HomeMy WebLinkAbout14.A. Preliminary Plat and CUP for Church Addition-Res. No. 6035
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CITY OF SHAKO PEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat and Conditional Use Permit for Church Addition
April 6, 2004 t"
MEETING DATE:
CASELOG NO.: 03-119
REVIEW PERIOD: The applicant has granted an open ended extension to review these
applications
DISCUSSION
Tollefson Development has made application for preliminary plat approval for the proposed
Church Addition. Also requested is approval of a Conditional Use Permit (CUP) to allow
development consistent with the Medium Density Residential (R2) standards within the
Planned Residential District (PRD) zone. The proposed plat is located north ofCSAH 16
and east of CSAH 83. This plat proposes the construction of 170 townhome units and
reserves 6.94 acres for commercial development.
PLANNING COMMISSION RECOMMENDATION
At its March 18 meeting, the Planning Commission recommended approval of the
Preliminary Plat and CUP to the City Council subject to the conditions listed in the draft
resolution. A copy of the March 18 report to the Planning Commission has been attached
for the Council's reference..
The applicant and Shakopee Public Utilities (SPUC) have not yet reached an agreement
regarding the purchase of property for well purposes. Staffhas included in the resolution
draft conditions addressing this issue. Specifically, as follows:
1. Easement documents for execution of the park easement shall be provided to the
City by the applicant prior to City Council review of the Final Plat.
2. The Final Plat shall not be reviewed until such time as Shakopee Public Utilities
(SPUC) and the applicant have an agreement in place regarding the purchase of
property.
3. If SPUC and the applicant are unable to reach an agreement for the purchase of
property then the Final Plat shall be revised to provide the area currently identified
as future well site as park land dedication.
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ALTERNATIVES
1. Approve Resolution No. 6035, A Resolution approving the Preliminary Plat and CUP
for Church Addition.
2. Approve Resolution No. 6035, A Resolution approving the Preliminary Plat and CUP
for Church Addition with revisions.
3. Direct staff to prepare a resolution of denial of the Preliminary Plat and CUP for
Church Addition.
4. Table a decision and request additional information from staff and/or the applicant.
ACTION REQUESTED
Offer a motion consistent with Alternative 1 or 2, and move its adoption.
g: \cc \2004\04-06\Ppcupchurchaddn.doc
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RESOLUTION NO. 6035
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING
THE PRELIMINARY PLAT OF CHURCH ADDITION AND A CONDITIONAL
USE PERMIT (CUP) TO ALLOW DEVELOPMENT CONSISTENT WITH THE
MEDIUM DENSITY RESIDENTIAL (R2) ZONE IN THE PLANNED
RESIDENTIAL DISTRICT (PRD)
WHEREAS, Tollefson Development, applicant and property owner, has made
application for preliminary plat approval of Church Addition and Conditional Use Permit
approval to allow development consistent with the Medium Density Residential (R2) Zone
in the Planned Residential District (pRD) Zone; and
WHEREAS, the subject properties are legally described as:
The Northwest Quarter of the Northeast Quarter of Section 16, Township 115, Range 22,
Scott County, Minnesota; and
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat and conditional use permit on March 4, March 18, 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 approval of the
requested preliminary plat and conditional use permit; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting
of April 8, 2004.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF SHAKOPEE, MINNESOTA, as follows:
I. The following shall be completed prior to review of the Final Plat by City
Council:
A. Street names shall be established with Planning Department approval.
B. the final plat shall be revised to accurately reflect the location ofthe
Minnegasco easement and include recording information.
C. Twenty feet of drainage and utility easement, centered on all storm
sewer alignments outside the right-of-way, shall be provided.
D. A total often feet of drainage and utility easement shall be provided
between all proposed building "clusters".
E. A drainage and utility easement shall be provided to encompass the
proposed storm S(;lwer alignment through Outlot A.
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F. A total often feet of drainage and utility easement shall be provided
along the interior of Outlot A.
G. Approval of the plat is contingent upon approved drainage
calculations.
H. Easement documents for execution of the park easement shall be
provided to the City by the applicant prior to City Council review of the
Final Plat.
1. The Final Plat shall not be reviewed until such time as Shakopee Public
Utilities (SPUC) and the applicant have an agreement in place regarding
the purchase of property.
J. If SPUC and the applicant are unable to reach an agreement for the
purchase of property then the Final Plat shall be revised to provide the
area currently identified as future well site as park land dedication.
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 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 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.
7. Park dedication requirements shall be met through a
combination of land and cash, as outlined in the March 8th
Parks and Recreation Advisory Board staff report. Cash
contribution shall be calculated at the time of final plat
approval.
8. If Shakopee Public Utilities desires a well as shown on the plat,
Shakopee Public Utilities should take ownership ofthe
submersible well easement area shown on the plat.
4
9. If Shakopee Public Utilities decides not to locate a well as
shown on the plat, this easement areas should be incorporated
into the park area and the applicant be provided credit for the
additional 0.26 acres.
10. The City should work with Shakopee Public Utilities to obtain
an easement for use of the submersible well site as general park
area, if feasible.
11. The City will waive the standard set forth in the Park
Comprehensive Plan for 300' of public road frontage.
12. The applicant will work with staff to design and construct the
park as part of the construction of the development.
Construction costs shall be credited toward the applicant's cash
contribution requirement. The applicant shall bring back a
park plan for review by the Advisory Board.
13. Sidewalks and trails be constructed as shown on the plat.
14. All park dedication shall be recorded at time of final plat
approval.
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. Temporary street signs shall be installed.
F. Streets less than 32 feet in width per City of Shakopee design
standards shall be posted for no parking on 1 side.
G. Street signage shall be approved by the Fire Inspector.
H. Property address signs shall be posted at driveway and/or access road
entrances. (ie 1542-1665 or 1492 - 1544 even)
I. A six foot solid visual screening fence shall be constructed along the
western property line along the residential portion ofthe site. The
screening should be accomplished through a combination of berm and
fence or fencing.
J. Access permits shall be required for each of the proposed accesses
onto CSAH 83 and CSAH 16.
K. The right-in/right-out on CSAH 16 should be to a public street
connection. If the right-in/right-out is not a public street, the access
should then be limited to aright-in only.
L. A right turn lane shall be required at each access to the County road.
A left turn lane shall be required at the full access on CSAH 16.
M. The right-of-way width and road design for the full access public street
on CSAH 16 should match the planned public street improvements on
the north side of CSAH 16.
N. The developer shall implement Best Management Practices for erosion
control and storm water management during construction.
O. Placement of6" of topsoil. The soil composition from offsite sources
should be similar to the MnDOT topsoil borrow requirements.
P. Install rain sensors for all irrigation systems.
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II. Following approval and recording of the final plat, the following
conditions shall apply;
A. Building construction, sewer, water service, fire protection and
access will be reviewed for code compliance at the time of
building permit application(s).
B. The developer and/or Homeowners Associations shall be
responsible for any required or desired noise mitigation measures.
C. The developer and/or Homeowners Association shall be
responsible for the maintenance of all areas held in common
ownership.
D. All utility meters shall be screened.
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
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OUTLOT A WITH LOT LINE WITH LOT LINE OF THE NE 1/4 OF SEe. 16, T 15, R 22. U~ 5E
K~ COMMERCIAL AREA (NC ZONING): 302,492 SqIt, 6,94 Ac, Right of Way Width (1nterior) 60 Ft, 1,395 SO_FT. (UNIT) ECK: .1,395 SQ,FT. (UNIT) SCOTT COUNTY, MINNESOTA, TO HAVE AN :::;
Street Width (in terlor) 36 Ft. F-F t O::::c
:I: (c9\>~ NUMBER OF UNITS,. 170 Eo, 320 SO.FT (DECK) 320 SQ,FT. (DECK) ASSUMED BEARING OF S89029'41"E. ::::>(f) W
GROSS DENSITY: 4.12 Units/Ac. (Minor) 32 Ft, F-F 2,856 SQIT. (LOT) .2,176 SQIT. (LOT) a::
~ 0. ~D eOU( I CL
~ . 18) e-~~o NET DENSITY: 7.59 Units/Ac, U
~~ GROSS DENSITY= TOTAL UNITS / TOTAL ACREAGE TYPICAL END UNIT TYPICAL MID UNIT
~ii1 SITE NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE - RIGHT OF WA Y
- COMMERCIAL AREA) ENGINEER /SURVEYOR: DEVELOPER: WITH LOT LINE ECK: WITH LOT LINE
gsd JOHN OLIVER & ASSOCIA TES, INC, 840 SQ,FT. (UNIT) 840 SQ,FT. (UNIT)
Ol" TOLLEFSON DEVELOPMENT, INC. 300 SOIT (DECK) ~ ~ 300 SOFT. (DECK)
,,~ 201 moST TRA VELERS TRAIL
'" 17271 KENYON A VENUE. SUITE 103 1,920 SO,FT. (LOT) 30 1.440 SQFT. (LO T)
:l LEGAL DESCRIPnON SUITE 200 LAKEVlLLE, MN 55044 t!il III liil
" SITE LOCATION MAP BURNSVlLLE. MN 55337 PHONE.- (952) 435-1010
The Northwest Quorter of the Northeost Quorter of Section 16. Township 115, PHONE.' (952) 894-3045 30 30 SHEET NO, /"
VAllEY VIEW ROAD N,T,S. Range 22. Scott County. Minnesota, subject to Scott County Road 16, (Eagle Creek FAX: (952) 894-3049 FAX: (952) 435-1020 0 50' 100' 150' 4 OF
Boulevard) and Scott County Road 83 (Canterbury Road South), both as described CONTACT: GARY WOLLSCHLAGER TYPICAL "B# LOT I . . I 10
in document number 549517. CONTACT: JA Y HILL SCALE IN FEET /"
I
@ 2004 John Oliver & Associates Inc.
. I -'"~" '" --', ,-,,'-- Call 48 Hours before digging
Ii ..-.:-); t~Wf:"i..j--- " "--.--t --, < ,- -", ,"'---------""'"'''' ------,' _. -.__~ GOPHER STATE ONE CALL
I ~~ /J:j1~~~f~1l f\?R () "" ",' -'~ COUNTY ROAD~NO. 16" I (EAGLi""~REik>)80iiLEVARDT --'" !- --" - ---.. - -" ____" ~~~ T~I~ie:re~r~~:~d=i;i=~1~o62 Cl
I J\~' .;t ~ I~ \!, 'l' t 'i \ -L I ---, I!! ~
NW CORNF:R OF n;F:~--_' I \;i" ~ '" -<" __, I, ' , I z !3 ~ !i2,
1/4 OF mE NE 1/4" ""'':' ,-, .1... 0 ~:::E ::r:
SEC. 16, T. 115. R. \ :.: dJ I' 5: ~:::E t Q.
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\ _. ". ..........Nt')
_ -50-- '--- DRAINAGE AND U71U1Y .. -.
f:dfu':Jifv~ ~1. O~S~:S~ IN Gi 0
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II OUTLOT A STk 23+<0,43 >' .. ~ ~ .. ~
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I I I I ~- ~ .:':-__BUIL01NG c en ~ "02
t../ I ~ SETBACK UNc 470.26 I<) ~:6~5 g
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1 / S89"2'24"F: 201,00 N22 26,28 <-~:\ l:s ~ (:j 1 ~ g: ! ~
II - 32,00 32.00 32,00 32.00 37.00 32,00 42,00 'II C) j" ,l.; :s;:
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DEVELOPMENT <;UMMARY ZO G r-OR . TYPICAL "A" LOT
(l.~"~ RAMP U,S, HwY, 169 TOTAL PLATTED AREA: 1,797,148 Sq.Ft. 41_26 Ac, NIN IN MA TlON. Z
<'~ EXISTING RIGHT OF WAY AREA ZONING CLASS: PRO W/C,U.P, 0
~ CIi\ RAMP (l.~"~ I WITHIN PROJECT BOUNDARY: 217, 187 Sq. Ft. 4.99 Ac, ALLOWABLE DENSITY: 5.01-8 UNITS/NET ACRE (R-2 ZONING) · ~~~~JJS 1/2 INCH IRON PIPE MONUMENT !:: ~
(Cq ~ lJ. ~ PROPOSED RIGHT OF WA Y AREA FRONT YARD SETBACK: 35 Ft, '" . 0
I/o OLl REAR YARD SETBA ' ... "
, 16) ~"-li WITHIN PROJECT BOUNDARY: 302.383 Sq. Ft. 6.94 Ac. SIDE YARD SETBACc;.. 10 ~t 'd' 30 F~i 10 III 1ll 0 DENOTES 1/2 INCH IRON PIPE MONUMENT 0 W ..
" OUTLOT A . r,. ,A !fOcent Yard, 32 32 SET AND MARKED BY REGISTRATION NO. <(~ 15
COMMERCIAL AREA (NC ZONING): 302,492 Sq,Ft, 6,94 Ac 25 Ft. (Public R.O, w.) TYPICAL END UNIT <:> <:> TYPICAL MID UNIT 10943, IO l.L.
