HomeMy WebLinkAbout15.A.2. Final Plat of Riverside Fields 4th Addition-Res. No. 6187
IS'.A.J- ·
CITY OF SHAKOPEE
Memorandum
CASELOG NO.: 05-022
TO: Honorable Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner I
SUBJECT: Final Plat of Riverside Fields 4th Addition
MEETING DATE: March 1, 2005
REVIEW PERIOD: December 24, 2004 to April 22, 2005
INTRODUCTION:
Centex Homes has submitted an application for final plat of Riverside Fields 4th Addition,
located west of CSAH 18 and south of future CSAH 21 (Exhibit A). This property is presently
legally described as Outlot C, Riverside Fields 3rd Addition, and has an area of 15.17 acres, with
0.04 acres proposed as outlot area, 2.9 acres proposed as public right-of-way, and 12.26 acres
proposed as lot area. This item was tabled at the February 15, 2005 meeting to allow staff and
the applicant additional time to review design issues.
CONSIDERATIONS:
The applicant is proposing to develop the fourth phase of Riverside Fields, which would
consist of three (3) streets with 76 single-family residential lots. This 4th Addition is located
north of Crossings Boulevard, and west of the 3rd Addition and future commercial
development. As part of the preliminary plat approval, the development received approval to
have 50 foot lot widths and IS-foot structure separations for the lots north of Crossings
Boulevard, with no side yard setback being less than five feet. Several lots may not have 50
feet of street frontage, but they do exceed the required 50 foot lot width as measured at the
building setback line.
The submitted final plat is generally consistent with the approved preliminary plat, except that
they have requested a variance to allow Fescue Circle to be constructed as an overlength cul-
de-sac (Exhibit B), rather than as a street that loops back to Crossings Boulevard along the
commercial development proposed adjacent to County Road 18 (Exhibit C). The developers
ofthese projects have proposed an emergency access connection between Fescue Circle and
the commercial development for public safety vehicles. At the February 3, 2005 Planning
Commission meeting, the Commission reviewed a PUD Concept Plan forthat commercial
development, and recommended that the commercial and residential projects develop without
a street connection (they did support an emergency access connection). However, their
recommendation only addressed the street layout, and that the overlength cul-de-sac request
was not part of their discussion. However, the City's Fire fuspector has commented that a
shorter emergency connection is more desirable from a fire safety and access perspective.
Staff have reviewed the criteria for granting a variance, and have prepared findings as noted
below.
FINDINGS
Section 11.89, Subd. 2, ofthe City Code contains provisions for the granting of variances only if
all of the following circumstances are found to exist. Staff has provided draft findings on each
criterion. The Board of Adjustment and Appeals may use or modify these draft findings as it
sees fit:
Criterion I
The strict enforcement of the ordinance provisions would cause undue hardship because
of circumstances unique to the individual property under consideration. Undue hardship
means the following:
I.A. The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls;
Finding J.A. The property can be put to a reasonable use under the official controls,
such that the construction of a public street could comply with the City Design
Criteria for cul-de-sac length, yet still provide the required street frontage and lot
widths for single-family lots and provide the recommended emergency access
connection.
1.B. The plight of the landowner is due to circumstances unique to the property;
Finding J.B. The plight of the landowner is not due to circumstances unique to the
property. The property is presently vacant and the development/street layout can occur
without the need for an overlength cul-de-sac.
1.c. The circumstances were not created by the landowner;
Finding l.e. The circumstances were created by the landowner due to the desired
design and layout of the proposed public street.
1.D. The variance, if granted, will not alter the essential character of the locality;
and
Finding J.D. The variance would not alter the essential character of the locality. The
recommended emergency access connection can be provided for with or without the
overlength cul-de-sac.
1.E. The problems extend beyond , economic considerations. Economic
considerations do not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance.
Finding J.E. The considerations are not economic for this request.
Criterion 2
It has been demonstrated that a variance as requested will be in keeping with the spirit
and intent ofthis Chapter.
Finding 2 The proposed variance would not be in keeping with the spirit and
intent of Chapter 11 (Zoning).
Criterion 3
The request is not for a use variance.
Finding 3 The request for a setback variance is not a use variance.
Criterion 4
Conditions to be imposed by the Board of Adjustment and Appeals will insure compliance
to protect the adjacent properties.
Finding 4 (Not applicable since no conditions areproposed).
Criterion 5
Variances in the flood plain overlay zone also shall meet the following criteria: ......
Finding 5 (Not applicable since the property is not within the flood plain overlay
zone).
