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HomeMy WebLinkAbout12.A. Preliminary and Final Plat of OPUS MVW 3rd Addition-Res. No. 6771 ~ a. ~ CITY OF SHAKOPEE Memorandum CASE NO.: 08-019 TO: Mayor and City Council Mark McNeill, City Administrator FROM: Julie Klima, Planner II SUBJECT: Preliminary and Final Plat of OPUS MVW 3rd Addition MEETING DATE: May 5, 2008 REVIEW PERIOD: March 5 -July 3, 2008 DISCUSSION Opus Northwest LLC has submitted an application for preliminary and final plat approval of OPUS MVW 3rd Addition. Please see Exhibits A and B for location and proposed plat. The preliminary plat proposes the creation of a street, 8 lots, and 2 outlots while the final plat proposes the creation of 3 outlots and aright-of--way connecting 4"' Avenue to CSAH 83. The intent of the applicant is to file subsequent final plats as users become available or the market supports the construction of spec buildings. The subsequent final plats would reconfigure the outlots into the appropriate lot sizes for the uses proposed. PLANNING COMMISSION RECOMMENDATION The Planning Commission reviewed the preliminary plat at its April 17, 2008 meeting, and by a 6-0 vote, recommended approval of the preliminary plat application, subject to conditions. The Planning Commission report is attached to this report for the Council's reference. VISIONING RELATIONSHIP This action supports: Goal D: "Vibrant, resilient and stable" ALTERNATIVES 1. Approve Resolution No. 6771, approving the Preliminary and Final Plat for OPUS MVW 3rd Addition, subject to the conditions presented. 2. Approve Resolution No. 6771, approving the Preliminary and Final Plat for OPUS MVW 3rd Addition, subject to revised conditions. 3. Do not approve the preliminary and final plat and direct staff to prepare a resolution consistent with the direction of the Council. 4. Table the matter and request additional information from staff and/or the applicant. ACTION REQUESTED Offer a motion to approve Resolution No. 6771, a resolution approving the Preliminary and Final Plat of OPUS MVW 3rd Addition, subject to the conditions as presented by staff, and move its adoption. ~ k~~~~ G~~~ Julie Klima Planner II h:\cc\2008\05-06\ppfp opus mvw 3rd 08019.doc RESOLUTION N0.6771 A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE PRELIMINARY AND FINAL PLAT OF OPUS MVW 3~ ADDITION WHEREAS, Opus Northwest LLC, applicant and property owner, has made application for. preliminary and final plat approval of OPUS MVW 3rd Addition; and WHEREAS, the subject property is legally described as: That part of Lot 2, Block 1, OPUS MVW, according to the recorded plat thereof, Scott County, Minnesota, which lies easterly of a line described as follows: commencing at the northwest corner of said Lot 2; thence North 89 degrees 49 minutes 19 seconds East, assumed bearing along the north line of said Lot 2 a distance of 744.71 feet to the point of beginning of the line to be described; thence South 0 degrees 10 minutes 41 seconds East a distance of 1294.77 feet to the South line of said Lot 2 and said line there terminating AND Lot 1, Block 1, OPUS MVW 2nd Addition, according to the recorded plat thereof, Scott County, Minnesota; and WHEREAS, the Planning Commission reviewed the preliminary plat on April 17, 2008, and recommended approval of the plat with conditions; and WHEREAS, the City Council reviewed the proposed preliminary and final plat on May 5, 2008. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Shakopee, Minnesota that the preliminary and final plat of OPUS MVW 3rd Addition is hereby approved subject to the following conditions: I. The following procedural actions must be completed prior to the release of the Final Plat for recording: 1. The applicant shall provide a highway easement of 75 feet along CSAH 83. 2. The applicant shall revise the preliminary plat drawing to eliminate the proposed Outlot A in the preliminary plat and shall incorporate this area into the proposed Lot 3, Block 1. 3. The deed conveying final plat Outlot C to the property owner to the south shall be provided to the City so that it may be recorded immediately following the recording of the plat. 4. Approval of title by the City Attorney. 5. Execution of a Developer's Agreement, which shall include provisions for security for all public improvements within the plat and the engineering review fees. 6. Payment of Trunk Sanitary Sewer Charges shall be made, as required by the most current City of Shakopee Fee Schedule. 7. 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. 