HomeMy WebLinkAbout14.C. Preliminary Plat for Riverside Bluffs-Res. No. 6279
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CITY OF SHAKO PEE
Memorandum
CASELOG NO.: 05-030
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner I
SUBJECT: Preliminary Plat for Riverside Bluffs
MEETING DATE: September 6, 2005
REVIEW PERIOD: January 21, 2005 - May 20, 2005 (Applicant Granted Extensions to
September 6, 2005)
DISCUSSION
Ryland Homes has submitted an application for preliminary plat approval of Riverside Bluffs,
proposed for property north of Eagle Creek Blvd. and west of Riverside Fields (Exhibit A). The
plat, as currently proposed, contemplates the construction of 101 single family homes (Exhibit B).
Bruce Loney, Public Works Director, has provided a memorandum detailing the engineering issues
that pertain to this project, specifically addressing the sanitary sewer design, Prior Lake Spring Lake
Outlet Channel design, and site grading issues (Exhibit C). Regarding the sanitary sewer design,
Mr. Loney notes in his memo the options available for consideration by the Council. He states that
the preferred option by staff would be for the trunk sewer line to be extended to Riverside Bluffs
either through a private developer agreement or through a Public Improvement 429 Special
Assessment Project. As an alternative, the Council may direct staff to prepare a resolution that
incorporates conditions concerning the construction of a temporary lift station. This memorandum
is attached for the Council's review and consideration.
Joe Swentek provided a memorandum that addresses his comments (Exhibit D), noting that should
the City Council choose to approve the Preliminary Plat, engineering staff recommends this
approval be contingent upon the conditions in his memorandum being addressed by the applicant
prior to Final Plat approval.
Planning staff have received a memorandum from Mark Themig, Parks, Recreation, and Facilities
Director, that provides an update on the park dedication information and a summary of the proposed
recommendation from the Parks and Recreation Advisory Board (Exhibit E). Those conditions
have been incorporated into the draft resolution.
Staffhave also received a memorandum from SPUC that addresses their policies for servicing
developments (Exhibit F). 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 looping
requirement in this area, at least two ofthe 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.
I
PLANNING COMMISSION RECOMMENDATION
At its May 5,2005 meeting, the Planning Commission recommended denial of the Preliminary Plat to
the City Council by a 7-0 vote. At that time, there were a number of issues that had not been
satisfactorily addressed and the applicant was not proposing to provide an extension to the review
period for the project; therefore, the Commission forwarded the denial recommendation to the City
Council. Since that time, the applicant has granted several extensions to the review period of this
project and has spent a considerable amount of time working with staff on the design issues of this
project.
ALTERNATIVES
1. Approve Resolution No. 6243, a Resolution approving the Preliminary Plat for Riverside Bluffs
with conditions.
2. Approve Resolution No. 6243, a Resolution approving the Preliminary Plat for Riverside Bluffs,
with revised conditions.
3. Table a decision to the September 20, 2005 meeting to allow staffto incorporate conditions into
the resolution pertaining to installation of a temporary lift station for this development. It
should be noted that this alternative would require written authorization from the applicant to an
extension of the review period.
4. Deny the Preliminary Plat for Riverside Bluffs.
ACTION REQUESTED
Offer a motion consistent with Alternative 1 or 2, and move its a option.
g:\cc\2005\09-06\ppriverside bluffs.doc
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RESOLUTION NO. 6243
A RESOLUTION OF THE CITY OF SHAKOPEE,MINNESOTA APPROVING THE
PRELIMINARY PLAT OF RIVERSIDE BLUFFS
WHEREAS, Ryland Homes, applicant, and Mark and JoelLiesener, property owners, have
made application for preliminary plat approval of Riverside Bluffs; and .
WHEREAS, the subject properties are legally described as described on Exhibit lA & 1B,
attached hereto; and
WHEREAS,.the Shakopee Planning Commission conducted public hearings on the
preliminary plat on April 7, April 21, and May 5,2005; and
WHEREAS, all required public notices regarding the public hearing were posted and sent; and
WHEREAS,.the Shakopee Planning Commission has recommended denial of the requested
preliminary plat; and
WHEREAS, the:CityCouncil reviewed the preliminary plat request at its meetings of June 21,
August 16, and September 6, 2005; and
WHEREAS, the applicant has revised the proposed preliminary plat to meet the concerns
expressed by the Planning Commission in its initial recommendation.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF SHAKOPEE, MINNESOTA, THAT THE PRELIMINARY PLAT FOR RIVERSIDE
BLUFFS IS APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:
I. The following procedural actions must be completed prior to the City Council
review of the Final Plat:
A. The final plat shall not be approved until the permanent sanitary sewer is
available fromthe West (Prior Lake Interceptor).
B. The final plat shall not be approved until the development meets SPUC's
requirements with respect to the water looping requirement.
C. 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 bytheCity.
D. The applicant shall obtain the necessary US Army Corps of Engineers
permits/approvals for all proposed wetland impacts.
E. The applicant shall obtain the necessary Minnesota Department of Natural
Resources MnDNR permits/approvals for all work associated with the Prior Lake
Outlet Channel.
F. The applicant shall enter into a reimbursement agreement for the. extension of all
trunk sanitary sewer and all trunk storm sewer through the site.
G. The applicant shall be responsible to remove all abandoned storm sewer.
H. The applicant shall prpvide an acceptable design of a maintenance trail/access to
the Prior Lake Outlet Channel and the proposed storm water basins, as approved
by the City Engineer.
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1. The applicant shall provide adequate cover over the top of the proposed sanitary
sewer crossing of the Prior Lake Outlet Channel and the crossing of the Prior
Lake Outlet Channel's emergency overflow to the East, as approved by the City
Engineer.