City Engineering has provided a memorandum (Exhibit D) recommending approval of the
final plat, noting a number of conditions that shall be addressed prior to recording and
construction. One specific condition concerned the proposed overlength cul-de-sac, with staff
recommending denial of the variance, and that the length be shortened to comply with the City
Design Criteria, that the lot lines at the end of Fescue Circle be realigned, and that they work
with City staff to provide an emergency access at the end of Fescue Circle. Their
recommended conditions have been incorporated into the draft resolution.
Planning staff notes that the applicant is presently discussing a sanitary sewer service
connection issue with the proposed developer of the property just west of Riverside Fields 4th
Addition. There currently is not a provision for this connection to occur in Riverside Fields,
and at this time there is not a final resolution to this issue between the developers; however,
staff has determined that this is not a reason to deny the plat request.
The Building Official commented that temporary street signs are required prior to
construction.
The Shakopee Fire Inspector commented that a maximum of 100 units in this development
may be constructed without an approved second access for emergency use. He has provided a
memorandum that addresses his recommendation concerning the proposed emergency fire
apparatus access road, noting that if the plat is approved, the design, installation, maintenance
and easement agreements of this emergency access road shall be reviewed and approved by
the Fire Inspector.
Shakopee Public Utilities Commission provided a memorandum noting that water,
underground electric and street lighting installation is available subject to their standard terms
and conditions. The applicant must pay the associated fees, and contact them regarding
installation/construction policies. Additionally, they noted that Rye Court and Switchgrass
Court watermains will have to be connected for looping purposes, and that Fescue Circle's
watermain will have to be extended through Outlot B (commercial area) of Riverside Fields
3rd Addition to County Road 18's watermain also for looping purposes.
The landscape plan approved with the preliminary plat proposed the planting of 468 trees for
the Riverside Fields development, with 306 required for mitigation. The submitted landscape
plan identifies the planting of 288 trees north of Crossings Boulevard, and appears to be
generally consistent with the plan previously approved. Parks and Recreation recommended
approval of the plat, conditioned on the applicant modifying the tree replacement plan for the
Red Oak trees planned along Rye Court. Two (2) options were offered that the applicant
should explore to ensure compliance with this requirement.
AL TERNATIVES:
1. Approve Resolution No. 6187, a resolution denying the variance request and approving
the final plat of Riverside Fields 4th Addition, subject to the conditions as proposed.
2. Approve Resolution No. 6187, a resolution denying the variance request and approving
the final plat of Riverside Fields 4th Addition, subject to revised conditions.
3. Approve the variance request and Resolution No. 6187, a resolution approving the final
plat of Riverside Fields 4th Addition, subject to revised conditions.
4. Deny the final plat of Riverside Fields 4th Addition.
5. Table a decision in order to allow time for the applicant and/or staff to provide additional
information.
ACTION REQUESTED:
Offer a motion to approve Resolution No. 6187, a resolution denying the variance and
approving the final plat of Riverside Fields 4th Addition, subject to the conditions as
proposed. If the Council determines the cul-de-sac length variance should be granted, it
should approve the resolution with revisions.
~
Planner I
RESOLUTION NO. 6187
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA DENYING THE
VARIANCE FOR OVERLENGTH CUL-DE-SAC AND APPROVING THE FINAL
PLAT OF RIVERSIDE FIELDS FOURTH ADDITION
WHEREAS, Centex Homes, applicant and property owner, has made application for
Final Plat approval of RIVERSIDE FIELDS FOURTH ADDITION; and
WHEREAS, Centex Homes, applicant and property owner, has requested a variance for
an overlength cul-de-sac; and
WHEREAS, the subject property is legally described as follows:
Outlot C, RIVERSIDE FIELDS THIRD ADDITION;
WHEREAS, the Shakopee Planning Commission reviewed and recommended approval
ofthe Preliminary Plat on August 7, 2003; and
WHEREAS, all required public notices regarding the public hearing were duly sent and
posted and all persons appearing at the hearing have been given an opportunity to be heard; and
WHEREAS, the City Council of the City of Shakopee reviewed and approved the
Preliminary Plat of Riverside Fields on August 19,2003; and
WHEREAS, the City Council of the City of Shakopee reviewed the Final Plat of
Riversid~Fields Fourth Addition on February 15, 2005 and March 1,2005; and
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF SHAKO PEE, MINNESOTA, as follows:
That the application for Variance is hereby DENIED, based on the following findings with respect to
City Code Sec. 11.89, Subd. 2, "Criteria for Granting Variances."
