HomeMy WebLinkAbout12.D.1. Preliminary and Final Plat of Southbridge Fields-Res. No. 6355
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CITY OF SHAKOPEE
Memorandum
I
I CASE LOG NO.: 05-119
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner II
SUBJECT: Preliminary and Final Plat of Southbridge Fields
MEETING DATE: February 7,2006
REVIEW PERIOD: October 28, 2005 - February 24, 2006
DISCUSSION
Shakopee Crossings, L. P., has submitted an application for preliminary and final plat approval of
property located north of Crossings Boulevard and west of County Road 18 (Outlot B, Riverside
Fields 3rd Addition - Exhibit A). The plat, as currently proposed, contemplates the creation of
six (6) commercial lots and one (1) outlot (Exhibit B) on approximately 10 acres ofland. The
proposed lots will have frontage on County Road 18 and/or Crossings Boulevard, but will be
accessed from two private drives that intersect with Crossings Boulevard. The submitted
concept plan identifies a number of potential uses, several of which would require a Conditional
Use Permit (CUP) approval, such as a bank and a car wash. These uses are shown for reference
purposes only. Actual uses will be reviewed on an individual basis, at which time it will be ,
determined whether a CUP, Variance, and/or another application would be required. Staff has
discussed with the property owner the processes, and design and performance standards that may
be applicable for potential uses in this development.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission reviewed the preliminary plat at its January 5,2006 meeting, and by a
4-1 vote, they recommended approval of the preliminary plat application, with revisions.
Specifically, the Commission discussed the first access to Crossings Boulevard, with their
recommendation being that this access be reconstructed and signed as a right-in only. They also
recommended that screening be allowed in the easement along Riverside Fields 3rd Addition to
ensure that there is the ability to provide an adequate buffer between the commercial and
residential developments. Those revisions have been incorporated into the draft resolution
attached to this report.
The Council reviewed the preliminary and final plat application at their January 17, 2006
meeting, and tabled the request to their February 7, 2006 meeting to allow staff and the applicant
to respond to a number of issues raised by the Council. The questions and responses are as
follows:
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I.D. Is the emergency access temporary or permanent?
This access is temporary, until such time that Crossings Boulevard is extended to the
west and either connected to County Road 16 from Pike Lake Road as part of Ridge
View Farms, or from the north/south road proposed in Riverside Bluffs.
I.E.S. Issue regarding easements and maintenance of utilities.
The text has been revised to read "The applicant shall provide evidence of suitable
easements agreements for access to all adjacent properties utilizing the private sewer
system. These easements shall be approved by the City prior to recording of the plat.
Maintenance ofthese utilities shall be the responsibility of the applicant".
I.M. Park dedication fee - City Attorney needs to opine on whether this sUbdivision can
be required to have park dedication fees at time of platting, or if the developer can
defer the payment until time of building permit submittals.
Jim Thomson, City Attorney, has provided a memorandum that addresses the question
regarding park dedication fees. Please review this attached memorandum in making a
determination concerning this condition of the plat resolution.
I.N. Sidewalk requiremel!t along the proposed internal streets.
This item has been resolved, as the developer is now proposing to provide sidewalks.
1.0. Screening elements are to be provided.
Staff will analyze forthcoming Conditional Use Permit applications to ensure that the
City Code design and performance standards concerning screening will be provided
between the commercial and residential developments.
I.S. Emergency access from Crossings Blvd. to Southbridge Parkway.
As noted in I.D. above, this access is temporary, until such time that Crossings Boulevard
is extended to the west and either connected to County Road 16 from Pike Lake Road as
part of Ridge View Farms, or from the north/south road proposed in Riverside Bluffs.
How does Crossings Blvd. handle pedestrian crossings.to pool area?
Staffhave had several discussions with Ryland Homes and Shakopee Crossings, L.P.,
with a possible remedy being that additional crosswalk striping and signage be provided
to make the vehicular traffic more aware of pedestrian traffic crossings at this
intersection.
Concern about light pollution and headlight wash for neighboring properties.
Staffwill analyze forthcoming Conditional Use Permit applications to ensure that the
City Code design and performance standards concerning headlight wash and site lighting
will be provided between the commercial and residential developments, and adjacent to
streets as required.
Staffhave received several letters and e-mails from property owners in the adjacent Riverside
Fields residential development that express concerns with the proposed commercial uses and
potential traffic generation of those uses. Specific issues pertain to potential noise and light
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pollution from the commercial uses, screening of the commercial uses from the residential
properties, and concern with the access points that intersect with Crossings Boulevard. Those
communications are attached to this report. Staffhas included the memorandum prepared by
WSB & Associates, Inc. that pertains to the traffic study of Riverside Fields development
(identified as Riverside Meadows at that time) which provides the rationale for the present street
and access configuration. At the present time, Condition No. ILL. reads that "the easternmost
access to Crossings Boulevard shall be constructed and signed as a right-in only", which is the
recommendation forwarded by the Planning Commission. This is a different recommendation
than that taken by WSB & Associates, Inc., as well as a different position than the proposal
offered by the residential property owners. The Council may consider discussion this issue as
well as the other issues raised by the residential property owners prior to making a decision on
this plat application.
ALTERNATIVES
1. Approve Resolution No. 6355, approving the Preliminary and Final Plat for Southbridge
Fields, subject to the conditions presented.
2. Approve Resolution No. 6355, approving the Preliminary and Final Plat for Southbridge
Fields, subject to revised conditions.
3. Do not approve the preliminary and final plat and direct staffto prepare a resolution
consistent with the direction of the Council.
4. Table the matter and request additional information from staff and/or the applicant.
VISIONING RELATIONSHIP
This action supports:
Goal E: "Financially strong", and
Strategy 5: "Foster community connections".
