HomeMy WebLinkAbout14.B. Preliminary Plat of Southern Meadows-Res. No. 5918
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CITY OF SHAKOPEE
Memorandum CONSENT
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat of Southern Meadows
MEETING DATE: August 19, 20032
CASELOG NO.: 03-067
REVIEW PERIOD: May 22 - September 20, 2003
DISCUSSION
Plowshares Development has made application for preliminary plat approval for the
proposed Southern Meadows. The proposed plat is located south of Highway 169, east of
King Avenue and north of 18th Avenue. This plat proposes the creation of 122 townhomes
(density of 8 units/acre).
A public hearing on this request was held by the Planning Commission on August 7, 2003.
A copy of that report is attached for the Council's information. At its meeting, the Planning
Commission, unanimously, recommended approval of the Preliminary Plat to the City
Council subject to the conditions outlined.
AL TERNATIVES
1. Approve Resolution No. 5918, a resolution approving the preliminary plat of
Southern Meadows, subject to the conditions contained therein;
2. Approve Resolution No. 5918 with revised conditions.
3. Deny the requested preliminary plat, and direct staff to prepare a resolution consistent
with that action.
4. Table a decision in order to allow time for the applicant and/or staffto provide
additional information.
ACTION REQUESTED
Offer a motion consistent with Alternative 1, and move its adoption.
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anner II
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RESOLUTION NO. 5918
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING
THE PRELIMINARY PLAT OF SOUTHERN MEADOWS
WHEREAS, Plowshares Development, LLC., applicant and property owner, has
made application for preliminary plat approval of Southern Meadows; and
WHEREAS, the subject property is legally described as:
The East Half of the Northeast Quarter of the Northeast 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 August 7, 2003; and
WHEREAS, all required public notices regarding the public hearing were posted
and sent; and
WHEREAS, the Shakopee Planning Commission has recommended approval
subject to the conditions listed below; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting
of August 19,2003.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF SHAKOPEE, MINNESOTA, as follows:
I. Prior to City Council review of the Final Plat, streets Band C shall be
renamed.
II. Prior to City Council review of the Final Plat, the road alignment issues with
Phillips Addition shall be resolved.
III. 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 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
2
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 Fee Schedule for the entire
plat.
6. No public improvements shall be constructed until the City
Engineer and the Shakopee Public Utility Commission approve
the Final Construction Plans and Specifications. The developer
shall continue to work with staffto address the issues identified
in sections B through D of the Engineering Department memo
dated July 31,2003, prior to the approval of plans.
7. Park dedication requirements shall be met through a cash
dedication in the amount of $268,400.00 payable at time of
recording of the final plat. If the plat is recorded after the
effective date of the 2004 City of Shako pee Fee Schedule, the
developer shall be required to pay park dedication fees in an
amount consistent with the then current adopted fee schedule.
8. Final approval of fading, utility and construction plans shall
not occur until 17t A venue has been approved for construction
to the property line of this project.
9. The homeowners association documents shall include a
provision allowing shared use of the open space areas in this
plat with the residents of the Thomas A. Phillip Addition.
10. Security will be provided under the Developers Agreement for
completion of improvements to the open space areas.
11. The City shall be provided a copy of the new easement
allowing the relocation of the gas transmission line
C. Easements shall be shown on the Final Plat as approved by the City
Engineer.
D. The survey data (length and bearings) shall be shown for each lot.
E. Shall provide 10 feet of total easement between all building clusters.
F. The street width shown on the plat shall be 37 feet back to back for
each street.
G. Landscaping, as shown on the landscape plan, along with STC 30
rated windows and climate controls shall be utilized in the dwellings
located along I ih A venue to mitigate noise. Landscaping shall not
interfere with the sight line for I ih Avenue.
H. The Homeowners Association documents shall include a provision for
the perpetual maintenance and ownership of the outlot and common
areas.
II. Following approval and recording of the final plat, the following
conditions shall apply;
3
A. Building construction, sewer, water service, fire protection and
access will be reviewed for code compliance at the time of
building permit application(s).
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this _ day of , 2003.
