HomeMy WebLinkAbout14.B. Preliminary Plat for Valley Creek Crossing-Res. No. 6055
/1,8_
CITY OF SHAKO PEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat for Valley Creek Crossing
MEETING DATE: June 1, 2004
CASELOG NO.: 04-033
REVIEW PERIOD: March 25 - July 23, 2004
DISCUSSION
Associated Capital Corp. (ACC) has made application for preliminary plat approval for the
proposed Valley Creek Crossing. The proposed plat is located north of County Road 78 and
west of CSAH 17. This plat proposes the creation of 100 single family lots and park area.
PLANNING COMMISSION RECOMMENDATION
At its May 20 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
May 20 report to the Planning Commission has been attached for the Council's reference.
AL TERNATIVES
1. Approve Resolution No. 6055, A Resolution approving the Preliminary Plat for
Valley Creek Crossing.
2. Approve Resolution No. 6055, A Resolution approving the Preliminary Plat for
Valley Creek Crossing with revisions.
3. Direct staff to prepare a resolution of denial of the Preliminary Plat for Valley Creek
Crossing.
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.
g: \cc\2004\06-0 1 \ppvalleycreekcrossing.doc
1
RESOLUTION NO. 6055
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING
THE PRELIMINARY PLAT OF V ALLEY CREEK CROSSING
WHEREAS, Associated Capital Corporation, applicant and Associated Capital
Corporation and Beckrich Park Estates Homeowners Association, property owners, have
made application for preliminary plat approval of V alley Creek Crossing; and
WHEREAS, the subject properties are legally described as:
Outlot A, ACC Second Addition, Scott County, Minnesota, and also, The Southwest Quarter
of the Southeast Quarter of Section 18, Township 115, Range 22, Scott County, Minnesota,
except the South 911. 61 feet of the East 512. 53feet, and also that part of Outlot D, Beckrich
Park Estates, Scott County, Minnesota, described as follows: Beginning at the northeast
corner of said outlot; thence South 00 degrees 11 minutes 23 seconds West, assumed
bearing, along the east line of said outlot 419.97 feet; thence North 36 degrees 21 minutes
23 seconds West 161.67 feet; thence North 34 degrees 22 minutes 55 seconds West 87.77
feet; thence North 26 degrees 05 minutes 19 seconds West 120. 78feet; thence North 05
degrees 41 minutes 33 seconds West 107.67 feet to the north line of said outlot; thence
easterly along the north line of said outlot to the point of beginning; and
WHEREAS, the Shakopee Planning Commission conducted public hearings on the
preliminary plat on May 6 and May20, 2004; 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
ofJune 1,2004.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF SHAKOPEE, MINNESOTA, THAT THE PRELIMINARY PLAT
FOR V ALLEY CREEK CROSSING IS APPROVED SUBJECT TO THE
FOLLOWING CONDITIONS:
I. 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.
II. The following procedural actions must be completed prior to the recording of
the Final Plat:
A. Approval of title by the City Attorney.
2
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.
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, 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 ofthis permit shall be forwarded to
the City.
8. The applicant shall work with City staff to provide a future
sanitary sewer trunk extension to the south.
9. Park dedication requirements shall be met through a
combination of land as shown on the plat and cash
contribution.
10. As provided in the park dedication ordinance, the exact cash
contribution will be calculated at time of final plat approval.
11. That the proposed rock retaining wall shown on the
preliminary grading plan be either incorporated into the
residentiallots or removed.
12. That the preliminary grading plan be revised to provide no
more than a 2% slope in the open park areas.
13. The City will waive the standard set forth in the Park
Comprehensive Plan for 300' of public road frontage.
14. The applicant will 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.
15. The developer shall provide 6" of topsoil on the entire
development.
3
16. The Park area shall be final graded with the grading of the
entire plat. This includes the removal of all rock greater than
.75" diameter.
17. The park area must be seeded with sunny seed mix.
18. The developer shall remove the invasive species from the
conservation easement area and the future park area.
19. Sidewalks and trails be constructed as described at the PRAB
meeting along Evergreen Lane
20. All park dedication shall be recorded at time of final plat
approval.
C. Easements shall be shown on the Final Plat as approved by the City
Engineer and specifically as noted in the May 13, 2004 memo from
Joe Swentek, Project Engineer.
D. The lot lines adjacent to the proposed pond in Block 9 shall be aligned
as near possible to the center of the pond.
E. If a temporary cul-de-sac(s) is deemed necessary by the City, the
applicant shall acquire the necessary easements.
F. Simultaneous to the recording of the plat, a deed restriction shall be
recorded on the lots as outlined in the May 13, 2004 memo from Joe
Swentek, Project Engineer.
G. The applicant shall address, to the City's satisfaction, all storm water
comments from WSB & Associates, Inc. dated April 22, 2004.
H. An agreement shall be in place between the applicant and SPUC to
provide for a booster station within the plat.
I. The survey data (length and bearings) shall be shown for each lot.
J. Temporary street signs shall be provided until such time that
permanent street signs are installed.
