HomeMy WebLinkAbout5.A.5. Final Plat of Ridge View Farms-Res. No. 6398
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CITY OF SHAKOPEE
Memorandum
CASELOG NO.: 06-039 CONSENT
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner I
SUBJECT: Final Plat of Ridge View Farms
MEETING DATE: Apri118, 2006
REVIEW PERIOD: March 10,2006 - July 7,2006
DISCUSSION
Tollefson Development, Inc. has submitted an application for final plat approval of Ridge View
Farms, proposed for property north of Eagle Creek Blvd. and generally west of Pike Lake Road.
The plat, as currently proposed, contemplates the construction of 54 single family homes on 45.27
acres. The preliminary plat was approved on September 6, 2005. As part ofthe preliminary plat,
the applicant received approval of an overIength cul-de-sac.
Engineering staff submitted a memorandum in which they recommend approval of the Final Plat,
subject to approval of the storm water management plan/calculations and subject to the conditions
noted in the memorandum being addressed by the applicant prior to recording of the Final Plat.
Staffhas recently received comments from Scott County Public Works. Staff has incorporated those
conditions into the draft resolution.
The City Fire Inspector and Building Official commented that if approved, temporary street signs shall
be installed prior to issuance of building permits.
The Natural Resource Specialist provided a memorandum that listed conditions of approval of plat.
Those conditions have been incorporated into the draft plat resolution.
The City Clerk commented that she recommends approval, provided the [mal plat is consistent with the
approved preliminary plat.
Staffhas also received a memorandum from SPUC that addresses their policies for servicing
developments. Specifically, it notes that for any property to receive municipal water service, there
must be two independent connections to the existing water main distribution system in order to have a
reliable "looped" system. The developer is proposing to accomplish the required looping via a number
of options; one of which is in the developer's control, while the others rely on adjacent properties being
developed concurrently.
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ALTERNATIVES
1. Approve Resolution No. 6398, a resolution approving the Final Plat for Ridge View Farms.
2. Approve Resolution No. 6398, a resolution approving the Final Plat for Ridge View Farms, with
reVISIOns.
3. Direct staff to prepare a resolution of denial of the Final Plat for Ridge View Farms for action at
the Council's next meeting.
4. Table a decision and request additional information from. staff and/or the applicant.
ACTION REQUESTED
Offer a motion to approve Resolution No. 6398, a resolution approving the Final Plat for Ridge
View Farms, and move its adoption.
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Mark Noble, lanneI I .. .
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RESOLUTION NO. 6398
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE FINAL
PLAT OF RIDGE VIEW FARMS
WHEREAS, Tollefson Development, Inc., applicant and property owner, have made
application for final plat approval of Ridge View Farms; and
WHEREAS, the subject properties are legally described as:
See attached legal, Attachment #1
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat on June 23,2005, July 21,2005 and August 18,2005; and
WHEREAS, all required public notices regarding the public hearing were posted and sent; and
WHEREAS, the Shakopee Planning Commission has recommended approval of the requested
preliminary plat; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting of
September 6, 2005.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF SHAKOPEE, MINNESOTA, THAT THE FINAL PLAT FOR RIDGE VIEW FARMS IS
APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:
I. The following procedural actions must be completed prior to the recording of the
Final Plat:
A. Approval of title by the City Attorney.
B. Execution of a Developers Agreement, which shall include provisions for
security for public improvements within the Final Plat, 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.
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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 Shako pee.
5. The developer shall be responsible for payment of Trunk Storm Water
Charges, Trunk Storm Water Storage and Treatment Charges, and Trunk
Sanitary Sewer Charges, as required by the most current City of
Shakopee Fee Schedule.
6. No public improvements shall be constructed until the City Engineer and
the Shakopee Public Utility Commission approve the Final Construction
Plans and Specifications.
7. The applicant shall obtain an NPDES permit prior to any land disturbing
activity. A copy of this permit shall be forwarded to the City. The
developer shall adhere to all MPCA NPDES requirements and submit a
storm water pollution prevention plan to the City prior to commencing
land disturbing activities.
8. The applicant shall obtain all necessary right-of-way and/or easements to
perform work offsite.
9. The applicant shall obtain the necessary Scott County permits/approvals
(access, right-of-way, drainage, etc.). Any work within the County right-
of-way shall require a permit.
C. Street names and addresses shall be provided to the Shakopee Fire Inspector for
review and approval.
D. In the event that a septic and/or a well is encountered on the site, the applicant
shall contact the Scott County Environmental Health Department for their
requirements concerning the removal and/or capping ofthe septic system and/or
well.
E. Temporary street signs shall be installed prior to issuance of building permits, until
such time that permanent street signs are installed.
F. The developer shall provide connecting watermains consistent with SPUC's
requirements.
G. An 18-inch trunk watermain is planned from Eagle Creek Blvd (CR 16) and a
12-inch trunkwatermain is planned along Pike Lake Road, with SPUC paying
for the oversizing per their standard policy.
H. Provide electronic (Auto CAD) files of the Final Plat and all record drawings to
the engineering department.
1. The developer shall submit a completed Minnesota Local/State/FederaI
Application Form for Water/Wetland Projects permit application for Local
Government Approval (LGU). This application shall include a replacement plan
for the management, maintenance, monitoring, and performance standards for the
wetland mitigation site(s).
