HomeMy WebLinkAbout14.D. Preliminary Plat for Countryside located south of Hwy 169 between CR15 and CR79-Res. No. 6183
JY. D.
CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat for Countryside
MEETING DATE: February 15, 2005
CASELOG NO.: 04-105
REVIEW PERIOD: October 28, 2004 - February 25, 2005
DISCUSSION
Tollefson Development has made application for preliminary plat approval for the proposed
Countryside. The proposed plat is located south ofHwy. 169 and west of County Road 79.
This plat proposes the creation of 437 single family lots and park areas.
PLANNING COMMISSION RECOMMENDATION
At its February 3 meeting, the Planning Commission recommended approval of the
Preliminary Plat to the City Council subject to the conditions listed in the draft resolution. A
copy of the February 3 report to the Planning Commission has been attached for the
Council's reference.
The conditions recommended by the Planning Commission include 7 conditions that were to
be addressed prior to City Council review of the preliminary plat. Not all of the items have
been addressed, however, the Preliminary Plat is scheduled before the Council due to its
review period expiring on February 25. The seven conditions recommended to be addressed
prior to Council review include:
1. The applicant shall meet the requirements of the Woodland
Management Ordinance. (The applicant stated that this
information would be delivered to Mark Themig on February
11 for his review. Staff is recommending that this be
addressed prior to City Council review of the Final Plat).
2. The preliminary plat shall be revised to reflect the changes as
shown in Exhibit B. (This condition has been satisfie4).
3. Street names shall be provided and approved by City staff.
(This condition has been satisfie4).
4. The applicant shall enter into a reimbursement agreement for
the design/construction of 17th Avenue, CountyRoad 77, and
County Road 79. (Staffis recommending that this condition
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be addressed prior to recording of the final plat. The
applicant has indicated that they agree to enter into such an
agreement).
5. The applicant shall enter into a reimbursement agreement for
the extension of all trunk sanitary sewer and all trunk storm
sewer through the site. (Staff is recommending that this
condition be addressed prior to the recording of the final plat.
The applicant has indicated that they agree to enter into such
an agreement.)
6. The Engineering Department will verify that adequate drainage
and utility easements are provided consistent with the January
26,2005 memo from Joe Swentek. (Information regarding the
easements was provided to staff on February 9, staff is still in
the process of reviewing the submitted information. A
condition has been included that requires all easements be
provided to the satisfaction of the City Engineer).
7. The landscaping plan shall be revised to reflect the required
changes listed in the January 6,2005 memo from Mark
Themig. (The applicant stated that this information would be
delivered to Mark Themig on February 11 for his review.
Staff is recommending that this be addressed prior to City
Council review of the Final Plat).
The revised preliminary plat drawing is attached to this report as Exhibit A. With this
revision, Tollefson is proposing the creation of 6 outlots. Outlots A, B, and F are proposed
to address park dedication needs. Outlots C, D, and E are remnant parcels resulting from the
alignment of 17th Avenue. Staff is recommending a condition that these lots be incorporated
into the development of the adjacent property when it develops.
ALTERNATIVES
1. Approve Resolution No. 6183, A Resolution approving the Preliminary Plat for
Countryside.
2. Approve Resolution No. 6183, A Resolution approving the Preliminary Plat for
Countryside with revisions.
3. Direct staff to prepare a resolution of denial of the Preliminary Plat for Countryside.
4. Table a decision and request additional information from staff and/or the applicant.
ACTION REQUESTED
Offer a motion consistent with Alternative 1 or 2, and move its adoption.
;Uui~
ulie Klima
Planner II
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RESOLUTION NO. 6183
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING
THE PRELIMINARY PLAT OF COUNTRYSIDE
WHEREAS, Tollefson Development, applicant and David Voxland, Greg Powers,
and Tollefson Development, property owners, have made application for preliminary plat
approval of Countryside; and
WHEREAS, the subject properties are legally described as on attached Exhibit I;
and
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat on December 9, 2004 and February 3, 2005; and
WHEREAS, all required public notices regarding the public hearing were posted
and sent; and
WHEREAS, the Shakopee Planning Commission has recommended approval of the
requested preliminary plat; and
WHEREAS, the City Council reviewed the preliminary plat request at its meeting
of February 15, 2005.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF SHAKOPEE, MINNESOTA, THAT THE PRELIMINARY PLAT
FOR COUNTRYSIDE IS APPROVED SUBJECT TO THE FOLLOWING
, CONDITIONS:
II. The following shall be completed prior to review ofthe Final Plat by City
Council:
1. The applicant shall meet the requirements of the Woodland
Management Ordinance.
2. The landscaping plan shall be revised to reflect the required
changes listed in the January 6,2005 memo from Mark
Themig.
III. The following procedural actions must be completed prior to the recording of
the Final Plat:
A. Approval oftitle by the City Attorney.
B. Execution of a Developers Agreement with provisions for Plan A and
Plan B improvements, as well as payment of engineering review fees,
and any other fees as required by the City's adopted fee schedule.
1. Street lighting to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
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3. Water system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
4. Installation of sanitary sewer and storm sewer systems, and
construction of streets in accordance with the requirements of
the Design Criteria and Standard Specifications of the City of
Shakopee.
5. The developer shall be responsible for payment of Trunk Storm
Water Charges, Trunk Sanitary Sewer Charges, Trunk Storm
Water Storage and Treatment Charges, security for the public
improvements, engineering review fees, and other fees as
required by the City's adopted Fee Schedule for the entire plat.
6. No public improvements shall be constructed until the City
Engineer and the Shakopee Public Utility Commission approve
the Final Construction Plans and Specifications.
7. The applicant shall obtain an NPDES permit prior to any land
disturbing activity. A copy of this permit shall be forwarded to
the City.
8. The applicant will dedicate the wetland area and a 25 foot no
disturb buffer surrounding the wetland area to the City.
9. The applicant meet park dedication requirements by dedicating
a combination of land and cash.
10. All park dedication cash and acreage shall be calculated at time
of the first final plat approval.
11. All park dedication shall be recorded at time of the first final
plat approval.
12. Sidewalks and trails be constructed as shown on Exhibit B with
the following additions/revisions:
a) The County Road 77 trail connection north to Highway
169 be provided;
b) At least one trail connections from each County Road
77 and County Road 79 be provided in locations
approved by the Park, Recreation, Natural Resources,
and Facilities Director;
c) The sidewalks on the cul-de-sacs in the southwestern
cor,ner and the northwestern boundary be extended to
the end of the cul-de-sac.
C. Easements shall be shown on the Final Plat as approved by the City
Engineer.
D. The applicant shall enter into a reimbursement agreement for the
design/construction of 17th A venue, County Road 77, and County
Road 79.
E. The applicant shall enter into a reimbursement agreement for the
extension of all trunk sanitary sewer and all trunk storm sewer through
the site.
F. Simultaneous to the recording of the plat, a deed restriction shall be
recorded on the lots as outlined by the Engineering Department.
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G. The survey data (length and bearings) shall be shown for each lot.
H. Temporary street signs shall be provided until such time that
permanent street signs are installed.
1. The applicant shall obtain the necessary right-of-way and/or easements
to perform all proposed work offsite.
J. The applicant shall be responsible to vacate all existing easements on
the site.
K. The applicant is responsible for obtaining all Xce1 Energy, Scott
County, MnDOT, and other necessary agency approvals.
L. The applicant shall obtain the appropriate Wetland Conservation Act
(WCA) permits and approval for all proposed wetland impacts. No
grading permit shall be issued until a mitigation plan has been
approved by the City.
M. Simultaneous to the recording of the Final Plat, a deed restriction shall
be recorded on all lots with sanitary sewer, storm sewer, watermain
and/or a high pressure gas main running along a property line and/or
through a lot.
N. Outlots C, D, and E shall be incorporated into the development of the
adjacent property to ensure that remnant parcels are not left
undeveloped. The Homeowners Association shall be responsible for
the maintenance ofthese outlots.
O. All lots shall be required to meet the minimum lot width and lot depth
requirements.
IV. 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. Provide electronic (Auto CAD) files ofthe Final Plat and all record
drawings to the engineering department.
C. The developer and/or their assigns shall be responsible for any
required or desired noise mitigation measures.
D. All landscaping shall be located outside of the easement and/or
right-of-way areas unless otherwise agreed to by the affected
agenCIes.
E. A wood sound wall ranging from 6 feet to 12 feet in height shall be
allowed to be constructed along the northern boundary of the plat,
as depicted in Exhibit B. This fence shall be constructed on top of
the berm shown on the grading plans.
F. The easement boundary shall be clearly identified with signage on
those lots which include the Xcel Energy easement area.
G. The wetland buffer areas shall be clearly identified through
signage to prevent encroachment into the buffer area.
H. The developer shall establish a Homeowners Association which
shall be responsible for the maintenance ofthe sound wall and
monumentation ofthe Xcel easement and wetland buffer area.
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I. The HomeoWners Association documents shall require consistency
in fencing design and materials for private fencing (not including
the sound wall) within the boundaries of Countryside.
J. Year-round climate controls and construction materials as outlined
in the noise study shall be installed in the dwelling units to address
compliance with noise standards.
K. The developer shall be responsible for installing landscaping along
the house side of the sound wall.
L. No fencing shall be allowed on lots abutting the Xcel easement
area east of County Road 77 to ensure access to the easement area.
M. The developer and/or builder shall utilize building plans which can
accommodate a minimum 10 foot deep patio or deck outside the
Xcel Energy easement area for those lots located east of County
Road 77.
N. Builders shall be required to comply with conditions imposed by
the Fire Inspector regarding additional measures for fire protection
for those properties impacted by the high pressure gas line.
O. :The overlength cul-de-sac variance request shall be approved
subject to no building permits being issued for the Lots 14 and 15,
Block 1 until such time as the stub street proposed to make a
connection to the property to the south is constructed., The
variance is approved based on the following findings of fact:
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:
1.A. The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls;
Finding I.A. The property cannot be put to a reasonable use under the official
controls given the restrictions of access points on 1 ih Avenue to comply with
County access guidelines. In addition, the applicant is providing for a roadway
connection to the south upon development of that property which would bring the
cul-de-sac length into compliance with City Code.
1.B. The plight of the landowner is due to circumstances unique to the
property;
Finding I.B. The plight of the landowner is due to circumstances unique to the
property in that spacing guidelines required for 1 ih A venue and County Road 15
prohibit additional access points that would allow a different street configuration.
1.C. The circumstances were not created by the landowner;
Finding 1. C. The circumstances were not created by the landowner but are the
result of the access limitations that result from abutting County Road 15 and 1 ih
Avenue/future County Road 16..
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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
upon final development.
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 extend beyond economic considerations in that
the property is subject to access spacing requirements.
Criterion 2
It has been demonstrated that a variance as requested will be in keeping with the spirit
and intent of this Chapter.
Finding 2
The proposed variance would be in keeping with the spirit and intent of Chapter
11 (Zoning) in that upon full development of the property to the south a roadway
connection will be made, therefore, bringing the cul-de-sac length into
compliance with City Code.
Criterion 3
The request is not for a use variance.
Finding 3
The request is not a use variance.
Criterion 4
Conditions to be imposed by the City Council will insure compliance to protect the
adjacent properties.
Finding 4
Adjacent properties will be protected by virtue of the following condition being
imposed at time of Preliminary Plat approval: No building permits shall be issued
for Lots 14 and 15, Block 1 until the stub street proposed to make a connection to
the property to the south is constructed.
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)
P. Shall provide a minimum building setback of 30 horizontal feet
from the approved high water level of the existing drainage way
adjacent to Lot 13 and Lot 14 of Block 4, Lot 13 of Block 3 and
Lot 1 of Block 5.
Q. Rain sensors shall be installed for any irrigation system.
R. The applicant will work with staff to design and construct the park
as part of the construction of the development. Construction costs
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shall be credited toward the applicant's cash contribution
requirement. The applicant shall bring back a park plan for review
by the Advisory Board.
S. The variance request for 5 foot side yard setbacks is denied based ,
on the following findings of fact:
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:
1.A. The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls;
Finding J.A. The property can be put to a reasonable use under the official
controls, in that the property is being proposed for development with lot sizes that
comply with the requirements specified for the Urban Residential (R-IB) zoning
district.
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 currently undeveloped allowing the developer the
opportunity to propose lot boundaries which allow the opportunity to construct the
desired homes without a need for variances.