K. Additional address signage shall be provided at the intersection of
Evergreen Lane and Hampshire Road. This signage shall include the
address of all properties located on this section of Hampshire Road
including but not limited to Block 1, Lot 7. Such signage shall remain
installed and maintained by the developer until such time that the two
section of Hampshire Road approved with this preliminary plat are
connected across adjacent lots and Outlot C.
L. Additional address signage shall be provided at the intersection of
Evergreen Lane and Knoll Drive. This signage shall include the
address of all properties located on the section of Hampshire Road
including but not limited to Block 6, Lots 1 thru 4. Such signage shall
remain installed and maintained by the developer until such time that
the 2 sections of Hampshire Road approved with the preliminary plat
are connected across adjacent lots and Outlot C.
M. The proposed street onto CSAH 78 shall require an access permit.
N. The proposed street onto CSAH 78 shall require a right turn land and
left turn lanes.
O. A minimum of75 feet from centerline shall be dedicated for right-of-
way for both CSAH 17 and CSAH 78.
4
P. The vacation of drainage and utility easement on the property within
Beckrich Park Estates must be approved.
II. Following approval and recording of the final plat, the following
conditions shall apply;
A. Building construction, sewer, water service, fire protection and
access will be reviewed for code compliance at the time of
building permit application(s).
B. The developer and/or their assigns shall be responsible for any
required or desired noise mitigation measures.
C. The developer and/or their assigns shall be responsible for the
maintenance of all areas held in common ownership.
D. Prior to the issuance of building permits, the booster station
required by SPUC shall be installed and operational.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this _ day of , 2004.
Mayor of the City of Shakopee
ATTEST:
City Clerk
5
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~I U l;l i!1 LEGAL DESCRiPTION
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I seconds West, assumed bearing, aiong the east line of said outlot 419,97 feet; thence North F ~ .;;
\\ I 36 degrees 21 minutes 23 seconds West 161,67 feet; thence North 34 degrees 22 minutes 55 l-
v seconds West 87.77 feet; thence North 26 degrees 05 minutes 19 seconds West 120.78 feet; l:l
I thence North 05 degrees 41 minutes 33 seconds West 107.67 feet to the north line of sold :J:
)I~\ld outlot; thence easterly along the north line of sold outlot to the point of beginning. '"
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I DRAINAGE ANO UTlUTY EASEMENTS
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on _ I 0 DENOTES IRON MONUMENT TO BE SET '"
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SUllE 103 SUITE 225
SHAKOPEE. MN 55379 SHAKOPEE. MN 55379 1
CONTACT: CURT KAWO, P.E. CONTACT: DALE OAHLKE, V.P, OF 1
952-445-7354 952-445-2099
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1 FGAL DESCRlPllON
Outlot A, "ACC SECOND ADDITION", Scolt County, Minnesota.
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The Southwest Quarter of the Southeast Quarter of Section lB, Township 115, Ronge 22, Scott O:;'~
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is 1 SDUlH 911,61 FEET follows: oll :.::: >. a
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I I ll:) seconds West. assumed boor!ng, oIong the eost line of sold outlot 419.97 feet; thonce North F p.. ->
36 degrees 21 minutes 23 second. West 161.67 feet; thonce North 34 degrees 22 minutes 55 ...
I I I Is '" seconds West 87.77 feet; thence North 26 degrees 05 minutes 19 seconds West 120.78 feet; l:J
I I PlO 279180111 i::! Il"J ~ thence North 05 degree. 41 minutes 33 seconds Wost 107,67 feet to the north line of soid iJi
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, ' _ _ _ - _ _ _ - LOT UNES. ANO 10 FEET IN 'MOTH ,<NO 0 100 200 '" '"
1 I I _ _ _l-- _ _ _ _ _ _ _ _ - - - - - Sooi3'48.( I Soo'348 E ADJOINING RIGHT OF WAY UNES AS ' 0
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f I \, - , - BEARINGS ARE ASSUMED. i:!i ...
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KAllJO ENGINEERING, LLC ASSOClATEll CAPITAl CORPORAnON
124<) E,3RD AVE. 327 S, MARSCHALL RD. SHEET
SUITE 103 SUITE 225
SHAKOPEE. MN 55379 SHAKOPEE. MN 55379 1
CONTACi: ClJRT KAWO. P.E. CONTACT: DAlE DAHLKE. V,P. OF
952-445-7354 952-445-2099 1
SHEETS
.. EXHlBlrC.,
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
BRADLEY J. LARSON
COUNTY HIGHWAY ENGINEER
April 22, 2004
Julie Klima
City of Shakopee
129 South Holmes Street
Shakopee, MN 55379
RE: Preliminary Plat, Valley Creek Crossing
CSAH 78 and CSAH 17
Dear Julie:
We have reviewed the request for a preliminary plat and offer the following comments:
. The proposed street onto CSAH 78 shall require an access permit.
. The proposed street onto CSAH 78 shall require a right turn lane and left turn lanes. We have been
working with the developer on the appropriate turn lane configuration.
. A minimum of 75 feet from centerline shall be dedicated for right-of-way for both CSAH 17 and CSAH
78.