J. The applicant/developer shall obtain the appropriate Wetland Conservation Act
(WCA) permits and approvals for all proposed wetland impacts. No grading
permit shall be issued that could impact an existing wetland until a mitigation
plan for this plat/development has been approved by the City.
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K. The approval ofthe proposed impact to the existing wetland is contingent upon
receiving a permit from the U.S. Army Corps of Engineers and an approved
wetland mitigation plan.
L. The applicant shall obtain the necessary Minnesota Department of Natural
Resources (MnDNR) permits/approvals for all work associated with the Prior
Lake Outlet Channel.
M. The applicant shall obtain the necessary Metropolitan Council Environmental
Services (MCES) permits/approval for all work in their easements and all
connections to their trunk sanitary sewer.
N. The applicant shall provide a defined outlet system from the proposed storm
water basin to the Prior Lake Outlet Channel.
O. A storm water basin, if required, providing pretreatment and rate control of storm
water from Pike Lake Road and the proposed fire station site shall be provided at
a location designated by the City of Shakopee.
P. A stormwater infiltration system, if required, providing pretreatment of storm
water runoff prior to infiltration shall be submitted to the City for review and
approval.
Q. The applicant shall construct Pike Lake Road, along with the associated
bituminous trail and sidewalk, from County Road 16 (Eagle Creek Boulevard) to
the Southbridge Parkway terminus.
R. The applicant shall work with the City of Shakopee to provide an acceptable
design of a maintenance trail/access to the Prior Lake Outlet Channel and the
proposed storm water basins.
S. As per the draft revised joint powers agreement with the Prior Lake - Spring
Lake Watershed District, the City of Shakopee pays for its share of
improvements to the Prior Lake Outlet Channel based on contributing storm
water flows. Since the City permitted the allowable discharge rate for the site to
increase, thus increasing the flow, the applicant shall reimburse the City the
additional amount incurred ($10,567.62). This amount is in addition to the Trunk
Storm Water Charges. Otherwise, the applicant shall make all revisions
necessary to comply with the original allowable discharge rate.
T. The applicant shall work with City staff to provide an acceptable design to
preventerosionlscouring ofthe drainage way in the rear of Lots 7-14 of Block 2.
U. The appIicant.shall construct the portion of Crossings Boulevard, along with the
associated bituminous trail and sidewalk, from Pike Lake Road to the East
property line.
V. Easements shall be shown on the Final Plat as approved by the City Engineer.
They shall include, but not be limited to, the following:
1. Minimum drainage and utility easements for sanitary sewer and storm sewer
in non-paved areas shall be provided at a one to one ratio, depth versus width,
plus four (4) feet. The easements shall be centered along the utility
alignment.
2. For the proposed storm sewer in the rear of Lots 19-28 of Block 2, provide a
minimum ofthirty (30) feet of drainage and utility easement, centered on the
utility alignment.
3. For the proposed storm sewer between Lots 32 & 33 of Block 2, provide a
minimum of forty (40) feet of drainage and utility easement, centered on the
utility alignment.
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4. For the proposed sanitary sewer within Lot 34 of Block 2, provide a
minimum of seventy-two (72) feet of drainage and utility easement, centered
on the utility alignment.
5. For the proposed storm sewer between Lots34 & 35 of Block 2, provide a
minimum of thirty (30) feet of drainage and utility easement, centered on the
utility alignment.
6. For the proposed storm sewer between Lots 6 & 7 of Block 4, provide a
minimum ofthirty-four (34) Jeet of drainage and utility easement, centered
on the utility alignment.
7. For the proposed storm sewer between Lots 8 & 9 ofBIock4, provide a
minimum of thirty-two (32) feet of drainage and utility easement, centered on
the utility alignment.
8. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls.
W. Simultaneous to the recording of the Final Plat, a deed restriction shall be
recorded on all property liens as designated by the City of Shakopee.
X. Conservation easements shall be provided as required by the City Engineer and
the Parks, Recreation and Facilities Director.
Y. The construction of Pike Lake Road shall require left turn lanes and right turn
lanes to be constructed on CSAH 16.
Z. A portion of Street A right-of-way is directly adjacent to the CSAH 16 right-of-
way. Scott County recommends that landscaping is installed between Street A
and the CSAH 16 right-of-way to break up vehicle headlights.
AA. The minimum right-of-way dedication for CSAH 16 shall be 75 feet from
centerline. Scott County recommends right-of-way sight triangles be dedicated
at the intersection of Pike Lake Road and CSAH 16, and CSAH 16 and future
CSAH 21.
BB. The proposed trail in the CSAH16 right-of-way shall require a permit.
CC. A streetlight that illuminates the intersection of CSAH 16 and Pike Lake Road
shall be required.
DD. The applicant shall meet park dedication requirements by providing cash in lieu
of land dedication.
EE. Park dedication fees in the amount required by the City Code and adopted City
fee schedule shall be paid prior to the recording of the final plat. If any portion
ofthe property is being platted as outIots to accommodate a phased development,
the park dedication fees for each future phase shall be based on the fees in effect
at the time of final plat approval for those outlotsandshall be paid before the
final plat for those outIots is recorded.