1.C. The circumstances were not created by the landowner;
Finding J. C. The circumstances were created by the landowner due to the
proposed lot width.
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.
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 economic in that the developer is proposing
to maximize the number of lots available for development within the project while
requesting a variance to alleviate side yard setback requirements.
Criterion 2
It has been demonstrated that a variance as requested will be in keeping with the spirit
and intent of this Chapter.
Finding 2
The proposed variance would not be in keeping with the spirit and intent of
Chapter 11 (Zoning).
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Criterion 3
The request is not for a use variance.
Finding 3
The request for a setback variance is not a use variance.
Criterion 4
Conditions to be imposed by the City Council will insure compliance to protect the
adjacent properties.
Finding 4
(Not applicable since no conditions are proposed.)
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)
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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6XH/BIT I
Parcel A
That part of the Southwest Quarter of the Northeast Quarter of Section 1~> TO'WllSbip l1S~ Range
23, Scott County, M1nnesota,. together with that part of the North Half of the Southeast Qoarter
of the Northeast Quarter of said Section 13, which lies northerly of the following descdbed line:
Beghuung at the northeast comer of said North HaIf of the Southeast Quarter of the Northeast
Quartet; thence westerly to a point on the west line of said Southwest Quarter of the Nonheast
Quarter distant 175.81 feet south of the northwest COmer of said Southwest Quarter of the
Northeast Quarter and said line there terminating. ...
Except that part thereof contained within M~esota Department of TransportatiolI Right-of... Way
Plat No. 70-20 as on file and of record in the office afthe County ltecorder.
AND
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Together ~ith that part of the North~"1: Quarter of the Nonheast Quarter of said Section 13
which lies southerly of the following described line;
Commencing at the northeast comer of said Northeast Quarter of the Northeast Qoarter; thence
along the east line thereof; South 02 degrees 07 minutes 07 seconds East, assumed basis of
bearings, a distance of 755.00 feet to the po'im of beginning of~e line to be described; thence
South. 87 degrees 52 minutes 53 seconds West 1348.00 feet to a point on the west line of said
Northeast Quarter of the Northeast Quarter, distant thereon 905.50 feet southerly of the
northwest comer there.of, and there tenninating;
E.."{cept that pan thereof contrlned witbm Mmn'eS'ota Dep.a:rtm;~1i of".FlausPOI't'aUbII lUght:cn::..Way
Plat No. 70-20 as on file and ofxec.ord in th~ office of tho Ceuuty Recoroex.
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Parcell
All that part: of the Northwest Quarter of the Northeast Quarter of Section 13, Township 115~
Range 23, Scott County, Minnesota lying southerly and easterly of Minnesota. Department of
Transportation Right-of-Way Plat No. 70-3 as on :file and of record in the offioe of County
Recorder.
AND
All that part of the Northeast Quarter of the Northwest; Quarter of Section 13, Township 115,
Range 23, Scott County, Minnesota lying southerly and westerly of Mi1lneSOta Department of
Transportation Right-oi.Way Plat No. 70-2 as on file and of record in the office of the County
Recorder and northerly of the following described lIne; commencing at the northeast comer of
said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South. along
the east line thereof a distance of 1010.71 feet to the point ofbeginning; thence North 87 degrees
31 minutes 06 seconds West parallel 'With the-north line thereof a distanceo! 1350.53 feet to the
west line of said Northeast Quarter and there tenninating.
Parcel 2
That part vi the Nort:heast Quarter of the Northeast Quarter of Section 13~ Township lIS, Range
23, Scott County, Minnesota, which lies northerly of the following described~; Commencing
at the northeast COmer of said Northeast Quarter of the Northeast Quarter; thence along 'the east
line thereof; .South 02 degrees 07 minutes 07 seconds East, assumed basis of bearings, a distance
of 755.00 feet to the point of beginning of the line: to be described; thence South 87 degrees 52
minutes 53 seconds West 1348.40: feet tn a point OI1. the west lii:re of said Northeast Quarter of the
N orthe&"t Quarter. clistnrce thereon. 9'O'G:so; f~et ~ly of the IIOnhwes:t \A)mer thereat;: and;
there terminating; Except that part thereof COIltaiIIe:d: with ~Qta, D'epru.tm\:Il1: of
Transportation Right-of~ Way Plat No. 10-2'G. as on file' and QfleC'oxd in tIte o;flice of& Ccn:rc.ty.
Recorder.
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Parcel A
That Part of tile East Half of the Northwest Quarter of Section 13, Township 115, Range 23,
Scott County, Minnesota descnced as follows: Beginning at appoint on the East line of said East
one-half of the North:west Quarter distant 1145.71 feet Sottth of the Na.ttheast COInet thereof;
thence West at right angles to said West line a distance of 431.29 feet to said East line; the!u:e
North alOIlg said East line a distance of 505.00 feet to the pint ofbeginumg.
Excepting therefrom that part pla:tted in Minnesota Department of Transportation Right of W~
Plat Number 70-2.
P:u'cel B
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That part of the East one.half of the Northwest Quarter of Section 13, Townsmp 115, Range 23,
Scott COUIlty, Minnesota descnced "" follows: Beginning at a point on the East line of said East
one.haJ:/' of the Northwest Quarto: distant 1050. 7I feet Sooth of the North.... 00= 1lleteof,
thence South 3!ong said East li=" distance of 5!S.0.0 fee<; 1llenee West at right angl.. tn said
East line a distance of 43120 :feet; them;, SO'ath pa%alJel wfili said BasI; line a distance: of.SUi.OU
feet; thence West at tight ~ a distance of 2!/lfo.7i &t; tlienee l'Tto:thc JllII>llW willi. om East
line a distance of 9OQOO feet; tIl= East atrigbr lIltg!es .. diiim= of';l'2(;,Oll ~to die-p*of
beg1no.ing.
Excepting tIlere from tbat part plattedn.~ ~<!f'F~"'Rigm:of'W"J'
Plat Number 70-2.
Parcel C
That part of the North_t Q- (NE. ~J of 1ftec&outhwest Qn.rter ~~} of"Secoo", a,
T ow.nsI1ip lIs Not:t!>" ~e 23, s"ott COUllt)', MlnnsOl:>, I1ymg N<>n:lredy of tlJ,,: plllt of Fcx
Meadow Estates.
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ho<\ND .-
That part of the East half of the N~rthwe.st Quarter (B ~ NW ~) of Section 13, Township 115,
Range 23, Scott County, !v.f.iimesota desctibed as follows~ BegiIming at appoitlt on the east line
of said East half of the Northwest Quarter, distant 1010.11 feet south of the northeast comer;
thence south along said east line a. distance of 40,00 feet; thence west at right angles a distance of
726.00 feet; thence south at right angres a distance of 600.00 feet; thence east at right angles a
distance of 726.00 feet to said east line; thence south along said east line a distance of 1110.52
feet more or less to the southeast comer; thence northerly alODg the we.st line of said East Half of
the Northwest Quarter a. distance of 1,?09.22 feet ttlore or less to is mtersection with a line drawn
westerly and parallel VYith the north line of said East Half of the Northwest Quarter from the
point ofbeginuing; thence easterly along said parallel line a distance of 1350.53 feet to the point
ofbegin.'1i.ng.
E.xcepting therefrom that part platted in Minnesota Department ofTl'ansportation Right of Way
Plat Number 70-2.
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l'l"OlJertv Descrintiou:
That part of the Southwest Quarter of the Northwest Quarter of Section 13> Township 115~
Range 23, Scott County~ Minnesota, described as follows:
Beginning at a point in the West line of said Northwest QUarter 130.82 feet north of the
south"W"est comer thereof; thence North'O degrees 00 minutes 00 seconds East, assumed basis for
bearings, along said wast line~ 326.50 feat;, thence North 90 degrees 00 minutes 00 seconds East
1335.85 feet to the east line of said Southwest Quarter of the NOtthwest Quarter, thence South 0
degrees 3S minutes 36 seconds West, along said east line 326.52 feet; thence South 90 degrees
00 minutl.."S 00 seconds West. 1332.46 feet to the point of beginning,
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~operty Descnpnon
That part of the SQuthwest Quarter of the Northwest Quarter of Section 13, Township 115, Ranse 23,
scott CQunty, Minnesota. described as follows:
Beginning at a pOint in the west line of said Northwest Quarter 457.32 feet north of the
southwest cornel'thereo~ thence continuing North 1 degree 1 minute 25 seconds West,
assumed basis for bearings, alon9 said west line, 325.68 feet; thence North 8S degrees 58
minutes 35 seconds East 1339.26 feet to the east line of said Southwest Quarter of the
Northwest Quarter; thence South 0 degrees 25 minutes 53 seconds East, along said East
!foe, 325.70 feet; thence South S8 degrees 58 minutes 35 seconds West 1335.89 feet to the
point of beginning, EXCEPT that part beginning at a point in the west line of said Northwest
Quarter 719.36 feet north of the southwest comer thereof; thence continuing North 1 degree 1
minute 25 seconds West.. assumed basis for bearings. along said west line, 63.84 feet; thenco
North 88 degrees S8 minutes 35 seconds East a distance of 350.00 feet; thence South 1 degree
1 minute 25 seconds East, parallel with the said West line a distance of 65.54 feet; fJ'Ience South
89 degrees 17 minutes 12 seconds West a distance of350.011eet to the said West line.
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\ \l -- ~- ~-~-- -4~~~\ ~Jri\"i'~ ;-:~\~ .; , II ~~~. ROW DEDICATION =- ROW DEDICATlON~ t ~ :: ~ ~ 1 ~
, ----- _ ---------- -- ------ -- -- ---- ~~.-;.--- ,-::..'\ \* _Lo~~~/-:'" ~ Ii ffi ROW DEDICATION j I ~I 0 0 0 U <
. ~~II. - .~ ........::::t:::f-- J " I.\. ~ .~. ' '1' ~ ,. BY SCHOOL . .
, r .. ""'" . ~ '. ': , .....1:., '~~ .....--~~ '/'r':' ffi I I 'I li'
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\ / I 01.. \ 1'--",,1..... 11 ~~ ~ 1 t-.' ~.. ,li - I: DEVELOPMENT SUMMARY 8.:;;~~
. .. I ' I. \ 7 '7:aI;.'1.... ~j - II cp C at II)
rl 'l' _~ . .' __ _.: "':' ~~ -- -. --' I ~: I\.; "'10. t_. K'Fli"lO \~.1k ..... 'It ~ : 1. GROSS SITE AREA 7,500.624 Sf' OR 172.19 ACRES lio,s I~
;g:1 , ,---:- - - to t . I r _ _,' ~,' .:.~["b.' Po. ''''' =.' Ii . ! LESS 17Th AVENUE ROW 534.517 Sf' OR 12.27 ACRES 1lS"6S::
a '.... .."..... .... ... .... ....::.... .... .... : _ ,. " " ~~,., ~ , .,.., I. ~ LESS 79Th AVENUE ROW 8,160 Sf' OR 0.19 ACRES ~ >.2 Oi~ :;:
I'" ~-: .. ~~Il " ,,-,"'.~ ~".. ~~)~II" l II !~' '0 : LESS COUNTY ROAD 15 ROW 5091?Sf' OR 117ACRES ~~:l2 '"
~ d ~'f' ~ "~. .... .... .- --,.- .J =. . '\ ' ~ "i' '--=" ) ,_( ...... I ,. L.._. NET SITE AREA 6.836.553 Sf' OR 156.94 ACRES Q.il~.s.