ACTION REQUESTED
Offer a motion approving Resolution No. 6355, approving the Preliminary and Final Plat for
Southbridge Fields, subject to the conditions presented, and move its adoption.
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RESOLUTION NO. 6355
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE
PRELIMINARY AND FINAL PLAT OF SOUTHBRIDGE FIELDS
WHEREAS, Southbridge Crossings, L.P., applicant and property owner, has made
application for preliminary and final plat approval of Southbridge Fields; and
WHEREAS, the subject property is legally described as:
Outlots B, Riverside Fields 3rd Addition, according to the recorded plat thereof, Scott County,
Minnesota; and
WHEREAS, the Planning Commission recommended approval of the proposed preliminary
plat with conditions; and
WHEREAS, on January 17, 2006, the City Council reviewed the proposed preliminary
and final plat.
NOW THEREFORE, BE IT RESOLVED by the City Council ofthe City of
Shakopee,Minnesota that the preliminary and final plat of South bridge Fields is hereby
approved subject to the following conditions:
1. The following procedural actions must be completed prior to the recording of the
Final Plat:
A. Approval of title by the City Attorney.
B. The legal description ofthe parcel being platted shall be identified on the plat
as Outlot B of Riverside Fields 3rd Addition.
C. Remove the signature block for the City Planning Commission.
D. Identify the temporary easement for emergency access purposes from
Southbridge Parkway to Crossings Boulevard on the plat (Document No. A
712552).
E. Execution of a Developer's Agreement, which shall include provisions for
security for public improvements within the plat and the engineering review
fees, and any other fees as required by the City's adopted fee schedule.
1. Shakopee Public Utilities Commission shall be contacted ifthe
applicant wishes to contract with them for security lighting.
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. Public sanitary sewer, public storm sewer and public watermain have
been extended through the site. The applicant shall work with City of
Shakopee staff to provide acceptable access to each system and their
associated appurtenances. This includes providing adequate easements
and entering into an encroachment agreement with the City.
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5. The developer shall be responsible for payment of Trunk Storm Water
Charges, Trunk Sanitary Sewer Charges, Trunk Storm Water Storage
and Treatment Charges, security for the public improvements,
engineering review fees, and other fees as required by the City's most
recent adopted 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 Specifications.
7. The applicant shall obtain an NPDES permit prior to any land
disturbing activity. A copy ofthis permit shall be forwarded to the
City. The appliCant shall adhere to all MPCA NPDES requirements.
8. The applicant shall provide evidence of suitable easement agreements
for access to all adjacent properties utilizing the private sewer system.
These easements shall be approved by the City prior to recording of
the plat. Maintenance of these utilities shall be the responsibility of
the applicant.
F. The applicant shall provide a more defined site plan showing impervious
surface percentages complying with the requirements set forth by City Code,
at time of Conditional Use Permit and Building Permit application submittals.
G. Easements shall be shown on the Final Plat as approved by the City Engineer.
H. The applicant shall contact City Engineering to apply for and secure an
encroachment agreement for the trunk storm sewer located along the westerly
line of Lots 1,3,4,5 & 6, as well as secure an encroachment agreement for
the trunk sanitary sewer located between Lots 4 & 5.
1. The survey data (length and bearings) shall be shown for each lot.
J. Temporary street signs shall be provided until such time that permanent street
signs are installed.
K. Adequate easements for watermains shall be required, consistent with
Shakopee Public Utilities Commission's requirements.
L. Water services shall be shown for each lot.
M. Park dedication requirements shall be met through a cash contribution in an
amount in accordance with the adopted fee schedule in place at the time of
final plat approval ($68,884.20, based on $6,930/acre @ 9.94 acres). The
required park dedication fees shall be paid at the time of the recording of the
final plat.
N. The applicant shall provide sidewalks along the proposed internal streets, to
be built at the time of the street construction.
O. Screening elements required by the Board of Adjustment and Appeals, the
City Council, and/or City Staff shall be allowed within drainage and utility
easements adjacent to Riverside Fields 3rd Addition. The applicant shall be
responsible for the maintenance of the screening and shall repair and/or
replace any landscaping located in the easements that may be damaged due to
need to access the easements.
P. The applicant shall obtain a grading permit prior to any additional land
disturbing activity.
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Q. The soils on site shall be subject to sampling and testing at the City's
discretion. The cost associated with the testing, and if necessary, the removal
of any material deemed unacceptable by the City shall be the applicant's
responsibility.
R. The applicant shall provide storm water computations for the proposed
development as required by City Engineering to insure the downstream
system can accommodate the runoff.
S. The applicant shall ensure that the emergency access from Crossings
Boulevard to Southbridge Parkway be well maintained and accessible at all
times.
II. 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. The developer and/or their assigns shall be responsible for any required or
desired noise or dust mitigation measures.
C. Shall provide electronic (Auto CAD) files ofthe Final Plat to the Engineering
Department.
D. The applicant shall meet the screening and landscaping ordinance
requirements ofthe City Code.
E. The applicant shall submit a landscaping plan for review and approval by the
City of Shakopee Natural Resource Specialist.
F. The applicant shall provide six (6) inches of topsoil below areas to be sodded.
The soil composition should be similar to the MnDOT topsoil borrow
requirements.
G. The applicant shall provide rain sensors for any irrigation system.
H. The applicant shall implement the use of Best Management Practices for
erosion control and stormwater management during construction.
1. The applicant shall utilize the MPCA Protecting Water Quality in Urban
Areas as a technical reference for erosion control.
1. The applicant shall comply with the design and performance standards for the
Planned Residential District (PRD).
K. Silt fence and/or tree protection fence is to be removed following
establishment of vegetation as determined by an inspection by City staff.
L. The easternmost access to Crossings Boulevard shall be reconstructed and
signed as a right-in only.
Adopted in regular session of the City Council of the City of Shakopee, Minnesota,
held the _ day of , 2006.