Criterion I
The strict enforcement of the ordinance provisions would cause undue hardship because of
circumstances unique to the individual property under consideration. Undue hardship means the
following:
Finding 1.A. The property can be put to a reasonable use under the official controls,
such that the construction of a public street could comply with the City Design
Criteria for cul-de-sac length, yet still provide the required street frontage and lot
widths. for singlejamily lots and provide the recommended emergency access
connection.
Finding LB. The plight of the landowner is not due to circumstances unique to the
property. The property is presently vacant and the development/street layout can occur
without the need for an overlength cul-de-sac.
Finding J. C. The circumstances were created by the landowner due to the desired
design and layout of the proposed public street.
Finding J.D. The variance would not alter the essential character of the locality. The
recommended emergency access connection can be provided for with or without the
overlength cul-de-sac.
Finding l.E. The considerations are not economic for this request.
Finding 2 The proposed variance would not be in keeping with the spirit and
intent of Chapter 11 (Zoning).
Finding 3 The request for a setback variance is not a use variance.
Finding 4 (Not applicable since no conditions are proposed).
Finding 5 (Not applicable since the property is not within the flood plain overlay
zone); and
BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SHAKOPEE, MINNESOTA, as follows:
That the Final Plat of RIVERSIDE FIELDS FOURTH ADDITION is approved subject to the
following conditions:
I. The following procedural actions must be completed prior to the recording of the
final plat:
A. Approval of title by the City Attorney.
B. Fescue Circle exceeds the maximum allowable length for a cul-de-sac as set
forth by the City of Shakopee' s Design Criteria. The length shall be shortened
so as to comply with the requirements.
C. The lots lines at the end of the Fescue Circle cul-de-sac shall be realigned so as
to be more radial with the right-of-way.
D. Execution of a Developers Agreement which shall include provisions for
security for public improvements within the Final Plat, payment of engineering
review fees, and any other fees as required by the City's most current fee
schedule.
1. Street lighting to be installed in accordance with the requirements ofthe
Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the requirements of
the Shakopee Public Utilities Commission.
3. Water system to be installed in accordance with the requirements of the
Shakopee Public Utilities Commission.
4. No public improvements shall be constructed until the City Engineer
and the Shakopee Public Utility Commission (SPUC) approve the Final
Construction Plans and Specifications.
5. Payment of Trunk Sanitary Sewer Charges shall be made as required by
the most current City of Shakopee Fee Schedule.
6. 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.
E. Easements shall be shown on the Final Plat as approved by the City Engineer.
They shall include, but not be limited to, the following:
1. Provide a total of seventeen (17) feet of drainage and utility easement in
the rear of Lots 1-3 of Block 1.
2. Provide a total of seventeen (17) feet of drainage and utility easement in
the rear of Lot 4 of Block 1.
3. Provide a total of seventeen (17) feet of drainage and utility easement in
the rear of Lot 6 of Block 1.
F. Simultaneous to the recording of the plat, a deed restriction shall be recorded
on the following lots:
1. Block 1: Lots 1-4, 7-10, 12-18,23-30,33-43,48-57 & 62.
2. Block 2: Lots 1-14.
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 Shako pee. This restriction shall run in favor of and ,be
enforceable by the City of Shako pee.
G. The following variations are granted from the zoning code provisions:
1. 15 foot structure separations are approved for all lots, with no side yard
setback being less than 5 feet.
2. 50 foot lot width minimum requirement for all lots.
H. The applicant shall implement the use of Best Management Practices for
erosion control and stormwater management during construction.
I. The applicant shall verify that all items set forth by Todd Hubmer ofWSB &
Associates, Inc. in his letter dated September 16, 2004 (Exhibit 1) have been
adequately addressed.
II. Following approval and recording of the final plat, the following conditions shall
apply:
A. Outlot A shall be incorporated into the commercial development proposed east
of Riverside Fields 4th Addition, at the time that development occurs.
B. This development shall comply with City Code Section 10.60, concerning
noise elimination and noise prevention. Responsibility for other noise
mitigation measures that may be required in the future shall rest with the
developer and/or its assigns.
C. Building construction, sewer, water service, fire protection and access will be
reviewed for code compliance at the time of building permit application(s).
D. The applicant shall design and provide an emergency fire apparatus access road
(including installation, maintenance and easement agreements) from the end of
Fescue Circle through Outlot A of Riverside Fields 4th Addition to a future
drive in Outlot B of Riverside Fields 3rd Addition.
E. Watermains to be installed in this development shall provide the necessary
looping connections, as required by Shakopee Public Utilities Commission.
F. All existing easements are retained.
G. Final grading, utility connections and access to city streets will need approval
by the Engineering Department.