8. Payment of all storm water management review charges as required by the most current City of Shakopee Fee Schedule. 9. The applicant shall meet park dedication requirements by providing cash in lieu of land for the gross site area. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid prior to the recording of the future final plats for Outlot A and Outlot B. Park dedication fees for the future pats shall be based on the fees in effect at the time and shall be calculated based on the total land area of all the of the property currently being platted as Opus MVW 3rd Addition. 10. With the approvals of final plats for properties adjacent to 4th Avenue the applicant shall either construct and pay for a sidewalk along 4th Avenue or shall provide an escrow for their construction to the City. 11. Additional right-of--way, in the form of sight triangles fifteen (15) feet in dimension, shall be provided at all local street intersections. 12. Additional right-of--way, in the form of sight triangles twenty-fve (25) feet in dimension, shall be provided at all local street intersections with County roads. 13. Minimum drainage and utility easements for existing and proposed public sanitary sewer and storm sewer less than five (5) feet deep in non-paved areas shall be twenty (20) feet. The easements shall be centered along the utility alignment. 14. Minimum drainage and utility easements for existing and proposed public sanitary sewer and storm sewer deeper than five (5) feet in non- paved areas shall be provided at a one (1) to one and a half (1.5) ratio, depth versus width, plus one (1) foot. The easements shall be centered along the utility alignment. 15. 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) Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to CSAH 83 (Canterbury Road). b) Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to 4th Avenue. c) Provide adequate drainage and utility easements to encompass all storm water emergency overflow routes. d) Provide a drainage and utility easement along CSAH 83 consistent in depth with City ordinances if the 75 feet were dedicated as right-of--way. 16. Provide electronic (AutoCAD) files of the Final Plat and all record drawings to the engineering department. II. The following items shall be completed prior to the approval of a grading permit and/or a street/utility plan: 1. The applicant shall address to the City's satisfaction issues identified by Ted Witkowski of WSB regarding stormwater management/calculations. 2. No public improvements shall be constructed until the City Engineer and the Shakopee Public Utilities Commission (SPUC) approves the Final Construction Plans and Specifications. 3. The applicant shall provide a grading and erosion control plan and a street and utility plan per the City of Shakopee's Design Criteria and General Specifications and Standard Detail Plates for Street & Utility Construction. 4. The applicant shall obtain the necessary Scott County permits/approvals (access, right-of--way, drainage, etc.). 5. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy of this permit shall be provided to the City. 6. The applicant shall work with County and City staff to remove the proposed berming from within the sight triangles in Outlot C. 7. The applicant shall work with City staff to re-route the proposed sanitary sewer serving buildings 3, 4 and 5. 8. Compliance with City Code Section 11.60, Subd. 9, Tree Management Regulations. Trees removed on the site will be subject to the replacement requirements of the Tree Management Regulations. 9. The applicant shall contact the Natural Resources Coordinator prior to any land disturbing activities for an inspection of the tree protection fence. Adopted in regular session of the City Council of the City of Shakopee, Minnesota, held the day of , 2008. Mayor of the City of Shakopee Attest: Judith S. Cox, City Clerk CITY OF SHAKOPEE Memorandum CASE NO.: 08-019 TO: Shakopee Planning Commission FROM: Julie Klima, Planner II SUBJECT: Preliminary Plat of OPUS MVW 3rd Addition MEETING DATE: April 17, 2008 REVIEW PERIOD: March 5 to July 3, 2008 SITE INFORMATION: Applicant: OPUS Northwest LLC Property Owner: OPUS Northwest LLC Location: South of 4th Avenue and West of CSAH 83 (Exhibit A) Existing Zoning: Light Industrial (I1) Zone Adjacent Zoning: North: Heavy Industrial (I2) Zone South: Major Recreation (MR) Zone West: Major Recreation (MR) Zone East: Heavy Industrial (I2) Zone/CSAH 83 Comp. Plan: Industrial Acreage: Approximately 44 acres MUSA: The site is within the MUSA boundary. DISCUSSION Opus Northwest LLC has submitted an application for preliminary and final plat approval of OPUS MVW 3rd Addition. Please see Exhibits A and B for location and the proposed site plan. The subject site is approximately 44 acres in size. The Planning Commission is charged with reviewing the preliminary plat only. Final plats are reviewed only by the City Council. The preliminary plat proposes the creation of 8 lots and 2 outlots. The preliminary plat depicts the applicants "best guess" as to how the site may develop. It is the applicants intent to develop the property either as users come forward or as the market dictates. The final plat for the site proposes the creation of 3 outlots and the dedication of right- of-way to construct the street through the property. When development of individual sites becomes imminent, the applicant would then need to make application for a new final plat to create the necessary lots. The subsequent final plat applications will be reviewed for substantial conformance with the approved preliminary plat for the site. The applicant will be requesting that the City construct the street as City project and assess the costs back to the developer. The Preliminary Plat proposes the creation of Outlot B in the southeastern corner of the plat. This outlot is substandard in size and is unbuildable, as depicted. Staff recommends that this outlot be deeded to the property owner to the south and incorporated into that parcel at the time that the final plat is recorded. In addition, the preliminary plat proposes the creation of Outlot A along the southern boundary of the plat. Staff is recommending that this outlot be incorporated into the adjacent lot. Other departments and agencies have reviewed the application and have provided comments. Please find attached copies of the comments received from the Engineering Department and the Park and Landscape Designer. Appropriate comments from these departments have been incorporated into the draft conditions of approval. Scott County Highway Department has commented that 75 feet ofright-of--way should be dedicated from the centerline of CSAH 83. The plat proposes the dedication of 50 feet of r-o-w. Staff is recommending that the plat be revised to include 75 feet of r-o-w on CSAH 83. An Alternative Urban Area Review (AUAR) was completed for the site in 2001. The development proposed with the preliminary plat falls under the threshold of development proposed as a part of the AUAR. Any subsequent final plats will be reviewed for conformance with the adopted AUAR. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend to the City Council the approval of the Preliminary Plat of OPUS MVW 3`d Addition, subject to the following conditions: I. Prior to City Council review of the Preliminary and Final Plat, the preliminary plat shall be revised to: A. Provide 75 feet ofright-of--way from the centerline of CSAH 83. B. Eliminate proposed Outlot A and incorporate this area into the proposed Lot 3, Block 1. II. The following procedural actions must be completed prior to the release of the Final Plat for recording: 1. The deed conveying preliminary plat Outlot B to the property owner to the south shall be provided to the City so that it may be recorded immediately following the recording of the plat. 2. Approval of title by the City Attorney. 3. Execution of a Developer's Agreement, which shall include provisions for security for all public improvements within the plat and the engineering review fees. 4. Payment of Trunk Sanitary Sewer Charges shall be made, as required by the most current City of Shakopee Fee Schedule. 5. 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. 6. Payment of all storm water management review charges as required by the most current City of Shakopee Fee Schedule. 7. The applicant shall meet park dedication requirements by providing cash in lieu of land for the gross site area. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid prior to the recording of the future final plats for Outlot A and Outlot B. Park dedication fees for the future pats shall be based on the fees in effect at the time and shall be calculated based on the total land area of all the of the property currently being platted as Opus MVW 3rd Addition. 8. Sidewalk shall be constructed along 4th Avenue or the cost of the sidewalk shall be given to the City in escrow for the 4th Avenue frontage at the time lots fronting 4th Avenue are final platted. 