J. The applicant shall provide one (1) ctrunk sanitary sewer extension to the South of
County Road 16 (Eagle Creek Boulevard) and one (1) trunk sanitary sewer
extension to the East, as approved by the City Engineer.
K. The applicant must coordinate the grading plan with the Prior Lake Spring Lake
Watershed District final design for the Prior Lake Outlet Channel through the
site.
L. The applicant shall obtain the necessary right-of-way and/or easements to
perform all proposed work offsite. If this permission cannot be obtained, the plat
configuration will need to be changed in order to eliminate the need for excessive
retaining wall construction.
M. Property lines for Lots 1-13 of Block 6 shall be adjusted to accommodate the
approved alignment of the Prior Lake Outlet Channel.
N. Outlot C. shall be eliminated and incorporated into. Outlot B.
O. Outlot E shall be eliminated and incorporated into Lot 19 of Block 19.
P. 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 County Road
16 (Eagle Creek Boulevard).
Q. Easements must 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
alignment.
. 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 often(10) feet of drainage and utility easement along the
interior of all outlots.
. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls.
R. 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.
S. Conditions identified in the Shoreland Overlay Zone ordinance shall be met.
T. 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.
U. The proposed road onto CSAH 16 shall.require left and right turn lanes to be
constructed on CSAH 16 to County standards.
V. The minimum right-of-way dedication for CSAH 16 shall be 75 feet from
centerline.
W. The pond proposed in part of the County right-of-way for CSAH 21 shall provide
a stormwater benefit to CSAH 21 in order for it to be located in the right-of-way.
A permit shall he required for the construction of the pond in the County right of
way.
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X. The applicant shall obtain the appropriate permits for all structures to be removed
from the site and/or demolished.
Y. The applicant shall meet park dedication requirements by providing
approximately 7.84 acres of park land and the greenway corridor as generally
shown on the August 5, 2005 drawing. Final park land dedication calculations
shall be made prior to approval ofthe final plat.
Z. 10' wide trails shall be constructed as generally shown on the drawing dated
August 5, 2005, including a trail bridge capable of supporting a light-duty pickup
or utility vehicle for snow removal. Costs for constructing the trail and trail
bridge shall be the responsibility of the applicant, with credit given toward the
remaining park dedication requirements. Final trail alignment shall be
determined prior to approval of the final plat.
AA. Comply, with the conditions noted in the attached memo from Todd Hubmer and
Ted WitkowskiofWSB & Associates, Inc. dated July 15, 2005.
II. The following procedural actions must be completed prior to the recording of the
Final Plat:
A. Approval oftitle 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 anyother fees as required by the City's adoptedfee
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. This shall include a service with
two independent water sources that are then looped together.
4. 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.
5. No public improvements shall be constructed until the City Engineer and
the Shakopee Public Utility Commission (SPUC) approve the Final
Construction Plans and Specifications.
6. The applicant shall obtain an NPDES permit prior to any land disturbing
activity. A copy of this permit shall be provided to the City.
7. 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. Temporary street signs shall be provided until such time that permanent street
signs are installed. .
E. Provide electronic (Auto CAD) files of the Final Plat and all record drawings to
the City Engineering Department.
F. The survey data (length and bearings) shall be shown for each lot as well as the
plat boundary and center line of streets.
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G. Simultaneous to the recording of the Final Plat, a deed restriction shall be
recorded on all lots as designated by the City of Shakopee. The Deed Restriction
shall appear as the following:
This conveyance is made conditioned upon and subject to the following restriction.
The Grantee, heirs, successors and assigns, are restricted from erecting any fence
or other structure within the utility and drainage easements dedicated by plat over
the above-described property, except with the prior written consent of the City of
Shako pee. This restriction shall run in favor of and be enforceable by the City of
Shako pee.
III. Following approval and recording of the final plat, the following conditions shall
apply:
A. Building construction, sewer, water service, fire protection and access will be
reviewed for code compliance at the time of building permit application(s).
B. Noise issues along the County roadways may arise as traffic levels increase in the
area. The de~eloper and/or their assigns shall be responsible for any required or
desired noise mitigation measures.
C. The developer and/or their assigns shall be responsible for the maintenance of all
areas held in common ownership.
D. The developer should implement the use of Best Management Practices for
erosion control and stormwater management during construction.
E. The applicant shall obtain the necessary CenterPointEnergy (Minnegasco)
permits/approvals.
F. Provide placement of at least one overstorylshade deciduous tree in the front
yard.
G. Provide sod placement in front yard and seed or sod place4 in side and rear
yards.
H. Provide placement of 6" of topsoil. The soil composition should be similar to the
MnDDT topsoil borrow requirements.
I. Provide rain sensors for any irrigation system.
J. No landscaping, ponding, berming, or signage shall be permitted within the
County right-of-way.
K. 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.
L. Any work within the County right-of-way shall require a permit.
M. The proposed trail in the County right-of-way shall require a permit.
N. The existing field accesses and driveways to this property along CSAH 16 shall
be completely removed from the County right-of-way and graded to match the
existing ditch.
D. The proposed road onto CSAH 16 shall require. an access permit.
P. The applicant must meet the city's woodland management ordinance
requirements.
Q. Connecting sidewalks shall be provided throughout the development as required
by the City.
R. Applicant shall install park, open space,. and/or wetland boundary markings at
locations to be determined by the city.
S.' In the park area, the developer shall:
1) Fine grade the site, picking rocks and dirt clumps %" and greater in size
2) Provide a finished grade that is approved by the city as suitable for park use.
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3) Ensure a minimum of 6" oftopsoil.
4) Apply a grass seed mixture "Pro Turf Lawn Mix" at a rate of60 pounds per
acre that meets the following criteria:
Item %of Mix Minimum Purity
Germination
Alene Kentucky 30 90 95
Bluegrass ..
Denim Kentucky 30 90 95
BlueQrass
Secretariat 20 90 99
Perennial Rye .