'~ '";i . 0 A" U. E' . "V E. U E ... ~'II:It \ '- 't . ~ I" i ~_D: U) ~
a i \.. - . r.... ~ .... -, . r--;m!!lt.... ~..' "'" f'Jt'"""'; III ..It'A .....' >-.. I . 2. NUMBER Of'LOTS 437 -l:'O~ e ::
,..~ - -- ~ -- ...., ~ I I I , ' ~ [...~ ~u":I1- " f'! I t 11l, .. ""!- . -.~ CP_ .!!::i
__ \ w:a.. ... -a: ~I a i"~ ...~ ~ '-r . . i I ~. ~ \~ .,: ~, \ =': ::; ;;., )W#~;. ! 3. lOT AREAS ~~tio a
,~ , .... ~ .::! j:. YI" J _ '_ :; ~ . ''''ll.:.. \ ~~: v ~ ~ I · '-l ,_. 1\-'''snNG ROW ! ,,~"" '"" '.'" ~ €~~;(\ ;,
';r '_____ ,~!. . . '-' --- ~ e rs:-ll~ ll2"" ",: ' '- - _.J . '-_____..1 . . I MINIMUM \'nDTH 60 f'T ~-1l~K ~ ~
~ "f ~. r ....... ~ \, 1\ , ' ....... lN€' . ,I : MINIMUM DEPTH 100 f'T >.g'O~ ~ en ,.;
, ~ l' . \ ..It !wi: ~~~-' '. _. ~/ ..11.11' ~:.... --, - r-----~ . . ! i 5 0:: ~ lP
~\-.... ~- A~" '::' ... ~\JjS.-~_:r~ "l' "i' ";'~ ,..... ~ i i 4. TOTAL AREA Of' STREET RIGHT-Of'-WAY 31.02 ACRES ~.. ~-1l .~ E ~
"- -" \' L~ ,. ~, I.. ~_. , ! : _ E_ 5 (i) ~ ~
: -, -"-"-"-"-"-' -, _00_.._. ..... ........ '.q: '~lIJo,,~.. - J t-. ~ 2 - I 5. NUMBER Of' OUTLOTS
I '-..-. -"-..- '-.._.., .. ',~ ".. -~ ....,L-If1.-t."Il.-:o"r"'1i . ~L""'-;; J ! ~ j OUTLOT A 311.629 Sf' OR 7.15 ACRES
: I -'~"+-h: ~~,.. .....\0 'f"'f..:.,.& ~ I ;:; ,OUTLOT B 267,286 Sf' OR 6.14 ACRES i5
! ~ .-'!.';, · ''::'If.''?'.I~'''''} ~"~..l --";l:: ~ i OUTLOT C 4.190 Sf' OR 0.10 ACRES ~
i ::;.- --!L"II -::1 . ,....~I. ~ . ~ ~'-.'i "-00_.._. : OUTLOT 0 402 Sf' OR 0.01 ACRES :
: ..':' ..' , ,~:,....,{ ~ ~ .-..-..-..-..-..-.._.._. 1 OUTLOT E 60,791 Sf' OR 1.39 ACRES l!:
I t. G '. ~ L_ ..:.1..;:)//" ,,' ~::: '-"-"-"_00_"_"_"_ ' OUTLOT f' 267682 Sf' OR 614 ACRES S
. ~.. ~m~ 17 .. i . "-. "'"
j i-i FA" '. ..~_':.: _-: ,,;~/. I ~ :,:', ':~ ':~ ?::: " - TOTAL AREA Of' OUTLOTS 911.980 Sf' OR 20.93 ACRES ~
w ''/', ,:,. ~':C ~ ;;.0 ,", -- . ! 5. DRAINAGE AND UTILITY EASEMENTS f'OR PONDING IN OUTLOTS ~
<: $ - ;: ,,' ~. "'" ~ OUTLOT A POND O&U EASEMENT 184.400 Sf' OR 4.23 ACRES 5
a , 0 0 ,: ~. " t' s':: 'r .. 8 F~"-r-, '1 f' 7fJr.c; OUTLOT B POND D&U EASEMENT 168.519 Sf' OR 3.87 ACRES '"
. '. t: :; ~ to ! U L, U,J / OUTLOT F POND D&U EASEMENT 267 682 SF OR 614 ACRES . ~
I I TOTAL 620,838 SF OR 14.24 ACRES ~ ~
, ,\ 5. EXISTING ZONING R-1B ~ ~
j I \,,:;';,'-,;,:;:"',',; '~.-....,>, PROPOSED ZONING R-1B ...:;!;l
I ; ': ,': ~',:,>i,:, ': 6. PROPOSED 8UILDING SETBACKS ~ ~ .
-, u).! 2'
i / I' BUILDING SETBACK FROM PUBLIC ROW 30 f'EET '5 .g ~
. , . SIDE YARD SETBACK 10 f'EET ~ .; ..
Ii. { { " 0:" , I SIDE YARD SET8ACK (CORNER LOT) 20 f'EET Z
: : I I SHEET REv.
I I $O'J;II':E>~ HE'~I!;'5 I 7, ROW 60 f'EET
I : II i 8. STREET B-B C.3.01 A
: ! : 57 Acome:, '- _ _ . THROUGH STREET 37 FEET
! i! I I I DEAD END STREET '33 f'EET l.IFRA ALE "4870
If.,
, .~-t. .-!." Y
-. w..... >1 I b~.~ti ~II 9299 -, 'T'\ ~""\ LV ~ Nllll~~~___ _ -; ~ _
- "of I 01 J 'b 0 11067"" It I ("l1 r 2: ~M - - l ,_, .
. ,', . 07.200 "4 It 8 I L :;llll'l6'ITE .J, I 120.00 I I 5 I ~I I ~I I ~I I 0.25 ocr.. \ ~-4:z. _ -150.00 ... ~ ~:; ~
I I' ". . 10 0.17..... 6 01 I ,'" 3 2: r" ("oj r" 5 . Cl N r I \ ' 0 , ...,..
- ' , "-. · r n,,,. :; " . 0" h" 0" .. ~ ~ _. , ,. '.. ,
o i.: '! Eo< -i l -"""""- .J I I \'::::.:' ~ 1"//015 SEE SHEET 3.0 Ig. 8 ~I I~ 7 511 I~ 6 ~I 1~'6=9'53'4 9' ~'N ~\ \g 0.21 a'''. 25, 2J.72.1-~r~. _ !-I.J .
... I i.' 0 ~ 13 ~~ l -"""'''''-.J I I .~.. 1 1 ,~.. I 1 ,~.. I I ","".00., ~o 56\'49'~ _ :' . [_~ ;:;:: ~
L,' saa'6'r7t I I ! . , 101 120.00 l I'" "'I 60 0,21 ocr.. 0.17 "".. 0.17 ocr.. L=29.36.<:.., 60 L _ _ - _ _ I .:. .~.- ;::j W _ I-
- ----- , - '~oo . , __,., '. .,
226.11 t- ~.r,."'>1 I,'!:..-. 0 j,g200 "4 It 5 ~l j W L 568'16'17. -.J I 1 '7.234 "4 It. 1/ ~ ,L ,E6,L --3 L ~.~ J L ~.~ J L _.EOL -L::J ; 1 G _ ,50. \ ~ ~~ ,", ~ o:.....J
~ ",Y.'>..;, " I:'"""" "! cP.17 ocr.. g Z - - - - l!!:l 40.17 ,er"!!:ll' '. '. '. '. :' ' ... 9.120"4 Il .. c; ,_, " (/) > ~ 0..
' "'- I , . . _ _ _ _. .". . _... ~,_ . '" ~ ..
. I" '( I : ~ ~ L 586'16'ITE I ~ <:( ~ r ,20.00 -, I '" '" ~..... N88"16'l7"w 288.55 ._' '2-6,849'54"VI tg '59'49' 26 2W..:.1.--.... u_l", >- ~ _ >-
I ~ < : 0 - - - - -l. . I 8,194 "4 It L . . I 58' 'tpoO _". . t'V' ...... ~ a::
' ~ !' · --' · .'" -- .1 -""'-"-'~ -1 - "9'53'.." _ .<.n."-.-62'49r;,'SE..----f-- LL.. z,Q. <(
. -...~~ " r 120.00 l'" ... <'! 12 <'! .!-U ~ KISO AVENUE <:> "VI '\ --- " , '._ I- Oz
I -tr~ -/.j...... _~In:.. - - '"::'1'" I 0 /::1 :gl'o lor 120.00 l ~ '" '" R=230.00 58"49'54: ~ ~.1L. _ 1 ~ ; 20, ::<: _
I . I ,~. "..=~. · I . '~"" L-".7J~~_.. " "_ _ . . ,.. Ul ~ '"
I I I, !;,!11Igo.170"..4 g'l"!" ~ ~IL N88'16',rW "I,!!:l26 5o.17"""1!::.1 ... ....- N88"16'17'W 288.55 ..:.., .._..~.,\ "\r.=e.9,'493"41t. 7 I"',..:... -_a =>I.1..Vl:J
' . " " ----~ · · . -~ - ....-2 .' . Ow w
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. : . l, 01 = - = = i' I-- i' r.~ ~'i1'00 i: '1 I l - "","'" _ .J Z '" r "''' l I .". ~ I "''' ~ I"~ ~ I'''' ~~;:; & _ _"'" -'....1""~:: U -1 "-
I I "'I 1 120.00 ll51 I- 5l /co 0,19 ocr.. .:o-CO'I jl- I 8,243... It. I I 7.143"" Il I I 7.143.~ Itl I 7.143 oq. It I /ll,6BJ'~ It \ ~l> ~ 586'10... '; -' I ~
50 100 i J', 0 0 ~ 11 !;;l~ r 120.00 l W 0.19 ocr.. 0.16 ocm 0,16,,,.. " 0.16 ocr.. 0,20 "".. "'.!!.. ~ ~09 --, 36 '
' . , , .~ ". . . . I . . . .. " . .. _ _ I .'
i-I - .... I, ;', 1 Igo.17..,,,.3 g/ a.. I 0 I l!!:l 67~:;:"!!:l1 w l~' 1 II~ 2 II~ 3 II~ 4 II~ 5 \ ;:; ~.!!.\ r.:? 9.4114.~1t. ~
- - I "L S88'16'17'E Vl. 0 0 a:::: - 0 - 0 _ 0 _ 0 _ I '" _ '0 n.... 0,22 ocr.. 28 I ....
SCALE IN FEET 'i ". S."..: ...., J L S68'16'17'E I - - - - -' '" '" g ,- C!/ ,_ C!/ 1- C!/ 1_ C!I 1_ ~~ 0 I~,J ~ '"
-..J~.. . '.... - - - - -l L ' .J 1-. 0 0 28 0 0 .... . o. e>. '"
.' .....~r-.~: - I r 120.00 -, I _S~6ITE_ (/) ~ ~ ~ ~ ~ I? 0 I~:::: N69'JO'26"E -.J ~
(J .. I Ill' 120.00 l 8,194oq. It. ("oj L J l~n."1 ' ,,;:"1 ,.- ,.., L '" L 10 o~. _ I
i . '. ':.' . .., - . "" ',"00 , _ _ ~ .!]7-'.J ,-2~LJ _ ~ """'.2'LJ';' ,,_ ,
~ .!!j : .....,... I 1"!7,2ilo",, ft'2 ~I I~ 10 :1 r ,=..l . r · · ". I' ,tfl'L=14.92 ,50.13 't" \), :S~ ~ ~ ~
iIli\- - '"., .'" -<. I. -I" .,,- " :'" , . . ,,.,,,,'or " . .~ .~~~.
~@J11 ffiHB "'.... ! .....,.......:,,] L_~6~~rE':l.-.J I L N66'16'17'W ,IL Ig 7 .Jg1! Z<:( ~ r 74.94"!",..,~ /6U4~ /6U4-a /6U41ti lao.86-, ~ '/1::!9.,02"4f1.29 I \\,;;;~ ' ~ ~~~~~
"." ----~ ,.,.. · '". ~"" · ..- .J ;36' J "~-:'lt-~~
....",Jt~""" Ii ' ';, 1.'/"" 12000 -'-, -, J r - - - - -" _N~6..L - a.. 5 1 ~II "'II ~II "'II 0.20oc,.. I ~ L N69"3ll"5'W: 1 0 ~ 11 ~~~~
- , ), '''.' I ''"00, C:: - ~. ~ ~ ~ . _ _ _ _ , , . , .1
~~ I I ~ I I "', \ I I 9;;,~:: I r '~oo l <{ ~ 1 0 ~II. 9 ~II~ 8 i:ill~ 7 ~II. 6 I '" r _ '??.oo II ~ ~. ".
~ "IS"" DRAINAGE '.", ....~. e.". "..'. I-- - - - _ _ . _~. . .< -dO.
~g AND UTILITY EASEMENT '\ "'J IgO'22ocr..\l:lit I~ 9 ~I I~ 80.19""" ~I 18,243,q.1t II 7.143"4 It. II 7,143"41t. 1I,7'143,q.1t II I ~ 60 I~ 0.210"" 30 ( ~ c: ~~~ ~
"""". TO BE VACATE. '" \. 60 '. '. ... - .. _ ." _ ..._ h' . ~ ~, c
- - - - - - - - - - - - - - - - -1l,.""... - ~ ~ - .l.~ - -" ; \ L - .l.""'- - -\ "L - .l.""'- - J J \ L 2>''- -{ L "'" -{ L,,,,,, -{ L."", -{ L,,,, ---.l ~ L ,"",,"" .J ': _.
