HomeMy WebLinkAbout13.C.1. Final Plat of Ridge View Estates north of CSAH 16 west of Pike Lake Rd Extended-Res. No. 6398
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CITY O~ SHAKOPEE
Memorandum
CASELOG NO.: 06-039
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner II
SUBJECT: Final Phit of Ridge View Estates
MEETING DATE: July 18, 2006
REVIEW PERIOD: March 10,2006- July 7,2006 (applicant granted an extension to July 19,2006)
DISCUSSION
Tollefson Development, Inc. submitted an application on March 9, 2006 for final plat approval of
Ridge View Estates (applicant recently requested a name change from Ridge View Farms),
proposed for property north of Eagle Creek Blvd. and generally west of Pike Lake Road. The plat,
as currently proposed, contemplates the construction of 54 single family homes on 45.27 acres. The
preliminary plat was approved on September 6, 200S. As part of the preliminary plat, the applicant
received approval of an overlength cul-de-sac.
Staff received comments from City Engineering, Scott County Public Works, the City Fire Inspector
and Building Official, the Natural Resource Specialist, Parks Designer, and Parks, Recreation, and
Facilities Director, the City Clerk and SPUC. Staffhas incorporated those conditions into the draft
resolution. Planning staffwas provided a second memorandum from the Natural Resource Specialist
that addressed the unauthorized tree removals from this property (attached June 14, 2006
memorandum) which were identified as trees to be saved on the approved Woodland Management
Plan.
Staffreceived revised plat plans on June 13,2006 that addressed staff comments as they pertain to the
layout of Pike Lake Road. Staffhas not had sufficient time to fully review these changes; therefore, a
condition has been added that prior to recording the plat, city staff will have to review and approve the
lots, rights-of-way and drainage and utility easements for compliance with our recommendations. In
addition, the Parks, Recreation, and Facilities Director and Natural Resource Specialist are still
working with the applicant to finalize the conservation easement boundary. The applicant infonned
staff on June 11 that the applicant would like to move the proposed conservation easement boundary
on Lots S, 6, 7, and 9 of Block 2 to accommodate decks on oversized building pads. Mr. Themig and
Mr. Hughes met with representatives of the applicant onJune 12, but the building pads and proposed
conservation easement were not adequately staked to fully evaluate the request. We will continue to
work with the applicant, and if City Council concurs, the resolution provides accommodations for staff
to approve the final easement boundaries prior to recording the final plat.
ALTERNATIVES
1. Approve Resolution No. 6398, a resolution approving the Final Plat for Ridge View Estates.
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2. Approve Resolution No. 6398, a resolution approving the Final Plat for Ridge View Estates,
with revisions.
3. Direct staff to prepare a resolution of denial ofthe Final Plat for Ridge View Estates for action
at the Council's next meeting.
4. Table a decision and request additional infonnation from staff and/or the applicant.
ACTION REQUESTED
Offer a motion to approve Resolution No. 6398, a resolution approving the Pinal Plat for Ridge
View Estates, and move its adoption.
g:\cc\2006\07-18\fpridgeviewestates.doc
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RESOLUTION NO. 6398
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE FINAL
PLAT OF RIDGE VIEW ESTATES
WHEREAS, Tollefson Development, Inc., applicant and property owner, have made
application for fmal plat approval of Ridge View Estates; and
WHEREAS, the subject properties are legally described as:
See attached legal, Attachment #1
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat on June 23, 200S, July 21, 200S and August 18, 200S; and
WHEREAS, all required public notices regarding the public hearing were posted and sent; and
WHEREAS, the Shakopee Planning Commission has recommended approval of the requested
preliminary plat; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting on
September 6, 2005; and
WHEREAS, the City Council reviewed the final plat request at its meetings on April 18, 2006,
July 5, 2006 and July 18, 2006.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF SHAKOPEE, MINNESOTA, THAT THE FINAL PLAT FOR RIDGE VIEW ESTATES
IS APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:
I. The following procedural actions must be completed prior to the recording of the
Final Plat:
A. Approval of title by the City Attorney.
B. Execution ofa Developers Agreement, which shall include provisions for
security for public improvements within the Pinal Plat, as well as payment of
engineering review fees, and any other fees as required by the City's adopted fee
schedule.
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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 8hakopee Public Utilities Commission.
3. Water system to be installed in accordance with the requirements of the
Shakopee Public Utilities Commission.
4. Installation of sanitary sewer and stonn sewer systems, and construction
of streets in accordance with the requirements of the Design Criteria and
Standard Specifications of the City of Shakopee.
