HomeMy WebLinkAbout14.D.Preliminary Plat of Riverside Bluffs-Res. No. 6243
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CITY OF SHAKOPEE
Memorandum
CASE NO.: 05-030
TO: Honorable Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner I
SUBJECT: Preliminary Plat of Riverside Bluffs
MEETING DATE: May 17, 2005
REVIEW PERIOD: January 21,2005 - May 20,2005
INTRODUCTION:
Ryland Homes has submitted an application for preliminary plat approval of Riverside Bluffs,
proposed for property north of Eagle Creek Blvd. and west of Riverside Fields. The plat, as
currently proposed, contemplates the construction of 101 single family homes on 57 acres.
Access to this development is shown from Eagle Creek Blvd. and from Crossings Blvd. (from
the East), with future connections proposed to tie in with the development to the west.
DISCUSSION:
There has been a substantial amount of discussion concerning park land and trails, the
configuration of the Prior Lake Spring Lake Channel, compliance with the Shoreland Overlay
Zone, access off Eagle Creek Blvd., the proposed greenway corridor, wetland mitigation and
sanitary sewer service connection. Attached to this document is the report that was provided to
the Planning Commission. Included in that report are summary statements from a number of the
reviewing agencies as well as their complete memorandums/letters. Staff requested that this
developer meet with the developers of the two adjacent developments to address a number ofthe
issues and to consolidate their plans in an attempt to ensure there is some level of consistency in
the elements that are common to their developments. Staff did meet recently with those
developers to review their latest changes. It was noted that there has been some progress;
however, there remain a significant number of details that still need to be addressed before staff
is comfortable with determining the projects are ready to move forward.
In addition to the report to the Planning Commission, staff have received a letter from Mark
Themig, which addresses the status of the recommendations made by the Park and Recreation
Advisory Board and the Environmental Advisory Committee, and a letter and updated plat
drawing from the developer of this project. These documents are also included for the Council's
information.
FINDINGS:
City Code Chapter 12, Subdivision Regulations, Section 12.08, Subd. 3.B. sets forth the factors that
the Planning Commission and City Council are to take into account in making a decision on their
,. .
recommendation regarding approval or denial of a preliminary plat. These factors are set forth
below, along with proposed draft findings related to those factors.
a. Whether the layout of streets, lots, utilities, and public improvements and their
relation to the topography of the land, reflect good planning and development for the
City;
Finding A: It has been determined that there are significant issues that pertain to the
layout of this development, as noted below:
. The City's sewer plan contemplates that the Riverside Bluffs property would
be served by sanitary sewer extended from the Prior Lake Interceptor to the
west, through the former Eagle Creek Stables property, and then to the south
to serve the areas on the south side of CR 16. The final design and
installation of this sewer has not yet occurred; therefore, the developer would
like to move forward with a temporary sewer service, which is not the
preferred scenario as it could possibly lead to serious ramifications if it is
installed incorrectly, and that it would create unnecessary utility congestion
within Crossings Boulevard and would require additional congestion to
abandon the temporary sanitary sewer at a later date. If approved, the city
would require that the developer be responsible for all costs of installation,
maintenance, escrows funds for the future abandonment of the temporary
sewer line, and future removal of the connection, additional operation and
maintenance costs associated with the diversion of sewage to the
Southbridge lift station with the developer's agreement of Riverside Bluffs,
and that there is a clear understanding that service to the south will only
become available once the Prior Lake Interceptor connection is made.
. The temporary sewer is shown connecting to the proposed Riverside Fields
4th Addition system at the intersection of Crossings Boulevard and Rye
Court. Once the proposed trunk sanitary sewer from the Prior Lake
Interceptor located to the West is . extended to the Riverside Bluffs plat
boundary, the temporary system will be abandoned and rerouted. The
applicant should be required to enter into an agreement with the Riverside
Fields 4th Addition property owner for the installation of the temporary
sanitary sewer. The applicant should also be required to enter into a
reimbursement agreement with the City for the abandonment of the
temporary sanitary sewer and be required to work with the City to develop
an acceptable plan for this temporary service, its abandonment and its
rerouting to a permanent system.
. The applicant shall meet park dedication requirements by providing park
land and the greenway corridor as generally shown on the preliminary plat.
Final park land design/dedication calculations have not yet occurred.
. CenterPoint Energy objects to the plans as proposed and will only remove
their objection if the issues addressing the transmission pipeline easement
are corrected.
. The applicant shall modify all preliminary street profiles not in compliance
with the City's minimum design speeds as designated.
. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls. Retaining walls shall not. be
located within drainage and utility easements.
. Approval of the proposed park area is contingent on additional work with the
applicant, the Engineering Department, the Prior Lake-Spring Lake
Watershed District, and the adjacent developer to determine the feasibility of
relocating the channel, as well as the impact of leaving the channel as
proposed in the drawing.
. Approval of the proposed park area IS contingent on additional
documentation related to wetlands and the channel water flow design.
Wetlands or areas that would be flooded would not qualify for park
dedication credit.
. Requirements in the Shoreland Overlay Zone ordinance should be
thoroughly researched and strictly enforced~
. Mitigation of sound and sightlines from future County Road 21 and a future
expanded County Road 16 need to be part of the design considerations.
. The city should research the feasibility of relocating the channel further to
the south in order to help provide the contiguous park and greenway.
b. Whether the subdivision preserves the site's important existing natural features;
Finding B: A final determination has not been made regarding issues as they pertain to
the significant natural features located on this property, which include
wetlands, the Prior Lake Spring Lake outlet channel, woodlands and bluff
land. The following are examples of outstanding issues:
. A revised JP A between the City of Shakopee and Prior Lake-Spring Lake
Watershed District for cost sharing of improved channel has not been
finalized.
. The final design and guidelines for the Greenway Corridor in this area
have not been approved.
. Site design, as it pertains to the planting plan and the woodland
managementplan, is not consistent with the City's requirements.
c. Whether the proposed plat will facilitate the use and future development of the
adjoining lands;
Finding C: There remain unresolved issues that concern the use and development of the
adjoining lands,. as noted below:
. The CSAH 21 EIS is still under review and may impact the development
ofthis project.
. The final design and relocation of the Prior Lake Spring Lake outlet
channel has not been determined.
. The applicant must meet the city's woodland management ordinance
requirements.
. In order for the greenway corridor to qualify for park dedication, the EAC
concurred with the PRAB's thoughts that it must serve some recreational
value, such as a trail corridor.
.
. The greenway corridor should be designed in such a way that it helps
enhance a contiguous park area.
. The applicant shall be required to construct the recreational trail shown on
the plat.
. Connecting sidewalks shall be provided throughout the development.
d. Whether the subdivision can be economically served with streets, public services, and
utilities;
Finding D: There remain design issues that must be addressed, asfollows:
. Minimum right-of-way dedication for County Road 16 shall be 75 feet
from centerline, that the proposed road onto County Road 16 shall require
left and right turn lanes to be constructed on County Road 16, and that the
proposed pond along future CSAH 21 shall be designed and permitted
consistent with the County's requirements.
. The proposed extension of Crossings Boulevard to the western plat
boundary does not align with previous submittals of the adjacent property
owner to the West. Coordination of this alignment as it relates to the
proposed alignment of the Prior Lake Outlet Channel resulting from the
previously mentioned analysis will be required between the City of
Shakopee, the applicant and properties to the West.
. 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.
. The proposed road onto CSAH 16 shall require left and right turn lanes to
be constructed on CSAH 16 to County standards.
. The development is proposing a pond in part of the County right-of-way
for CSAH 21. The pond would also need to provide a stormwater benefit
to CSAH 21 in order for it to be located in the right-of-way. A permit
shall be required for the construction of the pond in the County right of
way.
. A revised plat shall be submitted that shows a connection to the land east
of this development, which complies with the City Engineering design
criteria.
e. Whether all applicable provisions of the City Code are met; and
Finding E: A number of performance and design guidelines remain unresolved,
including the following:
. A design identifying two independent water sources that are then looped
together shall be provided, consistent with Shakopee Public Utilities
Commission guidelines.
. The city is working on a detailed proposal from its storm water consultant
to develop a storm water model of the Prior Lake Outlet Channel from
County Road 16 to Dean Lake in order to define the flood profile. The
applicant previously indicated they would pay for this study to determine
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acceptable low floor/minimum building opening elevations - this issue
remains unresolved.
. The previously mentioned analysis is being performed to provide the level
of detail necessary to define the design criteria for improvements to the
Prior Lake Outlet Channel that would be required of properties proposing
to develop downstream of County Road 16. The information resulting
from the study will be utilized by the City, the County, the Prior Lake -
Spring Lake Watershed District and future developing properties to
specifically outline the proposed alignment of the channel, the future
crossings of the channel and recommendations for low floor/minimum
building opening elevations for these downstream properties. Results of
this analysis could change the preliminary plat.
. The applicant submitted a wetland delineation report dated November 22,
2004 to the City of Shakopee and to the Scott Soil and Water
Conservation District. Review ofthe report resulted in a determination the
delineation was performed outside of the accepted growing season, the
delineation was not consistent with an approved delineation of the
adjacent property to the East and no mitigation plan for proposed wetland
impacts was submitted for review. As of this date, no additional
information has been provided. Results of an updated delineation
performed within the growing season could result in a change to the
preliminary plat.
. Scott Soil and Water Conservation District reviewed the submitted
wetland delineation report, noting that there are a number of discrepancies
and that new wetland delineation and supporting documentation are
required in order to provide a determination prior to any proposed wetland
drain, excavation or fill activities.
. The applicant shall obtain the appropriate Wetland Conservation Act
(WCA) permits and approvals for all proposed wetland impacts.
. A storm water infiltration system, if required, providing pretreatment of
storm water runoff prior to infiltration shall be submitted to the City for
review and approval.
. The applicant shall work with City staff to eliminate or minimize drainage
over proposed retaining walls.
f. Whether the subdivision is in conformance with any official map of the City and the
Comprehensive Plan.
Finding F: As submitted, the development is proposed as a single-family development,
which is consistent with the approved comprehensive plan (Single Family
guiding) and the zoning (R-1B, Urban Residential Zone).
STAFF RECOMMENDATION:
As detailed above and in the attached memorandums/letters, it is clear that a number of issues
have not been completely resolved. The applicant and staff have had a number of meetings to
address these is!:mes; 110wever, a final determination on a number of them remains unresolved.
The review deadline for this preliminary plat application is May 20th. Without an extension from
the applicant, the Council must act on this item at their May 17th Council meeting. Based on the
number and/or significance of the unresolved issues, staff recommends that the Council deny the
request. However; should the Council approve the request, they should provide direction to staff
in the preparation of a resolution approving the plat application.
PLANNING COMMISSION RECOMMENDATION:
At its May 5,2005 meeting, the Planning Commission recommended (by a 7-0 vote) that the City
Council deny the Preliminary Plat. The Commission had a very thorough and detailed discussion
on this plat, spending a considerable amount of time discussing the number of significant and
outstanding issues, noting that these issues should be resolved prior to any approval of the plat. A
copy ofthe report to the Planning Commission has been attached for the Council's reference.
ALTERNATIVES:
1. Approve Resolution No. 6243, a resolution denying the Preliminary Plat for Riverside Bluffs.
2. Approve Resolution No. 6243 with revised findings.
3. Approve the requested preliminary plat of Riverside Bluffs, and direct staff to prepare a
resolution consistent with that action, and secure approval of an extension of the review
period from the applicant in order to prepare the resolution for Council action.
ACTION REQUESTED:
Offer a motion to approve Resolution No. 6243, a resolution denying the Preliminary Plat for
Riverside Bluffs, and move its adoption.
g:\CC\2005\05-17\ppriverside bluffs.doc
RESOLUTION NO. 6243
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA DENYING THE
PRELIMINARY PLAT OF RIVERSIDE BLUFFS
WHEREAS, Ryland Homes, applicant, and Mark and Joel Liesener, property owners, have
made application for preliminary plat approval of Riverside Bluffs; and
WHEREAS, the subject property is legally described as:
See Exhibit 1 (attached), and
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat on March 7, April 7, and April 21, 2005; and
WHEREAS, all required public notices regarding the public hearing were posted and sent;
and
WHEREAS, the Shakopee Planning Commission has recommended denial of the requested
preliminary plat; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting of May
17,2005.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SHAKO PEE, MINNESOTA, that it adopts the following findings of fact relative to the requested
preliminary plat:
Finding A: It has been determined that there are significant. issues that pertain to the
layout of lots, streets, utilities and public improvements in this development,
as noted below:
. The City's sewer plan contemplates that the Riverside Bluffs property would
be served by sanitary sewer extended from the Prior Lake Interceptor to the
west, through the former Eagle Creek Stables property, and then to the south
to serve the areas on the south side of CR 16. The final design and
installation of this sewer has not yet occurred; therefore, the developer would
like to move forward with a temporary sewer service, which is not the
preferred scenario as it could possibly lead to serious ramifications if it is
installed incorrectly, and that it would create unnecessary utility congestion
within Crossings Boulevard and would require additional congestion to
abandon the temporary sanitary sewer at a later date. If approved, the city
would require that the developer be responsible for all costs of installation,
maintenance, escrows funds for the future abandonment of the temporary
sewer line, and future removal of the connection, additional operation and
maintenance costs associated with the diversion of sewage to the
Southbridge lift station with the developer's agreement of Riverside Bluffs,
and that there is a clear understanding that service to the south will only
become available once the Prior Lake Interceptor connection is made.
. The temporary sewer is shown connecting to the proposed Riverside Fields
4th Addition system at the intersection of Crossings Boulevard and Rye
Court. Once the proposed trunk sanitary sewer from the Prior Lake
Interceptor located to the West is extended to the Riverside Bluffs plat
boundary, the temporary system will be abandoned and rerouted. The
applicant should be required to enter into an agreement with the Riverside
Fields 4th Addition property owner for the installation of the temporary
sanitary sewer. The applicant should also be required to enter into a
reimbursement agreement with the City for the abandonment of the
temporary sanitary sewer and be required to work with the City to develop
an acceptable plan for this temporary service, its abandonment and its
rerouting to a permanent system.
. The applicant shall meet park dedication requirements by providing park
land and the greenway corridor as generally shown on the preliminary plat.
Final park land design/dedication calculations have not yet occurred.
. Center Point Energy objects to the plans as proposed and will only remove
their objection if the issues addressing the transmission pipeline easement
are corrected.
. The applicant shall modify all preliminary street profiles not in compliance
with the City's minimum design speeds as designated.
. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls. Retaining walls shall not be
located within drainage and utility easements.
. Approval of the proposed park area is contingent on additional work with the
applicant, the Engineering Department, the Prior Lake-Spring Lake
Watershed District, and the adjacent developer to determine thefeasibility of
relocating the channel, as well as the impact of leaving the channel as
proposed in the drawing.
. Approval of the proposed park area IS contingent on additional
documentation related to wetlands and the channel water flow design.
Wetlands or areas that would be flooded would not qualify for park
dedication credit.
. Requirements in the Shoreland Overlay Zone ordinance should be
thoroughly researched and strictly enforced.
. Mitigation of sound and sightlines from future County Road 21 and a future
expanded County Road 16 need to be part of the design considerations.
. The city should research the feasibility of relocating the channel further to
the south in order to help provide the contiguous park and greenway.
Finding B: A final determination has not been made regarding issues as they pertain to
the significant natural features located on this property, which include
wetlands, the Prior Lake Spring Lake outlet channel, woodlands and bluff
land. The following are examples of outstanding issues:
. A revised JP A between the City of Shakopee and Prior Lake-Spring Lake
Watershed District for cost sharing of improved channel has not been
finalized.
. The final design and guidelines for the Greenway Corridor in this area
have not been approved.
. Site design, as it pertains to the planting plan and the woodland
management plan, is not consistent with the City's requirements.
Finding C: There remain unresolved issues that concern the use and development of the
adjoining lands, as noted below:
. The CSAH 21 EIS is still under review and may impact the development
of this project.
. The final design and relocation of the Prior Lake Spring Lake outlet
channel has not been determined.