Mardigras 20 90 99
Perennial Rye
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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. RIVERSIDE BLUFFS SHEET INDEX
1. COVER SHEET
PRELIMINARY SITE, GRADING AND UTILITY PLANS ;:~~i=~~g;;;~
4. PRELIMINARY PLAT
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'A? }, DEANM. ROBBINS \ L-=-.J 10 13 \: .
:::,,,,, "'.";.!i PROJECT CIVIL ENGINBER !~ ..
The 'nformol'on ond/o, ,"ndenngs and mops eonlo'ned h...~;n. such os s".el "" . .';C _ ~ ~ ~ ~ I ~ ~ .. /;
:~~ ':~~":;~li~~. .~~c'i',:~o~S'.~~?~~ I~:~S~~P~~ ~~~p'::'':l:~t~d -:.: ~~~~~, ',.. DEAN M. ROBBINS 4 L:J LJ LJ LJ Y ( ~1.4'" . ~i
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ownership or land use of suen propertIes Is b.eing mode, and Buyer.. should ;r;t~$ ,,-. . !::':':' 14 ;
not and will not rely on ihe information and/or renderings and mops or . .,. : '
v'.ws eonlolned h....'n In decldln9 to purehose any p'op.,ly. elc, : ,..; \;~~r~?h~ 41968 03 ~~i:1~ SlREET 0 9 '.
Pioneer Engineering. P.A. meke nO warronties or representations of an,>' kind '/ .; REGISTRATION NUMBER .
or chorocter, expressed or irnp!illid. with respe~t to tru; matler.s deplc\ed or II' .. ;'~. 8 15
covered by ine r~nd~9, drawings ond other 1Il1ormollon herein. 'at, ::'.
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For detoillS 01 i!:.listing developed areas, refer to the recorded lir'iol plat. ;" ;- ;. ", . DEVELOPER , 16 ./ I'
The ownm of the p.cp.,ty shown and ther, succusors and oss'9ns res..ve '.. . .:~ RYLAND HOMES W G1 Go B9 88 EJ7 ~. '~';/jl 50 100 200
Ihe "9h' 10 n,o'. zon..g. deveropmen'. own"Shlp ond/o, and use chon9" for .: .':,/ ~ ,/" : r ! I !
o.nypo,'(,)of 'he.,op..."es, '...',.. :'::..'j 7600EXECUTIVEDRlVE G ~ .,,-;/ fJ/
The developer reserves the right to chonge the pions without further notice. ' ".' ," . -', : r- EDEN PRAIRIE, MN 55344 1 ...-:;::;.::::.- ... BASIN 1 Ai
CONTACf: BRlAN SULLIVAN. ' ./ - it GRAPHIC SCALE IN FEET
Sub;ecl to City and 011 Govemml!nt approvals. LOCATION MAP LAND RESOURCES COORDINATOR .. ._ ~. ," I
PI8NEER . . PHONE: (952\229-6046 I I I I ."Tu -. -1'. _. --j-'- .. . I
enO'lneenng 2. REVISIONS FOR Me, PARKS, STAPP. P.c.. C.C'. &: CONSUL'rAliTcoMWm I I 10419lJ.PR1!.CVR,DWG
b" I.RI!VlSIONS FOR BAe. PARKS. STAFf, P.C., C.e. &CONSUl.TANTCO........,~.~
av..,."...." l.ANI)"-"""'" "'"0","""00 """""""^""'"""" 1h....y_'y"""..,.,""....._., \'1.~~ RYLAND HOMES RIVERSIDE BLUFFS .
. . . om ,.""hAv_N,W. "'" """""myd...'''',.,..I......''''''' _M .,,.,"" i.....' COVER SHEET 7600EXECUTlVEDRIVE 1 OF 14
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(6SI}6III.19J4 FlLC68I.94" (763\711;J.IR80 Fu..1RJ.1883 W1ckrlhclaws ollbl! SUWloIMi~ Reg. No. _ lJIIC_
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TOTAL AREA '7.9972 AC PROP"""' 1.0Al n"""IP~llN rrlR PRf) 'UlNAR. .. AT .11"""" <>NI. 1
The East 591.75. feel of the Southeast Quarter o' the Northeost C\lorler of Section 14, Township 115. Rang:. 22. Scott County, Minnesota. GRAPHIC SCALE Df. FEET
TOTAL R.O.W. AREA 10.3213 AC.
Tovether' with:
TOTAL LOT AREA 31.0576 AC. All thot part of the Eost Holf of the Southeos' OUorter 0' SecUon 14, Township 11S. Ronge 22. Scott Counly. Mlnnesola, 1)4nl]northeri)' of the
centerline of Scott County Hlgh1FCl)' No. 16.
TOTAL OUilOT AREA 16.6183 AC. Togetl\er with:
NUMBER Of OlJTLOTS B OUllo' C. R1YERSIOE FlEI.DS 1ST AOIlI~OI/, "",....... 10 ,... ,....... pl.' ........r. Scotl County. IoIIM,..... DRAINAGE AND UTlLl1Y
NUMBER Of LOTS 101 EASEMENTS ARE SHOWN THUS:
LARGEST LOT ".303 SF. .11
~-~ <'u t
AVERAGE LOT 13.394 SF. PREPARED BY PIONEER ENGINEERING. PA. '" .. Ls 0
103 "p --
GROSS DENSITY (EXClUDES OUTLOTS) 2.44 LOTS/AC- JOHN C. LARSON .-.." - - - ......,; - - -L - .J L - J... - -
OUTLOT G OUTLOT H ' .~ , """,--,,,,,, .
