Charges shall be made, as required by the most current City of Shakopee Fee Schedule.
4. No public improvements shall be constructed until, the City Engineer and the Shakopee
Public Utilities Commission (SPUC) approves the Final Construction Plans and
Specifications.
5. Provide electronic (Auto CAD) files of the Final Plat and all record drawings to the
engineering department.
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Page 1 of 4
8XHI BIT C~
6. The applicant shall obtain the necessary right-of-way and/or easements to perfonn all
proposed work offsite.
7. The applicant shall obtain the necessary Scott County permits/approvals (access, right-of-
way, drainage, etc.).
8. In the event a septic system and/or a well is encountered' on the site, the applicant shall
'.'. ._.contact_the.uScottCQuntY-_EnvirQnmental.Health__ItepJUIDlent_Jor their. Iequirements_ """ _ ., .,,_. _,
concerning the removal and/or capping of the septic system and/or well.
9. The applicant shall obtain the appropriate Wetland Conservation Act (WCA) permits and
approvals for all proposed wetland impaCts on their site. No grading permit shall be
issued until a mitigation plan has been approved by the City.
10. The approval of the proposed impact to the existing wetland is contingent upon receiving
a permit from the U.S. Army Corps of Engineers.
11. The applicant shall obtain the necessary Minnesota Department of Natural Resources
MnDNR permits/approvals for all work associated with the Prior Lake Outlet Channel.
12. The applicant shall obtain the necessary Metropolitan Council Environmental Services
(MCES)pennits/approvals for all work in their easements and all connections to their
trunk sanitary sewer.
13. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy
of this permit shall be provided to the City.
14. The applicant shall obtain the appropriate permits for all structures to be removed from
the site and/or demolished.
15. The applicant shall provide a defined outlet system from the proposed storm water basins
to the Prior Latce Outlet Channel.
16. A storm water basin, if required, providing pretreatment and rate control of storm water
from Pike Lake Road and the proposed fire station site shall be provided at a location
designated by the City of Shakopee.
17. A storm water infiltration system, if required, providing pretreatment of storm water
runoff prior to infiltration shall be submitted to the City for review and approval.
18. The applicant shall work with the City of Shakopee and Scott County to provide an
adequate site design eliminating the need for future retaining walls, resulting from the
construction of County Road 21. If this cannot be accomplished, lots at the end of the
Street B cul-de-sac may need to be eliminated.
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em-'BII ~,
19. The applicant shall construct Pike Lake Road from County Road 16 (Eagle Creek
Boulevard) to the Southbridge Parkway terminus.
20. The applicant shall work with the City of Shakopee to provide an acceptable design of a
maintenance trail/access to the Prior Lake Outlet Channel and the proposed storm water
basins.
..... .......""..~." ....~ ~_._.._.,._.~. __.....____..___.___.___.__._...__..... ._.__.__._...._....__._._ ....__. .____ "'__._______._._.____..._..n_..._n__....._.__. ..___.__...__n__m. .. ..... ._. ... .__u.___.____.____. _" ",,_,. . ..... . .
21. The applicant shall work with the City of Shakopee to provide one (1) trunk sanitary
sewer extension North of Street B within Pike Lake Road to future Crossings Boulevard
and one (1) trunk sanitary sewer extension East, either at Street B extended to the eastern
plat boundary or Street A extended to the eastern plat boundary.
Preliminary Plat
1. Additional right-of-way, in the form of equidistant chamfers twenty-five (25) feet in
dimension, shall be provided at the intersection of Street A and Pike Lake Road and the
intersection of Street B and Pike Lake Road.
2. Additional right-of-way, in the form of equidistant chamfers twenty-five (25) feet in
dimension, shall be provided at the intersection of Pike Lake Road and County Road 16
(Eagle Creek Boulevard).
3; Easements shall be shown on the Final Plat as approved by the City Engineer. They shall
include, but not be limited to, the following:
. Minimum drainage and utility easements for sanitary sewer and storm sewer in non-
paved areas shall be provided at a one to one ratio, depth versus width, plus four (4)
feet. The easements shall be centered along the utility aligmnent.
. Provide a minimum of fifteen (15) feet of drainage and utility easement adjacent to
the County Road 16 (Eagle Creek Boulevard) right-of-way.
. Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to
the proposed County Road 21 right-of-way.
. Adequate drainage and utility easements shall be provided along the top and the
bottom of all proposed retaining walls.
4. Simultaneous to the recording of the Final Plat, a deed restriction shall be recorded on all
property lines as designated by the City of Shakopee.
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~Xft,grr c,~_
Storm Water Manal!ement Plan Review
Please see the attached memo from Todd Hubmer and Ted Witkowski ofWSB & Associates,
Inc. dated June 13, 2005.
Metropolitan Council Environmental Services (MCES) Interceptor Review
Please see the attached memo from Kyle Colvin of the MCES dated August 8, 2005.
Recommendation
Engineering staff recommends approval of the Preliminary Plat and the variance request for an
over-length cul-de-sac subject to the conditions above being addressed by the applicant prior to
Final Plat approval.
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'E-)(I-t 18)) D,
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
'From: Mark Themig, Parks, Recreation and Facilities Director
Date: August 12, 2005
Subject: Parks, Open Space and Trails Review of the Preliminary Plat for
Ridge View Farms, Tollefson Development
INTRODUCTION
I am writing to provide you park related comments for the Ridge View Farms
development, and the Parks and Recreation Advisory Board's recommendation.
DISCUSSION
The Parks and Recreation Advisory Board (PRAB) reviewed the proposed Ridge View
Farm preliminary plat at their June 27 meeting, at which time they recommended general
approval of the plat with specific conditions. Their discussion included park dedication,
the proposed conservation easements, trails, and potential work in city-owned wetland.
(Since that meeting, the applicant has withdrawn the request to conduct work in city-
owned wetlands.)
Park Dedication
Given the proximity to the new Shutrop Community Park and plans for future park
dedication in the Riverside Bluffs and adjacent development, cash in lieu of land is
recommended. Preliminary park dedication calculations (to be confirmed at time of final
plat) are as follows:
54 lots X $4,632/lot = $250,128
The applicant requested that there be a credit toward their park dedication fees for the
cost of the trail construction. The Advisory Board was generally agreeable to that credit.
Trails and Sidewalks
The applicant had not finalized trail alignments and sidewalks at time of PRAB review.
Since that time, we have continued to work with the applicant on these alignments. The
PRAB's recommendations included a condition that the applicant provide an ADA
compliant connection from the south cul-de-sac to the north cul-de-sac, and ultimately to
the future trail that will be constructed along the Prior Lake-Spring Lake outlet channel
and greenway corridor. The latest version of the plans (8/09/05) show connecting
sidewalks along Street A, Street B, and Pike Lake Road, which is acceptable (although
the PRAB recommended a trail along Pike Lake Road in lieu of a sidewalk - see
conditions).
These plans also show a trail .connection to the west through the Street B cul-de-sac. In
order to provide connectivity to the greenway corridor channel, this trail should be
relocated to the north property lines of Block 2, Lots 31-35. As of the deadline for this
"M'.'T~
staff report, I was still working with the applicant's engineer to' determine the feasibility of
this alignment. Since it has not been finalized, there is a condition of approval to address
final alignment for the trail.
Finally, the PRAB also discussed whether a trail should be required on CR 16. At this
point, we have not finalized this item. A condition is included in the recommendations.
Conservation Easement
As part of the conservation development approach, the applicant is proposing to provide
a conservation easement to the city for a significant amount of high quality woodlands
and bluff line. This area would remain in private ownership, but would be protected from
any disturbance other than work permitted by the city for removal of invasive species
and ecological improvements to the easement area. Development of the actual
conservation easement language is a condition of approval.
PARKS AND RECREATION ADVISORY BOARD PARK DEDICATION
RECOMMENDATION
The Parks and Recreation Advisory Board recommended approval of the proposed
preliminary plat, with the following conditions:
1. The applicant shall meet park dedication requirements by providing cash in lieu of
land dedication.
2. Park dedication fees in the amount required by the City Code and adopted City fee
schedule shall be paid prior to the recording of the final plat. If any portion of the
property is being platted as outlots to accommodate a phased development, the park
dedication fees for each future phase shall be based on the fees in effect at the time
of final plat approval for those outlots and shall be paid before the final plat for those
outlots is recorded.
3. The applicant shall be given credit toward their park dedication requirement for the
costs associated with installing the section of the greenway corridor trail included in
this development.
4. Final trail alignment for the greenway corridor trail shall be determined as part of the
final plat process, and coordinated with Scott County and developments to the east.
5. The suitability of a trail along County Road 16 shall be determined as part of the final
plat process.
6. Sidewalks shall be provided on one side of all streets, as proposed on the plat.
7. A trail should be substituted for the sidewalk on the west side of Pike Lake Road.
8. All trails and sidewalks shall be ADA compliant.
STAFF COMMENTS AND RECOMMENDATIONS
Finally, I would note the following additional requirements should be added as conditions
of approval for the preliminary plat:
1. The applicant shall provide and install conservation easement, park',open space,
and trail boundary signage as determined to be needed by the city.
Please let me know if you have any questions.
f,)(H I B ,-, E.,
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Ryan Hughes, Natural Resource Specialist
Date: August 11, 2005
Subject: Environmental Advisory Committee Review
Shutrop Addition Preliminary Plat
Tollefson Development
INTRODUCTION
I am writing to provide natural resource related comments for the Shutrop Addition
development, and the Environmental Advisory Committee's recommendation.
DISCUSSION
Tollefson Development presented the Shutrop Addition development at the June 8,
2005, Environmental Advisory Committee (EAC) meeting. The Advisory Committee had
considerable discussion about the proposed development and the proximity of the
homes being proposed adjacent to the proposed County Road 21, the width of the
drainage and utility easement, tree protection, and the proposed wetland impacts
discussed at the June 8 meeting. These discussions are summarized below.
1. County Roap 21 Noise
The noise from County Road 21 was an issue discussed with the developer at the
meeting. Currently, Scott County has created a conceptual design alignment for
County Road 21. The number and location of trees required to be removed for the
proposed road is unknown. These trees and the anticipated elevation of the road
were discussed, but exact details could not be provided to the EAC. The EAC
determined issues surrounding County Road 21 and the unknown alignment should
not stall the progress of the proposed development.
2. Drainage and Utility Easement
The width of the drainage and utility easement was discussed at the meeting. This
discussion related to the Greenway Corridor along the bluff within the proposed
development and whether or not the approximate 150 foot width west of Pike Lake
Road is consistent with the Greenway Corridor ideology. Based on this discussion
and available information at the time, the width did not present a barrier for animal
movement through the d~velopment.
3. Tree Protection
Tree protection was discussed with the developer. The developer stated tree
protection fence would consist of silt fence trenched in outside the drip line of trees
identified as preserved. The developer did state that some trees may be removed
due to grading restrictions established City Engineers. The EAC determined any
tree removal not indicated on the plans to be approved by City Staff. Additionally,
the silt fence is to remain in place the duration of the development to aid home
builders in identifying trees to be preserved. The revised Woodland Management
plans has been submitted for Staff review.
~XH'81f e~
4. Wetland Impacts
The wetland impacts proposed at the June 8 meeting to obtain sand below the
organic material was discussed with the developer at the July 13 meeting. The
proposed wetland impacts of this portion of the project were abandoned due to
financial and permitting responsibilities associated with obtaining the sand.
The wetland impacts associated withthe building pads and roads wit.hin the
development were discussed with the developer. These impacts will require a
Wetland Conservation Act permit application to be submitted to the City. The
developer anticipated utilizing surplus wetland credits from another Tollefson
development within the City.
ENVIRONMENTAL ADVISORY COMMllTEE RECOMMENDATION
The Environmental Advisory Committee recommended approval (6-0) of the proposed
preliminary plat received July 13, 2005, with the following conditions:
1. The developer should implement the use of Best Management Practices for erosion
control and stormwater management during construction.
2. The applicant must meet the City's Woodland Management Ordinance requirements.
3. Placement of at least one overstory/shade deciduous tree in the front yard.
4. Sod placement in front yard and seed or sod placed in side and rear yards.
5. Placement of 6" of topsoil. The soil composition should be similar to the MnDOT
topsoil borrow requirements.
6. Rain sensors for any irrigation system.
7. The developer adhere ball MPCA NPDES requirements and submit a Storm Water
Pollution Prevention Plan (SWPPP) to the City prior to commencing land disturbing
activities.