Mayor of the City of Shakopee
Attest:
Judith S. Cox, City Clerk
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Kennedy 470 U.S. Bank Plaza
200 South Sixth Street
Minneapolis. MN 55402
.. (612) 337-9300 telephone
- (612) 337-9310 fax
.
C H ART ERE 0 http://www.kennedy-graven.com
JAMES J. THOMSON
A.ttorney at Law
Direct Dial (612) 337-9209
Emai1: jthomson@kennedy-graven.com
MEMORANDUM
TO: Mayor and City Council
FROM: Jim Tho~son, CityAttomey ~>
RE: Southbridge Fields Park Dedication
DATE: February 1, 2006
INTRODUCTION
At your January 17, 2006 meeting, an issue came up with respect to the payment
of park dedication fees for Southbridge Fields. The developer, Steve Soltau, has requested that
payment ofllie fees be deferred until building permits are issued for the commercial lots that are
part of that plat. Mr. Soltau contends that because the preliminary plat for the commercial
property that he is now platting was approved before the park dedication provision was amended,
he should be allowed the option of paying the fees when building permits are issued. You asked
me to research the question and report back to you.
BACKGROUND
In February 2005, the City Council amended the City Code provision dealing with
payment of park dedication fees. Before the amendment, the City Code (Section 12.34,
Subdivision 2, Paragraph U) allowed a developer to request that payment of park dedication fees
be deferred until building permits were issued, rather than at the time of final plat approval. The
new provision (Section 12.34, Subdivision2, Paragraph T) requires that park dedication fees be
paid when the final plat is recorded. Deferral until the time that a building permit is issued is no
longer an option.
The commercial property that is now being platted as Southbridge Fields was originally
part of Riverside Fields First Addition. The City Council approved the First Addition preliminary
plat on August 19,2003. The preliminary plat depicted lots and blocks on the entire residential
portion of the property, but it did not depict any proposed lots and blocks on the future
commercial portion of the property. The final plat resolution was approved on October 21,2003.
The final plat resolution addressed park dedication requirements for the residential area, but did
not address any park dedicatiqn,. requirements for the commercial portion. The final plat included
the commercial property as part of Outlot A, which also included the future residential portion
north of Crossings Boulevard.
,....\.
Outlot .. A of Riverside Fields, First Addition, was replatted as Riverside Fields Third
Addition. The purpose of that plat was to create the lots and blocks in the first phase of the
residential development north of Crossings Boulevard. The commercial portion was platted as
Outlot B of the Third Addition but, again, no lots and blocks were shown on that portion of the
property.
The Third Addition final plat was approved on October 19, 2004. No preliminary plat for
the Third Addition was required because the residential property was being developed consistent
with the approved preliminary plat for the First Addition. The major difference between the final
plat and the preliminary plat was that a loop road between the residential and commercial
portions of the property was being eliminated and modined.into a cul-de-sac design. A concept
plan for the commercial area was submitted to the City as part of that redesign to show how the
street system would work without the loop road. The concept plan did not, however, depict any
future lots and blocks on the commercial portion.
LEGAL ANALYSIS
Minnesota Statutes, Section 462.358, subdivision 3(c) states that for one year following
preliminary plat approval and for two years fonowing final plat approval, no amendment to a
city's comprehensive plan or official controls "shall apply to or affect the use, development,
density, lot size, lot layout, or dedication or platting required or permitted by the approved
application." Section 12.10 of the City Code states that approvals of both preliminary plats and
final plats remain in effect for two years from the date of the approval. Like the statutory
provision, Section 12.10 states that during that two-year period "no amendment to a
comprehensive plan or other ordinance shall apply to or affect the use, development, density, lot
size, lot layout, or dedication or platting required or permitted by the approved plat."
Minnesota Statutes, Section 462.352, Subdivision 16 states that preliminary plat approval
can be granted "only following the review and approval of a preliminary plat or other map or
drawing establishing without limitation the number, layout, and location of lots, tracts, blocks
and parcels to be created, location of streets, roads, utilities and facilities, park and drainage
facilities, and lands to be dedicated for public use. "Minn. Stat. S 462.352, Subd. 16.
The question that has arisen in this case is whether a preliminary plat that does not depict
lots and blocks on property that is ultimately included as an outlot in the final plat gives a
developer the vested rights contained in the City Code and state law. In my opinion, it does not.
The reason for my opinion is that a preliminary plat must meet the statutory requirement in
Section 462.352, Subdivision 16. None of the preliminary plats that included the property that is
now being platted as Southbridge Fields depicted lots, blocks, or any ofthe other types of things
that are required by that statutory provision. In addition, the preliminary and final plats for
Riverside Fields First Addition were approved more than two years ago. Therefore, the
developer would not gain vested rights under those approvals even if they had depicted lots and
blocks on the commercial portion.
CONCLUSION
The City Council has not approved any preliminary or final plats depicting lots and
blocks on the property that is now being platted as Southbridge Fields. Therefore, the current
code provision pertaining to payment of park dedication fees applies to the development.
~ WSB & Associates, l/lc.
WSB 4150 OlsolJ Memorial Highway, #300
Mi/l/leapolis, MN 55422
(763) 541-4800
& Associates, Inc. (763) 541-1700 (fax)
Memorandum
To: Bruce Loney, P.E.
Public Works Director
City of Shakopee
From: Charles T. Rickart, P.E., P. T.O.E.
Transportation Engineer
Date: October 16, 2003
Reo' Riverside Meadows Development
Traffic Study Review
WSB Project No. 1281-20
As requested, I have reviewed the traffic study for the Riverside Meadows Development
located west of CSAH 18 and south of Southbridge Parkway. Based on my review ofthe
traffic study and conversations with the developer's consultant, I offer the following
comments:
. The traffic forecasts for CSAH 18 are based on Scott County's.2020 traffic forecasts
for this roadway. In addition, the forecasts assume CSAH 21 is completed.