Mayor of the City of Shakopee
ATTEST:
City Clerk
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CITY OF SHAKOPEE
Memorandum
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat of Southern Meadows
MEETING DATE: August 7, 2003
CASELOG NO.: 03-067
REVIEW PERIOD: May 22 - September 20, 2003
SITE INFORMATION
Applicant: Plowshares Development
Property Owner: Plowshares Development
Location: South ofSTH 169; east of King Avenue and north of 18th Avenue
Current Zoning: Medium Density Residential (R2) Zone
Adjacent Zoning: North: Agricultural Preservation (AG)
South: Agricultural Preservation (AG) w/ Mining Overlay
East: Agricultural Preservation (AG) wi Mining Overlay
West: Planned Residential District (pRD)
INTRODUCTION
Plowshares Development has made application for preliminary plat approval of the project
known as Southern Meadows. The proposed plat would result in the construction of 122
townhomes with a density of 8 dwelling units per acre.
The development, as proposed, (see Exhibit D) meets the setback requirements ofthe R2
zoning district. Outlot A will be utilized as a storm drainage pond. Typically, the city
requires that drainage ponds be incorporated into lots rather than being designated an outlot.
However, because of the configuration ofthis project, there is no adjacent property to
incorporate the drainage area into. Staff recommends that the homeowners association
documents include a provision for the perpetual ownership and maintenance of this
property.
The gas line easement shown on the plat will be relocated to allow ponding to occur.
Minnegasco has commented that the relocation of the line is conditioned on the execution of
1
a new easement. The developer should, prior to recording of the plat, provide a copy of the
new easement.
CONSIDERATIONS
Park and Recreation Advisory Board:
The Park and Recreation Advisory Board (PRAB) has reviewed the proposed preliminary
plat, and has recommended that park dedication be in the form of cash and be collected at
the time of final plat recording.
Environmental Advisory Committee:
The EAC has reviewed the plat and provided comment as attached in Exhibit C. The
applicant should take specific note of the EAC recommendations and continue to work
with staff on those issues.
Engineering:
Engineering has submitted comments, a copy of which is attached. The draft conditions
of approval reflect these comments.
Shako pee Public Utilities:
SPUC has commented that 17th A venue street lighting will require a temporary power
source until 1 ih A venue extends to County Road 83. SPUC also commented that the
recently adopted rate increases will apply to this development.
ALTERNATIVES
1. Recommend approval of the preliminary plat of Southern Meadows, subject to
conditions as outlined below.
I. Prior to City Council review of the Final Plat, streets Band C shall be
renamed.
II. 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 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 ofthe 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
2
public improvements, engineering review fees, and other fees
as required by the City's adopted Fee Schedule for the entire
plat.
6. No public improvements shall be constructed until the City
Engineer and the Shakopee Public Utility Commission approve
the Final Construction Plans and Specifications. The developer
shall continue to work with staff to address the issues identified
in sections B through D of the Engineering Department memo
dated July 31,2003, prior to the approval of plans.
7. Park dedication requirements shall be met through a cash
dedication in the amount of $268,400.00 payable at time of
recording of the final plat. Ifthe plat is recorded after the
effective date ofthe 2004 City of Shakopee Fee Schedule, the
developer shall be required to pay park dedication fees in an
amount consistent with the then current adopted fee schedule.
8. Final approval of grading, utility and construction plans shall
not occur until 1 ih A venue has been approved for construction
to the property line of this project.
9. The homeowners association documents shall include a
provision allowing shared use ofthe open space areas in this
plat with the residents of the Thomas A. Phillip Addition.
10. The City shall be provided a copy ofthe new easement
allowing the relocation of the gas transmission line
C. Easements shall be shown on the Final Plat as approved by the City
Engineer.
D. The survey data (length and bearings) shall be shown for each lot.
E. Shall provide 10 feet of total easement between all building clusters.
F. The street width shown on the plat shall be 37 feet back to back for
each street.
G. Landscaping, as shown on the landscape plan, along with STC 30
rated windows and climate controls shall be utilized in the dwellings
located along 1 ih A venue to mitigate noise. Landscaping shall not
interfere with the sight line for 17th Avenue.