. The applicant must meet the city's woodland management ordinance
requirements.
. In order for the greenway corridor to qualify for park dedication, the EAC
concurred with the PRAB's thoughts that it must serve some recreational
value, such asa trail corridor.
. The greenway corridor should be designed in such a way that it helps
enhance a contiguous park area.
. The applicant shall be required to construct the recreational trail shown on
the plat.
. Connecting sidewalks shall be provided throughout the development.
Finding D: There remain design issues concerning streets, public services, and utilities
that must be addressed, as follows:
. Minimum right-of-way dedication for County Road 16 shall be 7S feet
from centerline, that the proposed road onto County Road 16 shall require
left and right turn lanes to be constructed on County Road 16, and that the
proposed pond along future CSAH 21 shall. be designed and permitted
consistent with the County's requirements.
. The proposed extension of Crossings Boulevard to the western plat
boundary does not align with previous submittals of the adjacent property
owner to the West. Coordination of this alignment as it relates to the
proposed alignment of the Prior Lake Outlet Channel resulting from the
previously mentioned analysis will be required between the City of
Shakopee, the applicant and properties to the West.
. 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.
. The proposed road onto CSAH 16 shall require left and right turn lanes to
be constructed on CSAH 16 to County standards.
. The development is proposing a pond in part of the County right-of-way
for CSAH 21. The pond would also need to provide a stormwater benefit
to CSAH 21 in order for it to be located in the right-of-way. A permit
shall be required for the construction of the pond in the County right of
way.
. A revised plat shall be submitted that shows a connection to the land east
of this development, which complies with the City Engineering design
criteria.
Finding E: A. number of performance and design guidelines of the City Code remain
unresolved, including the following:
. A design identifying two independent water sources that are then looped
together shall be provided, consistent with Shakopee Public Utilities
Commission guidelines.
. The city is working on a detailed proposal from its storm water consultant
to develop a storm water model of the Prior Lake Outlet Channel from
County Road 16 to Dean Lake in order to define the flood profile. The
applicant previously indicated they would pay for this study to determine
acceptable low floor/minimum building opening elevations - this issue
remains unresolved.
. The previously mentioned analysis is being performed to provide the level
of detail necessary to define the design criteria for improvements to the
Prior Lake Outlet Channel that would be required of properties proposing
to develop downstream of County Road 16. The information resulting
from the study will be utilized by the City, the County, the Prior Lake -
Spring Lake Watershed District and future developing properties to
specifically outline the proposed alignment of the channel, the future
crossings of the channel and recommendations for low floor/minimum
building opening elevations for these downstream properties. Results of
this analysis could change the preliminary plat.
. The applicant submitted a wetland delineation report dated November 22,
2004 to the City of Shakopee and to the Scott Soil and Water
Conservation District. Review of the report resulted in a determination the
delineation was performed outside of the accepted growing season, the
delineation was not consistent with an approved delineation of the
adjacent property to the East and no mitigation plan for proposed wetland
impacts was submitted for review. As of this date, no additional
information has been provided. Results of an updated delineation
performed within the growing season could result in a change to the
preliminary plat.
. Scott Soil and Water Conservation District reviewed the submitted
wetland delineation report, noting that there are a number of discrepancies
and that new wetland delineation and supporting documentation are
required in order to provide a determination prior to any proposed wetland
drain, excavation or fill activities.
. The applicant shall obtain the appropriate Wetland Conservation Act
(WCA) permits and approvals for all proposed wetland impacts. .
. A storm water infiltration system, if required, providing pretreatment of
storm water runoff prior to infiltration shall be submitted to the City for
review and approval.
. The applicant shall work with City staff to eliminate or minimize drainage
over proposed retaining walls.
Finding F: As submitted, the development is proposed as a single-family development,
which is consistent with the approved comprehensive plan (Single Family
guiding) and the zoning (R-1B, Urban Residential Zone).
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SHAKOPEE,
MINNESOTA, that Ryland Homes request for preliminary plat approval of Riverside Bluffs is
hereby denied:
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this _ day of . 2005.
Mayor of the City of Shakopee
ATTEST:
City Clerk
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Parcell
The Bast 250 feet ofth~ Sd1}.theast Quar~er of the Northeast Quarter of Section 14, .'
Township 115, Range 22, Scott County, Minnesota,
Parcel 2
'. The East 190 ~eet of that part of the' East Half of the Southeast Quarter of Secti~n
14, Township 115, Range 22, Scott County, Minnesota, lying northerly of the
centerline of Scott County Hlghway No. 16.
AND
The West 60 feet of the Bast 250 feet that part of the East Half of the Southeast
Quarter of Section 14, Township ,115, Range 22, Sco.tt County, Minnesota, Jying.
. northerly of the centerlIne of Scott County Highway No, 16. '
. Pal'ce13 . , , , ,
. . . . -
.' The West 341.75 feet of the East 591.75 feet of the Southeast Quarter of the
Northeast Quarter of Section 14, Township .115, Range 22, Scott County,
Minnesota', .
Parcel 4
The West 341.75 feet of the Bast 591.75 feet of the East Half of the SontheB:st
Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, lying
northerly of the centerline of County Road No. 16, 'Except that part desoribed as
follows: Commencing at the northeast comer of said East Half of the Southeast .
Quarter; thence South along the east line of said East Half of the Southeast Quarter
a distance of 1167 f 10 feet to the centerline of of Scott County Highway No, 16;
thence deflecting to the right 101 degrees 25 minutes 30 seconds along said
centerline a distance of255.05 feetto the intersection with the East 250 feet of the
said East Half of the Southeast Quarter, being the point of beginning; thence
continuing. westerly along said centerline a distance of200.0 'feet; thence North
parallel with the east line of said East Half of the Southeast Q~arter a distat?-ce of.
444.40 feet; thence Easterly to a point in the west line of the East 250 feet of said
East Half of the Southeast Quarter said point being 444.40 feet North of the point
of beginning; thence South along the west line of the East 250.0 feet of said East
Half of the Southeast Quarter a distance of 444.40 feet to the point of beginning,
. " ~+l\1O\"" 1-
o.
Parcel 5
-- .. that part o{the East Half of thy Southeast Quarter of Section 14, Township 115,
Range 22, Scott County, Minnesota, lying northerly of the centerline of Scott
County Highway No. 16, Except the northerly 350.00 feet as measured at right
angles and Except the easterly 591.75 feet as ll1easured at right angles.
.
Parcel 6 .
The Northerly 350.00 feet, as measured at right angles, of the East Half of the
Southeast Quarter of Section 14, Township 115, Range 22, Scott County,
Minnesota, except the easterly 591.75 feet, as measured at right angles.
.
Parcel 7
That part of the East Half of the Southeast Quarter of Section 14, Township 115,
Range 22, Scott County, MinnesQta,.described as follows:.
" Commencing at the northeast corner of said East Half of the Southeast Quarter;
thence South along the east line of said East Half of the Southeast Quarter a
, distance of 1167.10 feet to"the centedineof of Scott County Highway No. 16;
thence deflecting to the rightlOl degrees 2S minutes 30 seconds along said
centerline a distance of255.05 feet to the intersection with the East 250 feet of the
said East Half of the Southeast Quarter, being the point of beginning; thence
continuing westerly along said centerline a distance of200.0 feet; thence North
parallel with the east line of said East Half of the Southeast Quarter a distance of
444.40 feet; thence Easterly to a point in the west line of the East 250 feet of said'
East Half of the Southeast Quarter said point being 444.40 feet North of the point
ofbegimring; thence South along the west line of the East 250.0 feet of said East
Half of the Southeast Quarter a distance of 444.40 feet to ~he' point of~eginning:
, ,
CITY OF SHAKO PEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Mark Themig, Parks, Recreation, and Facilities Director
Date: May 4, 2005
Subject: Riverside Bluffs Preliminary Plat Status
INTRODUCTION
I am writing to provide you with additional comments on the status of approval conditions
for the Riverside Bluffs development. Unfortunately, I am not able to attend the Planning
Commission due to a previously scheduled referendum pUblic information meeting.
DISCUSSION
The Park and Recreation Advisory Board's preliminary plat recommendations for the
Riverside Bluffs development contained specific conditions that the approval was
contingent on additional work related to the alignment of the channel and wetland
documentation. In addition, there was consensus that the amount of active park land
needed for the overall area (CR18 to Dean Lake) was 8-10 acres, which would require
additional land from the adjoining development to the west (Noecker).
City staff called a meeting with the two developers on April 5 to initiate dialog about the
channel alignment and park area. During this meeting, we discussed several options for
the channel alignment and size of the park. The direction that the developers were given
was to relocate the channel to the west and provide 8-10 acres of park land that could
be developed into an active park.
Last week's submission of a preliminary plat application for the development to the west
(Noecker) shows the channel being realigned. However, the Noecker alignment does not
match the Riverside Bluff's alignment, nor does the proposed plat provide the amount of
park land that is desired. (Mr. Noecker provided me a copy of a hand drawingafter the
April 5 meeting that showed wetland/ponding areas in Riverside Bluffs' plat being used
as park area to reach the 8-10 acres.)
In addition to the channel alignment and park land issues, the recommended approval
for Riverside Bluffs stated. that the applicant needed to provide additional documentation
related to wetlands and the channel water flow design in order to calculate the actual
amount of active park land that Riverside Bluffs is providing. As of today, we have not
received this information.
City staff initiated meetings with developers in the area and local agencies (Scott
County, Prior Lake-Spring Lake Watershed District, Shakopee Public Utilities) as far
back as December 2004 to encourage the developers to work together and bring
forward a unified plan for the area. Although Mr. Sullivan has worked diligently to
prepare plans that attempt to address park and greenway issues, the plan is not unified
and significant unresolved questions remain.
I should also note that the Environmental Advisory Committee made a recommendation
to City Council that the city conduct an AUAR for approximately 2,000 acres south and
east of Dean Lake, including the Riverside Bluffs development. That recommendation
will be going to City Council at their May 17 meeting.
J would concur with your recommendation that the application should be denied and the
developer directed to go back and work with the other developers in the area to provide
the city with a unified development plan.
05/12/2005 10:07 FAX 9522266024 RYLAND HOMES @002
RYLAND HOMES
Memo
To: City of Shakopee City Council
Cc: City Staff
Fmm: Brian Sullivan (;.S
Date: 5/12/05
Re: Riverside Bluffs Preliminary Plat Submission
Ryland Homes has been working diligently with City Staff and the developers of the property to the
west of Riverside Bluffs to identify and coordinate issues that are common to all plats. In addition
Ryland has resolved all issues that staff has indicated are pertinent to our plat.
Prior Lake Channel:
.. The Prior. Lake Spring Lake Watershed district (PLSLWD) along with the Environmental
Advisory Committee has stated that their goals are to redesign the channel to create a natural
stream. The redesign would include a more sinuous alignment and a stable stream banK to
promote better water quality, wildlife habitat and aesthetic value. Ryland wholeheartedly
agrees with this philosophy and has prepared a design that meets these goals. Ryland will
undertake the grading and stabilization of the channel through our property. The channel's
course has been designed as directed by City staff to tie into the Noecker development to the
west. Ryland will continue to work with City staff and the PLSLWD on the final details. This
allows the City Staff the most flexibility in the design of park and greenway throughout the
area. It is understood that the PLS/..WD will not undertake the redesign of the channel until
after the Preliminary Plat for Riverside Bluffs has been approved.
II On April12lh Ryland met with City Staff. the City's consultant, WSB, and the PLSLWD. City
staff has directed WSB to prepare a proposal to prepare a hydraulic model of the channel. The
model will be used by Ryland to determine final grading and building elevations.
Gas Line Easement
. We have contacted Dale Sodahl with CenterPoint Energy to determine requirements for the
gas line easement The pipeline must have 5' of clearance between the bottom of the stream
channel and the gas pipeline. Stream crossings are pennitted with approval of the DNR.
Ryland will adhere to the design requirements of CenterPoint. Attached are guidelines from
CenterPoint on working within their easement Because the stream channel alignment has
changed we will not be crossing the stream.
e Page 1
05/12/2005 10:08 FAX 9522266024 RYLAND HOMES @O03
County Road 16 Tum Lanes:
.. Ryland has provided Craig Jenson with Scott County Public Works Department revised
drawings that address his initial comments. Craig has stated that the plan reVisions are
adequate for Preliminary Plat purposes.
Wetland Permit
. Ryland has submitted the wetland delineation to the City and the Scott County Soil and Water
Conservations District for their approval. Scott County is requesting that a ground water study
be conducted in the area south ofthe proposed pond. To date Pioneer Engineering has not
seen any indication of wetland hydrology. The wetland delineation performed by Pioneer
Engineering was conservative and we expect Scott County to agree with our delineation.
Additionally Ryland has purposely left that part of the site undeveloped in case the wetlands
are larger than anticipated. In the unlikely event that the wetland delineation needs to be
adjusted, Ryland will adjust the plat at Final. Plan stage. The final details ofthe Permit process
will be finalized prior to Final Plat approval or grading occurs in the vicinity of the wetlands.
Sewer Availability
. The City Council approved Riverside Fields4lh Addition. Prior to Riverside Fields being platted
as single family the property was zoned to arrow 600 residential units. Riverside Fields is
approximately 200 homes and Riverside Bluffs is 100 homes. This is half the number of
homes originally contemplated for Riverside Fields. There is adequate sewer availability in the
short term if not the long term. As proposed the connection to the sewer in Riverside Fields will
be a temporary condition until. sewer is available from the west Ryland will be responsible for
all costs associated with the temporary sewer connection.
Access to East Parcel
. Ryland will adjust the location of the access road to the property east of Riverside Bluffs as
directed by City staff at our meeting on May 101 2005. Per Craig Jenson with Scott County
Transportation stated that parcel will be allowed access from CR 16.
Project Timing
. We believe it is unreasonable to delay the plat until the 2006 construction season as requested
by staff. We have been meeting with staff and commission members since September of
2004. This is a single-family subdivision that is not requesting any variances. This is an area
that has been identified by the City Council as suitable for immediate development We have
worked in good faith with staff and the PRAB and EAC to provide a plan that addresses issues
with parks and greenway corridors.
. Page 2
E'~\~ j..
_~J,..~~~____.~~~fD~mmm__c -
Parcel 1
The East 250 feet of the SOl;ltheast Quarter of the NortheastQuarter of Section 14,
Township 115, Range 22, Scott County, Minnesota.
Parcel 2
The East 190 feet of that part of the East Half of the Southeast Quarter of Section
14, Township 115, Range 22, Scott County, Minnesota, lying northerly of the
centerline of Scott County Highway No. 16.
AND
The West 60 feet 'of the East 250 feet that part of the East Half of the Southeast
Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, lying
, northerly of the centerline of8eott County"Highway No. 16.
. Parce13 I
The West 341.75 feet of the East 591.75 feet of the Southeast Quarter of the
Northeast Quarter of Section 14, Township 115, Range 22, 8cott County,
Minnesota.
Parcel 4
The West 341.75 feet of the East 591.75 feet of the East Half of the Southeast
Quarter of Section 14, Township 115, Range 22, Scott County, Minnesota, lying
northerly of the centerline of County Road No. 16, Except that part described as
follows: Commencing at the northeast comer of said East Half of the Southeast .
Quarter; thence South along the east line of said East Half of the Southeast Quarter
a distance of 1167.10 feet to the centerline of of Scott County Highway No. 16;
thence deflecting to the right 101 degrees 25 minutes 30 seconds along said
centerline a distance of255.05 feet to the intersection with the East 250 feet of the
said East Half of the Southeast Quarter, being the point of beginning; thence
continuing westerly along said centerline a distance of 200.0 feet; thence North
parallel with the east line of said East Half of the Southeast Quarter a distance of
444.40 feet; thence Easterly to a point in the west line of the East 250 feet of said
East Half of the Southeast Quarter said point being 444.40 feet North of the point
of beginning; thence South along the west line of the East 250.0 feet of said East
Half of the Southeast Quarter a distance of 444.40 feet to the point of beginning.
