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Home My WebLink About14.A. Preliminary Plat for Park Meadows-Res. No. 6001 I 'to A, CITY OF SHAKOPEE Memorandum TO: Mayor and City Council Mark McNeill, City Administrator FROM: Julie Klima, Planner II SUBJECT: Preliminary Plat of Park Meadows MEETING DATE: January 20, 2004 CASELOG NO.: 03-116 REVIEW PERIOD: September 25,2003- January 23,2004 DISCUSSION Centex Homes and Gonyea Land Company have made application for preliminary plat approval for the proposed Park Meadows. The proposed plat is located north of Valley View Road and west of CSAH 83. This plat proposes the construction of 195 single family detached homes on approximately 80 acres. A public hearing on this request was held by the Planning Commission on November 6, December 4, 2003, and January 8, 2004. A copy ofthe most recent report to the Planning Commission is attached for the Council's information. At the time of preparation of this memo, two outstanding issues remain. The first and most significant is the alignment of Thrush Street along the northern boundary of the plat. The preliminary plat before the Council illustrates a roadway that straddles the property line between Centex and the property owner to the north, Shakopee Gravel, Inc. (SGI). SGI has not consented to providing either an easement or right-of-way to accommodate the illustrated alignment. The second option for the roadway, would be to curve the roadway to the south at the northwest comer of the plat to allow the roadway to be constructed entirely within this plat. This option, as well, would require that easements and/or property be acquired from SGI to accommodate the curve in the northwest comer ofthe plat. Centex Homes and SGI have not yet reached an agreement on this issue. The second outstanding concern relates to stormwater ponding. WSB, Inc., on behalf of the city, has been working with Centex Homes to complete the review of this item. WSB is continuing to work with Centex to address concerns. The 120 day review period for this application expires on January 23. The City must take formal action to either approve or deny the application prior to that date, unless the applicant is willing to grant an extension to the review period. Centex submitted a letter to staff on January 8 expressing their inability to grant such an extension (please see attached). 1 PLANNING COMMISSION RECOMMENDATION At its January 8 meeting, the Planning Commission recommended denial, by a 5 to 1 vote, of the Preliminary Plat to the City Council due to these outstanding issues and the applicant's unwillingness to grant an extension to the review period. For that reason, the attached resolution for denial has been drafted for the Council's consideration. ALTERNATIVES 1. Approve Resolution No. 6001, a resolution denying the preliminary plat of Park Meadows. 2. Obtain an extension to the review period from the applicant and direct the preparation of a resolution approving the preliminary plat of Park Meadows, subject to conditions that would resolve the remaining issues. ACTION REQUESTED Offer a motion consistent with Alternative 1, and move its adoption. itwk1~ . e Klima er II g:\cc\2004\Ol-20\ppcent03116.doc 2 RESOLUTION NO. 6001 A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA DENYING THE PRELIMINARY PLAT OF PARK MEADOWS WHEREAS, Centex Homes, applicant, and BAJ Investments, property owner, have made application for preliminary plat approval of Park Meadows; and WHEREAS, the subject properties are legally described as: The West Half of the Southwest Quarter of Section 16, Township 115 North, Range 22 West, Scott County, Minnesota AND all that part of the abandoned Chicago, Milwaukee, St. Paul and Pacific Railroad per Document No. 178639 lying in the Northwest Quarter of Section 16, Township 115, Range 22, Scott County, Minnesota, AND all that part of the abandoned Chicago, Milwaukee, St. Paul, and Pacific Railroad per Document No. 178639 lying in the Southeast Quarter of Section 17, Township 115, Range 22, Scott County, Minnesota; and WHEREAS, the Shakopee Planning Commission conducted a public hearing on the preliminary plat on November 6, 2003, December 4, 2003 and January 8, 2004; and WHEREAS, all required public notices regarding the public hearing were posted and sent; and WHEREAS, the Shakopee Planning Commission has recommended denial of the requested preliminary plat based on the finding listed below; and WHEREAS, the City Council reviewed the preliminary plat request at its meeting of January 20, 2004. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SHAKOPEE, MINNESOTA, that it adopts the following fmdings of fact relative to the request preliminary plat approval: Finding A: The proposed street layout does not reflect good planning and development for the City in the following regards; The proposed plat provides an access that is on property outside of the control of the applicant. The applicant has been unable to produce any documentation verifying the consent of the adjacent property owner to construct the roadway in its illustrated location. Finding B: The applicant has been unable to confirm to the City's satisfaction that the stormwater ponding areas depicted are adequate to serve the development. 3 Adopted in session of the City Council of the City of Shakopee, Minnesota, held this _ day of , 2004. Mayor of the City of Shakopee ATTEST: City Clerk 4 .- .JID I ~ QC) ea u ...... AG ~ c=:J ~ = .0 lee ~ ..... = (':I u RR ('t') . ;11......__ I --, 00 I ~.__.__J N ~ eXf/ IlJrr A.,* e SHAKOPEE COMMlJNl'lY l'lUDE SINCE 1a51 S Preliminary Plat for Centex Homes Gonyea Land Parcel _ Subject Property .- _.. Boundaryline.shp U Jacparcels CJ Zoning Boundary ( ! Parcel Boundary -. ........._'~"""~'.',.,.~'...~".-,........ '~003 westwood Prof8ll8lonal ~ In~ . bXff {BIT $ , I Call 48 HOllrs before dIggIng: I GOPHER STAlE ONE CALL Twin City Area 651-454-0002 1_ ~JACENT PROPERTY Mn. Toll Free 1-800-252-1166 . 2629 8 Legal ~--- . ti [-~'. ~~ .-:--., r-:-, r-: 1 r-.-, r .~-.., rrfT-I I ~,~ :~ JJ.'I ---., r-:--i _ r 1 r , r-" 1 r -"'- , r 1 r 111 r ' r 1 r-^-, r ... , .' rr----rJ &.ICIIUnp on · r 1 ~~\ jllf411lf 1lf l"r :~ I. ':-..~' I' . ....~~~~.lllr ,I 1,',lf'l"f'llr'lllf'llf'lllf'lllr'llr'l"r'll ._t..... '1' -t-. ~. S ~ I. I. a ~ l. 2 1,1. 1 I LL-.:...:....LJ I ( .' ~ ~\ I. 15 . ~ I. . I. 11. ~ I. 4 I. 5 .,'. 6 1'. 7 ,. II II I Lb.....~...l The West 1/2 of Southwest 1/4 of Section 76, . ~ 1\.. ......... ,,'" ~. 14 I '1 ~ 1 I 2 I tJ ,II I .. I 1 . I' . I.. ,.., Township 115 North, Range 22 West. Scott Count, I . I "'r~ 6 .~~.:.~h 1~11~:-~11~"'''~1'~ . ~~ J"gll I ,.,.. / 13'~~\""""~II~~ I ~ l:......~II~"'..jllt*...:h 11::........:h Ir......:h '~......:I,I~...jl'I..!..J"L 9 "lll(1O i ~ I I 12 -, I, Minnesota. ANO all that part of the abandoned )I i I ~~-~..... ~~~ ...J L_......J L-..,_J L-v-i' L...._y..~_ -; _.... I I < (. f'/:-:.......':>\~~. J L--;;r..J .! L . J L . J L '_J L__J L___J L J L-J.-..J 1~11E:JI1 "":~~ I ;........~ '1 ChicO. go, MOwaukee, St "-auf. and Pacific RaOrcad per . Ill; ~ . )\'- ~ Y "',. . I I /'~ 12 1\':\..... .>~-.c ~ -.... ...... ~.ll,.. l J L.L-....:.....J...r Document No. 178639 Iyrng In the Northwest 1/4 of ~. 7'~"'S. ,Y'........... . "'... ~ '/.iJ"'~s.. I I I " ~ _"l~~ ....il: . .. '- ~~ -"" - ,..-- . ---" Section 16, Township 775, Range 22, Scott County. , "'''''l/ /" un,,,clD .. "/:' . a ">'~ I < .~. ..... ~ - ..!J _____v IS F I '",''', I 'I Minnesota. ANO all that part of the abandoned : 1 _.. I ~< "......~ ,.", I ,,~, tf'~~~ " .. _ ..II,.,! jm , "g~ 10 '~...~..', Chicago, MUwaukee. Stp'aul. and Pacific Railroad per i ~L...;,z ~ -..., r-"-., r-....., r....-\!'- !;~~ .., " ~\':"""....>~ \..-_ -....., __ " , ,.... ,r _...., ,-"', , ,r _ L.t.:::,...::.......J...r Document No. 778639 Iymg In the Southeast 1/4 of i rr=~"'::':: '" ~11r---1llr'l"r'l'\r'.;'\\~1\. /' /././;''' "~'~'IO\~'v' ) ~~(-_'-'ll .~ fr'I]/lf'-1 l-'l"r'l"r'-1 1-' l"f:"';: llr--:1r , Iff, 1 11 'r'-" ~~::"":o/:: Township 115, Range 22, Scott County. · Ii' 8 .. 8 III 7 III 6 II' 5 I, .........'<I;~V /. " <" .~~ ~"'''''~v'' .,,*' ~ \ fJ1 . II { iii 19 II 18 I '17 II 16 II 15' '14 /I 13 Ir--;Ilr--lll "1 It! . 4 .1 ..... r" I -....~ I......... ,.......... 1.-.... . . ..........!. /. " ~ > ,. \ . 1;. . ., :!I. I 19 I I _ I I I' ""..... I LL",;.; J Ii... JilL 'J"1IL J':jIL J~~I\....---. '" ,," . / ~~'..!..~~~' --:0. ~\\_,-.~".1J IIC..........,IL.......f ~.."il:L.......J.:::L......i :~....],[......J~::.[~.~:r.'!....1h....~..~~ ~~~~=: ,.... r"'---:J' I. II . II . " . I' ","',... < . ~ll''" .''' )V ""'f ~\ \"'--' ~' J I . -l l-. ...III . II . -l l-. II . II . J I ...l11[.J I I, 1 '1 . 9 . 1\ L___J L.."......J L-.._J _..-_J I ....,'" ,..."" ,,~,(' 8 ~~ ). /.' \1. \ \ 30 t L '-""...r L._-' 1..__-' '---' i..1O-' 1..__..1 '- J L . J L . Jr;. 5~' -.... .... " "^~......... ~'\ <:" ..<1-....' . . . '" _.. -- . I: ,........ I...L.:.:J..J r -_. 'r-"'-~r -....,.,... < .' ~!< ~ " ~~/\" _.. :Tr~ -.,,...-',,... -.....,,....-, r ,r--, r .It L.L-_ - ,.... --, ,.". .-. l''/ \~,v' ) \ ,,- ",. .~\\...; _-.J. \. . ".".". . II . 11'-'-1 r-"'-l r , ,.., Development Data I r ,I Ir l,,1 I r ~ '/ . ./ ~{"'~''':>'~-:'/.j ~ ~ '" . ~'(Y ~} \.(i=-:-..::;q \ \ 1 -l'f 1llr 1lf 11 lllr l"f 'l"f 'lllr ',1 .~ ~6 :1, . 