. Ri9ht of Way Width (Interior) 60 Ft. WITH LOT LINE - - WITH LOT LINE I ::.::
K~& ~~~~~RDgFSU;:TS: I!OlO, Street Width (Interior) 36 Ft. F-F 1,395S0.FT. (UNIT) ECK- 1.395 SO.FT. (UNIT) ORIENTATION OF THIS BEARING SYSTEM IS ~~
CI/<; NET DENSi'r: - j'b~ ~nI.:s,/~c_ (Minor) 32 Ft. F-F 320 SO.FT (DECK) 320 SO.FT. (DECK) BASED ON THE NORTH LINE OF THE NW 1/4 f :::J <n
i!: (Cq <'';-1/0 . - nI S,. c. 2.856 SO.FT. (LOT) 2.176 SO.FT. (LOT) OF THE NE 1/4 OF SEC. 16. T 15. R 22, I
1l I/o, (.o'<'v~ GROSS DENSITY= TOTAL UNITS / TOTAL ACREAGE SCOTT COUNTY. MINNESOTA, TO HAVE AN ()
~ ~ 6) ii'o NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE _ RIGHT OF WAY ENGINEER/SURVEYOR: DEVELOPER: ASSUMED BEARING OF S89029'41"E.
~ ~ _ COMMERCIAL AREA) TYPICAL END UNIT TYPICAL MID UNIT
'" 51 SITE JOHN OLIVER 8< ASSOCIA TES. INC. TOL1.LFSON DEVELOPMENT. INC WITH LOT LINE ECK- VtlTH LOT LINE
5 8 ~3:7!':~~ TRAVELERS TRAIL 17271 KENYON AVENUE, 5urri 103 840 SO.FT. (UNIT) 840 SO.FT. (UNIT)
'" ~ LEGAL DESCRIPTION BURNSVlL1.L. MN 55337 LAKEVlu.E. MN 55044 300 SO.FT (DECK) ~ ~ 300 SQ.FT. (DECK)
Ie PHONE: (952) 894-3045 PHONE: (952) 4J5-1010 1.920 SO.FT. (LOT) 30 1.440 SO.FT. (LOT)
~ S The Northwest Quorter of the Northeast Ouarter of Section 16. Township 115, FAX: (952) 894-3049 FAX: (952) 435-1020 \Il \Il \Il
ITE LOCATION MAP Range 22, Scott County; Minnesota, subject to Scott County Road 16, (Eagle Creek 3 30 SHEET NO. /
VAillY VIEW ROAD N, T,S, Boulevard) and Scott County Road 83 (Canterbury Road South), bath as described CONTACT: JA Y HILI_ CONTACT: GARY WOLLSCHLAGER 0 SP' IC\<>' 150' 3 /
in document number 549517. "I I OF
TYPICAL "B LOT SCALE IN FEET / 1 0
$)
CITY OF SHAKOPEE
Memorandum
CASE NO.: 03-119
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat of Church Addition and Conditional Use Permit
(CUP) to allow Medium Density (R2) residential development
MEETING DATE: March 18, 2004
REVIEW PERIOD: The applicant has granted an open ended extension to review these
applications
SITE INFORMATION
Applicant: Tollefson Development
Location: South of CSAH 16 and east of CSAH 83 (Exhibit A)
Current Zoning: Planned Residential District (PRD) Zone
Adjacent Zoning: North: CSAH 16
South: Property owned by SMSC (Shakopee Mdewakanton Sioux
Community)
East: Property owned by SMSC (Shakopee Mdewakanton Sioux
Community)
West: CSAH 83
Compo Plan: Planned Residential District
MUSA: This site is within the MUSA boundary
DISCUSSION
Tollefson Development has submitted an application for preliminary plat and conditional
use permit approval of Church Addition. The conditional use permit (CUP) request is for
development consistent with the Medium Density Residential (R2) standards in the PRD
zone. The most recently submitted drawing proposes the construction of 166 townhomes,
reserves the northerly portion of the site for commercial development, and provides
approximately 2 acres for park purposes. The applicant has not requested any variances
with the proposed development.
Scott County Highwav Department
The County Highway Department has commented on that the first access point (moving
from west to east) on CSAH 16 is to be a right in/right out only. The second access
would be a full movement intersection with the potential to be signalized at some future
time. The County Highway Department has also commented that the eastern most access
should be designed to mirror that proposed on the north side of CSAH 16. A copy of the
Highway Departments letter has been attached for the Commissions reference.
Shakovee Public Utilities
Shakopee Public Utilities (SPUC) has expressed a desire to locate a well and well house
on the property. One ofSPUC's facilities is proposed for location within the park area
and the other facility on property under the applicant's control. The Park and Recreation
Advisory Board (PRAB) has recommended that the City staff work towards obtaining an
easement from SPUC to allow the use of their property for park purposes.
Minnegasco
Minnegasco has commented that their easement has been incorrectly placed on the plat
drawing. Minnegasco has further requested that the easement recording information be
placed on the plat.
EACandPRAB
The Environmental Advisory Committee and the Park and Recreation Advisory Board
have reviewed this project. Their respective comments and recommendations have been
attached for your reference.
The Building Official has commented that temporary street signs will be required.
Comments received from the Fire Inspector have been attached and included in the list of
recommended conditions of approval.
The applicant has completed a noise study on the subject site. The conclusion ofthe
noise study was that the predicted noise levels are to be below or within 1 dBA ofthe
appropriate standard. Therefore, no significant traffic noise impacts are predicted for the
proposed Church Addition_ The study did, however, assume a6 foot solid visual
screening fence along the western property line.
The Engineering Department has reviewed the applications and provided comment. A
copy of these comments are attached for the Commission's reference. The conditions
have been included in the list of recommended conditions of approval.
Section 11.85 (Conditional Use Permits), Subd. 1 (Criteria for Granting Conditional Use
Permits) states that, "In granting a conditional use permit, the Board of Adjustment and
Appeals shall consider the effect of the proposed use upon the health, safety, and general
welfare ofthe occupants of surrounding lands and the City as a whole." The Board of
Adjustment and Appeals shall not grant a Conditional Use Permit without making certain
findings. The criteria required for the granting of Conditional Use Permits are listed
below.
Criteria #1 The use will not be injurious to the use and enjoyment of other
property in the immediate vicinity for the purposes already permitted,
nor substantially diminish and impair property values within the
immediate vicinity;
Finding #1 The Board has received no evidence that the use would be injurious to the
use and enjoyment of other property in the area nor substantially diminish
and impair property values within the immediate vicinity.
Criteria #2 The establishment of the conditional use permit will not impede the
normal and orderly development and improvement of surrounding
vacant property for uses allowed in the area;
Finding #2 The Board has not received any evidence that the conditional use permit
would impede the nonnal and orderly development and improvement of
surrounding property for uses allowed in the area.
Criteria #3 Adequate utilities, access roads, drainage and other necessary
facilities have been or will be provided;
Finding #3 Adequate utilities, access roads, drainage and other necessary facilities
exist, or are attainable, that would meet the City and County requirements.
Criteria #4 The use is consistent with the purposes of the zone in which the
applicant intends to locate-the proposed use; and
Finding #4 The use is consistent with the purposes of the PRD Zone.
Criteria #5 The use is not in conflict with the Comprehensive Plan.
Finding #5 The use is not in conflict with the proposed comprehensive plan
amendment
STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend to the City Council the
approval ofthe Preliminary Plat and Conditional Use Permit (CUP) allowing Medium
Density (R2) development within the Planned Residential District (PRD) subject to the
following conditions:
1. The following shall be completed prior to review ofthe Final Plat byCity
Council:
A. Street names shall be established with Planning Department approval.
B. the final plat shall be revised to accurately reflect the location of the
Minnegasco easement and include recording information.
C. Twenty feet of drainage and utility easement, centered on all stonn
sewer alignments outside the right-of-way, shall be provided.
D. A total often feet of drainage and utility easement shall be provided
between all proposed building "clusters".
E. A drainage. and utility easement shall be provided to encompass the
proposed storm sewer alignment through Outlot A.
F. A total often feet of drainage and utility easement shall be provided
along the interior of Outlot A.
G. Approval of the plat is contingent upon approved drainage
calculations.
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 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 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.
7. Park dedication requirements shall be met through a
combination of land and cash, as outlined in the March sth
Parks and Recreation Advisory Board staff report.
S. If Shakopee Public Utilities desires a well as shown on the plat,
Shakopee Public Utilities should take ownership of the
submersible well easement area shown on the plat.
9. IfShakopee Public Utilities decides not to locate a well as
shown on the plat, this easement areas should be incorporated
into the park area and the applicant be provided credit for the
additional 0.26 acres.
10. The City should work with Shakopee Public Utilities to obtain
an easement for use of the submersible well site as general park
area, if feasible.
11. The City will waive the standard set forth in the Park
Comprehensive Plan for 300' of public road frontage.
12. The applicant will work with staffto design and construct the
park as part of the construction of the development.
Construction costs shall be credited toward the applicant's cash
. ~,. ._~
contribution requirement. The applicant shall bring back a
park plan for review by the Advisory Board.
13. Sidewalks and trails be constructed as shown on the plat.
14. All park dedication shall be recorded at time of final plat
approval.
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. Temporary street signs shall be installed.
F. Streets less than 32 feet in width per City of Shakopee design
standards shall be posted for no parking on 1 side.
G. Street signage shall be approved by the Fire Inspector.
H. Property address signs shall be posted at driveway and/or access road
entrances. (ie 1542-1665 or 1492 - 1544 even)
1. A six foot solid visual screening fence shall be constructed along the
western property line.
J. Access permits shall be required for each of the proposed accesses
onto CSAH 83 and CSAH 16.
K. A right turn lane shall be required at each access to the County road.
A left turn lane shall be required at the full access on CSAH 16.
L. The right-of-way width and road design for the full access public street
on CSAH 16 should match the planned public street improvements on
the north side of CSAH 16.
M. The developer shall implement Best Management Practices for erosion
control and storm water management during construction.
N. Placement of 6" of topsoil. The soil composition from off site sources
should be similar to the MnDOT topsoil borrow requirements.
O. Install rain sensors for all irrigation systems.
II. Following approval and recording of the final plat, the following
conditions shall apply;
A. Building construction, sewer, water service, fire protection and
access will be reviewed for code compliance at the time of
building permit application(s).
B. The developer and/or Homeowners Associations shall be
responsible for any required or desired noise mitigation measures.
C. The developer and/or Homeowners Association shall be
responsible for the maintenance of aU. areas held in common
ownership.
AL TERNA TIVES
1. Offer a motion to recommend to the City Council the approval ofthe
Preliminary Plat and CUP subject to the conditions as presented by staff.
2. Offer a motion to recommend to the City Council the approval of the
Preliminary Plat and CUP 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 ofthe Preliminary
Plat and CUP.
ACTION REQUESTED
Offer a motion to recommend to the City Council the approval of the Preliminary Plat
and CUP subject to the conditions as presented by staff, and move its adoption.
1f1U tlLnz fZ ~
( ulie Klima
Planner II
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COMMUNlIYPIllD1iSiNCB 1857
Preliminary Plat of Church Addition and s
Conditional Use Permit for R2 in PRD Zone.
. Subject Property
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. -. - I . GOPHER STATE ONE CALL
/IJ il J J- , :~, PARK EASEMENT AREA Twin Cities Area 651-454-0002
J J "~ '- I I /r(FUTURE Y.1::LL SITE) MN. Toll Free 1-800-252-1166
.----/ " J;' - ----------------- ~~----------l..----- ' STREET & PAVEMENT NOTES :z !5.. '"
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1 I J'I i ~ --~T - . ',' - t . .. . . '.. .-.. -, --. _ I I I . ~AR COURSE TO BE PLACED FOLLOI'.lNG ONE FREEZE/lHAW ~ :s ~ t;:; ~
I I CWNTY ROAD~NO. 16 , (EAGLE CRED<rBWLEVARDJ -- i ---.. -..- _. __.. _ ~' SEASON. EXCEPT WHERE NOlEO, R! 08 en 0
} I J J J CREB< BOU'~' (.. i -.. - - '-'. ! . smEET UGHlS TO BE FURNISHE!l '" INSTAW:O BY NORlltERN !i: '" c,; lil en
--- .:" .....ARD COUNTY ROAD 1 .i. ,-....; STAlES PO_, ~ ~;:; 15
________ _ . liJ.." a::::
....,;. j r . . UNDER PA\atENTS COMPACT lHE UPPER THREE FEET OF SUBCRAOE 0:::-
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_ _ _ "'" -.- . ~~.......-----= . '.. ._.,._; L::L --=:, -- -' - AND 9511 STANDARD PROCTOR DENSITY BElOW 'IliE UPPER 'IliREE FEET
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I'.. . . ALL mAFRC AND SlREEl NAME ,.GNING I'.lLL BE DONE BY 'IliE
I 0 I .. CITY SlREEl MAlNlENANCE DEPARTMENT.