S. The developer shall be responsible for payment of Trunk Storm Water
Charges, Trunk Stonn Water Storage and Treatment Charges, and Trunk
Sanitary Sewer Charges, as required by the most current City of
Shakopee Fee Schedule.
6. No public improvements shall be constructed until the City Engineer and
the Shakopee Public Utility Commission approve the Final Construction
Plans and Specifications.
7. The applicant shall obtain an NPDES permit prior to any land disturbing
activity. A copy of this permit shall be forwarded to the City. The
developer shall adhere to all MPCA NPDES requirements and submit a
storm water pollution prevention plan to the City prior to commencing
land disturbing activities.
8. The applicant shall obtain all necessary right-of-way and/or easements to
perform work offsite, except as it relates to the construction agreement of
Pike Lake Road. This shall also include obtaining the necessary
pennission to perform all proposed work on the adjacent property to the
east.
9. The applicant shall obtain the necessary Scott County permits/approvals
(access, right-of-way, drainage, etc.). Any work within the County right-
of-way shall require a permit. This shall include the trail proposed in the
County Road 16 right-of-way and the proposed Pike Lake Road
connection to Southbridge Parkway.
C. Street names and addresses shall be provided to the Shakopee Fire Inspector and
Planning Department for review and approval.
D. The Pinal Plat drawing shall be revised to accurately portray the existing and
proposed County Road No. 16 right-of-way, east of Pike Lake Road.
E. The Pinal Plat drawing shall be consistent with the City's recommendations on lots,
rights-of-way and drainage and utility easements sizes and/or locations.
F. The approval of the proposed impact to the existing wetland is contingent upon
receiving a permit from the U.S. Army Corps of Engineers and an approved
wetland mitigation plan.
G. Easements
1. Drainage and Utility:
Drainage and utility easements shall be shown on the Final Plat as approved
by the City Engineer. They shall include, but not be limited to, the following:
a) 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.
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b) For the proposed storm sewer in the rear of Lots 19-28 of Block 2,
provide a minimum of thirty (30) feet of drainage and utility
easement, centered on the utility alignment.
c) For the proposed storm sewer between Lots 32 & 33 of Block 2,
provide a minimum of forty (40) feet of drainage and utility easement,
centered on the utility alignment.
d) For the proposed,sanitary sewer within Lot 34 of Block 2~ provide a
minimum of seventy-two (72) feet of drainage and utility easement,
centered on the utility alignment.
e) Por the proposed storm sewer between Lots 34 & 35 of Block 2,
provide a minimum of thirty (30) feet of drainage and utility.
easement, centered on the utility alignment.
f) F or the proposed storm sewer between Lots 6 & 7 of Block 4, provide
a minimum of thirty-four (34) feet of drainage and utility easement,
centered on the utility alignment.
g) Por the proposed storm sewer between Lots 8 & 9 of Block 4, provide
a minimum of twenty-five (2S) feet of drainage and utility easement,
centered on the utility alignment.
2. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls.
3. Conservation Easements:
Conservation easement areas shall be shown on the final plat as approved. by
the Parks, Recreation and Facilities Director. They shall include the areas
identified in:
a. Lots 1-5 of Block 3
b. Lots 1-28 of Block 2
The applicant is required to provide legal descriptions for the approved
conservation easement areas, which will be incorporated into a Conservation
Easement document prepared by the City.
4. Slope/Construction Easements:
The applicant is required to enter into a slope easements provided by Scott
County for future CSAH 21. The slope easement must match the preliminary
grading plan, and must stipulate that the County is required to work with the
City to minimize tree loss where possible in the design and construction of
CSAH 21. The slope easement is to be recorded by the County before the
final plat.
5. Trail Easements:
The applicant shall provide and record trail easements 20 feet in width as
approved by the Parks, Recreation, and Facilities Director for the trail
proposed on Lots 30-35 of Block 2.
H. Simultaneous to the recording of the Pinal Plat, a deed restriction shall be
recorded on all easements along property lines as designated by the City of
Shakopee.
I. The minimum right-of-way dedication for CSAH 16 shall be 7S feet from
centerline. Scott County recommends right-of-way sight triangles be dedicated
at the intersection of Pike Lake Road and CSAH 16, and CSAH 16 and future
CSAH 21.
1. Park Dedication:
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1. The applicant shall meet park dedication requirements by providing cash
in lieu of land dedication.
2. The applicant shall be given credit toward their park dedication
requirement for the costs associated with installing the trail on Lots 30-35
of Block 2. Preliminary cost estimate for constructing this trail is
$16,038.7S.
3. The applicant shall meet park dedication requirements. by providing a
combination of$272,321.2S in cash and security for trail construction
costs estimated at $16,038.7S. The applicant shall be required to provide
proof of actual construction costs prior to release of security.