H. All outstanding fees will apply.
I. Temporary street signs are required prior to construction.
J. Provide a second remote access' (including easements) in accordance with
International Fire Code Appendix D when the total count of lots accessing
Crossings Boulevard west of County Road 18 exceeds 100 units.
K. Landscaping shall be consistent with the submitted landscape plan, except that
the applicant shall modify the tree replacement plan for the Red Oak trees
planned along Rye Court, either by staggering the species along the cul-de-sac
to avoid having adjacent Red Oaks or by replacing the Red Oaks with another
species such as Ironwood, Blue Beech, Black Ash, Burr Oak or Swamp White
Oak.
L. The applicant should transplant healthy young trees on site whenever possible.
M. The developer shall install rain sensors for the irrigation system, and that all
sprinklers owned and operated by the Homeowner's Association shall have
rain sensors consistent with State Law requirements.
N. The applicant shall construct houses using construction materials and methods
for indoor noise mitigation.
o. The applicant shall include 6 inches oftopsoil, meeting MNDOT
specifications, on the entire site.
P. Property addresses will not be released until the approved final plat is recorded
with Scott County Land Records.
Q. Provide electronic AutoCAD files ofthe Final Plat to the Engineering
Department.
R. Submit two (2) copies of the final plat (11" x 17"), and an electronic copy, to
the Community Development Department, as follows:
a. The final plat copies shall be labeled 'final' and include the Council
hearing approval date.
b. Submit paper copies to: Community Development Department, 129
Holmes Street South, Shakopee, MN 55379.
c. Send electronic copy (.dwg or .shp) to RecordedPlat@ci.shakopee.mn.us.
THEREFORE, BE IT FURTHER RESOLVED, that approval of the Final Plat of
RIVERSIDE FIELDS FOURTH ADDITION does not constitute a representation or guarantee
by the City of Shakopee as to the amount, sufficiency or level of water service that will be
available to lots within the plat as they are developed.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held the _ day of , 2005.
Mayor of the City of Shakopee
ATTEST:
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I:ENTEX HOMES
Minnesota Division
1270' Whltew1ter Drlv9
Sulta $00
Mlnnatonka. MN 55343
Phone: 952-936-7933
February 8, 2005 Fax: 95Z-936-1639
Mr. Mark Noble
CIty of Shako pee
129 Holmes Street South
Shakopee, MN 55379
Re: Riverside Fields 4tll Addition
Dear Mr. Noble:
This letter is in response to our conversation February 7,2005 regardIng a variance for the over length
cul-de-sac (Switchgrass Circle) for the above referenced project.
Centex Homes has revised the right of way at the North end of Switchgrass Circle in Riverside FIelds 4th
Addition. The continuous right of way will allow the city to access to the adjacent property in case of an
emergency. Centex Homes and Shako pee Crossings Commercial would prefer to construct the cul-de-sac
with the emergency connection be via a bituminouS path with knock down bollards to prevent the
commercial traffic from using Switchgrass Circle, By granting the right of way we would consider
switchgrass Circle a thru street and not a cuI-de sac.
Thank you for your attention to this matter, and if you have any questIons, or require any addltlonal
information, please call me at 952..912.5441.
Sincerely,
Ryan Lewis
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Centex Homes
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City of Shakopee
Memorandum
TO: Mark Noble, Planner I
FROM: Joe Swentek, Proj ect Engineer
SUBJECT: Final Plat - Riverside Fields 4th Addition
PID NO.: 27 -366066-1
CASE NO.: 05022
DATE: February 9, 2005
The application indicates a Final Plat request for a single-family residential development to be
located in Outlot C ofthe Riverside Fields 3rd Addition.
After reviewing the above referenced application, we have the following comments for the
applicant and the planning department:
Gener~
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 Sto11n 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 Utility Commission (SPUC) approve the Final Construction Plans and
Specifications.
5. Provide electronic (Auto CAD) files of the Final Plat to the engineering department.
Final Plat
l. Fescue Circle exceeds the maximum allowable iength for a cul-de-sac as set forth by the
City of Shakopee's Design Criteria. The length shall be shortened so as to comply with
the requireI11ents.
C . Documents: 3lld Senings M?\ob!e,Local Seaings ,iemporary Internel Files .OU\.9'FinJI.f'lat.Re\'iew.Ri\'tr,ide.Field.5..Hh l.doc
?~gc j or:!
.
2. The applicant shall work with City staff to provide emergency access from the end of
Fescue Circle to Outlot B of Riverside Fields 3rd Addition. '
3. The lots lines at the end of the Fescue Circle cul-de-sac shall be realigned so as to be
more radial with the right-of-way.