8. The'developer utilize the MPCA Protecting Water Quality in Urban Areas as a
technical reference for erosion control.
9. The developer install tree protection fence prior to mass grading. No grading should
occur within the drip line or Critical Root Zone of protected trees.
10. The developer submit a compl~ted Minnesota Local/State/Federal Application Form
for WaterlWetland Projects permit application for Local Government Approval (LGU).
This application shall include a replacement plan for the management, maintenance,
monitoring, and performance standards for the wetland mitigation site(s).
11. The developer replace removed trees with species consistent with the existing
woodland.
e~161f ~)
"
STAFF COMMENTS AND RECOMMENDATIONS
If the Planning Commission recommends approval, conditions of approval should
include the items stated above. Additionally, Staff recommends the following conditions
for approval of the preliminary plat:
1. Any proposed storm ponds be seeded with a native wetland seed mixture and
erosion control blanket be placed four feet either side of the normal water level and
around outlets to prevent erosion and sediment deposits downstream surface
waters.
2. The silt fence installed as tree protection fence be orange in color and placed outside
the tree drip line. Trees with silt fence placed within the drip line will be considered
removed and require replacement according to the Woodland and Tree Management
ordinance.
3. With reference to EAC recommendation #10 for conditions of approval, a Minnesota
Local/State/Federal Application Form for Water/Wetland projects permit application
has not been received as of the date of this memo. Additionally, issues surround the
proposed use of banked credits from other Tollefson projects. Please contact Joe
Swentek for additional information.
Please let me know if you have any questions.
iJ'"t-t.~t.T ~\
*'
SCOTT COUNTY PUBLIC WORKS DIVISION
HIGHW A Y DEPARTMENT' 600 COUNTRY TRAIL EAST. JORDAN. MN 55352-
9339
(952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
August 15,2005
Mark Noble
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379
RE: Preliminary Plat, Ridgeview Farms
CSAH 16 and future CSAH 21
Dear Mark:
We have reviewed the request for a preliminary plat and offer the following comments:
. The construction of Pike Lake Road shall require left turn lanes and right turn lanes to be
constructed on CSAH 16.
. The proposed street C access onto CSAH 16 does not meet the minimum spacing guidelines for
a full access. The access onto CSAH 16 would only be permitted as an emergency access only.
It could be considered as aright in/right out City street in the future when CSAH 16 constructed
as a divided roadway.
. A portion of Street A right-of-way is directly adj acent to the CSAH 16 right-of-way. We
recommend that landscaping is installed between Street A and the CSAH 16 right-of-way to
break up vehicle headlights.
. The minimum right-of-way dedication for CSAH 16 shall be 75 feet from centerline. We
recommend right-of-way sight triangles to also be dedicated at the intersection of Pike Lake
Road and CSAH 16, and CSAH 16 and future CSAH 21.
. The proposed trail in the CSAH 16 right-of-way shall require a permit.
. The proposed plat does not take into account the future grades for CSAH 21. The proposed
road grades would have a significant impact on this development. Approving home sites
adjacent to a future road project will result in increased costs to the City and County. We
request perpetual easements are provided to the County to construct and maintain the side slope
of CSAH 21. We would work with the City and developer to define the easements before final
plat approval.
e:" -'r'l \ f> \,... f",-
Ridgeview
Page 2
. The plan proposes landscaping adjacentto CSAH 21 where it will be graded as part of the road
CSAH 21 construction project. We recommend the landscaping within the future CSAH 21
grading limits is installed only after the road is constructed.
. Any conservation easement dedicated should be outside of the future CSAH 21 grading limits.
The County will need to be provided a clear plan showing where the proposed conservation is to
be located before final plat approval.
. The western property line (future CSAH 21 right-of-way) will need to be reviewed/revised to
match the County Surveyor's legal description ofthe CSAH 21 right-of-way before final plat
approval.
. A streetlight that illuminates the intersection of CSAH 16 and Pike Lake Road shall be required.
. No landscaping, ponding, berming, or signage shall be permitted within the County right-of-
way.
. Any existing field accesses or driveways to this property shall be completely removed from the
County right-of-way and graded to match the existing ditch.
. We recommend a minimum 15 foot drainage and utility easement for property adjacent to
CSAH 16 and future CSAH 21.
. Noise issues will increase in the area as traffic levels on CSAH 16 increase and when CSAH 21
is constructed. Noise attenuation is the responsibility of the City and developer. Has a noise
analysis that considers federal noise standards been completed for CSAH 16 ~nd future CSAH
21?
. Any work within the County right-of-way shall require a permit.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact
me.
Sincerely,
~~i/'-
Craig Jenson
Transportation Planner
SEP-01-2005 15:42 SHAKOPEE PUBLIC UTILITIES 9524457767 P.02/02
ec~\~rr 9
SHAKOPEE PUBLIC utILITIES
MEMORANDUM
TO: Mark Noble
FROM: Joseph D. Adams, Planning & Engineering Director
SUBJECT: EAST SHAKOPEE AREA PLATS
DATE: September 1, 2005
This memo is to follow-up and expands on my comments made at the Development
Review Committee meeting while discussing the Riverside Bluff (Ryland), Eagle Ridge
(Noecker) and Ridge Creek (Tollefson) Additions.
Per the Utilities Commission's policies, for any property to receive municipal water
service there must be two independent sources of water, e.g. "looping."
To meet the "looping" requirement in this area, at least two of the three proposed
developments must be concurrently constructed. Discussions with Tollefson and Ryland
representatives have led us to understand their intent is to share the expense of installing
a water main within the CR 16 right of way to connect their two projects if the property
in between, Eagle Ridge Addition, does not proceed forvvard at the same time.
If only one of these three projects was to go forward they would have only one water
main coonection to the existing system. r do not believe we could approve the water
main construction plans for one plat only, without the Utilities Commission granting
some sort of temporary exemption from the ..looping" requirement. The only time that I
can recall that being done was when the Southbridge PUD was constructed, and even
then it required several conditions including substantial financial security instruments to
ensure the eventual construction of additional water main to accomplish the "looping."
TOTAL P.02
@ 2005 John Oliver & Associates, Inc.
RI-C:GE VI_E:W FAR. s.
" ,:
". ~ - - ~ " "-- -- - ~._~ ~_". ,,~ " " :oJ'
Shakopee, Minnesota
VICINITY MAP. SHEET INDEX SHEET NUMBER
TI TLE SH EET 1
STORM WATER POLLUTION PLAN 2-3
: t,.~ t.J '.~ EXISTING CONDITIONS 4
t\,
,. PRELIMINARY PLAT 5
~':\'~ ~\:{v~
{ PRELIMINARY GRADING 6-8
, PRELIMINARY UTILITY 9
t PRELIMINARY LANDSCAPE 10
TREE INVENTORY 11-12
CIVIL DETAILS 13
"
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,;:.:~~~ ~ ,.
'" (}<{!/ 1"-1500' 13 TOTAL SHEETS
"
"-
SECTION 74. TOWNSHIP 115. RANGE 22. PRELIMINARY PLANS
SCOTT COUNTY, MINNESOTA
FOR
GRADING, SANITARY SEWER, WA TERMAIN,
STORM SEWER & STREET IMPRO VEMENTS
Civil Engineering John Oliver & Associates, Inc.
REV. DAIT SHEETS
201 W. Travelers Trail, Suite 200, Burnsville, Minnesota 55337 (952) 894-3045 Fax (952)894-3049 NO. REViSIONS REVi SED
Land Surveying
Land Planning Offices in: Elk River, Burnsville and Brooklyn Center, Minnesota 1....::;..,.,.,.,;./'
World Wide Web: www.joliverassoc.com Xs
I hereby certify that this pion, specificotion, or report was preporedPRt=t1'NtIN~ervision ond thot I am 0 duly Licensed
Professional Engineer under State of Mn. Statutes 326.02-326.16 Dote 4/28/05 Mn. Reg. No. 14960
John C. Bertelsen
@ 2005 John Oliver &: Associates Inc.
Call 48 Hours before digging
, STATE OF MINNESOTA POLLUTION CONTROL AGENCY STORM WATER POLLUTION PREVENTION PLAN (SWPPPI NOTES GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002
MN. Toll Free 1-800-252-1166
z f!!
o z
. REQUIREMENTS OF THE GENERAL PERMIT AUTHORIZATION TO DISCHARGE . VEHICLE TRACKING MUST BE MINIMIZED BY BMP'S. STREET SWEEPING GENERAL REQUIREMENTS ti: !:i
STORM WATER ASSOCIATED WITH CONSTRUCTION ACTIVITY UNDER THE MUST BE USED IF SUCH BMP'S ARE NOT ADEQUATE TO PREVENT a:: ::;
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (N.P.D.E.S.) / STATE SEDIMENT FROM BEING TRACKED ONTO THE STREET. . FOR DISCHARGES TO SPECIAL WATERS OR WETLANDS REQUIREMENTS OF THE Vl 8
DISPOSAL SYSTEM (SDS) PERMIT PROGRAM TAKE PRECEDENCE OVER THE 'DEVELOPMENT SUMMARY: W
PLANS AND THESE NOTES . CONTRACTOR MUST INSTALL TEMPORARY (OR PERMANENT) SEDIMENTATION GENERAL PERMIT AUTHORIZATION TO DISCHARGE STORM WATER ASSOCIATED 0 ~>-
. BASINS WHERE TEN OR MORE ACRES OF DISTURBED SOIL DRAIN TO A WITH CONSTRUCTION ACTIVITY UNDER THE N.P.D.E.S./STATE DISPOSAL SYSTEM TOTAL PLATTEO AREA: 1,972.101 Sq.Ft. 45.21 Ac. 5<
RESPONSIBILITY REQUIREMENTS COMMON LOCATION AND/OR AS SHOWN ON THE EROSION CONTROL PLAN. PERMIT PROGRAM APPENDIX A MUST BE FOLLOWED. -
. OPERATE TRACK EQUIPMENT (DOZER) UP AND DOWN EXPOSED SOIL PROPOSED RIGHT OF WA Y AREA w
SLOPES ON FINAL PASS LEAVING TRACK GROOVES PERPENDICULAR TO STREET A. WEST OF PIKE LAKE RD. 104,418 Sq.Ft. 2.40 Ac.
. THE PERMANENT STORMWATER MANAGEMENT SYSTEM IS THE PROPOSED DEWATERING AND SURFACE DRAINAGE THE SLOPE. DO NOT BACK-BLADE. LEAVE A SURFACE ROUGH TO PROPOSED RIGHT OF WAY AREA
PERMANENT POND. MINIMIZE EROSION. STREET A: EAST OF PIKE LAKE RD. 22,200 Sq. Ft. 0.51 Ac.
. DEWATERING OR ANY TYPE OF SURFACE DRAINAGE THAT MAY HAVE
. (CITY OR WATERSHED) WILL HAVE RESPONSIBILITY FOR LONG TURBID OR SEDIMENT LADEN DISCHARGE WATER MUST BE DISCHARGED TO . ALL TREES NOT LISTED FOR REMOVAL SHALL BE PROTECTED. DO NOT PROPOSED RIGHT OF WAY AREA
TERM OPERATION AND MAINTENANCE OF THE PERMANENT STORM A SEDIMENT BASIN ON THE PROJECT SITE WHENEVER POSSIBLE. IF THE OPERATE EQUIPMENT WITHIN THE DRIPLlNE. ROOT ZONES OR WITHIN TREE STREET 8: 70,942 Sq. Ft. 1.63 Ac. 2
WATER MANAGEMENT SYSTEM. WATER CANNOT BE DISCHARGED TO A BASIN PRIOR TO ENTERING THE PROTECTION FENCE AREAS. PROPOSED RIGHT OF WA Y AREA W
SURFACE WATER, IT MUST BE TREATED WITH THE APPROPRIATE BMP'S . WHEREVER POSSIBLE. PRESERVE THE EXISTING TREES, GRASS AND OTHER STREET 0: 13.973 Sq. Ft. 0.32 Ac. ~ c::;
. (CONTRACTOR) WILL HAVE RESPONSIBILITY FOR IMPLEMENTATION SUCH THAT THE DISCHARGE DOES NOT ADVERSELY AFFECT THE VEGETATIVE COVER TO HELP FILTER RUNOFF. ....