I '''',. N88"16'17"W \ 706.83 'f\ .' \ '. saa".,7'E 24.00 - '. 588"1""'" 32'.48 60'''''58' .~} 27:62 ~ r ,-;;; .:-;; '??.oo I ' 0 ~ C l!! d
1l \ ';' '-E...... ....,. 0 0 ~ iSc:
<:'p \ .'" R~170.00 L=4.0S ~'-' 58903815 to ,8 0.21 ocr.. I "! ci .~ ""-:
· .. .. " 1>0 " · ARDENNES. . AVENUE. ~ g 31 '''. ! _~~
. " , , \ R-"".,. L"'''_,~. '"""15''' L ....."",.. .J ,0: ... 'il, _~.
- " " 'l, \ ''',,',r. "'1.83 ~ ,. ,,,,,',rw 321." "'~"5" ''',:!!E;;; - '" ". l;J .:; IL.~~
{jr6'ITo1' r ""'ro -if' '" f r ",,- -1"....-"1' ,....-"1' r''l''''I~.I1:-.." -( 1""-"1' ,....,l r65.B4-l r 7J:ill ': f r 77.06 i r 67.061 r 67.06 -{ r 67.06,.l r4ffi --, ': 60 ~ C90'Tt:..It.'50.oo 'l '. ~ . :~: ._~."":::O_,
' . 60 0 10 32 . 0 ,_, " . ""*'
1 I I I I I 9,101.~ It. I I 7,901 'q. Il I I 7,901 "4 ft. I , 7,901 ~ It I 17.~1 .... It I I 7.901 oq. It I I 7,901.~ fl I I 7.901 "4 It. , I 8,n4 "4 ft. I I I I I I I I I I log go, _' . _" , 1i'~,
. 0,21 ocr.. 0,18 ocr.. 0.18 acres o'lB ~ o'!B acres r\ 0.18 ocr.. O.lB o,reo 0.18 a".. 0,20 oem 9.247 oq. It. 8,047"4 It 8.047"4 It. B,047"4 It 9.345... It. 2: L .. 1'\ :z: "-r LlJ "",~. !\}.;.lC
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4F{o
CITY OF SHAKOPEE
Memorandum
CASE NO.: 04-105
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat of Countryside
MEETING DATE: February 3, 2005
REVIEW PERIOD: October 28, 2004 - February 25, 2005
SITE INFORMATION
Applicant: Tollefson Development
I.;ocation: South of Highway 169, east ofCSAH 15 and west ofCSAH 79
Current Zoning: Urban Residential (R-IB) Zone
Adjacent Zoning: North: Highway 169
South: Jackson Township/Pending Urban Residential (R-IB)
East: Planned Residential District (PRD)/Pending Urban
Residential (R-IB)
West: Jackson Township
Compo Plan: Single Family Residential
MUSA: The majority ofthe site is within the MUSA boundary (9.5 acres is
pending review by City Council)
DISCUSSION
Tollefson Development has submitted an application for preliminary plat approval of
property located as shown on Exhibit A. The plat, as currently proposed, contemplates
the construction of437 single family homes (Exhibit B) on approximately 170 acres.
The plat also proposes the dedication of parklands and open space areas. Exhibit B is the
most recent drawing reflecting changes that have been made. The preliminary plat
drawing will need to be revised to reflect the changes shown in Exhibit B prior to the
City Council review of the preliminary plat.
The area directly south the proposed development along CSAH 79 is proposed for
development by the school district for construction of a new high school. The
Countryside development proposes the extension of 1 ih A venue from CSAH 79 to
CSAH 15.
1
The applicant is proposing to construct a wood sound wall along the northeastern portion
ofthe plat. The wall is proposed to range from 6 feet to 12 feet in height and is to be
constructed on top of the berm proposed. The grading plans indicate the berm has an
average height of 4 feet. The applicant has conducted noise studies for the Highway 169
and 1 ih A venue corridors. The noise studies indicate the use of a berm, sound wall, and
proper construction materials (ie, windows and climate controls) will ensure compliance
with the required noise standards. Staffhas included such a condition in the list of draft
conditions for consideration.
Xcel Energy's easement area is located along the northern boundary of the plat. This
easement houses a high pressure gas line. As a result, Xcel Energy has restrictions
regarding uses within this easement area. For example, the lots within this area of East
Countryside would not be allowed to construct buildings (permanent or portable) within
the easement area. Items such as gardens and swing sets would be allowed. Staffis
recommending a condition that no fencing be allowed on the lots east of County Road 77
along Xce!'s easement, to ensure adequate access to the easement area. In addition, staff
is recommending a condition that requires the developer/builders to construct on homes
on these lots that are sized to accommodate the construction of a minimum 10 foot deep
deck or patio outside of the easement area.
VARIANCES
The preliminary plat, as proposed, does include requests for the following variances:
. A variance to allow an overlength cul-de-sac in the very southwestern portion of
the plat; and
. A variance to allow 5 foot side yard setbacks on the 60 foot wide lots rather than
the required 10 foot side yard setbacks.
City Code requires that cul-de-sacs have a maximum length of750 feet. The cul-de-sac
in the southwestern portion of the site, as it is currently proposed, measures
approximately 1000 feet. The applicant's justification for the overlength cul-de-sac is
that a connection to the south will be provided upon development of the property to the
south. The applicant is hoping to bring the southern property (still in Jackson Township)
forward for anticipated development in 2006.
The applicant has stated that the side yard setback variance is necessary to allow for the
construction of homes with 3 car garages and has verbally indicated that the reduced side
yard setback would accommodate some unique home designs that they would like to
introduce to the site. Staff has not been provided with elevations ofthese home designs,
however, the applicant has indicated that the elevations will be provided prior to City
Council review ofthe plat application.
Section 11.84, Subd. 1 requires that variances closely related to a land use application are
reviewed by the Planning Commission and City Council. Section 11.89, Subd. 2, of the
City Code contains provisions for the granting of variances only if all of the following
2
circumstances are found to exist. Staff has provided draft fmdings on each criterion. The
Planning Commission may use or modify these draft findings as it sees fit:
Side Yard Setback Variance Request
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:
1.A. The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls;
Finding LA. The property can be put to a reasonable use under the official controls,
in that the property is being proposed for development with lot sizes that comply with the
requirements specifiedfor the Urban Residential (R-1B) zoning district.
LB. The plight of the landowner is due to circumstances unique to the property;
Finding LB. The plight of the landowner is not due to circumstances unique to the
property. The property is currently undeveloped allowing the developer the opportunity to
propose lot boundaries which allow the opportunity to construct the desired homes without
a need for variances.
1.C. The circumstances were not created by the landowner;
Finding 1. C The circumstances were created by the landowner due to the proposed lot
width.
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.
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 economic in that the developer is proposing to
maximize the number of lots available for development within the project while requesting a
variance to alleviate side yard setback requirements.
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
3
Conditions to be imposed by the City Council will insure compliance to protect the adjacent
properties.
Finding 4
(Not applicable since no conditions are proposed.)
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)
Overlength Cul-de-sac Variance ReQuest
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:
1.A. The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls;
Finding I.A. The property cannot be put to a reasonable use under the official
controls given the restrictions of access points on 17th Avenue to comply with County
access guidelines. In addition, the applicant is providingfor a roadway connection to the
south upon development of that property which would bring the cul-de-sac length into
compliance with City Code.
1.B. The plight of the landowner is due to circumstances unique to the property;
Finding I.B. The plight of the landowner is due to circumstances unique to the property
in that spacing guidelines required for 17th Avenue and County Road 15 prohibit additional
access points that would allow a different street configuration.
1.C. The circumstances were not created by the landowner;
Finding 1.c. The circumstances were not created by the landowner but are the result of the
access limitations that result from abutting County Road 15 and 17th Avenue/future County
Road 16..
1.D. . The variance, if granted, will not alter the essential character of the locality;
and
Finding J.D. 171e variance would not alter the essential character of the locality upon
final development.
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.
Fbtdi/lg J.E. The considerations extend beyond economic considerations in that the
property is subject to access spacing requirements.
Criterion 2
It has been demonstrated that a variance as requested will be in keeping with the spirit and
intent of this Chapter.
4
Finding 2
The proposed variance would be in keeping with the spirit and intent of Chapter 11 (Zoning)
in that upon fitll development of the property to the south a roadway connection will be
made, therefore, bringing the cul-de-sac length into compliance with City Code.
Criterion 3
The request is not for a use variance.
Finding 3
The request is not a use variance.
Criterion 4
Conditions to be imposed by the City Council will insure compliance to protect the adjacent
properties.
Finding 4
Adjacent properties will be protected by virtue of the following condition being imposed at
time of Preliminary Plat approval: No building permits shall be issued for those lots which
are west of the stub street to the south until such time as a roadway connection to the
southern property is made.
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)
Scott County Hif!hwav Deoartment
The County Highway Department has provided comments as attached on Exhibit C. The
applicant is charged with the knowledge of Scott County concerns and working with the
County to address these concerns prior to final plat approval.
In their comments, the County Highway Dept. does discuss its desire to see a roadway
connection made onto County Road 77 (Fuller Street) north of 17th A venue. The City is
not recommending that this connection be required as part of the preliminary plat. Such
an access would likely be limited to a right-inlright-out only and City staff believes such
a connection would not provide significant impact to traffic circulation. Additionally, the
access would not meet the County's spacing guidelines. If the Commission wishes, it
may discuss the issue further.
Shakooee Public Utilities
Shakopee Public Utilities (SPUC) has provided comment (attached as Exhibit D). SPUC
has provided comment regarding easement sizes and relocation of overhead power lines.
Both of these issues will need to be resolved between the applicant and SPUC prior to the
City Engineer and Public Utility Commission signing the Construction Plans and
Specifications.
Minnesota Deoartment of Transportation
MnDDT has provided comment attached as Exhibit E. The applicant is aware of the
comments provided by MnDOT and is responsible for addressing these issues to the
satisfaction of MnDOT prior to Final Plat approval.
5
EAC and PRAB
The Environmental Advisory Committee and the Park and Recreation Advisory Board
have reviewed this project. Their respective comments and recommendations have been
attached (Exhibits F and G) for your reference and have been incorporated into the draft
conditions of approval.
Engineerinf!
The Engineering Department has reviewed the applications 'and provided comment
(attached as Exhibit H). The conditions have been included in the list of recommended
conditions of approval.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend to the City Council the
approval ofthe Preliminary Plat of Countryside subject to the following conditions:
1. The following shall be completed prior to review ofthe Preliminary Plat by
City Council:
1. The applicant shall meet the requirements of the Woodland
Management Ordinance.
2. The preliminary plat shall be revised to reflect the changes as
shown in Exhibit B.
3. Street names shall be provided and approved by City staff.
4. The applicant shall enter into a reimbursement agreement for
the design/construction of 17th Avenue, County Road 77, and
County Road 79.
5. The applicant shall enter into a reimbursement agreement for
the extension of all trunk. sanitary sewer and all trunk storm
sewer through the site.
6. The Engineering Department will verify that adequate drainage
and utility easements are provided consistent with the January
26,2005 memo from Joe Swentek.
7. The landscaping plan shall be revised to reflect the required
changes listed in the January 6,2005 memo from Mark
Themig.
II. The following procedural actions must be completed prior to the recording of
the Final Plat:
A. Approval of title by the City Attorney.
B. Execution of a Developers Agreement with provisions for Plan A and
Plan B improvements, as well as payment of engineering review fees,
and any other fees as required by the City's adopted fee schedule.
1. Street lighting to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
3. Water system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
6
4. Installation of sanitary sewer and storm sewer systems, and
construction of streets in accordance with the requirements of
the Design Criteria and Standard Specifications of the City of
Shakopee.
5. The developer shall be responsible for payment of Trunk Storm
Water Charges, Trunk Sanitary Sewer Charges, Trunk Storm
Water Storage and Treatment Charges, security for the public
improvements, engineering review fees, and other fees as
required by the City's adopted Fee Schedule for the entire plat.