I 0 . TOP Of' CURS mYAl10NS ARE FOR SURMOUNTABLE CURB I< GOllER. ~ ~ ~ ~
I :,:., ,:,,;\: .. ,9.:'t ,,, . AOJUST ElEVAl10NS AT CURB RElURNS FOR 'B' TYPE CURB. ~ _.., ~
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I __-.a_________________ . CONmACTOR TO VERIFY'lffE LOCAl1ON Of ALL UNDERGROUND SANITARY SEWERIWATEFlMAIN & STORM SewER NOTES
I " UllUllES PRIOR TO BEGINNING ANY CONS1RIlC110N BY CAWNG " n :I: :I: 1I31- in
I . ' GOPHER STAlE ONE-CALL (1-6'2-454-0002 MEmO AREA . SANITARY SEIISl MAIN UNE PIPE IS P VC SOR . WAlERNAlN E!.EVAl1ON SHAll. BE AOJUS'lEl TO PROVIDE All 18 MINIMUM 0 '" '" () a.. 0
. '-800-2S2-1166 OUT STATE) . 35 FOR Q.Ay SOILS UP TO 20 FOOT DEPTH Of' CLEARANCE TO STORM SEVof:R5, SANITARY SEIISlS AIID SANITARY SERVICES. ~ .., .., .., :c:z I
; I INSTAlLAllON ANO 2S FOOT DEP'lff FOR SANOY AT ALL CROSSINGS. '- co 2
i I . VERIFY HORIZONTAl. LOCA110N AIID mYAllON WHERE A CONNECllON SOILS. ANO SOR 26 OIlER 'IliESE DEP'lffs. ALL . RESlRAlN WAlERMAlN JOINlS BEYOND FTTlINGS AIID HYORAIIT AS REQUIRED 0 ;n cd
.1 I TO EXISl1NG PAI/EMENT. SlRUClURE. PiPE OR O'lliER SOlE FEATURE SERVICE PIPE IS P.V.c. SOR 26 BY Ji.f.lI.C. STAIIDARO SPEC. FOR UNDERGROUNO CONSmUCllDN. - __
IS TO BE MADE. 'IliE CONlRACTOR SHALL IMMEDIAlE!.Y NOTIFY . AlL SANITARY SEWEll CONsm~CllON . WATER SERVlctS TO BE INSTAU.EO IN 'IliE SAME '!RENCH PAREllEL 1'.l1H ~ It)
. I THE ENGINEER OF ANY DISCREPAIIClES OR VARIA110NS FROM ACCORDANCE WI'Ili Ji.f.lI.C. SPEClFlCAW:S 'IliE SAIIITARY SERVICES ON A BENCH A MINIMUM OF IBo ABOVE 'IliE ):):.. ..-
I I 'IliE PLANS. . TOP Of' SAIIITARY SEWER SERVICES. m m c ~ ~ .:
I . REf"ERENCE TO MNDOT SPEClFlCA110NS SHALL MEAN OIVlSIONS a . WATER MAIN IS OUC11LE IRON PIPE. CLASS . STORM SEWER PIPE LENGnlS ON PLANS INCLUDE THE APRON SECl1ON. Z Z \:1 li: li: ~
, AND ru Of' 1HE '988 SPEOFlCAllONS FOR CONSlRUCl1ON AND 52. INSTAU. WITH 7_S FEET OF CO>ER. . liE LAST lIIREE STORM SEWER PIPE JOINTS AT AU. APRONS. .a Q 3: ()
I 'Ili~ 1994 SUPPI.fMENTAL SPEClACAllONS. . WATER MAIN SHAU. BE INSTAlllll 'M'Ili A 12 . sTORM SE_ CASl1NGS IN 'IliE CURB AND G1JllER SHAlL BE STAI<ED FOR !;c f::l ;2 ~ ~ ~ ~
I FOOT HORIZONTAl. OFFSET FROM 'IliE CENTERUNE LOCAllON AT 'IliE CENTER OF CASllNG AT BACI< Of' CURB. 1'.l1H REFERENCE 0 0 0 () 0 l!! li:
I . ALWAYS 1lER1F'Y BENCHMARK ElEVAl1C1NS SETVottN TWO BENCHMARKS. Of' 'IliE ROAO UNLESS SHOWN O'lliERI'.lSE. STAKES ON EACH SlOE OF 'IliE smUClURE AT 'IliE BACI< 01' CURS. 'IliE
I . ALL SANITARY SERVICE PIPE TO BE 4" P V C SOR 26 CONmACTOR 1'.lLl. LOCAlE 1HE MANHOLE OR CATCH SA,.N smUClURE AS 1: t; ,;
. SllE ACCESS IS ONLY OFF ~ . ALL WAlER SERVICE PIPE TO BE I" COPPER' . 'TYPE "\(: NECESSARY FROM 1HESE Rfl'ERENC[ POINTS. PIPE AUGNMENTS ARE STAKED ~- ~
I . TO CENTER 01' CASl1NG AT BAO< Of' CURB - CONlllACTOR WILl. ADJUST THE - 3 a
~ I . TOPOGRAPHIC SURVEY BY JOHN OU\l'm ~ ASSOr.IA'W~ INC . AU.. MECHANICAL JOlNTS SHALL BE REStRAINED NTH MEGALUGS AUCNMENT TO FiT lliE AClUAL STRUCTURES INSTALLED. 4)
~ . LENG'Ili OF PIPE SHOWN ON PLAN FOR H'IORANT LEAOS ARE MEASURED FROM C 2
~ Iii . AU. WAlERMAlN FlTl1NGS INSTAllED I'.l'lli COR-BLUE BOLTS. CENTER Of' WAlERMAlN TO CENlER OF HYDRANT. -a ~SE =
a ~ GRADlNti & EROSION CONTROL NOTES .!!.8 ~~ s: 0
- . INSTAU. EROSION CONlROL ANO lllE!: PROlECl1ON MEASlJRES BEFORE :5 3 - oi Z
13 g BEGINNING SllE GRADING ACllVlllES. SOME EROSION CONmOLS SUCH AS . GRAOE LOTS TO PROVIDE A MINIMUM 1 FOOT DEEP DRAINAGE SWAlE _ - ~ .
< Z BALE CHECKS AIID lEMPORARY SILT PONOS MAY BE INSTAU.EO AS AlONG PROPOSED PROPERTY UNES UNLESS SPECIFlCAlJ.Y SHOWN "g l;"g 15", ~ :i:'
I - GRADING OCCURS IN 1HE SPECIFIC AREA, MAINTAIN EROSION CONmOLS O'lliERWlSE BY DRAINAGE ARROWS. - - '0; ..., 0::
'" 8 'IliROUGHOUT 'IliE GRADING PROCESS AND Ra.ooVE YoIiEN TURF HAS BEEN . UNOER PA'lEMENlS COMPACT THE UPPER 'IliREE FEET Of' SUBGRADE >. E '0 gJ ~ ~
< .-' u ESTABUSHE!l. TO 100ll STANDARD PROCTOR OENSllY AT OP1lIIUM MOISTlJRE CON1ENT := Ii "" ~
~:s ENGINEER /SURVEYOR: . COIl1lACTOR TO ADHERE TO AU. REOU1REI.IENlS Of' 'IliE MiNNESOTA AND 95" STANDARO PROCTOR DENSITY BElOW 'IliE UPPER 'IliREE FEET i 1; 2_
~ Q. POlLUllON CONlROL AGENCY N.P.D.E.S, PERMIT. INCLUDING 'IliE 01' SUBGRAOE. OUlSlOE 01' PA'lEMENT AREAS COMPACT EMBANKMENlS U c"- 0
-' w JOHN OUVE.'R lit: ASSOCIA n::s. INC. REQUIREMENT TO MINIMIZE THE AREA DISTURBED BY GRAOING AT ANY TO 95" STANOARD PROCTOR DENSITY. >. 'O.~ '0 "
:> m 20/ II!:ST 7li'A VE.'LERS TRAIL GIVEN liME ANO TO COMPLElE TURF RESTORAllON 1'.l1HIN 'IliE liME .0 ~.'" " ;0
!,! 0 SUITE: 200 REOUIRED BY 1HE PERMIT AI'1ER COMPLEllON OF GRAOING 01' AN AREA. . lURF RESTORA liON IS SEEDING IN ACCORDAIICE W1'1li MNDOT 3878. SEED IS ~ " f;.~!i! ^' ;i
13'" BURNSVlUE. MN 55337 AU. EXPOSED SOIL AREAS 1'.l'llilN 100 FEET Of' A WATER Of' 1HE STAlE OR MIXTURE 90B AT 50 POUNDS PER ACRE. TYPE 1 MULCH AT 90" COVERAGE ~ ~a.8" 6.~
< 8 PHONE: (952) 894-3045 ~Y1H~;~A~~S~~~~c,t~'Ili:lrDls..sCfs~~ ~~ ~~lER ~N~~~~~J~ u~gu~'~; ~N~~~~~~~~~Ep~D~Tp~ ACRE. _ail::!;; en Q
l:g FAX' (952' 894-3049 SLOPES) 14 DAYS (,0:, TO 3" SLOPES) OR 21 DAYS {f1.ATTER 'IliAN I'.l'lli FlBER BLANKET. (INSTAlL ONLY \\HERE GROUND IS DISlURBED) AlL .
'" "- . / to:' ~ . .., SEEDED AREAS ARE TO REC8VE T>PE I MULCH AND DISC ANCHOR OR FlBER ()
< 0 . BlANKET, ~
If CONTACT: JA Y HILL . ALL CONSlRUCllON ENmANCES SHAlL BE SURFACED 1'.l1H CRUSHEO ROCK . SLOPES AT 3'1 OR SlEEPER AND/OR \\HERE 1Il000A'lEll ON '!HE PLANS -.;:
"" c DEVELOPER' ~g~g~U~~N'"!z~~FR~~~~CE POINT TO SO FEET INTO 'IliE SHAU. BE SEEDED ANO HA'Ii: A WOOD FIBER BLANKET INSTAUED OR MAY 'I
Z . . CONmACTOR SHALL S1llIP. STOCl<PILE ANO RE-SPREAD EXISllNG ON-SllE BE HYDROSEEDED I'.ltH TACKlFER MULCH, CI),
,,-"v' TOPSOIL TO PROVlOE A UNIFORM 'IliICKNESS ON ALL DISTURBED AREAS TO . NORMAl. WATER ELLVAllON IS AN ENGINEERING lERM RElATED TO 1HE \IOUJME1RIC Cb g ,
,_.'-':; :s TOLLEFSON DEVELOPMENT, INC. BE SODOED OR SEEDED, EXCEPT NEW BOULEVARD AREAS BETWEEN 'IliE CAPACITY I OR HYDRAUUC OPERAllON Of' A PONOING AREA. IT DOES NOT IMPLY A ........ l 1.l!
'C u 1727/ KENYON AVENUE SUITE: /03 smEET RIGHT Of' WAY AND PROPOSED BACK OF CURB. STOCKPiLE TYPICAl. SURFACE ElEVAllON 1'.l'llilN 'IliE PONOlNG AREA. OR 1HAT WATER I'.lLL BE ~ 1 .. .. ': II
.:...... Vl . TOPSOIL ADJACENT TO 1HE RIGHT OF WAYS FOR RESPREAOING IN lHE RETAINED IN lHE PONOING AREA ON A NORMA.l.. SASlS. ...... "10)0'" ~ ~
'..,i Gi LAKEVlLLE, MN 55044 BOULEVARDS lIFTER PRiVAlE AND PUBUC Ul1UTY SERVICE UNES ARE . INLET PROlECl1ON IS TO BE USED DURING CONSlRUCllON. SEE DETAIL. () '!l ~ 1 j;
" PHONE: (952) 435-/0/0 INSTAlLED. . LOWEST f'LOOR AOJACENT TO POND OR WElLAND. HIGHER 01' 30 FEET 0 0 Iii ~!':s so
FAX' (952' 435-/020 . EXISnNG GRAIIULAR MATERIALS SHALL BE SEGREGA1!D AND STOCl<PiLEO ABOVE NORMAl. WAlER LEVEL OR '.0 FEET ABOVE HIGH WAlER' LE'IEl.. ... t l ..' 1lI::is
. / FOR REUSE ON-SITE.. v, J ... ' 0
. GRAOES SHOv.N ARE FINISHED GRAOES LOWEST OPENING (DOOR OR "NDOW) 1.0 FEET ABOVE EMERGENCY CI) "-,",,' .:
CONTACT: GARY WOLLSCHLAGER . '. OVERf'LOW ElEVAl10N (E.O.F.) ~ ~ ..
. FlNAl GRADING TOLERANCES ARE :0.2 FEET Of" PLAN GRADES. . GARAGE MINIMUM 1.5 FEET ABOVE TOP OF CURB AT DRIVEWA Y, 'lICC '0 ~;: 3 i
MAXIMUM 10" GRADE. 5"'....': o:~
DEVELOPMENT SUMMARY oal ..~~i ~j.
TOTAL PLATTED AREA: 1,797,/48 Sq.Ft. 4/.26 Ac. I ~"! oon j!'"
EXISTING RIGHT OF WA Y AREA 169 t:::..1 1:'''' e
WITHIN PROJECT BOUNOARY: 2/7, 187 Sq_F'/. 4.99 Ac. l<~\I~ RAMP U.S. HWY. ::;:: tot .!l,,: : III
PROPOSED RIGHT OF WA Y AREA 0 ...::1. ~ 1!
WITHIN PROJECT BOUNOARY: 309,//5 Sq_Ft. 7.10 Ac. ~p.\l~ ~lI:l~' C) Il
OUTLOT A ~~ ' .
COMMERCIAL AREA (NC ZoNING): 302,492 Sq. Ft. 6.94 Ac. ()
OUTLOT B ~
PARK: 89,306 Sq.Ft. .2.05 Ac.
PARK EASEMENT AREA
77 FUTURE II!:LL SITE: 1/,245 Sq. Ft. 0.26 Ac. K4&
=:::r LOT 77, BLOCK 4 I'i 9\>~".
_.... , . FUTURE PUMP HOUSE SITE:: 24,4// Sq.Ft. 0.56 Ac. j!; "0. ol'D <BOu.