1O! I. 9 1'10 I '/' '/ < . , . )~~'tI//. '", ~ 2 ~//\ \ \ 29' \, "......~ F 2 ~I' a -H 4, 15 jl' H I I I I' E""'--.JI TotalSlteAr"" BO.75:tac. . H. L -j I I :~."jl:~"j ~".... .~~/ /.~~~....~~~ ~JiW~~, "~~ R'.~\o/\8 ~ '. ,;;;;-->)~\.~~.-=::::' -I1:~,":JI:t....~j,ll~"'''i ~...jll~:It!..j;:~"~..JI:~,,,~~r I' ~r~.~ Total Slreet ROW 77.05:t ac. - 1...__":"__... J L_...-JI\or-_,J l. . ....I/''/ . ~,(' 5 )l~~v. >~ 4~.. 18 . ,,~~. tJ..J' \ \,~~~, ~--"JII........-1 1........._..1 ....-..., L J-' L...._ '-..... J L__-1 L _"" J I . 7 .1, Net Site Area 6J.70:t ac. . -.... /, '/ /~ ~~~,.~.......~~....." ;.-," A~"""""~, \..... l" 28~' "> ....._ CD L.~~"....JJ Out/otA 7.5C::ac. ~ '/ < .... "lll'" " > . _ ~ ,) ,... :>: "'\, _.... :ol '" < - ....... ...,--..;.. -I t..... ,,~,(' 4' ~~v . ~ ~/ /'" <;.( 19 ~.~. . ) ~,..?,~ \ \ .' ~r.. ~..' ,- of- l ' I -4tf-r - - i 1 . .'1 Total Single Family Lots 795 ,,~.......,~~, " ^~.......~ ~li..V .& v.: '" . 77 --' ',,...."C ~ . 8 . ~. r ......- 1r 1r-....'r ~1 ~~ < .~ll''" })'" Y /f ~ '20' ~ ~/7.~' l' ?"~ 4 . \~ \6,v.- 27 'J1(fr-. ,/'---"1,.... ......,r...... , 't---"-' r "',r r ......, _L. 'I ~"''':....J' Cl Net Density 3.06 unlts/ac. .. I . ". II'" lr....~~ ........~~ a~y >//~/\-t._....~ '''~>< '\' \ ~',.......0_)\/~~ -....!tilt, II ". II. . II 11'11 '-11' liITJ.. "..:!oJ Single Family (SO' pad) 73 UnIts : r::l..J: :L2 ..Ill(!JJlI;hq-. '> '~__""\ <'(". ~ll',!",,~"~>\V~\l1: ~'4^. ~. ~) '" ~r. 17 \ \ , ~~~Z. '-J{~;- -~) I!.~~ :~4..11 lC!aj~ ~1 r 21 J f20l, f 19 IIr 18l!:lilg :1 i Single FamNy (56' pad) /22 Units I' '1 r" "'1 r" .,I...........N......... ^ '\' \'\,_~..~~ .. I. "<..!! ~~~~ . ~ -:~J. r r 5 ! I rf~""~~r'-- . J fl. .Jj'L . J 'L 'L Ii :'''''''1 lL........4l-...., :............ i 'Lb.::=-,J Existing Zoning AgrIcultural - ~I 1111 1,,1 ~Il k/I 5 ~\ ~\\~ 1 ~~, /"'~"~ ~x, ." '/?\'..:~ r.'lto\...-::'::=-.::' 11........:J...lf'r..:;If' t...__....JL.__JL__JL_..J L .__lItl.JI ..JL.JL.JI 'e"'" ~L~ ProposedZanlng 8-1B,Residentlal -~. '1 .1 .1, /. \' \'_"Y~''(.-'- '/~~, ~~'22 . ~ ~.,. .-,.-- I :l-L-........., I III' ')~. "- - ....g.JL JL _JL _JL J I. 10 I S'1!rP '(5.0unlts/ac. max) : II Illl Illl 1111 Q9 6 \ \.-....-' ~:;~~~~........~ r. . \~. ",}!.. ~ ~ I '/1.' r. II'II~~ II-~ r-v-,,....---,,....-'L...,,....-^-'r.=.' 1 L .....--.iJ )".... ProposedSetbacks I' . 'fI' "II" "II".J ~.".. ~ \ \....~ /':. ~ '\d; :;,.2tJ \)XL'--'_-= J I r~,. 11'1 II llrr 11lr lllr r'l"r'l"r'l"r'l"r'l' r. -11 III Front 30ft. I II II II III ... \,~ v ). ~~~ 4"'" ' A . 6 '17 I 8~19.1'1O.1.1I.1.12 13IIU 1115'1161117 ,= Irtfll "'i SIde 10/70fl = LL.~~.~~.J!IU/~!.__~l,'r' ~'\ \~~~~ r...... '''Vi'~~.\~\. ;l} 1 ~'di~~ll~:j !:":"~!:~.~il:"'."~:""'" ~rli-..~li_..jl:l:-~II~aT"~: I L'-.... .,! ~ Rear 30ft. . -.".,..... .-v-= -". -:;,...-0-- --:~ \ ~ \Ai"'?' '.,>, ";#~""""~~><~'4J\,\.L~~.J l .~. J..::r....:_..JL..... J L.-,r-llt...-.;.Jt... ~..JI'=-~ L..:" IlL.:. II . " '.!. 1 I .-.JI Corner (Side) 20ft. \:;- \ \ 7ff ........~~ "I ~, _,...-"'_ -... l.~. -,;;-II... _~_ ...II......,.......J '-_ ._ '-__...._.;.1 ! . \ 1 ..--\' \ ",/~ 29~~)l" l. .... ~;, u -; , ~ --1- _b~... . . 20' Trail casement, Block 2 0.30:1: ac. i .... ,\. r. -, I ~ r -~~_J a. 14 ~, ~ _. "'cil . ~ _,. ~. ....--"- ~ . --.. \ .~? . ~ {i:--""~ ~.. . \.::'::-'---"~,,"'(j/. -"~.6^"::i. ~~ 25 -, 1 ~ ;,.~ =: r -~- 1 .-:--, -.... , ,....-"--, r ,F'Cij ,...~. -i r ..., r- , ,__ _ ___, : . r~ ~. \ ~\6.28"9.>< ,p ~~~....... .lJ ~ 13~' ~ ~ I ~I i r~ ~ \ ri-;"l::r'l::r;l !--,llr'llr'l"r'l"r-' ~ 1 {rr',1 . ......... \ . ~~ II ~ '1 _.. I F.' 15 16 I. IV I. 15 I, ! 13 II I II II IlIe ......... I . c. . ~ ~ ~b.-Y" 25,,~ ~ ~ ! \1 L~ .~-' L e~~ J LL~=.iJ ~L""'''J''IIL'''''''''IIIL-''JJ. I,....;L..":j 1.....12.... 1.~!.."'11.~..09.1. ...!..J/'- 1, L i I Notes r- .:-:;;c. ,,~~ 27 /. .. '~l\ rr........'. . - ,= I' II ....1". J 'L JilL J"L JilL I I I .--1' I I..., I, '1 I . I' i r , r .' L J I... ..J I.. . Ii. .".". 1 :.J I I I 7)~ ~"L . _. ~~ I ~. 12. ( I r 'I I ~ .! --- -,,- -_J LS-IL.__JL .II.. _-''-___:.1 r,...==:-. --p - The lot dImensIons and areas on this plan art> i OUTLOT A . a . o/',I~ "'-.J L _ ___~~J L~~.J I ;......~.. ; ; I I ...ff.... I r , ""'--:J r~ll-.r-- ..J!'. :.:- :__ __" I. 2.1 approximate. Refer to the FInal Plat and supporting 1 -..... 1. I C....JI ~"III'" d' _ _ .-. LL-.~J LL-.~.J Jg Ir'l"r'l"r' -'"r,,...,r -I. ~"'''---1' data forexactlotdlmenslons and areas. . . . . . ~ r~~ =( f( ," 1'1 ']1 rr-.......~ rr--"'-~ Ii- ~ Ii- ~ ~ n"'. ~ r ~ 41 fr'...., 1 ~ ~. 1 ; I. 2 j:' tJ 1 r '11!~ . 1l!~ '1:!~ . ~: r-'1 J' '-:b' ......,. ~ - casements other than typlcals are noted on the plan. : !. . . . 4 ~ II. 5 .11. 6 ; I. 7 ~ I. 8 11. 9 :. 