Although this may be the correct assumption, the interim condition on CSAH 18,
prior to CSAH 21 being constructed, may reach the 2020 traffic levels sooner than
anticipated. Also, 2020 forecasts typically are conservative 'and tend to be low.
. The traffic generation assumes that 20% of the trips from this development would be
internal. In other words, 20% of the traffic would be traveling between Riverside
Meadows and the remainder ofthe Shakopee Crossings Development including Wal-
Mart and Sam's. The majority ofthis traffic would be using Crossing Boulevard to
CSAH 18. The developer's consultant ensured me that these volumes were included
in the turning movement counts.
. The 2020 peak-hour traffic volumes illustrated in Figure 2 indicates 481 to 500
peak-hour trips in the left-turn lane from CSAH 18 to Crossings Boulevard.
Although this does not directly impact the Riverside Meadows Development, this
should be identified for the potential of a dual left-turn lane in the future.
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Mr. Bruce LOlley
City of Shako pee
October 16, 2003
Page 2
. The level of service (LOS) analysis conducted indicates that the overall intersection
would be operating at an LOS C at the CSAH 18 and Crossing Boulevard
intersection. Although the overall intersection is operating at a satisfactory level of
service, specific movements (the southbound CSAH 18 movement to eastbound
Crossing Boulevard) may be operating atunsatisfactory levels of service. The
capacity analysis worksheets were not provided and no additional information was
available for review of this potential issue.
. The queue length analysis indicates that 175 feet would be available for vehicles
queuing in the left-turn lane, on Crossing Boulevard approaching CSAH 18. Based
on the capacity analysis in the a.m. peak-hour, 216 feet would be required, and in the
p.m. peak-hour 189 feet would be required. Although these queue lengths are
proj ected for the year 2020, as indicated previously, the 2020 volumes on CSAH 18
may occur in the interim before CSAH 21 is constructed.
. The roadway geometries indicated that there is 270 feet of separation between CSAH
18 and ~he East Clover Lane intersection. Assuming a 175 footstorage length and a
5: 1 taper, my calculations indicate that there would only be 25 feet of storage
available for the East Clover Lane left-turn approach. This is enough storage for
only one vehicle to queue~before backing up into the through lane of traffic. This is
not a sufficient queue storage length for that approach.
Based on these comments, I would recommend the following:
1. Close the proposed median opening at the East Clover Lane intersection allowing a
right-inlright-out access only.
2. mcrease the storage length ofthe eastbound Crossing Boulevard approach to CSAH
18 to provide up to 300 feet of storage for the left-turn lane.
3. I concur with the remainder of the recommendations as outlined on Figure 4 of the
developer's consultant's report.
If you have any questions or need additional information on this review, please contact me
at (763) 287-7183. .
sm
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January 30, 2006
Lisa Masica
1834 Penstemon Lane
Shakopee, MN 55397
(952) 403-1643
RE: Southfield Commercial Property
Mayor and Members of the Council,
As a concerned Shakopee citizen living in the Riverside Fields
Neighborhood, I feel it is important for me to express my concerns as well as
offer solutions to the proposed plat to Southfield, the commercial development
located off of Crossings Boulevard.
Pedestrian Safety
I am concerned about pedestrian safety. I feel that with some design
changes to the plan that the commercial development and the residential
neighborhood have a better chance of succeeding together.
Road Design
Currently the plan calls for a Y -shaped road where one arm passes next to a
community pool. This arm is also the only proposed exit from the
development. I believe this plan can be changed to increase safety as well as
reduce the impact of the development to the residents. I feel the best
resolution to this would be to close off the road that passes by the pool, in
other words have a single private road, and have the first arm be the only
point of entrance and exit. This would require the first entrance be made
into a full intersection.
Sidewalks
Sidewalks are important if we value safe neighborhoods and enjoyable places
for people to live in Shakopee. A sidewalk closest to the establishments
along this now single private road gives pedestrians a designated location to
walk and motorist a predictable location to watch for people.
Noise and Liqht Pollution
I am concerned about noise and light that may come from the
establishments that will be located in the development. I feel it is important to
plan ahead for these future problems by requiring the developer to minimize
these factors upfront.
Landscaping and Berming
The use of berms and landscaping will create a definition between the
neighborhood and the commercial area. I believe these will block out much of
the light pollution from cars as well as help to buffer traffic noise. Also, I
believe that these berms will discourage pedestrians from cutting through yards
to access the commercial space. Attractive landscaping also makes the
commercial area more esthetically pleasing by adding a natural backdrop to
residents backyards rather than a parking lot.
Lighting Scheme
I believe before approving a final plat for this development that the developer
be required to indicate the location and type of lighting that will be included
for the parking areas and streets. Since. this street will be a private road but
essentially an extension of our neighborhood, we would request that the lighting
be in line with not only a neighborhood feel but similar to the already
established style.
As the City Council of Shakopee you have the power to make this
neighborhood a safe and enjoyable place to live. In fact, one of the goals for
Shakopee's Vision 2030 is to create a "Small Town Feel" that provides a great
place for kids to grow up. I believe my suggestions allow this area to thrive with
a sense of community and commerce while meeting the needs of both developer
and neighbor. I urge you to consider my suggestions and if you have the time to
visit the site I think you will see that I have proposed reasonable and positive
changes to the plat design.
Regards,
Lisa Masica
February 1,2006
VIA EMAIL
Mayor and City Council
City of Shakopee Minnesota
129 S. Holmes Street
Shakopee, MN 55379
Re: Southbridge Crossing
Shakopec, MN
Gentlemen:
I'm writing to express concern about the proposed development at Southbtidge Crossing. I
live at 1761 Fescue Court, so I am adjacent to the development. We were aware that It
development was planned when we bought the house, but as I said during the last hearing,
we were told it would be "light commercial". What is being proposed is not light
commercial.