6. No public improvements shall be constructed until the City
Engineer and the Shakopee Public Utility Commission approve
the Final Construction Plans and Specifications.
7. The applicant shall obtain an NPDES permit prior to any land
disturbing activity. A copy of this permit shall be forwarded to
the City.
8. The applicant will dedicate the wetland area and a 25 foot no
disturb buffer surrounding the wetland area to the City.
9. The applicant meet park dedication requirements by dedicating
a combination of land and cash.
10. All park dedication cash and acreage shall be calculated at time
of the first final plat approval.
11. All park dedication shall be recorded at time ofthe first final
plat approval.
12. Sidewalks and trails be constructed as shown on Exhibit B with
the following additions/revisions:
a) The County Road 77 trail connection north to Highway
169 be provided;
b) At least one trail connections from each County Road
77 and County Road 79 be provided in locations
approved by the Park, Recreation, Natural Resources,
and Facilities Director;
c) The sidewalks on the cul-de-sacs in the southwestern
comer and the northwestern boundary be extended to
the end of the cul-de-sac.
C. Easements shall be shown on the Final Plat as approved by the City
Engineer.
D. Simultaneous to the recording of the plat, a deed restriction shall be
recorded on the lots as outlined by the Engineering Department.
E. The survey data (length and bearings) shall be shown for each lot.
F. Temporary street signs shall be provided until such time that
permanent street signs are installed.
G. The applicant shall obtain the necessary right-of-way and/or easements
to perform all proposed work offsite.
H. The applicant shall be responsible to vacate all existing easements on
the site.
7
1. The applicant is responsible for obtaining all Xce1 Energy, Scott
County, MnDOT, and other necessary agency approvals.
J. The applicant shall obtain the appropriate Wetland Conservation Act
(WCA) permits and approval for all proposed wetland impacts. No
grading permit shall be issued until a mitigation plan has been
approved by the City.
K. Simultaneous to the recording of the Final Plat, a deed restriction shall
be recorded on all lots with sanitary sewer, storm sewer, watermain
and/or a high pressure gas main running along a property line and/or
through a lot.
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 appIication(s).
B. Provide electronic (AutoCAD) files ofthe Final Plat and all record
drawings to the engineering department.
C. The developer and/or their assigns shall be responsible for any
required or desired noise mitigation measures.
D. All landscaping shall be located outside ofthe easement and/or
right-of-way areas unless otherwise agreed to by the affected
agenCIes.
E. A wood sound wall ranging from 6 feet to 12 feet in height shall be
allowed to be constructed along the northern boundary ofthe plat,
as depicted in Exhibit B. This fence shall be constructed on top of
the berm shown on the grading plans.
F. The easement boundary shall be clearly identified with signage on
those lots which include the Xcel Energy easement area.
G. The wetland buffer areas shall be clearly identified through
signage to prevent encroachment into the buffer area.
H. The developer shall establish a Homeowners Association which
shall be responsible for the maintenance of the sound wall and
monumentation of the Xcel easement and wetland buffer area.
L The Homeowners Association documents shall require consistency
in fencing design and materials for private fencing (not including
the sound wall) within the boundaries of Countryside.
J. Year-round climate controls and construction materials as outlined
in the noise study shall be installed in the dwelling units to address
compliance with noise standards.
K. The developer shall be responsible for installing landscaping along
the house side of the sound wall.
L. No fencing shall be allowed on lots abutting the Xcel easement
area east of County Road 77 to ensure access to the easement area.
M. The developer andlor builder shall utilize building plans which can
accommodate a minimum 10 foot deep patio or deck outside the
8
Xcel Energy easement area for those lots located east of County
Road 77.
N. Builders shall be required to comply with conditions imposed by
the Fire Inspector regarding additional measures for fire protection
for those properties impacted by the high pressure gas line.
O. The overlength cul-de-sac variance request shall be approved
subject to no building permits being issued for those lots located
west of the stub street proposed to make a connection to the
property to the south.
P. Shall provide a minimum building setback of 30 horizontal feet
from the approved high water level of the existing drainage way
adjacent to Lot 13 and Lot 14 of Block 4, Lot 13 of Block 3 and
Lot 1 of Block 5.
Q. Rain sensors shall be installed for any irrigation system.
R. The applicant will work with staff to design and construct the park
as part ofthe construction ofthe development. Construction costs
shall be credited toward the applicant's cash contribution
requirement. The applicant shall bring back a park plan for review
by the Advisory Board.
S. The variance request for 5 foot side yard setbacks is denied.
ALTERNATIVES
1. Offer a motion to recommend to the City Council the approval ofthe
Preliminary Plat subject to the conditions as presented by staff.
2. Offer a motion to recommend to the City Council the approval of the
Preliminary Plat subject to revised conditions.
3. Offer a motion to recommend denial to the City Council of the Preliminary
Plat.
4. Offer a motion to continue the public hearing to request additional
information from the applicant and/or staff.
5. Offer a motion to table a decision and request additional infonnatlon from the
applicant and/or staff.
ACTION REQUESTED
Offer a motion to recommend to the City Council the approval of the Preliminary Plat
subject to the conditions as presented by staff, and move its adoption.
g: \boaa-pc\2005\prplatcountryside.doc
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SCOTT COUNTY PUBLIC WORKS DIVISION
HIGHWAY DEPARTMENT '600 COUNTRY TRAIL EAST 'JORDAN, MN 55352-
9339
(952) 496-8346 . Fax: (952) 496-8365 'www.Co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
December 13,2004
Julie Klima
City of Shakopee
129 South Holmes Street
Shakopee, Iv.IN 55379
RE: Preliminary Plat, Countryside
17th Ave Between CR 79 and CSAH 15
Dear Julie:
We would frrst like to aclmowledge the efforts of the developer in the process of coordinating this
development with the design and construction of 17th A venue, and with the necessary improvements to CR
79 and Fuller Street. This has been a unique and complex process with many different interests involved,
and the developer's willingness to cooperate through the process is appreciated.
We have reviewed the request for a preliminary plat and offer the following comments:
. All proposed watermain crossings of the County roads, including 17th A venue, are required to have a
steel casing. .
. The plans do not show an agreed upon 10 foot drainage, utility, and trail easement located along the west
side of CR 79.
. We believe it to be in the best interest of both future 17th A venue traffic and future development traffic to
construct a local street access onto Fuller Street as part of the development, to serve the residential
neighborhood between Fuller Street and CR 79. Without the access, all trips from Fuller Street to the
development would be required to make a left turn onto 17th A venue and a left turn off of it. With the
access, these drivers would not have to contend with a high volume (estimated 11,500 veh/day in 2020)
arterial every time they enter or exit the development.
This issue has been raised previously through the development process. The concern raised by the
developer was that this access would create the potential for cuHhrough traffic to/from the high school.
Such a route would not be any shorter than following Fuller Street to 17th A venue, and the traffic
analysis completed by the high school indicated that there will be a heavy volume of traffic accessing the
high school from the east, at the main access located directly between Fuller Street and CR 79. Traffic
accessing the high school from Fuller Street, cutting through the neighborhood, would therefore
experience much higher delays to access the site then those that follow the conventional route of Fuller
Street to I th A venue. The route through the development therefore is not shorter or quicker.
V},
Page 2
If the issue is that a lot must be removed to accommodate another roadway connection, the westerly
right-inlright-out onto 17th Avenue could be removed and replaced with a new lot to compensate. An
access directly to Fuller Street would provide more benefit to the public from a transportation standpoint
than the right-inlright-out access to 17th Avenue.
. Right-of-way along CSAH 15 shall be a minimum of75 feet from centerline. The right-of-way is
needed to accommodate a future 4-1anedesign. The plans we received are only showing 33 feet.
+ Access permits are required for the proposed accesses onto the County roads.
+ 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.
+ No landscaping, ponding, benning, or signage shall be permitted within the County right~of-way or trail
easements.
. Any change in drainage entering the County right-of-way requires detailed stonnwater calculations to be
submi tied to the County engineer for review and approval.
. All existing field accesses or driveways along CR 79, CR 77, and CSAH 15 shall be removed from the
County right-of-way.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
~
Craig Jenson
Transportation Planner
Email: Michael Leek, City of Shakopee
Bruce Loney, City of Shakopee
W:\ WORD\Review\Plats\04]lats\Prelim\SHcountryside.doc
DEC-07-2004 09:39 SHP'''OPEE PUBLIC UTILITIES 9524457767 P.03
~.BAKOPEE PUBLIC UTILITIES ~/gn' D
MEMORANDUM
TO: Shakopee Community Development Department
FROM: Joseph D. Adams, Planning and Engineering Director
SUBJECT: 8T AFF REVlEW RECORD COMMENTS for:
Preliminary Plat for Countryside
CASE NO: 04105
DATE: IZj1/6f
COMMENTS:
Municipal water service is available subject to our standard tel1Xls and conditions. These
include, but are not limited to: installing a lateral water main distribution system in
accordance with utility policy, paying the associated inspections costs, paying the Trunk
Water Charge, and paying the Water Connection Charge.
Underground electric service is available subject to our standard terms and conditions.
These include, but are not limited to: entering into an Underground Distribution
Agreement, granting any necessary easements, and paying the associated fees.
Street Lighting installation is available subject to our standard tems and conditions.
These are contained in the current City of Shakopee Street Lighting Policy. Applicant
must pay the associated fees.
.
Applicant should contact Shakopee Public Utilities directly for specific requirements
relating to their project.
Note: There are a number of lots in this plat that will have to have connecting watermains
along side lot lines. Sufficient easements will be required for Sbakopee Public
Utilities to maintain the watennains. The minimum acceptable easement width is 20
feet with 30 feet preferred. More easement width is required when steeper slopes
are invoh'ed and/or when other utilities share the easement.
With this project Shakopee Public Utilities plans to install an underground mainline
feeder along 17th A venue from CR 79 to CR 15 to serve the area. Improvements to
CR 79 and CR 77 may require relocating the existing overhead power lines along
those roads. Cost estimates for overhead to overhead and overhead to underground
relocation are being prepared and will be submitted to both the Utilities
Commission and City Council for review. If relocation is required, the Council will
be asked for direction per the terms of the City's Right of Way Management
Ordinance.
TOTAL P. 03
e:XHIBIT e;
~O" Minnesota Dept .ment of Transportation
\ J Metropolitan District
>z,.o"Tf\p.~" Waters Edge
1500 West County Road B-2 . . .
i.; l'-'r
Roseville MN 55113-3174 ,\T~' F.1'llF H V ~" \;"1 vi.:.-. ? l~~YJ
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-
November 30, 2004
Julie Klima
Community Development Planner IT
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379
Subject: Countryside Residential Development
MnlDOT Review File # P04-113
Location: SW Quad ofTH 1691CSAH 79 (Townline Road)
SE Quad of TH 169/CSAH 15 (Marystown Road)
Straddling County Road 77 (Koeper Avenue)
Shakopee, Scott County
Control Section 7005
Dear Ms. Klima:
The Minnesota Department of Transportation (MulDOT) has reviewed the above
referenced plat in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before
any further development, please address the foHowing issues;
. The plat does not adequately identify Trunk Highway 169's existing right-of-way
(RIW). The final plat should identify the right of way by reference to the appropriate
plates) and in place monuments. The offset distances from the center line of the
Trunk Highway to the edge of the plat should also be identified. Please direct
questions concerning these issues to Bruce Wetherbee (763-797~3110) in MnlDOT's
Golden Valley Surveys section.
. A drainage permit is needed. The proposed development will need to maintain
existing drainage rates (i.e., the rate at which storm water is discharged fi:om the site
must not increase). The City or project developer will need to submit before/after
drainage area maps with flow arrows and before/after hydraulic computations for
both 10 and 100 year rainfall events verifying that all existing drainage patterns and
systems affecting MnlDOT right of way will be perpetuated. Any questions
concerning these requirements may be directed to Julie Whitcher (651-634-2080) of
MnlDOT's Water Resources Engineering section. If you prefer, electronic .pdf files
of the plans, drainage area maps, and hydraulic models, etc., may be emailed to
iulie. whitcher@dot.state.mn.us.
Please note that ponding is not allowed on MulDOT's right-of-way (R/W). The
designed HWL is currently encroaching on MnlDOT's R./W. Also, the designed
pond on sheet # 6.07 appears to have no outlet. Please verify the flow arrows on the
stormwater sewer pipes. The riprap on MnlDOT's right of way should be carried
down to the ditch bottom from the proposed apron outlet.