NET OENSlTY (EXCLUDES OUTLOTS "R/W) 3.25 LOTS/AC. REGISTERED PROFESSIONAL LAND SURVEYOR =:.-""'" ---""'" 53 .".."vv"rJf'.:vv,', I t
.."""'or.... ~':"''''' RU~~ BEING 5 FEET IN WIDTH. AND ADJOINING LOT
ZONING ~ LINES UNLESS OTHERWISE INDICATED. AND 10
REG. NO. fEET IN \\IDiH AND ADJOINING SiREET UNES
UnUnES AVAILABLE I I AND REAR LOT LINES UNLESS OTHERWISE
INDICATED ON THE PLAT.
I I
PI CNEERengineering
CMLENOIHiElIS 1..AHOruNNERS LAJmSlJKVEYOKS l.ANDSC\f1:ARO!mit'TS
I h_'"";Cyll"'''''plmw"p,."",,,..y R..,;"" 0.. II;!'"'' RIVERSIDE BLUFFS
""'E,"""""',,",," Mendo.a Heiohts Office ,., "",^,~...N.". mo ~=""""'''''''''I''''''~'''''''''.' N"", """'S'ilREAC.PARKS.srAFF.P.C..C.C.ANOCONSULl'ANl'CO>l>lEmS.. PRELII\1lNARY PLAT 4 OF 14
~m~.~9~~~~~~~~~~B e ~~~~~S~I~~:~lBR3 :~~'J~~lhc:~~~= Rq:.No. !ble 818"I~FOREAC.PARKS.S1'AFF.I'.C.,C.CANDC(lNSULTAtrrCOMMENTS. :::d ~~ SHAKOPEE.MlNNESOTA
6c~ \ f.;) ,,- c.. t
CITY OF SHAKOPEE
Memorandum
TO: Mark Noble, Planner I
FROM: Bruce Loney, Public Works Director
SUBJECT: Preliminary Plat of Riverside Bluffs
DATE: September 1, 2005
This memorandum is in regard to the preliminary plat of Riverside Bluffs and in
particular the sanitary sewer design for this development. In meeting with the developer
and his engineer, the sanitary sewer system has been redesigned in such a way as a
temporary lift station is now needed to serve the entire site, or the extension of trunk
sanitary sewer from the Prior Lake Interceptor. The change in sanitary sewer design has
occurred due to the change of elevation of the Prior Lake Outlet Channel and the desired
cover between stormwater structures and the top of sanitary sewer pipe. Staff believes a
4-foot minimum cover is necessary, with insulation, in order to have the sanitary sewer
system operate in a satisfactory manner.
Pioneer Engineering has provided information to staff in regard to the sanitary sewer
design. This new design includes tying into the Prior Lake Interceptor at a manhole that
was different than previously thought. The manhole inverts that are proposed to be tied
into need to be verified by a City consultant and that has not been done as of yet. Also,
the redesign of the sanitary sewer system will have an impact on the Ridge View Farm's
plat being done by Tollefson, Inc. The new sanitary sewer design would require an
extension of a trunk sewer, at some point in time, through the City's parcel and under
Pike Lake Trail and then extended easterly for about 2,600 feet to Riverside Bluffs. This
trunk sewer line would be at minimum grade for the size of pipe being proposed.
The proposed sanitary sewer design by Ryland Homes would include a temporary lift
station to be located in the park area and would be utilized until the trunk sewer was
extended from the Ridge View Farm's development through the proposed Ridge Creek
development, at some future date. The options that are available for sanitary sewer
service are as follows:
1. Extend the trunk sewer line through the Ridge View Farms and Ridge Creek
developments, either through developments under a private agreement or through
a Public Improvement 429 Special Assessment Project.
2. Allow the developer to place a permanent sanitary sewer line in Riverside Bluffs,
with a temporary lift station, with the understanding that a trunk sewer line would
need to be extended in the future and the removal of the temporary lift station
would occur at that time.
Ex \"\ \'b\ ,- c..1....
3. Wait until the Ridge Creek development does occur and extend the sewer to the
Riverside Bluff s area.
The preferred option, by staff, would be for the trunk sewer line to be extended to
Riverside Bluffs either through a private developer agreement or through a Public
Improvement 429 Special Assessment Project. The main reason being is that a trunk line
extension is needed through the Ridge View Farm's plat and to be under Pike Lake Road
in order for Pike Lake Road to be constructed in 2006. Also, the extension of trunk
sewer line would allow the developer to extend the sewer through Riverside Bluffs
without having to install a temporary lift station and takes away the unknown of when the
sewer line would be extended through the Ridge Creek plat.
Also, the advantage of extending the trunk sewer line, at this time, would be for
development of property further to the south, east and west, which would be tributary to
the sewer line. City Council will ultimately have to decide whether a public
improvement project is in the interest of the City, versus a temporary lift station by the
Riverside Bluffs developer, or waiting for a plat to be approved with the Ridge Creek
developer. With a trunk sewer extension project, there would be city trunk. sanitary sewer
funds and lateral assessments for funding of the improvement. Staff will add conditions
into our review for the preliminary plat in regard to the sanitary sewer system.
This memo has been provided to you for background information on our analysis for the
Riverside Bluff s preliminary plat approval.
~ffu.
roee Loney
Public Work rrector
BUpmp
ENGRlEMPLOYEEFOLDERlPPENNINGTON/COUNCILIRIVERSlDEBLUFF
E,,~ \fO''\ 0,
City of Shakopee
Memorandum
TO: Mark Noble, Planner I
FROM: Joe Swentek, Project Engineer
SUBJECT: Preliminary Plat - Riverside Bluffs Addition
PID NO.: 27-914005-0,27-914005-1,27-914006-0, 27-914007-0, 27-914009-0,
27-914011-0
CASE NO.: 05030
DATE: September 2, 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 South and to
the West of the Riverside Fields Addition.
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 within the 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 Storm Water Charges and Trunk Storm 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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E)C't-( \G' T" t:>"'-
6. The applicant shall obtain the necessary right-of-way andlor easements to perfonn all
proposed work offsite. If this pennission. cannot be obtained, the plat configuration will
need to be changed in order to eliminate the need for excessive retaining wall
construction.