K. Woodland Management:
1. The applicant shall provide the City with a final Woodland Management
Plan, which shall be consistent with the City Code requirements and
approved by the Natural Resource Specialist.
2. If the tree replacement plan shows that the tree replacement can not be
met on site, the applicant shall provide the City with payment or security
for the value of the unmet tree replacement, as detennined by the natural
Resource Specialist. This security shall be used for ecological
enhancements either on the site or off-site in the City-owned park, open
space, or conservation easement area.
L. The Storm Water Management Plan Review shall be completed, consistent with
the conditions address in the memo from Todd Hubmer and Ted Witkowski of
WSB & Associates, Inc. dated April 11 , 2006.
II. Following approval and recording of the final plat, the following conditions shall
apply:
A. A variance to allow an overlength cul-de-sac, as shown on the final plat, is
approved subject to the following findings:
LA. The property in question cannot be put to a reasonable use if used
under conditions allowed by the official controls;
Finding l.A. The property can not be put to a reasonable use under the
official controls, in that the property is unable to connect to proposed County
Road 21 in order to alleviate the overlength cul-de-sac.
1.B. The plight of the landowner is due to circumstances unique to the
property;
Finding J.B. The plight of the landowner is due to circumstances unique to
the property. The property abuts a proposed County Road which restricts
access and the property is encumbered by topographical elements, which would
create a hardship for the placement of residential lots and roadways.
l.C. The circumstances were not created by the landowner;
Finding J.c. The circumstances were not created by the landowner but rather
exist due, to outside influences and topographical features.
l.D. The variance, if granted, will not alter the essential character of the
locality; and
Finding J.D. The variance would not alter the essential character of the
locality.
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1.E. The problems extend beyond economic considerations. Economic
considerations do not constitute an undue hardship if reasonable use for the
property exists under the tenns of the ordinance.
Finding I.E. The considerations are not economic for this request.
Criterion 2 It has been demonstrated that a variance as requested will be in
keeping with the spirit and intent of this Chapter.
Finding 2 The proposed variance would be in keeping with the spirit and
intent of Chapter 11 (Zoning).
Criterion 3 The request is not for a use variance.
Finding 3 The request is not a use variance.
B. The overlength cul-de-sac shall be posted for parking on one side of the street
only, as required by the Pire Inspector.
C. Noise issues along the County roadways may arise as traffic levels increase in the
area. The developer and/or their assigns shall be responsible for any required or
desired noise mitigation measures.
D. The developer should implement the use of Best Management Practices for
erosion control and stormwater management during construction.
E. The developer shall utilize the MPCA Protecting Water Quality in Urban Areas
as a technical reference for erosion control.
P. Conservation Easements:
1. The applicant is required to post signage marking the Conservation
Easement boundary as directed by the Natural Resource Specialist. The
posts are to be provided and installed by the applicant. The City will
install the signage.
2. If a lot contains a conservation easement, the applicant is required to
provide individuals or businesses that 'purchase lots from the applicant
written disclosure of the conservation easement, along with a copy of the
easement document, prior to close of the sale. A copy of this disclosure
must be provided to the City's Natural Resource Specialist.
G. Any proposed storm pond(s) shall be seeded with a native wetland seed mixture
and erosion control blanket be placed four feet either side of the normal water
level and around outlets to prevent erosion and sediment deposits downstream
surface waters.
H. The applicant is required to install and remove the tree protection fence/silt fence
as directed by the Natural Resource Specialist or City Engineer.
I. The applicant is required to provide individuals or businesses that purchase lots
along CSAH 21 right-of-way written disclosure about the future construction of
CSAH 21, along with a copy of the slope easement, prior to the close of sale. A
copy of this disclosure must be provided to the City's Natural Resource
Specialist. !
J. No landscaping, ponding, berming, or signage shall be pennitted within the
County right-of-way.
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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. Sidewalks shall be provided on one side of all streets, as proposed on the plat.
M. All trails and sidewalks shall be ADA compliant, which includes the addition of
two curb ramps not shown on the drawing at Oakridge Court and Bass Court as
described above.
N. Any existing field accesses or driveways to this property shall be completely
removed from the County right-of-way and graded to match the existing ditch.
O. The applicant shall obtain the necessary Metropolitan Council Environmental
Services (MCES) permits/approval for all work in their easements and all
connections to their trunk sanitary sewer.
P. A storm water basin, if required, providing pretreatment and rate control of storm
water from Pike Lake Road and the proposed fire station site shall be provided at
a location designated by the City of Shakopee.