For the record, I am in the development business, so I'm very much in tune with what needs
to be done when putting a project together. You do traffic studies, you do demographic
studies and profiles, you create a list of "shops" that will go in the project. So, a developer
knows what is happening long before they me for a plat. The light commercial we heard
from our builder was not accurate. The developer indicated to me that he just finalized the
plan in October. That may be true, but he knew long before then what direction he was
taking.
My concerns are as follows:
Traffic - Any developer should have a traffic study done before and during their planning.
With the proposed plan, I am concerned about all the left-hand turns that will go to County
Road 18 and at what time. The developer has created a very dangerous situation, particularly
with the <<community pool" directly adjacent to the intersection. There has been talk about
the need for stacking. Well, I have driven around the city, particularly the Marshall area, and
the stacking distance from Marshall and Vierling (where there is a fast food restaurant, a
grocery store, etc.) is much shorter than what we would have if the intersection at the
proposed site is moved to the right in right out location. You can't tell me that the county is
going to allow you to have a long green arrow to accommodate more than 10 to12 cars.
You don't have that in Marshall. If it goes as proposed, there will be a major accident there
with children.
I urge you to visit the site to see it firsthand.
Mayor and City Council
City of Shako pee Minnesota
February 1, 2006
Page 2
The Plan - Putting fast food retail and a gas station all in the corner of County Road 18 and
Crossings will place a lot of pressure on the traffic issue I just described. You should not let
all of those be in the project. Two of the three don't fit into the light commercial category.
Neighborhood Protection - Items of concern, but not necessarily in order of importance,
are lighting, screening, hours of operation, and architectural design (visual pollution in
general). In addition, delivery and service vehicles and odors. . Last, but not least, safety.
I know that Steve has been developing for some time in the area and has a working
relationship with the city, but we live there and also have a relationship with the city. We
hope that you give great thought and consideration to our concerns. Like I said, I'm not
opposed to light commercial (i.e., banks, doctors, offices, even some retail) but having traffic
generators as proposed is a concern.
Please take these concerns into consideration during your discussion.
Sincerely,
~~~
Dale R. Everson
1761 Fescue Court
Shakopee, MN 55379
DRE/jk
I:Deve1opmentjDalejCity of Shako pee 2-1-06.doc
Mark, thank you for returning my phone call this morning (Feb. 2). These are my
concerns regarding commercial development at CR 18 and Crossings Boulevard.
1. Please make a full intersection on Crossings Boulevard where there is currently
designated a right-in, right-out to this development (located parallel to the first arm of
Penstemon Lane which is currently blocked by a median).
All of the neighbors have major safety concerns about funneling commercial
traffic out ofthis development from a second road (parallel with the second arm of
Penstemon Lane) that would run right next to our community swimming pool.
It's also a privacy concern. I don't want individuals who would normally not
come into this neighborhood to see that my children are at the pool, nor do I want their
driving to endanger my children's lives!
If that second road (next to the pool) were to be used as the full intersection,
Crossings Boulevard heading toward County Road 18 is inadequate for such traffic. It is
extremely narrow, and I can easily envision careless drivers running over the curb or
even onto the sidewalk. Also, gas-station users would make a right-out and have to make
a V-turn at that next intersection and it's too tight for this! Yes, tight maneuvering makes
for slower speeds, but careless drivers don't care if they wind up on the sidewalk. I'm
sure there are engineering concerns that would need to be addressed with such a proposal,
but I sincerely hope those hurdles will be overcome.
2. We hope the city will require the developer to incorporate HEA VY screening along
Crossings Boulevard to shield Ryland homes from the commercial development and
along the shared pool and backs of the Centex homes that will adjoin this development.
From my backyard, I have a clear view to Crossings Boulevard and even to the
Home Depot parking lot. I do not relish the thought of seeing a gas station, fast-food
restaurant, free-standing neon signs, parking lots, bright lights, and other businesses so
close to my home! Please screen this development so well that when I'm admiring the
sunshine in my backyard, I'll never be reminded that business is so close.
3. We are sincerely hoping the city will bring in high-quality establishments that will
benefit the market values in our community and will maintain the cozy residential feel vs.
making it feellike a food court at the local mall.
We are resigned to the fact that the area will be developed, but please let it be a
valuable asset!
Shakopee IS a great place to live, work, and play! But it will quickly lose its allure if I
have to worry about my children's safety at the pool, see visual reminders of business so
close to my home, or feel that my neighborhood is no longer the cozy neighborhood
where I want to raise my children and live for 30 years.
Thank you for your interest in my concerns. Hopefully the neighborhood's input will be
helpful as the city works with the developer on this project.
Natalie Smetak, 1817 Penstemon Lane
952-233-0482
S-)('f.4 ,e ,,.. ~.
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SHAKOPEB ...11.,. Snakopee Bounda/y
COMMlJNIt"YPR1DUSlNCJl t.st S c::J Zoning Boundary
CJ Parcel Boundary
Preliminary Plat and Final Plat of
Sout~bridgeFields
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City of Shakopee
Memorandum
TO: Mark Noble, Planner I
FROM: Joe Swentek, Project Engineer
SUBJECT: Preliminary Plat and Final Plat - Southbridge Fields
PID NO.: 27-379021-0
CASE NO.: 05119
DATE: December 1, 2005
The application indicates a Preliminary Plat and a Final Plat request for a commercial
development to be located in Outlot B ofthe Riverside Fields 3rd Addition.
After reviewing the above referenced application, we have the following comments for the
applicant and the planning department:
General
1. Execution of a Developer's Agreement, which shall include provisions for security for
public improvements within the plat and the engineering review fees.