~t4,.\r 1-
Parcel 5
......-.-.. ,- ':that part o(the East Half of th~ Southeast Quarter of Section 14, Township 115,
Range 22, Scott County, Minnesota,lying northerly of the centerline of Scott
County Highway No. 16, Except the northerly 350.00 feet as measured at right
angles and Except the easterly 591.75 feet as l11easured at right angles.
Parcel 6 '
The Northerly 350.00 feet, as measured at right angles, of the East Half of the
Southeast Quarter of Section 14, Township 115, Range 22, Scott County,
Minnesota, except the easterly 591. 75 feet, as measured at right angles.
Parcel 7
That part of the East Half of the Southeast Quarter of Section 14, Township 115,
Range 22, Scott County, Minnesota" described as follows:.
Commencing at the northeast comer of said East Half of theSoutheast Quarter;
thence South along the east line of said East Half of the Southeast Quarter a
distance of 1167.10 feet to the centerline of of Scott County Highway No. 16;
thence deflecting to the rightlOl degrees 25 minutes 30 seconds along said
centerline a distance of255.05 feet to the intersection with the East 250 feet of the
said East Half of the Southeast Quarter, being the point of beginning; thence
continuing westerly along said centerline a distance of 200.0 feet; thence North
parallel with the east line of said East Half of the Southeast Quarter a distance of
444.40 feet; thence Easterly to a point in the west line of the East 25 0 feet of said
East Half of the Southeast Quarter said point being 444.40 feet North of the point
of beginning; thence South along the west line of the East 250.0 feet of said East
Half of the Southeast Quarter a distance of 444.40 feet to the' point of beginning.
" ~fp
"
CITY OF SHAKOPEE
Memorandum
CASE NO.: 05-030
TO: Shakopee Planning Commission
FROM: Mark Noble, Planner I
SUBJECT: Preliminary Plat of Riverside Bluffs
MEETING DATE: May 5,2005
REViEW PERIOD: January 21,2005 -May 20,2005
SITE INFORMATION
Applicant: Ryland Homes
Location: North of Eagle Creek Blvd., west of Riverside Fields
Current Zoning: Agricultural Preservation (AG) Zone/Light Industry (I-I) Zone
Proposed Zoning: Urban Residential (R-IB) Zone
Adjacent Zoning: North: Urban Residential (R-IB) Zone (w/PUD Overlay)
South: Rural Residential (RR)! Agricultural Preservation (AG) Zones
East: Agricultural Preservation (AG) Zone! Planned Residential District
(pRD) ,
West: Urban Residential (R-IB) Zone/ Light Industry (I-I) Zone
Area: Approximately 57 Acres
Compo Plan: Single Family Residential
MUSA: This site is within the MUSA boundary
Attachments: Exhibit A: Location/Zoning Map
Exhibit B: Preliminary Plat Plans
Exhibit C: Applicant Letter and Narrative
Exhibit D: City Engineering Memorandum
Exhibit E: Scott Soil and Water Conservation District Letter
Exhibit F: Public Works Director Memorandum
Exhibit G: Parks and Recreation Advisory Board Memorandum
Exhibit H: Environmental Advisory Committee Memorandum
Exhibit I: Parks & Landscape Designer Memorandum
Exhibit J: CenterPoint Energy Letter
Exhibit K: Scott County Public Works Letter
INTRODUCTION:
Ryland Homes has submitted an application for preliminary plat approval of Riverside Bluffs,
proposed for property north of Eagle Creek Blvd. and west of Riverside Fields (Exhibit A). The
plat, as currently proposed, contemplates the construction of 101 single family homes (Exhibit
B). This item was continued from the March 7th and April 7th Planning Commission meetings.
A request for MUSA and rezoning for a 14 acre portion of this property was approved by the
City Council at their April 5th meeting.
DISCUSSION:
Access to this site is shown from Eagle Creek Blvd. and from Crossings Blvd. (from the East).
There has been a substantial amount of discussion concerning park land and trails, the
configuration ofthe Prior Lake Spring Lake Channel, compliance with the Shoreland Overlay
Zone, access off Eagle Creek Blvd., and sanitary sewer service connection. The applicant has
provided a letter and project narrative (Exhibit C) that address the project as well as several of
these issues.
Planning staff commented that the City's sewer plan contemplates that the Riverside Bluffs
property would be served by sanitary sewer extended from the Prior Lake Interceptor to the west,
through the former Eagle Creek Stables property, and then to the south to serve the areas on the
south side ofCR 16. In the event that the Commission and Council choose to allow Riverside
Bluffs to be served by a connection to Riverside Fields, it should be conditioned on 1) the
developer being responsible for all costs of installation, maintenance, and future removal of the
connection, and 2) a clear understanding that service to the south will only become available
once the Prior Lake Interceptor connection is made.
Joe Swentek, Project Engineer, provided a memorandum (Exhibit D) noting issues and concerns
that City Engineering Department have regarding this project. Engineering has determined that
the issues listed in the memorandum are significant and warrant a thorough review due to their
potential to considerably affect the preliminary plat. Several of the key issues are listed below:
1. The City of Shakopee received a detailed proposal from its storm water consultant to
develop a storm water model of the Prior Lake Outlet Channel from County Road 16 to
Dean Lake in order to define the flood profile. The applicant previously indicated they
would pay for this study to determine acceptable low floor/minimum building opening
elevations.
2. The previously mentioned analysis is being performed to provide the level of detail
necessary to define the design criteria for improvements to the Prior Lake Outlet Channel
that would be required of properties proposing to develop downstream of County Road
16. The information resulting from the study will be utilized by the City, the County, the
Prior Lake - Spring Lake Watershed District and future developing properties to
specifically outline the proposed alignment of the channel, the future crossings of the
channel and recommendations for low floor/minimum building opening elevations for
these downstream properties. Results of this analysis could change the preliminary plat.
3. The applicant submitted a wetland delineation report dated November 22, 2004 to the
City of Shakopee and to the Scott Soil and Water Conservation District. Review of the
report resulted in a determination the delineation was performed outside of the accepted
growing season, the delineation was not consistent with an approved delineation of the
adjacent property to the East and no mitigation plan for proposed wetland impacts was
submitted for review. Please see the attached memo from the Scott Soil and Water
Conservation District dated January 9,2005 summarizing their concerns. As ofthis date,
no additional information' has been provided. Results of an updated delineation
performed within the growing season could result in a change to the preliminary plat.
4. The proposed extension of Crossings Boulevard to the western plat boundary does not
align with previous submittal$ of the adjacent property owner to the West. Coordination
of this alignment as it relates to the proposed alignment of the Prior Lake Outlet Channel
"
resulting from the previously mentioned analysis will be required between the City of
Shakopee, the applicant and properties to the West.
5. The applicant is proposing a temporary sanitary sewer to serve the site. The temporary
sewer is shown connecting to the proposed Riverside Fields 4th Addition system at the
intersection of Crossings Boulevard and Rye Court. Once the proposed trunk sanitary
sewer from the Prior Lake Interceptor located to the West is extended to the Riverside
Bluffs plat boundary, the temporary system will be abandoned and rerouted. The
applicant should be required to enter into an agreement with the Riverside Fields 4th
Addition property owner for the installation of the temporary sanitary sewer. The
applicant should also be required to enter into a reimbursement agreement with the City
for the abandonment of the temporary sanitary sewer and be required to work with the
City to' develop an acceptable plan for this temporary service, its abandonment and its
rerouting to a permanent system.
Additionally, Scott Soil and Water Conservation District provided a letter ofreview of the
wetland delineation report (Exhibit E), noting that there are a number of discrepancies and that a
new wetland delineation and supporting documentation is required in order to provide a
determination prior to any proposed wetland 'drain, excavation or fill activities.
Bruce Loney, Public Works Director, provided a memorandum (Exhibit F) that addresses the
number of issues that need to be resolved prior to approval of the Riverside Bluffs plat, including
but not limited to the following:
. CSAH 21 EIS
." Relocation and design of Prior Lake outlet channel
. Revised JPA between .the City of Shakopee and Prior Lake-Spring Lake WaterShed
District for cost sharing of improved channel
. Greenway corridor design in this area
. CSAH 16 roadway improvements for access to plat
. Revised wetland delineation in the spring of 2005
. Relocation of park from Riverside Fields
With the number of issues associated with this plat and others nearby sites, he states that this plat
should not be approved until 2006 construction season. If the Commission and Council were to
approve the temporary sewer extension, it should be contingent on compliance with the
conditions outlined in Mr. Loney's memorandum. Additionally, Mr. Loney commented that the
wetland delineation plan has not been accepted and that ifthis plat is approved, a condition
should be that the plat will not be reviewed by the Council until the property has been re-
delineated.
Mark Themig, Parks, Recreation and Facilities Director, has provided several memorandums
(Exhibits G & H) that address the discussions and recommendations from the Parks and
, '
Recreation Advisory Board (PRAB) and the Environmental Advisory Committee (EAC). It was
noted that there are many issues that remain unresolved; however, if the Planning Commission
recommends approval of this plat, conditions of approval should include the conditions noted in
the memorandum.
Andrea Weber, City Parks and Lands~ape Designer, provided comments and recommendations
on the site design, planting plans and woodland management plan (Exhibit n.
Shakopee Public Utilities provided a memorandum, noting that any proposed development of this
property must be served with two independent water sources that are then looped together, along
with standard SPUC requirements. They noted that there is one source in crossings Blvd. to the
east, and a second source would be from the north across future CR 21 to the watermain around Red
Oak Elementary School.
CenterPoint Energy provided a letter (Exhibit J) that addressed the proposed preliminary plat of
Riverside Bluffs, noting that they object to the plans as proposed and will only remove their
objection if the issues addressing the transmission pipeline easement(s) are met.
Scott County Public Works have provided a memorandum (Exhibit K) that addresses a number
of their issues, including a requirement that a minimum right-of-waydedication for County Road
16 shall be 75 feet from centerline, that the proposed road onto County Road 16 shall require left
and right turn lanes to be constructed on County Road 16, and that the proposed pond along
future CSAH 21 shall be designed and pennitted consistent with the County's requirements.
These comments have been incorporated into the draft resolution.
STAFF RECOMMENDATION:
As detailed above and in the attached memorandums/letters, it is clear that a number of issues
have not been completely resolved. The applicant and staff have had a number of meetings to
address these issues; however, a final determination on a number of them remains unresolved.
The review deadline for this preliminary plat application is May 20th. Without an extension from
the applicant, the Commission must forward a recommendation to the Council at this meeting to
ensure the Council has an opportunity to act on this request at their May 17th Council meeting.
Based on the number and/or significance of the unresolved issues, staff recommends that the
Commission recommend denial of the request. However, should the Commission recommend to
the City Council the approval of the request, staff suggest that the plat shall be approved subj ect
to these following conditions:
I. The following procedural actions must be completed prior to the City Council
review of the Final Plat:
A. The appli.cant shall provide plans that address CenterPoint Energy concerns
regarding the transmission pipeline easement(s).
B. The developer shall be responsible for all costs of installation, maintenance,
and future removal of the sewer extension and escrows funds for the future
abandonment of the temporary sewer line.
C. That there be a clear understanding that service to the south will only become
available once the Prior Lake Interceptor connection is made.
D. The developer shall acknowledge that the extension of sewer from Riverside
Fields 4th Addition does not constitute any approval of any kind to Riverside
Bluffs.
E. The developer shall enter into an agreement with the city for the additional
operation and maintenance costs associated with the diversion of sewage to
the Southbridge lift station with the developer's agreement of Riverside Bluff.
F. The applicant shall obtain the appropriate Wetland Conservation Act (WCA)
permits and approvals for all proposed wetland impacts.
G. A storm water infiltration system, if required, providing pretreatment of storm
water runoff prior to infiltration shall be submitted to the City for review and
approval.
H. The applicant shall work with City staff to eliminate or minimize drainage
over proposed retaining walls.
1. The applicant shall modifY all preliminary street profiles not in compliance
with the City's minimum design speeds as designated.
J. Lots 1-19 of Block 1 should not be submitted for Final Plat review until
permanent sanitary sewer is available from the West. This will eliminate
urmecessary utility congestion within Crossings Boulevard and minimize the
work required to abandon the temporary sanitary sewer.
K. 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.
The easements shall be centered along the utility alignment.
L. Adequate drainage and utility easements shall be provided along the top and
the bottom of all proposed retaining walls. Retaining walls shall not be
located within drainage and utility easements.
M. Address the comments provided by Andrea Weber, City Parks and Landscape
Designer.
N. The applicant shall meet park dedication requirements by providing park land
and the greenway corridor as generally shown on the preliminary plat. Final
park land dedication calculations shall be made prior to review of the final
plat.
O. Approval ofthe proposed park area is contingent on additional work with the
applicant, the Engineering Department, the Prior Lake-Spring Lake Watershed
District, and the adjacent developer to determine the feasibility of relocating
the channel, as well as the impact of leaving the channel as proposed in the
drawing.
P. Approval of the proposed park area is contingent on additional documentation
related to wetlands and the channel water flow design. Wetlands or areas that
would be flooded would not qualify for park dedication credit.
Q. Requirements in the Shoreland Overlay Zone ordinance should be thoroughly
researched and strictly enforced.
R. Mitigation of sound and sightlines from future County Road 21 and a future
expanded County Road 16 need to be part of the design considerations.
S. The city should research the feasibility of relocating the channel further to the
south in order to help provide the contiguous park and greenway.
T. 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
U. The proposed road onto CSAH 16 shall require left and right turn lanes to be
constructed on CSAH 16 to County standards.
V. The minimum right-of-way dedication for CSAH 16 shall be 75 feet from
centerline.
W. The development is proposing a pond in part of the County right-of-way for
CSAH 21. The pond would also need to provide a stonnwater benefit to
CSAH 21 in order for it to be located in the right-of-way. A pennit shall be
required for the construction of the pond in the County right of way.
X. The applicant shall obtain the appropriate permits for all structures to be
removed from the site and/or demolished.
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, 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 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. This shall include a service
with two independent water sources that are then looped together.
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 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 NPDESpennit prior to any land
disturbing activity. A copy ofthis permit shall be provided to the City.
8. The applicant shall obtain the necessary Scott County permits/
approvals (access, right-of-way, drainage, etc.).
9. That the applicant meet park dedication requirement by providing cash
in lieu of land dedication.
10. Sidewalks and trails shall be provided throughout the site as proposed.
11. All park dedication shall be calculated at time of final plat approval.
12. As provided in the park dedication ordinance, the exact cash
contribution will be calculated at time of final plat approval.
C. Street names and addresses shall be provided to the Shakopee Fire Inspector
for review and approval.
D. Temporary street signs shall be provided until such time that permanent street
signs are installed.
E. Provide electronic (AutoCAD) files ofthe Final Plat and all record drawings
to the City Engineering Department.
F. Easements must be shown on the Final Plat as approved by the City Engineer.
,.
G. The survey data (length and bearings) shall be shown for each lot as well as
the plat boundary and center line of streets.
H. Simultaneous to the recording of the Final Plat, a deed restriction shall be
recorded on all lots as designated by the City of Shakopee. The Deed
Restriction shall appear as the following:
This conveyance is made conditioned upon and subject to the following
restriction. The Grantee, heirs, successors and assigns, are restricted from
erecting any fence or other structure within the utility and drainage easements
dedicated by plat over the above-described property, except with the prior
written consent of the City of Shakopee., This restriction shall run in favor of
and be enforceable by the City of Shakopee.
III. 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 applicant shall obtain the necessary right-of-way and/or easements to
perform all proposed work offsite.
C. 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.
D. The developer and/or their assigns shall be responsible for the maintenance of
all areas held in common ownership.
E. The developer should implement the use of Best Management Practices for
erosion control and stormwater management during construction.
F. The applicant shall obtain the necessary CenterPoint Energy (Minnegasco)
permits/approvals.
G. Provide placement of at least one overstory/shade deciduous tree in the front
yard.
H. Provide sod placement in front yard and seed or sod placed in side and rear
yards.
1. Provide placement of 6" of topsoil. The soil composition should be similar to
the MnDOT topsoil borrow requirements.