OF THE SWPPP BEFORE AND DURING CONSTRUCTION. RECEIVING WATER OR DOWNSTREAM LANDOWNERS. THE CONTRACTOR PROPOSED RIGHT OF WA Y AREA
MUST ENSURE THAT DISCHARGE POINTS ARE ADEQUATELY PROTECTED . ESTABLISH A PERMANENT VEGETATIVE COVER OVER ALL EXPOSED SOILS STREET E: 21.467 Sq.Ft. 0.49 Ac. ~ci
. THE CONTRACTOR SHALL PROVIDE THE OWNER WITH A CHAIN OF FROM EROSION AND SCOUR. THE DISCHARGE MUST BE DISPERSED OVER WHERE LAND IS COMING OUT OF AGRICULTURAL PRODUCTION. PLANT AS a::z ~ CO<
RESPONSIBILITY \11TH ALL OPERATORS ON SITE TO ENSURE THAT NATURAL ROCK RIPRAP, SAND BAGS, PLASTIC SHEETING, OR OTHER SOON AS POSSIBLE TO ESTABLISH DENSE GRASS FILTER PRIOR TO PROPOSED RIGHT OF WAY AREA
THE SWPPP WILL BE IMPLEMENTED AS FOLLOWS: ACCEPTED ENERGY DISSIPATION MEASURES, CONSTRUCTION AND TO MINIMIZE WEED GROWTH. EAGLE CREEK 80ULEVARD: 84,396 Sq.Ft. 1.94 Ac. '" 0 (J) ml ~ x ,..,
O:!E~{)a.. 0
GR~DING CONTRACTOR: . ALL WATER FROM DEWATERING MUST BE DISCHARGED IN A MANNER THAT .' PROPOSED RIGHT OF WAY AREA ;;,. () '" ..., ~ ci
BUSINESS NAME DOES NOT CAUSE NUISANCE CONDITIONS EROSION OR INUNDATION OF BMP S REFER TO EROSION AND SEDIMENT CONTROL PRACTICES DEFINED IN PIKE LAKE ROAD' 78464 Sq Ft 1 80 A ~ - (J) ~
, ,. THE MPCA PROTECTING WATER QUALITY IN URBAN AREAS AND THE .. .. . c. ....... iii CO< c!.
WETLANDS CAUSING SIGNIFICANT ADVERSE IMPACT TO THE WETLAND. MINNESOTA CONSTRUCTION SITE EROSION AND SEDIMENT CONTROL .... ..., CD CD
TOTAL PROPOSED >= to '"
CONTACT PERSON TELEPHONE (INCLUDE AREA CODE) , PLANNING HANDBOOK. RIGHT OF WA Y AREA: 395,860 Sq. Ft. 9.09 Ac. >= >= m ~ W -
INSPECTIONS AND MAINTENANCE . ALL EROSION AND SEDIMENT CONTROL FACILITIES (BMP'S) SHALL BE m m 8 ~ ~ C;
STREETS & UTILITIES CONTRACTOR' INSTALLED AND IN OPERATION PRIOR TO LAND DISTURBANCE ACTIVITIES. TOTAL EXISTiNG i3 z '" "- "- z
. BUSINESS NAME . THE CONTRACTOR MUST APPOINT SOMEONE TO INSPECT THE SOME EROSION CONTROLS SUCH AS CHECK DAMS AND TEMPORARY RIGHT OF WA Y AREA: 68,289 Sq.Ft. 1,57 Ac. ~ Vi ~ ~ '" i;< w
SILT PONDS MAY BE INSTALLED AS GRADING OCCURS IN THE < w a:: ::c :;: w if!
CONSTRUCTION SITE ONCE EVERY SEVEN DAYS DURING ACTIVE SPECIFIC AREA THEY SHALL BE MAINTAINED UNTIL CONSTRUCTION EXISTiNG WETLAND 0 0 0 () 0 f-
CONTACT PERSON TELEPHONE (INCLUDE AREA CODE) g~~;i~~C;~~~ ~N~ I~~~~~ ~N4 ~40~~~:;TE~L~ 1~~~:~t~NE~E~Js~FBE IS COMPLETED 'AND THE POTENTIAL FOR EROSION HAS PASSED. WITHIN PROJECT BOUNDARY: 73.113 Sq. Ft. 1.68 Ac.
:~g~~RDE~E~~S WR~~N~.A~gC:CT;~~T~DI6~~NM~2/RE~~i~(~ORE . THE BMP'S SHOWN ON THE PLANS ARE THE MINIMUM REOUIREMENTS FOR NUMBER OF UNITS.' 52 !;j:
. THE CONTRACTOR SHALL FOLLOW THE IMPLEMENTATION SEQUENCE FREQUENT INTER~AL OF INSPECTION) THE ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND GROSS DENSITY: 115 Unds/fc ,,>- ~
AS SHOWN ON THIS SHEET. . UNEXPECTED QR SEASQNAL CONDITIONS DICTATE, THE PERMITTEE SHALL NET DENSITY: 1.58 Unds/Ac. -K ~ ....
ANTICIPATE THAT MORE BMP'S WILL BE NECESSARY TO ENSURE EROSION GROSS DENSITY= TOTAL UNITS / TOTAL ACREAGE :;; ~
. CONTRACTOR TO ADHERE TO ALL REQUIREMENTS OF THE MINNESOTA POLLUTION PREVENTION MANAGEMENT ME SURES AND SEDIMENT CONTROL ON THE SITE. DURING THE COURSE OF NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE - ROW - WETLAND) 1!" g 0
POLLUTION CONTROL AGENCY N.P,D.E.S. PERMIT, INCLUDING THE A CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE PERMITTEE TO ADDRESS ~ 5 - ~ . z
REQUIREMENT TO MINIMIZE THE AREA DISTURBED BY GRADING AT ANY ANY NEW CONDITIONS THAT MAY BE CREATED BY CONSTRUCTION " k" gil=:::'- (J) lii'
GIVEN TIME AND TO COMPLETE TURF RESTORATION WITHIN THE TIME . SOLID WASTE MUST BE DISPOSED OF PER M.P,C,A. REQUIREMENTS. ACTIVITIES AND/OR CLIMATIC EVENTS AND TO PROVIDE ADDITIONAL BMP'S :5 o:5.Q(n~ a::
REQUIRED BY THE PERMIT AFTER COMPLETION OF GRADING OF AN AREA. OVER AND ABOVE THE MINIMUM REQUIREMENTS SHOWN ON THE PLANS >- "" ::l " ~
. HAZARDOUS MATERIALS MUST BE STORED AND DISPOSED OF PER M.P.C.A. THAT MAY BE NEEDED TO PROVIDE EFFECTIVE PROTECTION OF WATER :e E lj~:5
. ALL BEST MANAGEMENT PRACTICES (BMP'S) SELECTED SHALL BE REGULATIONS. AND SOIL RESOURCES. 8 ~",t '0
" APPROPRIATE FOR THE TIME OF YEAR. SITE CONDITIONS. AND ESTIMATED . EXTERNAL WASHING OF CONSTRUCTION VEHICLES MUST BE LIMITED TO A VICINITY MAP. >-".~" en
DURATION OF USE. DEFINED AREA OF THE SITE. RUNOFF MUST BE CONTAINED AND WASTE . SLOPES AT 3:1 OR STEEPER, 'AND/OR WHERE INDICATED ON THE PLANS .g f'~ ~ ~
. A COPY OF THESE PLANS MUST BE ON THE JOB SITE WHENEVER PROPERLY DISPOSED OF. NO ENGINE DEGREASING IS ALLOWED ON SITE, SHALL BE SEEDED AND HAVE AN EROSION CONTROL BLANKET TYPE 3 r- -1- T - - ~ :;; 8." ~ - :g00i!
CONSTRUCTION IS IN PROGRESS. INSTALLED OR MAY BE HYDROSEEDED WITH TACKIFER MULCH. . ' , . -'" !i~:3:5 '*'.3
FINAL ST ABILIZA TION ' ',. : ,.
. EROSION PREVENTION PRACTICES . ~~~oCsOsNn~~c~g~I,E~~~~N~i:iiR~~~~Lp~~NiUf6A~~DFE1riN~~sm:~ ROCK I ;1"':. ,'. ...' I c.)
. THE PERMITEE (THE OWNER/DEVELOPER AND THE CONTRACTOR WHO CONSTRUCTION ZONE. r-. ,;t1- ~ 'X.' I .s
. THE CONTRACTOR SHALL IMPLEMENT CONSTRUCTION PHASING, VEGETATIVE SIGNS THE MPCA NPDES/SDS APPLICATION FOR GENERAL STORM-WATER '7" f
BUFFER STRIPS, HORIZONTAL SLOPE GRADING, AND OTHER CONSTRUCTION PERMIT FOR CONSTRUCTION ACTIVITY) MUST ENSURE FINAL STABILIZATION . INSTALL PERIMETER SILT FENCE AROUND THE DEVELOPMENT ON ALL DOWN I -1. l v) '"
PRACTICES THAT MINIMIZE EROSION. THE LOCATION OF AREAS NOT TO OF THE SITE. A N,OTICE OF TERMINATION MUST BE SUBMITTED WITHIN 30 GRADIENTS AND AROUND ALL WETLANDS PRIOR TO ANY CONSTRUCTION ~ (I) '" ~"
BE DISTURBED MUST BE DELINEATED (E,G. WITH FLAGS. STAKES, SIGNS, DAYS OF FINAL STABILIZATION, '- - ~.. '" .,. l~
SILT FENCE, ETC.) ON THE DEVELOPMENT SITE BEFORE WORK BEGINS. .:l:! ~ '" ..
. FINAL STABILIZATION CAN BE ACHIEVED IN ONE OF THE FOLLOWING WAYS: . TEMPORARY SEED SHALL BE MNDOT MIX 150 @ 40 LBS. PER ACRE OR U] ;; ~ ~
. ALL EXPOSED SOIL AREAS WITHIN 200 FEET OF A SURFACE WATER OR 1.) ALL SOIL DISTURBING ACTIVITIES HAVE BEEN COMPLETED AND MORE APPROVED EQUAL. 0 - '" { :S:lj
ANY STORMWATER CONVEYANCE SYSTEM WHICH IS CONNECTED TO A THAN 70% OF THE SURFACE STABILIZED WITH UNIFORM PERENNIAL MULCH SHALL BE MNDOT TYPE 1 (CLEAN OAT STRAW) @ 2 TONS PER fI) J :;f ill III
SURFACE WATER MUST BE STABILIZED WITHIN 7 DAYS (STEEPER THAN 3: 1 VEGETATIVE COVER AND; ACRE AND DISK ANCHORED IN PLACE OR APPROVED EQUAL, INSTALLED I , ~ " fI) "t;"" Ii Ii
SLOPES) 14 DAYS (10:1 TO 3:1 SLOPES) OR 21 DAYS (FLATTER THAN A, ALL DITCHES ARE STABILIZED; TO MINIMUM 90% COVERAGE OF THE SURFACE AREA DISTURBED. I ". '" ,.' \ oq: ~16~ ~1!
