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HomeMy WebLinkAbout4.E.1. Approve Preliminary Plat of Dakota Crossings-Res. No. 7247 •E. . CITY OF SHAKOPEE Memorandum CONS E N T CASE LOG NO.: 12 -015 TO: Mayor and City Council Mark McNeill, City Administrator FROM: Julie Klima, Planner II SUBJECT: Preliminary Plat of Dakota Crossings MEETING DATE: December 18, 2012 REVIEW PERIOD: March 8, 2012 — January 2, 2013 ACTION REQUESTED Offer a motion to approve Resolution No. 7247, A Resolution Approving the Preliminary Plat of Dakota Crossings and move its approval. This action has no immediate budget impact. DISCUSSION Ryland Homes has submitted an application for preliminary plat approval of Dakota Crossings. The proposed plat is on property located north of CSAH 16 and west of Hilldale Drive. The subject site is approximately 40 acres in size. The plat proposes the creation of 66 single family residential lots. The plat also proposes a large outlot on the north boundary of the property. This outlot encompasses a wooded wetland area that is proposed to be subject to a conservation easement. The Preliminary Plat proposes an offsite improvement of constructing a roadway connection to Hilldale Drive. This roadway connection would allow for a full access to be provided off of County Road 16 into the Dakota Crossings project. The connection of Hilldale Drive to County Road 16 would be closed once the internal connection from Hilldale Drive to the Dakota Crossings project is made. The Planning Commission reviewed this request at its November 8, 2012 meeting and unanimously recommended approval to the City Council, subject to conditions. Please find attached a copy of the November 8 staff report to the Planning Commission for the Council's reference. RELATIONSHIP TO VISIONING Goal B: Positively manage the challenges and opportunities presented by growth, development and change. ALTERNATIVES 1. Approve the Preliminary Plat of Dakota Crossings, subject to the conditions presented. 2. Approve the Preliminary Plat of Dakota Crossings, subject to revised conditions. 1 3. Deny the Preliminary Plat of Dakota Crossings. 4. Table a decision on the Preliminary Plat of Dakota Crossings and request additional information from staff and/or the applicant. STAFF RECOMMENDATION Staff recommends approval of the preliminary plat of Dakota Crossings, subject to the conditions proposed in Resolution No. 7247 (Alternative No. 1). ACTION REQUESTED Offer a motion to approve Resolution No. 7247, A Resolution Approving the Preliminary Plat of Dakota Crossings, subject to conditions, as presented, and move its adoption. 4 144.,..' . adb.' /I - u ie Klim. P1- er II h: \cc\2012 \12 -18 -12 \12015 preliminary plat dakota crossings.docx 2 RESOLUTION NO. 7247 A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE PRELIMINARY PLAT OF DAKOTA CROSSINGS WHEREAS, Ryland Homes, applicant and James Zoschke, property owner, have made application for preliminary plat approval of Dakota Crossings; and WHEREAS, the subject property is legally described as: The North 40 acres of the West Half of the Southwest Quarter of Section 13, Township 115, Range 22, Scott County, Minnesota; and WHEREAS, on November 8, 2012, the Planning Commission held a public hearing on this matter and recommended approval of the preliminary plat of Dakota Crossings with conditions; and WHEREAS, the Shakopee City Council reviewed the Preliminary Plat for Dakota Crossings at its December 18, 2012 meeting; and NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Shakopee, Minnesota that the preliminary plat of Dakota Crossings is hereby approved subject to the following conditions: I. The plat shall be developed generally consistent with the plat drawing dated 10/4/2012, unless otherwise specified in this approval. II. Prior to Final Plat review, the plat shall be revised to identify the roadway connection to Hilldale Drive as an exception/off -site improvement to the plat. This connection shall be accomplished through a roadway easement being granted in favor of the City of Shakopee. III. Prior to Final Plat review, the plat shall be revised to include street names for all streets within the plat. These revisions shall include a street name for Street D and the north/south leg of the currently proposed Spring Lake Drive identified by another name. Proposed street names are subject to City review and approval. IV. The following procedural actions must be completed prior to the recording of the Final Plat: A. Approval of title by the City Attorney. B. Execution of a Developers Agreement, which shall include provisions for security for public improvements within the Final Plat, as well as payment of engineering review fees, and any other fees as required by the City's adopted fee schedule. 1. Street lighting to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 2. Electrical system to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 3 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 Storm Water Storage and Treatment Charges, and Trunk Sanitary Sewer Charges, as required by the most current City of Shakopee Fee Schedule. 6. Payment of all storm water management review charges as required by the most current City of Shakopee Fee Schedule. 7. The applicant shall meet park dedication requirements by providing cash in lieu of land dedication. 8. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid at the time of the recording of the final plat. 9. The Developer's Agreement shall include provisions for the construction of the off -site improvement of the roadway connection to Hilldale Drive. All customary requirements of construction shall be applicable to this off -site improvement. C. Provide electronic files (AutoCAD and Adobe Acrobat formats) of the Final Plat to be recorded with datum on the Scott County coordinate system. D. Right -of -way, in the form of sight triangles fifteen (15) feet in dimension, will be provided at all local street intersections, as well as at the County Road 16 intersection. E. Outlot A needs to encompass the existing wetland and needs to be deeded to the City of Shakopee. F. The proposed stormwater basin and infiltration system in Block 2 will be placed in an outlot. The outlot will encompass an area a minimum of one foot above the infiltration area to the bottom of the storm water basin. This outlot will be deeded to the City of Shakopee. G. Easements need to be shown on the Final Plat as approved by the City Engineer. They will include, but are not limited to, the following: 1. Minimum drainage and utility easements for public storm sewer need to be dedicated per the City of Shakopee Design Criteria, Section 10.1 (A -D). The easements need to be centered along the public utility alignments. 2. Provide a minimum of forty (40) feet of drainage and utility easement centered on the proposed storm sewer between Lot 4 and 5, Block 1. 3. Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer between Lots 18 and 19, Block 1. Additional easement may need to be obtained from the property to the east. 4. Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer between Lots 1, 2, and 24, Block 2. 4 5. Provide a minimum of thirty -eight (38) feet of drainage and utility easements centered on the proposed storm sewer between Lots 3 -5, Block 2. 6. Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer in the rear of Lots 12 -17, Block 2. 7. Provide a minimum of 24 feet of drainage and utility easement centered on the proposed storm sewer between Lots 16 -18, Block 3. 8. Provide a minimum of 20 feet of drainage and utility easement centered on the proposed storm sewer in the rear of Lots 1 and 2, Block 4. Additional easement may need to be obtained from the property to the east. 9. Provide additional drainage and utility easement in the rear of Lots 1- 3, Block 4 to accommodate drainage. 10. Provide additional drainage and utility easement in the rear of Lots 16- 20, Block 1 to accommodate drainage. 11. Provide a minimum of 10 feet of drainage and utility easement adjacent to the north and west property lines of Outlot B. 12. Provide a minimum of 10 feet combined of right -of -way and drainage and utility easement to the west of the proposed storm sewer alignments between FES G and CBMH 201 and FES F and CBMS 200. 13. Trail construction be provided along CR 16 with easements 20 feet wide if the trail crosses private property or is outside of the right -of- way. H. The applicant will work with the engineering department to eliminate the proposed storm water basin in Block 3. This drainage can be routed to the proposed storm water basin in Block 2 with minimal impact. I. If the proposed storm water basin in Block 3 is eliminated, the applicant will provide additional drainage and utility easement to encompass the emergency overflow route. Additionally, the applicant will provide gentler back yard slopes at a minimum grade of two (2) percent. Additional rear yard catch basins will be required. J. If the proposed storm water basin in Block 3 is not eliminated, the applicant will provide additional drainage and utility easement and a revised grading plan to adequately encompass the emergency overflow route. K. The applicant will provide an adequate number soil samples /tests in close proximity of the infiltration system to verify the infiltration rates of the existing soils. The system design may need to be altered based on the results. L. The applicant will line the proposed storm water basin with a minimum of two (2) feet of clay up to the normal water level. M. The applicant will work with Engineering staff to provide wetland type vegetation below the approved high water level of the storm water basin(s). N. The applicant will provide a bituminous trail along County Road 16. The design needs to be revised to eliminate surface water runoff direction over the trail. 