4. Easements shall be shown on the Final Plat as approved by the City Engineer. They shall
include, but not be limited to, the following:
. Provide a total of seventeen (17) feet of drainage and utility easement in the rear of
Lots 1-3 of Block 1.
. Provide a total of seventeen (17) feet of drainage and utility easement in the rear of
Lot 4 of Block 1.
. Provide a total of seventeen (17) feet of drainage and utility easement in the rear of
Lot 6 of Block 1.
5. Simultaneous to the recording of the plat, a deed restriction shall be recorded on the
following lots:
. Block 1: Lots 1-4, 7-10, 12-18,23-30,33-43,48-57& 62
. Block 2: Lots 1-14
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.
Storm Water Management Plan
The applicant shall verify all items set forth by Todd Hubmer (WSB & Associates, Inc.) in his
letter dated September 16, 2004 have been adequately addressed.
Recommendation
Engineering staff recommends approval subject to the comments listed above being addressed by
the applicant prior to recording of the Final Plat.
e 'DocumenlS :1l1d Settings ...\-l;-\ob!e",L.oc:l SCllings',TtmpOTZlry IntelT,tt Filc.s"OLK.9" Final.Pht R=...ic:\~'.Ri\'erside.F:c:lds.41hl.doc
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WSB
& Associates. Inc. September 16, 2004
Mr. Joe Swentek
City of Shakopee
129 Holmes Street S.
Shakopee, MN 55379
Re: Riverside Fields 3 rd Addition
Review of Grading Plan and St0TI11 Sewer System
WSB Project No. 1281-76
Dear Mr. Swentek:
We have reviewed the constntctio~ drawings and grading plan for the above-referenced project.
In particular, we have reviewed the following plans related to this particular request:
. Grading Construction Plans for Riverside Fields 3rd Addition development - dated
08/20/04, received 08/24/04.
. Stonnwater Management Plan, Riverside 'Fields 3rd Addition - dated 08/20/04, received
08/24/04.
Based on our review of the final plans and calculations, we offer the following detailed
comments related to this application:
1. Extend catch basin south on Rye COUli to Station 3+50 to capture additional drainage
discharging from the south.
2. The site appears to discharge into a flood prone area as identified in the City stonnwater
management plan. Please reduce discharge from site to 0.1 cfs per acre for the 1 aO-year
24-hour event. The hydrologic modeling information for the project indicates that
under proposed conditions, 24 acres will discharge into proposed north pond and off site
to the northeast.
3. It is not clear from the information provided if wetlands are located on site. Please
identify any delineated wetlands on grading plan.
4. Confirm invert elevation of 24-inch Rep located in northwest portion of site. Previous
development plans in the vicinity identify invert elevation at 748.69. Please also
confirm that the ultimate outlet for this development will be incorporated into the Blue
Lake watershed stonn sewer tnmk system discharging to the west.
4150 Olson
Memorial Highway 5. Verify exfiltration rate used in hydrologic calculations for north pond.
Suite 300
Minneapolis 6. ldentifyconveyanceway direction, capacity and ponding location for areas draining to
Minnesota the south in the southeast comer of the proposed development.
55422
763,541.4800
763,541-1700 FAX i./\inneapoH5 . St. C!o>..J: . E~ua; Opcort'..Jnity E:rpJ:Jye~ F:\v/PWfN) 281-76;09/504-/;!.doc
CITY OF SHAKOPEE
Memorandum
TO: Shakopee City Council
Shakopee Planning Commission
FROM: Tom Pitschneider, Fire Inspector
SUBJECT: Riverside Fields 4th Addition - Over Length Cul-De-Sac and
Emergency Fire Apparatus Access Road
DATE: February 21,2005
INTRODUCTION:
Within the final plat for Riverside Fields 4th Addition there is'a variance request
for an over length cul-de-sac. The requested variance is to allow a cul-de-sac
with a length exceeding the City of Shakopee standard of 750 feet. The variance
is for a cul-de-sac 850 feet in length. This plat also includes provisions for an
emergency fire apparatus access road to be constructed northward from the
requested over length cul-de-sac.
BACKGROUND:
A condition has been included in each of the past plat applications for
developments within the Riverside Fields area. The condition states that when
more than 100 units are constructed, a second access shall be provided for use
as an Emergency Fire Apparatus Access Road. Through discussions with
Shakopee Crossings Limited Partnership, Ryland Homes and Centex Homes, it
was determined that the best location for such an access road would be to utilize
the existing construction access road between Southbridge Parkway and the
Riverside Fields development. The original preliminary plat submittal for
Riverside Fields 4th Addition indicated that a road would extend from the
commercial area to the residential area. During preliminary plat discussions it
was determined that the City and developer preferred a separate access point to
the commercial area and that there should not be public roadway access
between the commercial and residential section. Discussion then continued on
how best to provide for a second temporary access to the Riverside Fields
development. The best solution is to provide a paved trail/access between the
commercial and residential portions of the development. At this time there are no
plans to construct the commercial portion. This means that the temporary
access will need to be gained from another area. Utilizing the existing
construction access road as an emergency fire apparatus access road would be
the preferred choice.