.) " B. ALL EROSION BMP'S (SUCH AS SILT FENCE) MUST BE ...: \:! , \, "lQ~ 0:"
10.1. THESE AREAS INCLUDE POND SIDE SLOPES. EXPOSED SOIL AREAS REMOVED; . PERMANENT TURF RESTORATION IS SEEDING IN ACCORDANCE WITH MNDOT ~;:\ 3 ,'<;, ~ . . '! 5;,; lQ <:.>
WITH A POSITIVE SLOPE TO A CURB AND GUTTER SYSTEM. STORM SEWER C. ALL SEDIMENT HAS BEEN CLEANED OUT FROM CONVEYANCES 3876. SEED IS MIXTURE 190 AT 60 POUNDS PER ACRE, TYPE 1 MULCH AT 90 .;.;.!:, ';. 1-1500 OG ~ [l: lli ~ ~ ~
INLET, DRAINAGE DITCH. OR OTHER SYSTEM THAT DISCHARGES TO A AND SEDIMENTATION BASINS THAT ARE TO BE USED AS % COVERAGE WITH DISC ANCHOR. WETLAND SEEDING IS MNDOT MIXTURE 25B - it ... - ".., .:li
SURFACE WATER. PERMANENT BASINS. THE CLEANOUT OF PERMANENT BASINS AT 30 POUNDS PER ACRE, UPLAND BUFFER IS MNDOT 5B AT 30 POUNDS PER - - (I) ~ ~:1!{ .~ g
. THE NORMAL WETTED PERIMETE R OF ANY DRAINAGE DITCH MUST BE MUST BE SUFFICIENT TO RETURN THE BASIN TO. DESIGN ACRE, WITH FIBER BLANKET. (INSTALL ONLY WHERE GROUND IS DISTURBED) SEC7ION 14. TOWNSHIP 115. RANGE 22, .~ 11 lit 'U .. dl
STABILIZED WITHIN 200 LINEAL FEET FROM THE PROPERTY EDGE OR CAPACITY. ALL SEEDED AREAS ARE TO RECEIVE TYPE I MULCH AND DISC ANCHOR OR .....0 to;- Ji
FROM THE POINT OF DISCHARGE TO ANY SURFACE WATER (WITHIN 24 2.) FOR RESIDENTIAL CONSTRUCTION, TEMPORARY EROSION PROTECTION EROSION CONTROL BLANKET TYPE 3, OR HYDROSEEDED WITH TACKIFIER SCOTT COUNTY, M/NNESOTA <;:l~ ~il
HOURS OF CONNECTING TO A SURFACE WATER). ~~Dcg~~~E~~D;.:OE~~fT~~SI~~~~~O~:SO~~~~I~~~~~F~~~~DM~gT MULCH. ~ ~ '" Ill"" "'''
THE HOMEOWNER. ADDITIONALLY, THE PERMITTEE MUST DISTRIBUTE . IMMEDiATELY FOLLOWING SITE GRADING OPERATIONS AND PRIOR TO THE -a
. PIPE OUTLETS MUST BE PROVIDED WITH TEMP. OR PERMANENT ENERGY THE MPCA "HOMEOWNER FACTSHEET" TO THE HOMEOWNER. INSTALLATION OF UTILITIES, THE ENTIRE SITE (EXCEPT ROADWAYS) SHALL "':i
DISSIPATION WITHIN 24 HOURS OF CONNECTION TO A SURFACE WATER. HAVE BEEN SEEDED AND MULCHED AND SILT FENCE SHALL HAVE BEEN
TRANSFER OF RESPONSIBILITY FOR SWPPP INSTALLED AROUND ALL PONDS. IMPLEMENTATION SE~UENCE,
SEDIMENT CONTROL PRACTICES . ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE DEVELOPER/OWNER, d ~
. FROM OWNER/DEVELOPER AND CONTRACTOR TO HOMEBUILDER: PROPERLY DISPOSED OF WITHIN THIRTY (30) DAYS AFTER FINAL SITE 1. INSTALL STABILIZED CONSTRUCTION ENTRANCE TOUEFSONDEVELOPMENT Z ~
. SEDIMENT CONTROL PRACTICES MUST MINIMIZE SEDIMENT ENTERING IF THE OWNER/DEVELOPER SELLS PORTIONS OF THE PROPERTY TO STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY MEASURES ARE 17271 KENYON AVENUE, SUITE 103 -
SURFACE WATERS. DITCHES AND SEDIMENT BASINS REQUIRE SEDIMENT HOMEBUILDERS, THE HOMEBUILDERS MUST EXECUTE A "SUBDIVISION NO LONGER NEEDED. 2. INSTALL PERIMETER SEDIMENT CONTROL DEVICES (SILT LAKEVlLLE. MN. 55044 - is
CONTROL PRACTICES ONLY AS APPROPRIATE FOR SITE CONDITIONS. IF REGISTRATION FORM" (AVAILABLE ON-LINE AT WWW.PCA.STATE.MN.US) FENCE) PHONE: (952) 435-1010 I- -
DOWN GRADE SYSTEM IS OVERLOADED, ADDITIONAL UPGRADE PRACTICES \I1THIN SEVEN DAYS OF THE TRANSFER OF THE PROPERTY. THE FAX: (952) 435-1020 (f) Z iz
MUST BE INSTALLED, AND THE SWPPP MUST BE AMENDED. THERE SHALL HOMEBUILDER IS THEN RESPONSIBLE FOR THE REQUIREMENTS OF THE 3. INSTALL TREE PROTECTION FENCE ::2: W w
BE NO UNBROKEN SLOPE LENGTH OF GREATER THAN 75 FEET FOR SWPPP INCLUDING DISTRIBUTING THE MPCA "HOMEOWNER FACTSHEET" TO CONTACT: GARY WOLLSCHLAGER 0::. ~ >
SLOPES WITH A GRADE OF 3: lOR STEEPER. SLOPES MAY BE BROKEN HOMEOWNERS. THE HOMEBUILDERS CAN IMPLEMENT THE ORIGINAL SWPPP 4. CLEAR AND GRUB FOR STORMWA TER POND <( ~ a.. ~
WITH SILT FENCE, ROCK CHECK DAMS, COMPOST SNAKES, OR OTHER OR DEVELOP AND IMPLEMENT THEIR OWN SWPPP. eA''''''..~n/s''nl/'EYi:nn u... 0 0...
APPROVED METHODS AND/OR AS SHOWN ON THE EROSION CONTROL 5. CONSTRUCT STORMWATER POND ~1Y"""Y~~n/' un..' un' '> W .....J
PLAN. JOHN OLIVER & ASSOCIA TES, INC. '> W a::: W is
. FROM SITE GRADING CONTRACTOR TO STREET AND UTILITY CONTRACTOR: 6. CONTINUE CLEARING AND GRUBBING 201 flt'ST TRAVELERS TRAIL ~ 0... 0> -
. SEDIMENT CONTROL PRACTICES MUST BE ESTABLISHED ON DOWNGRADE FOLLOWING SITE GRADING COMPLETION, WHEN ALL EROSION CONTROL SUITE 200 > 0 u... W I-
PERIMETERS BEFORE UPGRADE LAND DISTURBING ACTIVITIES BEGIN. MEASURES HAVE BEEN INSTALLED BY THE SITE GRADING CONTRACTOR AS 7. STOCKPILE TOPSOIL FOR RE-USE BURNSVlLLE, MN 55337 ~ Cl :3
REQUIRED AND ARE IN WORKING ORDER WITHOUT NEED OF MAINTENANCE, PHONE: (952) 894-3045 W I is
. THE TIMING OF SEDIMENT CONTROL PRACTICES MAY BE ADJUSTED TO AND ALL MEASURES HAVE BEEN REVIEWED AND ACCEPTED BY THE 8. COMPLETE SITE GRADING FAX. (952) 894-3049 C) Ul Z 0...
ACCOMMODATE SHORT TERM ACTIVITIES. HOWEVER, THESE PRACTICES STREET AND UTILITY CONTRACTOR, EXCEPT FOR TURF RESTORATION CONTACT: CHAD DONNELL Y 9 0
MUST BE INSTALLED BEFORE THE NEXT PRECIPITATION EVENT EVEN IF WHICH MUST DEMONSTRATE THAT IT IS VIABLY GROWING, THEN THE 9. STABILIZE DENUDED AREAS AND STOCKPILES WITHIN 0:: ~ a:::
THE ACTIVITY IS NOT COMPLETE STREET AND UTILITY CONTRACTOR WILL EXECUTE AN MPCA "APPLICATION TIMEFRAME LISTED IN EROSION PREVENTION PRACTICES W ~
. FOR PERMIT TRANSFER/MODIFICATION FORM" (AVAILABLE ON-LINE AT CONTRACTOR/EROSION CONTROL, ...J <(
. CONTRACTOR MUST PROTECT ALL STORM DRAIN INLETS BY APPROPRIATE WWW.PCA.STATE.MN.US) FOR THE TRANSFERENCE OF RESPONSIBILITY 10. INSTALL UTILITIES. STORM SEWER, STORM DRAIN INLET ...J :;:
BMP'S DURING CONSTRUCTION UNTIL ALL SOURCES WITH POTENTIAL FOR UNDER THE ORIGINAL NPDES PERMIT ISSUED FOR THE PROJECT. PROTECTION, CURB & GUTTER. & PAVING XXXXXXXXXXX 0 ~
DISCHARGING TO THE INLET HAVE BEEN STABILIZED. XXXXXXXXXXX I- "'"
11. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND XXXXXXXXXXX ~
. TEMPORARY STOCKPILES MUST HAVE SILT FENCE AROUND THE PERIMETER THE SITE STABILIZED, REMOVE ACCUMULATED SEDIMENT PHONE: (XXX) XXX-XXXX I-
OF THE BASE OF THE STOCKPILE AND CANNOT BE PLACED IN SURFACE FROM STORM WATER POND, REMOVE SEDIMENT CONTROL FAX: (XXX) XXX-XXXX Ul
WATERS, INCLUDING STORM WATER CONVEYANCES SUCH AS CURB AND BMP'S AND RESEED ANY AREAS DISTURBED BY THEIR
GUTTER SYSTEMS, OR CONDUITS OR DITCHES. REMOVAL. CONTACT: XXXX XXXXXXX /
. 2 ~
/ 13
@ 2004 John Oliver & Associates Inc.
Call 48 Hours before digging
GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002 <
MN. Toll Free 1-800-252-1166
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STORMWA TE/R MANAGE/ME/NT RE/QUIRE/ME/NTS: l.J....:::;; 0 g:
NURP, 1.90 AC-FT - ...J
EXISTING SITE DRAINAGE PA TTERN 2 - YE/AR RAIN E/VE/NT: 248 AC-FT PROPOSED SffE DRAINAGE PA TTERN ~ l::J a:: w Zo
10 - YE/AR RAIN E/VE/NT: 5.43 AC-FT Wa.. e> _
100 - YE/AR RAIN E/IlE!NT.' 9.97 AC-FT :> 0 w .....
POND VOLUME/ AVAILABLE/' 12,5 AC-FT ~ 0 :3
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150' 3 OF
. / 13
@ 2005 John ''''''l';S''?OOj.r DcCD) r'-'~\rw
-. 100 FOOT WIDE DRAINAGE Call 48 Hours before digging
& UTILITY EASEMENT PER GOPHER STATE ONE CALL
DOC. NO.. 452791.
Twin Cities Area 651-454-0002 <(
MN. Toll Free 1-800-252-1166
DESCRIPTION: :z
0
Thot part of Government Lot 2, that part of the Southwest Quarter, and that part of the the ii:
1;:
Southeast Quarter of the Northwest Quarter, all in Section 14, Township 115, Range 22, Scott ()
VI
NE CORNER OF THE SE 1/4 OF County, Minnesota, described as follows: '"
)J Commencing at the northeast corner of said Southeast Quarter of the Northwest Quarter; thence Cl
THE NW 1/4 OF SECTION 14,
TOWNSHIP 115, RANGE 22. South 0 degrees 18 minutes 14 seconds West. assumed bearing along the east line of said
Southeast Quarter of the Northwest Quarter, a distance of 775.94 feet to the point of beginning of
the tract to be described; thence South 80 degrees 43 minutes 35 seconds West 421.77 feet;
thence North 74 degrees 02 minutes 39 seconds West 356.96 feet; thence North 70 degrees 21
minutes 41 seconds West 440.67 feet; thence southerly 339.49 feet, along a non-:-tangential curve,
concave to the east, having a radius of 1255.54 feet,. a central angle of 15 degrees 29 minutes 32
seconds, and a chord which bears South 27 degrees 47 minutes 07 seconds West; thence southerly
327.48 feet, along a reverse curve, concave to the west, having a radius of 35121.16 feet, and a
central angle of 0 degrees 32 minutes 03 seconds; thence South 20 degrees 34 minutes 24 "''''
seconds West, tangent to said last described curve 399.67 feet; thence South 18 degrees 56 00
minutes 26 seconds West 80. 14. feet to the cen ter line of Eagle Creek Boulevard; thence easterly '"
441.46 feet, along said center line being a non-tangential. curve, concave to the north, having a ~ N~
radius of 4800.00 feet, a centrol angle of 5 degrees 16 minutes 10 seconds, and a chord which ,....'"
bears South 73 degrees 46 minutes 16 seconds East; thence South 76 degrees 24 minutes 21
" seconds East, continuing along said center line, tangent to said last described curve 1215.89 feet to ~g~
ti';b the east line of said Southwest Quarter; thence North 0 degrees 18 minutes 14 seconds East, along
PID NO. k~ said east line, and along the east line of said Southeast Quarter of the Northwest Quarter 1287.42
279140171 c feet to the point of beginning.
"' ~ Cl ~ tnl a:: x 8
Subject to the right of way of Eagle Creek Boulevard, (County Road No. 16). ~~ ~w ci
And .- ;i ~ I
~ ~ ~ ~
PID NO. That port of the west 410.00 feet of the Southeast Quarter of Section 14, Township 115, Range 22. ).: lC)
279140170 Scott County, Minnesota, lying northerly of the center line of County Road 16, also known os Eagle ~~~~W~:
Creek Boulevard. w = ::::! 0
ZZ~lL..lL..z
LEGEND: ~Q~fdC)l-w
~~~525~E
seta
0 DENOTES SOIL BORING
5815 @ ,....