5 O. All trails and sidewalks shall be constructed to meet ADA requirements or guidelines. P. In order for "Spring Lake Drive" to have a full access at County Road 16, the applicant will need to obtain the adequate right -of -way to extend "D Drive" to Hilldale Drive, physically extend "D Drive" to Hilldale Drive and obliterate the Hilldale Drive access to County Road 16. Part of this work needs to include working with engineering staff to provide an adequate cul -de -sac at the southern terminus of Hilldale Drive. Q. Without access to County Road 16, no extension of "D Drive" to Hilldale Drive will be allowed and the property will need to develop from the Foothill Trail access. As there is only one access, development must comply with the maximum allowable cul -de -sac length set forth in Section 8, Subdivision 7 of the City of Shakopee Design Criteria. R. Class IV fieldstone riprap needs to be placed at each flared end section outletting to the storm water basin/wetland bottom. S. The applicant will need to work with engineering staff to provide reinforced turf (geogrid) in the drainage and utility easement area between Lots 1, 2, and 24, Block 2. T. The applicant will need to work with engineering staff to provide reinforced turf (geogrid) in the drainage and utility easement area between Lots 12 -17, Block 2. U. The applicant needs to be aware the dwelling setback requirement to the approved high water level of the storm water basin(s) set forth in Section 10, subdivision 5.A.1 of the City of Shakopee Design Criteria includes the construction of decks. V. The applicant needs to revise the proposed landscaping plan to be in compliance with the most recent version of the City of Shakopee's Easement Fencing and Landscaping policy. W. No landscaping will be allowed in front yard drainage and utility easements, unless a detailed plan is submitted clearly showing how all lots will be served by private utilities. Prior to submittal, all applicable private utility companies will need to review and approve this plan. X. The applicant must meet the City's Woodland Management Ordinance requirements. Y. Tree replacement requirement is 2:1 ratio. The applicant has proposed to remove 154 trees. The replacement requirement is 77 trees. If the number of replacement plantings cannot be met on site the following is required: 1. A cash payment of $400.00 per replacement tree shall be provided to the City to complete other vegetative or environmental alternatives; or 2. Trees shall be planted in City owned or managed land as approved by the Parks, Recreation, and Natural Resources Director. Z. Pursuant to City Code Section 12.24, Subd. 2 the project will be required to be in compliance with the Natural Resources Corridor Design Criteria. AA. The developer should submit a revised landscaping plan illustrating the species of trees to be planted in each location. The applicant shall establish a 6 conservation easement over the trees on Lots 1 -16 on the northern boundary from the rear property line up the slope to the approved grading limits. BB. A conservation easement shall be granted to the City over Outlot A. CC. The applicant shall provide and install conservation easement signage as determined to be needed by the city. The applicant is responsible for providing and installing the 4x4x8 treated wood posts and purchase the signage from the city at the fee set forth in the City's current fee schedule. DD. Replacement trees are required to be planted as follows: 1. A minimum of four feet from impervious surfaces. 2. A minimum of ten feet from property lines. 3. Not in easements containing utilities. 4. Not in City owned right -of -way. 5. Not below overhead utilities. 6. Not below high water levels (HWL) in existing or created ponds or wetlands. 7. The applicant will plant a diversity of tree species on site consistent with the existing woodlands to prevent impacts from future disease. 8. Consistent with the Shakopee Tree Planting Guidelines. 9. Ash (Fraxinus sp.) and Colorado Blue spruce (Picea pungens) are not allowed to be planted due to current insect and disease issues. V. Following approval and recording of the final plat, the following conditions shall apply: A. No public improvements will be constructed until the City Engineer and the Shakopee Public Utilities Commission (SPUC) approves the required Final Construction Plans and Specifications. B. Building construction, sewer, water service, fire protection and access will be reviewed for code compliance at the time of building permit application(s). C. Noise issues along the County roadways may arise as traffic levels increase in the area. The developer and/or their assigns shall be responsible for any required or desired noise mitigation measures. D. The developer should implement the use of Best Management Practices for erosion control and stormwater management during construction. E. All work within the County right -of -way shall require a County permit. F. The applicant shall provide and install park, open space, and trail boundary signage as determined to be needed by the city. G. The applicant shall provide six inches of topsoil for the establishment of turf and plantings. The soil composition should be similar to the MnDOT topsoil borrow requirements. H. One overstory shade deciduous tree is required in the front yard of each lot. I. Buildings require sod placement in front yards and seed or sod placed in side and rear yards. J. Irrigation systems require rain sensors. K. The applicant will seed proposed drainage and utility easements containing storm ponds native wetland seed mixture and erosion control blanket be placed throughout the entire easements and around outlets to prevent erosion and sediment deposits from discharging to downstream water bodies. 7 L. The applicant is responsible for preserving all trees indicated as saved on the plans. If, as a result of mass grading, any of these trees are determined to be wounded sufficiently to be considered dead or dying by the Natural Resources Coordinator, the developer will be required to replace the tree(s) according to the Woodland and Tree Management Ordinance. M. Tree protection fence for mass grading is to remain in place the duration of the land disturbing activities, including the building of residential homes. Removal of the silt fence and tree protection fence for mass grading will be the responsibility of the developer. N. Temporary street signs shall be provided until such time that permanent street signs are installed. O. The applicant shall obtain the appropriate permits for all structures to be removed from the site and /or demolished. P. No berming, landscaping, ponding or signage shall be permitted in the County right -of -way. Q. Outlot B shall be included with the property south of County Road 16 at the time that it develops so as to eliminate this remnant parcel. R. Silt fence and/or tree protection fence shall not be installed within delineated wetland. S. The silt fence installed as tree protection fence be orange in color and placed outside the tree drip line. Trees with silt fence placed within the drip line will be considered removed and require replacement according to the Woodland and Tree Management ordinance. Adopted in regular session of the City Council of the City of Shakopee, Minnesota, held the day of , 2012. Mayor of the City of Shakopee Attest: Julie Linnihan, City Clerk 8 CITY OF SHAKOPEE Memorandum CASE NO.: 12 -015 TO: Shakopee Planning Commission FROM: Julie Klima, Planner II SUBJECT: Preliminary Plat of Dakota Crossings MEETING DATE: November 8, 2012 REVIEW PERIOD: March 8, 2012 — January 2, 2013 DISCUSSION: Ryland Homes has submitted an application for preliminary plat approval of Dakota Crossings, proposed for property south of County Road 16 and west of Hilldale Drive (Exhibit A). The plat, as currently proposed, contemplates the construction of 66 single family homes on 40 acres, with right -of -way proposed for 7.6 acres and an outlot of .42 acres on the south side of CSAH 16. (Exhibit B). As noted on the proposed preliminary plat, access into the development will occur from Spring Lake Drive on the west boundary of the project and from County Road 16 on the south side of the development. The development also includes an off -site improvement of constructing a roadway connection from this project to Hilldale Drive. Scott County has indicated once a roadway connection from this project is made to the Hilldale neighborhood, that the access at Hilldale Drive and CSAH 16 will be required to be closed and a full access will be allowed from County Road 16 into Dakota Crossings. The proposed conditions of approval include conditions addressing the construction and removal of these access points. Outlot A proposed along the north boundary of the property encompasses a wooded /wetland area. It is proposed that this area would be deeded to the City and be subject to a conservation easement. Outlot B is proposed on the southwestern corner of the plat. Staff is recommending that when the parcel on the south side of CSAH 16 develops, that Outlot B be incorporated into that development. The Park and Recreation Advisory Board (PRAB) and City staff have reviewed the preliminary plat and have recommended the following conditions: (Please see the attached Exhibit C for comments from the Park and Recreation Director) • The applicant shall meet park dedication requirements by providing cash in lieu of land dedication; • Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid at the time of recording of the final plat; • Trail construction be provided along CR 16 with easement 20' wide if trail crosses private property or is outside of the right -of -way; • The applicant shall provide and install park, open space, and trail boundary signage as determined to be needed by the City; 1 • All trails and sidewalks be constructed to meet ADA requirements or guidelines. The Environmental Advisory Committee (EAC) and City staff have reviewed the application and recommend the following conditions of approval (please see Exhibit D): • The developer