J. Provide rain sensors for any irrigation system.
K. No landscaping, ponding; benning, or signage shall be permitted within the
County right-of-way.
L. 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.
M. Any work within the County right-of-way shall require a permit.
N. The proposed trail in the County right-of-way shall require a permit.
O. The existing field accesses and driveways to this property along CSAH 16
shall be completely removed from the County right-of-way and graded to
match the existing ditch.
P. The proposed road onto CSAH 16 shall require an access permit.
Q. The applicant must meet the city's woodland management ordinance
requirements.
R. In order for the greenway corridor to qualify for park dedication, the EAC
concurred with the PRAB's thoughts that it must serve some recreational
value, such as a trail corridor.
S. The greenway corridor should be designed in such a way that it helps enhance
a contiguous park area.
T. The applicant shall be required to construct the recreational trail shown on the
plat.
U. Connecting sidewalks shall be provided throughout the development.
V. In the park area, the developer shall:
1) Fine grade the site, picking rocks and dirt clumps %" and greater in size
2) Provide a finished grade that is approved by the city as suitable for park
use.
3) Apply a grass seed mixture "Pro Turf Lawn Mix" at a rate of60 pounds
per acre that meets the following criteria:
Item % of Mix Minimum Purity
, Germination
Alene Kentucky 30 90 95
Bluearass
Denim Kentucky 30 90 95
Bluearass
Secretariat 20 90 99
Perennial Rye
Mardigras 20 90 99
Perennial Rye
ALTERNATIVES:
1. Offer a motion to recommend to the City Cotlllcil the approval of the Preliminary
Plat, subject to the conditions as presented by staff.
2. Offer a motion to recommend to the City Cotlllcil the approval of the Preliminary
Plat, subject to revised conditions.
3. Offer a motion to recommend to the City Cotlllcil the denial of the Preliminary Plat.
ACTION REQUESTED:
Offer a motion consistent with the Commission's wishes, and ~ _
ark oble
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Riverside Bluffs
Project Narrative
Description of Property
After thoughtful consideration and study, Ryland Homes along with the property owner
Joel and Mark Liesener have prepared preliminary plans for residential development of
the Liesener property. The property is located north of Eagle Creek Boulevard and is
approximately 57 acres in size. The property is currently utilized for agricultural
purposes and large lot single"family homes. On the property are three residential
structures and associated outbuildings. Historically the property has been used for
agricultural production. Residential uses and a The property consists of several parcels
which are under ownership or under contract by the Liesener's. The site is irregularly
shaped and is bounded by Eagle Creek Boulevard to the south, agricultural uses to the
west, future County Road 21 and the South Bridge Development to the south, and
agricultural, park and the Riverside Grove residential development to the east.
Site Features-
The site topography is varied with the northern half of the property at a lower elevation
and relatively flat. The southern half of the propelty is at a higher elevation with a more
varied topography. Dividing the north and south portions of the property is a bluff line or
slope of variable grade. The Prior Lake Channel is located in a 70' wide drainage
easement on the property and bisects the southern portion of the property and then
follows the west property line before turning west. The Channel had been reaIlgned and
straightened to increase water flow. A 70 'wide drainage and utility easement is located
over the Channel. The Watershed District and the City have indicated that there are plans
to improve.the channel to control erosion and create a more naturalistic stream. Also
located in the center of the property is a 60' wide Cenerpointe Energy pipeline easement.
The easement contains an 8" gas line and traverses the site on a north/south axis.
Vegetation includes several stands of trees, wetlands pasture, lawn and fallow land. The
tree stands are associated with the Prior Lake Channel. sloped areas, fencerows, and
structures located on the property. Typical tree species include elm boxelder and maple.
In the center of the property a stock pond has been dug. Associated with the pond is a
degraded wetland complex and drainage. system that outlets water to the Prior Lake
Channel. The predominate species in the wetland areas and areas adjacent to them is
Reed Canary Grass.
Site Proposal
Riverside Bluffs is designed as single-family home community. There are 101 lots
contemplated in the proposal. Many of the home sites will offer walkout and lookout
basements in the home. In the design of the subdivision attention was paid to circulation
protection of existing site features, traffic circulation, and parkland dedication.
Circulation:
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The circulation contemplates extending Crossing Boulevard through the northern portion
of the site and constructing a nortb/south road that connects Crossings Boulevard with
Eagle Creek Boulevard (County Road 18). To ensure connectivity between adjoining
tract of land we are proposing street connections to the undeveloped parcels to the east
andwest. Road'crossings of the Prior Lake Channel were limited to one to minimize any
environmental impacts and prevent the chopping up of the greenway into smaller
segments.
Parks:
The proposal for parks is to provide land to meet our parkland dedication requirements.
When developing site plans for the property is became apparent that an innovative
solution would be required to give the City an adequately sized park that is usable. In
addition the project is located within the greenway corridor that the City is currently
developing. The Greenway would follow the Prior Lake Chrome! providing wildlife
habitat and oppOltunities for a trail system. To the east park and trail was dedicated to
the City as part of the Riverside Fields development. When developing the site plan it
became apparent that he best way to maximize parkland dedication to the City would be
by combining the existing parkland with the Greenway Corridor that is proposed along
the Prior Lake Channel. Combining all these elements in one location provides the City
with the most useable parldand. Retaining the existing park in Riverside Fields creates a
disjointed park system. The site plan contemplates combining the park remnarits into one
large park. The existing gas line easement and wetlrolds are located within the park but
are not counted toward the park requirements. There is also the option of using the gas
line easement for a trail cOllilection to Eagle Creek Boulevard. In addition we have
expanded the width of the greenway corridor to help preserve trees along the Prior Lake
Channel. The storm water ponds are located adjacent to the corridor and trail system in
Riverside Fields to provide additional habitat and visual quality. The proposal parkland
dedication is summarized below.
Park Requirements Park Proposed
Riverside Fields Park Swap: 4.1 Ac Park and Greenway: 8.2Ac.
Park Required for 101 Homes: 4.0 Ac Pipeline Easemel1t~orTrail
Total Required; 8.1 Ac and Greenway: 1.8 Ac.
Existing Wetland in Park: O.SAc
Total Park Proposed: 10.5 Ac.
Conclusion:
The landowners, Joel and Mark Liesener, and Ryland Homes have worked to prepare a
plan that provides for the creation of a greenway corridor along the Prior Lake Channel.
This plan also provides the City with parkland that is of a usable size in a central location
that is accessible to the existing residents of Riverside Fields, Riverside Bluffs and the
other undeveloped parcels to the east and west. Circulations patterns have been
developed that allow connectivity between adjoining parcels and provide easy access to
the local network of roads. The design of the subdivision and the topography allow for
the creation of walkout and !ook qut homes in a significant portion of the development.
We would like to elicit the support and suggestions from members of the City Council,
E~~\~(\ C. 3
Commissions and Staffin developing what will become a truly unique housing
neighborhood in the City of Shakopee.
~ E)(~'(Q\~ c1'
RYlAND
The Ryland Groupl 'nc.
March 1, 2005 7600 Executive Drive
Eden Prairie, MN 55344
Contractor', LIe # 20035443
. - ..-.- .. .. . ....-.... ......... ......... ,. .-..---.._- ,-- ....---. . -
www.rylond.com
Mayor and City Council
Shakopee City Hall
129 South Holmes Street
Shakopee, MN 55379
Re: Riverside Fields 4th Addition, conditions of Final Plat
Honorable Mayor and City Council members:
Riverside Fields 4th Addition Final Plat approval is before you this eyening for your
approval. As part of the City Engineering staff comments on the plan, they have asked
that the sewer connection from this property, in Crossings Blvd. to property further west
be eliminated. W e re~ectfully request that the sewer connection be left in the approved
plans for Riverside 4th Addition for the following reasons:
1) The original City Resolution for Riverside Fields and the current Resolution
approving Riverside Fields 3rd Addition, require the connection. '
2) Ryland Homes has an agreement with Mark Liesner, the property owner of the 46
acres west and adjacent to Riverside Fields; to develop the property as single
family.
a. Together with the property owner, we have been working with the City
staff since last September in preparation of plans for a single-family .
neighborhood, in reliance upon this connection.
b. Plior to the fIrst of the year the City Engineering staff indicated that if
there was sewer capacity for the Liesner property to be served temporarily
to the east, it could be done. However, more recently, City staffhas
indicated the City Council would make the determination whether the
Liesner property could be served temporw:i1y through Riverside Fields.
3) We have met with Centex Homes, and they have no objection to leaving the
connection in their plans.
4) The temporary connection supports the orderly and sequential single:.family
development of this area of the City, also supported by the logical extension of:
Crossings Blvd.; water mains; storm-water systems; park, trail, and open-space.
5)' The Liesner property is in an area of the City identified by the CitY Council as
appropriate for current development.
6) The Liesners and Ryland Homes has been working with the PRAC and the EAC
and designed a preliminary plat that:
a. Confopns to ail City Ordinances.
~+l \e\ '\'" c.~
b. Proposes a single-family neighborhood of high-value homes consistent
with City land-use wishes.
c. Provides park and trail systems consistent with City standards.
i. Ryland will dedicate additional developable easement area usable
for parks and trails as a part of the approved plat.
d. Completes a connection from existing Crossings Blvd. to County'Road 16.
, , "-' --
Ryland Homes has appeared before the EAC twice and the PRAB and will be at the
March 3 Planning Commission. We believe we have resolved all questions from the
EAC and the PRAB and we hope to be to the City Council in March or early April.
We ask that you leave the sewer connection in the Riverside Fields 4th Addition Final Plat ,
approval and allow the temporary service of the Liesner property through Riverside 4th
Addition.,
IS Enger Mark Liesner
Land Resources Manager Joel Liesner
Ryland Homes Twin Cities Division Eagle Creek Blvd.
Shakopee,A1N'
"
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City of Shakopee
Memorandum
TO: Mark Noble, Planner I ~~~
' ' , .
FROM: Joe Swentek, Project Engineer
SUBJECT: Preliminary Plat - Riverside Bluffs Addition
,
PID NO.: 27-914005-0,27-914005-1,27-914006-0, 27-914007-0, 27-914009-:0,
27-914011-0
CASE NO.: 05030
DATE: April 28, 2005
The application indicates a request for Preliminary Plat approval of a single-family (R1-B) ,
residential development located to the South and to the West of the Riverside Fields Addition.
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. The City of Shakopee received a detailed proposal from its storm water consultant to
develop a storm water model of the Prior Lake Outlet Channel from County Road 16 to
Dean Lake in order to define the flood profile. The applicant previously indicated they
would pay for this study to determine acceptable low floor/minimum building opening ,
elevations.
2. The previously mentioned analysis is being performed to provide the level of detail
necessary to define the design criteria for improvements to the Prior Lake Outlet Channel
that would be required of properties proposing to develop downstream of County Road
16. The information resulting from the study will be utilized by the City, the County, the
Prior Lake - Spring Lake Watershed District and future developing properties to
specifically outline the proposed alignment of the channel, the future crossings of the
channel and recommendations for low floor/minimum building opening elevations for
these downstream properties. Results of this analysis could change the preliminary plat.
3. The applicant submitted a wetland delineation report dated November 22, 2004 to the
City of Shakopee and to the Scott Soil and Water Conservation District. Review of the
report resulted in a determination the delineation was performed outside of the accepted
growing season, the delineation was not consistent with an approved delineation of the
adjacent property to the East and no mitigation plan for proposed wetland impacts was
submitted for review. Please see the attached memo from the Scott Soil and Water
H:\EMPLOYEE FOLDERS\JSwentek\PlatRevielVs\Riverside BluffslPrelim.PlatRevielV.Riverside.B luffs#2,doc
Page I of3
~ "'~,~,.,.. '01-
Conservation District dated January 9,2005 summarizing their concerns. As of this date,
no additional information has been provided. Results of an updated delineation
performed within the growing season could result in a change to the preliminary plat.
4. The proposed extension of Crossings Boulevard to the western plat boundary does not
align with previous subinittals ofthe adjacent property owner to the West. Coordination
of this alignment as it relates to the proposed alignment of the Prior Lake Outlet Charmel
resulting from the previously mentioned analysis will be required between the. City of
Shakopee, the applicant and properties to the West.
5. The applicant is proposing a temporary sanitary sewer to serve the. site. The temporary
sewer is shown connecting to the proposed Riverside Fields 4th Addition system at the
intersection of Crossings Boulevard and Rye Court. Once the proposed trunk sanitary
sewer from the Prior Lake Interceptor located to the West is extended to the Riverside
Bluffs plat boundary, the temporary system will be abandoned and rerouted., The
applicant should be required to enter into an agreement with the Riverside Fields 4th
Addition property owner for the installation of the temporary sanitary sewer. The
applicant should also be required to enter into a reimbursement agreement with the City
for the abandonment of the temporary sanitary sewer and be required t,o work with the
City to develop an acceptable plan for this temporary service, its abandonment and its
rerouting to a permanent system.
Preliminary Plat
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. No public improvements shall be constructed until the City Engineer and the Shakopee
Public Utilities Commission (SPUC) approves the Final Construction Plans and
Specifications.
5. The applicant shall obtain the necessary right-of-way andior easements to perform all
proposed work offsite.
6. The applicant shall obtain the necessary Scott County permits/approvals (access, right-of-
way, drainage, etc.).
7. The app,licant shall obtain the necessary Centerpointe Energy (Minnegasco)
permits/approvals.
H:\EMPLOYEE FOLDERS\JSwentek\PlatReviews\Riverside Bluffs\Prelim.Plat.Review.Riverside.Bluffs#2,doc
Page 2 of3
;oK+('~ IT 1)~
8. The applicant shall obtain the appropriate Wetland Conservation Act (WCA) permits and
approvals for all proposed wetland impacts.
9. A stonn water infiltration system, if required, providing pretreatment of storm water
runoff prior to infiltration shall be submitted to the City for review and approval.
10. The applicant shall work with City staff to eliminate or minimize drainage over proposed
retaining walls.
11. The applicant shall modifY all preliminary street profiles not in compliance with the
City's minimum design speeds as designated.
12. Lots 1-19 of Block 1 should not be submitted for Final Plat review until permanent
sanitary sewer is available from the West. This will eliminate unnecessary utility
congestion within Crossings Boulevard and minimize the work required to abandon the
temporary sanitary sewer.
13. The applicant shall obtain the appropriate permits for all structures to be removed from
the site and/or demolished.
14. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy
of this permit shall be provid~d to the City.
15. Easements shall be shown as approved by the City Engineer.
16. 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. The easements shall be
centered along the utility alignment.
17. Adequate drainage and utility easements shall be provided along the top and the bottom
of all proposed retaining walls. Retaining walls shall not be located within drainage and
utility easements.
18. Simultaneous to the recording of the Final Plat, a deed restriction shall be recorded on all
lots as designated by the City of Shakopee.
19. Provide electronic (AutoCAD) files of the Final Plat and all record drawings to the
engineering department.
Conclusion
The engineering department has completed its review of the preliminary plat application for
Riverside Bluffs Addition. It has determined the issues listed above are significant and warrant a
thorough review due to their potential to considerably affect the preliminary plat.
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Page 3 of3
EXH\fb\, E-
\
SCOTT SOIL AND WATER CONSERVATION DISTRICT
7151 West 190th Street, Suite 125 * Jordan, MN 55352.2103 Phone: (952) 492.5425
---.......;;, ~ Fax: (952) 492-5422
January 9,2005
To: Ken Arndt, Wetland Specialist
Pioneer Engineering
From: Peter J. Beckius, District Manager
Scott Soil and Water Conservation District
.
Re: Review of the Wetland Delineation Report for the Riverside Bluffs Site
A review of the Wetland Delineation Report for the Riverside Bluffs site has been completed by the
Scott Soil and Water Conservation District (SWCD). The area reviewed is located in the E 1/2 of
the SE 1/4 ofthe NE 1/4 and the N 3/4 of the NE 1/4 ofthe SE 1/4 of Section 14. T1l5N. R22W.