. The County's CIP plans for the reconstruction ofCSAH 17 to a 4-lane roadway between St. Francis
Avenue and CSAH 42. We recommend that anyone buying a home backing up to CSAH 17 be made
aware of the future road improvement project by the developer.
. Are there any plans to screen the homes from 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, berming, or signage shall be permitted within the County right-of-way.
. Any change in drainage entering the County right-of-way requires detailed stormwater calculations to be
submitted to the County engineer for review and approval.
. We recommend a street light be installed by the development at the new intersection with CSAH 78.
. Any work within the (;:QllJ:1ty right-gr.way requires a County permit.
eXHIBI-r c
Valley Creek Crossing c:t.
Page 2
+ Any existing field access or driveways to this property shall be completely removed from the County
right-of-way and graded to match the existing ditch.
Thank you for the opportunity to comment. If you have any questions, please feel free to contact me.
Sincerely,
~
Craig Jenson
Transportation Planner
Email: Bruce Loney, City Public Works Director
,"'1 -&)(fJIS/1 D
~;.,
SHAKOPEE PUBLIC UTILITIES
MEMORANDUM
TO: Shakopee Community Development Department .. \ ~
FROM: Joseph D. Adams, Planning and Engineering Director ~ ~
SUBJECT: STAFF REVIEW RECORD COMMENTS for:
Preliminary Plat for Valley Creek Crossing
CASE NO: 04033
DATE: 3/31/04
COMMENTS:
Municipal water service is available subject to our standard terms and conditions. These
include, but are not limited to: installing a lateral water main distribution system in
accordance with utility policy, paying the associated inspections costs, paying the Trunk
Water Charge, and paying the Water Connection Charge.
Underground electric service is available subject to our standard terms and conditions.
These include, but are not limited to: entering into an Underground Distribution
Agreement, granting any necessary easements, and paying the associated fees.
Street Lighting installation is available subject to our standard terms and conditions.
These are contained in the current City of 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: This parcel is in two different pressure zones for water service. Shakopee
Public Utilities is negotiating with the developer for the installation of a
booster station to be located on Outlot F.
\/
eX.f1/8/J e
CITY OF SHAKO PEE
MEMORANDUM
To: Julie Klima, Community Development Department
From: Mark J. McQuillan, Natural Resources Director
Subject: Preliminary Plat Review of the Valley Creek Crossing (ACC 3rd Addition)
Date: April 20, 2004
INTRODUCTION/RECOMMENDA liON
On Monday, April 19. 2004. Dale Dahlke of Associated Capital, Inc. appeared before the
Environmental Advisory Committee (EAC) to present a Preliminary Plat for Valley Creek Crossing
(ACC 3rd Addition). The EAC reviewed the plat and made the following recommendation:
Kate Lease moved, seconded by Kathy Gerlach, to approve the Preliminary Plat for Valley Creek
Crossing (ACC 3rd Addition) with the following conditions:
The Applicant shall submit a WoodlandlTree Management Plan prior to Final Plat Approval that
will include:
A) the number of trees being removed, replaced and saved,
B) the location of the tree protection barrier,
C) a listing and placement of the new tree plantings which must be native to Minnesota,
D) that no-one species exceed 20% of the total new trees planted within this plat, and
E) the Applicant shall provide a WoodlandlTree Management PlanlDrawing to all builders
who shall also provide the plan to homeowners.
Motion carried 3-0
SUGGESTED SPECIES
Deciduous Trees:
Marschall (seedless) Ash
Patmore Ash
Hackberry
Green Spire Linden
Redmond Linden
Autumn Blaze Maple
Sugar Maple
Honey locust
Kentucky Coffee Tree
Northern Red oak
Pin Oak
Bur Oak
Red Elm
American Basswood
Conifer Trees:
Black Hills Spruce
Norway Spruce
Balsam Fir
Red Pine
Jack Pine
Cc: Dale Dalke, ACC
Mark Themig, Parks and Rec.
8:l.HI'B1T't
CITY OF SHAKOPEE
MEMORANDUM
To: Julie Klima, Project Manager
From: Mark Themig, Facilities and Recreation Director
Date: April 29, 2004
Subject: Preliminary Plat of Valley Creek Crossing, Associated Capital
Corporation
INTRODUCTION
At their Apri/26 meeting, the Parks and Recreation Advisory Board reviewed the
preliminary plat received March 25, 2004 for Valley Creek Crossing and recommended
its approval with conditions.
BACKGROUND
Dale Dahlke of Associated Capital Corporation appeared before the Parks and
Recreation Advisory Board to presentthe preliminary plat for Valley Creek Crossing.
Attachment A is the staff report that summarizes the park dedication requirements and
outlines the applicant's proposal for parks.
DISCUSSION
The parks and Recreation Advisory Board generally supported the applicant's proposal
for park area, but they did have considerable discussion regarding size of the open area
and accepting the conservation easement area as parkland. In response, Mr. Dahlke
noted that the proposed open park area is approximately 0.86 acres of the 2.57 acres
being proposed as parkland, and this is about the same size as the Pheasant Run park.