should implement the use of Best Management Practices for erosion control during construction; • The applicant must meet the city's,Woodland Management Ordinance requirements; • Pursuant to City Code Section 12.24, Subd. 2 the project will be required to be in compliance with the Natural Resources Corridor Design Criteria; • The developer should submit a revised landscaping plan reflecting the replacement of 50 %of the trees removed from the northern slope on lots 1 -10 to be replaced in the back yards of Lots 1 -10 on the northern boundary; • Establish a conservation easement over the trees on lots 1 -16 on the northern boundary from the rear property line up the slope to the approved grading limits; • Convey to the City the northern wetland as an outlot and establish a conservation easement over the wetland; • The applicant shall provide and install Conservation Easement signage as determined to be needed by the city. The applicant is responsible for providing and installing the 4x4x8 treated wood posts and purchase the signage from the city at the feet set forth in the City's current fee schedule; • Convey to the City the two storm ponds as outlots; • One overstory shade deciduous tree is required in the front yard of each lot; • Final grading requires the placement of 6 inches of topsoil with a composition similar to the MnDOT topsoil borrow requirements; • Building require sod placement in front yards and seed or sod placed in side and rear yards; • Irrigation systems require rain sensors; • Replacement trees shall be planted according to the following conditions: o Trees shall be planted a minimum of four feet from impervious surfaces; o Trees shall be planted a minimum of ten feet from property lines; o Trees shall not be planted in easements containing utilities; o Trees shall not be planted in City owned right -of -way; o Trees shall not be planted below overhead utilities; o Trees shall not be planted below high water levels (HWL) in existing or created ponds or wetlands. • Ash (Fraxinus sp.) and Colorado blue spruce (Picea pungens) are not allowed to be planted to due to current insect and disease issues. • The applicant shall plant a diversity of tree species on site consistent with the existing woodlands to prevent impacts from future disease. • The applicant is responsible for preserving all trees indicated as saved on the plans. If, as a result of mass grading, any of these trees are determined to be wounded sufficiently to be considered dead or dying by the Natural Resource Specialist, the developer will be required to replace the tree(s) according to the Woodland and Tree Management Ordinance. • Tree protection fence for mass grading is to remain in place the duration of the land disturbing activities, including the building of residential homes. Removal of the silt 2 fence and tree protection fence for mass grading will be the responsibility of the developer. • Silt fence and/or tree protection fence shall not be installed within delineated wetland. • The applicant seed proposed drainage and utility easements containing storm ponds with a native wetland seed mixture and erosion control blanket be placed throughout the entire easement and around outlets to prevent erosion and sediment deposits from discharging to downstream water bodies. • The silt fence installed as tree protection fence be orange in color and placed outside the tree drip line. Trees with silt fence placed with the drip line will be considered removed and require replacement according to the Woodland and Tree Management ordinance. The Engineering Department has reviewed the proposed plat and has provided comments that are attached as Exhibit E. All applicable conditions have been incorporated into the draft conditions of approval. The Engineering Department has recommended that the stormwater basin proposed for Block 3 be removed. Please see Exhibit E for further information on this and other issues that will need to be addressed prior to approval of a grading permit for the site. Shakopee Public Utilities has commented that an 18" trunk watermain be installed within this plat parallel to County Road 16. Staff is recommending that prior to Final Plat review that the following revisions be made to the proposed plat: 1. The connection to Hilldale Drive is an off -site improvement and should not be depicted as part of the plat. Rather, this area should be handled through a roadway easement granted to the City and the applicant shall be responsible for the construction of the roadway connection. 2. The applicant shall provide a street name for Street D and the north/south leg of the currently proposed Spring Lake Drive identified by another name. Proposed street names are subject to City review and approval. STAFF RECOMMENDATION: Staff recommends that the Planning Commission recommend to the City Council the approval of the Preliminary Plat subject to the following conditions: I. The plat shall be developed generally consistent with the plat drawing dated 10/4/2012, unless otherwise specified in this approval. II. Prior to Final Plat review, the plat shall be revised to identify the roadway connection to Hilldale Drive as an exception/off -site improvement to the plat. This connection shall be accomplished through a roadway easement being granted in favor of the City of Shakopee. III. Prior to Final Plat review, the plat shall be revised to include street names for all streets within the plat. These revisions shall include a street name for Street D and the north/south leg of the currently proposed Spring Lake Drive identified by another name. Proposed street names are subject to City review and approval. IV. The following procedural actions must be completed prior to the recording of the Final Plat: 3 A. Approval of title by the City Attorney. B. Execution of a Developers Agreement, which shall include provisions for security for public improvements within the Final Plat, as well as payment of engineering review fees, and any other fees as required by the City's adopted fee schedule. 1. Street lighting to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 2. Electrical system to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 3. Water system to be installed in accordance with the requirements of the Shakopee Public Utilities Commission. 4. Installation of sanitary sewer and storm sewer systems, and construction of streets in accordance with the requirements of the Design Criteria and Standard Specifications of the City of Shakopee. 5. The developer shall be responsible for payment of Trunk Storm Water Charges, Trunk Storm Water Storage and Treatment Charges, and Trunk Sanitary Sewer Charges, as required by the most current City of Shakopee Fee Schedule. 6. Payment of all storm water management review charges as required by the most current City of Shakopee Fee Schedule. 7. The applicant shall meet park dedication requirements by providing cash in lieu of land dedication. 8. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid at the time of the recording of the final plat. 9. The Developer's Agreement shall include provisions for the construction of the off -site improvement of the roadway connection to Hilldale Drive. All customary requirements of construction shall be applicable to this off -site improvement. C. Provide electronic files (AutoCAD and Adobe Acrobat formats) of the Final Plat to be recorded with datum on the Scott County coordinate system. D. Right -of -way, in the form of sight triangles fifteen (15) feet in dimension, will be provided at all local street intersections, as well as at the County Road 16 intersection. E. Outlot A needs to encompass the existing wetland and needs to be deeded to the City of Shakopee. F. The proposed stormwater basin and infiltration system in Block 2 will be placed in an outlot. The outlot will encompass an area a minimum of one foot above the infiltration area to the bottom of the storm water basin. This outlot will be deeded to the City of Shakopee. G. Easements need to be shown on the Final Plat as approved by the City Engineer. They will include, but are not limited to, the following: 1. Minimum drainage and utility easements for public storm sewer need to be dedicated per the City of Shakopee Design Criteria, Section 10.1 (A -D). The easements need to be centered along the public utility alignments. 4 2. Provide a minimum of forty (40) feet of drainage and utility easement centered on the proposed storm sewer between Lot 4 and 5, Block 1. 3. Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer between Lots 18 and 19, Block 1. Additional easement may need to be obtained from the property to the east. 4. Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer between Lots 1, 2, and 24, Block 2. 5. Provide a minimum of thirty -eight (38) feet of drainage and utility easements centered on the proposed storm sewer between Lots 3 -5, Block 2. 6. Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer in the rear of Lots 12 -17, Block 2. 7. Provide a minimum of 24 feet of drainage and utility easement centered on the proposed storm sewer between Lots 16 -18, Block 3. 8. Provide a minimum of 20 feet of drainage and utility easement centered on the' proposed storm sewer in the rear of Lots 1 and 2, Block 4. Additional easement may need to be obtained from the property to the east. 9. Provide additional drainage and utility easement in the rear of Lots 1 -3, Block 4 to accommodate drainage. 10. Provide additional drainage and utility easement in the rear of Lots 16 -20, Block 1 to accommodate drainage. 11. Provide a minimum of 10 feet of drainage and utility easement adjacent to the north and west property lines of Outlot B. 12. Provide a minimum of 10 feet combined of right -of -way and drainage and utility easement to the west of the proposed storm sewer alignments between FES G and CBMH 201 and FES F and CBMS 200. 