NUMBER OF UNITS: 166 Eo. ~. '6) ~~
______ GROSS DENSITY: 4.02 Units/Ac. 0;;;'
NeT DENSITY: 7.47 Units/Ac. ~ ~
I I GROSS DENSITY= TOTAL UNITS / TOTAL ACREAGE ~ ~ SITE z
I NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE - RIGHT or WA Y il ~ Q
I I - COMMERCIAL AREA) ~ B ~
I : AG - AGRICULTURAL ~ Q W
.:( ..
AG - AGRICULlVRAL I SMSC LAND PROPOSED TO BE PLACED INTO TRUST ~At1.EY VIEW ROAO SITE LOCATION MAP ~ ~
I SMSC LAND PROPOSED TO BE PLACED INTO TRUST I LEGEND N.t.S. :r: ~ IL.
I I ()<(
I EXISTING PROPOSED EXISTING I g:; ~
LEGAL DESCRIPnON -'
ZONING INfiORMA nON- ---------- RIGHT-OF-WAY LINE __ :r:
The Northwest Ouorter of the Northeost Quorter of Section 76. Township /15.' . . 'd CATCH BASIN/STORM ~ ()
Ronge 22, Scott County. Minnesoto. subject to Scott County Rood /6. (E091e Creek ZONING CLASS: PRD W/C.UP. PROPERTY LINE SEWER/MANHOLE
~oulevord) ond Scott County Road 83 (Conterbury Road South). both os described ALLOWABLE DENSITY: 5,01-8 UNITS/NET ACRE (R-2 ZONING) . . ... ... ... -'.' -... ...... ..... BUILDiNG SElBACK LINE 4 FLARED END SECTION
m document number 549517. FRONT YARO SETBACK: 35 Ft. CURB LINE W/CABLE-CRETE
REAR YARO SETBACK: 30 Ft.
OPEN SPACE INFORMA TION: SIDE YARO SETBACK: /0 Ft. (Adjoc~nt Yard) . . g;;-----------o;!> ~~~~~El SEY.1::R/ --.-g3B-"---", _ _ _.....;_ - TOPOGRAPHICAL
GROSS AREA: 41.26 ACReS 25 Ft. (Publtc R, O. w.) CONTOUR LINE
ROOUIRED OPEN SPACE (15%): 6.19 ACReS Right of Woy Width (Interior) 60 Ft.... WATER MAIN
PROPOSED OPeN SPACE: 4.74 ACReS Street Width (Interior) 36 Ft. r-F -L-- ,'g.""","",",.,.""".,,~,"/;,,,,',"',', SILT FENCE 0 . 0 SHEET NO. /
(TOWNHOME AREA) Street Width (Minor) 32 Ft. F-F fiRE HYDRANT W/ 0 10.0 2qD 300 2 /
FUTURE OPEN SPACE: 1.74 ACRES AUX. VALVE 1.""'- GROUND/FlNISHED GRADE SPOT ELEV. I I / OF
(COMMERCIAL AREA) H GATE VALVE ,- .~8 w/ DRAINAGE ARROW SCALE IN FEET / 10
GXHIBrr~
CITY OF SHAKO PEE
MEMORANDUM
To: Planning Commission
Michael Leek, Community Development Director
From: Mark J. McQuillan, Natural Resources Director
Subject: Review of Tollefson's Preliminary Plat for the Church Addition-and CUP
for Medium Density Residential Development in the Planned Residential
District Zone.
Date: March 10, 2004
At its March 10, 2004 meeting, the Environmental Advisory Committee recommended
approval for the Tollefson's Preliminary Plat for the Church Addition and CUP for
Medium Density Residential Development in the Planned Residential District Zone with
following conditions:
1. The developer shall implement Best Management Practices for erosion control
and storm water management during construction;
2. Placement of 6" of topsoil. The soil composition from offsite sources should be
similar to the MnDOT topsoil borrow requirements. and
3. Install rain sensors for all irrigation systems.
Mark 1. McQuillan
Natural Resources Director
" GX/llBIf D
-- -
1~~" "" SCOTT COUNTY PUBLIC WORKS DIVISION
Scott HIGHWAY DEPARTMENT .600 COUNTRY TRAIL EAST . JORDAN, MN 55352-
9339
(952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
BRADLEY J. lARSON
COUNTY HIGHWAY ENGINEER
November 18, 2003
Julie Klima
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379
RE: Preliminary Plat, Church Addition
CSAH 83 and CSAH 16
Dear Michael:
, '
We have reviewed the request for a preliminal:y plat and offer the following coniments:
. An access pennit is required for each of the proposed accesses onto CSAH 83 and CSAH 16. Separate
plan sheets should be submitted detailing the accesses and turn lane work required.
. Has the right-of-way width and street design of Dean Lane Trail on the north side of CSAH 16 been
reviewed? Any determination of right-of-way and road design will have an impact on the right-of-way
width and design of Street A in this development. This intersection with CSAH 16 has the potential to
become signalized in the future, but we will not install signalized traffic control unless left turn lanes
have been provided on the sidestreet approaches.
. Noise issues along the County roadways may arise as traffic levels increase in the area. Noise
attenuation is the responsibility ofthe developer and City.
. No landscaping, ponding, berming, orsignageshall be permitted within the County right-of-way. .
. Any change in drainage entering the County right-of-way requires detailed stormwater calculations to be
submitted to the County engineer for review and approval.
. We recommend a street light that illuminates the intersection be installed by the development at each
new intersection with the County roads.
. Any work within the County right-of-way requires a County permit. ...
.. ',/'
Church Addition
Page 2
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me'-
Sincerely,
Craig Jenson
Transportation Planner
Emai1: Brian Sorenson, Transportation Engineer
Bruce Loney, City Public Works Director
..
EXftl8rr e;
CITY OF SHAKOPEE
MEMORANDUM
To: Julie Klima, Project Manager
From: Mark Themig, Facilities and Recreation Director
Date: March 11, 2004
Subject: Preliminary Plat Redesign and Conditional Use Permit Review of
"- Church Addition, Tollefson Development
INTRODUCTION
The Parks and Recreation Advisory Board reviewed the redesigned plQt dated February
27, 2004 for the Church Addition and recommended its approval with conditions.
BACKGROUND
Gary Wollschlager of Tollefson Development has appeared before the Parks and
Recreation Advisory Board to present several versions of the Preliminary Plat and CUP
for Church Addition. Attachment A is the staff report that summarizes the previous
reviews and outlines the applicant's proposal for park area from the February 27,2004
drawing.
DISCUSSION
The Parks and Recreation Advisory Board generally accepted the latest proposal for
public park area. However, due to the value of the land that the applicant is proposing for
credit, they did not feel it was in the best interest of the City to take ownership of the
area shown on the plat as easement area for Shakopee Public Utilities' submersible
well. They did ask that staff work with Public Utilities to see if it was feasible to acquire
an easement for this area that would allow the land to be used for general park use.
The Advisory Board also requested that staff work with the applicant to design and
construct the park as part of the development, which the applicant is agreeable to. In this
scenario, the applicant would be given credit for the value of the improvements being
made.
RECOMMENDATION
The Advisory Board unanimously recommended approval of the February 27, 2004
Preliminary Plat of Church Addition, with the following conditions: '
A. 'That park dedication requirements be met through a combination of land and cash,
, as outlined in the March 8th Parks and Recreation Advisory Board staff report.
Staff Note: The calculations found in the March dh Parks and Recreation Advisory
Board staff report assumed credit for the land dedication at 2.05 acres and a
purchase price of $162,OOO/acre. As provided in the park dedication ordinance, the
exact cash contribution will need to be calculated at time of final plat approval.
B. If Shakopee Public Utilities desires a well as shown on the plat, Shakopee Public
Utilities should take ownership of the submersible well easement area shown on the
plat.
exlf15rre~
C. If Shakopee Public Utilities decides not to locate a well as shown on the plat, this
easement area should be incorporated into the park area and the applicant be
provided credit for the additional 0.26 acres.
D. The City should work with Shakopee Public Utilities to obtain an easement for use of
the submersible well site as general park area, if feasible.
E. The City will waive the standard set forth in the Park Comprehensive Plan for 300' of
public road frontage.
F. The applicant will work with staff to design and construct the park as part of the
construction of the development. Construction costs shall be credited toward the
applicant's cash contribution requirement. The applicant shall bring back a park plan
for review by the Advisory Board.
G. Sidewalks and trails be constructed as shown on the plat.
~ftl15l~ C3 ·
CITY OF SHAKOPEE
MEMORANDUM
To: Parks and Recreation Advisory Board
From: Mark Themig, Facilities and Recreation Director
Meeting Date: March 8, 2004
Subject: Third Redesign of Preliminary Plat Review and Conditional Use
. Permit of Church Addition, Tollefson Development
I INTRODUCTION
I Gary Wollschlager of Tollefson Development is scheduled to appear before the Parks
and Recreation Advisory Board to present another redesign of the Preliminary Plat and
Conditional Use Permit for Church Addition - Tollefson Development.
BACKGROUND
The Church Addition property is a 41.26 acre parcelloeated east of CR83 and south of
Eagle Creek Blvd (CR16). The property owner is Dream Builders and the applicant is
Tollefson Development. The site is guided and zoned Planned Residential District and is
seeking a conditional use permit for medium density residential (R2). The site is
currently all cropland.
November Plan Review
Mr. Wollschlager presented a preliminary plat at the November Advisory Board meeting
(Attachment A). In that plan, the applicant showed a site for a 1.29 acre public park
area to serve the 164 multi-family units. In concept discussion earlier this year, staff
indicated that a public park would be desirable in this development since the site is
isolated by County Roads 83 and 16, and is surrounded to the south and east by
Shakopee Mdewakanton Sioux Community land. The applicant indicated that he would
like credit for the 1.29 acres as permitted in the park dedication ordinance based on the
purchase price of $172,000/acre.
The Advisory Board indicated that 1.29 acres wasn't sufficient size for the number of
units being proposed: They suggested that units 10-16 adjacent to the park also be
incorporated into the park area. They also directed staff to continue discussion with the
applicant over the amount of credit being requested.
December Plan Review
The Applicant presented a revised plan at the December Advisory Board meeting that
increased the park area to 1.92 acres (Attachment B), which the Board generally
agreed to, but asked that staff continue to work with the applicant about the cash
contribution he would make.
February Plan Review
The applicant submitted a revised plat after receiving comments from the Planning
Commission at their January meeting. It contained 170 units, up from the 164 previously
proposed, and decreased the amount of parkland from 1.92 acres to 1.82 acres
~XHI8/f 81f
.... .....- .... .....-. ..............~. ...-
(Attachment C). At the meeting, the applicant distributed a modified plan that reduced
the park area to 1.64 acres due to adjustments in the Public Utilities well site.
The Advisory Board had considerable discussion about the plan that was distributed at
the meeting, and expressed concern about the reduction in the park size and that the
plan was distributed at the meeting. The Advisory Board motioned to approve the plat
with the following conditions:
a. That the park area be a minimum of two acres, and that this size be achieved by
removing units to the east.
b. That the parking area be removed and replaced with a cul-de-sac, and thecul-de-
sac not be counted toward the park size.
c. That the City waive the standard set forth in the Park Comprehensive Plan for 300' of
public road frontage.
d. That the Advisory Board acknowledges that the cash contribution will be less than
what was calculated in the staff report, as the applicant will be requesting that the
credit for the land being donated be based on the fair market value criteria set forth
in the ordinance.
e. That staff work with the applicant to see if the park can be constructed as part of the
construction of the development in the minimum amount of the required cash
contribution. If in agreement, the applicant would bring back a park plan for review by
the Advisory Board.
f. That sidewalks and trails be constructed as shown on the plat.
The Advisory Board failed to pass the motion on a 3-3 vote.
Following the February 23rd Advisory Board meeting, staff met with Mr. Wolschlager.
Mr. Wolschlager questioned whether or not there was a recommendation from the
Advisory Board, so he could continue on to the Planning Commission. He wanted to
move the plat forward with either a recommendation of approval or denial.
In discussion after th~ vote, it was interpreted that the failure to pass the motion
essentially meant a recommendation for denial. Following consultation with the City
Attorney, he has provided the opinion that:
"It would be interpreted as a denial only in a situation where the Park Board is
taking final action on a matter, as opposed to making a recommendation on a
matter. In the latter situation, a 3-3 vote means that the matter moves forward
(presumably to the City Council, or perhaps possibly to the Planning
Commission) with no official recommendation from the Park Board. So, if the
motion was to recommend approval, say, of a plat subject to conditions and
the vote is 3-3, the matter goes to the.City Council withno recommendation
from the Park Board."
Current Plan Review
Mr. Wolschlager has submitted a revised drawing that conforms to the conditions the
Advisory Board proposed at the February 23rd meeting, and has agreed to construct the
park as part of the development with the construction costs applied toward the park
dedication credit. This plat now contains 166 units, down from the 170 previously
proposed, and total p.ark land of 2.05 acres (Attachment D).
0.26 acres of the 2.05 acres being dedicated is shown as an easement area for
Shakopee Public Utilities submersible well. The Public Utilities Commission has
preferred ownership of their well sites in the past; however, they were receptive to an
mlgtf'~5"
easement for their submersible wells in the soccer facility. If they are receptive to an
easement, the easement area could function as park, but only limited development could
occur in the easement area. (As I understand, turf areas and trails would be acceptable.)
In this scenario, Public Utilities would likely pay some dollar amount for the easement to
the City.
Conversely, the Public Utilities Commission could ask for ownership of the 0.26 acres
and provide the City with an easement for use as park area. In this scenario, the Public
Utilities could grant use of the easement area at no charge, with an agreement for
services such as mowing, or at an agreed to dollar amount. Also, in this scenario, the
applicant would not get credit for the 0.26 acres.