FF. The applicant shall be given credit toward their park dedication requirement for
the costs associated with installing the section of the greenway corridor trail
included in this development.
GG. Final trail alignment for the greenway corridor trail shall be dete~ined as part of
the final plat process, and coordinated with Scott County and developments to
the east.
HH. The suitability of a trail. along County Road 16 shall be determined as part of the
final plat process.
II. Sidewalks shall be provided on one side of all streets, as proposed on the plat.
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JJ. As you are aware this plat is located next to the future CSAH 21 corridor. The
County has submitted a slope easement document to the developer for inclusion
on the plat. The slope easement matches the preliminary grading limits. The
slope easement is to be recorded by the County before the plat. The developer
will show the slope easement by document number on the plat at recording.
KK. The proposed Pike Lake Road connection to Southbridge Parkway shall require a
County permit. Before a permit can be issued, the geometries of this proposed
crossing needs to be revised to include a concept design of how the intersection
wiI1look with future CSAH 21.
LL. The Storm Water Management Plan Review shall be completed, consistent with
the conditions address in the memo from Todd Hubmer and Ted Witkowski of
WSB & Associates, Inc. dated April 11, 2006.
II. Following approval and recording of the final plat, the following conditions shall
apply:
A. A variance to allow an overIength cul-de-sac, as shown on the preliminary plat, is
approved subject to the following findings:
1.A. The property in question cannot be put to a reasonable use if used
under conditions allowed by the official controls;
Finding J.A. The property can not be put to a reasonable use under the
official controls, in that the property is unable to connect to proposed County
Road 21 in order to alleviate the overlength cul-de-sac.
l.B. The plight of the landowner is due to circumstances unique to the
property;
Finding J.B. The plight of the landowner is due to circumstances unique to
the property. The property . abuts a proposed County Road which restricts
access and the property is encumbered by topographical elements, which would
create a hardship for the placement of residential lots and roadways.
l.C. The circumstances were not created by the landowner;
Finding J.e. The circumstances were not created by the landowner but rather
exist due to outside influences and topographical features.
l.D. The variance, if granted, will not alter the essential character of the
locality; and
Finding J.D. The variance would not alter the essential character of the
locality.
l.E. The problems extend beyond economic considerations. Economic
considerations do not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance.
Finding J.E. The considerations are not economic for this request.
Criterion 2 It has been demonstrated that a variance as requested will be in
keeping with the spirit and intent of this Chapter.
Finding 2 The proposed variance would be in keeping with the spirit and
intent of Chapter 11 (Zoning).
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Criterion 3 The request is not for a use variance.
Finding 3 The request is not a use variance.
B. The overIength cul-de-sac shall be posted for parking on one side of the street
only, as required by the Fire Inspector.
C. Building construction, sewer, water service, fire protection and access will be
reviewed for code compliance at the time of building permit appIication(s).
D. Noise issues along the County roadways may arise as traffic levels increase in the
area. The developer and/or their assigns shall be responsible for any required or
desired noise mitigation measures.
E. The developer should implement the use of Best Management Practices for
erosion control and stormwater management during construction.
F. The applicant must meet the City's Woodland Management Ordinance
requirements.
G. The developer shall 'utilize the MPCA Protecting Water Quality in Urban Areas
as a technical reference for erosion control.
H. The developer shall replace removed trees with species consistent with the
existing woodland.
1. The applicant is required to post signage marking the Conservation Easement
boundary as directed by the Natural Resource Specialist and City Engineer. The
posts are to be provided and installed by the applicant. The City will install the
slgnage
J. Any proposed storm pond( s) shall be seeded with a native wetland seed mixture
and erosion control blanket be placed four feet either side ofthe normal water
level and around outlets to prevent erosion and sediment deposits downstream
surface waters.
K. The silt fence installed as tree protection fence be orange in color and placed
outside the tree drip line. Trees with silt fence placed within the drop line will be
considered removed and require replacement according to the Woodland and
Tree Management ordinance.
L. The applicant is required to prepare and process the necessary Conservation
Easement documents and provide the City with a copy.
M. The applicant is required to notify in writing the individuals interesting in
purchasing lots adjacent to the conservation easement ofthe conservation
easement.
N. The Conservation Easement boundary should be identified on the final plat as
directed by the Natural Resource Specialist and Engineering.
O. The applicant shall work with the City to address erosion control issues in the
Conservation Easement.
P. The applicant is required to remove the tree protection fence/siIt fence as directed
by the Natural Resource Specialist or City Engineer.
Q. The applicant shall provide the City with a Woodland Management Plan.
R. Provide placement of at least one overstory/shade deciduous tree in the front yard
of each lot.
S. Provide sod placement in front yard and seed or sod placed in side and rear yards
of each lot.
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T. Provide placement of 6" of topsoil. The soil composition should be similar to the
MnDOT topsoil borrow requirements.
U. Provide rain sensors for any irrigation system.
V. No landscaping, ponding, berming, or signage shall be permitted within the
County right-of-way.
W. Any change in drainage entering the County right-of-way requires detailed
stormwatercaIcuIations to be submitted to the County Engineer for review and
approval.