City of Shakopee. Scott County Minnesota. Pioneer Engineering prepared the November 22, 2004
wetland delineation report. The following comments and/or suggestions are submitted for your
consideration: '
. The "Introduction" ofthe delineation report describes the location of the subject property in the
'NW 1/4 of the NW 1/4 of Section 14". This property description is inconsistent with the ,
property boundaries shown on the exhibits contained in the delineation report. The property
reviewed by the SWCD, described above (underlined), more accurately reflects the legal
description of the exhibits contained in the delineation report. We used the exhibit labeled
"Existing Wetlands" for the site boundaries and the focus of our site investigation.
. In the future, consider numbering exhibits to correspond to the delineation narrative.
. Page 4, 5 and 6 ofthe delineation report refer to an "Eagle Creek ditch" and uses the term "east
of Eagle Creek". There is an Eagle Creek in Scott County but not in the location of the subject
property. The ditch on the subject property is locally referred to as the Prior Lake Outlet
Channel. The ditch is a DNR protected watercourse.
. In the summary on page 7 of the report, there is reference to an area that has one Protected
Water or Wetland. The wetland number "(249)", identified the report, refers to a wetland that is
not on the subject property and should not be confused with the DNR protected watercourse that
is within the subject property.
. Page 4 of the report indicates a need to be "consistent with approved wetland delineations
conducted on the abutting parcels to the east and west". The wetland delineation on the subject
property does not match up to the wetland delineation submitted for the property to the east.
. While we agree that the use of hydrologic information available from delineation reports
submitted on adjacent properties could and should be looked at as contextual reference, the
subject property will need to provide supporting documentation, specific to the site, for the
conclusion of existence or l1on~existence ofthe hydrology parameter.
EQUAL OPPORTUNITY EMPLOYER
Vic::lt II~ on thA web at: www,scottswcd.ore'
()(+\,~ ,,.. E2,...
. The wetland delineation was performed outside the growing season. The Army Corp of
Engineers (COE) generally does not accept wetland delineations performed outside the growing
season.
. The Scott SWCD will review wetland delineations performed outside the growing season if
nonnal conditions exist at the time of the delineation. Tn addition, the delineated wetland
boundary must be staked high enough on the landscape to insure aU questionable areas ar,e
included. The field review and off-siteaerial photograph review of the subject property does
not provide enough information for the SWCD to support the delineated wetland boundary.
Based on information submitted to date, we assume the wetland delineation line will ultimately
be based on the hydrology parameter. We recommend a detailed hydrologic investigation be .
completed to determine the hydrology parameter dUring parts of the growing season, particularly
early growing season, when wetland hydrology would be expected. We will review the
delineation and provide concurrence once the additional data is provided.
. A preliminary plat plan was not provided at the time of the office and field review of the
wetland. The delineated watercourse and wetlands will need to be surveyed and located on the
plat plan. Drainage and utility easements and buffer strip setbacks (if required) will need to be
identified around the perimeter of the all wetlands and along all watercourses.
. Ifno wetland impacts are proposed, an application for "Certificate of No Loss or Exemption"
should be submitted to the LGU for review and approval. If drain, excavate or fill activities are
considered, the Minnesota Local/State/Federal Application Forms for Water/Wetland Projects
(Wetland Replacement Plan) needs to be submitted to 1) the appropriate Local Government Unit
(LGU), 2) the Minnesota Department of Natural Resources (DNR), and 3) the U.S. Army Corp
of Engineers (COE) for authorization of any proposed water/wetland project affecting lakes,
rivers~ streams or wetlands that may fall within the jurisdiction of any (or all) of these three
agencIes.
. A Grading Permit should not be issued until proper approvals have been received from the LGU
for any proposed wetland drain, excavate or fill activities. The LGU is the City of Shakopee.
c: Christina Carballal, US Anny COE
Les Lemm, BWSR
Joe Swentek, City of Shako pee
Dawn Tracy, Scott County Natural Resources
Patrick Lynch, Area Hydrologist
EQUAL OPPORTUNITY EMPLOYER
Visit us on the web at: www.scottswcd.or~
~\13 \T" F\
CITY OF SHAKO PEE
Memorandum
TO: Mark Noble, Planner I
FROM: Bruce Loney, Public Works Director
SUBJECT: Approval of Riverside Fields 4th Addition Final Plat
DATE: March 11, 2005
This memorandum is in regards to the extension of temporary sanitary sewer from
Riverside Fields 4th Addition to the proposed Riverside Bluffs plat. A request has been
made by Ryland Homes to extend sanitary sewer to Riverside Bluff proposed plat to
serve this site until the permanent sewer from the west can be installed. Attached is a
map showing the sanitary sewer service districts in this area.
Engineering staff has recommended that the extension of temporary sewer be denied
since the permanent sewer may be available in a year or two. A temporary sewer
extension can be provided with several conditions as follows:
. Developer of Riverside Bluffs pays for the sewer extension and escrows funds for
, the future abandonment ofllie temporary sewer line.
. Developer acknowledges that the extension of sewer from Riverside Fields 4th
Addition does not constitute any approval of any kind to Riverside Bluffs.
. Developer enters into an agreement with the city for the additional operation and
maintenance costs associated with the diversion of sewage to the Southbrldge lift
station with the developers agreement of Riverside Bluff.
. Developer agrees that a connection to the temporary sewer line cannot be done
until the spring of2006 assuming a preliminary plat approval of Riverside Bluffs.
In my view, the proposed plat of Riverside Bluffs has several issues that need to be
resolved before approval. These issues include the following:
. CSAH 21 EIS
. Relocation and design of Prior Lake outlet channel
. Revised JP A between the City of Sbakopee and Prior Lake-Spring Lake
Watershed District for cost sbaring of improved channel
. Greenway corridor design in this area
. CSAH 16 roadway improvements for access to plat
. Revised wetland delineation in the spring of 2005
. Relocation of park from Riverside Fields
E)(f4 \ !:>,,- F ~
With the number of issues associated with this plat and others l1earby sites, in my
opinion, this plat should not be approved until 2006 construction season. Also with the
amount of work in progress such as Countryside development and the new Public Works
building project and lots in inventory already, it would be difficult for staff to properly
review and inspect this development in 2005.
In summary, staff did not recommend the temporary sanitary sewer line to Riverside
Bluffs proposed plat for orderly extension of utilities and for growth management. If
council wants to approve the temporary sanitary sewer line connection, it should be done
with conditions outlined in this memo.
~nf7l
Public Works DIrector
BL/pmp
Riverside 4th addition
~)Gt1l~''- 't \
CITY OF SHAKOPEE
MEMORANDUM
To: , Mark Noble, Project Manager
From: Mark Themig, Parks, Recreation and Facilities Director
Date: March 30.2005
Subject: Parks and Recreation Advisory Board Review of the Preliminary
Plat for Riverside Bluffs, Ryland Homes
INTRODUCTION
I am writing to provide you park related comments for the Riverside Bluff's development,
and the Parks and Recreation Advisory Board's recommendation.
DISCUSSION
The Parks and Recreation Advisory Board (PRAB) reviewed the proposed Riverside
Bluff's preliminary plat at their February 28 meeting, but tabled action to get further input
from the Environmental Advisory Committee (EAC) on the proposed greenway corridor.
The PRAB resumed discussion on the application at their March 28 meeting.
As with the EAC. the PRAB struggled with the proposed application since this is a single
development in a large area with more prominent natural resources than more recent
developments. In addition, there are likely to be other development proposals in the
area, and an overall master plan for the area would be desirable. However, Mr. Sullivan
worked diligently with staff. the EAC, and the PRAB to prepare a plan that attempts to
reach compromise with the most significant issues.
Specific items that the PRAB discussed included the following:
1. Whether or not credit should be given for park dedication for the proposed greenway
corridor.
The application requested park dedication credit in exchange for providing a
greenway corridor along the outlet channel. If the applicant was not given credit, they
would eliminate the proposed greenway corridor.
The PRAB came to consensus that if the greenway corridor served a recreational
use, then park dedication credit is appropriate. In this case, the applicant was able to
demonstrate that the greenway corridor could accommodate a trail, which was noted
by the PRAB as the number one priority for residents in our 2003 Parks and
Recreation survey, and therefore would be eligible for credit. However, the PRAB
noted that they would review credit for greenways on a case-by-case basis.
The applicant also agreed to pay for the costs .of constructing the trail.
2. The applicant's request to relocate the park from the Riverside Fields development to
the Riverside Bluffs development.
When Riverside Fields was approved, the intent with the park dedication was to add
additional land to the west so the park would serve as a larger facility for the entire
Ex ~'h 0 ,,- ""Z-
area. The applicant is proposing to relocate the park apparently due to roadway
design issues that would restrict the amount of land that could be added to the
existing Riverside Fields park.
The PRAB.was generally agreeable to relocating the park from Riverside Fields to
Riverside Bluffs" but noted that the applicant has a responsibility to notify
homeowners in the Riverside Fields development of this change, and handle any
questions from those homeowners.
3. Whether the city should accept the area within the gas line easement as park land
and greenway corridor. '
The applicant is proposing to dedicate the gas line easement to the city. However,
there is no park dedication credit for this easement. The PRAB was generally In favor
of accepting the gas line easement, except that portion covered in Outlot I.
4. The/ocation and size of the park.
By relocating the park further west, there appears to be an opportunity to add
additional land as this area develops. The applicant is proposing about 4-5 acres of
contiguous usable park land. Additional park land could be acquired through
dedication when development occurs to the west, for an 8-10 acre park that would
serve the entire area.
However, expanding the park area would require evaluating the location of the outJet
channel. If the channel stayed in its current location, an expanded park would be
segmented by the channel and likely cost more to develop due to the need to
construct bridges over the channel. The applicant noted that it appears feasible to
relocate the channel south, but that would require working with the adjacent
developer.
The PRAB was generally agreeable to the proposed park size and location, but
noted that the channe/location needs to be evaluated further with Engineering, the
Prior Lake-Spring Lake Watershed District, and the adjacent developer. This will
likely take some time.
PARKS AND RECREATION ADVISORY BOARD PARK DEDICATION
RECOMMENDATION
The Parks and Recreation Advisory Board recommended approval (6-0) of the proposed
preliminary plat dated February 28, with the following conditions:
a. The applicant shall meet park dedication requirements by providing park land and
the greenway corridor as generally shown on the preliminary plat. Final park land
dedication calculations shall be made prior to review of the final plat.
b. Recommendation of approval of the proposed park area is contingent on additional
work with the applicant, the Engineering Department, the Prior Lake-Spring Lake
Watershed District, and the adjacent developer to determine the feasibility of
relocating the channel, as well as the impact of leaving the channel as proposed in
the drawing.
c. RecQmmendation of approval of the proposed park area is contingent on additional
documentation related to wetlands and the channel water flow design. Wetlands or
areas that would be flooded would not qualify for park dedication credit.
d. The applic?nt shall be requir~d to construct the recreational trail shown on the plat.
F'>c+Ha tT ~3
STAFF COMMENTS AND RECOMMENDATIONS
There are still many issues yet to be resolved with this plat. The most pressing appear to
be the amount of wetlands in the areas identified as park land, the design of the channel
, going west into the adjacent development, and the channel water flow design. If the
Planning Commission recommends approval, conditions of approval should include the
items. stated above, with the understanding that significant work is still needed.
Finally, I would note the fOllowing additional tequirements should be added as conditions
of approval for the preliminary plat:
e. Connecting sidewalks shall be provided throughout the development.
f. In the park area, the developer shall:
1) Fine grade the site, picking rocks and dirt clumps %" and greater in size
2) Provide a finished grade that is approved by the city as suitable for park use.
3) Ensure a minimum of 6" of topsoil.
4) Apply a grass seed mixture "Pro Turf Lawn Mix" at a rate of 60 pounds per acre
that meets the followina criteria:
Item % of Mix Minimum Purity
Germination
Alene Kentucky 30 90 95
BfueQrass
Denim Kentucky 30 90 95
Bluegrass
Secretariat 20 90 99
Perennial Rve
Mardlgras 20 90 99
Perennial Rye
Please let me know if you have any questions.
~ . ". .. .....
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CITY OF SHAKOPEE
MEMORANDUM
To: Parks and Recreation Advisory Board
From: Mark Themig, Parks, Recreation, and Facilities Director
Meeting Date: March 28, 2005
Subject: Preliminary Plat Review of Riverside Bluffs, Ryland Development,
Continued from February 28 Meeting
INTRODUCTION
The Advisory Board considered the proposed Riverside Bluff's preliminary plat at your
February 28 meeting, but tabled action following further discussion from the
Environmental Advisory Committee, which also tabled action at their February meeting.
The Advisory Board is asked to remove this item from the table and continue discussion.
DISCUSSION
Environmental Advisory Committee Recommendation
The Environmental Advisory Committee continued discussion on the proposed
preliminary plat at their March meeting. They had considerable discussion about the
original plat and a revised plat that provided some additional protection for wooded
areas, as well as what was the best area to incorporate into the greenway system. The
applicant also presented drawings that showed how a trail could be incorporated into the
greenway corridor running south toward CR 16.
The Committee ultimately recommended approval of the original proposed preliminary
plat, with the following conditions:
1. The developer should implement the use of B~st Management Practices for erosion
control and stormwater management during construction.
2. The applicant must 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. (This is now city ordinance.)
6. Rain sensors for any irrigation system.
7. Requirements in the Shoreland Overlay Zone ordinance should be thoroughly
researched and strictly enforced.
8. Mitigation of sound and sightlines from future County Road 21 and a future
expanded County Road 16 need to be part of the design considerations. ,
9. In order to for the greenway corridor to qualify for park dedication, the EAC
concurred with the PRAB's thoughts that it must serve some recreational value, such
as a trail corridor.*
10. The greenway corridor should be designed in such a way that it helps enhance a
contiguous park area. *
11. The city should research the feasibility of relocating the channel further to the south
in order to help provide the contiguous park and greenway.*
E",K~ ,~" ~"
Park Dedication Considerations
Please refer to the attached February 28 staff memo for detailed information on park
dedication considerations. At this time, it is difficult for me to give you good suggestions
on the proposed plat, because so much depends on what occurs on the Noecker
development to the west. One option is to continue the park area into the Noecker
development. However, that would likely require relocating the channel in order to
ensure a contiguous park area. I will have a drawing at the meeting that shows a revised
plat for the Noecker development.
Some considerations include the following:
. Do you support relocating the park from Riverside Fields?
. Does the proposed plan provide adequate active park areas?
. Do you support using park dedication toward greenways?
Also, the status of the city actually moving forward on Riverside Bluffs is still in question.
As we discussed at the February meeting, Riverside Bluffs' approval is contingent on
City Council granting temporary sewer service from the east. If Council does not grant
that service, this development can not move forward.
I will review all of the issues in detail at your meeting on Monday.
REQUESTED ACTION
The Advisory Board should discuss the proposed plat, and if so inclined, make a
recommendation on park dedication to the Planning Commission and City Council.
E)<~ \C() rr '=\ -"\ .
CITY OF SHAKOPEE
MEMORANDUM
To: Parks and Recreation Advisory Board
From: Mark Themig
Meeting Date: February 28, 2005
Subject: Preliminary Plat Review of Riverside Bluffs, Ryland Development
INTRODUCTION
The Parks and Recreation Advisory Board is asked to conduct a review of the Riverside
Bluffs development.
BACKGROUND
Brian Sullivan from Ryland Homes will be in attendance at your meeting to present the
Riverside Bluffs development. This is a +/- 57 acre development located north of County
Road 16 and south of the Southbridge development. Ryland is proposing 101 lots on the
property, with 70' widths. Home costs are anticipated to be approximately $325,00-
$450,000.
, The land is currently a mix of woodlands, bluff line, and open areas. The Prior Lake
outlet channel rUns through the property. I have attached the project narrative, the
Environmental and Park Plan Review, and plat drawings from Ryland.
DISCUSSION
, This development is the first submittal for an area that wifllikely see significant
development in the near future. It is also an important component of the city's developing
greenway system, which is discussed in more detail below. Finally, land associated with
this application was identified for adding to the park land that was dedicated in the
Riverside Fields development to the east, in order to serve the overall area. As you will
see, this application proposes moving that park and rededicating new land for parks.