The Public Utilities Commission will be considering this item at their March 15th meeting.
I tried to contact Public Utilities staff to discuss prior to preparing this report, but had not
received a return call by the deadline for getting the packets copied and in the mail. I
anticipate that I will have an update at the meeting on Monday. I believe that either
scenario is acceptable to the City, provided an agreement for use of the land for park
purposes is reached.
PARKS, TRAILS, AND OPEN SPACE DISCUSSION FOR REVISED PLAT
Criteria
Park Dedication Criteria for Residential
The City's park dedication requirements set a standard in residential plats of a minimum
of one acre of parkland per 75 people. Thus, one acre of land shall be conveyed to the
City as an outlot warranty for every 75 people the platted land could house. In this case
the development is proposed to be multi-family units, so the ordinance establishes:
3.0 bedrooms per unit* X 166 units /75 = 6.64 acres of park land
*NOTE: In multi-family, the ordinance is based on the number of bedrooms. At the time
of writing the staff report, I was not able to verify the number of bedrooms planned for
the project.
The City's park dedication ordinance also allows the City to accept cash in lieu of land,
or a combination of land and cash. Cash dedication based on the adopted 2004 Fee
Schedule would be:
166 units X $3,012/unit = $499,992
Park Dedication Criteria for Commercial/lndustrial
For commercial or industrial property, the City typically requires a cash contribution. The
cash dedication based on the adopted 2003 Fee Schedule would be:
6.94 acres X $5,344/acre = $37,087
Applicant Proposal.
The Applicant shows a site for 2.05 acre public park area, and is requesting credit for the
land based on the fair market value formula set forth in the City's Park Dedication code.
Considerations
Amount of Parkland
The Advisory Board previously recommended two acres of park land, and the applicant
is proposing 2.05 acres, provided Public Utilities Commission accepts an easement for
the submersible well area.
, ~.....
&XHtSr( &b
Land/Cash Contribution Amount
Current ordinance provides for credit to a developer when a combination of land and
cash is provided (Secti~m 12.34, Sub 1):
K. In lieu of park land donation, the City may require an equivalent cash donation based upon
average undeveloped land value in the City. The cash dedication requirement shall be
established annually by the City Council.
M. The City may elect to receive a combination of cash, land and development land for park use.
The fair market value of land the City wants and the value of the development of land shall be
calculated. That amount shall be subtracted from the cash contribution required by
subsection K above. The remainder shall be the cash contribution requirement.
N. Fair market value shall be determined as of the time of filing the final plat in accordance with
the following order of preference:
1. the price the subject land sold for within the past year;
2. based on the average fair market value of undeveloped City residential property by
zoning classification, served by major City utilities;
3. an appraisal performed for or on behalf of the City within the past year;
4. an appraisal performed for or on behalf of the subdivider within the past year.
The fair market value determination shall exclude any value added to such land within the past
year for improvements serving such land.
Using this formula and the purchase price the applicant indicated at the February
meeting, the cash contribution balance the applicant would be required to pay would be:
166 units X $3,0121unit = $499,992
2.05 acres of park land X $162.000/acre =($332.100)
Balance due to City = $167,892 (residential)
+ $ 37.087 (commercial)
$204,979
If the Advisory Board concurs, the applicant should be asked to design and construct the
park, and the construction costs would be credited toward the cash contribution amount.
RECOMMENDED ACTION
The Advisory Board is asked to review the Preliminary Plat and Conditional Use Permit
and provide a recommendation to the Planning Commission and City Council. Example
recommendations follow:
Approval with Conditions
The Parks and Recreation Advisory Board recommends to the Planning Commission
and City Council approval of the revised Church Addition preliminary plat received '
February 27,2004, with the following conditions:
a. That the applicant meet park dedication requirements by dedicating the 2.05 acres
shown on the plat as park land to the City, including the submersible well easement
area, and the remainder of the park dedication requirements be fulfilled by cash
contribution.
b. In the event that the Public Utilities Commission prefers ownership of the
submersible well easement area, the amount of parkland shall decrease by 0.26
acres and the applicant shall not receive credit for this amount. In this scenario, the
City should negotiate with the Public Utilities Commission for an easement that
would allow use of this property for park purposes, under certain conditions.
8'1#(81(- ~7
c. ' If the City and Public Utilities are unable to come to agreement for use of the
submersible well site for park purposes, the applicant shall be required to remove
units that are adjacent to the park on Street 0 to achieve a minimum amount of 2.0
acres of park land.
d. That the City waive the standard set forth in the Park Comprehensive Plan for 300' of
public road frontage.
e. That the applicant work with staff to design and construct the park as part of the
construction of the development. Construction costs shall be credited toward the
applicant's cash contribution requirement. The applicant shall bring back a park plan
for review by the Advisory Board.
f. That sidewalks and trails be constructed as shown on the plat.
And any other conditions the Advisory Board deems appropriate.
Denial
The Parks and Recreation Advisory Board recommends to the Planning Commission
and City Council denial of the revised Church Addition preliminary plat received
February 27, 2004.
If recommending for denial, the Advisory Board may wish to add comments.
Pc;'.'. ..
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CC 2004 John Oliver I< Associate. Inc. I
I BP, - BUSINESS PARK GENERAL SITE WORK NOTES Call 48 Hours before digging
81 - HIGHWAY BUSINESS . CON'IRAClllR TO VERIFY THE LOCAllON OF All. UNDERGROUND GOPHER STATE ONE' CALL
Ul1U1lES PRIOR 10 IlEGlNN1NG ANY CONS1RllClION BY CAWNG
)~ I I II l GOPHER STAlE 0Nt-eAU. (1-61%-4~lm MEmO AREA, . . _
I. " . ' , H'Oo-:mz-IIS6 OUT STAlE) TWin CIties Area 651-454-0002
/ I J J \.1.. . VERIFY HORlZONTAl.l.OCAlION AND EllVAlION IlIlERE A CONNEC1ION MN. Toll Free 1-800-252-1166
. , 10 ElCIS11NG PA~T. SlRUC1URE. PIPE OR OlHER srn: FEA'IIIRE
- - --/ J I J' '. '- - -, - -, - - - - - - - - - - - - - 7. - - - IS 10 BE IIACE. THE CONmACTOR SHAll.IMl.IEDIATELY NOTIFY STRe:T & PAV!;MENT NOTES :z: 5
" J :~~ . - -'-.. . - . - . 1 - -rNCR1H"iiNl7iF riiENw- - - - - - - - - - - - THE ENGINEER OF ANY DISCREPANCIES OR YARlAlIONS FROI.l . ~AR CClURSE 10 BE PLACED FOl.I.O\IING ClNE FREEZE/1HAW 0 ~
{EJl OF H NW ( . ,- ,. .", "-. , . 1/4 OF H HE 1/4 OF 'lHE PLAN$. SEASON EXCEPT \fII1ERE HOlED Ii: :s
IIIE: HE: I ~ l ~ J ! 0 EVARD .... ,. , - -L "_. \ SE:e '6. To "6. R. 22 . RUEllENa: TO MNOOT SPEClflCAllONS SHAll. MEAN OlWSlDNS " . .
T.IIS.'{::U~ : J I I : EAGLE fREEKjB UL ~ 1 C"O{JNiTY ROAD 1" ANO~IOFTHEI9BBSPEC1flCAlIONSFORCONSmucnONAND . S1REETLlGHlS 10 BE FURNISIiED "INSTAUED BYNDRTHERN ~ liltS
f' . ~._. .I i, 6, 'lHE 1994 SUPPI.aIENTAl. SPECIfICAll0Ns' STAlES POIlEl. l!I ~;:)
. - - - - - - - -' . BENCHMARI< LDCAlIONS mmm . UNDER PA'lEMENlS CCMPACT 1l-lE UPPER 'tHREE fEET OF SUBGRADE II! 0;
/ -J ! , ------------------ 10'_ STANDARO PROCTOR DENSITY AT OPllMUM MOlS1URE CONIENT CIl
. ., "-' . . Al.WAYS WllIFY BENCHMARK EllVAlIONS BElIlEEN TWO BENCHlIARK$. AND 951lO STANDARD PROCTOR DENSITY sa.ow 'lHE UPPER THREE fEET
- - - ~ - .- .. 1-""-- . srn: ACCESS IS ONLY OFF mmu. ~ ~~A%~~~C~n= AREAS COMPACT a.mANKMENlS
'I >-- . J ' . lOPOCRAPHIC SUR~ BY JOHN "II\/nO "A""""'A"'" INe . All. CORNER RAOlJ 10 BE B-818 CONCRElE CURB . l:U1'ltR
' . J' r-" . .... - _'n .. --- -------.. . .... . . v.1TH 10' 1RAN9llON 10 IlCUHTASl.E CUllS " l:UTlER FROM
J. , EAQl END OF THE RAllIVS.
~ : . AU. TllAFFlC AND SlIlEET NAME SIGNING WlU. BE DONE BY THE
: . ~ ~M=~C; =~sJwOUNTABlE CURB" MTEll. ~
I J J : ADJUST El!:YAllONS AT CURB RE1URNS FDR 'S' T'tPE CURB. ~ _ ell
: OU1tOTA SANITARY SEWERIWATERMAIN &. STORM SEWER NOTES i!!i ......
~ J :.. 4-:=.",,- ENGINEER /SURVEYOR: . SANITARY SEWER MAIN UNE PIPE IS P.Y.c. SllR . WA'lERIIAlN EllVAlIDN SHAU. BE AD.IUSIED TO PROWlE AN 1/1" MINIMUM -
IV) . 'f .)..'; I I JOHN OUVER It ASSOCIA ~ INe. 35 FOR Q.Ay SOlIS UP 10 20 FOOT DEPTH OF cu:ARAHa: 10 STORM SEl\fllS, SANITARY SE'6ERS AHO SANITIoRY SERVICES, ". .
' 'I , . INSTAU.AllON AND 2S FOOT DEP1H FQR SANDY AT All. CROSSINGS. ",0
lX::l J '..' J I ... 201 Ile'ST TRAVELERS TRAIL SOIlS. ANO $OR %5 O'IER 'lHESE DEPTHS. ALl. . RESTRAIN WA'lERIIAIN oIOINlS BEYOND FITTINGS AND H'l1lRANT AS REOUIRED o::Z _...
~ I' SUITE: 200 SER'IICE PIPE IS P.Y.c. SllR 26. BY ~ STANDARD SPEC. FOR UllDERGROIlNO COOS1RUClION.
~ . I ! , .' " . . BURNS~LLE. MN 55337 . All. SANITARY SEVER CONSlRUClION IS IN . WAtER SERVICES TO BE INSTAUED IN THE SAME lIlENCH PAREUEI. \liTH a:J: CD c:: :< :3
~ J J I, ~----~_. . ":.: PHONE; (952) 894-3045 ACCOROANCE WI1H s.e.u.c. SPEClflCAllONS. THE SANITARY SERVICES ON A BENCH A MINIMUM OF IS" ABO~ THE ~!!j ~ ~I ~, I
\!; I '-' J I .K."," -C'.- ,.. .,' ...... :.~.i.'. FAX: (952) 894-3049 . WATER MAIN IS OUC11l.E IRON PIPE, Q.ASS TOP OF SANITARY SEWER SER>1CE$. 01 ilS 0
~ .. ill ~ J . I ~ INSTAll. WI1H 7.5 FEET Of' COVER. . STORM SElIG PIPE LENG'lHS llN PLANS INCl.UllE '!HE APRON SE:Cl1ON. C) ;;;:6
)1 ~o: >- J ,I CONTACT: JA Y HIlJ. . WATER MAIN SHAU. BE INSTAUED Yll'lH A 12 . llE LAST 'tHREE STORM SEWER PIPE .ID1NlS AT AU. N'ROIls. -.._
~~ '- i I DEVELOPER: ~~O::~1"iliPs'ffJO:O~~~-. STORM SElIG CAS11NGS IN THE CURB AND GUTTER SHAll. BE STAI<ED FOR .. .. ~ .. .. ~
~l!I"" ...,. J . I . AI.I. SANITARY SER\1CE PIPE 10 BE ... P vc. SDR 25 Loc.<llON AT'lHE CENTER OF CAStING AT BAC!( OF c:uRIl. l\1TH REFERENCE lii lii ~ ~ ~ .:
.. ..... J J . " STAKES ON EACH SlDE OF 1l-lE S1RUC1URE AT THE BACK OF CURB. 'lHE . 0
~ \!i::::> I I ~ON OF:VEl.OPMENT. INC. . AI.I. WATER SER'IICE PIPE 10 BE ,. COPPER TYPE "I<~. CONmACTOR \WJ, LOCAlE 'lHE IIANHOLE OR CATCH BASIN S1RIIC1URE AS . t5 i u G: G: z
Yo J I. I '271 KENYON A VENUE. SUITE: 103 AU. MECHANICAL JOINTS SHAll. BE RESm.a- \lIlll MEGALUtlS NECESSA. RY FROM THESE REFERENCE POlNlS. PIPE AUGNMENtS ARE STAKED I!I in ... LiJ ~ S w
..U '-.) I LAKEVlLLE, loiN 55044' ~,,~ 10 CENTER OF CAS11NG AT IlACI< OF CUllS- CONtRACTOR \WJ, ADJUST THE i!!i ... II: ;E: ~ ;:J
~tii I PHONE: (952) 4<35-1010 . All. WATERMAlN FlT1INGS INSTALl.fD 'IlI'lH COII-Bl.UE BOLlS. AlJDNMENT TO m THE AC1UAl. STRUC1URES INSTAIUD. Q Q U Q Ii:
J I FAX: (952) 435-1020 . LENIl1Il OF PIPE SHD'Ml ON PLAN fOIl H'l1lRANT LEADS ARE MEASURED FIlOI.I iWe .
i I CENTER OF WATERIIAIN 10 CENTER OF H'/llIIANT. 'g ~
j J CONTACT: GARY WOLLSCHLAGER GRADING & EROSION CONTROL NOTES - " II
:;i ..... Ice
'" j . Iii . INSTAll. EROSION CONmOl. AND mEE PR=clN MEASURES BEFORE . GRADE I.OlS 10 PRO'lll)E A MINIMUM 1 FOOT OEEP DRAINAGE SWALE -[ "A~ _ ~
i2 ~ . . BEG1IINING S1lE GRADING ACl1\o111ES. SOME EROSION CONmOLS SUCH AS ALONG PROPOSED PROPERTY UNES UNlESS SPEClFICAI.I. Y SHO\lN .. ~ 1:
'" - ;:) BALE CHECKS AND lENPORARY SILT PONDS MAY BE INSTAUED AS DTHER\\ISE: BY DRAINAGE ARROws. .!! ~ ::c
i3 OC) - I!' GRAIlING OCCURS IN THE SPECIFIC N1.EA. IIA1NTAIN EROSION CONtROLS . UNDER PA:,g,IENTS COMPACT THE UPPER 1HREE FEET OF SUBGRAOE :Ii c ~- 0:: ~
Ii! I <<l 0 'lHROUGHOUT 'lHE GRADING PROCESS AND Ral0~ \\liEN TURF HAS BEEN TO lcellO STANDARD PROCTOR DENSITY AT OPTlMIAI MOISlURE CONIENT .... " .;;; ~~ .