X. A trail should be substituted for the sidewalk on the west side of Pike Lake Road.
Y. All trails and sidewalks shall be ADA compliant, or if not feasible, then an
alternate route that is ADA compliant shall be provided.
Z. Any existing field accesses or driveways to this property shall be completely
removed from the County right-of-way and graded to match the existing ditch.
AA. Applicant shall install park, open space, andJor wetland boundary markings at
locations to be determined by the city.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this --'- day of . 2006.
Mayor of the City of Shakopee
ATTEST:
City Clerk
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That part of Government Lot 2, that part of the Southwest Quarter, and that part of the Southeast Quarter of
the Northwest Quarter, all in Section 14. Township 115, Range 22, Scott County. Minnesota: described as follows:
Commencing at the northeast comer af said Southeast Quarter of the Northwest Quarter; thence South 0
degrees 18 minutes 73 seconds West, assumed bearing along the east line of said Southeast Quarter of the
Northwest Quarter, a distance of 775.94 feet to the point of beginning of the tract to be described; thence
South 80 degrees 43 minutes 35 seconds West 421.77 feet; thence North 74 degrees 02 minutes 39 seconds
West 356.96 feet; thence North 70 degrees 21 minutes 41 seconds West 440.67 feet; thence southerly 339.49
feet, along a nan-tangential curve, concave to the east, having a radius of 1255.54 feet, 0 central angle of 15
degrees 29 minutes 32 seconds, and a chord which bears South 27 degrees 47 minutes 07 seconds West; thence
southerly 327.43 feet, along a reverse curve, concave to the west, having 0 radius of 35121.16 feet, and 0
central angle of 0 degrees 32 minutes 03 seconds; thence South 20 degrees 34 minutes 24 seconds West,
tangent to said last described curve 399.67 feet; thence South 18 degrees 56 minutes 26 seconds West 79.28
feet to the center line of Eagle Creek Boulevard; thence easterly 397.45 feet, along said center line being a
non-tangential curve, concave to the north, having 0 radius of 4800.00 feet,' a central an91e of 4 degrees 44
minutes 39 seconds, and a chord which bears South 73 degrees 49 minutes 27 seconds East; thence South 76
degrees 11 minutes 41 seconds East, continuing along said center line, tangent to said last described curve
1260.05 feet to the east line of said Southwest Quarter; thence North 0 degrees 18 minutes 13 seconds East,
along said east line, and along the east line of said Southeast Quarter of the Northwest Quarter 1288.82 feet to
the point of beginning.
And
That part of the west 410.00 feet of the Southeast Quarter of Section 14, Township 115, Range 22, Scott County,
Minnesota, lying northerly of the center line of County Road 16, also known as Eagle Creek Boulevard.
Shakopee - Location Maps Page 1 of1
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COMMUNlTYPRlDBSlNCE 1857 S c=l Zoning Boundary
D PaR:el Boundary
Final Plat of Ridge View Farms
httn: / / ~s.lo2:is.org/shakopee/locatioIll11ap/map .asp ?titIe=Final+Plat+of+ Ridge+ View+ Far... 03/14/2006
City of Shakopee
Memorandum
TO: Mark Noble, Planner II /
FROM: JoeSwentek,ProjectEngineer ~~~
SUBJECT: Final Plat - Ridge View Farms Addition
PID NO.: 27-914017-1,27-914002-0
CASE NO.: 06039
DATE: April 13, 2006
The application indicates a request for Final Plat approval of a single-family (R1-B) residential
development in the southeastern portion of the City. It is located to the East of the proposed
extension of County Road 21, North of County Road 16 (Eagle Creek Boulevard).
This review should be considered preliminary, as more comments are to follow with additional
submittals. However, I offer the following comments at this time for the applicant and for the
planning department:
General Comments
1. Execution of a Developer's Agreement, which shall include provisions for security for
public improvements within the Final Plat and the engineering review fees.
2. Payment of Trunk: Sanitary Sewer Charges shall be made, as required by the most current
City of Shakopee Fee Schedule.
3. Payment of Trunk: Storm Water Charges and Trunk: Storm Water Storage and Treatment
Charges shall be made, as required by the most current City of Shakopee Fee Schedule.
4. As per the draft revised joint powers agreement with the Prior Lake - Spring Lake
Watershed District, the City of Shakopee pays for its share of improvements to the Prior'
Lake Outlet Channel based on contributing storm water flows. Since the City permitted
the allowable discharge rate for the site to increase, thus increasing the flow, the applicant
shall reimburse the City the additional amount incurred ($10,567.62). This amount is in
addition to the Trunk Storm Water Charges. Otherwise, the applicant shall make all
revisions necessary to comply with the original allowable discharge rate.
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5. No public improvements shall be constructed until the City Engineer and the Shakopee
Public Utilities Commission (SPUC) approves the Final Construction Plans and
Specifications.
6. Provide electronic (Auto CAD) files of the Final Plat and all record drawings to the
engineering department.
7. The applicant shall obtain the necessary right-of-way and/or easements to perform all
proposed work offsite.
8. The applicant shall obtain the necessary Scott County permits/approvals (access, right-of-
way, drainage, etc,).