The Advisory Board generally concurred that this was adequate space for the residents
that this park would serve.
Also, the Advisory Board had considerable discussion about the wooded areas and
providing the developer credit for the conservation easement area. Mr. Dahlke noted that
he is clearing out the invasive species in this area, and that he believes it will be a
desirable and valuable natural area. The Advisory Board generally concurred.
RECOMMENDATION
The Advisory Board recommended approval (6-1) of the March 25, 2004 Preliminary Plat
of Valley Creek Crossing, with the following conditions:
a. That the applicant meet park dedication requirements by dedicating a combination of
land as shown on the plat and cash contribution.
b. As provided in the park dedication ordinance, the exact cash contribution will be
calculated at time of final plat approval.
c. That the proposed rock retaining wall shown on the preliminary grading plan be
either incorporated into the residential lots or removed.
d. That preliminary grading plan be revised to provide no more than a 2% slope in the
open park areas.
e. That the City waive the standard set forth in the Park Comprehensive Plan for 300' of
public road fronta~e.
eXHIS rr 1='""2.,..
f. Thatthe 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.
g. That sidewalks and trails be constructed as described at the meeting along
Evergreen Lane.
The dissenting vote indicated that we should be requiring parkland that is open and
developable for active park uses such as ball fields.
Staff would also recommend that the applicant be required to install sidewalks on the
other streets in the development that are not cul-de.sacs.
It11/tCH UGN7 ItJ '
CITY OF SHAKO PEE
MEMORANDUM
To: Parks and Recreation Advisory Board
From: Mark Themig, Parks, Recreation & Facilities Director
Meeting Date: April 26, 2004
Subject: Preliminary Plat of Valley Creek Crossing, Associated Capital
Corporation
INTRODUCTION
Dale Dahlke of Associated Capital Corporation is scheduled to appear before the Parks
and Recreation Advisory Board to present a preliminary plat for Valley Creek Crossing.
BACKGROUND
The Advisory Board reviewed a concept plan for review for ACC 3rd Addition, now called
Valley Creek Crossing, at your February meeting.
Associated Capital Corporation is proposing tocontinue their ACC development on the
remaining 47.29 acres south of ACC 2nd Addition, west of Marschall Road, north of
CR78, and east of Beckridge Park Estates. The site is hilly, with both wooded and open
areas. The applicant is proposing 98 single-family units, which is down from the +/-104
lots in the concept review.
When Mr. Dahlke first met with staff about this project, we informed him of the need for a
park in this development. Mr. Dahlke returned with a plan that located a park surrounded
by houses further south on the parcel. Staff informed Mr. Dahlke that a park surrounded
by houses would create challenges in developing the park, and did not meet the
standard for at least 300' of road frontage. Mr. Dahlke developed the concept you
reviewed at your February meeting, and has since refined it slightly.
PARKS, TRAILS, AND OPEN SPACE
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 proposed single-family lots, so the ordinance establishes:
3.0 persons per lot X 98 lots /75 = 3.92 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:
98 single family units X $3,615/unit = $354,270
Applicant Proposal
The Applicant shows a site for a 2.57 acre public park area in the western portion of the
development. This park land WQu,lg pe a combination of wooded and open areas.
It11It CH M/:1U7. f{~
Under this scenario, the applicant would be required to pay the following contribution:
98 units X $3,615/unit = $354,270
2.57 acres of park land X $90.365/acre* =($232.238)
Balance due to City =$122,032
*This is the average land value used to calculate the 2004 park dedication fee. The
ordinance provides for credit based on the fair market value.
CONSIDERATIONS AND COMMENTS
As we discussed during the concept review, parkland was not required in ACC 1st or 2nd
Additions due to the proximity of parkland being dedicated in the Westchester and
Providence Point developments, and the desire to locate a park closer to CR78 as
development occurs to the south. In approving the preliminary plat for ACC 2nd Addition,
the Advisory Board also took the following action at their August 26, 2002 meeting:
Dorenkamp/Gerlach moved to recommend that when the sourtherly
parcel (the Marschall Farm) is platted the PRAB would like to see a
neighborhood park in the northerly part of that development to serve this
neighborhood [ACC 2nd] and. that neighborhood [Marschall Farm
property]. Motion carried 5-0.
I have several comments related to the applicant's proposal:
. The park land being proposed contains a slightly larger open space than the concept
plan did. However, the majority of the proposed park area is wooded and hilly.
My primary concern is that we have adequate open park area for recreational play,
The following are other parks to help compare the amount of park land that could be
needed:
Pheasant Run 0.8 acres
Homes Park 2.07 acres
Southbridge Pari< (Windsor/Cambridge) 1.04 acres
Hiawawtha Park -1.5 acres
Westchester/Providence Point 11.8 acres
I would recommend that, at a minimum, the applicant be required to incorporate at
least one additional lot to the east into the park area.
. A portion of the proposed wooded park area is already protected by a conservation
easement from ACC 2nd Addition. The conservation easement protects this area from
development or making improvements to it in perpetuity. If this conservation
easement area were not accepted as park land, it could either be given to the city but
not counted toward the park land dedication, or it could be incorporated into the
residential lots. If it was incorporated into the residential lots, it would become private
property.