2. Payment of Trunk Sanitary Sewer Charges ~hall 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. Public sanitary sewer, public storm sewer and public watermain have been extended
through the site. The applicant shall work with. City of Shakopee staff to provide
acceptable access to each system and their associated appurtenances. This includes
providing adequate easements and entering into an encroachment agreement with the
City.
5. The applicant shall provide a more defined site plan showing impervious surface
percentages complying with the requirements set forth by City Code.
6. All proposed sanitary sewer and storm sewer shall be private. The applicant shall provide
suitable easements for access to all adjacent properties utilizing the private sewer system.
The easements shall be approved by the City prior to recording of the plat. Maintenance
of these utilities shall be the responsibility of the applicant.
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7. Screening elements shall not be allowed within drainage and utility easements adjacent to
Riverside Fields 3rd Addition.
8. The applicant shall obtain a grading permit prior to any additional land disturbing
activity.
9. The soils on site shall be subject to sampling and testing at the City's discretion. The cost
associated with the testing, and if necessary, the removal of any material deemed
unacceptable by the City shall be the applicant's responsibility.
10. Provide electronic (Auto CAD) files of the Final Plat to the engineering department.
PreliminaryIFinal Plat
1. The applicant shall work with City staff to provide an emergency access from the end of
Fescue Circle to the site.
2. Easements shall be shown on the Final Plat as approved by the City Engineer.
3. Simultaneous to the recording of the plat, a deed restriction shall be recorded on property
lines .as designated by the City.
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 Shakopee. This
restriction shall run in favor of and be enforceable by the City of Shakopee.
Storm Water Manal!ement Plan
The applicant shall provide storm water computations for the proposed site to insure the
downstream system can accommodate the runoff.
Recommendation
Engineering staff recommends approval subject to the comments listed above being addressed by
the applicant prior to recording ofthe Final Plat.
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NOlJ-23":'2005 09:20 SHAKOPEE PUBLIC UTILITIES
.. Ek'+b&''- t>
SHAKOPEE PUBLIC UTILITIES
MEMORANDUM
TO: Shakopee Community Development Department
FROM: Joseph D. Adams, Planning and Engineering Manager
SUBJECT: 51 AFF REVIEW RECORD. COMMENTS for:
Preliminary Plat and Final Plat of Southbrldge Fields
CASE NO: 05119
DATE: 11/22/05
COMMENTS:
Municipal water service is available subject to our standard temlS and conditions. These
. include, but are 110t limited to: installing a lateral water main distribution system in
accordance with utility policy, paying the associated inspections costs, paying the Trunk
Water Charge, and paying the Water .connection Charge.
Underground electric service is available subject to our standard tenns and conditions.
These include, but are not limited to: entering into an Underground Distribution
Agreement, granting any necessary easements, and paying the associated fees,
Street Lighting installation is available subject to our standard terms and conditions.
These are contained in the current City of Shakopee Street Lighting Policy. Applicant
must pay the associated fees.
Applicant should contact Shakopee Public Utilities directly for specific requirements
relating to their project.
Note: Watennainplans under review. Shakopee Public Utilities to provide
comments directly to project engineer for developer. Easements do not
appear to match proposed alignment of water main. Adequate easements for
watermain shall be required. Not aJ110ts have water services shown.
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CITY OF SHAKOPEE
Memorandum
To: Mark Noble, Project Manager
From: Andrea Weber, Parks and Recrt:ation Landscape Design
Subject: Preliminary Plat and Final Plat of Southbridge Filelds
Date: November 23,2005
. INTRODUCTION
The following are comments ~egarding the application by Shakopee Crossings for the
Preliminary and Final Plat of Southbridge Fields, Outlot B Riverside Fields, 3rd Addition.
DISCUSSION- Parks and trails
The applicant is requesting that park dedication be made at the time of the issuance of
building permits. Bince the park development needs for Riverside fields PRD, which this
application is a part of, are pressing, and the park to serve this PRD has not yet been
developed, and would rely on Park Reserve funding, I believe that this fee dedication is
needed at the time of platting. Second, since there is no guarantee that the lots would be
sold or that building penmts would be issued prior to the timeframe for the park
development, I believe that this fee dedication is needed at the time of platting.
In addition, the applicant stated in the application that there would be no sidewalks or
trails in this development. I would strongly state that a trail and or sidewalk connection
between Crossings Boulevard and future CR21 is HIGHLY NEEDED. There is no
county trail along CR 18 at this location. Tbis neighborhood commercial area is a link
between two residential areas with sidewalks and trails which are heavily used. Future
CR 21 is expected to have sidewalks and trails as per their standard policy. Including an
internal sidewalk or trail would benefit all proposed commercial uses by allowing for
pedestrian access to their sites. Leaving out this connection would certainly cause
. unplanned trails to be created by pedestrians; which is not a desired condition for
aesthetics, safety, and erosion control. An alternative to this request is for the developer to
put in a trail along CR 18, but I think an internal walkway will serve the needs of the area
better if it were connected to the commercial site and would be safer and more appealing
for residents use.
STAFF COMMENTS
1. Staff recommends that the applicant provide Park Dedication Fees at the time of this
plat application.
2. Staff also recommends that the applicant provide a trail connection between Crossings.
Boulevard and Southbridge Parkway along the proposed internal street, to be built at the
time of the street construction.
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CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Ryan Hughes, Natural Resource Specialist
Date: November 21, 2005
Subject: . Outlot 8, Riverside Fields3rd Addition
Based on a review of the application materials the following are conditions for the above
mentioned CUP:
1. The applicant shall meet the screening and landscaping ordinance .requirements.
2. The applicant submit an approved landscaping plan.
3. The applicant provide 6 inches of topsoil below areas to be sodded. The soil
composition should be similar to the MnDOT topsoil borrow requirements.
4. The applicant provide rain sensors for any irrigation system.
5. The applicant implement the use of Best Management Practices for erosion control
and.stormwater management during construction.