7. The applicant shall obtain the necessary Scott County permits/approvals (access, right...of-
way, drainage, etc.).
8. 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.
9. The applicant shall obtain the necessary US Army Corps of Engineers permits/approvals
for all proposed wetland impacts.
10. The applicant shall obtain the necessary Minnesota Department of Natural Resources
MnDNR permits/approvals for all work associated with the Prior Lake Outlet Channel.
11. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy
ofthis permit shall be provided to the City.
12. The applicant shall obtain the appropriate permits for all structures to be removed from
the site and/or demolished.
13. The applicant shall enter into a reimbursement agreement for the extension of all trunk
sanitary sewer and all trunk storm sewer through the site.
14. The applicant shall be responsible to remove all abandoned storm sewer.
15. 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 stonn water
basins.
16. The applicant shall work with the City of Shakopee to provide adequate cover over the
top of the proposed sanitary sewer crossing of the Prior Lake Outlet Channel and the
crossing of the Prior Lake Outlet Channel's emergency overflow to the East.
17. The applicant shall work with the City of Shakopee to provide one (1) trunk sanitary
sewer extension to the South of County Road 16 (Eagle Creek Boulevard) and one (1)
trunk sanitary sewer extension to the East.
18. The applicant shall maintain the proposed temporary sanitary sewer pipe, forcemain and
lift station serving the entire site until permanent sanitary sewer is available, if approved
by the City Council. Once permanent san,itary sew~r !~ available from the West (Prior
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E~,",\&,,... D~
Lake Interceptor), the applicant shall remove the temporary sanitary sewer appurtenances
and reroute to the permanent appurtenances. A security amount, approved by the City of
Shakopee, shall be provided for this work.
19. All proposed temporary sanitary sewer appurtenances shall be new and not previously
used, if approved by the City Council.
Preliminary Plat
1. Property lines for Lots 1-13 of Block 6 shall be adjusted to accommodate the approved
alignment of the Prior Lake Outlet Channel.
2. Outlot C shall be eliminated and incorporated into Outlot B.
3. Outlot E shall be eliminated and incorporated intoLot 19 ofBlQck 19.
4. 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 County Road 16 (Eagle
Creek Boulevard).
5. 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 alignment.
. 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 ten (10) feet of drainage and utility easement along the interior
of all outlots.
. Adequate drainage and utility easements shall be provided along the top and the
bottom of all proposed retaining walls.
6. Simultaneous to the recording of the Final Plat, a deed restriction shall be recorded on all
property lines ~s designated by the City of Shakopee.
Storm Water Mana2ement Plan Review
Please see the attached memo from Todd Hubmer and Ted Witkowski ofWSB & Associates,
Inc. dated July 15, 2005.
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E')Ct-l,~, f'" t:>4\
Recommendation
Should the City Council choose to approve the Preliminary Plat, engineering staff recommends
this approval be contingent upon the conditions above being addressed by the applicant prior to
Final Plat approval.
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.
A
~ WSB ,.. -.,....-
& Associates. Inc. Infrastructure I Engineering I Planning I Construction 701 Xenia Avenue South
Suite 300
Memorandum Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
To: Bruce Loney, P.E., City of Shakopee
Joseph Swentek, City of Shakopee
Shannon Lotthammer, District Administrator, PLSL WD
Edward Matthiesen, P.E., Wenk Associates, Inc.
Dean Robbins, P.E., Pioneer Engineering
From: Todd E. Hubmer, P.E., Project Manager .'
Ted Witkowski, Engineering Specialist ~ tJ-~
Date: July 15, 2005
Re: Riverside Bluff Preliminary Grading and Erosiolt Control Plan Review
City of Shako pee, MN
WSB Project No. 1281-86
We have completed our review of the Riverside BluffPrelirninary Grading and Erosion Control
Plan submitted by Pioneer Engineering. The documents included sheets 5 through 8 of 12-
dated 1/20/05- printed 7/6/05.
The Prior Lake outlet channel and grading plan design issues were preliminarily discussed with
Mr. Ed Matthiesen in order to coordinate elements of the outlet channel design. Based on our
discussion and review of the documents, we offer the following comments and observations:
Chatmel Design
1. The grading plan should incorporate at a minimum a 12 foot working patp adjacent to
the channel. The working path is being requested for futuremaintenarice of the
channel.
2. The channel typical section should consist of an 8 foot bottom, 3: 1 side slopes, and a
minimum depth of 2-3 feet prior to flattening the side slopes. The low flow typical
section should convey 120 cfs without overtopping the 3:1 side slopes.
3. The channel design should incorporate a boulder vane at one foot (vertical elevation
change) from the proposed outlet pipe to.approximately Station 1 +50. Beyond
Station 1+50 the boulder vanes could be constructed every 200 feet downstream in
order to concentrate low flow in the channel.
4. . The horizontal alignment of the channel should be revised to increase the meander
from approximately Station 2+50 to S~~~l:m 5+?() tQ th~ west. It is requested that the
. ,..~!j;'f:f JlP ~
Minneapolis I St. Cloud K;IO/28/.86IAdminlDocsIMEMO- blj, ,I em. 07/20S.doc
Equal Opportunity Employer
July 15,2005 ... -..,.'--
Page 2
meander be increased to the west in the vicinity of the proposed wetland mitigation
area 2B.
5. It is requested that a vegetation plan for the channel be provided for review. The
proposed plantings and landscaping should not restrict future maintenance or access
to the channel.
6. The erosion control plan for the channel does not indicate bale checks, ditch checks,
silt fence, or a GeoRidge system in order to control erosion of the channel prior to
establishing vegetation. The erosion control plan should be forwarded for review.