~ ' < DENOTES WELL ...
'Tr~~- c: ~~
g 0
() f~ @ DENOTES SANITARY MANHOLE a. a; ...
15 ... c:
.. ",0> c:
~ 0 DENOTES ELECTRIC METER :C" 8 0
" :5:~ . z
~ I ~ t '" [8J DENOTES TRANSFORMER
" ,ts~ o....oc.~ (I)
'::: ~~ c:; :S O:S.QV1
" _/1-- ~~J':00;- <::~...... << <D DENOTES ELECTRIC MANHOLE ~E-g~:5~
"11')-~o<t"
,-, " '" S'~~ 4-C'); S~~ ~ 1:: 00
'-' ... '9 C."POA ~~bl~ TB DENOTES TELEPHONE PEDESTAL ~~ctto
, , S 4S'C'~~4- ~815~ 0
. " -0- DENOTES POWER POLE ~"'oo"O 0
i:i 5814 l'.o<f'J;;S'~ ~?5~:t e ~.~ ~~
~ ~ OOc:'~-1--~ l..!~L....Ic:i -x- DENOTES FENCE LINE ~f~8<D
" ~ ~;::(fj<::
Q q- :8~g _Q.0:::i::5
, , (5 ?'I"'.>s:C'o.{,.; -QE- DENOTES OVERHEAD ELECTRIC LINE
,-, ~ <5'~ ~S'S/o+ a~~Q c)
-, , & f2tJ)~eJ -0.- DENOTES UNDERGROUND FIBOR OPTIC LINE
,. r - ll)~~Q... oS
' , ~ 5Bt3
" ~ -UT- DENOTES UNDERGROUND TELEPHONE LINE fli'l
'^ '"
i:i NORTH LINE OF THE SE -UG- DENOTES UNDERGROUND GAS LINE .!~ ~ ~~
1/4 . OF SECTION 14. .~] '" H
-...:.- WLD- DENOTES WETLAND BOUNDARY LINE .. ..
! '"
N89"43'56"W 410.00 0)
- DENOTES SANITARY SEWER LINE ~t I ~$i
..
... '"
\ tjt..CIO ti.s
NORTH LINE OF THE SW 1/4 OF DENOTES BITUMINOUS PA VEMENT ~j ~O)~
.~~ .as:
PID NO. SECTION 14, TOWNSHIP 115, RANGE 22. ..~
279140171 ocsl ~~~ ~j
DENOTES CONCRETE SURFACE ...~ ~ '"
.0) .5~
72.0 DENOTES GRA VEL SURFACE ~i .1! =~
0 ~l >i' ~]
~ -;I'"
~t.I:I~
~SCPI7C ~ DENOTES PROPOSED WETLAND IMPACT ~~
veNT 5822 ~ ~f5"""
SB5 " 8~~ ~
"'. PID NO.
"';!: &~bj:g PROPOSED ON-SIlE WETlAND IMPACT - 1.24 ACS.
1::" ~8~~ 279140011
~t ~?5~- PROPOSED TOTAL WETlAND IMPACT - 7.4 ACS. (INCL CNlY 21)
~b:I ~~~~ VICINITY MAP: d
~"- c;8~g Z
5B21 "c :2
~~ ~~~~ -
o ~~ g c:;
~!3p:':Q ~~~~ :;J ....:
lJ.r<::~~eJ j<J (f) Z
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0, ;'.\ 0:::. :iE z
1j>""48.<t4"JS" g~g~~~ ,... t\, <(z a.. 0
,.
ce""S? .00.00 ll..~<::~bl Cl "':\~\ ..,~'...,,/ '-'-~ 0 i=
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We RICl-tr i!i o:::w z
we.. 0> 0
0,..:- W-4 Y liNES "," . -0 i.J...w u
~I::;!: >::.:: 0
SB4 <l: 0
~ ~~ WI Z
~f...t; { 0(/) Z i=
60 ~~bJ ~ 0 0 (/)
40 ~8~ c t 0::: (f) X
, ' i"i ~ w
,-::; E~- (,~ 7- / () ,t,:, " 30 ~~~ :'.\ '" \:'.\ w
, -, t\, ~ ....I
,,"\ ,.- <- ....I
/' I . , ' ' , , I r- (}t\ (;,'t", '.=1500'
" , " , ~ 0
~ ~ Ill' ,/ -t
...-" . ~
SECTION 14, TOWNSHIP 115. RANGE 22.
." SCOTT COUNTY, MINNESOTA H N
PID NO. ~ /
"" 279140170 ~ 0 100' 200' 300' 4
~ I I , , I OF
. / 13
c SCALE IN FEET
"'
@2005 John Oliver .& Associates Inc.
Call 48 Hours before digging
, I ^'-"'"' /' / //// GOPHER STATE ONE CALL
1 . x.... ,,,,", // Twin Cities Area 651-454-0002 <
/ / ". / /
PROPOSEO UNOERPASS ________ I, II / ,~,))( 1 DESCR/PTlON' MN. Toll Free 1-800-252-1166
BY OTHERS . --7./ / /'//// V .----BIKE PATH OFFSET .
! / ._))( _ /5' FROM PROPERTY LINE PID NO. Z
/ " / '/ / "'"' i, 279140171 That part of Government Lot 2. that part of the Southwest Ouorter, and that part of the the Southeast Ouorter of the Northwest Ouarter, Q
_ / / /1, /"", /--~r:;~~ous all in Section 14, Township 115, Range 22, Scott County. Minnesota, described as follows: li:
I J / ' , 1.....'/ TRAIL Commencing at the northeast corner of said Southeast Quarter of the Northwest Quarter; thence South 0 degrees 18 minutes 14 seconds 0::
I / ." N..>O~ West, assumed bearing along the east line of said Southeast Quarter of the Northwest Quarter, a distance .of 775.94 feet to the point of &:;
V ~ 44.<'141- beginning of the tract to be described,. thence South 80 degrees 43 minutes 35 seconds West 42.1.77 feet; thence North 74 degrees 02 lLJ
I / o.S,?" IY minutes 39 seconds West 356.96 feet; thence North 70 degrees 21 minutes 41 seconds West 440.67 feet; thence southerly 339.49 feet, 0
/ I / . Poi along 0 non-tangential curve, concave to the east, having 0 radius of 1255.54 feet, 0 central angle of 15 degrees 29 minutes 32 seconds,
. .,/ / / I $ ~<v ~ and a chord which bears South 27 degrees 47 minutes 07 seconds West; thence southerly 327.48 feet, along 0 reverse curve, concave to the
,/ /! I / "....~. west, having a radius of 35121.16 feet, and 0 central angle of 0 degrees 32 minutes 03 seconds; thence South 20 degrees 34 minutes 24
I / / / Rf/ /' ~ seconds West, tangent to said last described curve 399.67 feet; thence South 18 degrees 56 minutes 26 seconds West 80.14 feet to the
" ,'0 ;-- center line of Eagle Creek Boulevard; thence easterly 441.46 feet, along said center line being 0 non-tangential curve, concave to the north,
I ~ / having a radius of 4800.00 feet, 0 central angle of 5 degrees 16 minutes 10 seconds, and a chord which bears South 73.degrees 46 minutes
16 seconds East; thence South 76 degrees 24 minutes 21 seconds East, continuing along said center line, tangent to said last described
ty / curve 1215.89 feet to the east line of said Southwest Quarter; thence North 0 degrees 18 minutes 14 seconds East, along said east line, and
c! / along the east line of said Southeast Quarter of the Northwest Quarter 1287.42 feet to the point of beginning.
1.9'1.6 Subject to the right of way of Eagle Creek Boulevard, (County Rood No. 16). 8:g
I W
\~ ~ And ~ N
.;:.. ~_ 40. ....... co
That part of the west 410.00 feet of the Southeast Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, lying northerly
~ of the center line of County Road 16, also known as Eagle Creek Boulevard. Gjd ...... N
~~ a::z
I ~ i::? ~ DRAINAGE A. NO UnLlTY EASEMENTS 10 0 (/), ro I ~ x ,.,
I 1oCiif.!: Q;) ARE SHOWN THUS: 0 :::a: !;2" () a.. 0
/ 21 I) ~ ~ () -, c:: d
10:: / 8 II NOTES TO SKETCH' .:::. "'<Il- ~ I'
..~ _ I ........ :"') LO N
~~ ~ ~~ ~~ ~
~ "'( ~ l..i.- "This is not a Boundary Survey" }.: ;..: OJ .. .. ~
~ b:> I - -5 OJ OJ 0 W ~ .:
36 l\i!.u b Orientation of this bearing system is based on the z z: ~ ~ i::i:: ~
0.: ~ ~ II ~ east line of the SE 1/4 of the NW 1/4 of Section w ~ ~ ~ " \< W
I 2~ff?t4~?OO ~ ~ 14 to have on assumed bearing of S 0'18'14" j.Y. ~ ~ ~ D ~ ~ ~
_--L_--.lL-L__
BEING 5 FEET IN WIDTH AND ADJOiNING SIDE ~
/--g~~~L Mg~~fl/JZPf~~AT~R~Aff~R ~~~ L:~ElEEf.!!'':S~DO;;:1~~SfD':J!~~~G7ED ~ ~ ~
/ EASEMENT PER DOC. NO. 747584 STREET LINES AND REAR LOT LINES, UNLESS a. c
I OTHER- MSE INDICA reD ON THE PLA T. U) ~ C
I ;S-g_ ~ ~
_" DEVELOPMENT SUMMARY: b ~ b~~ vi
~ _ _ _ .c. o..c 0(1)
75.0 ., 75,0 i \ 7S,O i ., ,-- TOTAL PLATTED AREA: 1,972.101 Sq.Ft. 45.21 Ac.- "-'iij,, ~
I I I ">'E""C ~.c.
, ",: : PROPOSED RIGHT OF WAY AREA ':e 6'0-
\ ~ ~ 3~ ci ~ ;0' : STREET A: WEST OF PIKE LAKE RD. 103,005 Sq. Ft. 2.37 Ac. ~li'56:o
~ li) ~ ~ ~ I : PROPOSED RIGHT OF WAY AREA ~]:~-g;
I : I, STREET A: EAST OF PIKE LAKE RD. 23.484 Sq.Ft. 0.54 Ac. ~ &.~ ~2
I I 249 PROPOSED RIGHT OF WAY AREA .<: ~ g..!.!1
, ___ : STREET B: 65,488 Sq.Ft. 1.50 Ac. - o.cn...J_
I .
I: : PROPOSED RIGHT OF WA Y AREA ()
/ f / : STREET D: 14,174 Sq.Ft. 0.33 Ac. .s:
Ii / I go
/' 1:1 l PROPOSED RIGHT OF WA Y AREA a)'''
....... _ STREET E: 21,698 Sq.Ft. 0.50 Ac. Cl) j g
.... Q., C\l .!!
1'< __ PROPOSED RIGHT OF WA Y AREA ' ~ .. 0) ,..~ 2
, ..."",.... ..., / EAGLE CREEK BOULEVARD: 86.400 Sq.Ft. 1.98 Ac. ::'~ 1 ~ ~ ~
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...... "~I PROPOSED RIGHT OF WA Y AREA 0 - '" ':'. :l $I
.........,/ ><, ~ .., PIKE LAKE ROAD: 97,253 Sq.Ft. 2.23 Ac, (I) .~ ~ ::g,... 'll .