6 :q t:: ESTAllUSHED. AND 951lO STANDARD PROCTOR DENSITY BEl.DW 1l-lE UPPER 1HRfE FEET 2 Is,g e ~ .,.
< - or; OF SUBGRAIlE. OUTSIDE OF PA"9IENT AREAS COMPACT ENSAllI<WENTS *' ... .e .. ~
I l" '..... ... -4: '. " . CONtRACTOR TO AIllIERE 10 All. REOUIRENEHlS OF THE MINNESOTA 10 ~1lO STANDARD PROCTOR DENSITY. <:0 ..... :I " :....-:
" . PowmON CONmOl. AGENCY N.P.DLS. PERNlT. INCWOING 'lHE S c:!.:;
~ ~ :;i ~ REQ\.!REMENT 10 MINIMIZE THE AREA DlSlURBED BY GRAIlING AT ANY . TURF RESTORAllON IS SEEDING IN ACCORDANCE WllH IINDOT 387&. SEED 19 :e '" .. e
... '" '" GMN 1IME AND TO COMPlETE 1URF RESTORAllON "'lHIN THE liNE MIXlURE goS AT so POUNOS PER ACRE. T'lPE t Muu:H AT;ollO CO~AClE 8'" co. 'li
~ F Co REOlJIREI) BY 1llE PERMIT AFTER COIIPl.El1ON Of' GRADING OF AN AREA. WITH DISC ANCHOR. \\1mAND SEEDING IS MNOOT MI)(1\IRE 2SIl AT 2S 0
'" '" .... AU. ExPOSED SOIL AREAS ll11HIN '00 fEET OF A WATER OF tHE STAlE, OR POUNDS PER ACRE, UPLAND BUfFER IS I/NOOT !5Il AT 30 POUNDS PER ACRE, 1;'! 'iiV-.;
o i3 ell ANY Sl'OIlMWAlER CON~YANCE SYSlEII \fII1ICH IS COIINEClED TO A WATER WllH FIBER BLANKEt (INSTAll. DIlLY 'M\ERE GROUND IS D1S'l\JRBED) AU. II 8.~ Cll.,2
<: i!' 0 OF" 1l-lE STA1i: \l\JST BE STAI!1UZED "'tHIN 7 DAYS (SlEEPER THAN 3:1 SEEDED AREAS ARE 10 REce~ Tll'E I Wt.CH _ DISC ANCHOR OR FleER ~ x.~' en!
~ ~ SlOPES). 14 DAYS (10:1 10 3:1 Sl.OPES). OR 21 DAYS (IUTlER THAN IlLANKET, :: l.il::J~ .it-cs
ljl 10:1). . SlOPES AT 3:1 OR SlEEPER. AND/aillltiERE INOICAlED ON THE PLANS .
I 0 . All. CONS'IRUC'tlON ENmANCES SHAll. BE SURFACEO \\IlH CRUSHED ROCK SHAll. BE SEEDED AND HA~ A WOOD FIBER IlLANKET INSTAUED OR MAY (j
~ & ~~~ ~'1,1:tFR~ ~~Cf; POINT 10 ~O fEET INTO 1IiE BE H'l1lRosaIlED VllTH TACI<IFER MULCH. t:
'" . NORMAl. WATER EllVAllON IS AN ENGINEERING tERM RELATED 10 THE VOWME1RIC 00;;;:: i I
Co . CONTRACTOR SHAU. SlRIP. STOCI<PILE ANO RE-SPREAD ElCIS1lNG ON-SITE CAPACITY OR H'l1lRAUUC OPERAlION OF A PONOIIlG AREA. IT DOES NOT fMPl.Y A .. '
o lOPSOll. 10 PRO\'IDE A UNIFORM THICKNESS ON AU. DlSlURBED AREAS 10 TlPlCAL JRFACE EllVAnON WlTHlH THE PONOING AREA. OR THAT WATER YllLl. BE (I,j.. I
:0; BE sooom OR SEEDED. EXCEPT NEW BOULEVARD AREAS BE'l\IEEN THE RETAINED IN THE PONOlNG AREA ON A NORMAl. BASIS. '" .. l II
;) smEET RIGHT OF WAY AND PROPOSSl BACK OF CURB. STOCI<PiLE oi:: .. 'i ~
o ~.J8~ WRlWre"'2l1J ~~ 'ttl8\!.li€GWcaOlJ'.?d.N .Jl!E . INI.ET PROtEClION IS 10 SE USED DURING CONS1RUClION. SEE DETAIl.. .~ 1 ~ ~ I 2
~ INSTAUED. . LOWEST fUlOR AO./ACENT 10 POND OR Yo1!TLAND. HIGHER OF 3.0 fEET Co); !
\1\ . ExI!111NG GRANULAR MAtERIALS SHAll. BE SE:llREGAlED AND STOCKPIlED ABO~ NORMAl. WAlER lE'IEI.. OR 1.0 FEET ABD~ HIGH WATER I.E'IEl.. Q . .;.! e
FOR REUSE: ON-SITE. 0) f l .., II:!..
GRAIlES SHO\\toI .- -'ISHED llR DES, . I.OWEST OPENING (DOOR OR WINDOW) 1.0 fEET ABO~ EMERGENCY ... ..~~. .
. ~~ n. A O'IERF1.DW E!.EYAlION (E.D.F.) .1 ~. Ii
. F"iNAl. GRADING TOlEIlANCES AIlE ..0.2 FEET OF Pl.AN GRADES. . GARAGE IIlNIMUM I.~ fEET ABO~ TOP OF CURB AT ORl~WAY. ~ 10 ~ 1 :i! i
MAlWoIUfoIIO'; GRACE. J!"''''i ....
oa] .!i~~;;:!l
DEVELOPMENT SUMMARY """ I~~! ':"~
7VTAL PLATTED AReA: 1.797,148 Sq.F'I. 41.26 Ac. ~~ ~f I.J';'l $ 8
eXIS71NG RIGHT OF WA Y AReA ,,~"'? RAMP U.S. HWY. 159 ;;;; lit ~i =: di
WITHIN PROJeCT BOUNDARY: 217,187 Sq. Ft. 4.99 Ac. l'..",_ 0 ..~; f:1!
PRDPOSE:D RIGHT OF WA Y AREA ~ ~ RAMP Po",? :l ",(.. II
WITHIN PROJECT BOUNDARY: 302.383 Sq.Ft. 6.94 Ac. (Cq <If Ii ,S' ....,,~..w... ..' .w.....
OUTLOT A ~ I{lopi:e~ _ i!l I
COMMERCIAL AREA (NC ZONING): 302.492 Sq.Ft. 6.94 Ac. ~ ~o ~
OUTLOT B
I PARK: 79,283 Sq.Ft. 1.82 Ac.
I " LOT 77, BLOC/< 3. K~Sl'
I ....- FUTURE PUMP HOUSE SITE:: 19./27 Sq. Ft. 0.44 Ac. C'",~
I -- NUM8eR OF UNITS: 170 ca. j!;. (Cq ~
I .. .-. ..-... GROSS DENSITY: 4./2 Units/Ac. ~ "4 I{I ~
NIT DENSITY: 7.59 Units/Ac. _ ~ :t9o
~:il
GROSS DENSITY'" TOTAL UNITS / TOTAL ACReAGe i d
I r....-- ~~ U;;~ ~ ~ ':: NET DENSITY- TOTAL UNITS / (TOTAL ACREAGE - RIGHT OF" WA r .. '" SITE z .
SEC'. 16. r. 1/$. II. 22 _ COMMERCIAL AReA) ~ g Q I
~~ ~z
I ~ is:!:
lAG - AGRICUL lVRAL U a u.i ..
<C w a::
AG - AGRICULlURAL SMSC LAND PROPOSED TO 8E PLACED INTO TRUST YAULY WEw ROAD SITE LOCATION MAP !S 0
I SMSC LAND PROPOSED TO BE PLACED INTO TRUST LEGEND N.T.S. 5~ ....
I PROPOSED EXISTING PROPOSED EXISTING "gs ~
LEGAL DESCRIPTION _ _ ___ _ ___ _ _ _ _ RIGHT-OF-WAY UNE _ .r:r;
The Northw.st Ouorter o( the Northeast Ouorter o( Section 16. Township 115. ZONING /NFORMA TlON. e--.-"___ ,,'" CATCH BASIN/STORM U
Ron9' 22. Scott County. Minnesota. subje.t to S.ott County Road 16. (E091. Creek ZONING CLASS: PRO W/C.U.P. - - - - - - - - PROPERTY UNE SEWER/MANHOLE:
~oul'YQrd) and Scott County Road 83 (Canterbury Road South). both os described AlJ.OWA8LE DENSITY: 5.01-8 UNITS/NET ACRe (R-2 ZONINC) ..--.---.-..-- . ." -- --- - -.- .... BUILDING SETBACK UNE -.-----4 .' < FLARED END SECTION
dl document number 549517. FRONT YARD S€T8ACK: 35 F't. CURB UNE W/CABLE-CRE1E
~AR~~~~~ ~F't.
OPEN SPACE /NFORMA TlON: SIDE YARe SETBACK: 10 F't. (Adjo.ent Yard) e-.-.-... t;-.-----'b ~~J~ SEWER/ --...g~ _ "._ ,', ,'.. '_'. TOPOGRAPHICAL
CROSS AREA: 4/.26 ACR€S 25 Ft. (Public R.O.W.) . . . '. CONTOUR UNE:
R€OIJIREO OPEN SPACE (/5::): 6.'9 ACR€S Right o( Way Width (Interior) 60 Ft. ---1--' ..' '-'.:--"-'- WATER MAIN
PROPOsro OPeN SPACe: 4.90 ACReS Street, Width (In!erior) 36 Ft. F"-F . !Z.=,,~"".,"''''''''''''''' SILT FENCE . , ,SHEEr NO. . ./
(TOWNHO/./e AReA) Street Width (/./dlor) 32 Ft. F"-F - - - - -'- ARE HlORANT W/ 0 10;02qO 300 2 ~ .
roTURe OPEN SPACE: 1.29 ACRES AUX. .VALVE .,......-- GROUNO/FlNISHED GRADE: SPOT ELE:Y. I 1./ OF 10
(COMMERCIAL ARfA) H .", GATE VALVE ...- 1~.{t W/ DRAINAGE ARROW SCALE IN FEET../
@ 2004 John Oliver It Associates Inc. I 'III
I 81 - HIGHWAY 8USINESS~'1>'~.i""i!I~ 'M "i!i'~~"~ ~'"""';"l" '~ ~. ')"fll,BP BUSIN~~~~~...._. .., '. :~ Call 48 Hours before digging
S)!i)~~-'"~g ~'!fd43' ,\rkf!~ t 'l1lf:.!tl4f" =..,""""""'~""" GOPHER STATE ONE CALL
, ....1 i J -j l - -. . -~ '-. t' ,. ",- Cu.~ .~ E.-.... .,-r- Twin Cities Area 651-454-0002
/ ~ I J ,~"' I ",,-.-.-.-..-. ---..."--.~-..._.. 'I f!"\ '-=- V-, /,-r~R-i0:l~J.N~I1~~EA MN. Toll Free 1-800-252-1166
.----/ 1 I '------------------ ~~ ---- - ~ .'-O~ A'"- I STREET & PAVEMENT NOTES z ~~ '"
I ~ ; - --- I --- - --- OO:::E
i' ~ - -. - T " " - - ._.. I, . ....... COURSE TO SE PLACED FOU,O"'NG ONE FREEZE/lHAW ~ S::E l;j a.
f ,.~.- -.-- __. ,..._...... _'.. "_ SEASON. EXCEPT WHERE Nom), !b II>
J I I . COUNTY ROAO-NO. 16 ' (tAGI.E CRro<\BOVlEVAllll} -or ---- -_.. -. . ==--J' I -- ...-......-- '" 0 8 fil
: 1 1 J I -, -. - - .' . STREET UGHT> TO SE FURNISHED" INSTAlLED SY NORTHERN ~ .... <.i !illl>
} -.. , CREEK BOU~ARD (COUNTY ROAD ,I ,i STA1ES POv.ER. .... ~::i
- - - - - - - - - 'r' T .... oj, r' ..... . UNDER PA'vtt.tENTS COMPACT THE -UPPER lHREE FEET OF" SUBGRAOE 0 ~ a.; 0:
" ;, TO 100" ST"'OARO PROCTOR DENSITY AT OPl1MUM MOIS1\JRE CONlENT II>
-.-; .='8>i:~ 1ii!r'~'!,;;;;;"", ":.:... ""= "'On" ....."E!i:ffi[~*".mm~milji:*g,'ffijjF!glf~,. ~,... AND 95% STANDARD PROCTOR DENSITY BELOW niE UPPER 1liREE FEET
- - - "" -., '~.~~.~ ~-p:.. wI - .~, r!~ _,_ ~,.. , rn; .. OF' SUBGRAOE. OUlSlDE OF PAVEMENT AREAS COMPACT EMBANKMENTS
. , _/ . .." J - - -, - ,. J.. T. -- -::- -_ -=- ...:. - .:.:::.:. - ::'" -":~ I .. TO 95~ STANDARD PROCTOO DENSITY.