10 J,:. 11' I ~~~ ? , L~.:..'l I. 1l:.~~d~..jIIb."'.":1I..1~ 11l~41IL.! JIII..?.JIUI...f,,~i~ I .....tJ.... :.i.. ! . I F'.... ~ 'L'''j' 1c:....:Jdt:'..jdr:-...,jf :l:::"....II~...~11 ...... ~) ..L _J ~ :... - ~ L___~ I...__.J L_....J ~II 'r:.-'......:ll c.-. :.JilL:: . ~!, L'-=n;:- ..:-I.!<'I Typical Lot ! ~~~'-:JJL"':_JL-':_JL"':.JC-':-t.JL"':"'lL..,,-JL..._~~- rr12~ll~19:t ~~'" .,.,L._...--'......_.JL_....._.."i. Jr' ......if i . ~ " ./,/ (. ~~.. II ~ , -.:..']. ~ . - CD...bli L- '1 ......4.... .'1 I (No Sosle) ! 'i~ "~ _ ~ _'/_ !to ~~_ ~ ~/"'~",. I 1...1.-_ .J m IO~ ~"'r '- c:: ....=..=..:...J.J Street ; ~ "'m a: Y/:''''.>-:'''~ .J r .' r ....-'r~. -;r-- rr' . -p 0 70 0 ! 1'0 _-" ,..~~((,..,.t'.. ~'" N6 I ..- r,. .. II' .....l r" -"-l r 1 ._. 1 r ...-, 5 I ~:.______...__o::.., : .' r '-li -:--li~li-:-li-: lr~~r~:-~'~-. ~r.-11 ~1\~"" ~~~ L1-~~J .. JGJ!f.!Jrf.:: 1: lf71:Ir;llIf ~ 11 f ~ lll, ~ II or t e-.~. ~J I ~_. _. ll~....~ . -t1r ;JrtJlr41rs1I. 6 .i" 7:!...!..~~1...!....~1'''''''''''1\~. .1 rr"",' 'L JilL JilL "J:~:""''''''IIf~''''''iI''''''''':1 ......J.I "......~;f rbi '-" Ibr ~,l,lo"'-oralnogeand \ . C J It"_"J'~ IL_..J..llL."....:JIL..j 'C'''..JIIL'''.:JrlL JrlL JI L ~\~_ -.J ~~. 21. ~ .I. II . II . dL. J rL . -'ilL. JilL. I L . J I Ii! 6 .1 - I. '''iJ UtUlty Easement I. . Jt-B JL . JL . JL . JL . ...IL"':_.JL . .JL"': J __' _"~C'...._J LL':'~J .~(rdL ......JL .~JL7- JL rJL JL-..-JL... J L _~_...u :1 . Ii >- I/'. I. I I L......, '-1 '-"-1' .......-,. '-"'-,' '-v""1 I I 26381 I I I I I I I I I , u~~~~~~ ~ Ii 10 _ H. B~::~~~ Une /' I ~~Jo~ 0 I. .......... - Lot DimensIon ,( . 1- L_ L ~ L_ L Lsb~~ ~VEL_ L ~ L:jr~ J~l~+ l_L 1~1--1_~ ~~~ = J ~ tl;---J -~'"- : I (~ r - - - i 1 i - - - - - - - /-t:-< ~i r - - - - - - - i ;1 I ~ C,----N----' - e: ~ I ~~ I I ' I 0' 100' 200' 300' Latest Revision Date: OV09/04 P-3 20031095PPP01.DWG Dale: 09/25/03 _ 3 OP 8 1'--...........-.............-...1- I ll'repared k =~,;::.~:::.'~:...,,-"""'- ~~:rcC':~) ~.: lor: CENTEX HDMES Par Meadows Preliminary I U/2:ZJO;l: ~ It.... (QJ) IbwB: c::BIflti!:! PIa Norlla 1- w_ .."".... ............. (<Ll) __ "'"""'" ..,... 12400 WItflewllter Drift" SuIte 1120 t _ 01/09/04 ~No. 12043 ~ ~ S534S Shakopee.. ~ ~fp a.dd~JZoY1 # ~D CITY OF SHAKOPEE EXH ISiT C. Memorandum CASE NO.: 03-116 TO: Shakopee Planning Commission FROM: Julie Klima, Planner II SUBJECT: Preliminary Plat of Park Meadows (Gonyea/Centex Development) MEETING DATE: January 8, 2004 REVIEW PERIOD: September 25, 2003 - January 23, 2004 SITE INFORMATION Applicant: Centex Homes Location: North of Valley View Road, east ofStaghom and west ofCSAH 83 (Exhibit A) Current Zoning: Urban Residential (R-1B) Zone Adjacent Zoning: North: Agricultural Preservation (AG) wI Mining Overlay South: Rural Residential (RR) East: Agricultural Preservation (AG) West: Urban Residential (R-IB) Compo Plan: Single Family Residential MUSA: This site is within the MUSA boundary DISCUSSION Centex Homes has submitted an application for preliminary plat approval of property located as shown on Exhibit A. The plat, as currently proposed, contemplates the construction of 195 single familyhomes. Since the distribution ofthe agenda materials for the January 8 meeting, staffhas received review comments from WSB and Associates regarding the engineering information provided by the applicant. Those comments can be found attached to this report, The Engineering Department has recommended that the public hearing on this item be continued to allow the resolution of the issues identified in the Engineering Dept. memo, specifically Thursh Street. Ifthe Commission wishes to provide a recommendation of approval this evening, the following conditions should be considered. . 1. Prior to the review of the Preliminary Plat by City Council, the items identified in the January 8,2004 memo from Joe Swentek must be resolved to the satisfaction of the City Engineer. II, The following procedural actions must be completed prior to the recording of the Pinal Plat: A. Approval oftitle by the City Attorney. B. Execution of a Developers Agreement with provisions for Plan A and Plan B improvements, as well as payment of engineering review fees, and any other fees as required by the City's adopted fee schedule. 1. Street lighting to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 2. Electrical system to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 3. Water system to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 4. Installation of sanitary sewer and storm sewer systems, and construction of streets in accordance with the requirements of the Design Criteria and Standard Specifications of the City of Shakopee. 