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/~~ g.Z13/ ''1r~---- I 1il TOTAL PROPOSED -=l:: S ~ ~ ~, ~ 1:
,1S'56"l;f)J/ ~ OJ PID NO. RIGHT OF WAY AREA: 411.502 Sq.Ft. 9.45 Ac. .. flQ~ ~~
51 " I . ~ ~ 279140011 OCS1 .!i;.:
t /;! r- J.. I 05974. b TOTAL EXISTING ! !:::,j ~ ~ 50
j ,,:f,!/j - ~"t~:J. ~__ '" RIGHT OF WAY AREA: 68,289 Sq.Ft. 1.57 Ac. ~l- II ~?.,.. i!~
i liil C,t:)~'-::=-~ I\:. __'" '... b 'U ~""~..'~ 0
:! i '8''>S705''t '0:0, _I ~ C> EXISTING WETLAND .~ .. i ~. ...t
9~,." -_ _/ <: WITHIN PROJECT BOUNOARY: 73,113 Sq.Ft. 1.68 Ac, ;::;: i EO:;-.~ '>l
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i NUMBER OF UNITS: 53 .. 'll-..;. <> II
GROSS DENSITY: 1.17 Units/Ac. ~~
NET DENSITY: 1,63 Units/Ac. 0
GROSS DENSITY= TOTAL UNITS / TOTAL ACREAGE "')
NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE - ROW - WETLAND)
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ZON/NG /NFORMA T/ON: -
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Of' CDut,/yRIQlir Df' ZONING CLASS: R-IB (f) ~
RDAO No ~ii LiN, NO. OF BUILDABLE LOTS: 54 ~ r5
LOT SUMMARY: NO, OF OUTLOTS: 1 o::.:::!: l-
I TOTAL PLA TTED AREA: 45.21 Ac. <( ~ c... S
BLOCK 1 BLOCK 2 BLOCK 3 I SI - - TOTAL RIGHT OF WA Y AREA: 11.02Ac. lL.. .. g 0...
LOT 1 44.337 sq.ft. 0.99 acres LOT 16 15,899 sq.ft. 0.36 acres LOT 1 29.884 sq.ft. 0.69 acres ~ MINIMUM LOT DEPTH: (SUBDIVISION) 145 FT :s:~ 0:: W >-
LOT 2 24.351 sq.ft. 0.56 acres LOT 17 19,560 sq.ft. 0.45 acres LOT 2 18,644 sq.ft. 0.43 acres I I , 7 - - MINIMUM LOT DEPTH: (PER ZONING) 100 FT Wo...O > a::
LOT 3 25,902 sq.ft. 0.59 acres LOT 18 32,464 sq.ft. 0.75 acres LOT 3 18,648 sq.ft. 0.43 acres I '-'.-I7S --.::.:.. --L MINIMUM LOT WIDTH: (PER ZONING) 60 FT '> 0 lL. W ~
LOT 4 37,100 sq.ft. 0.85 acres LOT 19 18,702 sq.ft. 0.43 acres LOT 4 18,651 sq.ft. 0.53 acres Of' c~~Q RIQlir Of' - ~ 0 -
BLOCK 2 LOT 20 22,446 sq.ft. 0.52 acres LOT 5 18.655 sq.ft. 0.43 acres LEGEND WT'YRDAO"WAYUN, - W::r:: ~
LOT 21 21.130 sq.ft. 0.49 acres 0. 78 { (.:J (fJ Z LLJ
LOT 1 28,398 sq.ft. 0.65 acres LOT 22 27.167 sq.ft. 0.62 acres BLOCK 4 ~ 0 0 a::
LOT 2 19.861 sq.ft. 0.46 acres LOT 23 29.578 sq.ft. 0.68 acres t - U) 0-
LOT 3 78.191 sq.ft. 0.42 acres LOT 24 31,864 sq.ft. 0.73 acres LOT 1 14,951 sq.ft, 0.34 acres PROPOSED EXISTING 0:: lL.
LOT 4 38,149 sq.ft. 0.88 acres LOT 25 27,004 sq.ft. 0.62 acres LOT 2 11,608 sq.ft. 0.27 acres W
LOT 5 29.694 sq.ft. 0.68 acres LOT 26 27,897 sq.ft. 0.64 acres LOT 3 76.014 sq.ft. 0.370cres _ _ _ _ _ _ G T- E DEVELOPER: ENGINEER/SURVEYOR' ::j
LOT 6 51,599 sq.ft. 1.18 acres LOT 27 27,797 sq.ft. 0.64 acres LOT 4 76.429 sq.ft. 0.38 acres RI H OF-WAY L1N .
LOT 7 29,405 sq. ft. 0,68 acres LOT 28 51,261 sq.ft. 1.18 acres LOT 5 15,463 sq.ft. 0.35 acres PROPERTY LINE TOLLEFSON DEVELOPMmr. INC. JOHN OUYER 4c ASSOCIATES. INC. ~
LOT 8 29,630 sq.ft. 0,68 acres LOT 29 41,747 sq.ft. 0.96 acres LOT 6 20,712 sq.ft. 0.48 acres 17271 KENYON AVENUE, SUITE 103 201 IlEST TRAVELERS TRAIL
LOT 9 46,852 sq.ft. 7.08 acres LOT 30 34.872 sq.ft. 0,80 acres LOT 7 11,537 sq.ft. 0.26 acres LAKEVlLLE. MN 55044 SUITE 200
LOT 70 45,486 sq.ft, 1,04 acres LOT 31 25,340 sq ft 058 acres LOT 8 11,596 sq.ft. 0.27 acres CURB LINE PHON7 (~52) 435-1010 ~~~z~V1mz"!~:::j~
LOT 11 26.392 sq.ft. 0.61 acres LOT 32 26,752 sq:fi 0:61 acres LOT 9 14,667 sq.ft. 0.34 acres FAX: 952 435-1020 FAX' (952) 894-3049
LOT 12 25,642 sq.ft. 0,59 acres LOT 33 28,149 sq.ft, 0.65 acres RETAINING WALL CONTACT: GARY WOllSCHLAGER' H /'"
LOT 13 23,140 sq.ft. 0.53 acres LOT 34 54,839 sq.ft. 1.26 acres OUTLOTS 0 100' 200' 300' . CONTACT: CHAD M. DONNEllY 5 /'"
. LOT 14 20,368 sq.ft. 0.47 acres LOT 35 46,062 sq.ft. 1.06 acres I ' , I OF
LOT 15 17,595 sq.ft. 0.40 acres LOT 36 32893 s .ft. 0.76 OUTLOT A 31.042 sq.ft. 0.71 acres /'" 1 3
,q acres SCALE IN FEET /'
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STRUCTURE JJ SIZE RIM IN~T SIZE lENGTH SlOPE STRUCTURE , SIZE RIM INVERT SIZE LENGTH SLOPE STRUCTURE , SIZE RIM INVERT SIZE LENGll-I SLOPE ~ '-" 0 -'
~l:.5100 "jU NjA 1~2.00 .50 N/A N/A CB12? :1')(3' 795.29 791.79 15" 3" 4.13 CSlS2 Z'x3' 807.10 803.60 18" 5' 0.80 _.' ,___ f _I _ J 0 W
FES1Ql 24" N/A 753.00 24" N/A N/"" CBMHI28 48" 792.17 785.73 15- 35' 3.97 FES15318- 748,00 18" /' ~ . -1_ ~ _ (/) 0::
CBt.lHl02 48- 766.00 754.67 24" 170' 0.98 CBMH129 48" 793.92 786.48 18~ 39' 0.70 C8MH154 48~ 755.31 750.10 18' 210' 1.00 / I' ----... 0::: l.L. (l..
C~~~ci~3 ~;, ~~~:~~ ;~i.~~ ~;: ll~' 6.07 ~~~~~~:: ~~;:~ J:~:~j ~g: i40~, g:~ri ~~~~5 i~;' ~;;:5~ ~;5:~g ~;: 3it~' g:~~ ------ ____ - - W
~~~J~5 :: ;~;:;~ ;~~~: ~~: ;;: 11;Z;1 ~~~~5;:: ~;.~~ ;:.~ i~: 5~: 1~72~ ~~~~ ;.~;, ;~;:i~ ;~~~~z ~: ~~: ~:g~ I _ _ ..J
CBMH107 60~ 760.00 756.05 30~ 199' 1.50 CBMH134 60" 791.84 785:69 30~ 120' 0.70 CBMH159 48" 760.73 756.44 15: 203: 3.00 _ ....Jo
CBMH108 48w 767.90 760.07 21. 170' 2.95 CBMH135 60" 79173 785.89 30~ 35' 0.60 CBMH160 48" 766.57 760.97 15 151 3.00
C~~~~~O 2~~' i~~:jg ;~i::g ~~: ~g: l~i: C~~i6 2~~;' ;~~:g~ ;~;:~ ~: ~~' 1~1~ Ci~~~~2 2~~' j~~:~j j~~~ ~~: ~~: ~:;~ I-
CBMH112 48" 773.51 768.35 18" 194' 2.94 CBMH138 60" 796:16 783.13 30" 194' 4.76 CB163 27" 795.70 793.25 18" 144' 1.25
CB113 48" 773..51 770,01 15" 35' 4.74 GB1S9 60" 778.50 773.90 30~ 131' 6.00 C6164 27" 891.18 988.93 18" 65' 0.70
C8MH114 60~ 768.50 764.31 30" 413' 2.00 C8140 2"x3' 796.14 792.64 15~ 35' 27.00 STMH16S 48~ 757.00 752.60 15" 120' 0.50
C6MH116 48~ 777.70 773.75 18~ 202' 2.67 CBMH141 48" 79966 78952 24" 259' 392 C8166 Z'x3' 760.50 757.00 15" 102' 4.31
C8MH117 "!'8~, 777.70 774.20 15: 35: 1.29 CB142 27" 788:50 786:25 15~ 266' 4:66 fES167 15" N/A 7:'.i2.DO 2~: N/A N/A
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CBMH120 ~", 784.92 781.10 15: 17~' 3.73 CBMH145 48" 802:81 795:07 18" 153' 2:32 fES170 15" N/A 751.00 15" N/A N/A 0 100' 200' 300' 9 '/.
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CBMH123 48- 791.78 787.12 24 54 1.20 C8148 2'xJ' 805.11 803.23 15" 35' 10.69 FESl73 1Sw N/A 751.00 15" N/A N/A / 1 3
'" CBMH124 608 795.43 789.78 24" 222' 1.20 CBlAH149 48~ 807.04 803.23 188 148' 2.53 CBIAH200 608 756.28 753.07 30" 107' 1.00 SCALE IN FEET
CBMHI25 48- 795.43 790.12 248 35' 1.00 CBl50 2'x3' 807.09 803.27 18w 5' 0.80
C8MH126 48" 795.38 790.51 21" 33' 1.18 CBMH151 48" 807.04 803.56 188 35' 0.90
@ 2005 John Oliver & Associates Inc.
'.'. / / ' "'" ..... ..... '\. ~ \ "I Call 48 Hours before digging
. "................ / ""'~""'"", '\ ", GOPHER STATE ONE CALL
~ :("'" ..... ~ , "\ ~ ~ r Twin Cities Area 651-454-0002 <
~'-........ . / / "'" ""'............... "'" "'" "-.~ "'\: '- '- '- MN. Toll Free 1-800-252-1166 ~
........ / ""'..... "'" '-':: ~ ~
" "'" "'" ~ r z
/ ~........ ~"",r-.... '- ~
/ ""'..... -.....! "'" '- '- ::;
,::i).' 'y ""'~ "'" "'" "'" ~ " - PLANTING NOTES 8
'<.... .... "'" """ '- >-
~f+3'''':'~ / "'" ~ "'" ~~ 1" 1. NO PLANTING TO BE INSTAllED UNTil GRADING AND CONSTRUCTION HAS BEEN COMPlErED 6<
........ <.... "'" "'" """ ~ '\ I IN . THE IMMEDIATE AREA.
/ ii( '- "'" "'" "'" \
/ j' _) i< - '- ........ "'" ..... ~ " \ r 2. All TREES MUST BE PLANTED NO DEEPER THAN FOUR INCHES FROM ROOT COLLAR.
~..... "'" "'" "'" "- 0::
,", /r..... ..... "'" "'" "'" 3. REMOVE ROPE. TWINE AND WIRE BASKEr FROM TOP OF ROOT BAll
~~ ~ ~ ..... "'" .....
,ti '."," '- ........ 4. ADJUSTMENTS IN lOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED IN FIELD.
/ .;~;:;::(> 'J /'. Z" ~ ~ "'" "'" "'" "'" ~ "'" r SHOULD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARCHITECT/ENGINEER MUST BE NOTIFIED.
.' 'L.~<';.;f~':; I', ,.~~ " ........ ........ " / 5. ALL PLANTS TO BE INSTAllED AS PER PLANTING DErAilS. "'
,', 'i/~'" i",/ / , ~ ~ ~ ' "'" .... 0
I~~" 'f!: ~ ..... ~ ~ "'" ~ "'" 6. ONE SHRUB PER 1YPE AND SIZE IN EACH PLANTING BED AND EVERY TREE SHAll BE CLEARLY !;( - 0>
,::;:2;]0' ;:;"'""Jr ',,~ ~ II:' ':::::::" 1'--.. ~ ....\~ ~ ~ IDENTIFIED (COMMON OR LATIN NOMENCLATURE) WITH A PLASTIC TAG WHICH SHAll NOT BE <> '"
I ",,,,", ~ ~ I I ~ '--.. I I - ~ ~ _ \ ........ F REMOVED PRIOR TO OWNER ACCEPTANCE. ....