Q. The applicant shall construct Pike Lake Road, along with the associated
bituminous trail and sidewalk, from County Road 16 (Eagle Creek Boulevard) to
the Southbridge Parkway terminus, as per the purchase agreement.
R. The applicant shall work with the City of Shakopee to provide an acceptable
design of a maintenance trail/access to the proposed storm water basins.
S. As per the draft revised joint powers agreement with the Prior Lake - Spring
Lake Watershed District, the City of Shakopee shall pay for its share of
improvements to the Prior Lake Outlet Channel based on contributing storm
water flows. Since the City permitted the allowable discharge rate for the site to
increase, thus increasing the flow, the applicant shall reimburse the City the
additional aIDount incurred ($1O,S67.62). This amount is in addition to the Trunk
Storm Water Charges. Otherwise, the applicant shall make all revisions
necessary to comply with the original allowable discharge rate.
T. The applicant shall work with City staff to provide an acceptable design to
prevent erosion/scouring of the drainage way in the rear of Lots 7-14 of Block 2.
U. The applicant shall construct Crossings Boulevard, along with the associated
bituminous trail and sidewalk, east of Pike Lake Road to the end of radii. The
adjacent property owner to the East shall be responsible to connect to this
extension.
V. A streetlight that illuminates the intersection of CSAH 16 and Pike Lake Road
shall be required.
W. The construction of Pike Lake Road shall require left turn lanes and right turn
lanes to be constructed on CSAH 16.
X. A portion of Oakridge Court right-of-way is directly adjacent to the CSAH 16
right-of-way. Scott County recommends that landscaping be installed between
this street and the CSAH 16 right-of-way to buffer/screen vehicle headlights.
Y. Temporary street signs shall be installed prior to issuance of building permits, until
such time that permanent street signs are installed.
Z. The developer shall provide connecting watermains consistent with SPUC's
requirements, which is that two independent connections to the existing water
main distribution system are required to have a reliable looped system.
AA. Provide electronic (Auto CAD) files of the Final Plat and all record drawings to
the engineering department.
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BB. In the event that a septic and/or a well is encountered on the site, the applicant
shall contact the Scott County Environmental Health Department for their
requirements concerning the removal and/or capping of the septic system and/or
well.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this _ day of , 2006.
Mayor of the City of Shakopee
ATTEST:
City Clerk
9
Shakopee - Location Maps Page 1 of 1
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SHAKOPEE 'ty ......_ - Shakopee Boundary
COMMUNrIYPRlDESJNCJll857 S c::J Zoning Boundary
c:J Parcel Boundary
Final Plat of Ridge View Farms
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- That part of Government Lot 2, that part of the Southwest Quarter, and that part of the Southeast Quarter of
the Northwest Quarter. all in Section 14, Township 115, Range 22, Scott County. Minnesota; described as follows:
Commencing at the northeast carner of said Southeast Quarter of the Northwest Quarter; thence South 0
degrees 18 minutes 13 seconds West, assumed bearing along the east line of said Southeast Quarter of the
Northwest Quarter, a distance of 775.94 feet to the point of beginning of the troct to be described; thence
South 80 degrees 43 minutes 35 seconds West 421.77 feet; thence North 74 degrees 02 minutes 39 seconds
West 356.96 feet; thence North 70 degrees 21 minutes 41 seconds West 440.67 feet; thence southerly 339.49
feet, along a non-tangential curve, concave to the east, having a radius of 1255.54 feet, a central angle of 15
degrees 29 minutes 32 seconds, and a chord which bears South 27 degrees 47 minutes 07 seconds West,- thence
southerly 327.43 feet, along a reverse curve, concave to the west, having a radius of 35121.16 feet, and a
central angle of 0 degrees 32 minutes 03 seconds; thence South 20 degrees 34 minutes 24 seconds West,
tangent to said last described curve 399.67 feet; thence South 18 degrees 56 minutes 26 seconds West 79.28
feet to the center line of Eagle Creek Boulevard; thence easterly 397.45 feet, along said center Ilne being a
non- tangen tial curve, concave to the north, having a radius of 4800.00 feet,' a cen fral angle of 4 degrees 44
minutes 39 seconds, and a chord which bears South 73 degrees 49 minutes 21 seconds East,- then.ce South 76
degrees 11 minutes 41 seconds East, continuing along sold center /lne, tangent to said last described curve
1260.05 feet to the east Ilne of said Southwest Quarter; thence North 0 degrees 18 minutes 13 secands East,
along said east line, and along the east line of said Southeast Quarter of the Northwest Quarter 1288.82 feet to
the point of beginning.