6. The applicant adhere to all MPCA NPDES requirements.
7. The applicant utilize the MPCA Protecting Water Quality in Urban Areas as a
technical reference for erosion control.
8. The applicant comply with the design standards for Planned Residential District
(PRD).
9. Silt fence and/or tree protection fence is to be removed following establishment of
. vegetation as determined byan inspection by City Staff.
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CITY OF SHAKOPEE
Memorandum
TO: Julie Klima, Planner 11
FROM: Judith S. Cox, City CIerk~
SUBJECT: Southbridge Fields Addition
DATE: November 28, 2005
1. The legal description of the parcel being platted is not "Outlot B, Southbridge
Fields Addition" as indicated on the drawing. Ins actually Outlot B of
Riverside Fields 3rdAddition... ,
2. There is a temporary emergency access easement upon which there should be
no building pennits issued until the 2nd access is constructed to the west along
Crossings Boulevard. See attached.
3. The drawing shows an easement for roadway purposes in'some locations and
in some locations it states "Easement for road purposes per document No. ___"
It is unclear whether there will be an easement document recorded prior to the
plat or whether the easement for roadway purposes will actually be depicted
on the plat. It would be clearer for the public if it were actually depicted on
the plat.
4. Why not title the plat as Southbridge Crossings 4th Addition, consistent with
adjacent commercial property to the northwest, or Riverside Fields 5th,
consistent with the name of property to the west and south, as opposed to
introducing a new plat name so similar to another plat name???
5. Signature block for city appears to be in order.
6. Is the roadway to be public or private? If it is to be public, there is no cuI-de-
sac at the end of the road for a snow plow to turn around.
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CITY OF SHAKOPEE
. MEMORANDUM
To: Mark Noble, Project Manager
From: Mark Themig, Parks, Recreation, and Facilities Director
Date: December 8, 2005
Subject: , Preliminary and Final Plat of Southbridge Fields
INTRODUCTION
I am writing to provide. comments related to park dedication for the South bridge Fields
preliminary and final plat.
DISCUSSION
South bridge Fields preliminary and final plat is for a 10 acre commercial parcel. Based
on the criteria established for the Riverside Fields PRD and First Addition plats, the City
intended to require cash in lieu of land for this parcel at the time it was platted.
City Code Section 12.34, Subd. 2.K. and 2.0. states that:
In lieu of park land dedication, the City may require an equivalent cash
dedication based upon the average fair market value of undeveloped .Iand
that is. or under the City's adopted comprehensive plan, may be served
by municipal sanitary. sewer and water service. The cash dedication
requirement shall be established annually by the City Council.
Park and trail cash contributions are to be calculated based on the fees in
place at the time of the final plat approval.
The City's adopted 2005 Fee Schedule. park dedication for commercial. property is
$6,277/acre. for a total park dedication of 10 acres X $6,277/acre = $62,770. If the final
plat is not approved by December 31,2005, park dedication would be calculated based
on the fee in place at that time. (The City Council has not adopted 2006 fees yet.)
City Code Section 12.34, Subd. 2. T. stat~s that:
Required land dedication and/or payment of fees in lieu of land dedication
shall be required at the time of recording the final plat.
Therefore, Park Dedication fees are payable at time of recording the final plat.
SUMMARY OF PROPOSED RECOMMENDATION
a. The applicant shall meet park dedication requirements by providing a cash
contribution in the amount of $62,770, provided that the Final Plat is approved by
City Council on or before December 31,2005. If the Final Plat is approved after this
date, Park Dedication shall be calculated based on the fee in place at the time of
approval.
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" ....---...-.--.-.-.-.;;-.--...-.......-. _...-....... .._,,_.w__..__.._~____#...#__~~.....#_~__.____._.#._.. ...
SCOTT CO U NTY PUB Lie \Iv O'RKS"D(vlsro)~"-'-'-"-'-"" .
HIGHWA Y DEPARTMENT' 600 COUNTRY TRAIL EAST' JORDAN, MN 55352-
9339
(952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn.us
LEZLIE A. VERMILLION
PUBLIC WORKS DJRECTOR
December 7, 2005
. Mark Noble
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379 .
RE: Preliminary Plat, Southbridge Fields Addition
CSAH 18 and future CSAH 21
Dear Mark:
We have 1:'evi'eweq. the request for a preliminary plat and offer the followilig comments: .
+ As you are aware the CoUnty is in the process of an BIS for the future CSAH 21 extension. One
of the concepts identified in the EIS is for an interchange at the CSAH 21 and CSAH 18
intersection: The interchange concept shows a need for a ramp over Lot 6 of Block 1. If
development does occur on this lot it could be impacted, anywhere from minor grading to total
take, in the future.
+ The proposed four and six-lane concepts in the BIS for CSAH 21 show the need to grade into
Outlot A and Lot 6, Block 1. We do not recommend any landscaping to be located adjacent to
the CSAH 21 corridor until after construction of CSAH 21.
+ There is an existing drainage and utility easement adjacent to CSAH 21 on Lot 6, Block 1, for
stromwater in the area. We rec;ommend the drainage and utility easement is widened to a
minimum of25 feet instead of the existing 20. .
Thank you for the opportunity to comment. If you have any questions, please feel free to contact
me.
Sincerely,
~~
Craig Jenson
Transportation Planner
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~ e...a - CATCll BASIH I ..., I I
' lS' - 1Cll:PI!0l/E II>>IHDU: .. " GA1r VN.VE MInimum BuWdlng Helght: 35 f!llt !lEHCH!.IAAI< L' sw ill' SE ~1/4
: _ < --t:: =~~~OH W - OABLE 1El.E'I1SlCH BOX MInImum ll>t Width: 14Q feet fi'orn .e!boclc 10 ",tbock. :!!lJ!a <r: :: :: ~~r:i)llr:nmt locat.d on the north s1<!e of
:;. . - $lOil\I St1\at ~ .. ElEClRIC IWlHOU: Minimum Lot Widtln ISO feet per ClI)' Ordlnonce Crosslngs !l!1'd. 130 fnl:i: ilortheast of l'onatemOll LDn..