9. The approval of the proposed impact to the existing wetland is contingent upon receiving
a permit from the U.S. Army Corps of Engineers and an approved wetland mitigation
plan.
10. The applicant shall obtain the necessary Minnesota Department of Natural Resources
MnDNR permits/approvals for all work associated with the Prior Lake Outlet Channel.
11. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy
of this permit shall be provided to the City.
12. A storm water basin, if required, providing pretreatment and rate control of storm water
from Pike Lake Road and the proposed fire station site shall be provided at a location
designated by the City of Shakopee.
13. The applicant shall work with City staff to provide an acceptable design to prevent
erosion/scouring ofthe drainage way in the rear of Lots 7-14 ofBIock 2.
14. The applicant shall construct Pike Lake Road, along with the associated bituminous trail
and sidewalk, from County Road 16 (Eagle Creek Boulevard) to the Southbridge Parkway
terminus.
15. The applicant shall construct the portion of Crossings Boulevard, along with the
associated bituminous trail and sidewalk, from Pike Lake Road to the East property line.
16. The applicant shall work with the City of Shakopee to provide an acceptable design of a
maintenance trail/access to the Prior Lake Outlet Channel and the proposed storm water
basins.
Preliminary Plat
1. Easements shall be shown on the Final Plat as approved by the City Engineer. They shall
include, but not be limited to, the following:
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. Minimum. drainage and utility easements for sanitary sewer and storm sewer in non-
paved areas shall be provided at a one to one ratio, depth versus width, plus four (4)
feet. The easements shall be centered along the utility alignment.
. For the proposed storm sewer in the rear of Lots 19-28 of Block 2, provide a
minimum. of thirty (30) feet of drainage and utility easement, centered on the utility
alignment.
. For the proposed storm sewer between Lots 32 & 33 of Block 2, provide a minimum.
of forty (40) feet of drainage and utility easement, centered on the utility alignment.
. For the proposed sanitary sewer within Lot 34 of Block 2, provide a minimum of
seventy-two (72) feet of drainage and utility easement, centered on the utility
alignment.
. For the proposed storm sewer between Lots 34 & 35 of Block 2, provide a minimum
of thirty (30) feet of drainage and utility easement, centered on the utility alignment.
. For the proposed storm sewer between Lots 6 & 7 of Block 4, provide a minimum of
thirty-four (34) feet of drainage and utility easement, centered on the utility alignment.
. For the proposed storm sewer between Lots 8 & 9 of Block 4, provide a minimum of
thirty-two (32) feet of drainage and utility easement, centered on the utility alignment.
. Adequate drainage and utility easements shall be provided along the top and the
bottom of all proposed retaining walls.
2. Simultaneous to the recording of the Final Plat, a deed restriction shall be recorded on all I
easements as designated by the City of Shakopee.
Storm Water Mana1!ement Plan Review
Please see the attached memo from Todd Hubmer and Ted Witkowski ofWSB & Associates,
Inc. dated April 11,2006.
Recommendation
Engineering staff recommends approval of the Final Plat subject to approval of the storm water
management plan/calculations and subject to the conditions above being addressed by the
applicant prior to recording of the Final Plat.
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WSB
& Associates, ll1c. Infrastructure' I Engineering I Planning I Construction 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
Memorandum
To: Joe Swentek, City of Shakopee
Chad Donnelly, John Oliver & Associates
From: Todd E. Hubmer, P.E. /:L- J-
Ted Witkowski, Engineering Specialist I
Date: April 11, 2006
Re: Ridge View Farms Plan Review
City of Shako pee, MN
WSB Project No. 1281-87
Good Afternoon Mr. Swentek,
We have completed my review of the Ridge Creek Farms storm water management plan and construction
documents. The documents provided for review by John Oliver and Associates included the following:
1. Ridge View Farms, Street and Utility Plan Review Memorandum - dated 3/21/06
2. Hydrocad Storm Water Model-Ridge View Farms 3/09/06
3. Pike Lake Road Risk Assessment-dated 3/23/06
4. Storm Sewer Design Calculations-dated 3/23/06
5. Storm Sewer Inlet Spacing Calculations-undated
The Ridge View Farms storm water management and construction plans were previously reviewed on
3/3/06. This submittal was reviewed based on the outstanding issues previously identified, Based on this
review we offer the following comments and observations fro your consideration.
Summary
1. The storm water rate control requirements for the site appear to meet the City requirements,
2. The flow capacity in the proposed storm sewer improvements at CRi6 do not meet the flow capacity
of the existing 24 CMP under CRI6 or the anticipated existing flow rate at 25cfs. The storm sewer
system will require further analysis and design
3. The water quality treatment calculations for Pond 1 and 2 appear to meet the City policies. The Pond
3 water quality volume depth is below the 4 foot minimum outlined in the City criterion. The depth of
Pond 3 could be increased to 4 feet below the outlet elevation of 749.2 to create the required depth.
The issue of ground water in the area of Pond 3 has been identified by the developer's engineer. It is
recommended that the water quality volume depth be increased to 4 feet.
Minneapolis I St. Cloud
Equal Opportunity Employer K: \0 /28/-87IAdmil1\DocslMemo.iswell/ek-cdom.ellv.04/1 Or..dnr
Joe Swentek
Chad Donnelly
April!!,2006
Page 2
4. The storm sewer design and inlet spacing analysis appears to meet the City requirements. The
calculations will require minor modifications that will be discussed later in the detailed review
comments.