.' f,i
. A permit has been issued for the placement of fill on Mn/DOT's Right-of-way,
contigent on approval from other government agencies and utilities owners. Please
provide evidence that the additional approvals are inplace, including approval from
the Met Council for the fill over the MCES line. Any use of or work within Mn/DOT
right-of-way or affecting Mn/DOT right-of-way requires a permit. An additional
pernlit will be needed for working on Mn/DOT's right-of-way in regards to working
on the Scott County Roads. Permit foTITIS are available from MnDOT's utility
website at www.dot.state.lllil.us/tecsup/utilitv . Please direct any questions regarding
permit requirements to Keith Van Wagner (651-582-1443), or Buck Craig (651-582-
1447) of:M:nDOT's Metro Permits Section
. Mn/DOT's policy is to assist local governments in promoting compatibility between
land use and highways. Residential uses located adjacent to highways often result in
complaints about traffic noise. Traffic noise from this highway could exceed noise
standards established by the Minnesota Pollution Control Agency (MPCA), the U.S.
Department of Housing and Urban Development, and the U.S. Department of
Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible'
for taking all reasonable measures to prevent land use activities listed in the MPCA's
Noise Area Classification (NAC) where the establishment ofthe land use would
result in violations of established noise standards.
Mn/DOT policy regarding development adjacent to existing highways prohibits the
expenditure of highway funds for noise mitigation measures in such areas. The
project proposer should assess the noise situation and take the action deemed
necessary to minimize the impact of any highway noise. If you have any questions
regarding Mn/DOT's noise policy please contact Peter Wasko in our Design section
at (651) 582-1293.
. As a reminder, Townline Road and Marystown Road is Scott County State Aid Route
Highway (CSAH) 79 and CSAH 15. Any work on a CSAH route must meet State
Aid rules and policies. Also, the County must review any changes to its County State
Aid Highway system so that they stay within its system limitations. Please note that
CSAH 15 and CSAH 79 is Scott County's jurisdiction and the County must have the
opportunity to review and comment on the development as well. You may obtain
additional infonnation regarding State Aid rules and policies in any of the following
ways:
> http://www.dot.state.mn.us/stateaid/ shows or has links to the applicable fonus
and the Mn/DOT State Aid Manual.
);> Refer to the Mn/DOT State Aid Manual, Chapter 5-892.200 for infonnation
regarding standards and policies.
);> Please go to http://www.revisor.leg.state.mn.us/arule/8820/ for information
regarding State Aid Operations Rules Chapter 8820.
);> For driveway standards, the designer is directed to refer to the Mn/DOT Road
Design Manual (English) Table 5-3.04A and Figure 5-3.04A for guidance and
policies. Please contact Jim Deeny in our State Aid section at (651) 582-1389
with any additional questions.
. As a final request, could you please send an electronic .pdf file copy of your plan
submittal for our record keeping purposes to iuanita.voigt@dot.state.mn.us Please
refer to MnlDOT Review #P04-l13 when emailing the .pdf file. Thank you for your
consideration in this matter. ,
g7
As a reminder, please address all initial future correspondence for development activity
such as plats and site plans to:
Development Review Coordinator
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require three (3) complete copies of plats and
two (2) copies of other review documents including site plans. Failure to provide three
(3) copies of a plat and/or two (2) copies of other review documents will make a
submittal incomplete and delay MnlDOT's 3D-day review and response process to
development proposals. We appreciate your anticipated cooperation in providing the
necessary number of copies, as this will prevent us from having to delay and/or return
incomplete submittals.
If you have any questions please feel free to contact me at (651-634-2083)
~ce ely, ~ /?;P
(~'.. '/l /
t/. amta VOIgt
ransportation Planner
Copy: James Hentges, Scott County Surveyor
Brad Larson, Scott County Engineer
Ken Prince, Scott County Planning Department
Julie Klima, Ryan Companies US, Inc.
rami Vidmar, City of Shakopee
MFRA - McCombs Frank Roos Associates, Inc.
Bruce Loney- Director of Public W orks/City of Shakopee
Matt Weiland - Tollefson Development
~)(HIBlr J:.
I
CITY OF SHAKOPEE
MEMORANDUM
To: Julie Klima, Project Manager
From: Mark Themig, Parks, Recreation and Facilities Director
Date: January 6, 2005
Subject: Environmental Advisory Committee Review of the Preliminary Plat
for Countryside, Tollefson Development
INTRODUCTION
I am writing to provide you with natural resource related comments for the Countryside
development, and the Environmental Advisory Committee's recommendation.
DISCUSSION
Tollefson Development presented the Countryside development at the December 8,
2004 Environmental Advisory Committee meeting. The Advisory Committee had
considerable discussion about the proposed development and the proximity of the
homes being proposed adjacent to the high voltage transmission lines and the freeway.
The Committee discussed the electromagnetic fields (EMF) that are produced by the
high voltage transmission lines and the effect that they might have on residents that live
in the homes closest to the power lines, although they acknowledged that there is no
conclusive evidence regarding the health risks of EMF. The Committee was also
concerned about level of noise from the freeway.
The Committee asked the applicant whether or not the homes could be moved further
from the power lines and the freeway, and asked for the following:
a. The Parks and Recreation Advisory Board should examine whether or not a linear
park along the freeway corridor could be considered as an alternate to the largest
park, which would move the homes further away from the high voltage power lines
and the freeway. This would provide periodic exposure to the EMF while in the park
instead of long-term exposure from living in the houses.
b. The Planning Commission should examine the noise mitigation plans and the noise
mitigation study to ensure that the development is meeting the code requirements,
and whether additional berming or sound mitigation measures could be provided as
part of the development.
Finally, the Committee discussed the wetland complex. Noting that the city would likely
be a better steward of the wetland than private home owners, they concurred with the
applicant's proposal that this land should be provided to the city and incorporated into
our open space system. However, they did question the appropriate amount of buffer
around the wetland, and asked that staff work with the applicant to clarify the amount of
buffer that would be appropriate.
ENVIRONMENTAL ADVISORY COMMITTEE'S RECOMMENDATION
The Environmental Advisory Committee recommended approval (5-0) of the preliminary
plat that was presented at the December 8 Committee meeting, with the following
conditions:
Fz
a. The Parks and Recreation Advisory Board should examine whether or not a linear
park along the freeway corridor could be considered as an alternate to the largest
park, which would move the homes further away from the high voltage power lines
and the freeway. This would provide periodic exposure to the EMF while in the park
instead of long-term exposure from living in the houses.
b. The Planning Commission should examine the noise mitigation plans and the noise
mitigation study to ensure that the development is meeting the code requirements,
and whether additional berming or sound mitigation measures could be provided as
part of the development.
c. The developer should implement the use of Best Management Practices for erosion
control and stormwater management during construction.
d. Placement of, at least, one overstory/shade deciduous tree in the front yard.
e. Sod placement in front yard and seed or sod placed in side and rear yards.
f. Placement of 6" of topsoil. The soil composition should be similar to the MnDOT
topsoil borrow requirements.
g. Rain sensors for any irrigation system.
STAFF COMMENTS AND RECOMMENDATIONS
1. Electromagnetic Frequency
Since the Environmental Advisory Committee's review of this development, the
Committee had additional discussion regarding EMF's at their January meeting.
There was consensus that there are no conclusive studies regarding the effects of
EMF, that it would be difficult to justify additional setbacks, and that most of the
development along the transmission lines is complete. There is no further discussion
planned on this issue at this time.
2. Sound
The Advisory Committee also reviewed the City Code related to noise at their
January meeting and noted that noise generated from roadways is exempt from the
city's noise standards. However, they have requested a presentation from MNDOT at
a future meeting to discuss how MNDOT determines where sound walls are
installed. That presentation is tentatively set for the Committee's February meeting.
In a follow-up meeting with the applicant, the applicant explained that there are
berms and sound walls that would provide somewhere between 10 feet and 22 feet
of buffer from the roadway. The city should require additional information and cross-
section drawings that show the height of these structures along Hwy 169 to help
examine what level of sound abatement is being provided.
3. Location of the Park Areas
The Parks and Recreation Advisory Board discussed the concept of linear park land
along the freeway, but recommended the park area configuration as generally
proposed by the applicant.
4. Wetland Complex
Including the wetland complex into the city's mark and open space system is
acceptable. As the local governing unit in charge of wetlands, the city would
ultimately have responsibility for enforcing any encroachment or misuse of the
wetland if it was to be incorporated into private lots. As part of this arrangement, the
applicant should provide a 25' buffer area between the wetland delineation line and
the private property line around the wetland complex. The applicant should mark this
F
3
buffer line with markings that are approved by the city to provide notice to the future
homeowners.
5. Woodland Review
. the applicant did not provide the tree inventory information, so I was not able to
conduct a woodland review. However, in looking at the aerials for the site, the
woodlands appear to be limited and the proposed landscaping would likely meet the
tree replacement requirements.
6. Landscape Plan and Tree Species
The applicant is proposing 635 deciduous, 148 coniferous,and 188 ornamental
trees, as well as 422 shrubs. Andrea Weber, Park and Landscape Designer, has
reviewed the proposed landscaping plan and recommended the following:
. Sheet L.1.03
Replace the 20 Northern Pin Oak, Quercus ellipsoida/is, with 7 Hackberry, Celtis
occidenta/is in the park street frontage and 13 Honeylocust, G/editsia triacanthios
var inermis, (any variety) along the residential street frontage.
. Sheet L.1.04
Replace all of the Green Mountain Sugar Maples, Acer Saccharum "Green
Mountain'with Red Sunset maple, Acer rubrum "Franksred'
. Sheet L..1.05
Replace all Green Mountain Sugar Maples, Acer Saccharum "Green Mountain'
with Autumn Blaze Maple, Acer x freemanii "Jeffersred"
Replace all Northern Pin Oak, Quercus ellipsoidalis, with Hackberry, Celtis
occidenta/is
Replace all Red Oak, Quercus rubra with Ironwood, Ostrya virginiana
The Northern Pin Oaks are more sensitive to the chemistry of the soil, and drop
acorns, which is a maintenance concern for public works. The Hackberry are trees
are more resilient for boulevard use, and do not drop acorns.
Please let me know if you have any questions.
. FLf
CITY OF SHAKO PEE
MEMORANDUM
To: Environmental Advisory Committee
From: Mark Themig
Subject: Preliminary Plat for Countryside, Tollefson Development
Meeting Date: December 8, 2004
INTRODUCTION
The Environmental Advisory Committee is asked to conduct a preliminary plat review of
the proposed Countryside development.
BACKGROUND
Project Manager Matt Weiland will present a brief overview of the proposed Countryside
development.
Countryside is a 172.21 acre development located betweenCR79 to the east and CR15
to the west and immediately south of Highway 169. Tollefson has revised the concept
plans for this development several times, going from 1100 units to the current proposed
437 units.
The developer's concept is all single-family with 60-80' lot widths and includes 10.55
acres of park land, and 7.8 miles of trails and sidewalks. Gross density is 2.5 units per
acre with net density (excluding ROW) of 3.4 units per acre. The property has 2.7 acres
of wetlands, and 7,000 sq. ft. of wetland impact is proposed. Mitigation is planned on
site.
The EAC previously reviewed the EAW for the project.
DISCUSSION
Although the city received the preliminary plat application in early November, we have
not had significant discussion with the developer regarding the application. That
discussion is planned for the morning of December 8.
Preliminary review finds that:
. The site has relatively few natural resources aside from the 2.7 acres of wetlands.
. There is a drainage channel that was constructed through the site to channel water
from the Westchester development. This channel would be piped underground with
the High School and Countryside project to the drainage system along Hwy 169.
. The proximity of Hwy 169 will create some noise issues. It appears that the
developer is proposing a sound wall along Hwy169, but no detailed information was
provided.
. Lots on the north side of the project contain easements for a 16" high pressure
natural gas line.
. it;
One item that the Committee may want to discuss is ownership of the wetland. In most
ponding situations, the city requires the lot lines to extend into the pond. However, this is
an existing wetland, and city ownership may provide greater protection.
I hope to have more information for you after meeting with the developer. However,
some of your standard recommendations may apply to this development. Those include:
1. The developer should implement the use of Best Management Practices for erosion
control and stormwater management during construction.