9. Additional right-of--way, in the form of sight triangles fifteen (15) feet in dimension, shall be provided at all local street intersections. 10. Additional right-of--way, in the form of sight triangles twenty-five (25) feet in dimension, shall be provided at all local street intersections with County roads. 11. Minimum drainage and utility easements for existing and proposed public sanitary sewer and storm sewer less than five (5) feet deep in non-paved areas shall be twenty (20) feet. The easements shall be centered along the utility alignment. 12. Minimum drainage and utility easements for existing and proposed public sanitary sewer and storm sewer deeper than five (5) feet in non- paved areas shall be provided at a one (1) to one and a half (1.5) ratio, depth versus width, plus one (1) foot. The easements shall be centered along the utility alignment. 13. Easements shall be shown on the Final Plat as approved by the City Engineer. They shall include, but not be limited to, the following: 14. Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to CSAH 83 (Canterbury Road). 15. Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to 4th Avenue. 16. Provide adequate drainage and utility easements to encompass all storm water emergency overflow routes. 17. Provide electronic (AutoCAD) files of the Final Plat and all record drawings to the engineering department. III. The following items shall be completed prior to the approval of a grading permit and/or a street/utility plan: 1. The applicant shall address to the City's satisfaction issues identified by Ted Witkowski of WSB regarding stormwater management/calculations. 2. No public improvements shall be constructed until the City Engineer and the Shakopee Public Utilities Commission (SPUC) approves the Final Construction Plans, and Specifications. 3. The applicant shall provide a grading and erosion control plan and a street and utility plan per the City of Shakopee's Design Criteria and General Specifications and Standard Detail Plates for Street & Utility Construction. 4. The applicant shall obtain the necessary Scott County permits/approvals (access, right-of--way, drainage, etc.). 5. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy of this permit shall be provided to the City. 6. The applicant shall work with County and City staff to remove the proposed berming from within the sight triangles in Outlot C. 7. The applicant shall work with City staff to re-route the proposed sanitary sewer serving buildings 3, 4 and 5. VISIONING RELATIONSHIP This action supports: Goal D: "Vibrant, resilient and stable" ALTERNATIVES 1. Offer a motion to recommend to the City Council the approval of the Preliminary Plat subject to the conditions as presented by staff 2. Offer a motion to recommend to the City Council the approval of the Preliminary Plat subject to revised conditions. 3. Offer a motion to continue the public hearing to request additional information from the applicant and/or staff. 4. Offer a motion to table a decision and request additional information from the applicant and/or staff. 5. Offer a motion to recommend denial to the City Council of the Preliminary Plat. ACTION REQUESTED Offer a motion to recommend to the City Council the approval of the Preliminary Plat of OPUS MVW 3`d Addition, subject to the conditions as presente~y staff, and move its adoption. %'(.r'~ 1 e Klima nner II h:\boaa-pc\2008\04-17\pp opus mvw 3rd 08019.doc Shakopee.- Location Maps - - - Page 1 of 1 ~~N i~~T ~ f,~ . _T I1 _ _ I2 ~l - - - - ~ - ~ ~ ~ t----- ~r ,1 ~ rr i 1 ~ ; _ - I ~ f _ I _ r`'~'':1~c~7 !~z 11-1,+ ~~~'j`~7~~ 1 Y~~'rkyF `.~+~-~-I~+1,~f ~{~''4{ Il ~ I ~ J- 1 y~ J11L ~~}-.s~~~~. 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G.L+G, _ _ - - ~ _ r..l I ; ~ ..t m'.i~ Y ®6l ~a'~w.~ ~.,:3,., . rd N89 1814'W 1280. l7 . - r.. H ce > ~ F1~YOCIF~E t sn ln°I t.., I IIF 1lt r-~ 1 1-l,_ 1.t tw. ~ Na mz,Gw-N,. ai e-nn rr,nh I I. °s-RSl seen v ~ ear-ms-osaa ~.I ~,_,71V1v,._r r'lri.;l nuvrrrvrv G N~r,orcK I j~''''~w''r'+°m~e°.°o~m bmw)n rcrw umr. lea-7easslE _ hor` - BF-1k5-L Al'/F,^ EJ2/59 Re' SJ7/}G I Pore ~ - Gp,TI? D 'I ! raw,MC.' lr lionx 1.' Sri ' 3JIfi/1'10°. ' 5 7° S IeCU (S1JA I 4 F"c 9a/eBL17.34F.tlwn IShee E~ ~~i, City of Shakopee Memorandum TO: Julie Klima, Planner II FROM: Joe Swentek, Project Engineer. SUBJECT: Preliminary and Final Plat -OPUS MVW 3rd. Addition PID NO.: 27-298002-0, 27-406001-0 CASE NO.: 08019 DATE: April 10, 2008 The application- indicates a request for Preliminary Plat and Final .Plat approval of a Light Industry (I-1) subdivision- located southwest of the intersection between CSAH 83 (Canterbury Road) and 4th Avenue. 