13. Trail construction be provided along CR 16 with easements 20 feet wide if the trail crosses private property or is outside of the right -of- way. H. The applicant will work with the engineering department to eliminate the proposed storm water basin in Block 3. This drainage can be routed to the proposed storm water basin in Block 2 with minimal impact. If the proposed storm water basin in Block 3 is eliminated, the applicant will provide additional drainage and utility easement to encompass the emergency overflow route. Additionally, the applicant will provide gentler back yard slopes at a minimum grade of two (2) percent. Additional rear yard catch basins will be required. J. If the proposed storm water basin in Block 3 is not eliminated, the applicant will provide additional drainage and utility easement and a revised grading plan to adequately encompass the emergency overflow route. 5 K. The applicant will provide an adequate number soil samples /tests in close proximity of the infiltration system to verify the infiltration rates of the existing soils. The system design may need to be altered based on the results. L. The applicant will line the proposed storm water basin with a minimum of two (2) feet of clay up to the normal water level. M. The applicant will work with Engineering staff to provide wetland type vegetation below the approved high water level of the storm water basin(s). N. The applicant will provide a bituminous trail along County Road 16. The design needs to be revised to eliminate surface water runoff direction over the trail. O. In order for "Spring Lake Drive" to have a full access at County Road 16, the applicant will need to obtain the adequate right -of -way to extend "D Drive" to Hilldale Drive, physically extend "D Drive" to Hilldale Drive and obliterate the Hilldale Drive access to County Road 16. Part of this work needs to include working with engineering staff to provide an adequate cul -de -sac at the southern terminus of Hilldale Drive. P. Without access to County Road 16, no extension of "D Drive" to Hilldale Drive will be allowed and the property will need to develop from the Foothill Trail access. As there is only one access, development must comply with the maximum allowable cul -de -sac length set forth in Section 8, Subdivision 7 of the City of Shakopee Design Criteria. Q. Class IV fieldstone riprap needs to be placed at each flared end section outletting to the storm water basin/wetland bottom. R. The applicant will need to work with engineering staff to provide reinforced turf (geogrid) in the drainage and utility easement area between Lots 1, 2, and 24, Block 2. S. The applicant will need to work with engineering staff to provide reinforced turf (geogrid) in the drainage and utility easement area between Lots 12 -17, Block 2. T. The applicant needs to be aware the dwelling setback requirement to the approved high water level of the storm water basin(s) set forth in Section 10, subdivision 5.A.1 of the City of Shakopee Design Criteria includes the construction of decks. U. The applicant needs to revise the proposed landscaping plan to be in compliance with the most recent version of the City of Shakopee's Easement Fencing and Landscaping policy. V. No landscaping will be allowed in front yard drainage and utility easements, unless a detailed plan is submitted clearly showing how all lots will be served by private utilities. Prior to submittal, all applicable private utility companies will need to review and approve this plan. W. The applicant must meet the City's Woodland Management Ordinance requirements. X. Pursuant to City Code Section 12.24, Subd. 2 the project will be required to be in compliance with the Natural Resources Corridor Design Criteria. Y. The developer should submit a revised landscaping plan reflecting the replacement of 50% of the trees removed from the northern slope on Lots 1 -10 be replaced in the back yards of Lots 1 -10 on the northern boundary. 6 Z. The applicant shall establish a conservation easement over the trees on Lots 1 -16 on the northern boundary from the rear property line up the slope to the approved grading limits. AA. A conservation easement shall be granted to the City over Outlot A. BB. The applicant shall provide and install conservation easement signage as determined to be needed by the city. The applicant is responsible for providing and installing the 4x4x8 treated wood posts and purchase the signage from the city at the fee set forth in the City's current fee schedule. CC. Replacement trees are required to be planted as follows: 1. A minimum of four feet from impervious surfaces. 2. A minimum of ten feet from property lines. 3. Not in easements containing utilities. 4. Not in City owned right -of -way. 5. Not below overhead utilities. 6. Not below high water levels (HWL) in existing or created ponds or wetlands. 7. The applicant will plant a diversity of tree species on site consistent with the existing woodlands to prevent impacts from future disease. 8. Consistent with the Shakopee Tree Planting Guidelines. 9. Ash (Fraxinus sp.) and Colorado Blue spruce (Picea pungens) are not allowed to be planted due to current insect and disease issues. V. Following approval and recording of the final plat, the following conditions shall apply: A. No public improvements will be constructed until the City Engineer and the Shakopee Public Utilities Commission (SPUC) approves the required Final Construction Plans and Specifications. B. Building construction, sewer, water service, fire protection and access will be reviewed for code compliance at the time of building permit application(s). C. Noise issues along the County roadways may arise as traffic levels increase in the area. The developer and/or their assigns shall be responsible for any required or desired noise mitigation measures. D. The developer should implement the use of Best Management Practices for erosion control and stormwater management during construction. E. All work within the County right -of -way shall require a County permit. F. The applicant shall install open space and trail boundary signage as determined to be needed by the city. G. The applicant shall provide six inches of topsoil for the establishment of turf and plantings. The soil composition should be similar to the MnDOT topsoil borrow requirements. H. One overstory shade deciduous tree is required in the front yard of each lot. I. Buildings require sod placement in front yards and seed or sod placed in side and rear yards. J. Irrigation systems require rain sensors. K. The applicant will seed proposed drainage and utility easements containing storm ponds native wetland seed mixture and erosion control blanket be placed throughout the entire easements and around outlets to prevent 7 erosion and sediment deposits from discharging to downstream water bodies. L. The applicant is responsible for preserving all trees indicated as saved on the plans. If, as a result of mass grading, any of these trees are determined to be wounded sufficiently to be considered dead or dying by the Natural Resources Coordinator, the developer will be required to replace the tree(s) according to the Woodland and Tree Management Ordinance. M. Tree protection fence for mass grading is to remain in place the duration of the land disturbing activities, including the building of residential homes. Removal of the silt fence and tree protection fence for mass grading will be the responsibility of the developer. N. Temporary street signs shall be provided until such time that permanent street signs are installed. O. The applicant shall obtain the appropriate permits for all structures to be removed from the site and/or demolished. P. No berming, landscaping, ponding or signage shall be permitted in the County right -of -way. Q. Outlot B shall be included with the property south of County Road 16 at the time that it develops so as to eliminate this remnant parcel. R. Silt fence and/or tree protection fence shall not be installed within delineated wetland. S. The silt fence installed as tree protection fence be orange in color and placed outside the tree drip line. Trees with silt fence placed within the drip line will be considered removed and require replacement according to the Woodland and Tree Management ordinance. ALTERNATIVES: 1. Recommend to the City Council the approval of the Preliminary Plat of Dakota Crossings subject to the conditions provided. 2. Recommend to the city Council the approval of the Preliminary Plat of Dakota Crossings subject to revised conditions. 3. Continue the public hearing to allow additional information to be provided by the applicant and /or staff. 4. Close the public hearing and table a decision on the matter to allow additional information to be provided by the applicant and /or staff. 5. Recommend to the City Council the denial of the Preliminary Plat of Dakota Crossings. ACTION REQUESTED: Recommend to the City Council the approval of the Preliminary Plat of Dakota Crossings subject to the conditions provided. _ lO ulie . 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I 1 335 ' I - 2337 71 -2 ' : ''' l 8395 '7;29 050_5_18_595 -- 1 3'325 7558 • 193 `- 2755 3375 t a: 93� " 7 4 :O y :] j 1975 -'1.335 ����----,,�� 2353] 339 _ .27:52 C 2315 2]33 2 3Y]7 n Y3] I� 35130 395] . --� 2]7ii 11771_ ' .D]�3 97 `^' - 2715 - r 1311 2133. r ( 8 &39 • 2] 2 182'34 f 33-" 8332 1 "e.134 2 13: I F8�19 57.5 35r �7 1 • This drawing is neither a legally recorded map nor a survey and is not Map Sea le N intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and 1 inch = 910 feet � other sources affecting the area shown, and is to be used for reference ---yam ►- purposes only. Scott County is not responsible for any inaccuracies herein vv s ''_\ , ,. =t ' • contained. If discrepancies are found, please contact the Scott County Okla p Late `' Surveyors office. 