Staff met individually with Ryland Homes on several occasions, as well as jointly with
other developers in the area to try to facilitate discussion among the different developers
so we have a more unified development approach. Ryland has been receptive to
working with the city to meet the varied goals for the area. However, there are several
,considerations that the Board will want to discuss with the applicant.
Park Dedication Requirements
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 single-family units, so the ordinance establishes:
3.0 persons/lot X1 01 lots /75 = 4.04 acres of park land
rK+t .0t, q'f
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 2005 Fee
Schedule would be:
101 single-family units X $4,632/unit = $467,832
Considerations
Greenwav Corridors
For those of you that may not be aware, development of a greenway system is an
initiative that the Environmental Advisory Committee has been working on for several
years. As part of the city's acceptance of the Natural Resource Inventory, City Council
directed staff to use the Natural Resource Inventory to identify significant natural
resources that could be included in an overall greenway plan.
The term "greenway" is a general term for an infrastructure that can do several things:
. Protect significant natural resources such as wetlands, bluff lines, woodlands, etc.
. Provide wildlife movement corridors.
. Connect elements within the area by providing trail or recreational connections.
The Advisory Board hasn't heard much about greenways up to this point for two
reasons: (1) we haven't had much development occur in areas that have been identified
for potential greenways; and (2) the city doesn't have specific criteria for greenway
corridors developed yet. In 2004, the city received a planning grant from the Minnesota
DNR to help facilitate the greenway planning process. We currently have a planning firm,
CR Planning, who is developing refined greenway maps and actual design criteria for
greenway corridors.
Since we don't have specific greenway design criteria in place, it has been' somewhat
difficult for staff to provide specific direction to Ryland on the greenway design. Ryland's
proposal attempts to incorporate elements of the greenway concept along the outlet
channel and gas line easements.
Their proposed corridor varies in size from large open park spaces to as small as a 70'
in one segment. Trails are planned for portions of the corridor. However, as the corridor
goes south toward CR 16, the trail diverts to the gas line easement in order to meet ADA
requirements. The applicant is requesting park dedication credits for the greenway
corridor, including the outlet channel easement areas.
Channel Restoration Work
The Prior Lake-Spring Lake Watershed District has long-term plans to reconstruct the
channel through this area. However, there is no funding at this time; Ryland's plans
include re-routing the channel in portions of the property, which would entail some
reconstruction. However, it doesn't appear that Ryland would provide the same level of
restoration that the Watershed District is using in restoring other areas of the channel.
Funding the remaining work would be the responsibility of the Watershed District and the
City, since we have shared responsibility for this channel.
Sanitarv Sewer Service
The city's sanitary sewer plan requires that service come from the west in order to meet
the needs of future development to the south. However, the applicant is requesting
temporary service to the east until a connection can be made to the west. The city's
engineering department is still reviewing this request.
5'>,~ lib rr ,,~-
Trail Construction
At our last discussion, the applicant has indicated that they would not construct the trails
shown on the plan as part of this development, and there is no city funding identified for
the trail construction cost at this time.
Adiacent Developments
This development will likely set certain design considerations for adjacent developments.
Specifically, Crossings Boulevard would continue west with this proposal, potentially
creating larger green space area along the channel.
Woodlands
The applicant is proposing to remove 90% of the woodland (936 trees 6" or greater
DBH) and preserving 98 trees. The quality of the woodland, ranges from low to medium
quality, with some unknown quality. Species included box elder, elm, black cherry, silver
maple, and willow.
Applicant Proposal
Park and Open Space
As part of their proposal, the applicant is requesting that the park that was provided in
Riverside Fields (east of this development) be moved to this development and
incorporated into the greenway corridor. This would provide a more central park for the
overall area. Although the land was dedicated to the city in Riverside Fields, legally it
can be rededicated in other areas. If this were to happen, the original park land would
revert to the previous owner, Ryland Homes.
The applicant's proposal includes 10.5 acres of area they are calling park land. This is
designated as follows:
Required Park Land Park Land Prooosed
Riverside Fields: 4.1 acre Park and Greenway Corridor: 8.2 acres
Riverside Bluffs: 4.0 acres
Total 8.1 acres 8.2 acres
The applicant is showing a total of 10.5 acres of park, greenway, gas line easements,
and wetlands that would all be dedicated to the city. Although the city may accept
dedication of the gasline easements and wetlands in order to serve park, trail and open
space purposes, the developer is not eligible for park dedication credit for these areas.
As you can see, the applicant is requesting park dedication for segments of the
greenway corridor. Providing park dedication credit for greenways is a new concept for
the Parks and Recreation Advisory Board, and may warrant a joint discussion with the
Committee and the Parks and Recreation advisory Board.
Finally, the size of the more active park area that is being proposed may not be
adequate to serve the needs of the overall area.
Environmental Advisory Committee Comments
The Environmental Advisory Committee reviewed the proposed development at their
February meeting, but tabled any action due to unresolved questions about the
greenway corridor. They are having a work session on March 2 to try to clarify the
i:X~'~T ~,~
greenway corridor in this area. The Advisory Board is welcome and encouraged to
attend that meeting in order to gain a better understanding of the greenway concept. The
meeting will be held at 6:30 p.m. in the Council Chambers.
REQUESTED ACTION
The Advisory Board is asked to review this proposed development with the applicant.
However, I am recommending that you table action pending further input from the
Environmental Advisory Committee on greenways.
i:)e~ua rr t-l,
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Mark Themig, Parks, Recreation and Facilities Director
Date: March 30, 2005
Subject: Environmental Advisory Committee Review of the Preliminary Plat
for Riverside Bluffs, Ryland Homes
INTRODUCTION
I am writing to provide you natural resource related comments for the Riverside Bluff's
development, and the Environmental Advisory Committee's recommendation.
DISCUSSION
The Environmental Advisory Committee (EAC) reviewed the proposed Riverside Bluff's
preliminary plat at their February 29 meeting, but tabled action to have further discussion
on greenway corridor criteria and design. The EAC resumed discussion on the
application at their March 9 meeting.
As with the Parks and Recreation Advisory Board (PRAB), the EAC struggled with the
proposed application since this Is a single development in a large area with more
prominent natural resources than more recent developments. In addition, there are likely
to be other development proposals in the area, and an overall master plan for the area
would be desirable. However, Mr. Sullivan worked diligently with staff, the EAC, and the
PRAB to prepare a plan that attempts to reach compromise with the most significant
issues.
Specific items that the EAC discussed included the following:
1. The proposed greenway corridor location.
The applicant initially proposed the greenway corridor along the outlet channel. as
part of their park dedication requirements. If the applicant was not given credit, they
would eliminate the proposed greenway corridor.
The EAC had considerable discussion about the intent of the greenway corridor. For
example, the corridor could provide a recreational amenity, wildlife movement, or
protect a significant natural resource. The primary discussion revolved around
whether the channel or the woodlands should be the corridor. The EAC held a
special work session to discuss greenway corridor criteria and design.
Ultimately, the EAC came to consensus that the planas presented best ,
demonstrates the greenway corridor. Although the woodlands on the property are a
worthwhile natural resource, the are not "old growth" woods, and therefore have less
ecological value. The EAC did recommend that we evaluate the alignment of the
channel as it moves west.
E)C'~ '0 \'T"" \0-\.'2.-
2. Shorefand Overfay Zone
Portions of this development are within the Shoreland Overlay Zone. As a result of
discussion at the EAC, the applicant adjusted their plans to meet certain standards
required in the Shoreland Overlay Zone. The EAC recommended that the city
thoroughly research requirements in the Shoreland Overlay Zone and strictly enforce
its compliance.
3, Impacts of County Roads
This development will be between two major county roads. Future CR 21 is likely to
be built on the north, and CR16 will someday be expanded to four lanes. The EAC
recommended that the development provide adequate buffer from the future noise
and sightline issues from these roadways.
ENVIRONMENTAL ADVISORY COMMITTEE RECOMMENDATION
The Environmental Advisory Committee recommended approval (6-0) of the proposed
preliminary plat dated February 28, with the following conditions:
a. The developer should implement the use of Best Management Practices for erosion
control and stormwater management during construction.
b. The applicant must meet the city's woodland management ordinance requirements.
c. Placement of at least one overstorylshade deciduous tree in the front yard.
d. Sod placement in front yard and seed or sod placed in side and rear yards.
e. Placement of 6" of topsoil. The soil composition should be similar to the MnDOT
topsoil borrow requirements. (This is now city ordinance.)
f. "Rain sensors for any irrigation system.
g. Requirements in the Shoreland Overlay Zone ordinance should be thoroughly
researched and strictly enforced.
h. Mitigation of sound and sightlines from future County Road 21 and a future
expanded County Road 16 need to be part of the design considerations.
i. In order to for the greenway corridor to qualify for park dedication, the EAC
concurred with the PRAB's thoughts that it must serve some recreational value, such
as a trail corridor.
j. The greenway corridor should be designed in such a way that it helps enhance a
contiguous park area.
k. The city should research the feasibility' of relocating the channel further to the south
in order to help provide the contiguous park and greenway.
STAFF COMMENTS AND RECOMMENDATIONS
As noted in the park dedication memo, there are still many issues yet to be resolved with
this plat. If the Planning Commission recommends approval, conditions of approval
should include the items stated above, with the understanding that significant work is still
needed.
Please let me know if you have any questions.
~)(-H \ ())\-r- '" ,
CITY OF SHAKOPEE
MEMORANDUM
To: Environmental Advisory Committee
From: Mark Themig
Meeting Date: March 9, 2005
Subject: Continued Preliminary Plat Review of Riverside Bluffs, Ryland
Development
INTRODUCTION
The Environmental Advisory Committee tabled action on the Riverside Bluffs
development at the February 9 meeting. The Committee is asked to continue discussion
on the proposed development.
BACKGROUND
The Environmental Advisory Committee considered the proposed Riverside Sluffs
development on February 9. At that meeting, action was tabled primarily due to
unresolved questions about the greenway corridor.
With the help of a grant from the Minnesota DNR, the Committee is leading a natural
resources planning process that, will result in a detailed greenway map with greenway
design criteria and implementation options. This project is expected to be completed
sometime this summer. However, the city is required by law to review and act on a
development application within 120 days, unless the applicant agrees to an extension.
Therefore, the city must review this application and either approve or deny it before the
greenway planning process is completed.
The Committee held a work session on March 2 to discuss criteria to be used in
prioritizing greenway corridor options. CR Planning prepared a summary of that meeting,
which is attached.
DISCUSSION
Greenway Corridor/Park Land Dedication
The Committee had considerable discussion on February 9 about the location of the
greenway corridor. There were questions about whether the wood line or the channel
was more important to try to protect in the greenway. One option discussed would
involve moving the channel along the wood line. The Prior Lake-Spring Lake Watershed
District is receptive to discussions about moving the channel, although it would ultimately
require working with the Noecker Development to the west, not Ryland Homes.
Based on comments from the February 9 meeting, Ryland Homes has sub'mitted a
revised concept that would provide some protection forthe woodland (see attached
maps). They've also shown the potential for moving the stream.
In both of the concepts, Ryland Homes is proposing to use park dedication for the
greenway corridor. The Parks and Recreation Advisory Board discussed using park
E~.(\err 4-\A
dedication for greenways. Although they did not take an actual vote, there seemed to be
consensus that if the corridor serves a recreational purpose, some park dedication might
be appropriate. Ryland Homes has also showed how a trail could be incorporated into
the proposed greenway corridor to the south and still meet ADA compliance.
The Parks and Recreation Advisory Board also tabled action on this plat to get further
feedback from the Environmental Advisory Committee regarding greenways. I do want to
note that the Advisory Board expressed concern about the amount of active park land
being provided. As I mentioned previously, the concept for parks in this area involved
adding to the park land that was dedicated in the Riverside Fields to provide a larger,
centrally located active park forup to 400 single~family homes that will be constructed in
the area. In my opinion, both concepts being presented do not achieve this goal.
Shoreland Overlay Zone
Portions of the development are within the shoreland overlay zone, which extends 300'
from the center line of the channel. Requirements of the shoreland overlay zone include
the following:
. Lots must be at least 75' wide.
. 25' buffer along the channel.
. 50' structure setback from the ordinary high water level.
. Slopes less than 18% within the overlay zone are not considered bluffs.
The updated concept drawings have been revised to reflect the requirements for 75' lots
in the shoreland overlay zone, and it appears the applicant is meeting the other
requirements of the overlay zone. The overlay zone text does state that "lots created
through subdivision must be suitable in its natural state for the proposed use with
minimal alteration" (Subd. 7.). However, the specific criteria that defines "minimal
alteration" are not as clear. I should have more interpretation on this text for the meeting.
REQUESTED ACTION
The Advisory Committee is asked to review the proposed development and make a
recommendation to the Planning Commission and City Council regarding environmental
issues. You have options of recommending approval as presented, recommending
approval with modifications, orrecommending denial based on specified criteria that can
be supported in the city's existing ordinance. As submitted, the proposal appears to
meet the city's ordinance requirement. The only question would be whether or not the
proposed development exceeds the minimal alteration discussed in the shoreland
overlay zone.
Standard conditions for approval include the following:
1. The developer should implement the use of Best Management Practices for erosion
control and stormwater management during construction.
2. The applicant must 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 s,od placed in side and rear yards.
5. Placement of 6" of topsoil. The soil composition should be similar to the MnDOT
topsoil borrow requirements. (This is now city ordinance.)
6. Rain sensors for any irrigation system.
The Committee maywant to add additional conditions as you deem appropriate.
E)(+\, o\r +\-;
CITY OF SHAKO PEE
MEMORANDUM
To: Environmental Advisory Committee
From: Mark Themig
Meeting Date: February 9, 2005
Subject: Preliminary Plat Review of Riverside Bluffs, Ryland Development
INTRODUCTION
The Environmental Advisory Committee is asked to conduct a review of the Riverside
Bluffs development.
BACKGROUND
Brian Sullivan from Ryland Homes will be in attendance at your meeting on February 9
to present the Riverside Bluffs development. This is a +/- 57 acre development located
north of County Road 16 and south of the South bridge development. Ryland is
proposing 101 lots on the property, with 70 widths. Home costs are anticipated to be
approximately $325,00-$450,000.
The land is currently a mix of woodlands, bluff line, and open areas. The Prior Lake
outlet channel runs through the property. I have attached the project narrative, the
Environmental and Park Plan Review, and plat drawings from'Ryland. '
DISCUSSION
This development is the first submittal for an area that will likely see significant
development in the near future, and it is an important component of the city's developing
greenway system. As a result, staff has met individually with Ryland, as well as jointly
with other developers in the area to try to coordinate developments. Ryland has been
receptive to working with the city to meet the varied goals for the area. However, there
are several considerations that the Committee will want to discuss with the applicant.
Greenway Corridor
Since we don't have specific criteria for the greenway corridor developed yet, it has been
somewhat difficult for staff to provide specific direction to Ryland on the greenway
design. Ryland's proposal attempts to incorporate elements of the greenway concept
along the outlet channel and gas line easements.
The proposed corridor varies in size from large open park spaces to as small as a 70' in
one segment. Trails are planned for portions of the corridor. However, as the corridor
goes south toward CR16, the trail diverts to the gas line easement in order to meet ADA
requirements. The applicant is requesting park dedication credits for some of the
greenway corridor, including the outlet channel easement areas.
Park and Open Space
As part of their proposal, the applicant is requesting that the park that was provided in
Riverside Fields (east of this development) be moved to this development and
Ex\-( '~\T'" .\-\~
incorporated into the greenway corridor. This would provide a more central park for the
overall area.
They are also requesting park dedication for segments of the greenway corridor. As
proposed, the applicant is showing 10.5 acres of park, greenway, gas line easement,
and wetlands. This would be a new concept for the Parks and Recreation Advisory
Soard, and may warrant a joint discussion with the Committee and the Parks and
Recreation advisory Board.
Channel Restoration Work
The Prior Lake-Spring Lake Watershed District has long-term plans to reconstruct the
channel through this area. However, there are no funding at this time. Ryland's plans
include re-routing the channel in portions of the property, which would entail some
reconstruction. However, it doesn't appear that Ryland would provide the same level of
design that you reviewed in the most recent channel reconstruction project.