The developer will be providing appropriate documents to provide for the needed
easements and maintenance agreements needed to create and maintain the
emergency fire apparatus access road until such time that a second public
access road is established to the west of the Riverside Fields development.
AL TERNA TIVES:
1. Approve the variance for an over length cul-de-sac within the Riverside
Fields 4th Addition plat and include appropriate conditions for the
easement agreements and installation and maintenance of the emergency
fire apparatus access road.
2. Do not approve the variance for an over length cul-de-sac within Riverside
Fields 4th Addition plat, thereby requiring the cul-de-sac not to exceed 750
feet in length. This will create an emergency fire apparatus road over 100
feet in length. An access of this length will have additional design and
construction requirements. Appropriate conditions will need to be included '
in the plat for the easement agreements, installation and maintenance of
the emergency fire apparatus access road.
ACTIONS REQUESTED:
Staff recommendsJalternative #1 allowing an over length cul-de-sac within
Riverside Fields 4th Addition and including appropriate conditions on the plat for
the easement agreements, installation and maintenance of the emergency fire
apparatus access road.
.'
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e e RIV:ERSIDE, FlEL,D,S 4TH ADD4JION. .E~~\~n- C'
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AREA SKETCH
AREA SUMMARY
TOTAL LOT A'REA =' 12.2588 'Jeres
0& " ' TOTAL OUTLOT ,6.REA = 0.0365' acres
TOTAL RIGHT-OF~WAY ARE.1i = , 2.8719 acres
,I? TOTAL ,AREA = 15.1672 acres
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7,1.5:- :;'=l.H i '7.~O~ ::<:; fi. e,co:. :>0 It
I I
I
PI: NEERengineering i
t",',',J.t:;(';I'Ij'J'.,R: l..\:lDiI.MIS;.h:. .1....:IllS!Jl!...I:.l':;. r....m~~...r;: M1CHIiUT. I
-.- ..' ~
R I VE R S I D E F I E L D S ' 4 TH ' ADD i' 0 N KNOIV All. PERSONS BY THESE PRESEI,ITS: Thol Cenl.. Horn... 0 ~l..'odo gene,ol pa,lnersh".
. l ~Ti, RO - - T - - - - -l .', ' , ' " " rf~n~:~f~. ~~ ,(~~t: lollowing deSC',,"d praporly siluoled in the Count)' or Scol\., Slale .r
~.-:/ I _ ' e ' .,' " 'Cullal C. RIVERSIDE FIELDS Jenw. according 10 the recorded plol Ihe'eaf. ScalI Counl)'.
, ~ /~ I NE ~\~~ I. .' .' Minn'esolo. . .' . . '.. ..
,SI. E- . I Has <:au!~d thl! some to b~ surveyed and ploUed os RIVER SlOE fiELDS 4TH AODITJON and dQei
, : , 1 hereOr dedico\e 'a \he public for public u" forever the Courls and Ci'cl.. and also dedicales the
~~S~~~.for' ~':V..,I ~\.:'r + ~ jl ~05emcnts OS shown-on .this plot for drolnoge and u,ilily.'purposes eln1)'.
e:J1E: ",----- -----1.
I I I In wilnns whereof said Centex Homes. a Hevada 9E!nerol ~ortnership. has caused these pres""ls
I I I to be signed by Cente~ Reol Estate. Corporalion, 0 f.Jevodo corporation. Its managing general
I :,"1l1 o!' ,I I :'::'= "","'r I portner this - doy of' .20 -'
";tf I ,..to ....L.. I . ,
I I I 8'(: Cent eo;.: ,Rl!'ol Estele Corporotion
I I I Its: . Mano~ino Gen~rQI Parln'!r
L__'___l_____.J i:l I BY:"
,SECTION 13, TWP. 115. RGE. 22 J \ , :: I t:\ Scolt J. Rir::hler. Division President
LOCAll0N MAP I Lo'
110 ,tAU STAn: OF
~ COUNTY OF'
Th~ foregoing instrument was acknowledged before me this _ do>' of
20~ by Scott J. Richter. Division Pr~sjdenl, on behcM of C!nLex Real E:sLat~
Corporation. g Ne'loda corp~rotion, its managing general portner 01 Cent'!:t Homes,o "Jevoda
general portnership. '
NotClry Publi~ Counl)',
U)' C~mission. E~~ites
.1 hereby certify that I hov, surveyed ond plotted the prOQIl!rL1 .de'S~ri'De6 on this plot o~
RIVERSIDE. F1ELOS 4TH AOO\1\OtI, t.hot. this plol is 0 correct representl'JUon or the surve)" that
0)1 distances are correctly shown on the plot in feeo\ and hundredths. of 0 root: that all'
monuments hOOJe been correctly ploced in the 9round os' shown, or will be correctly.placed in
the ground ,as dltsignoted; that th~ outsidJ: boundary lines are correc.t1y designated on the
plot; ond thot there are no wetlQnds as de-lined in Minnesota Stotutes. Section 505.02, Subd.