. "---6 GAS UNo = :::'..~. I' I -------::- ~ '-,-- _. . ALL CORNER RADII TO SE 11-616 CONCRElE CURS" GUm:R
f-"l=-:tF~~;:.~:2:..~~~~1~ -.----.-------......-.- --- r~-..zJ--' w_ -. -. -- _'___'_' ___ ~.-,-=r--==--"":::::-_ ~A~l~DlR~~~~~U~OUNTASLECURB&GUT1ERFROM
: - . . - - . - . ALL mAFFIc AND smEET NAME SIGNING "'LL BE CONE SY THE
1P 1 1P . - CITY SmEET MAINTENANCE OEPARl\lENT.
., ., . TOP OF ClJRB ELEVAnONS ARE FOR SURMOUNTABlE CURS" GUlTER. C5 C5 C5 C5
:....,. C.Ci ,- ~.:oe _'" ADJUST ELEVAl10NS AT CURB RETURNS FOR 'B' TYPE CURS, ~ _ CO '" T
.~,,",.~.;-l-!:,. "" ;:':'J"'" 1 <0 NN"lN
. . r.. -"" p.' .....-... DU7Z.0T A
__NN
. . . . ..- - .-' J----.- .---------------.------------------ GENERAL SITE WORK NOTES ~g - '" T
I I .'
-.,-,.- -- ----------------- . CONlRACTOR TO VERIFY THE LOCAl1ON OF ALL UNDERGROUND SANITARY SEWERIWATERMAIN & STORM SEWER NOTES
Ul1UnES PRIOR TO SEOlNNING ANY CONSmUCl1ON BY CALUNG " '" :r :r m _ < '"
GOPHER STATE ONE-CALL (1-612-454-0002 MEmO AREA. . SANITARY SEVtf:R MAIN UNE PIPE IS P.V.C. SOR . WATERMAlN ELEVAllON SHAU. BE AD.JJS1ED TO PROVIDE AN 18 MINIMUM ~ '" 0:: oj e: 1 0
1-800-252-1166 OUT STATE) ~5J~~J ~~r2~pr:r'~EP~~~EP~~ ~'f~NgO~N~M SEllERS. SANITARY SEv.ERS AND SANITARY SERVICES, ~.,.,., ~ % ~
I .~t,;;S~~~Z~~J.~~~UC~~E.~n~=ES"n:~~~~ ~~c~P~~r.v.~~~~DEPlliS. ALL . ~~~~~~0~'k~~~~0~r:g3N~NgJ:~~~~0~~REOUIRED ~ .. ~ :2
I IS TO SE MADE. THE CONTRACTOR SHALL IMMEDIA1a.Y NOTlFY . ALL SANITARY lR 11 I . WATER SERVICES TO BE INSTAI.l.EO IN THE SAME lRENCH PARELLa \liTH ~ It')
. THE ENOlNEER OF ANY DISCREPANCIES OR VARIAl10NS FROM ACCORDANCE w\'~ ~ J'iCl:CAi':s THE SANITARY SERVICES ON A SENCH A MINIMUM OF lB" ABOVE THE ;.:;.:.. ..-
I THE PLANS. . TOP OF SANITARY SEWER SERVICES. m QI fil ~ ~ .:
. REFERENCE TO MNDOT Sf'ECIFlCA110NS SHALL MEAN DIVISIONS U . WATER MAIN IS DUCTILE IRON PIPE. CLASS . STORM SEVSl PIPE LENGTHS ON PLANS INa.UDE THE APRON SECl1ON, Z Z '" i<: ii: ~
AND III OF THE 198B Sl'EOFlCA110NS FOR CONSmUC110N ...D 52- INSTALL WITH 7.5 FEET OF COVER. . nE LAST THREE STORM SE\It:R PIPE JOINTS AT ALL APRONS. Ii! 52 3: 0 ...
THE 1994 SUPPlEMENTA" Sl'ECIFlCA110NS. . WATER MAIN SHALL BE INSTAI.l.EO Mlli A 12 . STORM SEWER CAS1lNGS IN THE CURS AND GUlTER SHALL SE STAKED FOR !;( ffl ~ !l! ~ i:l ~
FOOT HORI2ONTAL OFl'SET FROM THE CENlElUNE LOCAl1ON AT THE CENTER OF' CASl1NG AT SAC!< OF CURS. "'TH REFERENCE 0 coo C ... i:i:
. ALWAYS VERIFY BENCHMARK ELEVAl10NS S~ TWO SENCHMARKS, OF THE ROAD UNlESS SHO"" OlliER"'SE. STAKES ON EACH SIDE OF THE SlRUCTURE AT THE SACK OF CURS. THE
. ALL S...,TARY SERVICE PIPE TO BE 4" P.V.C. SOR 26. CONTRACTOR ",u, LOCATE THE M...HOLE OR CATCH SASlN STRUCTURE AS 'll ~ .;
. SITE ACCESS IS ON"Y OFF ~ . ALL WAlEl SERVICE PIPE TO BE I" COPPER TYPE "1(". ~cr~~ :O,;',.~~ A~~J:'~ ~~;:s.- Plc"O".~~=~u:'~~Jt~"f~E ~ ~ ~
-' . TOPOGRAPHIC SURVEY SY JOHN 011""" "ASSOCIAl1'S INC . Au' MECHANICAL JOINTS SHALL BE RESmAlNED MTH MEGALUGS AUGHMENT TO f1T THE. AC1\JAL STRUCl\JRES INSTAu.ED. .,
< . LENGTH OF PIPE SHOWN ON PLAN FOR HYDRANT lEADS ARE ME.SUREO FROM c a
0:: Iii . ALL WATERMAlN fiTTINGS INSTAllED \liTH COR-SUJt SOLTS. CENTER OF WATERMAIN TO CENTER OF H'lORANT_ -[ ~ =
~ i GRADING & EROSION CONTROL NOTES .!!~ ~ s: 0
Q . INSTALL EROSION CONlROL AND TREE PR01ECl1ON MEASURES BEFORE :5 g - Ii Z
~ 12 SEOlNNING STE GRADING ACl1V1T1ES. SOME EROSION CONTROLS SUCH AS . GRACE LOT> TO PROVIDE A MINIMUM 1 FOOT DEEP DRAINAGE SWAlE _ _ - ~ .... .
< Z BALE CHECKS AND lEMPORARY SILT PONDS MAY BE INSTAll.EO AS ALONG PROPOSED PROPERTY UNES UNLESS SPECIFICALLY SHOVIN ~ ~2: Sf/) 0 g'
- GRADING OCCURS IN THE SPECIFIC AREA. MAINTAIN EROSION CONTROLS OTHER"'SE BY ORAlNAGE ARROWS, - - 'iji ., '"
I 8 THROUGHOUT THE GRACING PROCESS AND REMOVE WHEN 1\JRF HAS SEEN . UNDER PA'lEMENTS COMPACT THE UPPER THREE FEET OF SUSGRADE .;:. ~ '0 :l! ~ ~
C> ..J 0 ESTASUSHED. TO l00ll: STANDARD PROCTOR DENSITY AT OPl1MUM MOIS1\JRE CONTENT a"'-
< ~:s ENGINEER/SURVEYOR: . CONTRACTOR TO ADHERE TO ALL REOUIREMENT> or THE MINNESOTA "'0 95l1: STANDARD PROCTOR DENSITY BELOW THE UPPER THREE FEET i k ~"o
~ ~ JOHN OUVER k ASSOCIA TES. INe. :~.:.~~ON,.g'~~NI~~~t~J~Is'if.~io 1~~~:N1r~T ANY ~ ~~~,ffc,A:1,5~'lir~ ~~~T AREAS COMPACT EMSANKMENTS ~ "O.~ "0 ..
:> CD 201 Ilf'ST TRA VELERS TRAIL GI~ lIME "'0 TO COMPLElE 1\JRF RESTORAl1ON v.llHIN 1HE liME .c !.<: ., 30
Sol 0 SUITE 200 REOUIRED SY THE PERIoIIT AFTER COMPLETION OF GRADING OF AN AREA. . TURF RESlllRAl10N IS SfEOING IN ACCORDANCE "'TH MNDOT 3676. SEED IS f 0 -i;ll ~ . ^ iIi.
~ ... ALL EXPOSED SOIL AREAS "'THIN 100 FEET OF A WATER OF THE STATE OR MIXTURE 90B AT 50 POUNDS PEl< ACRE. TYPE I MULCH AT 90" COVERAGE !ll'o.ll., 6."""",,
< BURNSVlLLE, MN 55337 ANY STORMWAlER CON'-EYANCE SYSTEM MilCH IS CONNECTED TO A WATER \liTH DISC "'CHOR. WETLAND SfEOING IS MNOOT MIXTURE 251l AT 25 li "::l:5 in c .
fil PHONE:: (952) 894-3045 OF' THE STATE MUST BE STABIUZED "'THIN 7 DAYS (SlEEPER TH... 3:1 POUNDS PER ACRE. UPLAND BUFFER IS MNOOT SB AT 30 POUNDS PER ACRE. -..
I VlO F'AX' (952' 894 3049 SLOPES) 14 DAYS (ID'1 TO 3'1 SLOPES) OR ZI DAYS (FLAm:R THAN "'lH FIBER BLANKET. (INSTALL ONLY WHERE GROUND IS DIS1\JRBED) ALL .
C> a. . I - 10:1~ . .. . SEEDED AREAS ARE TO RECEIVE TYPE I MULCH ANO DISC ANCHOR OR FISER 0
< 0 SLANKET. I:
lE CONTACT: JA Y HILL . ALL CONSmUC110N ENTRANCES SHAU, SE SURFACED MTH CRUSHED ROCK . SLOPES AT 3: 1 OR STEEPER. AND/OR WHERE INClCATED ON THE PLANS _ .
" ACROSS FULL "'OlH FROM ENlRANCE POINT TO 50 FEET INTO THE SHALL SE SEEDED "'0 HAVE A WOOD FlBER SLANKET INSTAUED OR MAY f ~
- ". c DEVELOPER: CONS'lRUCl1ON ZONE. SEE DETAIL BE HYOROSEEllED "'TH TAC!<lfER MULCH. vi'
/" / :i. ~~~tC~8"P~~~\lESf'lfNIF~O';Ki:\~~SR&<~sfu~r~G~~~I1i . NORMAL WATER ELEVA110N IS AN ENGINEERING TERM RELATED TO THE VOLUMETRIC Q) :i: ~
. _.~ - -' TOLLEF'SON DEvaOPMENT, INC, BE SODDED OR SEEllED, EXCEPT NEW BOULEVARD AREAS SETWEEN THE CAPACITY I OR H'lORAUUC OPERAl1ON or A I'ONDlNG AREA. IT DOES NOT IMPLY A.... .. ~ i Jl
~ . ,;:..: 0 17271 KENYON A VENUE. SUITE 103 SlREET RIGHT OF WAY AND PROPOSED SACK OF' ClJRS. STOCKPIlE TYPICAL SURFACE ELEVAnON "'lHIN THE PONDlNG AREA. OR THAT WATER "'LL BE QJ 1 ~ .. ; l:
'.' Vl 'TOPSOIL ADJACENT TO THE RIGHT OF WAYS FOR RESPREADlNG IN THE RETAINED IN THE PONDlNG AREA ON A NORMAL SASlS. ......". . j
,:j".. ~ LAKEVlLLE, MN 55044 SOULEvARDS AFTER PRIVATE AND PuSUC Ul1UTY SERVICE UNES ARE . INlET PROTEC110N IS TO SE USED DURING CONSlRUCnON. SEE DETAIL 0 ; ~
". PHONE: (952) 435-1010 INSTAllED. . LOWEST fLOOR ADJACENT TO POND OR WETLAND. HIGHER OF' 3.0 FEET ()" ri.l -1-1:1
~ F'AX' (952' 435-1020 . EXISllNG GRANULAR MATERIALS SHALL BE SEGREGATED ANO STOO<PlLED ABOVE NORMAL WATER lE'-EL OR 1.0 FEET ABO'-E HIGH WATER lEVEl.. ..., .. ..; lll:li
. I FOR REUSE ON-SITE. ." 0 FEET .. "''''" "
. GRACES SHO"" ARE FlNISHED GRACES LOIltST OPENING ,DOOR R "HDOW) 1.0 ABOVE EMERGENCY (I) II'" ~, s.; Il
CONTACT: GARY WOLLSCHLAGER . ' OVERFLOW ELEVAl10N (E.O.F.) _ ~ :llot, ....