3/19/2012 S ISCOU ! _____ -) I FIT 1 31 =,,, D AKOTA Y cc M SHAKOPEE, MINNESOTA W Lo I? PRELIMINARY PLAT E ` IPI`T'S _ 0 FOR N RYLAND HOMES o cc -- z - r 7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 2 cow O PHONE: (952) 229 -6000 FAX: (952) 229 -6024 aD E I J U crl Z 3 '11 * 1'2. :: o z N d �� 1 \_1 / �_ I 1 / 1 I I \� , i I I ■ o �E� I r -- —__ _ • y o.kw1 ng I • s �L. . y ':.F I 1 m 0 e _ - - - - - - .0.1' �. m ° o .. .. I I II / 1 � O r - . . I ! I II 3 11 4 - O W - LmO` LJ `L_5 a / x /00 ` O ® ° Oe i _ma v own = I I E I -JL 11 Il p /I I 1 ° P-9_ fJ q 0. 8 i G ) .._r •! - 1 IL II �� yn. -> f l - - i i i I / // - -if- `` `�.. �' / / \ n 1 \o„„,, 1 z I I 1 , , I/ 11 32 1 11 lr_ / I • L J I L_ N N // 2 0 /I ' / fir - te = C. , _ o I / �.J ♦♦/�� 19 1 LOCATION MAP 1 i 3 I i L 3 I; L -_JL I 17 I I +g 11 13 11 I , 1 1 :714 "t (~ r NOT TO SCALE - -- f 1 Ji - 2 ``� _ J � ...1-4.____11 II j ..------ O i ¢ _ I 1 4 1 1 4 11 H -7;-•-----_, '___ __ I pP W �1 n. 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I .��! - _ _ J fL1_�� m _- E l;;: I I - C a - IOO :: - - - - -- EXISTING CONTOUR � � � f � I I ' _ _ _ J DRAWN BY (- -- I 1 _ �__— . i L - CMR I EXISTING WATERMAIN 1 .---o EXISTING SANITARY SEWER I • DATE > ---- 0 — > EXISTING STORM SEWER 1 , : 1 — 0 3/08/12 I wP ¢ ow EXISTING OVERHEAD POWER REVISIONS LINE/POWER POLES PROPOSED CONCRETE CURB N 3/3o/GG REY PER ow =YEW 9/21/12 9EV PER 01T Caumrt . PROPOSED CONCRETE SURFACE 9/2]/12 REV PER mr ccE91PR1 10/9/12 REV PER Ott 0099291 900.0 FFE FINISHED FLOOR ELEVATION 1000 PROPOSED CONTOUR -0k >-> PROPOSED STORM SEWER • N • N t O w 1 '1" 1 PROPOSED WATERMAIN o - • r PROPOSED SANITARY SEWER 01 1 PROPOSED SEED & MnDOT CATEGORY 3 _ EROSION CONTROL BLANKET BENCHMARKS CAD FILE �. j CONSTRUCTION ENTRANCE PROPOSED TEMPORARY ROCK pROJECT CONTACTS 22839TS 1. ) T.N.H. NW SIDE OF PORTAGE LN., 800' NORTH GOPHER STATE ONE CALL - OF MORAINE DRIVE (CITY BM #308) ELEV. 775.55 PROJECT ENGINEER JOEL COOPER, P.E. - JAMES R. HILL, INC. (952)- 890 -6044 (0) S CALE IN FEET -- - PROPOSED SILT FENCE DEVELOPER: MAR( SONSTEGARD - RYLAND HOMES (952) -229 -6007 (0) CALL 48 HOURS BEFORE YOU DIG! 0 150 300 450 PROJECT NO. PROPUSED SILT FENCE ) T.N.H. SOUTH SIDE_ PORTAGE LANE, 400' NN! c o TWIN CITY AREA 651 41M1 MN I , 22839 017`,' CONSULTING ENGINEER: BRUCE LONEY- PUBLIC WORKS DIRECTOR (_52) 233 -9550 (0) LIN. TOLL FREE 1 - 252 - 116u TOFCSED VAMCG CF MORAINE DRIVE (CITY BM ,$528) ELEV. 7E9.15 NPDES OFFICER.: TEDD: SEIBRING - MPCA (651; -757- 2719 (0) '- = 153 `e`- _ 1.1 • 0 4 "W0411311 . � 1 / tJ \ / Y \ \ 1 ., ' \ �' .. In .,. L 29 / 4 i t L � l rJ � � PROPERTY DESCRIPTION p M N. \ / / <� v I 7\ / P ua n1]em> :% G I v � .. \ " 1 �� \ ' r ` V / / 7 , , / e, \`, Th e North 40 acres of the West Half of the Southwest Quarter of Section 13, Township 115, �> v ' v \ / / N. z- J _ 2 S%D)!NO(°I P9 Na PID xO. I PO x ' > ,• I / \ / ' . \ 1 I � Z d' �� 8 I \ ; 2mwo9D 271]eaDo 27D]emtD C \ \ I ' - " r y ` = /� At PID N0. 9 R an a 22 S cott C ount , Minnesota / / - I / v '- C I v I In r _ I \ ,`� ' `s \ \ `� 1 8 Y fn '.� o L It -L \ ro Na mJ w160 ^ e ADDITIONAL RIGHT OF WAY S �_ \ \ ' Iv L , I L C L. L/ y 1 A I PID ^ 1]3!60160 / 2 SJ3JwIM P° - N0. N 1 • / _ \Z _ _ _ l _ _\ \ I u ^ n T 1 273660300 ' The S 60 fat of Lot 2, Block 1, ZOSCHKE'S ADDITION TO SHAKOPEE, according N m ro I/ D I / vm u°.i] F mfiD V I i V r <, 1 --- T to the recorded plat thereof, Scott County, Minnesota. so W �I III /"AT I� I \ I , \ I �.�J�/ , ' ` i - vla.vl a _ , ° I -� /JJ I �IJ roNO. % 1 T ^r - -- �� 1 ,c am 27D NOTES no No. 274040660 I w 1 c] - N -NO RTH LINE OF THE W7 /2 OF THE ORIENTATION OF THIS BEARING SYSTEM ASSUMES THE NORTH LINE OF THE d \ o m i SW 1/4, SEC. 73, T. its. R. 22 r • -I I- <t _ \ 1313.19 N88 ° 44'54 "N / `" - - ".:2 -1- _1 - - W 1/2 OF THE SW1 /4 OF SEC. 13, T. 115, R. 22 T0' BEAR 88 °44'54 "W. W U N ' t - - - - - - CURRENT ZONING FOR SUBJECT PARCEL IS R -1B (URBAN RESIDENTIAL ZONE) < I I I 1 p0 NO. 174040200 w 1 I I _ 1- 1 MINIMUM SETBACK OF R -1B DISTRICT PER CITY OF SHAKOPEE ZONING �` ° o ORDNANCE. -� ro NO 17404.00 FRONT - 30 FEET N it I (A SIDE (HOUSE Br GARAGE) -10 FEET L - - - F- - - SIDE (STREET) - 30 FEET I CUTI " '- ` OUTLOT A • REAR -30 FEET * - - F_ I F. x4 1>.OMS,D •T I - 8 �, - 9, F NUMBER OF oTni OUTLOTS = 2 1 1 1 I L'_ ,r > s 5e\ ` I I I I %° "? z] o4anD °q ` TOTAL AREA = 40.00 ACRES (') =+ COUNTY ROAD RIGHT OF WAY = (2.96 7 � FS) ` I I I AO "a 17 4 0403 30 , ej a z `` (SIJBDMSTON ROAD) = (4.44 ACRES) ' I _ AREA OF LOTS = 11.73 ACRES 5 - N1u xAOE AND urun rAmolr 4 RDO � ---- SZS6z- ----� AREA _ LOS = 20.87ACRES I I 1_,_ 6 _ P _ _A �NI1D' CgISERVA EASF]Ipl} , .t , ' 7675 76.75 ` ( I � PC \0. 27.010110 1 y - DRAMAg 4> z � i 1 _ I I /�j /R ]] ' 24, ADDITIONAL RIGHT OF WAY =0.44 ACRES , - 1 I .> 1 A ' I _ ' �I 11 �I II II I �Aa EASEN r> - I t , v J MINIMUM LOT DEPTH WITH UNDER ZONING ORDINANCE = 100 FEET 1 1 I 1 2 1 3 4 l/ : r l�� '� GEx >' � PO NO. 2 leg o sr. H I +m90 ss. I I ,7427 v. H I ss. 5 i t I l " ' ^ �7 1 ' , s9.6, 1�6p� • \ r7 I , _ 1 1 w I a] L 72. J L 77.4 J 77.4 77 ,�7 v.11 /... 6 , P/ t-' I t/ �1 J _ 61.0 n.10 1i 9 .r� -- _ _ _ m • 4 ' . MINIMUM LOT WIDTH IN SUBDIVISION = 1 67 FEET _-. - _L - _ _ rt.rr T.°e 5.. J L 7 .0-- l / 7 I J J /l 4- _ , .9.66 N - } • V ^? a (, T . -1 L , sm s.. 8 7I _ .DRANAµ nm EASEMENT ' ° 3 ' :. MINIMUM LOT AREA IN SUBDIVISION = 8,710 S.F. y , 1 • > - R _ 1 .l. -11 -1-. 7 77 1 I 1 / Ism /I Il 7] m r ° sE wA tla r ASFA¢ur \ O no x27 na9DD5o J u rl / L u l' � .e R 16SOp- 1 --- i z�__,q �].t�JL 77 .. mm v. JJ 1� /J, /,° I I K .7. � 1 � - I - - 1• • ,��..) AVERAGE LOT AREAINSUBDIVISION = 13.776 S.F. E , � 77 ,fine SF. 7 7,0. a /7 _ ■ / - -- r -- 7030 ✓` S ���L /, 11 f cD I I - -1 -�_ r -..., _, JR \ P R � zc - J :it ss. :12 I I I /;. N �` / 1 N : L E n. . � . 13 14 1 5 o (- 1--1 U1 ro ua N. I' -_ � v I e r - _ - O A K 77.. / T. J L 11 ,1599 ,. 1 1 ,3"1 v. 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II - . 1950 v. 1 b I w 1 8 a H J ¢ r L- ^ ~ I IMO L - J J 30,'7m $ Ex1 (( +1 9 }I _ mm SC Y 1 m h:2, 0 W re a �, 1 I iC : r --1-----1- T D . o y a° 5A.,1 n.], J L j____ 1�� L J 1 V n- hj z ' I roxa I ' - ' • „1 I -L n. n. 00.04 -N-__J L_ - ,.. 2 I y �t �]„ ¢ -- - - - - J 1 L1J 274040190 Y i 4 3 m d 4. I I / �1 r�- _ q n.s1 91.1izu 6..1s o9.ss ' - PO N0. aJw9o01 [ �V an p. 30 x ,. ,A,3 v. } 9 5 I � l : I yl _ 77.00 07 00 r 1 - I - C /1 01 I I - - B n6JV. ll 6 / , 7 z 1 �1 - -� j IT - -� �� lr'� 11 I I g L I ^ - �2 - ^ I -1 A .-\ I / 1 u2m v. 1 1 -77. - 1 11I �7p - ADDITIONAL RIGHT OF WAY ro N0. \ r$>r J 1 I 8 I. I I 1 S.F. m - L 77. sa ss. I I I I „ I N 2]4040 0D ; 5 \ . iR 27 .97 J l , 7 : i 1 r , 3525 6P 1 9 1 n 10 I 11 1111 12 II 1 1311 q 14 I F I 0 2 �/ aan 4 9 °37'49 "E O of c wu N co x r 14 c0r 2 1 O L. Z 10 Sr. 11309 SF. 1 ,01.27 Si. 130N SF. n lam fif. 1 f , S j N BLOCK t Z A OO m oN ]0 s O f- r4- s9 ss. - - T� mO V. 211] SF. 192 - I 8 I o ` 1 �e w L ( � to Z / _ � .D fi3a ]7.W ]].otr 2].Da ±J a 7. 5 I � 6 7s.1 1 r' -u. z T r . DR IVEIR IR I - : ; �� \ Pa x27 ,09" ss. / / 79.4 t• / 54:7a.-- - L _ - _ _ R i _ � ss �iiOno I , 9 I RI / i_ 1]4040410 1 .-1 r T. a 79.65 r II he 7 d 1 7 ie in 1 66.9; - V 3 / ,',zzr v. 8 I l 7 9. �'� tA 4.-.4. R� of _ . 'R' RI 344.13 -� - - 1 = 9 / I 79 -I r r 70.'° 3 17.59 -- = � �_ G�� _ 1 }. / r ,wo ss. nno v. , r 79 r .. -1 JS.� 7 r Js.9o- - r , 1 L r I I-- -1 \�_/ L1J -? -- ' ",,o - - L��l 1 J . ,1 i 1 1 1 I I 79.. 79. 79.. 79..- - E �-- 1 / 8 9 ° 3749 E ` t - J 11. 1 II II II I 7'17 I LJ [] - �_ a > �9 f 15 ,=<. I 12 1 15 16 I 1 es ' I _ • , --- � _ _ _ -,� - EAGLE - -- -- L�/ /� 1 . I , , . Ii ' 1 3 11 I 1 4 i I F 1 1 11 , L - Zan ss. _I aaa sF T 10SO41n SHAKOPEE - C J C J tz , ,un v . 15112 S.F. mm ss. I 276, ss. I Iy �. e LJ `I �.' 76 .00 J�r l 1 111 1 I Ij .. /I� I _ _ � F -- E L J 3 " c� .'� 'L , N DRAWN BY - I - ----- ----- _ ----- R� EK � a ,.. ry `� ' -- •-- _ t -- - - Jl 1 - 1 8 - k I --1 N PO N°. 27.10010 I ET.] C1 -C.- ji r L - r�xi PLI� I 60 • ' --4'. -� A 69.55 DRAINAGE AND UIIDtt EASEMENT L - -.:1....0,M.-4. -3 T +«w 2 11 � n CD 1 A __ tU :48T E RD � r 1 I L I= J• o h o e 1 P ,n 03�12 - r `J �C O(jN��, oAD _ _ - 6060 6a60 g, r 19 I a O "_ w O O - - - - - 0 I R � - O U TL B 9 R 1 6 _ _ -- - - _ 6.,, � _ r � N E:) E 9/34/+1 RE a ep1 -_ 0 Po NO. t 2 S.F. 4u eD _ - _ _ - � � Mx, tte>D SF.� i ,- S.; C I �. 1 0 / PEO1Y CpWE11 AREA OF - J n 2706 I ∎___ , . • �_ _ ---._ _ PIO N0. 270590010 4- (:) _ �" L 1 1315.83 N88 44'54 "W _ _ F _ n7' ` LINE OF THE NORTH 40 ACRES OF THE _ '� "•.-- RIGHT OF WAY EASEMENT - C : j CO M , u 1 r1 WI /2 OF THE SW 1/4, SEC 13, T. 175, R. 2 _ TO R B e COUIRED �; - �;) I _ - _ y S _ - - J L, - I RD N4 209+30460 L_ SCALE IN FEET 0 100 200 300 - 2 •C:. \ '1 - - ( 270540100 _ - - - PIO NO. - \`1` ' i I I P" Na 272130480 '- -_ - - _ _ --- ----- 1 inch = 100 feet I j c� I I I I BUILDING SETBACK LINE CAD FILE :�\ :> I ,_I 1 I 1 1 22839pp.dwo (.. ` � - - -I I 1 PROJECT NC_ - 2za3 3 1 i 2.1 • . . &I13iT G CITY OF SHAKOPEE MEMORANDUM To: Julie Klima, Project Manager From: Jamie Polley, Parks, Recreation & Natural Resources Director Date: June 26, 2012 Subject: Parks and Recreation Advisory Board Review Dakota Crossings Preliminary Plat Ryland Homes. INTRODUCTION I am writing to provide you park related comments for the Dakota Crossing development, and the Parks and Recreation Advisory Board's recommendation. DISCUSSION - The Parks and Recreation Advisory Board (PRAB) reviewed the proposed Dakota Crossings preliminary plat at their June 25 meeting, at which time they recommended general approval of the plat with specific conditions. Their discussion included park dedication and proposed trails and sidewalks. Park Dedication Given the near half mile distance to two parks, Riverside Fields Park (spring '13 construction) and Glacier Park (existing), cash in lieu of land is recommended. Preliminary park dedication calculations (to be confirmed at time of final plat) are as follows: 66 lots x $5,340/lot = $352,440.00 Trails and Sidewalks The preliminary plat shows adequate sidewalks within the development. However the applicant did not show a trail to be constructed along the right of way of CR 16. The Advisory Board felt that this was an important trail segment to construct connecting to the existing trail along the west development and working towards completing the trail to CR 18. The applicant will need to coordinate and get final approval for any trail construction within County Right of Way from the County. If the trails are constructed outside of the right of way, they shall be shown in a 20' wide trail easement, which shall be dedicated to the City. PARKS AND RECREATION ADVISORY BOARD PARK DEDICATION RECOMMENDATION The Parks and Recreation Advisory Board recommended approval of the proposed GZ preliminary plat, with the following conditions: 1. The applicant shall meet park dedication requirements by providing cash in lieu of land dedication. 2. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid at the time of recording of the final plat. 3. Trail construction be provided along CR 16 with easements 20' wide if the trail crosses private property or is outside of the right of way. STAFF COMMENTS AND RECOMMENDATIONS Finally, I would note the following additional staff recommendations should be added as conditions of approval for the preliminary plat: 1. The applicant shall provide and install park, open space, and trail boundary signage as determined to be needed by the city. 2. All trails and sidewalks be constructed to meet ADA requirements or guidelines. 0Xk IBrT 27, CITY OF SHAKOPEE MEMORANDUM To: Julie Klima, Project Manager From: Jamie Polley, Director of Parks, Recreation & Natural Resources Date: April 12, 2012 Subject: Environmental Advisory Committee Review Dakota Crossings Preliminary Plat Ryland Homes INTRODUCTION I am writing to provide natural resource related comments for the Dakota Crossings development, and the Environmental Advisory Committee's recommendation. DISCUSSION Staff presented the Dakota Crossings development at the April 11, 2012, Environmental Advisory Committee (EAC) meeting. The developer was present to answer questions. The Advisory Committee had considerable discussion about the proposed development and the tree removal on the wooded sloped north side, wetland protection, tree protection, and the drainage pond ownership and maintenance. These discussions are summarized below. 1. Wooded Slope The north part of the property contains a wooded slope and wetland. The committee discussed the importance of trying to save as many trees on the slope as possible. The committee agreed to support the proposed tree removal plan with the recommendation that on lots 1 -10 on the north boundary50% of the trees removed from the slope be replaced in the back yards. The developer should submit a revised landscaping plan reflecting this replacement to staff for review. The committee also discussed the benefits and drawbacks of conservation easements. The committee agreed that to make the best effort in saving the trees on the slope they are recommending that a conservation easement be established over the trees on lots 1 -16 on the northern boundary from the rear property line up the slope to the approved grading limits. 2. Wetland Protection The Advisory Committee felt that the residential lots should not extend into the wetland to the northern boundary of the property. The committee felt it was important to keep the wetland as one area. They are recommending that the northern wetland be conveyed to the City as an outlot and establish a conservation easement over the wetland. Staff will work with the developer to determine the boundaries of the wetland. The southern boundary of the wetland will be establish based on the required buffer setbacks and will serve as the property line. PCH 161T - D •s) 3. Tree Protection Tree protection fence should consist of silt fence trenched in outside the drip line of trees identified as preserved. Additionally, the silt fence is to remain in place the duration of the development to aid home builders in identifying trees to be preserved. 4. Drainage Ponds The development contains two drainage and utility easements containing storm ponds. The Advisory Committee discussed at length the issues with maintenance and vegetation establishment if the ponds are private ponds with the resident's property going into the pond. It was strongly recommended that the developer convey the two drainage and utility easements containing the storm ponds to the City as outlots. The committee directed staff to review the current design criteria pertaining to storm ponds and establish in the criteria the conveyance of all storm ponds within a development to the City as outlots. They also recommended that the drainage and utility easements be planted with a wetland seed mixture at the time of development. The discussion revolved around other ponds that are currently private ponds where the homeowners are coming to the City for assistance in maintaining the area. If these were City owned ponds the City can then maintain them consistently. ENVIRONMENTAL ADVISORY COMMITTEE RECOMMENDATION The Environmental Advisory Committee recommended approval (7 -0) of the proposed preliminary plat received March 8, 2012, with the following conditions: 1. The developer should implement the use of Best Management Practices for erosion control during construction. 2. The applicant must meet the City's Woodland Management Ordinance requirements. 3. Pursuant to City Code § 12.24 Subd. 2 the project will be required to be in compliance with the Natural Resources Corridor Design Criteria. 4. The developer should submit a revised landscaping plan reflecting the replacement of 50% of the trees removed from the northern slope on lots 1 -10 be replaced in the back yards of lots 1 -10 on the northern boundary. 5. Establish a conservation easement over the trees on lots 1 -16 on the northern boundary from the rear property line up the slope to the approved grading limits. 6. Convey to the City the northern wetland as an outlot and establish a conservation easement over the wetland. .7. The applicant shall provide and install Conservation Easement signage as determined to be needed by the city. The applicant is responsible for providing and installing the 4X4X8 treated wood posts and purchase the signage from the city at the fee set forth in the City's current fee schedule. 8. Convey to the City the two storm ponds as outlots. 9. One overstory shade deciduous tree is required in the front yard of each lot. & Mi rr D 10. Final grading requires the placement of 6 inches of topsoil with a composition similar to the MnDOT topsoil borrow requirements. 11. Buildings require sod placement in front yards and seed or sod placed in side and rear yards. 12. Irrigation systems require rain sensors. 13. Replacement trees shall be planted according to the following conditions: a. Trees shall be planted a minimum of four feet from impervious surfaces. b. Trees shall be planted a minimum of ten feet from property lines. c. Trees shall not be planted in easements containing utilities. d. Trees shall not be planted in City owned right -of -way. e. Trees shall not be planted below overhead utilities. f. Trees shall not be planted below high water levels (HWL) in existing or created ponds or wetlands. 14. Ash (Fraxinus sp.) and Colorado blue spruce (Picea pungens) are not allowed to be planted due to current insect and disease issues. 15. The applicant plant a diversity of tree species on site consistent with the existing woodlands to prevent impacts from future disease. 16. The applicant is responsible for preserving all trees indicated as saved on the plans. If, as a result of mass grading, any of these trees are determined to be wounded sufficiently to be considered dead or dying by the Natural Resource Specialist, the developer will be required to replace the tree(s) according to the Woodland and Tree Management Ordinance. 17. Tree protection fence for mass grading is to remain in place the duration of the land disturbing activities, including the building of residential homes. Removal of the silt fence and tree protection fence for mass grading will be the responsibility of the developer. 18. Silt fence and /or tree protection fence shall not be installed within delineated wetland. STAFF COMMENTS AND RECOMMENDATIONS If the Planning Commission recommends approval, conditions of approval should include the items stated above. Additionally, Staff recommends the following conditions for approval of the preliminary plat: 1. The applicant seed proposed drainage and utility easements containing storm ponds with a native wetland seed mixture and erosion control blanket be placed throughout the entire easement and around outlets to prevent erosion and sediment deposits from discharging to downstream water bodies. 2. The silt fence installed as tree protection fence be orange in color and placed outside the tree drip line. Trees with silt fence placed within the drip line will be considered removed and require replacement according to the Woodland and Tree Management ordinance. F)(14 E; 1 City of Shakopee Memorandum TO: Julie Klima, Planner II FROM: Joe Swentek, Project Engineer SUBJECT: Preliminary Plat — Dakota Crossings 1st Addition PID NO.: 27 - 913047 - CASE NO.: 12015 SUBLEDGER NO.: 110000 DATE: October 29, 2012 The application indicates a request for a Preliminary Plat review of a single - family (R1 -B) residential development located north of County Road 16 (Eagle Creek Boulevard), just east of Foothill Trail. This review is preliminary, as more comments will follow with additional submittals. However, the engineering department offers the following comments at this time for the applicant and for the planning department: General Conditions The following items need to be addressed /completed prior to release of the Final Plat for recording: 1. Execution of a Developer's Agreement, which needs to include provisions for security for public improvements within the Final Plat and the engineering review fees. 2. Payments of Trunk Sanitary Sewer Charges need to be made, as required by the most current City of Shakopee Fee Schedule. 