. The preliminary plat and preliminary grading plan shows the southern part of the
open park land area with an elevation change of approximately 6'. These plans also
, show a rock retaining wall that would be constructed on the park land. Our Public
Works staff has indicated that they would prefer not to own or be responsible for the
long-term maintenance of the retaining wall.
. The applicant discussed the possibility of a trail in the wooded area during the
concept plan review, but there would only be a short connection to the north that
would parallel a sidewalk on Evergreen lane. A trail extending south to CR 78 would
make thiswooded area more desirable.
. The applicant indicated that they would be willing to make the park improvements
and be credited for the value of these improvements.
I've attached an aerial of the site, along with photographs of the proposed park area.
You will see that thH site is definitely challenging to develop, and the applicant is making
AlIltatAJWI Ao
an effort to meet the park land needs given the characteristics of the site. As I
understand, he is also open to you touring the site, if you would like to.
Questions the Advisory Board may want to consider:
1. How much active parkland is needed for this development, given that it will likely
serve the 1 sl and 2nd ACC Additions also? Is the proposal that shows a combination
of wooded and open areas adequate?
2. Should the City accept land that is part of the ACC 2nd Addition conservation
easement as park land?
3. Is the slope in the proposed open park area an issue?
4. Should the City take ownership of the proposed boulder retaining wall, or should that
be a homeowner responsibility?
5. Should we waive the standard that requires 300' of road frontage for public parks?
6. Do you want to ask the applicant to design and make the improvements to the park
and provide credit toward the cash contribution for the value of those improvements?
REQUESTED ACTION
The Advisory Board is asked to review the plan being proposed and provide a
recommendation to the Planning Commission and City Council. Example
recommendations follow:
Approval with Conditions
The Parks and Recreation Advisory Board recommends to the Planning Commission
and City Council approval of the Valley Creek Crossing preliminary plat, with the
following conditions:
a. That the applicant meet park dedication requirements by dedicating a combination of
land and cash. The plat shall be re-drawn to show the conservation easement area
incorporated into the residential lots, and that one additional lot to the east be
incorporated into the park area.
b. As provided in the park dedication ordinance, the exact cash contribution will be
calculated at time of final plat approval.
c. That the proposed rock retaining wall be incorporated into the residential lots.
d. That the park area be redesigned to reduce the elevation change.
e. That the City waive the standard set forth in the Park Comprehensive Plan for 300' of
public road frontage.
f. 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.
g. That sidewalks and trails be constructed as shown on the plat.
And any other conditions the Advisory Board deems appropriate.
Denial
The Parks and Recreation Advisory Board recommends to the Planning Commission
and City Council denial of the Valley Creek Crossing preliminary plat.
If recommending for denial, the Advisory Board should add comments.
if1J1fC/1~, .A1-
Valley Creek Crossing
Proposed Park Area
~XH /8/1 (i,
City of Shakopee - Fire Prevention Bureau
Staff Review
Project Manager: Julie Klima
From: Tom Pitschneider
Date: 04/21/2004
Request: Preliminary Plat for Valley Creek Crossing
Comments and Conditions
1. Temporary street signage shall be provided until such time that permanent street
signs are installed.
2. Additional address signage shall be provided at the intersection of Evergreen Lane
and Hampshire Road. This signage shall include the address of all properties located
on this section of Hampshire Road including but not limited to Block 1. Lot 7. Such
signage shall remain installed and maintained by the developer until such time that
the two (2) sections of Hampshire Road approved with this preliminary plat are
connected across adjacent lots and Outlot C,
3. Additional address signage shall be provided at the intersection of Evergreen Lane
and Knoll Drive. This signage shall include the address of all properties located on
the section of Hampshire Road including but not limited to Block 6. Lots 1 thru 4.
Such signage shall remain installed and maintained by the developer until such time
that the two (2) sections of Hampshire Road approved with this preliminary plat are
connected across adjacent lots and Outlot C.
4. Streetnames shall be approved by the City of Shakopee Planning Department.
j
~XHIBlr J..I,
City of Shakopee
Memorandum
TO: Julie Klima, Planner IT
FROM: Joe Swentek, Project Engineer
SUBJECT: Preliminary Plat - Valley Creek Crossing
PID NO.: 27-918010-1,27-357073-0
CASE NO.: 04033
DATE: May 13, 2004
The application indicates a Preliminary Plat request for a single-family residential
development in Outlot A of A.C.C. 2nd Addition and portions ofBeckrich Park Estates.
After reviewing the above referenced application, we have the. following comments for the
applicant and the planning department:
General Comments
1. Portions of the proposed Preliminary Plat are located within Beckrich Park Estates.
The applicant shall acquire the necessary property and easements.
2. The applicant shall obtain all necessary right-of-way and/or easements to perform
work offsite.
3. The applicant shall obtain all necessary County approvals and/or permits. Copies of
these permits shall be forwarded to the City.
4. Drainage from lots shall be contained within adequate drainage and utility easements.
Easements and/or contours shall be adjusted as necessary.