['" . A - - - - - ElIlS11Nll or CCNTOUlI a - SAS'._ MInimum Lot Depth: :teal> reet Elev.- 76S.5S feat. per PIoneer En~lneerln9 - -- ..,z! 8
~f 1./ --- i!l(lS1lIIlJlC' COl'IJt)Ull 18l- aEC1RIC 1llANSI'l)llflfJlSOX Mlhlrnum Lot Depth: 200 ,"t per CIty Cr6'lllance Site bmehmarlc:. SECTION 1~~ ,if~SH!P 115, ;.t- "~I:!~
I~ . , - U~-- UHDeRGR~ GAS i -1l!J.ffIe SfCIIN. Lot summ.ry. TSM FDlP 120 RANGE: 22 ~ ~ li!~ ~,
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./'" SITE NOTES CONffiACTOR SHALL RELD. VERIFY LOCATIONS AND ELEVATIONS J: g y)
Of' EXISTING .uTilITIES AND TOPOGRAPHIC f'EA TURES PRIOR TO ~ CO
mE SITE PLAN SUGGESTS BUILDING AND USES FOR EACH lOT. iHE COMMENCEMENT OF SITE GRADING. THE CONTRACTOR
THESE ARE FOR REf'FERANCES ONl.Y, EACH LOT WIll BE SHAU. IMMEDIATELY NOTIFY THE ENGINEER OF' DISCREPANCIES.
SUBMITTED TO THE CITY FOR FORMAL SITE PLAN REVIEW BASED . OR VARIATIONS FROY iHE PLANS.
UPON MARKET CONDITIONS. Z
/ ALL DIMENSIONS ARE SHO\\N TO THE FACE OF CURB UNLESS ~ :5
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r "-> LOTS WILL BE DEvELOPED ON AN INDIVIDUAL BASIS IN THE W ~ u;
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DRAINAGE AND UlIUlY li:f
EASEMENts ARE SHOVoN lHUS: For the purposes of this plot the most QJ
Easterly Jrne of Outlot B, RIVERSIDE FIELDS I ~1i~
I I 5 THIRDADDITJON, Scott County, MInnesota Is NallH ,> ---1 1\ 1\ =.
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betnq 5 feet In wIdth, unte!lS otherwise NW 1/4 RLK
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20 feet in wIdth, unless otherwIse
indicated odjofnfng rfg~t-.f-woy lInes RAN GE 22 t _u~......, %lrD J
GS shown on this plat. SCOTT COUNTY, MINNESOTA. ,/'\/ ~
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, " Page 1 of2
.
IS. 0.\ .
Judy Cox
~<<<'<<<&\,W<'>.,_""""''''''''~,~,_=w<<<,''<<'''''''''''_<<<<''''<<<<<<_~~'''''''~_<<=<<=<<<<''''''^''''~_,,= """, --=, "'''''"., --<<<<<
From: Mary Zielund [mzielund@mn.rr.com]
Sent: Tuesday, February 07, 2006 1 :35 PM
To: Judy Cox; Michael Leek; Kris Wilson; Gregg Voxland; Ed Schwaesdall; Mark Themig;
dhughes@i.shakopee.mn.us; Bruce Loney; Mark McNeill
Cc: Thomas.Zielund@thomson.com; Mary Zielund
Subject: Commercial Development Adjacent to Riverside Fields in Shakopee
My name is Mary Zielund. I am a resident of Riverside Fields in Shakopee. I agree completely with the
letter that Raman Patole wrote to the Shakopee Key City Divisions Tuesday, February 7,2006 (See
copy below). I would also add a concern about lights. Gas Stations tend to stay open 24 hours a day
which means flood lights and neon signs on 24 hours a day. It also means constant, constant traffic in
and out of our area, 24 hours a day. This is a very serious concern fodheresale of our houses.
I understand that the land adjacent to the homes of Riverside Fields had always been designated
"commercial" property, however, I was under the assumption that it would be "light commercial."
Perhaps I have some legal action to take against Ryland homes for seemingly misleading me regarding
the intentions of the city and the developer. I don't know. There seems to be some discrepancy between
what Ryland told its customers versus what the city of Shakopee and the developer (Steve Soltau) had
planned for the property in question. Perhaps some on the city council could advise'me in that regard.
Thank-you for your attention to this matter
Mary Zielund, 8404 Lobelia Court
To the Shakopee City Key Divisions,
I am a resident of Riverside fields in Shakopee. I
understand that the area designated for commercial
development touching county rd 18 may house a gas
station & fast food restaurant.
I would like to express my total displeasure &
disappointment at this proposal. The commercial
development area is extremely close to the residential
area. Also it has been proposed that the access to our
community pool will be via a road that will carry
traffic from the gas station & fast food restaurant.
Our children will use these roads often to get to and
from the swimming pool. This is an invitation for
accidents as we all know that gas station & fast food
restaurants have a tremendous traffic flow with a very
varied customer base. Also we have security concerns
due to the existence of these establishments.
We request that the city please take into
consideration our children who will be on these
2/21/2006
... Page 2 of2
...
streets. Our community has mostly young families with
children from 1 to 15 years.
Also we would like to have the developers of this area
submit a detailed analysis of the number of cars that
will be on the roads during different times of the
day, with a future estimate for the next 2,5 & 10
years at least.
Many residents are fine with establisments . like a Bank
or a Walgreens at this location.
Also we would like to keep any traffic intersections
closer to county rd 18 or on to Southbridge parkway.
Raman Patole
Resident of Riverside Fields
2/21/2006