3. Payments of Trunk Storm Water Charges and Trunk Storm Water Storage and Treatment Charges need to be made, as required by the most current City of Shakopee Fee Schedule. 4. Payment of all storm water management plan review charges need to be made, as required by the most current City of Shakopee Fee Schedule. H�IENGIEMI'LOYEE FOLDERSJSwcntck \I'Iat.Revicws\D; kota Crossings (Zoschkc I'arccl_Ryland Homcs)WP Rcvlcw (Dakota Crossings) 102912.docx Page 1 of 6 5. Provide electronic files (AutoCAD and'Adobe Acrobat formats) of the Final Plat to be recorded with datum on the Scott County coordinate system. The following items need to be addressed /completed prior to approval of a grading permit and /or a street and utility plan: 1. The applicant will obtain the necessary permission, right -of -way and /or easements to perform all work offsite. 2. The applicant will obtain the necessary Scott County permits /approvals. Copies of these approvals will be provided to the City. 3. The applicant needs to obtain a NPDES permit prior to any land disturbing activity. A copy of this permit will be provided to the City. 4. The applicant does not propose impacts to adjacent wetlands, but they will need to obtain approval of a wetland type and boundary application prior to any work in the vicinity of the existing wetland complex. 5. The applicant will grade the entire site, as proposed on the approved plans, in one phase within one year from the date of approval of the grading permit application. Grading is defined as bringing the site to the proposed finished grade with materials deemed acceptable by the City of Shakopee engineering department, providing topsoil per City requirements and applying seed, mulch and /or sod per City requirements and providing an as -built record grading plan per Section 2.5 of the City of Shakopee Design Criteria. 6. The applicant will work with the engineering department to eliminate the proposed storm water basin in Block 3. This drainage can be routed to the proposed storm water basin in Block 2 with minimal impact. 7. If the proposed storm water basin in Block 3 is eliminated, the applicant will provide additional drainage and utility easement to encompass the emergency overflow route. Additionally, the applicant will provide gentler back yard slopes at a minimum grade of two (2) percent. Additional rear yard catch basins will be required. 8. If the proposed storm water basin in Block 3 is not eliminated, the applicant will provide additional drainage and utility easement and a revised grading plan to adequately encompass the emergency overflow route. H: \ENG \EMPLOYEE. FOLDERSUSwcnteE PIat.Rcvicws\Dakota Crossings(Zoschke I'arccl_Ryland Homes) \I'P Review (Dakota Crossings) 102912docx Page 2 of 6 L 9. The applicant will provide an adequate number soil samples /tests in close proximity of the infiltration system to verify the infiltration rates of the existing soils. The system design may need to be altered based on the results. 10. The applicant will line the proposed storm water basin with a minimum of two (2) feet of clay up to the normal water level. 1l.The applicant will work with engineering staff to provide a forebay (for sediment collection) at each flared end section outletting to the storm water basin(s). 12. The applicant will work with engineering staff to provide wetland type vegetation below the approved high water level of the storm water basin(s). 13. The applicant will need to revise the grading plan to keep drainage from each lot within dedicated drainage and utility easements adjacent to that lot. Several areas appear to conflict with this requirement. They are as follows: • Lots 1 -6, 8 -10 and 14 -16 of Block 1. • Lots 3 -4, 5 -6, 8 -9, 12 -13 and 20 -22 of Block 2. • Lots 1 -7, 12 -13 and 17 -18 of Block 3. • Lots 1 -3 of Block 4. 14. The applicant will show all driveway grades greater than nine (9) percent on the plans. 15. The applicant will obliterate the existing access to the property. 16.The applicant will provide a bituminous trail along County Road 16 (Eagle Creek Boulevard). The design needs to be revised to eliminate surface water runoff directly over the trail. 17The applicant will work with Shakopee Public Utilities (SPU) staff to remove/ underground all existing overhead electric lines on the property. 18. In order for "Spring Lake Drive" to have a full access at County Road 16 (Eagle Creek Boulevard), the applicant will need to obtain the adequate right -of -way to extend "D Drive" to Hilldale Drive, physically extend "D Drive" to Hilldale Drive and obliterate the Hilldale Drive access to County Road 16 (Eagle Creek Boulevard). Part of this work needs to include working with engineering staff to provide an adequate cul -de -sac at the southern terminus of Hilldale Drive. 19. Without access to County Road 16 (Eagle Creek Boulevard), no extension of "D Drive" to Hilldale Drive will be allowed and the property will need to develop from the Foothill Trail access. As there is only one access, development must comply with the maximum H: \ENG \EMPLOYEE FOLDERS JSwcntekV'Int.Revicws\Dakota Crossings (Zoschke I'arceI_Ryland Homes) \Pl' Review (Dakota Crossing) 102912.docz Page 3 of 6 allowable cul -de -sac length set forth in Section 8, Subdivision 7 of the City of Shakopee Design Criteria. 20. Cass IV fieldstone riprap needs to be placed at each flared end section outletting to the storm water basin /wetland bottom. 21. CBMH 111 and CB 112 are low point catch basins and need to be located at the same station. Revise the design as necessary. 22.The applicant needs to install sod the full width of all rear yard drainage and utility easements that contain storm sewer. 23.The applicant will need to work with engineering staff to provide reinforced turf (geogrid) in the drainage and utility easement area between Lots 1, 2, and 24 of Block 2. 24.The applicant will need to work with engineering staff to provide reinforced turf (geogrid) in the drainage and utility easement area between Lots 12 -17 of Block 2. 25. The applicant needs to be aware the dwelling setback requirement to the approved high water level of the storm water basin(s) set forth in Section 10, Subdivision 5.A.1 of the City of Shakopee Design Criteria may include decks. 26. All proposed catch basins in streets will need to be offset a minimum of ten (10) feet, edge to edge, from all driveways (per standard detail 4011). • 27. The applicant needs to work with the City of Shakopee engineering staff to provide a trunk sanitary sewer extension to the south of the subdivision via "Spring Lake Drive ". This extension needs to be at an adequate depth and of an adequate pipe size. 28. Spring Lake Drive from Foothill Trail to County Road 16 (Eagle Creek Boulevard) is the through street. Therefore, the two (2) percent cross slope needs to be carried through the intersections with "D Drive ". 29. The applicant will remove all curb and gutter from within the County Road 16 (Eagle Creek Boulevard) right -of -way. 30. The applicant needs to revise the proposed landscaping plan to be in compliance with the most recent version of the City of Shakopee's Easement Fencing and Landscaping Policy. 31. No landscaping will be allowed in front yard drainage and utility easements, unless a detailed plan is submitted clearly showing how all lots will be served by private utilities. Prior to submittal, all applicable private utility companies will need to review and H: \ENG \EMPLOYEE FOLDERS \JSwcntwk \ Plat .Reviews \Dakota Crossings (Zoschkc I'arccl_Ryl nd Homws) \PI' Review (Dakota Crossings) 102912docx Page 4 of 6 approve this plan. The following items need to be addressed /completed prior to issuance of a building permit: 1. Record plans need to be provided per the City of Shakopee Design Criteria, Section 2.5 and Section 11.2 (A -L). The record plans need to be submitted to the engineering department. Final Plat Conditions The following items need to be addressed /completed prior to release of the Final Plat for recording: 1. Right -of -way, in the form of sight triangles fifteen (15) feet in dimension, will be provided at all local street intersections, as well as at the County Road 16 (Eagle Creek Boulevard) intersection. 2. Outlot A needs to encompass the existing wetland and needs to be deeded to the City of Shakopee. 3. The proposed storm water basin and infiltration system in Block 2 will be placed in an outlot. The outlot will encompass an area a minimum of one (1) foot above the infiltration area to the bottom of the storm water basin. This outlot will be deeded to the City of Shakopee. 