Sanitary Sewer Service
Sanitary sewer service would normally come from the west to serve this development.
However, the applicant is requesting temporary service to the east until a connection can
be made to the west. Although this is feasible, the Committee may want to discuss any
environmental considerations that this has.
Trail Construction
The applicant has not indicated yet whether or not they would construct the trails as part
of this development. There is no city-funding identified for the trail construction cost at
this time.
Adjacent Developments
This development will likely set certain design considerations for adjacent developments.
Specifically, Cro,ssings Boulevard would continue west with this proposal, potentially
creating larger green space area along the channel.
Woodlands
The applicant is proposing to remove 90% of the woodland (936 trees 6" or greater
DSH) and preserving 98 trees. The quality of the woodland ranges from low to medium
quality, with some unknown quality. Species included box elder, elm, black cherry, silver
maple, and willow.
I did not have a reduced size woodland management plan, but will get that and forward it
to you electronically on Monday.
Park and Landscape Designer Comments
Andrea Weber, the city's Park and Landscape Designer, will be providing additional
comments. (They were not complete at the time of delivering packets.) I will forward
those to you on Monday. ,
REQUESTED ACTION
The Advisory Committee is asked to review this proposed development and make a
recommendation to the Planning Commission and City Council regarding environmental
issues.
1:)(+\\(0,'" "I.
,
CITY OF SHAKOPEE
Memorandum
To: Mark Noble, Project Manager
From: Andrea Weber, R.L.A., Parks and Recreation Landscape Design
Subject: Riverside Bluffs
Date: FebrnalY 4, 2005
INTRODUCTION
The following is a list of staff review comments and recommendations for the Riverside
Bluffs Residential Development. Comments regarding site design, planting plans and
woodland replacement are included.
STAFF REVIEW COMMENTS
The following comments are listed referencing sheet pages of the CUI Tent drawing set
submitted dated JanualY 20,2005.
1.) Cover Sheet (Overall Site Plan)
. Sidewalks: There is a trail connection on the N side of Crossings Blvd. toward
Riverside Fields but there is no trail shown in Riverside Fields on the adjoining
lot. This trail would serve as a connection to the trail up Rye Ct. in Riverside
Fields to cross future Co Rd 21. If there is no actual trail connection in Riverside
Fields for this lot, I think the developer of Riverside Bluffs should work with this
homeowner and the Riverside Fields Developer to install this important trail
connection.
. Though they may not be required, sidewalks along at least one side of all. three
cul-de-sacs proposed would be beneficial to this development due to the long
length of the cul-de-sacs and the topography ofthe site, in order to help protect
the safety of pedestrians and to encourage walking for health and sustainability.
. Aligning the proposed street stub to the east property line and the cul-de-sac,
Street E, would reduce home sites with headlights flashing onto them due to being
located at the endof 'T' intersections and would reduce the number of
intersections, which could improve safety.
. Removing lots along the park site would allow for a more desirabe shape and
better functioning park space, especially lots 1-5.
. A trail connection built by the developer along the drainage channel would be
desirable (see below)
2.) Sheet 5. Preliminary Grading.
E)t''tt,r:r,,... J
'Z-
. The average slope (though the slope is not continuous) along the drainage channel
is less than 0.5% (using a grade change of 4.2' and a distance of 840'). This
would easily allow an ADA accessible trail along the east side of the channel. I
think a trail along the channel which will be reconstructed as an amenity, is much
preferable to a trail along the gas line easement. Though it may require the
removal ofa few additional trees, I think the overall benefit is worthwhile.
. There are a lot of retaining walls shown in the residential areas. I would
recommend a uniform material for these and would encourage natural boulder
walls for durability, aesthetic quality, and sustainability. They are approximately
the same price as concrete unit walls.
. Further grading comments are located in number 4, below.
3.) Sheet LS 1, Preliminary Planting Plan.
. The Landscape notes and Tree Planting Detail should show a dimension of 6' -8'
wood mulch ring for canopy trees (as in current International Society of
Arboriculture details).
. Plant List substitution of Red Oaks is required. Red Oaks are the most susceptible
to Oak Wilt, which is documented in nearby areas. In addition, acoms droppping
onto roads and sidewalks is not desirable for maintenance and safety reasons. Bur
Oak or Swamp White Oak may be substituted in the park site if they are moved to
50' min. o.c. from the curb line to minimize acom drop on the road and sidewalk
surface. For residential road sections, Red Oak may be substituted with
, Hackbeny (Celtis occidentalis) or Ironwood (Ostrya virginiana).
. Screening: most lots along Eagle Creek Blvd. have adequate evergreen screening
from traffic view and noise except Lots 2-4 on Street D and Lots2, 3 on Street E,
which should have screening added unless a solid wall is proposed and shown on
plans.
. The existing tree line and existing trees to be preserved should be shown on the
Landscape Plan.
4.) Sheet TR 1 Preliminary Tree Preservation.
0 The tree replacement calculations are based on all woodlands on site being low
quality. This is incorrect. There are 4 woodland areas defined on the site; one is
"unknown", 2 areas are medium quality, the last is a low quality woodland. The
"unknown" quality area will require further review by staff to determine a
replacement rate. The medium quality areas require two trees replaced for every ,
three removed. Low quality is as stated on the plan. The different quality areas
will need to be separated on the tree inventory and recalculated according to the
appropriate rates. The developer should contact me for further information on the
location ofthe woodland areas, if needed. A copy of the woodland areas is
attached.
. The proposed amount of trees being removed (90%) shows little attempt to
preserve woodlands except where it causes no challenge for construction. Taking
the Grading Plan, Sheet 5, into account there is the potential for small clumps of
woodland to be preserved along the west side of Street A, in back of houses on
r,)('+4\G" T .
-~
the east side of street A , between Street E and the gas easement, in back of
houses along Street B. All of these preservation areas would require little or no
change to proposed grading.
. There is a significant amount of grading shown in this site in order to achieve
walk*out and view-out home sites as evidenced by all of the retaining walls
shown along the backs oflots. Ifa more sensitive grading approach were taken, it
would be possible to save more trees. Some areas where less grading could allow
more tree preservation would be: along the west side of the channel near Street D
cul-de-sac, Lot 10 of Street D, and around the Street E cul-de-sac. In these cases,
the economic value between a "partially wooded" lot and a walk out could be
reviewed.
. Another factor to consider is that the developer is only proposing to plant the
same number of trees as their (incorrect) mitigation requires. Preserving more
trees may help offset the recalculated value of replacement and thus be of benefit
to the developer and the woodlands
. Tree preservation fence should be labeled on the plan.
-
~)G,",\bT" ..l\
. r::r:;Ofnt. 700 West Linden Avenue
PO Box 1165
Minneapolis. MN 55440-1165
February 1, 2005
Mark Noble
Planner
129 South Holmes'
Shakopee, MN. 55379
RE: Proposed plat of Riverside Bluffs
Dear Mr. Noble:
With reference to the preliminary plat of Riverside Bluffs, Cent~rPojnt Energy does have an
existing high-pressure natural gas transmission pipeline within this proposed plat.
CenterPoint Energy strongly objects to plans as prepared. I was contacted. about this
property recently and forwarded a detailed letter to Chad Baker at fax #952.223.4240 as
he requested. The letter dated January 6, 2005 explained the details of this natural gas
transmission pipeline and the process required to develop this parcel. Copy enclosed.
rhe information prepared by Pioneer Engineering is incorrect and with many flaws. They
are listed as follows:
1. The transmission pipeline easement recorded as document number A631418 is not
on any part of this property but for the property immediately to the west.
2. The transmission p,ipeline easement in the Southeast quarter of Section 14 was
reduced to a 1 DO-foot strip according to Modification and Amendment of Easement
Grant, recorded as document number 117360.
3. The transmission line easement in the Northeast Quarter is an existing blanket
easement filed with the Scott County Recorder on November 25, 1939 in Book of
Easements on page 97.
CenterPoint Energy will release the existing easements over the above referenced property
upon receipt of a new easement defining an SO-foot wide strip on the south end where the
grade is steep, and a 66-foot easement over the remainder of the property to the north.
CenterPoint Energy must be contacted as soon as possible before this objection will be
removed. My telephone number is 612.321.5381.
Respectfully,
CENTERPOINT ENERGY
~ t{!l~
Steven Von Bargen
Right-of-Way Acjministrator
P.O. Box 1165
Mpls., MN. 55440-1165
pc: Brian Sullivan, Ryland Homes
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: ' . CenterPointTM 700 West Linden Avenue
P.O. Box 1165
Energy Minneapolis, MN 55440-1165
Minnegasco January 6, 2005
Chad Baker
by fax #952.223.4240
RE: CenterPoint Energy easement #887-1-24 & 887-1-23
East half of Section 14, Township 115, Range 22
Dear Mr. Baker:
In response to your request, CenterPoint Energy currently has two easements over the
parcel number 7 you faxed recently. That part of the parcel located in the Southeast
quarter of Section 14 was reduced to a 1 DO-foot strip according to Modification and
Amendment of Easement Grant, recorded as document number 117360. Copy to
follow.
As to that part of the parcel in the Northeast Quarter, CenterPoint Energy will release
the existing easement over the above referenced property upon receipt of a new
easement defining a 1 DO-foot wide strip, 50 feet on each side, centered over the high-
pressure natural gas transmission line presently located on the property.
The existing easement was executed on October 24, 1939 and filed with the, Scott
County Recorderon November 25, 1939 in Book of Easements on page 97. It was
subseque'ntly assigned to Minnegasco according to Quit Claim Deed recorded May 18,
1987 as document number 234148. Copies to follow.
CenterPoint Energy's pipelines are operated and maintained in accordance with the
Code of Federal Regulations, Part 192, Title 49, "Transportation of Natural and Other
Gasses by Pipeline: Minimum Federal Safety Standards.
The first s~ep in this process will consist of CenterPoint Energy personnel locating the
existing transmission line and marking it with yellow stakes or yellow paint.
The next step is to tie down the natural gas transmission line to a current survey of
the property. This survey must be completed by a Registered Land Surveyor and
define a centerline located over the transmission line to use as a legal description for
the new easement to be executed by the current owners of the property. The current
owners or any party other than CenterPoint Energy will pay all costs for this survey.
Please provide:
1. The legal description and survey as referenced above.
2. The names of the current owners. If a corporation or partnership a copy of
how the signature block should look.
3. If the property is Registered Torrens or abstract. If Torrens, the certificate of
title number.
4. A copy of the development plans for the area. We must have a copy to review
and approve to insure all safe conditions are met in the development.
E\t"" \~ ,\ ~
.. SCOTT COUNTY PUBLIC WORKS DIVISION '
HIGHW A Y 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
April 14, 2005
Mark Noble
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379
RE: Preliminary Plat, Riverside Bluffs
CSAH 16 and Foothill Trail
Dear Mark:
We have reviewed the request for a preliminary plat and offer the following comments:
. The proposed road onto CS~ 16 shall require an access permit.
. The proposed road onto CSAH 16 shall require left and right turn lanes to be constructed on
CSAH 16 to County standards.
. The minimum right-of-way dedication for CSAH 16 shall be 75 feet from centerline.
. The existing field accesses and driveways to this property along CSAH 16 shall be completely
removed from the County right-of-way and graded to match the existing ditch.
. The development is proposing a pond in part of the County right-of-way for CSAH 21. The
pond would also need to provide a stormwater benefit to CSAH 21 in order for it to be located
in the right-of-way. A permit shall be required for the construction of the pond in the County
right of way.
. Noise issues along the County roadways may arise as traffic levels increase in the area. Noise
attenuation is the responsibility of the developer and City. Has there been any noise study
perfonned and mitigation proposed?
. The proposed trail in the County right-of-way shall require a pennit.
. No landscaping, ponding, benning, or signage shall be permitted within the County right-of-
way.
&t.h~l'" j~
.'
Chad Baker
January 6, 2005
page 2
No more than 1-foot' of cut or fill will be allowed within 10-feet of the pipeline.
According to paragraph one of Exhibit A of the easement "A level area of not less
than 6 feet on each side of the pipeline shall be maintained at all times. Slope beyond
6 feet from the pipeline shall not be steeper than 4 to 1, unless otherwise agreed.
Any amount of cut or fill, within the 4 to 1 slope area, shall increase the width of the
level area on each side of the pipeline, by that same footage of cut or fill."
When you provide all of the about information, I will then draft a new easement and a
release of the existing blanket easement. Two copies of the new easement will be
sent to you for execution by the current owners. I will also include an . unexecuted
copy of the release for your reference. When both copies of the easement are
executed, return them to me and I will have the new easement and the release of the
existing easement executed by a Senior Vice President of CenterPoint Energy. The
new easement will be filed immediately subsequent to the release.
Please contactme at 1.800.234.5800; extension 5381, or 612.321.5381 to have the
, gas main located .when you are ready to have the area surveyed. The transmission
line .will be located within a week after you call me. The survey must be completed
within days of having the line located so these markings will not be disturbed.
Respectfully,
CENTERPOINT ENERGY
5PtLllr-
Steven Van Bargen
Right-of-Way Administrator
P.O. Box 1165
Mpls., MN. 55440-1165
Steven. VonBaroen @CenterPointEnergy.com
t)t:i-\,~ ,\ ~ t.-
Riverside Bluffs
Page 2
. Any change in drainage entering the County right-of-way requires detailed stonnwater
calculations to be submitted to the County engineer for review and approval.
. Any work within the County right-of-way shall require a permit.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact
me.
Sincerely,
~
Craig Jenson
Transportation Planner
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1600 EXECUTIV:Il DRIVE
EDBNPRAlRIE, MN 55344
II ~ I' · COlfI'Acr: BRIAN SULLrv AN,
LAND RESOURCES COORDINATOR
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TOTAL R.O,W. AREA 10.5953 AC. Ii 0 0 .1.. I' ~ 0 80 120 24<1
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TOTAL LOT AREA 27.7104 ...0. ,.... 177
'Tho Eost 591.75 fat 01 th. Sex.tthlCld OuGttar of tbf, NorthilOft 0\Jc::rleI' tit SectIan 14. TllwnahIp 115, Rcttge 22. Scott Coun~ UfMeaota. 5 105 ~ 70
TOTAL OUTLOT AREA 19.6914 AC. T....... wi"" l! ........ l! GRAPlnC SCALE IN FEET
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NUMBER OF OU1LOlS 5 AU that ~ of bra Eoil Half of tho Southeost Cuarter of $1Ic&n ,.., Township 115. ReinS. Z2. Scott Counl1o NmHato, J)Vig northcrl)' llf th. 4 0 7 Cl 8
c:ent<<lilo of bit Counly ~.O)' No. UL 0 1UI0.;; 1J,4a" ~ UD:If' .t:uoo.
NUMBER OF LOTS 101 Tll90thlt with: . 1at .,. ;\
All that part or Oullot C. RMRSIDE I=lElDS 1ST AOOmDH. according to the reeorded plot thereor. Scott Count)4 Uinnesota. -z as 70 70
lARGEST ~OT "4.633 SF. " DRAINAGE AND UllUTY
SMALlEST LOT ;'.427 SF. 'in" ;:: EASEMENTS ARE SHOWN lHUS:
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GROSS DENSITY (EXCWOES OUTLOili) 2.6356 ~Oili/AC. 11. ~ 10 !i 9 '" '" I Iii! ~ 5 .', 5
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NET DENSITY (EXCLUDES O~TLOlS k R/Wl 3.6#8 ~OlS/AC. ~ ""'F . __ ___ _-' l___ . 2 l-s CO
JOHN C. LARSON '80 :.. =. 7." ". II ,I .J L' ,-,.,
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\1 \~ II ~ .'::' of' of' / RYE COURT ~ -.::::----. '" ~ ~ I(A II/)#. I WEIlAND, PHONE: (952):229-6046
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-t.-tv- fiELD LOCAml UNDERGROUND 1ELEo1S'ON lINE " I I .\ ~ .- i '..;:a:, " ," ~A II "~I I PI .