5. The Pike Lake Road Box Culvert design will require further design discussion relative to
implementing the MESBOA design standard of the Prior Lake Watershed District. The MESBOA
standards and concepts have been forwarded to the developer's engineer for use in designing the
Pike Lake Road crossing of the Prior Lake Outlet Channel. It is recommended that discussion and a
consensus on the crossing design be reached to provide the developer's engineer with direction on
the type of crossing to be constructed for the Pike Lake Road hydraulic structure. We still prefer a
natural stream bottom or open span system to the Box Culvert. This will also be consistent with
appearance and flow area of the upstream crossings.
6. The construction plans contain discrepancies with the storm sewer design calculations. The
construction plans will require modification to be consistent with the design calculations and
additional storm sewer details are required in the plans.
7. Please be advised that the future developed conditions for the CSAH 21 storm sewer system west of
the site have not been included in the analysis. The storm water modeling does include the existing
drainage area west of the site tributary to Pond 1.
The following are detailed review comments associated with the storm sewer design calculations, inlet
spacing design, and construction plans.
Storm Sewer & Inlet Spacing Design Review
1. The inlet spacing design for structure CB 207 should not direct the bypass flow to CB 204, The
structure bypass should be simulated as a sag in the bypass routing. It is anticipated that this
modification will reduce the storm water spread below the allowable width at structure CB 204 on
Pike Lake Road.
2. The storm sewer pipe design for the 600 series on the southwest corner of the site does not
correspond to the construction plans. The pipe slopes in the construction plans do not have the 25
cfs full flow capacity required in the design. The construction plans and storm sewer design should
correspond and meet the design capacity requirements.
3. The structure 504 and 503 design calculations were not included in the analysis. The design
calculations should include the storm water runoff flows to these structures in the design. The storm
sewer capacity should be verified once the runoff to these structures is included in the design.
4. The Southbridge Parkway storm sewer system series 900 should be included in the design
calculations.
Construction Plan Review
Sheet 2 - Preliminary Utility
1. The CBMH 111 data in the storm sewer schedule does not correspond to the design calculations or
storm sewer profile data. The structure data should correspond to the design data,
2. The casting types for CBMH 208,209, and 210 should be verified in the storm sewer schedule.
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Joe Swentek
Chad Donnelly
April 11, 2006
Page 3
3. The CBMH 501 storm sewer schedule structure data does not correspond to the design data. The
structure data in the plans should correspond to the design, .
4. The storm sewer schedule data for structure STMH 602 should be verified. The structures build and
invert appears to be in error.
5. The FES 500 invert elevation does not correspond to the design data. The design data should
correspond to the plan data.
6. The Pond 1, 2, and 3 outlet structures should be added to the storm structure schedule.
7. The storm structure schedule should include all of the storm sewer system structures in the project.
Sheet 13 - Pike Lake Road Storm Sewer
1. The CBMH 107 invert elevation from the east should be verified with the storm sewer design
calculations.
Sheet 14 -Pike Lake Road Storm Sewer
1. The offset direction for CBMH 502 & 503 should be verified.
2. The storm sewer pipe from CB 405 to CBMH 404 should be shown in the profile view.
Sheet 15 - Pike Lake Road Storm Sewer
1. The existing structure in Southbridge Parkway should include location data and indicate the rim
elevations based on the profile grades. The proposed stub to the west should include location data
and be include in the pipe profiles on sheet 22-23. The proposed stub should be extended further to
the west to allow for future structures without removal of the median curb.
Sheet 17 - Oakridge Court & Oakridge Avenue Storm Sewer
1. The storm sewer pipe diameter from CBMH113 to CBMH 111 in the profile should be verified.
2. The storm sewer from CBMH 209 to CBMH 208 appears to be in close proximity to the sanitary
sewer. The vertical clearance of these systems should be reviewed for conflict and designed
accordingly.
3. The sanitary sewer service from Oakridge Avenue appear to be in close proximity to the storm sewer
Sheet 18 - Oakridge Court Storm Sewer
1. The pipe diameter from CBMH 120 to CBM H 119 should verified and correspond to the design data.
Sheet 19 - Oakridge Circle and Bass Circle Storm Sewer
1. The pipe invert directions at CBMH 120 should be verified from the south.
2. The storm sewer structure data for CBMH 405 in the profile view appears to be incomplete. (reclip)
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Joe Swentek
Chad Donnelly
April!!, 2006
Page 4
3. Thesanitary sewer services appear to be in close proximity to the storm sewer in Oakridge Circle.
Please verify for conflicts and clearance.
Sheet 20 - Emer. Access & County Road 16 Storm Sewer
1. The station and offset for the proposed County Road 16 storm sewer crossing should be shown on
the plans. In the event that this system will replace the existing culvert crossing it is requested that
an apron be installed on the proposed pipe on the south side of County Road 16.
2. The proposed 24" RCP pipe slopes do not correspond to the storm sewer design. The full flow
capacity for the new pipe does not meet the system capacity requirements. The construction plans
should correspond to the system design calculations.