4. Easements need to be shown on the Final Plat as approved by the City Engineer. They will include, but are not be limited to, the following: • Minimum drainage and utility easements for public storm sewer need to be dedicated per the City of Shakopee Design Criteria, Section 10.1 (A -D). The easements need to be centered along the public utility alignments. • Provide a minimum of forty (40) feet of drainage and utility easement centered on the proposed storm sewer between Lots 4 and 5 of Block 1. • Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer between Lots 18 and 19 of Block 1. Additional easement may need to be obtained from the property to the east. • Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer between Lots 1, 2 and 24 of Block 2. • Provide a minimum of thirty -eight (38) feet of drainage and utility easement centered on the proposed storm sewer between Lots 3 -5 of Block 2. • Provide a minimum of thirty (30) feet of drainage and utility easement centered on the proposed storm sewer in the rear of Lots 12 -17 of Block 2. H: \ENG \EMPLOYEE FOLDERSVSww t k\Plat.Reviews\Dakota Crossings (Zoschke I'arccl_RyI:md Homes) \PP Review (Dakota Crossings) 102912.docx Page 5 of 6 • Provide a minimum of twenty -four (24) feet of drainage and utility easement centered on the proposed storm sewer between Lots 16 -18 of Block 3. • Provide a minimum of twenty (20) feet of drainage and utility easement centered on the proposed storm sewer in the rear of Lots 1 and 2 of Block 4. Additional easement may need to be obtained from the property to the east. • Provide additional drainage and utility easement in the rear of Lots 16 -20 of Block 1 to accommodate drainage. • Provide additional drainage and utility easement in the rear of Lots 1 -3 of Block 4 to accommodate drainage. • Provide a minimum of ten (10) feet of drainage and utility easement adjacent to the north and west property lines of Outlot B. • Provide a minimum of ten (10) feet combined of right -of -way and drainage and utility easement to the west of the proposed storm sewer alignments between FES G & CBMH 201 and FES F & CBMH 200. Storm Water Management Plan Review The applicant has submitted a storm water management plan that was reviewed by engineering staff and WSB & Associates, Inc. Please see the attached e- mail /memo from Ted Witkowski dated October 22, 2012. The applicant will need to obtain final approval of the plan prior to issuance of a grading permit. Recommendation Engineering staff recommends approval of the Preliminary Plat application subject to the conditions referenced above being addressed /completed by the applicant. H: \ENG \EMPLOYEE FOLDERSUSwentck \PI,t.Revicws\Dakota Crossings (Zoschke Parccl_Ryland Homcs) \PI' Review (Dakota Crossings) IO2912docs Page 6 of 6 ®1Cbta1lZrossing Storm Water Management Plan Review, Shakopee, MN ... GM Fwd: Dakota Crossing Storm Water Management Plan Review, Shakopee, MN WSB #1381 -35 Joe Swentek <jswentek @ci.shakopee.mn.us> Mon, Oct 29, 2012 at 4:03 PM To: Julie Klima <JKlima @ci.shakopee.mn.us> Julie, Here is WSB's review e- mail /memo referenced in engineering's memo. Let me know if you have any questions. Thank you. Joe Swentek Project Engineer City of Shakopee Ph: (952) 233 -9363 http:// www. ci .shakopee.mn.us /engineering.cfm Forwarded message - - - - -- From: Ted Witkowski <TWitkowski @wsbeng.com> Date: Mon, Oct 22, 2012 at 5:07 PM Subject: Dakota Crossing Storm Water Management Plan Review, Shakopee, MN WSB #1381 -35 To: Joe Swentek <jswentek @ci.shakopee.mn.us> Cc: Todd Hubmer <THubmer @wsbeng.com >, Steve Gurney <SGumey @wsbeng.com> Good Afternoon Mr. Swentek, I have completed the storm water management plan review of the Dakota Crossing development in the City of Shakopee. The storm water management plan is in conformance with the City regulations for water quality, water quantity, rate control, and infiltration. I would recommend that field testing of the design infiltration rates be conducted to verify the design assumptions during construction. I have outlined some items below that require your review to determine if the site design requires further modification and improvement. The preliminary plat does not provided adequate drainage and utility easements in conformance with the City width requirements for storm sewer systems over five feet in depth. It is recommended that the preliminary plat be brought into conformance with the City requirements. The locations that require modification are outlined in detail later in the review. I have evaluated the elimination of the southern pond adjacent to CSAH 16 as requested to minimize City maintenance of another storm water basin. Based on modifications made to the modeling provided by the developer's engineer it appears that this pond could be eliminated. The Block 2 has adequate water quality and water quantity storage to meet the site requirements. The resulting highwater elevation in the Block 2 pond is estimated at 780.9 based on the existing grading plan. It is not clear if the Block 3 basin was primarily being Itps: / /mail.google.com /mail / ?ui= 2 &ik =9af 354714b &v iew =pt& search = inbox &th =l 3aae55c03708ace 1/4 .. ®KDtalgrossing Storm Water Management Plan Review, Shakopee, MN ... constructed to balance the earthwork on site. It is recommended that elimination of the pond be discussed with �l(7 the developer's engineer for modification of the grading plan and to verify that the site will be close to a balance on earthwork. Based on my review of the preliminary plans provided in the October 9 submittal I offer the following comments and observations for your consideration: Preliminary Plat Review 1. The preliminary plat drainage and utility easements are not in conformance with the City criteria based on the depths of the storm sewer. The easements should be brought into conformance with the City regulations. The storm sewer system between Lots 18 -19 Block 1, Lot 3-4 Block 2, and Lot 4 -5 Block 1 should be in conformance with the City regulations. 2. It is recommended that the overhead power line shown along the east property boundary be located within a drainage and utility easement. 3. It is requested that the emergency overflow from the rear yard area of Block 3 to the west across Lots 5 -6 be encompassed by an easement. Stormwater Management Plan 1. It is my understanding that the City would prefer to eliminate the southern ponding area in Block 3 for the development. If this basin is eliminated it is requested that the updated storm sewer design and plans be forwarded for review. 2. The stormwater analysis of removing the southern pond and routing the entire site to the Block 2 pond resulted in a highwater elevation of 780.9 which would affect the 3' of freeboard to the low building opening of the walkout on Lot 3, Block 2. The proposed lot will require some revisions to meet the City freeboard requirements if the southern pond is eliminated. Grading Plan 1. The existing and proposed contours for the Drive D extension to Hilldale Avenue should be shown on the plans. The emergency overflow route from the road low point should be shown on the plans. Is the emergency overflow across Drive D below the Lot 1, Block 1 of the Zoschke's Addition low building opening? Does the construction of Drive D trap water on the south side at the proposed low point? ttps: / /mail.google.com /mail / ?ui= 2 &ik =9af 354714b &v iew =pt& search = inbox &th= 13aae55c03708ace 2/4 2. The grading limits of the Drive D construction should be shown on the plans. If a sidewalk will be installed along the north side of Drive D the limits of construction and grading should be shown on the plans. 3. The installation of riprap at all pond outfalls to the pond bottom should be shown on the plans. Utility Plan 1. The storm sewer outfalls to the ponds should include riprap to the pond bottom as outlined in the City design criteria. 2. If the southern pond is built as part of the development the outlet should include a skimmer as outlined in the City design regulations. The FES D and STMH 14 pipe profile do not appear to include a skimming prior to discharge to the storm sewer. The design should be updated accordingly. 3. The STMH 126 structure detail should be added to the plans. The Block 2 pond outlet control structure should be consistent with the storm water modeling input with an 8" orifice outlet in a weir wall of a 72" diameter structure. 4. The 18" DIP watermain across Lot 3 Block 4 should encompassed by a drainage and utility easement, extension of the pipe off site to the east should be verified. Landscape Plan 1. The trees and shrubs should not be placed over storm sewer systems or on emergency overflow routes. The trees or shrubs not meeting this requirement should be moved. This completes my review of the Dakota Crossing stormwater management plan and preliminary construction plans. If you have any questions do not hesitate to contact me. Ted F NIgiT F SCOTT COUNTY COMMUNITY SERVICES DIVISION / / HIGHWAY DEPARTMENT • 600 COUNTRY TRAIL EAST • JORDAN, MN 55352 -9339 ® (952) 496 -8346 •Fax: (952) 496 -8365 •www.co.scott.mn.us April 20, 2012 Julie Klima City of Shakopee 129 South Holmes Street Shakopee, MN 55379 RE: Preliminary Plat — Dakota Crossings Dear Julie: We have reviewed the preliminary plat and offer the following comments: ♦ The County currently has a four lane divided reconstruction of CH 16 programmed in the County's Transportation Improvement Program for 2019. ♦ The development is proposing an access (Spring Lake Drive) onto CH 16. To meet County access spacing requirements the Hilldale Drive access to CH 16 would need to be removed. The developer will need to provide a local street connection to Hilldale Drive. The Hilldale access to CH 16 shall be removed by the developer before permitting a full access to CH 16 with the Dakota Crossings development. An access permit shall be required for the proposed Spring Lake Drive. ♦ CH 16 is skewed with the proposed Spring Lake Drive. The developer has attempted to correct the skew within the County right -of -way instead of correcting the skew /angle of Spring Lake Drive on their property. As CH 16 is widened in the future, the skew would become more pronounced. We recommend Spring Lake Drive is modified within their property to eliminate the skew now and in the future. ♦ A right turn lane and bypass lane shall be required with the proposed access onto CH 16. It is anticipated Highway Easements will be needed from private property owners to accommodate the turn lanes. These Highway Easements shall be the responsibility of the developer to be acquired before construction. ♦ Any future development on the south side of CH 16 shall not have an access to CH 16 across from Spring Lake Drive until the County ♦ Any existing driveways /field accesses shall be removed from the ROW and graded to match the existing ditch. ♦ A minimum of 75 feet from centerline shall be dedicated for CH 16. ♦ No benning, landscaping, ponding, or signage shall be permitted in the County right -of -way. ♦ Any work within the County right -of -way shall require a County permit. Thank you for the opportunity to comment. If you have any questions, please feel free to contact me. Sincerely, Craig Jenson Transportation Planner