5. The developer shall be responsible for payment of Trunk Storm Water Charges, Trunk Sanitary Sewer Charges, security for the public improvements, engineering review fees, and other fees as required by the City's adopted Pee Schedule for the entire plat. 6. No public improvements shall be constructed until the City Engineer and the Shakopee Public Utility Commission approve the Pinal Construction Plans and Specifications. 7. Park dedication requirements shall be met through land dedication as shown on the plat (7.5 acres), plus a 20'wide, 650' long trail easement along the pond area, with the trail to be constructed at some point in the future by the City, for an additional .3 acres credited toward their park dedication amount. 8. The applicant shall provide the sidewalks as shown on the plan. 9. Any remaining drainage issues in the park area shall be addressed by the applicant, with review and approval bythe City's Engineering Department. 10. All park dedication shall be recorded at time of final plat approval. 11. The applicant is required to notify in writing those individuals interested in purchasing lots with the trail easement about the trail. 12. The applicant is required to post signage showing the trail alignment. C. Easements shall be shown on the Pinal Plat as approved by the City Engineer. ... ... h'h' ,h'h.' ...,.D; -.. . The survey data (length,andbearings}shallbe shown for eachlot.,... E. The final plat shall be revised to evenly distribute the ponding area between Block 2 and Block 4. P. Temporary street signs shall be installed. 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). If the Commission wishes to defer action on the item this evening to take additional time to review the comments and recommendation provided before them, several options exist. The 120 day review period for this application ends on January 23,2004. As a result, if the Commission does not wish to act this evening, the applicant would need to grant an extension to the 120 day review period to allow the additional time. If the applicant is unwilling to grant an extension, staff recommends that the Commission recommend denial of the preliminary plat to the City Council. A recommendation of denial would allow the application to be reviewed by the City Council prior to January 23. ALTERNATIVES 1. Obtain an extension of the review period from the applicant and continue the public hearing to February 5, 2004, to allow the resolution of issues identified in the staff report. 2. Recommend approval of the Preliminary Plat subject to the conditions listed above. 3. Recommend denial ofthe Preliminary Plat. STAFF RECOMMENDATION Staff recommends Alterative No.1. ACTION REQUESTED Obtain an extension ofthe review period from the applicant and continue the public hearing to February 5, 2004, to allow the resolution of . ssues identified i~ the staff report. .?'< 'kdu tlLlJiL (J, Ie KlIma lanner II g:\boaa-pc\2004\O 1-08\ppcent03116.doc City of Shakopee Memorandum . ............. TO: Julie Klima, Planner II ~-d~~~ FROM: Joe Swentek, Project Engineer SUBJECT: Preliminary Plat - Park Meadows (Gonyea Property) PID NUMBER: 27-916005-0,27-916008-0 CASE NUMBER: 03116 DATE: January 8, 2004 After reviewing the above referenced application, I have the following comments for the applicant and for the planning department: Recommendation I recommend continuance of the Preliminary Plat. However, if the Planning Commission wishes to act upon the Preliminary Plat, I recommend approval subject to the following conditions being addressed to the City's satisfaction prior to Preliminary Plat review by the City Council: A. General: 1. A wetland certificate of exemption shall be submitted for review and approval by the City of Shakopee. B. Storm Water Drainage: i 1. The proposed storm water infiltration ponding area may need to be increased in size following the results of the soil infiltration tests previously requested. 2. The soil infiltration test results shall be submitted to the City for reView. 3. A storm water infiltration system design providing pretreatment of storm water runoff prior to infiltration of storm water shall be submitted to the City for review and approval. G:\EMPLOYEE FO LDERSVSwenlekIDe\'e1opment. Re\iews\Plal. Re\'iew\Park. Meadows(GonyeaProp)\Prelim. Plat. Re\'iew. Park. Meadows #4.doc 10f4 4. The proposed storm water infiltration pond design shall incorporate an impervious liner to the Nationwide Urban Runoff Program (NURP) volume. 5. Pre-development discharge rates and volume calculations shall be submitted. 6. A written summary of all storm water calculations shall be submitted. 