Sheet 21 - Backyard Storm Sewer
1. The CBMH 107 structure 10 should be added to the plan view. The profile data ID should be verified
in the profile view.
2. The last three pipe joints at FES 100 should be tied. Please indicate with a note on the profile.
Sheet 22 - Storm Sewer Laterals
1. The Pond 1 and 2 outlet systems in the profiles should include the pipe lengths and slopes. The
outlet control structures 129 and 132 require details consistent with the storm water model input. The
structures should include skimming as required in the CSMP policies.
Sheet 23 - Storm Sewer Laterals
1. The outlet control structure 701 requires detail that is consistent with the storm water model input
The inlet pipe length and slope should be shown in the profile.
2. The FES 105 should include riprap to provide inlet protection from erosion. The station and offset
should be added to the profile data.
3. The proposed 18" RCP connection to the existing 15" CMP in County Road 16 should include a
structure to complete the system design. The proposed 18" pipe at 6.87% does not appear to
provided cover over the pipe at the connection and create a satisfactory joint at the connection. The I
design should be modified to provide a stable connection.
Sheet 32 - Box Culvert Details
1. We still prefer the Bebo or open span system to the box culverts, We also would like the stream
crossings to be consistent with the upstream crossing.
2. The Box Culvert plan may require modification to implement the MESBOA design standards. The
design concepts will require further discussion concerning the MESBOA elements. The plans may
require the following modifications in the event that the Box Culvert installation is acceptable. The
plans would be modified of the invert elevations and potential apron modifications.
3. The Box Culvert stationing in the barrel details does not correspond to the construction plan
stationing.
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I Joe Swentek
Chad Donnelly
April 11, 2006
Page 5
4. The general plan view sheet reference note to the by-pass channel plan should be corrected.
\
5. The general plan should include box culvert control points to indicate the end of apron and barrel
section locations.
Sheet 33 - Prior Lake Channel By-Pass
1. The construction notes for the Channel and Box Culvert should include a spell-check in the event
that this system will be constructed.
This completes our review of the Ridge View Farms storm water management plan and construction plans. If
you have any questions feel free to give us a call.
mjl
K_oW J 2R '~R7\Adm;ll\n()r.,,,\MP.lnn-l.nvPlllpk-rrl(mnpllv-n41In() tint"
u . .. .... .. . ,,"'," SCOTT COUNTY PUBLIC WORKS DIVISION
....Sedtt HIGHWAY DEPARTMENT '600.COUNTRYTRAIL EAST . JORDAN, MN 55352-
9339
(952) 496-8346 . Fax: (952) 496-8365 'www.co.scott.mn,us
LEZlIE A. VERMILLION
PUBLIC WORKS DIRECTOR
April 11, 2006
Mark Noble
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379
RE: Final Plat, Ridgeview Farms
CSAH 16 and future CSAH 21
Dear Mark:
We have reviewed the request for a final plat and offer the following comments:
. As you are aware this plat is located next to the future CSAH 21 corridor. The County has
submitted a slope easement document to the developer for inclusion on the plat. The slope
easement matches the preliminary grading limits. The slope easement is to be recorded by the
County before the plat. The developer will show the slope easement by document number on
the plat at recording.
. The proposed Pike Lake Road connection to Southbridge Parkway shall require a County
permit.. Before a permit can be issued, the geometries of this proposed crossing needs to be
revised to include a concept design of how the intersection will look with future CSAH 21.
. Any work within the County right-of-way shall require a permit.
. All comments from our August 15, 2005, letter on the preliminary plat still apply.
Thank you for the opportunity to comment. If you have any questions or require our previous
comment letter, please feel free to contact me.
Sincerely,
~~<i'iL>
Craig Jenson
Transportation Planner
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Ryan Hughes, Natural Resource Specialist -gJi.
Date: March 31, 2006
Case #: 06039
Subject: Ridge View Farms Final Plat
Tollefson Development
INTRODUCTION
I am writing to provide you natural resource related conditions for the Ridge View Farms
Final Plat.
GENERAL CONDITIONS
1. The applicant should implement the use of Best Management Practices for erosion
control and stormwater management during construction.
2. The.applicantmust meet the City's Woodland Management Ordinance requirements. .
3. Placement of at least one overstorylshade deciduous tree in the front yard.
4. Sod placement in front yard and seed or sod placed in side and rear yards.
5. Placement of 6" of topsoil.. The soil composition should be similar to the MnDOT
topsoil borrow requirements.
6. Rain sensors for any irrigation system.
7. The applicant utilize the MPCA Protecting Water Quality in Urban Areas as a
technical reference for erosion control.
8. The applcant replace removed trees with species consistent with the existing
woodland,
SPECIFIC CONDITIONS
1. The applicant is required to prepare and process the necessary Conservation
Easement documents and provide the City with a copy.
2. The applicant is required to post signage marking the Conservation Easement
boundary as directed by the Natural. Resource Specialist and City Engineer. The
posts are to be provided and installed by the applicant. The City will install the
signage.
3. The applicant is required to notify in writing the individuals interesting in purchasing
lots adjacent to the conservation easement of the conservation ea~ement.