i. or public: highways to be designo,ted other thon .os sh.ow": .
John C. Lorson, Professional Lond Surveyor
MinneS?1o License No. 19828 . .
STAn: 01' MINNESOTA
COUNTY Of
The rOre9oing Sl.lrveyor's C.ertilic:.ot~ was ?e~:nowled9!'d /:leOfore me thi~ _ do.y'of.
lO ~ by John C: Lorson. Professlonol Land Surveyor. IAlnMsClto Ucens~ No. 19B28
~Iotory Public County, Minnesota.
. My Commi:ssion .E~Pires
~ CITY ATTORI~EY. CITY OF SIiAKOPEE. I.IIfINESOTA
o ' ,
,.. f hrr'!by clJrlify thot.' ho....e examined this plot of RIVERSIDE fiELDS 4TH AOOITIOH and dQ'
hereby recommend lhis plot for approvol os to form this _ day of
20_, ,', "
tit.y Attorney, Shol-.opee. Minnesota
o
o
r!: ci CITY COWCIL. CITY OF SHAI<OPEE. MINNES,OTA .
cd This plot of RIVERSIDE fIELDS 4lH. ADDITION wes approved and accepted by the City Council
LO of the City of Shakope~, Minnesoto.at 0 regular meeting thereof hald this _
v day of 20----, ond pursuant to IA,S.A.' 505.03;
6 sub. 2. we ore in I;onformonc:e,
r .. Mayo, CIeri,
~ 81 5 I~ .
u:ill 151 SCOTT COUNTY SURVEYOR
17I U\89.S0':r!'L _llO,.JlQ..J Pursuont to Minnesota Statute:;. Chapler ~B9,09. SObd. " a~ omended. lhis 'pial ho: been
~ r -, rS89'SO'37"W reviewed and approved l~i'3 doy of . 20 _"
:; gf 4 I~ 81;:;) B1
~ gj jg , Scot,l County.Surveyor
Z!,,-, 'N89'SO'37"c 120.90...J ""
~ j.I; '- - - - - - ,~ SCOTT COUNr( AUDITOR/TREAS'JRER h
~ g-J 16 r .., r 589'50'37"\'1 :il hert:bj' c'~rLHi' that the curren I and d(tJinqvent t01.es on the lond$ dot''Scribed wilhin orc paid ~nt! I'
i:; ell 0 I 3 10 01 .- ,.
s:' C! ~ ~ . 18 th!! transfer IS entered thiS ---.:- dOl of __ 20_.
~ 0 51 I I", 'ill
;: ~ ~8..!5~~'L _ !l.o.:!O.J L I 60 30 0 60 Signed by Deputy
~ r- ., ""rNoS'2239"W- - -- ,'I -11B:9"91 I " ...J
\ ::< 1 2 18 47 I~ S I . ... t scorr COUNT;' RECORDER
...... ci d 1 9 '..- co e In r ee
-"'! ..n I _. .~ "" \20 or I", I I her.eby certifi' lhot thi: plot wa:: fiI~d in thi:; office this _ do)' vr
U:!e.2..~.J2.~__.:.:.J.J .,!JJ 20 __ ot _ o'r::lccl-. _1.1,0'3 l.Jocurmmtt-lo.