5. The applicant shall obtain a NPDES permit prior to any land disturbing activity. A
copy of this permit shall be forwarded to the City.
6. The applicant shall work with City staff to provide a future sanitary sewer trunk
extension to the South.
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eXHI51r H~
Preliminary Plat
1. Easements shall be shown on the Final Plat as approved by the City Engineer. They
shall include, but not be limited to, the following:
. Provide a total of thirty (30) feet of drainage and utility easement, centered on the
proposed storm sewer, between Lots 21 and 22 of Block 3.
. Provide a total of fifty (50) feet of drainage and utility easement, centered on the
proposed sanitary sewer, between Lots 22 and 23 of Block 3.
. Provide a total of forty (40) feet of drainage and utility easement, centered on the
proposed sanitary sewer, between Lots 29 and 30 of Block 3.
. Provide a total of fifty (50) feet of drainage and utility easement, centered on the
proposed sanitary sewer, in the rear of Lots 22, 23, 28, 29,30 and 31 of Block 3.
. Provide a total of twenty (20) feet of drainage and utility easement, centered on the
proposed storm sewer, between Lots 4,5 and 6 of Block 9.
. Provide a total of thirty (30) feet of drainage and utility easement, centered on the
proposed storm sewer, between Lots 9 and 10 of Block 9.
. Provide a total of thirty (30) feet of drainage and utility easement, centered on the
proposed storm sewer, between Lots 12 and 13 of Block 9.
. On all proposed outlots, the applicant shall provide ten (10) feet of drainage and
utility easement adjacent to the right-of-way.
2. The lot lines adjacent to the proposed pond in Block 9 shall be aligned as near possible
to the center of the pond.
3. If a temporary cul-de-sac(s) is deemed necessary by the City, the applicant shall
acquire the necessary easements.
4. Simultaneous to the recording of the plat, a deed restriction shall be recorded on the
following lots:
. Lots 21,22,23,28,29,30 and 31 of Block 3
. Lots 11, 12 and 13 of Block 5
. Lots 4,5,6,9, 10, 12 and 13 of Block 9
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The Deed Restriction shall appear as the following:
This conveyance is made conditioned upon and subject to the following restriction.
The Grantee, heirs, successors and assigns, are restricted from erecting any fence or
other structure within the utility and drainage easements dedicated by plat over the
above-described property, except with the prior written consent of the City of
Shakopee. This restriction shall run in favor of and be enforceable by the City of
Shakopee.
Storm Water Management Plan Review
The applicant shall address, to the City's satisfaction, all storm water comments frbm WSB &
Associates, Inc. Please see the attached memo from Todd Hubmer ofWSB & Associates, Inc.
dated April 22, 2004.
Recommendation
Engineering staff recommends approval subject to the conditions listed above being addressed
by the applicant prior to Final Plat approval.
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"~ ~X#/B/1' 1-1+
WSB _ JLpri123,2004
& Associates, Inc.
Joe Swentek
City of Shako pee
129 Holmes Street South
Shakopee,1fJN55379-1351
Re: Preliminary Drainage Plan Review
Valley Creek Crossing
City of Shakopee
WSB Project No. 1281-66
Dear Mr. Swentek:
We have reviewed the Preliminary plans for the above-referenced project. hl particular, we
reviewed and provided redline comments on the following plans related to this particular request:
1. Valley Creek Crossing.Cover Sheet dated 3/25/04 (no revision dates listed).
2. Valley Creek Crossing StOn1l Sewer and Street Plans Dated 3/25/04 (no revision dates
listed).
3. Valley Creek Crossing Grading Plan Dated 3/25/04 (no revision dates listed).
4. Valley Creek Crossing Proposed 1 and 100- Year Drainage calculations Dated 3/24/04.
Based on our review of the final plans and calculations, we offer the following summary of
comments for preliminary site design at Valley Creek Crossing:
A. Comments on StOTI1l Drainage and Grading Plan:
. Applicant should provide detailed spreadsheet ofthe stornl sewer system. Storm sewer
system shall be designed to accommodate 10-year event.
. Rock construction entrance not specified on drainage plan.
. Both stormwater ponds must have side slopes of 10:1 for first 10 feet at the NWL.
. It appears from City stormwater plan that a significant portion of the eastern half of the
site discharges into a drainage area of concern (Figure 10 SWMP).
4150 Olson
. An erosion control plan is required which includes silt fence installation along entire toe
Memorial Highway of the slope on westem and nOlih edges of development and installation of erosion
Suite 300 control blanket in north side of Lots 11-6 of Block north ofYalley Creek Lane,
Minneapolis
Min:Jesota . Provide CB at bottom.ofswale at Korthwest portion of property,
55422
763541-4800
763541,1700 FAX f\t;in,.'~::.pojI5 . St. Cicl.iC . ~';t.JaJ Opport!.Jr:ityl==~PO~l:!~12S 1.66 O~120..4j5.doc
Joe Swelttek eX)-tl811 H~
City of Sltakopee
April 23, 2004
Page 2 of3
. Lot 14, on the Block west of Valley Creek Lane exceeds Cityst<3?dards of greater than
4: 1 rear yard grade.