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 The following items shall be completed prior to release of the plat for recarding.~ 1. Execution of a Developer's Agreement, which shall include provisions for security for public improvements within the Final Plat anal the engineeringreview -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. Payment of all storm water management review charges as required by the most current City of Shakopee Fee Schedule. 5. Provide electronic (AutoCAD and PDF) files of the Final Plat and all ,record drawings to the engineering department. Q\Documents and SeningsUKlima\Local Settings\Temporarv finerne~ Files\OLK9p\PP FP Review OPUS A9VN' 3rd.doc Page 1 of3 ~Z The following items shall be completed p~^iof^ to apps^oval of a gT^ading peT^mit and/or a street/utility plan: 1. No public improvements shall be constructed until the City Engineer and the Shakopee Public.. Utilities :Commission (SPUC) approves the .Final Construction Plans and Specifications. 2. The applicant shall provide agrading-and erosion control plan and a street .and utility plan per the City of Shakopee's Design Criteria and General Specifications and Standard Detail Plates .for Street & Utility Construction. 3. The applicant shall obtain the necessary Scott County permits/approvals (access, right-of- way, drainage, etc.). 4. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy. of this permit shall be provided to the City. 5, The applicant shall work with County. and City staff to remove the proposed-berming - from within the sight triangles in Outlot C. 6. The applicant shall work with City staff to re-route the.proposed sanitary sewer serving buildings 3, 4 and 5. Preliminary Plat The following items shall be completed prior to recording the plat: 1. Additional right-of--way,.in the form of sight triangles fifteen (15) .feet in dimension, shall be provided at alT local street intersections. 2. Additional right-of--way, in the form of sight triangles twenty-five (25) feet in dimension, shall be provided at all local street intersections with County roads. 3. Minimum drainage .and utility. easements for existing and proposed public sanitary. sewer -and storm sewer less than five (5) feet deep in non-paved areas shall be twenty (20) feet. The easements shall be centered along the utility alignment. 4. Minimum drainage and utility easements for existing and proposed public sanitary sewer and storm sewer deeper. than five (5) feet in non-paved areas shall beprovided at a one (_I) to .one and a half (1.5) ratio, depth versus width, plus one (1) foot. The easements shall be centered along the utility alignment. 5 . Easements shall be shown on the Final Plat as .approved by the Ciiy Engineer. They shall include, but not be limited to, the following: C:\Documents and SettingsUKlima\Local Settings\Temporary Inremet Fiks\OLK9D\PP FP Review OPUS MfV W 3rd.doc Paee2 of3 • Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to CSAH 83 (Canterbury Road). • Provide a minimum of twenty (20) feet of drainage and utility easement adjacent to 4th Avenue. • Provide adequate drainage and utility easements to encompass all storm water emergency overflow routes. Storm Water Management Plan Review Please see the attached e-mail from Ted. Witkowski of WSB & Associates, Inc. dated February 19, 2008. Recommendation Engineering staff recommends approval of the Preliminary Plat and Final Plat subject to approval of the storm water management plan/calculations and subject to the conditions above being addressed by the applicant: C:\Documents and SettinesUKlimalLoeal Settings\7emporary ]ntemel Files\OLK9DIPP FP Review OPUS MV W 3rd.doc Page 1 of 3 - ' Page 1 of 3 C~ Julie Klima From: Julie Klima Sent: Friday, April 11, 2008 9:29 AM To: Julie Klima Subject: FW: OPUS From: Ted Witkowski [mailto:TWitkowski@wsbeng.com] Sent: Friday, April 11, 2008 9:16 AM To: Ryan Halverson Subject: OPUS . From: Ted Witkowski 1 Sent: Tuesday, February 19, 2008 2:38 PM To: Todd Hubmer; 'Joe Swentek' Subject: Minnesota Valley Dist. Park Plan Review, Shakopee, MN WSB $ 1381-17 Good Afternoon Todd & Joe, 1 have completed the review. of the Minnesota Valley Dist. Park development plans for the Opus site. The documents reviewed for the site included the following: 1. MnVAL Hydrocad Model -dated 1/24/08 2. Minnesota Valley Dist. Park- Storm Drainage/Emergency Overflow Route Plan-dated 12/10/2007 3. Minnesota Valley Dist. Park-Exist. Site Conditions-dated 12/1.0/2007 4, Minnesota Valley Dist..