r -, fSeg'SC';S7"W 1193:i' j:=r ~e9'5Ci'3i"'.'l 119.74-';") ~ . ._~" I ~r N89"SO'37"E 122,,9', ~
I 1 1.0'0 I I '~I h' ,8950,,7 .1 1..,1 -
o r 0 oJ j 0 0 ('I ,-t- 'c:J 45 .0 - ~ r'l lit: f' Scoll County Recordl!r
C! I ..J I~ 1I~1 20 1""g;1 21 ~Ir" 30 I 30 oJ .:,0 ~:I~ 14 t'i:-
:g I ,:2, ~I If; 81 '~l~ I ~llD - lID g
lot.. .J I L_______.-J IZL--------!<1 I. <lL________..1 Z
--12,;:90--- 30.00 30.01) 119.33 .'. 117.13': 30.00 30,00 ."30.01)' .)000 ~n,19 _ _ e~ARlrJGS AP.EBASE:O OU '....EST LIIIE or TH:. 1-I0RlliWC5T
N89"50'37"E 915.26 ~;;":::~i i.;e~~~Il"';'O~\"~od,~~.;;~; 21 WHICH I" :,,,SiJIIECi I
: r. e;, ("; -:- ", ' '" I ,', -:- .:; " ." :-" ;' L) '"' '" DRAINAGE AND UTILITY - -
~ I :.g .... I'. '-' _ _ I 1'4 ,. '_ L.. '...I '.j L. _ 'I ;-.. I'" U q;, ..'
~;., J EASEMENTS ARE SHOWN THUS. 0 DENOTES '(' I;.ICH 5Y 14 \IICH IPOI,' "CI'''JI.'<lIT .
~~--r~ _ _ _ _ __ ___ _ r-- _ _ ----; _ _ _ :._: il SET AHe. I.ARi<ErI B" !.lCEIlSE r:IJI.I=E"- 19Z2E,
!? r- 1 -,. , I -0 I ~'
z W 1/'" CO;. SEC. i.~, ! 0... ! I t. . 'I. C. .. ~ !-to MOHUMHJi $YM60!" $:-lowr: ;.7 ,k.l.!Y :)";'l'.7iJT:
T;':~ ~j::'.;.!:'~. 2; ,.' ~.,'} i i ("'j . :: . :--. . . ~ REOrJIPEC: LOC;~ll/jll. n.lDiCl;")'E5 " ?LJ..T
, I .- ,d." ~C,.'" -~ .,1...., I I I, I ! i I', I 1 I 1 I 1.l1)":U'.'EIlT TIi..1 WILL e~ ;07 /',C';C'PDll'G 'Tv
'.~"_.-- F::'v'U:::~C::; ?h~ ;'::::~,:::':.; 2:.;~ i ~Li I .~,88:~:8:,; -----~_-_-I L_""___~___ ~~~~:;f:t;;~~~i.~Y,:i~~;~:I~i~?'i~~;j;
e,P' 1 I -:- .0:' I :::..: c EElI'lG 5 FE~i II! WIDTH. AilC' Af)JOIl-fiHG SIDE I!UMBt? j9E2E.
~i~.~-~ '../ _..,l (.) _~ L07 Llt'JES UULESSOTHERWISE INDICF.TED. P>.Ii!J
~f,"; ~.. !-- - 1 'J- - I lG- F'Ei-Tl!.! WIDiH ;1_1'10 ACI,JOIIJlf'lG STRE~T
f.$, , ;~ i :;~ L!I,IES '"r",ll[- PEA~ LOT LliJES VI'ILESS OTHERWiSE PI.NEED..
, <,.. ,,",, <" " ~ I I ~., \ IIID!C~,TW 01' THE PLf,T ~ 1 \..enO'LneerLno'
'~~___- r~;~:";~::iiC",'1': ' I ." , r""","'m'~"" '-"""-'''''''';. ,,,,,,),,,,,,,;:,,,,,~',"""''''''''''C''!lTg f
. / _'VE(&, ~ ''Dc, f:\ , C'-01. - Pr&4e-1 M , N~"-" f'eA .,.....
\
/ ./'--... TOTM. AAE.A 79.8209 ACRES
,0/ \ TOTM. R.O.W. AREA _ - _'4.3475 ACRES
\..(, \ "'b / 151
.... , ~7.2062 ACRES
.p.J ./' . TOTM. LOT AREA
r> ' TOTM. OUil.OT AREA 8.2672 ACRES
-< ,,/' .- \
oS' ~ TOTAL OUil.OlS __2
c~\\/ Co s NUMBER OF LOTS ?n
\"~:-. /' ~\~\ \.' \
/o.fI. J.; .
,-
. RYLANDM{~b4~
v
The Ryland Group, Inc.
March 1, 2005 7600 Executive Drive
Eden Prairie, MN 55344
Contractor's lie # 20035443
www.ryland.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 evening 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. We respectfully 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. Prior 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 staff has
indicated the City Council would make the determination whether the
Liesner property could be served temporarily 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 ofthis area ofthe 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. Conforms to all City Ordinances.
..
.
>,
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 orearly 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,MN