7. A written summary responding to all previous comments shall be submitted. 8. A Class V injection well permit shall be obtained from the EP A for the proposed storm water infiltration pond. 9. Submit additional storm water information requested in the memo from WSB & Associates, Inc. dated December 4,2003 (attached). C. Preliminary Plat: 1. The applicant shall obtain all the necessary right-of-way and/or easements for the proposed Thrush Street construction under Plan A improvements or petition the City under Plan B improvements to build the street and assess it. The applicant shall pay the assessment for the street construction offsite and shall waive and release the right to appeal the assessment. 2. The intersection of Meadowlark Lane and Molina Street shall be revised to form a ninety (90) degree angle of intersection as per the City of Shakopee design criteria. All impacted lots shall be revised to reflect these changes. 3. Show the property lines for all adjacent parcels. 4. For all proposed lots adjacent to each side of the proposed storm water infiltration pond, lot lines shall be extended to the pond center with a drainage and utility easement encompassing the approved high water level. 5, The survey data (length and bearings) shall be shown for each lot as well as the plat boundary. D. Preliminary Grading, Drainage and Erosion Control Plan: G: \EM PLOYEE FOLDERS\.JSwentek\Development. Reviews\Plat. Review\Park.Meadows( GonyeaProp)\Prelim. Plat. Review. Park.Meadows. #4.doc 20f4 1. The applicant shall obtain a NPDES permit prior to grading operations commencmg. 2. Work with the park and recreation department to develop an approved grading plan for the proposed park. 3. Minimum building openings shall be three (3) feet above the approved high water elevation. Minimum basement floor elevations shall be two (2) feet above the approved high water elevation. 4. Show all proposed erosion control devices (silt fence surrounding the entire site, rock construction entrance, bale checks, inlet protection, etc.). 5. Provide City staffwith earthwork computations for the entire site. 6. No slopes shall exceed 3: 1. No slopes shall be less than 1 %. 7. Denote all high points and low points in streets, side lot lines and rear yards (label with spot elevations and drainage arrows). 8. Provide top of curb elevations at each intersection with drainage arrows indicating drainage patterns (this shall also be shown on the street plan and profile sheets). 9. Catch basins shall not be located within driveways (the minimum offset between the edge of a catch basin and the edge of a driveway shall be five (5) feet). 10. Low point catch basins shall not be staggered, nor shall they be located within street intersections. 11. Emergency overflows shall be shown for each low point (within the streets and the rear yards). 12. The emergency overflow routes (with spot elevations and drainage arrows) shall be shown for rear yard catch basin drainage ways to the pond and ultimately offsite (one (1) foot of freeboard shall be provided). 13. Proposed spot elevations shall be provided for each lot corner. 14. Prior to construction, surveyor's bench loop notes shall be submitted showing the benchmarks for this site have been established using the City of Shakopee's approved benchmark system, The benchmarks utilized shall be shown on the plan sheet. G: 'EMPLOYEE FOLOERSIJSwentekIO,,'elopment. Reviews'.Plat. ReviewlPark. Meadows(GonyeaProp)'PreJim. Plat. Review .Park.Meadows.#4.doc 30f4 15. No site grading will be allowed until preliminary plan and profile sheets for street and utility work are approved by the City Engineer. E. Preliminary StreetlUtilitv Plan: 1. Provide City staffwith pavement design calculations for all streets. 2. The engineer shall field verify the elevation of the outlet structure from the Greenfield project to the West. 3. The engineer shall field verify the elevations of all street and utility connections to the Greenfield project to the West. 4. Provide street and utility plan and profile sheets showing proposed and existing elevations. 5. The street profiles shall be designed to a thirty-five (35) mph design speed as per the City of Shakopee design criteria. 6. Through street intersections shall cany through a two (2) percent cross-slope to the edge of the driving lane then transition to the side street profile slope. Spot elevations shall be provided at the centerline of the intersections and at the edge of the driving lanes. 7. All pedestrian ramps shall be located at mid-radius as per City standards. 8. No mid-block pedestrian ramps shall be allowed. 