2. Placement of, at least, one overstorylshade deciduous tree in the front yard,
3. Sod placement in front yard and seed or sod placed in side and rear yards.
4. Placement of 4" of topsoil. The soil composition should be similar to the MnDOT
topsoil borrow requirements.
5. Rain sensors for any irrigation system.
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.
~xJl/Blr G;
CITY OF SHAKOPEE
MEMORANDUM
To: Julie Klima, Project Manager
From: Mark Themig, Parks, Recreation and Facilities Director
Date: January 26, 2005
Subject: Parks and Recreation Advisory Board Review of the Preliminary
Plat for Countryside, Tollefson Development
INTRODUCTION
I am writing to provide you park related comments for the Countryside development, and
the Parks and Recreation Advisory Board's recommendation.
DISCUSSION
Tollefson Development presented the Countryside development at the December 28,
2004 Parks and Recreation Advisory Board meeting. The Advisory Board had reviewed
several different concepts for this development over the past year, and encouraged the
applicant to provide the park land in the general configuration shown on the preliminary
plat.
In considering park requirements for this development, the Advisory Board
acknowledged the location of the future high school and its ability to provide large open
spaces that could be used by residents of this development (when available). As a
result, the Advisory Board is not recommending the full land dedication that could be
required. In addition, the Advisory Board noted the major roadways that divide this
development. As a result, the Advisory Board is recommending that smaller parks be
located in each section of the development to selVe those residents.
The Advisory Board is also recommending that the applicant construct the park
amenities as part of the development, and that the applicant be provided park dedication
fee credit for those costs. This will ensure that the park areas are ready for use when the
development is complete. On December 28, the applicant presented preliminary
concepts for the park areas. Staff would continue to work with the applicant on the
designs forthe park areas (the applicant has agreed to do the design work), and those
designs would be presented to the Advisory Board for review.
The Advisory Board also considered the Environmental Advisory Committee's
recommendation to incorporate the wetland complex into the city's park and open space
system. The Advisory Board agreed with the EAC's thoughts that the wetland complex
will be better managed under city ownership than private ownership. (Wetland areas do
not count toward park dedication requirements.)
The Advisory Board also discussed the Environmental Advisory Committee's
recommendation to consider a linear park in the area of the power line easements, but
preferred the proposed plan as it makes the park more of a focal point for the
development and can accommodate more uses than a linear park.
I
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Finally, the Advisory Board discussed the proposed trails, specifically the trail extending
north along CR 77. The applicant indicated that the trail segment could be constructed at
this time, or a trail"shelF constructed for future paving. The Advisory Board asked staff
to work with Engineering to discuss which option was preferred.
PARKS AND RECREATION ADVISORY BOARD PARK DEDICATION
RECOMMENDATION
The Parks and Recreation Advisory Board recommended approval (6-0) of the revised
plat drawings that were presented at the December 28, 2004 Advisory Board meeting,
with the following conditions:
a. That the applicant meet park dedication requirements by dedicating a combination of
land and cash.
b: All park dedication shall be calculated at time of final plat approval.
c. That the applicant work with staff to design and construct the park as part of the
construction of the development. Construction costs shall be credited toward the
applicant's cash contribution requirement. The applicant shall bring back a park plan
for review by the Advisory Board.
d. That sidewalks and trails be constructed as shown on the plat.
STAFF COMMENTS AND RECOMMENDATIONS
1. Park Dedication and Ponding Areas
The amount of park land shown on the most recent drawings is an estimate. The
applicant is. proposing to incorporate stormwater ponding into the park areas.
However, based on the city's park dedication ordinance, ponding or wetland does not
count toward park dedication. Once the applicant has finalized stormwater
calculations and high water levels, we will be able to finalize the park dedication
calculations.
I have discussed the concept of stormwater ponding in the park areas with Andrea
Weber, Park and Landscape Designer, and Mike Hullander, Public Works
Supervisor. Ms. Weber will be working with the applicant to design native plantings
around the ponding areas that compliment the parks, as well as provide low
maintenance. Mr. Hullander noted that the ponding areas should be no more than a
4: 1 slope in order to allow periodic mowing of the ponds as needed (approximately
twice per year).
Finally, there may be an opportunity to incorporate some of the area that is currently
shown as MNDOT right-of-way in the East Countryside park area. I would need to
have additional discussion with Engineering about whether or not this is a feasible
option.
2. Trails and Sidewalks
. CR 77 Trail Connection North to Hwy 169: This trail is being provided even
though there isn't a pedestrian bridge crossing available at this time. In essence,
it will require trail users to use the shoulder of the existing bridge. Although this is
not an ideal condition, given the number of units and the location of recreational
and educational amenities north of Hwy 169, I am concerned that pedestrians
and bicycles will use the shoulder of CR 77 if we don't provide the trail. In
addition, the trail connections may elevate the city's ranking for future
pedestrian/bicycle bridge funding.
, ~;,
. Trail Connections to East Countryside from CR 77 and CR 79: The applicant has
indicated that they' would provide trail connections from each of these roadways
for easier access into the developments. The trail connections will likely share a
watermain easement, but the exact location of these trail connections has yet to
be determined.
. Sidewalk on South Countryside westerly cul-de-sac: The applicant should
continue the sidewalk to the end of the cul-de-sac to provide a pedestrian route.
. Sidewalk on West Countryside north-westerly cul-de-sac: The applicant should
continue the sidewalk to the end of the cul-de-sac to provide a pedestrian route..
3. Wetland Complex
I concur with the Environmental Advisory Committee's recommendation and the Park
and Recreation Advisory Board's discussion to incorporate the wetland complex into
the city's park and open space system. The applicant should provide a 25 foot buffer
from the private property line to the wetland delineation line around the wetland
complex. The applicant should mark this buffer line with markings that are approved
by the city to provide notice to the future homeowners.
4. Park Design
The applicant has agreed to provide the park design services for the park areas. As
part of this process, the applicant has agreed to work with the city's Park and
Landscape Designer to develop the plans. The plans would be reviewed by the
Parks and Recreation Advisory Board.
Please let me know if you have any questions.
\
G'1
CITY OF SHAKOPEE
MEMORANDUM
To: Parks and Recreation Advisory Board
From: Mark Themig, Facilities and Recreation Director
Meeting Date: December 28, 2004
Subject: Preliminary Plat Review of Countryside Development, Tollefson
Development
INTRODUCTION
Matt Weiland of Tollefson Development is scheduled to appear before the Parks and
Recreation Advisory Board to present the preliminary plat for Countryside - Tollefson
Development.
BACKGROUND
Countryside is a 172.21 acre development located between CR79 to the east and CR15
to the west and immediately south of Highway 169. Earlier versions of this development
had over 1,000 units. You reviewed a version at your February meeting that included
632 housing units (301 single-family and 332 townhomes).
The developer's concept is 437 single-family with 60-80' lot widths and includes 10.55
acres of park land, and 7.8 miles of trails and sidewalks. Gross density is 2.5 units per
acre with net density (excluding ROW) of 3.4 units per acre. The property has 2.7 acres
of wetlands, and 7,000 sq. ft. of wetland impact is proposed. Mitigation is planned on
site.
Preliminary review finds that:
. The site has relatively few natural resources aside from the 2.7 acres of wetlands.
. There is a drainage channel that was constructed through the site to channel water
from the Westchester development. This channel would be piped underground with
the High School and Countryside project to the drainage system along Hwy 169.
. The proximity of Hwy 169 will create some noise issues. It appears that the
developer is proposing a sound wall along Hwy169, but no detailed information was
provided.
. Lots on the north side of the project contain easements for a 16" high pressure
natural gas line.
PARKS, TRAILS, AND OPEN SPACE DISCUSSION
Criteria
Park Dedication Criteria for Residential
The City's park dedication requirements set a standard in residential plats of a minimum
of one acre of parkland per 75 people. Thus, one acre of land shall be conveyed to the
City as an outlot warranty for every 75 people the platted land could house. In this case
the development is single-family units, so the ordinance establishes:
3.0 persons/lot X 437 lots /75 = 17.48 acres of park land
.&~
The City's park dedication ordinance also allows the City to accept cash in lieu of land,
or a combination of land and cash. Cash dedication based on the adopted 2004 Fee
Schedule would be:
437 single-family units X $4,632/unit = $2,024,184
Applicant Proposal
Based on previous Advisory Board direction, the applicant shows three park areas that
total 1 0.55 acres, as well as over seven miles of trails and sidewalks. Given this
scenario, the applicant would be in a land/cash scenario. The actual amount of the park
dedication cash contribution would be calculated when drainage pond designs that are
part of each of the park areas are finalized. (Developers do not receive park dedication
credit for wetlands or ponding areas.)
The applicant is also proposing to construct the parks as part of the development, which
the applicant would receive credit toward their park dedication cash contribution. This
ensures that the parks are constructed in a timely manner, with designs that are
approved by the city.
The applicant has provided park design concepts. We met with the applicant on
December 20, and suggested several changes to the plans. We will review those with
you during the meeting.
Considerations
Park Dedication Calculations
Given the proposed plan, the preliminary park dedication calculations (based on
proposed park dedication text amendments that are being processed by the city) would
be as follows:
Northeast Park 4.1 acres of useable park land
Northwest Park 4.94 acres of useable park land
Southwest Park 1.2 acre park land and trail easement
Total 10.24 acres
10.24 acres being provided/17.48 acres that could be required
. 58.6% of dedication met
. 41.4 % of dedication remaining
Remaining cash contribution: 41.4% X ~2,024,164 = ~636,012.17 ca:sh
Park Desion
The Advisory Board is asked to discuss the proposed design and provide direction to
staff and the applicant.
REQUESTED ACTION
The Advisory Board is asked to review the plan being proposed and provide a
recommendation to the Planning Commission and City Council. If you are inclined to
recommend approval, the following are conditions to consider:
a. That the applicant meet park dedication requirements by dedicating a combination of
land and cash.
b. All park dedication shall be calculated at time of final plat approval.
c. That the. applicant work with staff to design and construct the park as part of the
construction of the development. Construction costs shall be credited toward the
G~
applicant's cash contribution requirement. The applicant shall bring back a park plan
for review by the Advisory Board.
d. That sidewalks and trails be constructed as shown on the plat.
-eKH/6n H
,
City of Shakopee
Memorandum
TO: Julie Klima, Planner II
FROM: Joe Swentek, Project Engineer r~~~
SUBJECT: Preliminary Plat - Countryside Addition
PID NO.: See List Attached to Application
CASE NO.: 04105
DATE: January 26, 2005
The application indicates a request for Preliminary Plat approval of a single-family (R1-B)
residential development located in the recently annexed parcels on the West side of Shakopee
(Countryside 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. 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 ofT.runk 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. Provide electronic (Auto CAD) files of the Final Plat and all record drawings to the
engineering department.
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6. The applicant shall work with City staff to provide the most cost effective sanitary sewer
trunk extension to the South.
7. The applicant shall verify the location of Xcel Energy's (Northern States Power)
outermost electric transmission lines as they relate to the surrounding easements.
8. The applicant shall obtain the necessary right-of-way and/or easements to perform all
proposed work offsite. _
9. The applicant shall be responsible to vacate all existing easements on the site.
10. The applicant shall obtain the necessary Scott County permits/approvals (access, right-
of-way, drainage, etc.).
11. The applicant shall obtain the necessary MnDOT permits/approvals (right-of-way,
drainage, etc.).
12. The applicant shall obtain the necessary Xcel Energy permits/approvals.
13. The applicant shall modify all preliminary street profiles not in compliance with the
City's minimum design speeds.
14. The applicant shall work with the County, the City and the City's consultant to
coordinate the simultaneous design/construction of 1 ih Avenue, County Road 77
(Koeper Avenue) and County Road 79 (Townline Avenue).
15. The applicant shall enter into a reimbursement agreement for the design/construction of
1 ih Avenue and the County Road 77 and the County Road 79 improvements within the
site.
-,
16. The applicant shall enter into a reimbursement agreement for the extension of all trunk
sanitary sewer and all trunk storm sewer through the site.
17. The applicant shall provide an adequate amount of soil borings for the site.
18. The applicant shall provide City staff with pavement design calculations for all streets.
19. The applicant shall extend a bituminous trail along County Road 77 (Townline Avenue)
from the South plat boundary to the North plat boundary.