And
That part of the west 410.00 feet of the Southeast Quarter of Section 14, Township 115, Range 22, Scott County.
Minnesota, lying northerly of the center line of County Road 16, also known as Eagle Creek Boulevard.
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Ryan Hughes, Natural Resource Specialist
Cc: Case File
Date: June 14, 2006
Case Number: 06039 .
Subject: Unauthorized Tree Removals
Ridgeview Farms Development
The purpose of this memorandum is to document the unauthorized tree removals on the
Ridgeview Farms development that occurred May 25, 2006. Multiple trees identified as
saved on the approved Woodland Management Plan were removed from the site without
prior written approval from the City. According to the Woodland Management Plan, the
following trees were removed:
Tree Soecies Diameter (inches) Taa Number
Oak 30 . 363
Oak 6 1013
Oak 6 1014
Oak 7 1017
Oak 22 1018
Cedar 17 1019
Cedar 13 1020
Cedar 6 1021
Cedar 7 1022
Cedar 8 1023
. Oak 13 1024
.
Oak 7 1025
Oak 6 1026
The tree tagged as 363, a healthy 30-inch Bur oak approximately 130 years old based
on the growth rings, was located along County Road 16 and was intended to be a ,
natural monument for residents entering the development from the adjacent access.
Tree protection for this tree included an orange silt fence installed at the drip line around
the perimeter of the tree to prevent damage to the root system. Utilizing the existing
Woodland and Tree Management Ordinance will require the replacement of this 3D-inch
Bur oak and the removal of another tree with a 1.5-inch diameter tree.
,
Email correspondence with a representative of the developer is attached for the file,' as
well as photos of tree 363.
H:\Development Reviews\Ryan\Shutrop North\Ridgeview Farms - UNAUTHORIZED TREE REMOV ALS.doc
Unauthorized Tree Removals
Ridgeview Farms Developmel?-t
Tree 363 & 1018 -Removed May 2S, 2006
Tree 363.
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Tree 363.
Tree 1018.
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o CENOTES 1/2 INCH . ,4- INCH IRON PIPE MONUMENT SET : I __-"...."
AND MARKED BY UCENSE NO. 21401. -- ~/
NO MONUMENT SYMBOL SliO\\l'l AT ANY STATUTE t ,10
REOUIRED LOCATION INDICATES A PlAT MONUMENT lliAT -- ,t!1J1
VM.l. BE SET AND 'MilCH SHALL BE IN PlACE WITHIN ONE I!<>,!O
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'tEAR OF lliE RECORDING OF THIS PlAT. SAID /l ~
MONUMENTS SHAll. BE 1/2 INCH BY ,4- INCH IRON PIPE --
MONUMENTS MARI<ED BY UCENSE NO. 21401. --
ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE --
0 60 120 150 THE EAST UNE OF THE SE~ OF THE NW '{; OF
I , , I SECtiON '4 TO HAVi: AN MED SEAAING
SOO'\8'13'W
SCALE IN FEET John Oliver & Assooiates. Ino.
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Sheet 3 Of 4 Sheets
RIDGE VIEW ESTA TES
NORTH UNE OF THE SE 1/4---, ,,---MATCH LINE A VICINITY MAP'
OF SEe. 14, T. 115. R. 22 ,/ .
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ii/ " I If! · DENOTES 1/2. INCH IRON PIPE MONUMENT FOUND.
,-,/ 0 DENOTES 1/2. INCH x 1~ INCH IRON PIPE MONUMENT SET
,-" I I AND MARKED BY UCENSE NO. 2.1401.
,/ NO MONUMENT SYMBOl. SHOVll-l AT ANY STATUTE
MATCH LINE B-j '65.58 ~~U~EDsJ;.OC~~~:C~~AB~~T~~M:.J;,JH~E
N76., , YEAR OF lHE ~ECORDING OF lHlS PLAT. SAID
1"4'.'" 2. COUI-/7"v MONUMENTS SHAU- BE 1/2 INCH BY 1~ INCH IRON PIPE
__ "2.<'0 'Y / r ROAD M MONUMENTS MARKED BY UCENSE NO. 21401.
__ l I (EAGLE CREr~ o. 16 ORIENTATION OF 1HIS BEARING SYS1EM IS BASED ON lHE
I <;t\ 80U/EIIA lHE EAST UNE OF 1HE SE 1/4 OF 1HE NW 1/~ OF
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14, TOWNSHIP 115. \ . .
~:/!!r/~A~~~fioN 2L\ John Oliver & AssocIstes, Inc,
MONUMENT ' EIIc River - BlJf'tISvUle - Brooklyn Center
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Sheet 4 Of 4 Sheets