. Additional stann sewer is required on the west side of Valley Creek Lane.
. Side yard drainage swales on Block north of Knoll Drive shall have 1 foot of freeboard to
lowest level of dwelling.
I Clearly define EOF's on north portion of site on Evergreen Lane and on block north of
Knoll Drive.
I Include maximum driveway grades on all lots.
. Include Block numbers on grading plan.
. Acquire drainage and utility easement on property to the northeast as necessary for
purposes of conveying water onto adjacent properties.
I Top benn of southwest stonnwater pond should be 2 feet above HWL.
. Grading setback required from watercourse in southwest portion of site.
. Vedfy skimmer structure on southwest stonnwater pond and provide skimmer structure
details in plans.
I City policy requires basement floor elevations 2- feet. above the 1 OO-year high~water
elevation for the area adj acent to central stonnwater pond.
. Install riprap at all stonnwater pond outfalls.
. Install catch basin in rear yard drainage swales between Lots 12 & 11 east of Evergreen
Lane.
B. Comments on Hydrologic Modeling:
I The stormwater calculations as provided by the applicant do not achieve the required live
storage volume requirements for the 28.07 acre site. A 3.7 AF increase in live storage
volume is required in the two ponds.
I Drainage areas located in the eastern portion ofthe site drain off-site beyond the limits of
the development. No discussion has been provided to indicate the downstream impacts
of this drainage, Ifpossible, drainage should be maintained on-site.
F:1WI'W/N,/28/-66042204js,doc
Joe Swentek eXHIBITHA
City of Shakop~e
Ap,.it 23, 2004
Page 3 of3
Thank you for the opportunity to comment on this application. If you have any questions or
items you wish to discuss, you can contact me at 763-541-4800.
Sincerely,
WSB & Associates, Inc.
PU T5t~' ?- r/f.
i Todd Hubmer, P .E.
Water Resources Engineer
cc: Bruce Loney, City Engineer
Todd Hubmer, WSB & Associates, Inc.
pb/sm
Attaclunent: Redline comments on Plan sheets
F:,WPIVIN:.I 28/.66:041204js,doc
.~: .?:\ :
4P~
CITY OF SHAKOPEE
Memorandum
CASE NO.: 04-033
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Preliminary Plat of Valley Creek Crossing
MEETING DATE: May 20, 2004
REVIEW PERIOD: March 25, 2004 - July 23, 2004
SITE INFORMATION
Applicant: Associated Capital Corporation
Location: North of County Road 78, West of CSAH 17 and South of
Evergreen Lane (extended)
Current Zoning: Urban Residential (R-IB) Zone
Adjacent Zoning: North: Urban Residential (R-IB)
South: Agricultural Preservation (AG)
East: Rural Residential (RR)! Agricultural Preservation (AG)
West: Rural Residential (RR) Zone
Compo Plan: Single Family Residential
MUS A: This site is within the MUSA boundary
DISCUSSION
Associated Capital Corp. has submitted an application for preliminary plat approval of
property located as shown on Exhibit A. Theplat, as currently proposed, contemplates
the construction of 100 single family homes (Exhibit B). The plat also proposes the
dedication of approximately 2.5 acres of parkland and the creation of 4 outlots (1.62
acres). The outlot areas would be reserved for potential future development.
The area proposed for development includes portions of ACC 2nd Addition, metes and
bounds property (formerly part of the Marschall Farm) and approximately 1.27 acres of
Beckrich Park Estates. The area currently within Beckrich Park Estates is subject to a
drainage and utility easement. Staff has incorporated a condition requiring that the
existing easement be vacated prior to the recording of the Final Plat.
The preliminary plat, as proposed, does not include any requests for variances.
. . " .... ,'.' ,
Scott County Hiflhwav Deoartment
The County Highway Department has provided comments as attached on Exhibit C. The
County Highway Department poses the question of noise mitigation for those lots
backing up to CSAH 17. The Commission may wish to discuss any provisions deemed
appropriate for noise mitigation. As proposed, the draft conditions include language
requiring the developer to be responsible for any noise mitigation measures.
Shakooee Public Utilities
Shakopee Public Utilities (SPUC) has provided comment (attached as Exhibit D) that
they are continuing to work with the applicant for the installation of a booster station
within the proposed plat..
EACandPRAB
The Environmental Advisory Committee and the Park and Recreation Advisory Board
have reviewed this project. Their respective comments and recommendations have been
attached (Exhibits E and F) for your reference. The PRAB has recommended that
sidewalks be constructed along Evergreen Lane. This condition has been incorporated
into the draft conditions provided. Park and Recreation staff would like the Commission
to discuss (and modify the conditions, if necessary) the notion of providing sidewalks on
other streets within the development that are not cul-de-sacs.
Fire Inspector
Comments received from the Fire Inspector have been attached (Exhibit G) and included
in the list of recommended conditions of approval.