9. The proposed sidewalk shall be six (6) inches in depth throughout the entire site (denote on typical sections). G: IEMPLOYEE FOLDERSIJSwenleklDevelopmenl.Reviews'Plat Review' Park. Meadows( GonyeaProp ),Prelim Pial Review. Park. Meadows.#4.doc 4of4 A WSB & Associates, file. WSB 4150 OlsOIl Memorial Highway, #300 Minneapolis, MN 55422 (763) 541-4800 (763) 541-1700 (fax) & Associates,1nc. Memorandum To: Joe Swelttek City of Slzakopee From: Phil Belfiori Todd Hubmer, P.E. Date: December 4, 2003 cc: Bruce Loney, P.E. City of Slzakopee Jasolt McCarty, P.E. Westwood ProfessiOltal Services, Inc. Re: Comments on Park Meadows Preliminary Storm Sewer Plan & Computations . WSB Project No. 1281-64 We have reviewed the information provided by Westwood Professional Services, Inc. This information including the following: . Two Revised Preliminary Plat Sets, dated 11/22/03 . Existing Conditions and Proposed Conditions Drainage Area Maps, dated 11/22/03 . Volume Calculations forthe 2.5-inch storm event . Ponding Calculations fort the 2- year, 10- year, and 100 - year; 24-hour storm events . Ponding Calculations for the 10-day, 100-year snow melt event . Storm Sever Drainage Area Map, dated 11/22/03 . Strom Sewer Design Calculations, revised 11/22/03 Based on this review, we offer the following comments: Hydroloe:ic/HydrauIic Model . The site is predominantly Type B soils, approximately <10% are Type A soils in the vicinity of the proposed infiltration basin, . The proposed development site is 80.75 acres, C:\Documents and Settings\JSwentek\Local Settings\Ternporary Internet Files\OLKI97\1202031S2.doc Joe Swentek City of Slzakopee December 4, 2003 Page 2 . The lot density is approximately 3.06 units facres, which corresponds to a curve number range of 69 -71, which is deemed appropriate for the density of the development. The runoff rate entering the proposed pond appears reasonable. . The water quality "dead pool" ponding volume required to comply with NURP recommendations is approximately 2.8 acre-feet for the 2.5-inch rainfall event. The current pond proposes approximately 2.8 acre-feet between elevations 806 to 808 and approximately 30 acre-feet between the bottom of the pond and NWL of816.0. . Proposed pond appears to have side slope of approximately 4: 1 with 1: 10 for safety bench at the NWL. This appears consistent with the City's requirements. . The lots adjacent to the treatment pond in Block 4 should not be platted into pond drainage easement area or ponding area. . Calculations are provided for the 100-year, 24-hour rainfall event and the lOO-year, IO-day snowmelt event. Calculations provided currently begin at hour 12 of the 24- hour event. Please provide calculations beginning at hour 1.0. This could effect the anticipated 1 DO-year high water level. . Please provide calculations for the back-to-back lOO-year, 24-hour rainfall event . Should the developer desire to have standing water within the pond, a pond linear could be added to provide standing dead pool storage to the NURP volume. . The pond area used to provide NURP treatment cannot be used in determining the discharge rate though infiltration for the pond, This will affect the infiltration calculations provided. Please see attached infiltration design parameters below for possible alternatives to address this issue. . This pond will be considered a Class V injection well and does require a permit from the MPCA. Storm Sewer Calculations . The 36-inch RCP inlet at FES 70 is submerged I foot. This does not appear to adversely affect the storm sewer system hydraulic performance. This pipe segment may require more frequent maintenance due to freeze.;thaw cycles. . CBMH 82 to CBMH 79 is an 800-foot reach with a 12-inch RCP pipe connecting to the Greeenfield development emergency overflow. The flow in this pipe does not reach self-cleaning velocities. lfthe pipe was increased to an 18-inch RCP, a velocity of 2 ft.lsec. would be achieved, although 3 ft/sec. is preferred. . The time of concentration used for road DA -1 appears to be too high, a value of 10 minutes is more reasonab Ie. C:\Documents and Settings\JSwentek\Local Settings\Temporary Intemet Files\OLK 197\120203JS2.doc Joe Swelltek City of Sltakopee December 4, 2003 Page 3 Storm Sewer Plan Onsite issues . Low floor building opens in Block 2 lots 1-4 in DA-l are I-foot below the 100 HWL and may not comply with City Policy regarding basement floor elevation of need to be 2 feet above the 1 DO-year high surface water elevation for the area (policy 8c- Section IV of the stonnwater plan). . The drainage areas defined in the "post-development micro area drainage plan" appear