. " fif I ~ ~'/ ~J:IIj.I. I ~ ""I J II r- ~ 7. WHERE SOD ABUTS PAVED SURFACES, FINISHED GRADE OF SOD SHAll BE HELD [;;6
.'., I ", I. '" .,',-~ '~ ~...j I........ / -........ \ 1" BELOW SURFACE ELEVATION OF SLAB, CURB, ErC. o::Z ~'"
',.,'.. ~~/ A,,' ~~~ ''1/ )"""",:"",",E:;,.~ ~ '--..~/ 1/ - -:..:::0.....-....... \ \ \ r 8. SEED All AREAS DISTURBED DUE TO MASS GRADING. SOD All AREAS DISTURBED DUE TO BUilDING CONSTRUCTION. "' Vl I ~ x ..,
,{eV ': / ~~A~;:~J .I "" "~Il.!"?}',":"i I """-.... I I~ .~ \ \ 0 ~ I- ~ a. 0
/ ',,:.'1, _ _ _ _ \'\\\ '- ' ~""'" '--......'.......... I ~):'- 'I 9. REPAIR All DAMAGE TO PROPER1Y FROM PLANTING OPERATIONS AT NO COST TO THE ? <.> ":. -, ~ ~
PIO /NO. '~~~t;'~ ':>:> _ _ - - \;','" \~ - ~1 / .;0@~!.:..:.!!t: / ...)~ ........... ,OWNER. ;::. OJ :g .,(,
2Z/9140170 ,'ii",>:;.. r:. - 'i;, ~ IW-- ~ ''-.; ~ ~ '.J I Ji';,,' 4 -::a. '~'~1 -, .. - :g
. ':rLI ~ '<. .',1/ -, ...... I ~m'I,W:::j~ ""'" I' ~ ~'<. '\.;,\: ~l':l >' >' fii . ..-
~,;',.-'tS:"( / ~Q '" ////- -/ ~'------. ~ ~""'~........ I I \... r,Vi Y I m m fa ~ ~ C;
';:'\c/ I ~ I..Q At\; ~~ It... // __ .,,,,~ ~~ III H!lIIl IL.:'" I"; Z Z '" lL lL Z
/ ':l I.. .. ~~7 //...: 19< ~ 8_ ~ ~.::; \ 't"-l :; 1 ~ ~ ~ ~ ~ ~ ~
/ ~f'~(:~>'" ./ ~ '/ ~~~ - ~~~i. .'f~J' [_,' ~--- 120 -: ~ <> <> <.> <> ~ Li:
/ t~:;<;'> I"" // ')_ 4. 'fIj,.""."".", ~---- - ~"':::-'4II!r'1 i:j!..:~ ~ 60
" .....' / ru ~ ',A, """,."".., ____ ' , '
:J,~{.,;}:; , ~ ~;/,,'''J,:; / ,fI ~ I,: 7;',1':>..... --:::: ~.::.,. ~ I !<:
"l':!,' -\<,~ ::~..j;:".Y'20~:' ~ ____ ~'II,!.'I!II:iil'l ~ ~ ....." I I -i ~ ~
6:" ~r\,':f8;?:tJ:~ '.CO '$55( · >--- 4 ~ "" --~ ~ ~~~ l - DECIDUOUS TREE 1Il ~ . ~
,I ",I;;;' ii, \ :>!:::'''';.b:~,: / 'I 'c' ... ~ ..[~Ii;.,;...'iiw/ ~..... i:::l :s~_ ~ ~ ~
,\..i,:-' II ,J" ,) ".0" ,,' ' i'.\~:i",' (..: ';:,' /,G'" I :";../~) . ----. ':"ll ~ ~ 0-'_ Vl'
~,_,_,../ "".::\' /~~8i:"gz'.. -< I ----I ~1/1 ~/,~ ~ C ~~"""'u""oos" :s(;:s.2~ .., I
..... .?; );~ :;l;:::;::::[~:ljjt ',=:s: / /~ '_.~ I / (',:i.;,r ~ ~ TREE STAKlNG.AIlE ILLUS1RAlID ~ (I) a> ~ 0
/ 00 '_ ~('~:';':; ~ :.",.. ':~'/, '\9':;,-: :5' f:::/; \k i. / :. .. "::: ~:-71//,; ,/I/;l;~)i'J"- : . ~ P: , rr","E co"'''''""" """'" ~ E -g lLs tj ~"'
I:~{g@~ ~:Y/A '\_~-~;;.: r__,_:_{-:~_j~L,;[\:;:i;-'~":- ~/lJi:--;~;:~'_\-zI~ ~ "' TO STAKE TREES; HOWEVER.lliE 1:: 00
~ ~ i' / / ~-(E~}.- ~t_>.< __ ;;(G-~:~(:::: "._,_,i,;J' -.,-, '~'-'--: 1/:. ~'l"/ ~,:q _ ~ ~~i~:d57~~:OR 8 ~ 56:'0 ~
/ "'-",)" .," ~ !-- -.. ~,';':':i: "eo: :.(.. ..,' .:;: '.. I >K,:;: "'II,':e:>',:,---/ 'fit" I. , .... .>: ,- "'''OD, >'''''00''' 1Il X
/ ::::'::,':i ___ ~t;'<"-;',,~ F,,-.k\~;;ol/\./t~::~:_:s:::"~.t'-:a ~~ ~"__J\_._--_, :_(__~;<_;": SCARIFY BOTTOM AND SIDESOF' ..o~'S.Q):t
'c, - 'ffR ~ I', l'e; /,' ... ",)' ,...!'.'" f': '~~: "4 " :: J, ,''''::'1< "''' ,."'" "^""'" ~ 0 '-~.2 "~.
! '~ \ "J ~m::: J.j:,.-'{{i"::O~; ,',Y~;\l;: :.:,..,- f: '~', ,__..', ", DOUBLE STRAND 14 Go\. WIRE - Q) a. ~ Q) C
\_., ,,_,,~,}...(<s;" '.,:~:,";.r, /1 ,Ii; d '-")':.-",'--..' 3'QI200IN1ERVAL.$(1YP.) ..c~::J.~~ .~ 0
.t. :~ m..' --. ~.';' :"';"'"""-"'" "'_-.1 L -1 ..J:/;: ; i-~-:> 16" POl'fPROPYLfNE OR - a.W...J+I VJ Cl
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/ ,.'.... (/ i~:, be:: -d 'i '(1;: ~~;i : "i' \ -:;. "~".' ,--,//. ...:tf''\' ({~ "...'e, """'''''''' "A"""" 0"'''''''' .s
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~~ ,.~ ~ ~., f}/;5f ~~i:::it,,-):P~ ';:I ~\K'\~~\: \ ~t ~~ ~ - ~ =~DSOI_'''''''' ~f ~ :1j.l!
IfJ,.:;,:: I fI ,.' \"'<\:/ Ij:;;i~:--~e:;:;Z.i .\ 1"~~~~'.~~ .!" ..11I.1. ;;'~"..<OO'''''SEr '~i i ~ Ii
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r-." J.._j~~~___~/I'" ~::::-----.:: - ~ ~ .~~1l'~~1~\ III: ,'J",~; It ,.. ,,;IF _SHRUB/PERENNIALS c:! ~." ~i
1\... \ - -- r--.::.~"-L....-...LJ ~'~/;' r\~(v :111 1 J,,- . a;...." L. ~~
\ \, \----:.-..... __' :e4~~~~ 0 \~~ \~~ :11: I, I --7~1 I ~)~ I MOm "')
~ I 1 _____ _________ :.e, \ \ \ I HAND LOOIDl ROOTS OF
. -_ ~c~.e.b~ III" \00 \1\\\ IIII I" w \ ('I II ""'"'"'''' MAIDOW. (m',)
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_. / r-- 7 _____ ~?7914017~ f..I..::t:.:.; i ~~j .. ffIf-': ~~.. . ,"""OS TO '"" ,m,,"-'OE - 0-
J /. ! / _ --..... ':'t1~ ---.... - ~]~I~ MULCH - SHREADED HARDWOOD W
'.. ! - _____ ---......... .I ~. . I :EJ::~: ::,:,:,;,,~},,::,,::-:" WODSCAPE FABRIC - SEE SPEC. ...= a...
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, _____ ' ___ ,~~"~'/-~"-"_ . 3: w a::: W ........
PLANT SCHEDULE f /-l -- --. · '",'..-i-:-- -.:2:.. ..C\~~:::. !::! ~ ~ Gj !z
, ----- I I I >~ w
CODE QTY COMMON NAME/LATIN NAME SIZE ROOT REMARKS MATURE HEIGHT - r---.. "'"'.,, - W ~ Cl 13
. 192 MAPLE - VARIOUS 2.5" B&B STRAIGHT LEADER 40' -60' I I I -- -:-- _ _ {G (f) ~ ~
ACER CAL. AND FULL CROWN _ ~ ~ Ul <(
SACARINUM, RUBRUM & PLATANOIOES ( I - - t 0:::: lL. :::!:
ASH - VARIOUS 2.5 B&B STRAIGHT LEADER 50 -60 - W 0
e FRAXINUS PENNSYlVANICA CAL. AND FULL CROWN ::l ~
SUMMIT. PATMORE & MARSHAll'S 0 ...J
FLOWERING CRAB - VARIOUS 1 .5 B&B STRAIGHT LEADER 15 -30 I- 8
o MALUS CAL. AND FULL CROWN 0
(SPRING SNOW, THUNOERCHllO & PRAIRIE FIRE SEE TREE INVENTORY PLAN FOR REPLACEMENT NEEDS OF 555 TREES :;::
45 EVERGREEN - VARIOUS 6-8 B&B FULL FORM 30 -60 SEE PLAN 10-11 FOR LISTING
., PINUS NIGRA, PICEA. THUGA HT. TO GRADE /
o 100' 200' 300' 1 0 '
. I ' , I OF
SCALE IN FEET / 1 3
@ 2005 John Oliver & Associates Inc. /;> / M21a'l ~,"1SS ;,?/ .~' / . .
;'I / .oz+.~.. /i/ / f""~ . Call 48 Hours before digging
i/ .~~,. :~ //,// "" GOPHER STATE ONE CALL
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/ ;j Ill1f~21~1'2147 ///'''~'!i~'\il~f~,/ ..... Twin Cities Area 651-454-0002 _
/ / ,.~...;,i'''' l'~" / ,J":~" MN. Toll Free 1-800-252-1166
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'/ 1_21211 x21%7 .., -fi "f' J--
.~>7.')J ;~" l:m dZ'Wl, ///I..~ .~" . SEE MANUAL FOR COMPLETE LISTING ~ ~
/ / " i .~", l::!: ..~.rr / .~.. SUMMARY ~ ~
,~,' .,'/ / i ::" '~?Jf21," () 0
/ /';~1: 4"~~21.i;/ ;~,...(~ ili ili ili .l1!1J TREES TOTAL REPLACEMENT MED. UALITY 1 PER 2 fn c..>
;/ .' :114 /, if? / ~~~21tlll -21M TREES SUBJECT FOR REM VAL 1110 555 Cl ~ >-
/ /, / '21,"':;/ /;-~ ,~~,'I//80 '~:.'21 TREES TO BE PRESERVE SAVE 1142 Da:::.
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/ /' / 1",(,1 ~~"i . ";r7T' 2. ALL SIGNIFICANT TREES TAGGED WITH NUMBERED, ROUND ~ ~ :g c!.
/ 1/ I III,} / """,i ALUMINUM TAG AND ORANGE RIBBON ON SIDE OF TREE -, .. ~ :g
/ ,i / !)'.lI11L ,1i/ / ..;?/ /1><10l1l1 FACING DEVELOPMENT ENTRY. :;;.:. .. [0 .. ~
;? / /:;1 /l ./ /'1~i lD [0 0 ~ ~ .:
1/' )I~t !,:r: // i. 1010 3. TREE INVENTORY BY.. W - [i: 0
II / If; ~/ .,J,of>/.+ .,iIi, . .,,,, JOHN OLIVER AND ASSOCIATES .;,; ~ ~ D.... %
/ 1// It ~I I ji 1/ ., .... l3 ~ ~ ~ E ~
/ jl/ /1 \:::J't if/ / '" CONSTRUCTION NOTES. ;5 0 0 u 0 .... ....