-Park-Proposed Site/Streef Elevations-dated 12/10/2007 5. Minnesota Vafiey Dist. Park-Storm -Sewer Plan-dated 12/1-0/2007 Based on my review I offer the following comments and observations for your consideration. Storm Water Mode{-Hydrocad l . The storm .water model south off-site drainage area of 5 acres does not appear to include the entire area to .the site. It appears that approximately 11.4 acres is tributary to the site based on the SWMP delineation. I would recommend that the fully developed conditions curve number and entire drainage area be included in the analysis. 2. The NURP water quality volume provided on-site appear to meet the City criteria. 3. The storm water rate control from the site appears to meet the rates identified in the SWMP and previous studies. Storm Drainage and Emergency Overflow Plan-C3.2 1. The emergency overflow route through the parking lots of Building 6-7 and 7-8 will require an easement. It is recommended that the future street be used as the overflow from the Building 3-4 and 6-7 parking lots to 'the south. The future road high point at elevation 742 may require lowering or the road profile could be revised to accommodate the overflow route. 2, The use of two 36" RCPA pipes in the overflow route does assumes that no obstruction of the pipe will occur. In addition, the grading plan elevations to the north west of Building 8 along the emergency overflow route do not a{Spear to have been completed. The elevation at this location should provided 4/11 /2008 Page 2 of 3 freeboard to the USCG building opening existing building located to the nor 3. The emergency overflow from Building 9-10 to the west across the Building 8 parking lot will require an easement. The grading plan. north of building 10 was incomplete and did not iAustrate the overflow route and elevation-from the. parking lot low point on the northeast corner of the building 10. The EOF should be shown on-the plans from this low point. 4. The overflow routes and elevations for the -south parking lots of Building 8, 9, and 10 should be shown on the plan. 5. The drainage areas to each storm sewer system should be shown on the plan: 6. .The storm sewer catch basin on the northwest and northeast corner. of Building 6 appears to be incomplete. The connections to the existing system should be shown on the plans. 7. It is assumed that a culvert will be installed at the future road connection to 4th Avenue. The drainage of the right of way should be accommodated in the design. 8. -The west roof drainage from Building 8 should be connected to the storm sewer system. If is recommended that additional. catch basins be installed on the future road to accommodate this connection and align the storm sewer in the future on the south side of the street. 9. The data for the existing storm sewer on the southeast corner of the site that appears to serve the parcel to the south and a portion of the CR 83 right of way should. be shown on the plan. if-the existing system is undersized to accommodate the 10-year event.flow rate it should be replaced.1 do not recommend that the existing system daylight on to the property. (would-recommend that the system be completely connected and a structure be installed to serve any low point.created by the grading plan: 10. The installation of berms at'the entrance to the existing building on the southeast corner of the site appears to affect the-line of site at this entrance. It is my opinion that this area could be depressed and used for minor storm water storage. I understand if the berms are being used for screening. In addition, it appears Ghat grading on the County right of way will be required... 11. I would recommend thatthe Building 7 & 8 roof drains and parking lot storm sewer be connected existing 42".RCP storm sewer pipe in the Building 7 parking lot. The current layout has parallel -pipes to the west for connection to the truhkline. This recommendation will require easemehts on the Build 7 lot. Existing Site Conditions 1. l'he existing storm sewer pipes-culverts on the east side of the plans adjacent to CR 83 should be shown on the plans. 2. The existing storm sewer pipe-culverts on the north side of the plans adjacent to 4th Avenue should be shown on .the plans. Proposed Site/Street Ptan 1. The overflow elevations should be shown on the plan. 2. The grading plan contours are incomplete. The proposed contours should tie into the existing contours at the northeast corner of Building .19, east of the Building 6-7 parking lot, parking lot northeast of Building 8. The grading plan will require completion. 