to be correct. Offsite drainage issues . Drainage areas 3, 4, 5, and 6 drain off-site beyond the limits ofthe development. No discussion has been provided to indicate the downstream impacts of this drainage. Ifpossible, drainage should be maintained on-site. . Drainage areas 5 and 6, which are approximately 8.06 acres, discharge to the west and were not previously included in the calculations for stormwater infiltration basin in the Greenfield development. General . The infiltration rate used in the drainage calculations from the pond is I-inch per hour. This appears reasonable, but soil testing by a certified geotechnical finn should be used to verify this rate prior to final design, The total infiltration surface area provided is approximately 3 acres and currently includes the pond area required to provide NURP treatment. . Consideration should be given to an Emergent /Upland Vegetated Buffer placed at elevation above temporary storage area. This will minimize erosion potential of the pond slopes. . Recreational Trail is to be located close to a 10-feet deep pond. Consider visual buffer using vegetation around pond for safety, The pond does include a 10: I safety bench. . Is there a way to utilize Outlot A in the northwest portion of the property for infiltration? Attached is a concept for under pond infiltration. This system provides pretreatment of storm water prior to infiltration, Should you have any questions, please feel free to contact us at 763541-4800, Attachment C:\Documents and Settings\JSwentek\Local Settings\Ternporary Internet Files\OLK 197\120203JS2.doc " Tile Line Design , rd_--~~~~~~~~~ ~~te~ti~nfl~filtratio~ ~:~ D-es~; __mud, I I i I I I , \ i EmergentJUpland Vegetation Enhancements ~ I 1 I Outlet Control Structure ---... !. , i ~"'w. ~.- ""'R"'~';';.,.~. "', ..;,! \ Trail "Wooded Area i -; .;~.::.:< :~".:; ,;', '::':1,,~'f. .:.:: -::=::. ," :. :"::":""V:"::';;~i.:i{.:::g::}l':~:.~..".. i Basin Inlet ..:mj."....~S"N'..,",~'I:.:.:,:"'.:,"!'"''',;;,\fY''":''k''';"'''' i Basin Outlet . I I I I I '. I ! I I j , i I I ! f' .... ..~:._~ --"---"1 Slonnwalcr RclcnlionlInliltratioD Ba.dn Design .......... _ltt """...Il.... I WSB -.....'" .---.-'..---...---......---------- -.- - I IUNI_ t ..-........... 1M"'''''''''' . k::...~~..,,~..~~..~..':~:,:::.~:.L,.__"..! .."....._._ _____ .- -.-.-...,...-. .....- - .. ,.-..' 01/0~/04 14:15 FAX 9529367839 . CENTEX HOMES ~OO2 -::tff.p cJ~~~ ~ CENTEX HDMES . {;xff1~rrb "tC~rVE.'D \}1\~ 0 8 2\104 Minnesota Division '2400 Wf1lt0watc:r Or/v.. Suite , 2Q Mlnnetonl<a, MN 55343 Phone: 962-9:le-7eS3 Fax; 952-936.7839 Janw.ry8,2004 Micha.e1 Leek at}" of Shakopee 129 Holmes Street South Sh:lkopee, MN 55379 BY FAX Dear Michael Leek. Centex Homes submitted a. prelirni.natyplat a.pplication. to the Gty of Shakopee on September 25, 2003. We were notified VJi.rhhl five days tbt our 1.ppliClLt10n is complete and the review period will be e~nded by an. adclitional60 days for a total of 120 day review period. Since then, Centex 1-Iomes has ztmde every effort to work closely with staff to make requeSted changes to the plans so they can be fo~d to the Planning Commission for consideration. After reviewing the staff report for January S, 2004 Planning Commission Meeting, I see the recommendation is to have Centex Homes submit a letter a.uthorizing the continuation (beyond the 120 review period) of the application to February 5, 2004 meeting. Under mOSt circumstances providing this letter could be u:complished. I-Iowever, Centex Homes contnlctool obligatioos with the seller will not allow for nuthcr e).'ter'lSiolt of this a.pplication. I Mol respectively requesting the staff and Planning Commission t.1.ke action on OlJr preliminary plat application at the January 8,2004 meeting. Based on the changes we h~ve nude 'to the plans tint comply 'With staff recommendations and the few minor revisions re~g I believe it would be reasonable to have a. conditional approval of the prelimiruuy plat. As I understand, the prima.ty issue centers on revised storm\v,l.ter coticlJlations, which we have provided b3sed on, requested pkn. changes bystaff. Centex understands the calcuktLons need to ultimately be approved by WSB and the city and if there are changes required to pbx they will. be made, Centex Homes will be at the meeting Thl.trsd~y wd .....;n be prepared to answer quesrions. I hope }'OU can understand our situatiO!1. Assuming the PlannU1g Commission makes a reCOrM\endation, Centex will coopemtc ......ith staff to work through outstanding issues prior to the Gt)r Council Meeting. If you have anyqtlcstions ple:t$e do not hesita.te to conuct me, Sincerely,