H. The Homeowners Association documents shall include a provision for
the perpetual maintenance and ownership of the outlot and common
areas.
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).
2. Recommend approval of the preliminary plat of Southern Meadows, subject to
revised conditions.
3. Recommend denial of the Preliminary Plat.
3
4. Continue the public hearing to allow time for additional information to be brought
forward.
5. Close the public hearing, but table action and request additional information from
staff and/or the applicant.
RECOMMENDATION
Staff recommends Alternative No. 1 or 2.
ACTION REQUESTED
Offer a motion to approve the Preliminary Plat of Southern Meadows subject to the
recommended or revised conditions provided (Alternative No. 1 or 2).
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Preliminary Plat of s
Southern Meadows
D Zoning Boundary
D Parcel Boundary
~ Parcel Area in Question
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PLANNING. ENGINEERING. SURVEYING
MEMORANDUM 7599 Anagram Drive
Eden Prairie, MN 55344
phone: 952-937-5150
Fax: 952-937-5822
Toll free: 1-888-937-5150
To: Julie Klima, City of Shakopee E-mail: wps@Westwoodps.com
From: Ed Hasek TWIN CITlESIMETRO
Date: May 21, 2003 ST. CLOUD
Re: Southern Meadows Project No.: 20031000 BRAINERD
We are pleased to submit our application for the development of Southern Meadows (the
Abraham property) as a new townhome neighborhood in the City of Shakopee. Our request is
for the rezoning of the parcel from Agriculture to R-2 Medium Density Residential, and review of
our Preliminary Plat plans. The property is currently guided for Medium Density residential
development, and rezoning to R-2 residential would bring it into conformance.
The R-2 zoning district allows for townhomes in the density range of 5 to 8 units per acre. The
density proposed for the project is 7.89 units per acre (net of streets). No variances from the
standard ordinances are being requested at this time.
The application materials address several key features of the development. First, a total of 1.7
acres of significant open space is provided in two locations on the site. The R-2 district does
not have a special requirement for open space beyond the standard park dedication
requirement. However, we feel that open space is a key amenity to the livability of any
community.
While the program elements of these spaces have not been completely determined, several
possibilities have been discussed. The largest (1.1 acres) is located central to the
neighborhood, and is anticipated for both active and passive uses. A trail system will link the
walkway system to a landscaped green with open play fields. The .6-acre area on the east
edge is seen as a landscaped passive space. This area may include seating and perhaps a
small pond. Nearly half of the homes back onto these two open spaces.
We have shown an alignment for the extension of 17th Avenue across the parcel and to the
eastern boundary. This alignment is based on our latest discussions with the city, but may be
altered for final platting based on confirmation by staff. Roadway connections to the east and
west are shown to generally align with concepts and designs acquired from those owners. No
access is shown to the south or southeast based on grading issues and the Concept End Use
Plan for the gravel mining operations.
The gas line which crosses the north part of the site will be relocated to allow ponding to occur
on the low end of the property, and to prevent 11h from having to cross the pipe twice in a short
distance.
We will be present at your upcoming board meeting to discuss our proposal further and to
answer any questions you may have.
Desiqninq the Future Today..since 1972
bXlu'hif C,
CITY OF SHAKOPEE
MEMORANDUM
To: Shakopee Planning Commission
Michael Leek, Community Development Director
From: Mark J. McQuillan, Natural Resources Director
Mark Themig, Facilities and Recreation Director
Subject: PRAB & EAC Recommendations for the Preliminary Plat of the Abraham
Property
Date: June 26, 2003
INTRODUCTION
The Parks and Recreation Advisory Board and the Environmental Advisory Committee
have reviewed the Preliminary Plat for Southern Meadows by Ploweshares and Pulte
Homes.
FINDINGS AND CONDITIONS
The preliminary plan indicates a total of 2.1 acres of open space area. About 1.5 acres is
located in Block 1 and .5 acre in Block 5. The Applicant proposes to use the open space
in Block 1 for active and passive activity. The open space area in Block 5 is earmarked
for passive use. For a more detail explanation ofthese areas, refer to the Ed Hasek
Memorandum of April 8, 2003 to Julie Klima.