20. The applicant shall obtain the appropriate Wetland Conservation Act (WCA) permits and
approvals for all proposed wetland impacts. No grading permit shall be issued until a
mitigation plan has been approved by the City.
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21. 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.
22. Proposed ponds shall provide a ten (10) foot safety bench with a 10: 1 slope at the nonnal
water level.
23. The applicant shall work with City staff to eliminate or minimize drainage over proposed
retaining walls.
24. The applicant shall obtain the appropriate pennits for all structures to be removed from
the site and/or demolished.
25. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A copy
of this permit shall be provided to the City.
Preliminary Plat
1. Minimum drainage and utility easements for sanitary sewer and storm sewer in non-paved
areas shall be provided at a one to one ratio, depth versus width. The easements shall be
centered along the utility alignment.
2. Drainage and utility easements shall be provided for all sanitary sewer and storm sewer in
all outlots.
3. Adequate drainage and utility easements shall be provided along the top and the bottom
of all proposed retaining walls.
4. Adequate drainage and utility easements shall be provided to encompass runoff to low
point structures in non-paved areas.
5. Provide a minimum building setback of thirty (30) horizontal feet from the approved high
water level of the existing drainage way adjacent to Lot 13 and Lot 14 of Block 4, Lot13
of Block 3 and Lot 1 of Block 5.
6. 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 minimum of ten (10) feet of drainage and utility easement along the interior
of all outlots.
. Drainage and utility easements encompassing the approved high water levels of each
proposed storm water pond shall be provided in Outlot B, Outlot C and Outlot D.
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. Provide a minimum of fifty-two (52) feet of drainage and utility easement, centered
on the proposed sanitary sewer, between Lot 21 and Lot 22 of Block 31.
. Provide a minimum of forty (40) feet of drainage and utility easement, centered on the
proposed sanitary sewer, between Lot 36 and Lot 37 of Block 18.
. Provide a minimum of twenty-two (22) feet of drainage and utility easement, centered
on the proposed sanitary sewer, adjacent to Lot 1 of Block 9.
. Provide a minimum of thirty (30) feet of drainage and utility easement, centered on
the proposed sanitary sewer, between Lot 3 and Lot 4 of Block 17.
. Provide a minimum of thirty (30) feet of drainage and utility easement, centered on
the proposed sanitary sewer, between Lot 15 and Lot 16 of Block 4.
. Provide a minimum of fifteen (15) feet of drainage and utility easement along the
entire 1 ih A venue alignment.
7. Simultaneous to the recording ofthe Final Plat, a deed restriction shall be recorded on all
lots with sanitary sewer, storm sewer, watermain and/or a high pressure gas main rumring
along a property line and/or through a lot.
Storm Water Management Plan Review
Please see the attached memo from Todd Hubmer ofWSB & Associates, Inc. dated January 25,
2005.
Recommendation
Engineering staff recommends approval of the Preliminary Plat subject to the conditions above
being addressed by the applicant prior to Final Plat approval.
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.A
WSB
.-- --"'-" Infrastructure I Engineering I Pfa.nning I Construction 701 Xenia Avenue So'uth
& Associates.. Jill:!.
Suite 300
Minneapolis, MN 55416
January 25, 2005 Ter: 763-541-4800
Fax: 763-541-1700
Mr; Jeff Weyandt
City of Shako pee
129 Holmes S,treet South
Shakopee,MN 55379
Re: Countryside Preliminary Plat Review
WSB Project No. 1281-79
Dear MI'. Weyandt:
'Weh~ve completed ~ur review of the following documelltswhich .\fere received 'in OUr offiCe on
Jal1Uary 24,2005:
1. Countryside Plat as prepared by MF:RA, Inc. ..
2. FjnalHydrolo~y Report preparedbyMFRA, 111C., dated Jat~uary 24., 1,005.
Base'otlour review, we offerthe following coIhrtlei1ts:
.Plat Re~rjew
1. Vicinity Map shows the project location as State TH Band CR i6/McCon Drive. This
location:is in ,Savage,
2. Drainage and Utility easements. need to be widened in the following locations to
accommoo.ateemergency overflow and maintenance of storm sewer utilities:
Block 30
1. Lots 7 and 8
2. Lots 12 and 13
3. Lots 26 alId 27
Block 24
1. Lots I and 2
2. Lots 4 and 5
Minneapolis R St. Cloud F:',Wl':Vi.\'~J:J J.79':LTP. . jl"~'tmll;. IjjOJ ~ '.lirx:
Equal Opportunity Employer
.. .." ...... ........ . .. ...- .-...... . .......
Hip
Mr. JeffWeyalldt
Page 2
Block 17
l. Lots 2 and 3
2. Lots 4 and 5
3. Lots. 7 and 8
BIQck 22
l. Lots 5 and 6
Bloc~ 23
1. Lots 6 and 7
Block 17
1. Lots 16 and 17
2. Lots 22 and 23
3. Lots 28 and 29
4. Lots 36 and 37
Block 20
1. LotS
BlocJ{:zl
1. Lot 1
2. Lots 3 ai1.d 4
Block 10
1. Rear yard drainage easement to accommod.ate swale from Lot 4 to Lot 12
2. Lots 8 and 9
3. Lots 13 and 14
4. Lots 16 and 17
Block 16
1. Lots 2 and 3
Block 9
1. Lots 1 and 2
2. Lots 3 and 4
F:t.WPW!N';j18f~;9ILTjl. ~ j\~'(nm:f14 OJO/!S.doc
......... .....- ...~... ..... 4.
#7
Mr. Jeff Weyandt
Page 3
Block 13
1. Lots 2alld 3
2. Lot 11
Block 6
1. Lots 2a.nd 3
2. Lots93l1-d 10
'3. Easement over stolm sewer located iIl the tear yard areas of Let 7 to Lot 13
:.BIocl~ 7
1. Lots 3 ..and 4
2. Lots 9.and .10
Block 3
1. Lots 6 and 7
2. Lots.8:and9
3. Lots 12 and 13
:Block 4
1. Lots 10 and 11
Bloc1\5
1. Lots 2 and 3
Block 1
L Lots 2 and 3
2. L6ts 6 and 7
3. Lots 11 and 12
4. Lot 21
5. Rear yard easement over st01111 sewer for Lots 1 and 2
Block 2
1. Lots 2 and 3
2. 'Lot 6
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.... ".'
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Mr.J eff Weyandt
Page 4
Stormwater Modeliu2 Rev.iew
1. The stonnwater ponding proposed for the Countryside Development provides adeqJ,tate
d~a;(fpoo 1 stonlge to meet tb.e. City' s req,uirem~nt.
2. Propose4 ponds 3WPand 3EP provide. adequate live pool storage to accol11hJ.odate the
IOO-year event with 0.10 cfs/acre discharge rate. .However, upon final design. submittal,
We would teconilliend that these two ponds be modeled as one pond with two outlet
stmctures.
3. The cuneJ;1t calc,wat.ion:sunderestir.natethe anticipated peak discharge ratesenteling the
developl11entfr~nith.~s9.uth in the vicinity of LInk #1 inthcproposeddrainage map.
Tl1.is underestimatfol1offlows cotddaffect theeaseinei:tt tequltetuents Jocateclbetween
Lots 12 allQ. 13 ofBJock.3. This will also affectthedesigrr offhestornl sewer crossing
which will convey theseoffslteflows from tl1e south, north through the development.
4. rh~ proposedeme~gericyover:flo\V ip. the viciriity of Lots 12 and 13 of Block 3 will need
rev:isiOl) in thefinar~l~$ t~ accon.nnQdate the anticipated:flows and/orpattialplugging
'of the mtake:;;tmcttitein this location"
5. l'heab()ve coinlneIits {or the area in.the vicinity of Link #1 can he m.ade for the
. .
easemenrsl 9yedlow elevations, alld~to:rm sewer slzhlg in the viciulty of Link #2. These
COl)1p.onents oftheplanwillne.cd to. .be reviewed prior to Qpproval of final. plat.
6. The proposed nOTrna1 watereleytl,tion of Pond 1NP in the Proposed development model
a:nticipates al1, elevatioii of839.4. Thewetllmd elevation fortlns.pond has been
.t;}.stablished at app[o)(:i1>>a.tely elevatioil 8455. Therefore, the antibipatednortnal water
elevation of Pond JNP iSa:nticipated lobe at elevation 845.5. These adjuslmentsshould
be made to the Developer's model.
7. Curv.e numhersinthe 100- year 1 O-daysnow melt evel1t need to be adjusted to 98.
8. Coordination betwe.efi the Cit)" 8 stonn Sewer design for the culvert crossing at Pond INP
and the Developer' sproposed outlet from Pond I NP, shall be completed prior to final
plat approva1.
9. Pond 2P provides adequate dead pool storage to meet the City's requirements~
10. Pond 2P provides adequate live pool storage to reduce the peak discharge rate from the
site to the 0.1 0 efs/acre requirement.
11. Ponds 1 WP a11d IEP provide adequate dead pool storage to meet the City's Stormwater
Quality requirements.
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.._..u.. .._........... ..... ...__..
#7
Mr. Jeff Weyandt
Page 5
12. ponds lWP a;ltd lEPdo nat provide live pool starage to. reduce peak discharge rate to.
0.1 Ocfs/acre prior iadischarge. into Wetland 1 NP.
storinSe~y;er Review .Conmtenis
_.m.
1. Develope.r isprop.osmgto direct statn:iwa.ter.tunoff ovedand along the rear yard areas of
B1~ck:n, ~ots 21.thTotigh37. To accom,madate tbis.1engthy drainage swaJe, either
ad4itjpil~lc1r.ainage and utility easeme'ntsshauld Qeprovid~d; or storm sewer should be
added to. co.llect r~cy.afd drainage and coilvey it to the north along the same ro.ute as the
cUlTently pro.Pps~dswale.
2. Toted~ice the :amouutofsto.r.tJ:l. seWer intbepto.ject; itnla.ybe possible to. relocate the
'stOrtil sewer ctIItentlY proposed in the tear yard areas of BIQck 28 to. the street section
Io.cated 411medicitely south.
3. E~setnyn~speedtoQe:ac'luireCl north of 11th. Avenue to. the outfall o.f the proposed culvert
cro'ssingor' Itl1,.A. v~ilue at-Panel lW"
4. Aiiadditianal Cl3 should be.incqrparated 'into the plan:sjust liorthofBlock 31, Lat 43.
5. The pevelopetctu.:re~tlyproposesanut;l1her af te~ryard tmrikstorrnw~ter canveyance
.systems.. :p'iS9ussion:bet.w~en. illt;: Developyr~id :the Qity sho~ddtake plaoe as to the
.appro.priate l()catibnfor h1irik'~toiIDWaterC;on,veyance .systems. Fututei11alntenance of
-these $ysten1$ in. rear yaid.,ir~aSlUa,y no(he -teasible fart.ile'City and it may require the
DeVeloper to. relocate thes'e trunksysJelns to of Citystr~ets :aJicl. dghtS-'of-way where
possible.
6. Add. a,nadditiomilstbnIi sewer catch basin on each side of the street in the vicinity of
Block 6, Lats 5 and 11.
7. Addanadditiollal Gatch'basin on the north side aftheraad.in fue vi<;:inity of Block 12,
Lat4.
8. Emergency overflow elevations shall be dearly labeled and identified o.n the grading
plan.
9. There are a few Io.catio.ns within the prapased development, where the slaIDI sewer
design has not currentlypeen pravided. This infannationneeds to. be farw'arded befo.re
final plat approval.
10. Accammodations for the anticipated-development of parcels located sauth af the
Cauntryside Development in the vicinity. of Block 2 and Black 1 shauld take into. accowlt
the extension of storm sewer. Coardinatian with the Develo.per t6 accammadate the
anticipated future develapment in this locatian should be incarporated into the stann
sewer design.
F:\WPWIMJl31.7~',LrR. lw,'yal1lll ~ OJOJ:S.do(
... ~... .... . .. ....... .. - ".-
I1,IJ
Mr. Jeff Weyandt'
Page 6
This cblllpletes ottrprelimillary review ofthe proposed CoUntryside Development. If you have
any questions regarding these comments, please call me at 763-287-7182.
Sincerely,
WSB& AS$ociates, Inc.
-j4/k. ..---
Todd E. Hubrrier, P .E.
Pro] ectMallager
cc: Dan Bowar MFRA .
.. '" ""'",
Joe Swentek, City of Shako pee
tsh
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