Engineering
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 of the Preliminary Plat of Valley Creek Crossing subject to the following
conditions:
1. The following shall be completed prior to review of the Final Plat by City
Council:
A. The applicant shall submit a W oodlandlTree Management Plan that
will include:
1. the number or trees being removed, replaced, and saved;
2. the location of the tree protection barrier;
3. a listing and placement of the new tree plantings which must be
native to Minnesota;
4. that no one species exceed 20% ofthe total new trees planted
within this plat;
5. the applicant shall provide a woodland/tree management
plan/drawing to all builders who shall also provide the plan to
homeowners.
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.
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 ofthe City of
Shakopee.
5. The developer shall be responsible for payment of Trunk Storm
Water Charges, Trunk Sanitary Sewer 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 shall work with City staff to provide a future
sanitary sewer trunk extension to the south.
9. Park dedication requirements shall be met through a
combination of land as shown on the plat and cash
contribution.
10. As provided in the park dedication ordinance, the exact cash
contribution will be calculated at time of final plat approval.
11. That the proposed rock retaining wall shown on the
preliminary grading plan be either incorporated into the
residential lots or removed.
12. That the preliminary grading plan be revised to provide no
more than a 2% slope in the open park areas.
13. The City will waive the standard set forth in the Park
Comprehensive Plan for 300' of public road frontage.
14. The applicant will work with staff to design and construct the
park a~ 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.
15. The developer shall provide 6" of topsoil on the entire
development.
16. The Park area shall be final graded with the grading of the
entire plat. This includes the removal of all rock greater than
.75" diameter.
17. The park area must be seeded with sunny seed mix.
18. The developer shall remove the invasive species from the
conservation easement area and the future park area.
19. Sidewalks and trails be constructed as described at the PRAB
meeting along Evergreen Lane
20. All park dedication shall be recorded at time of final plat
approval.
C. Easements shall be shown on the Final Plat as approved by the City
Engineer and specifically as noted in the May 13, 2004 memo from
Joe Swentek, Project Engineer.
D. The lot lines adjacent to the proposed pond in Block 9 shall be aligned
as near possible to the center ofthe pond.
E. If a temporary cul-de-sac(s) is deemed necessary by the City, the
applicant shall acquire the necessary easements.
F. Simultaneous to the recording of the plat, a deed restriction shall be
recorded on the lots as outlined in the May 13, 2004 memo from Joe
Swentek, Project Engineer.
G. The applicant shall address, to the City's satisfaction, all storm water
comments from WSB & Associates, Inc. dated April 22, 2004.
H. An agreement shall be in place between the applicant and SPUC to
provide for a booster station within the plat.
I. The survey data (length and bearings) shall be shown for each lot.
J. Temporary street signs shall be provided until such time that
permanent street signs are installed.
K. Additional address signage shall be provided at the intersection of
Evergreen Lane and Hampshire Road. This signage shall include the
address of all properties located on this section of Hampshire Road
including but not limited to Block 1, Lot 7. Such signage shall remain
installed and maintained by the developer until such time that the two
section of Hampshire Road approved with this preliminary plat are
connected across adjacent lots and Outlot C.
L. Additional address signage shall be provided at the intersection of
Evergreen Lane and Knoll Drive. This signage shall include the
address of all properties located on the section of Hampshire Road
including but not limited to Block 6, Lots 1 thru 4. Such signage shall
remain installed and maintained by the developer until such time that
the 2 sections of Hampshire Road approved with the preliminary plat
are connected across adjacent lots and Outlot C.
M. The proposed street onto CSAH 78 shall require an access permit.
N. The proposed street onto CSAH 78 shall require a right turn land and
left turn lanes.
O. A minimum of75 feet from centerline shall be dedicated for right-of-
way for both CSAH 17 and CSAH 78.
P. The vacation of drainage and utility easement on the property within
Beckrich Park Estates must be approved.
II. Following approval and recording of the final plat, the following
conditions shall apply;
A. Building construction, sewer, water service, fire protection and
access will be reviewed for code compliance at the time of
building permit application(s).
B. The developer andlor Homeowners Associations shall be
responsible for any required or desired noise mitigation measures.
C. The developer andlor Homeowners Association shall be
responsible for the maintenance of all areas held in common
ownership.
D. Prior. to the issuance of building permits, the booster station
required by SPUC shall be installed and operational.
ALTERNATIVES
1. Offer a motion to recommend to the City Council the approval of the
Preliminary Plat and CUP subject to the conditions as presented by staff.
2. Offer a motion to recommend to the City Council the approval of the
Preliminary Plat and CUP subject to revised conditions.
3. Offer a motion to continue the public hearing to request additional
information from the applicant andlor staff.
4. Offer a motion to table a decision and request additional information from the
applicant andlor staff.
5. Offer a motion to recommend denial to the City Council ofthe Preliminary
Plat and CUP.
ACTION REQUESTED
Offer a motion to recommend to the City Council the approval of the Preliminary Plat
and CUP subject to the conditions as presented by staff, and move its adoption.
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g: \boaa-pc\2004 \05 - 20\prplatvalleycreekcrossing.doc
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Preliminary Plat of Valley Creek CJ Parks
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