7. The channel profile downstream of Street C should be lowered to match the existing
ditch elevations. The ditch profile elevation at the cOlmection with the channel from
. the east should direct flow to the west.
8. The proposed channel alignment on the southwest comer of outlot B should be
coordinated with the Noeker property grading plan for vertical and horizontal
alignrilents.
9. It is requested that the proposed box culverts be increased in height to allow for one
foot of natural material to accumulate and create a natural bottom in the culverts.
Grading Plan Review
Sheet 5
1. The emergency overflow elevation from the low point of Street B to. the northwest
into Basin 4 should be established at approximately elevation 961.5 to insure 0.5 feet
of flow depth and 1 foot of freeboard to the low building opening for Lots 9 and 10,
Block 1.
2. The high water elevation of 750.3 for the expanded Riverside field basin results in 2.7
feet of freeboard to the low building opening elevations for the structures on the north
end of Rye Court.. It appears that 2.7 feet of freeboard would be established for Lots
9-12,29-35, of Block 1 in the Riverside Fields 4th Addition. The review of the Storm
Water Management Plan for this area will require additional iriformation once the
future of County Road 21 drainage area has been incorporated into the pond high
water elevation design.
3. The proposed excavation of outlot A in the vicinity of the existing gas main should be
revised to maintain minimum cover of 4 feet or better.
4. The drawing scale should be verified.
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July 15, 2005 -..- --
Page 3
Sheet 6
1. The drainage and utility easements over the swale and Lots 1 through 9, Block 2, over
the proposed rear yard swale and ponds should be illustrated on the grading plan.
2. The drainage and utility easement over the storm sewer system on the south side of
Lot 9, Block 2 should be illustrated on the grading plan.
3. It appears that the proposed storm sewer located in Lot 9, Block 2, may not have the 1
foot of minimum cover over the pipe.
4. The proposed excavation ofthe east-west channel north of Block 9, in the vicinity of
the gas main should be evaluated. It appears that the gas main will require relocation
to accommodate the proposed excavation.
5. The horizontal scale should be verified.
Sheet 7
1. The emergency overflow from the channel south of Street C appears to be directed to
Lots 4 and 5, Block 7. It is requested that the emergency overflow from south of
Street C be accommodated in the grading plan.
2. The proposed grading plan indicates that Basin 2A in Block 7 will be approximately
18 feet deep below the proposed normal water elevation of 958.0 based on the
grading plan. To eliminate potential safety hazards to residents in the vicinity of the
basin, the depth of dead pool should not exceed 10 feet of depth below the normal
water elevation.
3. The lookout building types for Lots 11 and 12, Block 7 do not appear to cQrrespond
to the grading plan. The grading plan appears to indicate these dwellings will be
walkout structures. It is requested that the building type for these two lots be verified.
4. The grading plan on the southwest comer of the site in the vicinity of Basin 1 does
not appear to accommodate the future widening of CSAH 16. The proposed grading
plan in this area should be reviewed by the Countyto ascertain if the future expansion
of CSAH16 to the north will be necessary.
5. The City may wish ~o consider incorporation of a future. path from the southwest
corner of the parcel to the proposed path on the east side of the Prior Lake outlet
channel. In addition, the City may wish to consider incorporating a path within the
CSAH 16 right-of-way south of Lot 6, Block 4 and the west side of Street A. The
grading plan would require revision for a path or trail.
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Page 4
6. The overland overflow from the intersection of Street E and Street A appears to be
directed east along Street F and then north through the rear yards of Block 3. It is
requested that the overflow from this intersection be directed north along Street A
into the low point at approximately Station 6+70. The overflow from the Street A
low point will then be directed west into the outlot B park and ultimately to the Prior
Lake Outlet Channel.
7. It is requested that the rear yard drainage from Lots 1-4, Block 5 could be directed to
the northwest to Street E rather than to the rear yard overflows located south of Lots
5-6, Block 5. This modification would not require additional easements over the
overland overflow routes through Lot 5, Block 5.
8. The stomlsewer depth on Lots 14-15, Block 7 appears to require additional easement
width based on the. grading plan and proposed outlet elevation from Basin 1. The
drainage and utility easements should be evaluated in this area and shown on the
grading plan.
9. It is recommended that the proposed trail/bike path be designed to meet the State and
Local Transportation summary of minimum design standards for off-road bikeways.
In addition, the American Disabilities Act vertical design criteria should be evaluated
as part of the trail design.
10. It is requested that the emergency overflow elevation from the rear yards of Block 6
be identified on the grading plan. The emergency overflow elevation should meet the
City's freeboard requirements.
11. The proposed grading plan of Basin 1 located in the southwest comer of the site
indicates that 3: 1 side slopes are proposed for the Noeker parcel walkouts located
west of Block 7. The grading plan for this area indicates that approximately 15 feet
of rear yard will be available prior to beginning the 3: 1 side slopes towards Basin 1.
It may be beneficial to construct a retaining wall to increase the usable rear yard area
for the property to the west and accommodate the future widening of CSAH 16 in the
vicinity of Basin 1.
12. The driveway slope for Lot 4, Block 5 appears to exceed a 10% maximum. It is
requested that the driveway grading plan in this area be updated to include driveway
grades.
13. The Street C grading plan from the Station 6+00 to 10+00 could not be evaluated
based on the documents provided. It is requested that the remainder of the grading
plan for Street C and the proposed building pads in Block 8 be provided for review.
14. The proposed storm sewer crossing of the gas main located west of Lot 1, Block 6
will require further review for pot~ntial <;onflicts.
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July 15,2005 .. - -'.~-
Page 5
Sheet 8
1. The double tiered retaining walls have a combined total height of 8 feet. Design of
these walls will require certification by a Registered Engineer. Fencing will also be
required at the top of the upper wall.
This completes our review of the Riverside Bluffpreliminary grading and erosion control plan.