. FINAL GRACING TOLERANCES ARE "'0.2 FEET OF PLAN GRADES. . GARAGE MINIMUM I,S FEET ABOVE TOP OF CURB AT DRIVEWAY. ....... ~;, .a Ii
MAlOMUM lOll: GRADE. ~ "''''f O:c"
DEVELOPMENT SUMMARY ~l ..~~! ~s.
TOTAL PLAT1ED AREA: 1,797,148 Sq.F't. 41.26 Ac. f ~:P l"l ~ j!:i.i
EXISnNG RIGHT OF' WA Y AREA HWY 169 :=-. 'Ii .. .' ... e '
WITHIN PROJECT BOUNDARY: 217,187 Sq.F't. 4.99 Ac, "'~"'~ RAMP U.S.. ~ 1.;::1 "'l~! 1111I I'
PROPOSED RIGHT OF' WA Y AREA 0 ...:l; ~ l
WITHIN PROJECT BOUNDARY: J09.115 Sq.Ft. 7.10 Ac. ",;;.\I~ ~ ~~ Cl d .
OUTl.OT A c:: i ..,...,"<
COMMERCIAL AREA (NC ZONING): 302.492 Sq.F't. 6.94 Ac. ~ ~ (
OUTl.OT B "") }
PARK: 89.306 Sq.F't. 2.05 Ac.
PARK EASEMENT AREA
'11 FUTURE WELL SITE: 11.245 Sq.Ft. 0.26 Ac. K€'4&
=: LOT 77, BLOCK 4 "-I'll
. .... FUTURE PUMP HOUSE SITE: 24,411 Sq.F't. 0.56 Ac. ;; (,,0. -1':'< eau. i
NUM8ER OF' UNITS: 166 to. ~. 16) ~~-I'a
-------- --____ GROSS DENSITY: 4.02 Units/Ac. c"
NET DENSITY: 7.47 Units/Ac. C! ~
I I GROSS DENSlTY- TOTAL UNITS / TOTAL ACREAGE ~ ~ SITE z
I NET DENSITY= TOTAL UNITS / (TOTAL ACREAGE - RIGHT OF' WAY ill 8 0
I I-COMMERCIAL AREA) jj1 ~ E ~
~ 0
I : AG - AGRICULTURAL "0 w ..
AG - AGRICULTURAL ........ I SMSC LAND PROPOSED TO BE PLACED INTO TRUST VAW:Y VIEW ROAD SITE LOCATION MAP <(~ ~
I I SMSC LAND PROPOSED TO BE PLACED INTO TRUST .... .... ' ................ I l.EGEND N.T.S. ;r:;~ L&..
I I ...................................... I "-"<
I ....-;-.... '.... PROPOSED I EXISTING PROPOSED EXISTING I ~i7i
LEGAL DESCRIPTION . ___.__,__ RIGHT-Of-WAY LINE :c
The North est Ouorter of the Northeast Ouarter of Section 16 Township 115 ZONING INFORMA TlON. . . 'u' ._., CATCH BASIN/STORM ~ U
w _. . . _ PROPERTY LINE SEWER/MANHOLE
Range 22. Scott County. Mmnesota. slJbjOct to Scott COlJnty Rood 16. (Eagle Creek ZONING CLASS: PRD WIC.U.P.
BOlJlevard) and Scott COlJnty Road 8J (Canterbury Rood SOlJth). both as described ALLOWABLE DtNSITY: 5.01-8 UNITS/NET ACRE (R-2 ZONING) -.- ..- .. .............-.. BUILDING SETBACK LINE .. FLARED END SECTION
in document nlJmber 549517. FRONT YARD StTBACK: 35 F't. m CURB LINE W/CABLE-CRETE
RtAR YARD SF:T8ACK: 30 F't.
OPEN SPACE INFORMATION: SIDE YARD SETBACK: 10 F't. (Adjacent Yard) . . i;,-----.~ ~~~~~::l SEWER/ ~3&--- '___""..!'- _. TOPOGRAPHICAL
GROSS AREA: 41.26 ACRES 25 F't. (Public R.O.W.) .._ ___. ....._ CONTOUR LINE
REOUlREO OPEN SPACE (15:;): 6.19 ACRES Ri9ht of Way Width (Interior) 60 F't.... WATER MAIN .----v.._,_-_,.._.......___
PROPOSED OPEN SPACE: 474 ACRES Street Width (Interior) 36 Ft. F'-F' ----'--, ~.<C","""..w..,..",...~~."'" SILT FENCE , , . SHEET NO. ./
(TOWNHOMt ARtA) . . Street Width (Minor) 32 Ft, F'-F' FIRE H'lORANT W/ . 0 10,0 2qO 300 2 ./
FUTURE OPEN SPACE: 1.74 ACRES AUX. VALVE .,,""'" GROUND/FINISHED GRADE SPOT ELEV. I I ../ OF 10
(COMMERCIAL AREA) ... GATE VALVE .,,- .~.., W/ DRAINAGE ARROW SCALE IN FEET./
~- - .__.
emI8/! r:
City of Shakopee
Memorandum
TO: Julie Klima, Planner n ~
FROM: Joe Swentek, Project Engineer ~ '-'.~
SUBJECT: Preliminary Plat - Church Addition;
Conditional Use Permit - Medium Density Residential (R2) in Planned
Residential District
PID NO.: 27-916002-0
CASE NO.: 03119
DATE: March 11, 2004
The application indicates a request for a Preliminary Plat and a Conditional Use Permit
for a medium density residential development in a Planned Residential District for
Church Addition.
After reviewing the above referenced application, we have the following comments for
the applicant and the planning department:
General Comments
1. A wetland delineation report, along with a wetland certificate of exemption or no
loss and/or a wetland mitigation plan shall be submitted and approved by City
staff.
2. The applicant shall obtain all necessary County approvals and/or permits.
3. The applicant shall obtain a NPDES permit prior to any land disturbing activity
commencmg.
4. The applicant shall submit an existing conditions drawing as per requirements set
forth by the City Code.
5. The applicant shall work with City staff to provide a future sanitary sewer trunk
extension to the South.
6. The applicant shall address all comments received during the March 1, 2004
meeting with City engineering staff.
G: 'EMPLOYE E FOLDERS\JS\\'entekIDevelopmenl, Review,IPlal, Revie\\'\Chlll'ch.Addilion\Pl'elim, Pial, Review#:!. Chlll'ch,Addilion,doc
Page I of:!
bXHiBrr r'Z-
Preliminary Plat
1. Twenty (20) feet of drainage and utility easement, centered on all storm sewer
alignments outside the right-of-way, shall be provided.
2. A total often (10) feet of drainage and utility easement shall be provided between
all proposed building "clusters",
3. A drainage and utility easement shall be provided to encompass the proposed
storm sewer alignment through Outlot A.
4. A total of ten (10) feet of drainage and utility easement shall be provided along
the interior of Outlot A.
5. Easements must be shown on the Final Plat as approved by the City Engineer.
Storm Water Mana2"ement Plan Review
The applicant shall address all storm water comments from WSB & Associates, Inc.
Please see the attached memo from Todd Hubmer ofWSB & Associates, Inc. dated
Febmary 24, 2004.
Recommendation
Engineering staff recommends approval subject to the conditions listed above being
addressed by the applicant prior to Final Plat approval.
G:\EMPLOYEE FOLDERS\JSwemek\Deyelopmenl, Reyiews\Plat, Review'-Church,Addilion\Prelim, PIal, Rel'icw#2, Church, Addition, doc
Page 20f2
"A" bXHIB/J F3
WSB
1
& Associates, Inc.
February 24, 2004
Mr. Joe Swentek
City of Shakopee
129 Holmes Street South
Shakopee,~ 55379-1328
Re: Chw'ch Addition Plan Review
City of Shakopee, MN
WSB Project No. 1281-65
Dear Mr. Swentek:
We have completed our review ofthe Church Addition development plan located south
east of the CR 83 and CR 16 intersection. The documents provided by John Oliver &
Associates included the following:
1. Church Addition Drainage Calculations-dated 1/22/04
2. Church Addition Construction Plans-dated 10/09/03 - Revised 1/28/04
These documents have been reviewed based on the Comprehensive Storm Water
Management Plan (CSMP) policies arid the CR 83/16 storm sewer design.
We offer the following comments for your consideration.
Storm Water Calculations
I. The allowable I DO-year critical event peak discharge rate from this parcel is 1/10
cfs per acre or 3.7 cfs. The storm water modeling results for the proposed discharge
rate fromthe site appear to meet the rate control requirements for the site.
2. The time of concentration calculations appear to be excessive for subcatchment "B-
B" and "C-C" and should be revaluated. The time of concentration input of
Bermuda grass with an "n" value of 0.41 and flow lengths of over 150 feet prior to
shallow concentrated flow have produced values of over 40 minutes. The reduction
of the time of concentration is not anticipated to significantly effect the high water
4150 Olson elevations for the proposed pond. The maximum sheet flow lengths in the time of
Memorial Highway concentration calculation should be 150 feet prior to transition to sheet flow.
Suite 300 The drainage area mapping appear accurate based on the proposed grading plan for
"l
,).
Minneapolis the site. The storm water runoff tributary to the site from the south should be
Minnesota considered in the design of the storm sewer, pond design, and overland flow routes.
55422
763.541.4800
763.541.1700 FAX Minneapolis. St. Cloud. Equal Opportunity Employer"',' WI'Whl' 77,H,o:!UO~:I.\'-clllIrd""ldllitlll-cl",
Mr. Joe Swentek [JW 18/1 F1
February 24, 2004
Page 2
4. The 100-year, 24 hour high water elevation of 802.21 appears to be above the low
floor elevations for Lots 25, 26, and 27, Block 1. The low floor elevations of
approximately 800.8 and 801.5 do not appear to provide the 1 foot of freeboard to
the pond surface water as indicated in the CSMP. The low floor elevation should be
revised to meet the City policy.
5. The pond outlet design appears to provide skimming as required in the CSMP.
Storm Water Quality
1. The storm water quality volume provided by the grading plan appears to meet the
CSMP requirements. The lining of the proposed treatment cells should be
considered in the fmal design to maintain open water in the system. The
conveyance of storm water from the treatment cells to the infiltration cell should be
introduced at a location which includes erosion control to the bottom of the
Infiltration cell. The narrative included with the calculations stated that a
skimmer/pipe would be used to discharge storm water to the Infiltration cell. The
proposed skimmer/pipe was not identified on the documents provided. The
proposed device should be included in'the final design of the treatment system.
Storm Sewer Design '
1. The storm sewer design calculations appear to provide the 10- Y ear event capacity
for the site.
2. The storm water runoff from the south tributary to the rear yard structures is not
included in the storm sewer system design. The capacity of the storm sewer system
should be increased to perpetuate drainage through the parcel from the areas to the
south.
3. The time of concentration calculations for the storm sewer system design does not
include travel time in the pipes or cumulative time of concentration which result in
conservative pipe sizes and capacity.
4. The stOlID sewer system design calculations do not appear match crowns or at least
80% of the pipe size difference at structures with a pipe size increase. The storm
sewer system design should be modified to incorporate this design standard.
5. It is recommended that an additional storm sewer stub be provided for CBMH 135
to Outlot A to provide flexibility in the site grading/design.
6. To maintain drainage for the 308 acre tributary to CSAH 16 the plan should
incorporate a culvert crossing under the CSAH 16 access point to drain the CSAH
16 ditch into the existing apron located in the vicinity of FES 101, or provide a
storm sewer inlet and apron to CSAH 16 Structure No. 5083A located just east of
the proposed CSAH 16 access point.
F:'JY1'Il'I,\' 1'EH',Ol2~fl4:#.cllI"cI. ",ltliliw..tln"
" EXfHBIT fi
Mr. Joe Swentek
February 24, 2004
Page 3
Construction Plan
1. The proposed street connections from the site to CR 83 and CR 16 should be
reviewed and approved by Scott County.
2. The proposed storm sewer system location across Outlot A will require a future
drainage and utility easement. The emergency overflow route and elevation across
Outlot A should be defined to determine if the low building openings for the site
meet the City requirements.
3. The Pond outlet control structure should be added to the storm sewer plan view and
the outlet detail should be included in the plans.
4. The driveway slopes should be added to the grading plan for review. It appears that
several locations on the plan exceed the 10% maximum identified in the grading
notes.
5. The emergency overflow elevations (816.0) for Lot 34, Block 3 in the rear yard
area (CBMH 158) do not appear to provide 1 foot of freeboard to Lots 7~12, Block
3 (816.9).lt appears that the low floor elevation should be increased to meet the.!
, foot freeboard criteria.
This completes our review comments for the Church Addition storm water management
calculations and preliminary construction plans. If you have any questions or comments do
not hesitate to contact me.
Sincerely,
WSB & Associates, Inc.
Todd Hubmer, P.E.
Project Manager
js
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