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~u.-u.- AElDLOCA'!EllEtEClRICUNE '. lle 111\ I '" 11,- ~~ ~ JOe V ~A \1"','1< ""-~;:s~ ;.' 'EROSlONCONlROl.
_1_1_ AElD LOCA'!Ell UNDERGROUHD GAS UIoIE , I Il'h "II 'II . lit! .ii ~v.. ~ Jill ~~ l r,~rll.' I
-x-x- FIELD lOCAml FENCE UNE I II~, .l~ IIII ~. ~ ""I ... 1"'f-"r.. ~ "VI,' I "4 ~ ' III
. FIELD LOCAml EtEClRIC BOX 'II 1" n .T" " , '~Il/ fin/! II' ' I
D FIELD lOCAml ELECTRIC BOX " { JII'I ~ ;;T~l IL. I 5 ,r;iI~!1 ~/I.. I' II "<f; . ~ "'Q1:Wl~ '1-'1 ~.Jl, i ' ~IL
*':llf FIELD LllCAml L10lollTORING \\W. 'VI" 1111/,., ~ "'W. j; 0 ~-- "" 'Z ',' IV;'" 10
~ FIELD LOCAml 'JELEPHOHE BOll , ' I 1,\\ lJI1 (' . .. v-. _ r.-W .s: . ", J!;/j' $ :' liJ/"/~/i$-
Ii fiELD LOCAml TElEVISION BOX I I, I I 11 I .AI''', . , 't- lit, I / /" /' '; I 'lIt'
_ flELDLOCA'IElUl1IJlYPOLE' 1,\1/111111I1 If~, . ~r-~ . I '!CY '~"~ -, Ih, f'l.//t/~~'/r
:$: FIELD LOCAml UGHT POLE II I M Ii ; , . ~., r., . .' " . """'., \~ " / /?;'/;/II
0' AELD LOCAml 'lEST HOLE \ I If UI) 1 !; . ,.' ...' ~"/ ' 'It {;f,h r-'li'i" III/I' I
!:l fiElD LllCA'IEl L1AIlBOX . \ \\ ~lt ~IIII1~" I/rJll\ ~ :':':,~\.\ '.EO ~ ~ ~~l. ,!:7J)J. \SJi '., ':'/Ifll \ .
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lW>1t'o~Em /SIMIIIoICUS PAlH \ \ \j I I~ I.~ "" 735 . , >( 1/ " 11;,rj(~T"7 _ .
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24:2 Eo",....Dd.. u.ndotaHeighlSOITice ~~~"!~1~"'!;~:.. ....._..'dI....""""""""""".<I """...R_ '"_.,;;'" D'~ -\ PRELIMlNARY GRADING & RYLAND HOMES RIVERSIDEBLTTlXlS J
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(651l6Hl,1914P""6SI"'SS /763)1B!,IBSDFa:11l3-1KR3 _ohol<wtol~,S"'oIMI(l"'Olt Ro;.N..~ o...~ ,ID.... DMM 1 EROSIONCONTROLPLAN IIDIlN~J~5344 SIlAKOPEE,MlNNJlSOTA 5 or 9
- .-.
(', ." .
RIVERSIDE BLUFFS
PRELIMINARY LANDSCAPE PLAN I,
SHAKOPEE, MINNESOTA '~_ .'
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\ I 171L" _-= ,~i '
DECIDUOUS TREE PLANTING DETAIL \ " I ( ~ 1~.J, tz: ~~~ ~ :
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to · om -- - -JlO REIl ONe llOOlClJS IlUlIIA BOll 22 I l' \j I I I~ I J ' .J \ \.l. '-!r ~ ~ J~/lIf. - 'fJ f. ! r?/Ir'/f'1
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'~::-oIl~~ml:~~~.rc:i... 312"ffiEESREQUIREDFORMrnGAnON-SEElREEINVENTORYSHEETS"ffi1AND"ffi2 111~ '~Ll),lil,l{ t.,~y::.. ,\.\ \':" '-l>a..c\..... ~" I \~, Y/dl'lL..
t~l~.__ontheplcln 312 MlTIGAnON"ffiEES PROPOSED INCLUDING 1 1REE PER LOT AS PER ORDINANCE I ~ ~,' Ii I W I fY'f" "J~\ \ r, SJRmI'..D' ~ 'I' },l / / )')") .
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PI8NEERtmoineering GIUPIDC SCALE IN FEET :' " M?k~~~/ (" .;-~" ....-, J \ \. "..-----1 / ill 1// / j....
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~~d~,=:'M~lSSl2II MendOIaHeigbtsOffice ~~.l~MN~~ :.'d~:'==--":"" 'Doal.... llJ/ , PRELIMINARY LANDSCAPE PLAN 7600EX1!ClITlVBDlUVB . RIVERSIDE BLUFFS LSloF 1
(65I)6SI,1914 Fad>8I094B8 (763)1S3-'BRDFoC1S3-'1lD ..""Ib./.."r""s.....r"'"'-' Rc~Ha. - ""'- ""~ JU/ , EDEN PRAlIUB.MINNESOTA SS344 SHAKOPEE.MlNNESOTA -,-
".,>, . ..
PRESERVAllON TREE TOTALS .
CITY OF SHAKOPEE TREE REPLACEMENT CAblfER /lREE PRESERVA1l0N NOlES HAZAR!) 'lllEE STA1alENT
# IN ES :; , _ .EtORe lAND a.EAR1Ho ....... CDNlI!AClOR SHOUlD IdEE! _ 1HE . HA%ARD lIlEE EVAWA""" lIA$Ell ON :
="" " ( ) C<>ISULT.INT ClII "'" TO _EW .... """" PROCEllURE!, =ess RMES. TREE UST CONllNUED
UAUTY WOODLAND REPLACE ONE on<,.. FOR SA VE 98 940 9.5% .,,,,.1lt AIltAS, AND lIlEE P/lOlEC11<IN IoIEAS1JllES, . HAZARD 1llW 'Nl EASY 10 USE REID ....... '
LOW Q EVERY lHREE TREES REMOVED REMOVE 936 9437" (90.5%). . -lREE PR01tC1lON FalCE IS TO.E P1ACaI OlmllDE OF lHE__ OF . BVEIl HAtts, ",".tsorA DNR. ,... TMf1il2E 1REEfS1EIlS Sl'AlUS
AU.. SJGHlFlCANT 1REES TO Bi SAVED. FElICE 10 REWJN umL AlL
TOTAL 1034 10377" (100.0%) S11twllRl(ISCOllPlmD. FalCESHllULDNOTBEW....."'.ELDCAtED 'HAZ.\RlltllEE-ANYDEFEl:11W:1IIEE..nUTARGEL 100 15B R
TOTAL TREES REMOVED: 936 REPLACEMENT TREES= ..,,(C,ur....... '" WlllTIDl c""""",,,,""" %1m '\lIE CllIlSUlTAllT. . TAACU _ NIV ..... ..- PEOPLE wow: "'ROUCIl. UNem, !IUS 12 110 IR
936/3=< 312 TREES TREES USlEO AS DEAD OR HAZARD ARE NOT ~-NOflLLSllOlJLO.EPUCED.....sr1HEmuHl<,OH""'llOOT'CR"'" casr... RlCLUOES"FAClUlIESNlOPE!lSONALPIlOl'EllTl': w, liB IR
, INCLUDED IN lHE OVERALL TREE TOTALS, '" "'''''' Ilflf DRIP LlHE AREA OF ANY 1llEES '1lfAT ARE 'lll1lE SA"'" .,..... USlEIl AS H..... ..... NOT lIE 1r/CWllEll IN '\HE 1051I ll... 2 R
MlllGA'TlON TREES USED AS LANDSCAPE TREES I I - · - CARl! IIUST BE r...... TO - """'" .. "'" .... amastRv OIJE: 0YEllAU. tIlEE TOT""" 8051 '4 ... I IR
, I 'lD CONCHm WASHOUT #.NO t.EA!CM!. OR SPlUJ.tZ or 'nWIc: WA1aUALS
REFER TO LANDSCAPE PLAN FOR MIl1GAll0N TREE LOCATIONS /..-/'- ~ SUCIlASPAlNlSORRIELS. ' 15m 3
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! \' \...,><,..r'~ ~~>/ ,,__1 (II I I I ,'I.!< /..... ""~ '~.'-~ . ,~~. JI{ TREE SPECIES KEY
\ \.. I ,,-,;j....,iJf ....1'" /" \ yl\ I": ,,:r n ~ z-~... " .........- ... ....":~ ..........'" -, \'C .:!x f'" /1 aAL fIR aA1.SAll fiR
~ ,'- '/J~ , \ I ... !-.I r,,~ " li ~~" L ............. L.;'_~ ". 1<>Il I [ . Be BlACK CHERRY
~,/' / PROTECTED ROOT ZONE / Ill' ~ 'jli i'\. , ~ ,,2S '~ ~'~'" cJi \~< X~k- n , :s :~a<~SPRUCE
, I ~ 1 I' I .1 /! .....,rrz- l;~1 .aT " ---.~ 'kx;)1"\" >I q ao aUROAK
, ( --) J J '\. 1/ I ni #/.. h'!/'" Ii lT1l1Uh:. '( / ~ .. ~~ ~~ awAl. aLAa< WALNUT
, . · , II, i1il\\;I!l': lk4 ,- Ii : h I ~SPR ~:~~SPRUCE
\1 II /7 II I V. .' ",7 cw COTTONWOOO'
'~f \/1 I..r:q I I I' >' ~- _ ' f 11 lli).SIB ~~~
I ~ 1/1 ' ,,.I ,.( I t:J::j {J' I lit 1 GA GflEEN ASH
, I I . ~ ~ He HACI(BERRY
lREE PROlECTlON FENCE I ~I ~ l'UIE ., ]~ I ~ I ' ~ IIlI[" 'I'; =.. vl ;j;,,~ HON l.OO HONEY LOCIJST
I 1m I 11 II [I' ~ IJIIJ:. . 'I! I f!I NOR lIAP NORWAV MAPLE
HE.\VY IlUTI"'T RHCE: USED 1-1II00T JSllS ~ ' I' fJ I'll U' >- L II '.iI HI P alll PAPER BIRCH
l'llI1lEFllOlEC1Il>>lRHCE: r.r......... .<<.1'1' - ~.' I I~d, I , ll"~ ~ / 11 ~~ :rEDAKI~~a1
, --<-- : ~ .... ';:IT ;r>R1PllNE ) \l1~~~J~ b~ I(l t. . 1',- ~ \ ,.~ '.J__ f'i-'I!l'lit ~ :g~~
:: =~... ..J . I I I ~I" Ii! Illl ~ i-J ~ .. r.Jf I ~ lilt .//O,//- RUS ouv RUSSIAN ouve:
:.:- m;,~":: ... .:--- 1;;;01' I I if 11 l,;. A 'or -,.,. ""__ , ~ ar. - '1/ Iii //'l/~% SlIMA 5I\.'IElI MAPLE
............. ,r' "'.... JWj. ; tn" 1t' ';,I" 1.11 '" ,'. " II II '"I / n SUOIIA SUGAR MAPLE
I "/: :$:;....;:=:S.':;.::";,,'" ~ROTECTED ROOT ZONE I {11\,~1 111"1 I ~ - \ L~~= ~ 1.2.~- '~.J . ''lb. 'II ~ UJr')4~a,(ffIIJ1I ~~ :l~=w
] / :---..-_...~- NO SCALE ' I I I I s' \" -..; 1-' I{ fll/lt '/{ YIP ....'rePlNE
i ~::..."':::.::.:= H-."'...........lll.................,..___ \ 1/1, ~II n'l )(" i:: I .'. '=_..Y L' ~ I -1"7 ~ I( /~df/~/ r
~ ~ ::=::-:...::. 1\ I' II s\. .---;~ ~..[J..p, / /J1, lREE UST KEY
lIE '..<:m:Cml ROOT 2llNE NO'l1!S: I · ..... IcI' .'-' -..... ~:;,... ~ l.L /" \', ..
-~ ,',:' ."........""'" """""""."""" """',..""... ".... II #1 Ii . I ;1, , ...... - r II))" SA"'. 'IIlE Tll.ESA\IEIl
100 200 ~ ...v ~ "'Jo..~'" .sastlA'rIlEESROCn'smtu.~.lltIH"'nwol.OI"YJeSCrt.. I \l \ -w . ~..- I 1 ".~. REUDW-lRE1DBERalCWD
01 6.0 I I ~-':'" ~, ::::'~'jl ._""".... ""_.,. ""'..."......."""""-w.""'" \ )'\ VI . _.i~...' ".,:"1 ~v; ~~... ,..... h"ll/flf 1 so - ,.EEA1FEC1EIltNSlC1lIdD>>AAOE....1S
. . .... ... UJ:~:,,;,,; ROaIJ'DW'I'!JtCOOtfl'llWIIUlNw.3IftNGfIIJIlQaUPI'Nl! \ . ~ 1 I g RSUCTEDI<SAPERCEKTAGE'rFOAWAcmCROYoN
':.:::'.:,' :::,::':' ~ .....".,...............1ll"""""''''''''''''''''''''''''''''''' I I I ...'==- ~ 5" ~\'\:"S<'/' . -,1 II I 111 - tIlEEH..IlSTOP........"'''''SlORll''''''''..
..' '., .. . "':., 2 KeD NC IXl:Il:EIoIW' mtmlVE 'm INt MOl' ~ I ~_ -, II . J SPUT _ 'mEE HAS SPUT an FRQI,( IHCUJOEJ) 8ARK eft STORLC DAMAGE
GRAPffiCSCALElNFEET ........'=::.,:,::p", .', ."""CO...................."""""""...._........... 'I III / )PII: 9 -a-- 1--./. "'t! -<\ ~ 4 iJ I, / DE4Il.1llEEISDE.tllI'RC#NAltJR>>.C1JJSE5
.......;::::::,/'''.'/ .:: ---~ ....-...""""'.........""......-......"""" l' I J I I ~ 1"- -. I'. 0-- ~~, .-1. f f I :QE>Jl . PmCENTAGECFlllEED<.AOfIlDMNA11JIW.CAlJSES
=='...-=-~ :=::;:---=-- .~~=:::lSlOIlEI'lJmJOlftSUU ,) \ II ~Ie . ~ ~ ',~-- IT 1,1( J ~II/ IHt,DEC,"1R'EEHASDBVlOOSSlCNSQF'lNlERNAJ.DEC\V
.. -- '" I i,li' ~ '. - - ," .l/I II il / / 0'" 0 .ASt . WAJOR a...... Tll c.wa,uv tAtER .T .ASE tF TREE
/ II;. ~t '- -- .::<<J "-'-, ';I j' / ( CAV 0 BAS!:. lIlEE H.<S A...'" 01'," a...,Tt AT.ASE Ol" 1llEE
I" I ( (.1; II I I I - 1 . 7 I . INC SAAI( . 'tREE IS SlRIJC1\IRIU.Y COl<PR""'SED aIlE 1D "aJ>llED
. , i \\)\~JJJ))J) I / "\.. r <-;p---. '--..., II, A"1 I ....ATIlAJDRBR...ClfIlNlD/'DRAT.4StOF1llEE
PI5NEER . . '. !\ I if)(//~//,,..I (/ ~\ \ " J / III 1//1 !
.. engmeenng , 101,290 TR1.DWG
""......""" .....,....,.."., ....--- ......CAIII""""'""" Ihctob'''''"''......"p''''wu~1ty H_ 2<0"'"", PRELIMINARY RYLAND HOMES RIVERSIDE BLUFFS
2''''_NIJri.. MendoraHeightsOffice i:"~'1:"':~~ ............,.-..,....""''''''..... IOlNAllNI7T TREE PRESERVATION PLAN 7600 EXECUTIVE DRIVE TRloF 2
=.~t"I'ttL~f.J.'J'.. 17(~)'a3-''''F'''''JI3.''82 ......U_"-..omlC=illlolMods<. ....N.. ~ -_ EDEN PRAIRIE. MINNESOTA 5S344 SHAKOPEE.MlNNESOTA