If you have any questions or comments associated with this review, do not hesitate to contact us
at your convenience.
tsh
K:\OJ28J-86lAdmMDocsIMEMO - hI}s sl em - 071205.,loc
f)C~\ ,~,~ E. \
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Mark Themig, Parks, Recreation, and Facilities Director
Date: September 1, 2005
Subject: Riverside Bluffs Preliminary Plat Updated Park.Dedication Information
INTRODUCTION
I am writing to provide you with the latest park dedication information for the Riverside
Bluffs development.
BACKGROUND
The Riverside Bluffs development was reviewed by the Parks and Recreation Advisory
Board in February and March, 2005, and was recommended for approval with several
conditions. The most prominent conditions related to determining whether or not the
proposed park area would adequately function as an active park given the proposed
grading, wetlands, etc., and whether or not the trail could be constructed to ADA
standards along the outlet channel toward CR 16 (see memo dated March 30,2005).
Since that time, we have been working with Ryland Homes on these issues. In addition,
we clarified to Ryland Homes that the outlet channel would not qualify for park
dedication credit as they originally proposed (per park dedication ordinance), but that the
gas line easement would qualify if the land within the easement could serve the intended
active park purposes.
Revised plans were presented to the Parks and Recreation Advisory Board in July, and
they generally concurred with the proposed park dedication.
DISCUSSION
Proposed Park Dedication
The latest drawing from Ryland Homes (August 5, 2005) reflect the changes that of
removing the outlet channel from park dedication and including the gas line easement.
Park dedication requirements are as follows:
Riverside Fields Park Swap 3.92 acres
Riverside Bluffs Requirement for 101 homes 4.04 acres
Total Land Required 7.96 acres
Ryland Homes is proposing the following:
Main Park Area (including gas line easement) 6.44 acres
Trail and. Greenwav Area 1.40 acres
Total Proposed 7.84 acres
E,,~,~\T" ;: '2-
Trail Construction
As part of the initial review by the Park and Recreation Advisory Board, Ryland Homes
also agreed to construct the trails proposed in the development at their cost. This was in
addition to meeting the park land dedication requirements. Since that time, the amount
of land being credited toward park dedication has decreased slightly due to the removal
of the channel area, putting Ryland Homes slightly under the land requirement. As a
result, Ryland has requested that the remaining park dedication balance be met by
crediting for the cost of trail construction.
Latest cost estimates for constructing the trails, including installation of one trail bridge,
are approximately $147,000. On correspondence dated August 5.,2005, Ryland Homes
indicated that an 8' wide trail would be constructed. I informed Brian Sullivan that the city
would prefer a 10' wide trail. Mr. Sullivan verbally agreed to construct a 10' trail.
The park land dedication being proposed represents 98.5% of the required park
dedication. The costs for trail construction far exceed the 1.5% remaining balance for
park dedication, so it would be appropriate to approve the request for credit.
Gas Line Easement Area
Based on our review of the gas line easement language, it appears that the easement
can function as proposed for park.purposes. For example, the easement would allow
installation of a ball field and fencing (no structural footings). However, there are risks to
the city associated with any park improvements in the easement area in that if the gas
line needs to be serviced, the city would be responsible for costs associated with
reconstructing the amenities. In addition, there can only be 3-5 feet of fill on the gas line.
Since Ryland Homes is relocating the gas line as part of the development and site
grading, they have agreed to work closely with the city in designing gas line to ensure
proposed park improvements can be constructed on top of the gas line in the future.
Potential Lift Station Location
On drawings that were sent to the city on August 8, 2005, Ryland Homes has indicated a
lift station on park land. I do not support the location of a temporary or permanent lift
station on the park property. As you know, we have worked hard to try to accommodate
Ryland's park land proposal for future active park needs, and the lift station only adds
another complication for future park development. If a lift station is needed (temporary or
permanent), it should be located on one of the residential lots.
SUMMARY OF PROPOSED RECOMMENDATION
In order to ensure that you have conditions that reflect the most current park dedication
status, the following conditions are for your consideration:
a. The applicant shall meet park dedication requirements by providing approximately
7.84 acres of park land and the greenway corridor as generally shown on the August
5, 2005 drawing. Final park land dedication calculations shall be made prior to
approval of the final plat.
b. 10' wide trails shall be constructed as generally shown on the drawing dated August
5, 2005, including a trail bridge capable of supporting a light-duty pickup or utility
vehicle for snow removal. Costs for constructing the trail and trail bridge shall be the
responsibility of the applicant, with credit given toward the remaining park dedication
requirements. Final trail alignment shall be determined prior to approval of the final
plat.
c. Connecting sidewalks shall be provided throughout the development.
EJtH'~'T" e~
d. Relocate the proposed lift station shown on the August 8,2005 drawings to an area
outside of the park land.
e. In the park area, the developer shall:
1) Fine grade the site, picking rocks and dirt clumps %" and greater in size
2) Provide a finished grade that is approved by the city as suitable for park use.
3) Ensure a minimum of 6" of topsoil.
4) Apply a grass seed mixture "Pro Turf Lawn Mix" at a rate of 60 pounds per acre
that meets the followina criteria:
Item % of Mix Minimum Purity
Germination
Alene Kentucky 30 90 95
BlueQrass
Denim Kentucky 30 90 . 95
BlueQrass
Secretariat 20 90 99
Perennial Rve
Mardigras 20 90 99
Perennial Rve
SEP-01-2005 15:42 SHAKOPEE PUBLIC UTILITIES 9524457767 P.02/02
E'1l(" -H '!:>> , 'r- ~
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 const11lcted. 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 forward at the same time.
If only one of these three projects was to go forward they would have only one water
main connection to the existing system. T 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 financia.l security instruments to
ensure the eventual construction of additional water main to accomplish the "looping."
TOTAL P. 1212
.. E~\6\I .1-
A.