U:\EAC\EAC Recommendation Memos\Shutrop North\Shutrop Addition FINAL PLAT PLANNING. doc
,
4. The Conservation Easement boundary should be identified On the final plat as
directed by the Natural Resource Specialist and Engineering.
5. The applicant work with the City to address erosion control issues in the
Conservation Easement.
6. Storm ponds should be seeded with a native wetland seed mixture and erosion
control blanket should be placed four feet either side of the normal water level and
around outlets to prevent erosion and sediment deposits downstream surface
waters.
7. The applicant is required to remove the tree protection fence/silt fence as directed by
the Natural Resource Specialist or City Engineer.
8. The applicant provide the City with a Woodland Management Plan.
Please let me know if you have any questions.
U:\EAC\EAC Recommendation Memos\Shutrop North\Shutrop Addition FfNAL PLAT PLANNING doc
. .. q-10-2006 08:26 SHAKOPEE PUBLIC UTILITIES 9524457767 P.03
SHAKOPEE PUBLIC UTILITIES COMMISSION
"Lighting the Way - Yesterday, Today and Beyond"
MEMORANDUM
TO: Shakopee Community Development Department . \ \fi'$
FROM: Joseph D. Adams, Planning and Engineering Director ~
SUBJECT: STAFF REVIEW RECORD COMMENTS for:
Final Plat - Ridge View Farms
CASE NO: 06039
DATE: 4/7/06
COMMENTS:
Municipal water service is available subject to our standard terms. and conditions. These
include, but are not limited to: installing a lateral water main distribution system in
accordance with utility policy, paying the associated inspections costs, paying the Trunk
Water Charge, and paying the Water Connection Charge.
Underground electric service is available subject to our standard terms and conditions.
These include, but are not limited to: entering into an Underground Distribution
Agreement, granting any necessary easements, and paying the associated fees.
Street Lighting installation is available subject to our standard terms and conditions.
These are contained in the current City of Shako pee Street Lighting Policy. Applicant
must pay the associated fees.
Applicant should contact Shakopee Public Utilities. directly for specific requirements
relating to their project.
Note: Two independent connections to the existing water main distribution system
are required to have a reliable "looped" system. The developer Is proposing
to accomplish the required loopingvia a number of options. One of which is
in this developer's control, while the others rely on adjacent properties being
developed concurrently.
Post Office Box 470 .. 255 Sarazin Street. Shakopee, Minnesota 55379-0470
(952) 445-1988 . Fax (952) 445-7767
www.shakopeeutilities.com
RIDGE VIEW FARMS
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"')1\, ~O'O . DENOlES 1/2 INCH IRON PIPE MONUMENT FOUND.
Pi I ~ I ~'v~
_----1 II ::;.~ 47./.2 o DENOlES 1/2 INCH x 14 INCH IRON PIPE MONUMENT SET
~~- ! I " ""- AND MARKED BY UCENSE NO, 21401,
/ l.. -.J ",
/ I "-EAST LINE NO MONUMENT SYMBOL SHOWN AT ANY STA1UlE
MATCH LINE B--/ ~.?O_", : OF THE SW I REQUIRED LOCATION INDICA lES A PLAT MONUMENT lHA T
N '. I 1/4 OF I WILL BE SET AND WHICH SHALL BE IN PLACE WllHlN ONE
__ 760"-..,,. -.l:, \ / SECTION 14. I II! YEAR OF lHE RECORDING OF lHlS PLAT. SAID
__ IY .28.2..20 .'- 89.36' I (E: COUNTY MONUMENTS SHALL BE 1/2 INCH BY 14 INCH IRON PIPE
MONUMENTS MARKED BY UCENSE NO. 2140'.
-- 1\ _ / ACLc CRC:~A~(),No. f 6 ORIENTATION OF lHlS BEARING SYSTEM IS BASED ON lHE
l - I' UL';VARD). , lHE EAST UNE OF lHE SW 1/4 OF lHE NW 1/4 OF
SECTION 14 TO HAVE AN ASSUMED BEARING OF SOOO
J.) I ~ \Ii 18'13"E
.,. I" 3.27.874_ " - -
~..: 33 I ' C't'~:", ~ '012' _
-': ~ It:. :.......,~!VT.r# '"'.., R-:2.J47.21 -, )
I "; I ,~ ~.l:f:: ..;, tnJAn I,:.,
..... r ;:: ..... L.:~E:..E~r: ?;r1".':.!'~ 1 €5 10 \. ~
llJ ' ;~: I -- --" " lJ I. :: \/,t. ~~ n ." - -CENTER LINE OF COUNTY
:,: l'.. -- .. . " I ROAD NO. 15 (EAGLE 0 60 120 150
I ,;: -- - CREEK BOULEVARD;
-- I , . I
3J ,__, 33 I SCALE IN FEET
.,
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~. J' I I " 1 "I ..... ~~ I, I 10'1. .... I t 1\'
~~ ~~=N~: f;c~~--", I ~~ ' , '"_ ,-, ..... ,.. .. ..... " ...... '.. .. .." ,.
14, TOWNSHIP 115. \ 0- ~
RANGE 22 SCOTT " 1 g- John Oliver & Associates, Inc.
COUNTY CAST IRON \ '"
MONUMENT \. .I Elk River - Burnsville - Brooklyn Center