3. The low point and high point on the future road profile should be shown on the plan. 4. The pond high water elevation should be shown on the plan. This completes my comments concerning the Minnesota Valley Dist. Park .development plan. If you. have any questions feel free to give me a call. Thanks, Ted Witkowski ~ Engineering Specialist ~ WSi3 & Associates, fnc. 701 Xenia Ave. S., Suite 300 ~ Minneapolis, MN 55416 Direct: 763-287-7165 ~ Fax: 763-541-1700 ~ an > i~nnR . ~}~~~~i~ ~i CITY OF SHAKOPEE Memorandum To: Julie Klima, Project Manager .From: Andrea Weber, Parks and Recreation Landscape Design- Subject:. Staff Review of Preliminary and Final -Plat of OPUS MVW 3~d Addition Date: April 9, 2008 INTRODUCTION The following are staff comments regarding the application by OPUS Nor(hwest LLC for the Preliminary and Final Plat of OPUS MVW, 3~~ Addition. DISCUSSION- Parks and trails Park Dedication Galcuiations This application is a subdivision of existing vacantl=1 (light industrial) {and from`oneparcel into several outlots and right of way. The applicant states that this is proposed in order to increase access for development of future smaller parcels. There is no indication on the applicant's-intent regarding park dedication-for this. application. It appears from reviewing the first and second applications for.the OPUS MVW plats, that park dedication has not yet been paid for this parcel. In the first final plat, park dedication was to be paid at the time of the building permits. There are no buildings on this parcel, so no building .permits would appear to have had park dedication applied. The second final plat did not have any conditions for park dedication (it was a lot line relocation). Since no park dedication has been paid on this parcel in prior plats, it appears that it should be applied at the time of final platting. Given theproposed use of#his development, cash in lieu of land is .advised. However,'this plat is only plotting outlots-and right of way. Since no lots are proposed at this time, no park dedication would typically be due for outlots, but right of way would typically be included in the gross site area. This leaves a question as to when park dedication will be able to be collected for the right ofway. Staff. recommends, and-the City Attorney agrees, that the applicant be required to apply. the park dedication forahe right of way to the future lot platting. Therefore, the right of way, which would typically have park dedication charges, as part of a development's gross site area, will be collected when the outlots will be platted. Staff recommends the right of way be charged park dedication based on-the area of theright of way to the lots fronting the right of way when. they are final patted. The right of way area would be half of-the width of fhe street where there are lots on both sides of the street, and the whole width of the street where there is one lot platted across from adjacent developments or outlots. Adding the right of way to the lots will account for the total park dedication acreage required for the overall plat. Sidewalks and Trails There is not any information regarding proposed sidewalks and trails on the proposed road, but a trail was indicated as a requirement in the first plat along 4tn Avenue. There is a trail existing on 4m Ave east of the site ending at Shenandoah Drive, butt, it is on the North side of the street.:There is a sidewalk existing in the same location on the SOUti 1 SIC;e of the street. With development of the outlots in this subdivision, staff recommends sidewalk b~ added along 4th Avenue #rontages. STAFF RECOMENDATIONS OF APPROVAL 1. The applicant shall meet park dedication requirements by providing cash in lieu of land for the gross site area. 2. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid prior to the recording of the future final plats for 0utlot A and Outlot B. Park dedication fees for the future plats shall be based on the tees in effect at that time and shall be calculated based on the total land area of all of the property currently.being platted as Opus MVW 3`d Addition. 3. Sidewalk shall be constructed along 4th Avenue or the cost of the sidewalk shall be given to the city in escrow for the 4th Avenue frontage at the time lots fronfing 4th-Avenue are final platted.