)/ , / /, ",'" ,l,~., ..:1 ." ,,/,;, I /""'100." .".. . INSTALL SNOW FENCING OR POLYETHYLENE LAMINAR ~ .8.s
/I; ,;/ "if .~' I I SAFETY NETTING FOR TREE PRESERVATION. PRIOR TO THE ~f'5:il.....
/ / !;'~i''''' I/!;' I ."" START OF SITE CONSTRUCTION, IN ACCORDANCE WITH THE c:OO-c:;1;
Ii / Ai il/ ,/ ';//1' ?OJO DETAIL. 0 o.f: ~ !2
/ Iii '1/ litem ~1037i 1- Q.. CD "
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t! / Iii ~ ~,j III/''!''I ON THE ROOT CROWN, OR UNDER THE DRIP LINE OF THE TREE. :S -g _ 0 ~
/ iU '~"I ,'I' ,,~
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If, !; .i/ /.:'P/ ;' CONCRETE WASHOUT AND LEAKAGE OR SPILLAGE OF TOXIC :S o:S.2 fi>~
/1 j,' f:::S.! I /'i'~' .".. MATERIALS SUCH AS FUELS OR PAINTS WITHIN SAFETY LIMITS >-~'O ~~;...aoo:
}I // f""It...;;~1 / t'/ /82JJ OF TREES. :e 5'0'"
I ;/ ~i /.;, i Q)>. '--
1./ Ii t '7<</ i II I I . PRUNING OF OAK TREES MUST NOT TAKE PLACE FROM APRIL 0'" ga. 0
" / II 1/ '-J1j _ 1/11' I 1Sth THROUGH JULY 1st. IF WOUNDING OF OAK TREES OCCURS, >-~';;'O ~
/ 17 II (; >1,_ I A NONTOXIC TREE WOUND DRESSING MUST BE APPLIED ~ 6'1: ~ 0
/! ,I f/ l/i / t--__ IMMEDIATLY. LOGGERS AND EXCAVATORS MUST HAVE A NON- \; g.8.:ii-;;
I- / j! 1/ Ii /;/ I ... -- .... TOXIC TREE WOUND DRESSING WITH THEM ON-SITE. .r:; 5. iil ~.r:;
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/ '11,/ 1,,/;., # "i,',/i~ "'-!!" .w ---- ____ .., ',.,....,,,, 1.) INSTALL ORANGE PLASTIC SAFETY ...... '" '" .S11,<;
1/ i I!/ & I /! ! / ....". ."'.", ____ -...~, FENCE OR ORANGE SILT FENCE .! 1! ,.... ;
/' / /,./ /~I .' // / I .~ ---- ___ ................ l' PER CALIPER INCH AWAY FROM U.s 5 ~ ~
/ !/ I I!/ 1// ,;' I'l' /."'!.'" . .... .... ---- --..:) . TREE TO BE PROTECTED OR AT 0 i' '" .\. ;:l ~
/ /! / ;' j ./j i j. ,... .;ll' .." .... OM.... ",." .... ."" i.. DRIPLlNE, WHICHEVER IS (I) :;f ill ~.
i/ / 1'./ '/~I .I /1 / r := x;.&r ~ toD '.891:'04::l I GREATER. (f) J:J t~ t t
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-- JOHN OLIVER & ASSOCIA TES, INC. ,. ~ Vi z ~
201 WEST TRA VELERS TRAIL . 0'-' 0 <(
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BURNSVILLE. MN 55337 t iY ~ <(
PHONE: (952) 894-3045 W ::;:
FAX: (952) 894-3049 ...J Cl
CONTACTo JOEL HUSSONG 5 ~
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~ --_____ SCALE IN FEET / 13
@2005 John Oliver .!Ie Associates Inc. - ~ ~ . 1
'I ~..... ' ...........>liIi..>liIi..>II. . Call 48 Hours before digging
! I ::-- .... / I \\ GOPHER STATE ONE CALL
. : ~ / \, \ ~ "" '=-~ 11 Twin Cities Area 651-454-0002
'~ Ir/:!.... . /)L ___ ~........" I..-J MN. Toll Free 1-800-252-1166 ~
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. I -....:::::::"'" I / \. \ i- I I SUMMARY 1i: Z5
:-- ----- -J l. - ~ ~ f ~ \ l r 'I .,.... TREES TOTAL REPLACEMENT MED. UALITY 1 PER 2 M 0
- --- ~ ........ I . '&l ' . ~ __.. TRE S SUBJECT FOR REMOVA 1110 555 .Cl ~>-
~ - - ~ ~ ,~ -1_ TREES TO BE PRESERVE SAVE 1142 (3<(
~:!:~ ~ ~ ---- ~ ----~~ J I I r-- -~----l ~ I::: I .:;;:. . SEE MANUAL FOR COMPLETE LISTING =
. ~ - - ~"'-i...... "'-. ~ ~ ...J
_ _______ \... ,'-...... I I ~ J\1a5 _,
r-- ----- ---=:: - _______ -....::: ~ / /,~ ((J 'l.. I l:s t~~lt'.>liIi. .,.. TREE MITIGATION 55
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.....1 ,#-.. _____ "i ~ /... ., 9 ., ,~<l",~ ;;;; "", , ~ ~ . .,,,, I. DIAMETER OF TREE IS MEASURED AT 4.5' ABOVE GROUND 8 0 ~ CD a: x
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.,... I "1.,....,~ ..., i ----- ____ ~,r;.,. ,diu "'~2'r '~~"'; ~.../ L ~ ----------- _ ~~ ..... .,,,, ... 2. ALL SiGNiFICANT TREES TAGGED WITH NUMBERED, ROUND ;:::. ~ I ~
I' .,,,, I..... .:'" --'-J II ,- ,...;, .,... ':" /, .z.:.'-",,'" ~~ ________ .... "IOb ., ALUMiNUM TAG AND ORANGE RIBBON ON SIDE OF TREE ..., .. ~
I /.,.... I I ~ "';_1 'r..... //"11 ~ . //1"--- ~~ - "'-. FACING DEVELOPMENT ENTRY. .. .. iD
I I .,... ~.~ I "'-. I /1" .s"o, --......, I "" ---.::::: _ "'-."1........ I dd'" iD iD w w ..
I I .,....,... "f. I .,~.,"" . 'LI. .::, '/ . .----. - ~~ ",':::' ~ .,~~ 3. TREE INVENTORY BY: lj :! :! 0
:;::; ''f'\... J. .,." I' '<'" I y.:'" .." If" I,/!""",~:/"'" j' \ :r>;1~' .,... "'f..."" JOHN OLIVER AND ASSOCIATES .. 5 ~ 1:5 lL lL z
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.1:1' I ."" / I ...._ 11' ~r.;; I I..... -.;..// I "1.1'1 - .. _ "" --, , ~\. '1...,,,,,_ CONSTRUCTION NOTES. 000 0 0 ~ lL
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/ ~48 ~_;, 1:r'- x1444 / _1~ 1 I x?, / / 1i / X,~ ......![; x \_1(red'f :,& ~~ \ . ~ ~ .'~sl1 a 11Sf 1111 ~'2IXl ~121& '1~ -1 30 "'1".1~23a START OF SITE CONSTRUCTION, IN ACCORDANCE WITH THE c: ~ >. ~
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x40 51 / / -,' -1&17 ~17OS"j707~1708 _'" . IIlD5 'fJOl'205 1215 -1217 -j232 4Cl7 Q. ~
/ ~~ _31 ~ / / Jea L _A" / 42d / \ / ......1~~~ ~(' -\t... _I-~ I. 7tll) ,\ 1\ 'l~ t" ~ ~'~&3.t1~111 'urU~rJJI7.rJ:f _ .j2Z4 _f251 . XI;; . FILL CANNOT BE PLACED AGAINST THE TRUNK OF THE TREE, .~ ~ g
x"'E:.9l- x54.J L - -raJ- - - - -1 L...1Q. - -,t6 -In--! .4.- - - - ~ L ueO"1m - - - -_~ - - - - - -'~~' . 1781 \ \1 \ ..J' _11M 11 ~Ull~;:!II 1:m :.u. ON THE ROOT CROWN, OR UNDER THE DRIP UNE OF THE TREE. :5 -g Cl ~
. - -;;~- - ~60 ~ ~84 .89 xlf 1~~10ll107 x115:'17:~1~ fI"":, '1&1& "1a54> '!~ _1~ _1 mX7lSZ~1 -m '117301171 ~11S7 ~' -1201 1211 -f258 ~12!12 4'11 ..... :::J:~ '.
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" .. ." .n . I ,.... ~..... .,... \~ '\'\ .,~ ,,,,\\" i';~" .,~,S> '.,,,,, .,... "~2f\ .,"'." .,..... MATERIALS SUCH AS FUELS OR PAINTS WITHIN SAFETY LIMITS '"' "", g:" ~ ] ;
"3:$ "82 -80_79xl7:" '1D:!1 ,'04 1:51 1'2!22 ~ "1m....- ~t5404 1, L~ 17V4U~ .12Il2<fZlll '~127ll 265 12,40 OF TREES ~Ec:~:5 ()
"31 - .78 ~~. 2-__....:.~h 25-':'" _ , -IaN ~ _xi*- - - - 1\ ~171111'1t 71 "1181~1I~ r.s -~287-1_ '1 -I~ _1 tfl1.f;o~ - _ 3 . 15 >. O.e_
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\ \ x68 \ - \ \ \ '"''\('~-1e71 .1m' \ "Jm'183ll ........", t1M6____ L- ' . 4> 0
\.~." '''\ \." :,' .,,, .\';'~",....loo I,,,, \ '''' "" \\\\ \ \ ." """'---- ------ _.____ 15th THROUGH JULY 1st. IF WOUNDING OF OAK TREES OCCURS. '"''ll:!ij'''[g. x
r- 2. x70 \ ~16a '166 \ 63\ =:::1:)6 \ 15i I' x 141140 \ x'~ur 18f'128 \ ~1&31t 1~ \ \ \ \ x1 \........ - '4 A NONTOXIC TREE WOUND DRESSING MUST BE APPLIED -g 5 ~ m 0
.~.. i .,,, .~\., \ .", \ \..-..- \ I.,.,.. \ /' \ \ \ ~ ' ~ I . I ' :"" ~~ I I ',~ ,.\, "'II .' ~. ~ I rp" , ,c TOXIC TREE WOUND DRESSING WITH THEM ON-SITE. _ l5.ii::::;:5 u; g
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. \ .....", \ \.m .,,, )....\I'fJlY"'....A \ ~~ . I \ [ , . ... .. " , .'..." 1) INSTALL ORANGE PLASTIC SAFETY ....~ '" ~~
. . \ .-:". \;,""\",,)" ,..:!-" \\\\\ r \.-\'\ p}1.----- ~ 'I'f _ .;J . F,ENCE OR ORANGE SILT FENCE .S!l ~ ~ 'h
\ ". .m \ ~..-- \1\' -'\\ "UJr'II\1 ____ -'\.......--......---- _ - - . :r.f-- - - -'f:J:'r;:f'i:!'F-'~-~ - - - - _ - 1 PER CALIPER INCH AWAY FROM C).!l ;! ., !!:~
... . \ 'Ill,.",__~\ I ~.. \ \......~~ ,,.,. , - ."", ."" ." TREE TO BE PROTECTED OR AT 0 - '" ..\. ;!:lj
.~"'~<<- \\ \ ~c~ ,\ '.'. '\:.'>~-, \' ....:> _~ =- . ., ~ "" DRIPlINE,WHICHEVERIS (l)2':;! ~~.
<~I 1\ \ \~ ,\,./' ..--"'-- - _ _ _' ,_ _ -=--- _ _ // _ ~ -=- _ GREATER. (I) j l~~ ~.!l
/.-:: \\ \\ .. \ \\\C;,-\,~,. \\\\\- ~ \.~~ ~ _ ~ 11r :1 ",,1 ;~~ II r I I 2.) CLUSTERED TREES MAY BE FENCED AS A GROUP. ~! ..:g~<<~
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@2005 John Oliver & Associates Inc. Call 48 Hours before digging
GOPHER STATE ONE CALL
. Twin Cities Area 651-454-0002 ...
MN. Toll Free 1-800-252-1166 -
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