-~~~~ '"'--'-_..~~~~ .-.----..
Parcell
The East 250 feet of the S01;1theast Quar:ter of the Northeast Quarter of Section 14, . .
Township 115, Range 22, Scott County, Minnesota.
Parcel 2
The East 190 feet of that part of the East Half of the Southeast Quarter of Section
14, Township 115, Range 22, Scott County, Minnesota, lying northerly of the
centerline of Scott County Hlghway No. 16.
AND
The West 60 feet of the East 250 feet that part of the East Half of the Southeast
Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, Jying
. northerly of the centerline of Scott County'Highway No. 16.
. Parce13 .
The West 341.75 feet of the East 591.75 feet of the Southeast Quarter of the
Northeast Quarter of Section 14, Township 115, Range 22, Scott County,
Minnesota.
Parcel 4
The West 341.75 feet of the East 591.75 feet of the East Half of the Southeast
Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, lying
northerly of the centerline of County Road No. 16, Except that part described as
follows: Commencing at the northeast comer of said East Half of the Southeast .
Quarter; thence South along the east line of said East Half of the Southeast Quarter
a distance of 1167.10 feet to the centerline of of Scott County Highway No. 16;
thence deflecting to the right 1 0 1 degrees 25 minutes 30 seconds along said
centerline a distance of 255.05 feet to the intersection with the East 250 feet of the
said East Half of the Southeast Quarter, being the point of beginning; thence
continuing. westerly along said centerline a distance of200.0 feet; thence North
parallel with the east line of said East Half of the Southeast Quarter a distance of
444.40 feet; thence Easterly to a point in thy west line of the East 250 feet of said
East Half of the Southeast Quarter said point being 444.40 feet North of the point
of beginning; thence South along the west line of the East 250.0 feet of said East
Half of the Southeast Quarter a distance of 444.40 feet to the point of beginning. .
.. ~~,.\,... :La
Parcel 5
-' .. that part o{the East Half ofth~ Southeast Quarter of Section 14, Township 115,
Range 22, Scott County, Minnesota, lying northerly of the centerline of Scott
County Highway No. 16, Except the northerly 350.00 feet as measured at right
angles and Except the easterly 591.75 feet as lneasured at right angles.
Parcel 6 .
The Northerly 350.00 feet, as measured atright angles, of the East Half of the
Southeast Quarter of Section 14, Township 115, Range 22, Scott County,
Minnesota, except the easterly 591.75 feet, as measured at right angles.
Parcel 7
That part of the East Half of the Southeast Quarter of Section 14, Township 115,
Range 22, Scott County, Minnes9ta,.described as follows:.
. Commencing at the northeast comer of said East Half of the Southeast Quarter;
thence South along the east line of said East Half of the Southeast Quarter a
distance of 1167.10 feet to the centerline of of Scott County Highway No. 16;
thence deflecting to the rightlOl degrees 25 minutes 30 seconds along said
centerline a distance of255.05 feet to the intersection with the East 250 feet of the
said East Halfofthe Southeast Quarter, being the point of beginning; thence
continuing westerly along said centerline a distance of 200.0 feet; thence North
parallel with the east line of said East Half of the Southeast Quarter a distance of
444.40 feet; thence Easterly to a point in the west line of the East 250 feet of said
East Half of the Southeast Quarter said point being 444.40 feet North of the point
of beginning; thence South along the west line of the East 250.0 feet of said East
Half of the Southeast Quarter a distance of 444.40 feet to ~he'p6int of~eginning:
<;
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1}.!},i'55,ls,C CD ~
PARK REQUIREMENTS 0..0.951 AC - ~ ~<"t
Q.4~~g;.;. AC ~
Park Swap (Riverside Fields) 3.92 Ac. iJ.1480.AC <lQ. hI')
\),0844. AC I
o.~.~ca AC ,
1
101 Homes 4.04 Ac. . 0.7857 AC l'o ~ ~'<t'
?t'~t1P(,iS~U ?AfiK AR~A~7~"'AC""" I ~
,
TOTAL PARK REQUIRED 7.96 Ac. PAR~ SWAF 3.9H;7 AC to ~
1 ? "f 1~ .:If
,...It)~ GliAli'm>: E::Al.~ !Ii mET
PARK PROPOSAL 0..$982 ~\C. ;J
i .5770 AC -.to ~
Park Area 6.44 Ac. Sli~E.AM C':-1ANNEL. aUf~fi .~REA= ;.9152 AO"
,
1.40 Ac~ LEGEND ~ ~
.TraU and Greenway ~
I
TOTAL PARK PROPOSED 7.84 Ac. t'.i. i.....i~f~ e'4
"'~..'i. ij.,;;. Park Area
Ji"?:"': ..-
PRIOR LAKE SPRING LAKE .1.98 Ac. ~ Trail
CHANNEL (80' Easement) Prior Lake Spring Lake
Channel Easement
Overflow Channel
PleNEERengineering August 5,2QQ5
1"'<<,<<oI~ ).~'O.)!',A.,,,,,,, M,O:U.:,l;I~ ,.c."(Il';C~.~:lCO>>~ ~~=-%-~='=7 N~
~,.~~ M"ndOlll Il<i&bts Oll'l<e 1t1tli!:lo.:\...~IoI'.W. .PARK. AREA SKETCH RYL<\ND HOI\.1ES RlYERSIDE BLUFFS 1 (l!' 1
~f~l~.M..'I{.n:lZ1 Qh.'tI~<c.M.I(~33 :t:'~~~~,;-~~: Qq.Nw. ____ ~_ 2111 CUlT Dl3Rl'lE
;A:'l}.~h;9tA ~tr.V!MJ.. (16.3) 1tHll'OO J:~1k.""~4!1J )li\(U,,'I. MIJilJ'lll.~Ol'AS5!~ mAlOO1'l1!4 M1NNr:50fA