The Property does not have unique natural resources or cultural findings. The developer
proposes to construct a storm water pond on the northwest comer of the plat, north of 1 ih
Avenue.
EAC RECOMMENDATIONS
Mr. Simings and Mr. Kroiss met with the Environmental Advisory Committee (EAC) on
June 11, 2003 to present their Preliminary Plat. The EAC recommended the Applicant
consider 1) the installation of rain sensors for the irrigation system, 2) conduct a decibel
reading of the adjacent mining operation to determine what measures may be needed to
mitigate the noise level with housing construction and 3) construct the NURP pond in a
more irregular shape.
PRAB RECOMMENDATION
At its June 23, 2003 meeting, the Parks and Recreation Advisory Board did not have a
quorum to conduct official business. However, three of the six members at the meeting
formed a consensus in agreeing with staffs recommendations. They are:
A. Park dedication requirements shall be met through a cash dedication in lieu of
parkland.
B. Park dedication fees shall be paid at the time of recording of the final plat in an
amount consistent with the adopted fee schedule.
C. The Applicant provide sidewalks/trails for the designated routes on the plat.
D. That all open space requirements be identified and recorded at time of final plat
approval.
The PRAB also requested that the Applicant explore a Shared Use Agreement of
recreation facilities and open space areas with the Thomas A. Philipp Addition. This
recommendation is not a condition of approval, but as a consideration for the developer
to explore.
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TO: !~ __-. L_~ l
Julie Klima, Planner II ~ -~ i
FROM: Joe Swentek, Project Engineer ~ . ~~'-"'~"""'""'/
SUBJECT: Preliminary Plat - Southern Meadows
DATE: July 31, 2003
After reviewing the above referenced application, I have the following comments for the
applicant and for the planning department:
Recommendation
I recommend approval of the Preliminary Plat subject to the following conditions being
addressed prior to Final Plat approval:
A. Preliminary Plat:
1. Provide 10-feet of total easement between all building clusters.
2. The street width shown on the Preliminary Plat shall be 37-feet back to back.
for each street.
3. The survey data (length and bearings) shall be shown for each lot.
4. Easements must be shown on Final Plat as approved by the City Engineer.
B. Preliminary Grading and Erosion Control Plan:
1. The sheet shall be renamed "Preliminary Grading and Erosion Control Plan".
2. Provide top of curb elevations at each intersection with drainage arrows
showing drainage patterns.
3. 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 5-
feet).
4. Low point catch basins shall not be staggered.
5. Reroute all drainage from 17lh Avenue to the pond provided onsite
(particularly the two catch basins at station 9+50).
1 of2
6. Emergency overflows shall be shown for each low point (within the streets
and rear yards).
7. The emergency overflow and its route shall be shown for the pond located in
Outlot A (the overflow route may include a drainage path offsite).
8. All pedestrian ramps shall be located at mid-radius as per City standards.
9. No mid-block pedestrian ramps shall be allowed.
10. Provide a cross-pan (as per City standards and specifications) at the
intersection of Street B and Philipp Drive.
11. Lot lines shall be shown on the Grading and Erosion Control sheet and
proposed spot elevations provided for each lot comer (corresponding lot and
block numbers shall be shown).
12. No site grading will be allowed until preliminary plan and profile sheets for
street and utility work are approved by the City Engineer.
13. 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.
C. Preliminary Utility Plan:
1. Cable-crete (or approved equal) shall be installed at all FES. Provide a
detail on the detail sheets.
2. Reroute all drainage from 1 ih A venue to the pond provided onsite
(particularly the two catch basins at station 9+50).
3. Provide top of curb elevations at each intersection with drainage arrows
showing drainage patterns.
4. All pedestrian ramps shall be located at mid-radius as per City standards.
5. Provide a cross-pan (as per City standards and specifications) at the
intersection of Street B and Philipp Drive.
6. Low point catch basins shall not be staggered.
D. Preliminary Landscaping Plan:
l. No landscaping shall be located within the right-of-way.
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