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Shakopee Planning Commission Meeting
February 8, 2018
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| | | | | | | | | FROM: | Mark Noble, Senior Planner | | TO: | Planning Commission |
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| | | | | | | | Subject:
Preliminary Plat of Prairie Meadows 2nd Addition |
| | | | | | | | Policy/Action Requested:
Offer a motion to recommend to the City Council the approval of the Preliminary Plat of Prairie Meadows 2nd Addition with the suggested draft conditions, and move its approval. |
| | | | | | | | Recommendation:
After evaluating the request, Staff recommends that the Planning Commission recommend to the City Council approval of the request to plat the property, subject to the following conditions:
I. The following procedural actions must be completed prior to the recording of the Final Plat:
A. Approval of title by the City Attorney.
B. Provide electronic files (AutoCAD and Portable Document Format) of the Final Plat to be recorded with datum on the Scott County coordinate system.
C. Cash in lieu of land is recommended to satisfy the Park Dedication Requirement. The developer will be utilizing the cash requirement to develop the park land dedicated within the 1st addition of this development.
D. Park dedication fees in the amount required by the City Code and adopted City fee schedule shall be paid prior to the recording of the final plat.
E. Preliminary park dedication calculations (to be confirmed at time of final plat) are as follows: 24 lots x $5,340/lot = $128,160.
F. Easements will be shown on the Final Plat as approved by the City Engineer. They include, but are not be limited to, the following:
1. Provide a minimum of 20 feet of drainage and utility easement over utilities located outside the right-of-way.
2. Verify the drainage and utility easement in the southeast corner of the property encompasses the entire 100-year HWL for the basin.
3. Provide all other easements required per City of Shakopee Design Criteria.
G. Execution of a Developer’s Agreement, which needs to include provisions for security for public improvements within the subdivision and payment of the Street and Utility Fee and the Watermain Fee.
H. Payment of all Storm Water Management Plan Review Fees need to be made, as required by the most current City of Shakopee Fee Schedule.
I. Payment of the Trunk Sanitary Sewer Charge needs to be made, as required by the most current City of Shakopee Fee Schedule.
J. Payment of the Lateral Connection Charge for the Jennifer Lane Sanitary Sewer Extension Project (per Ordinance Number 913) needs to be made, as required by the most current City of Shakopee Fee Schedule.
K. Payment of the Trunk Storm Water Charge needs to be made, as required by the most current City of Shakopee Fee Schedule.
L. Payment of the Sign Installation Fee needs to be made, as required by the most current City of Shakopee Fee Schedule.
M. Payment of the Bituminous Sealcoat Fee needs to be made, as required by the most current City of Shakopee Fee Schedule.
N. The applicant will submit a detailed contractor’s bid for all public improvements associated with this subdivision.
O. The applicant will submit a detailed lot area drawing showing the total plat area, the total drainage and utility easement area encompassing high water levels of wetlands/storm water basins, the total area of right-of-way, the total area of conservation easements and outlots, the total area of bituminous street and the total area of lots.
P. An additional five (5) feet of easement for a total of 25 feet of easement between Lots 2 & 3, Block 1, for accessibility to watermain down the lot line is required by Shakopee Public Utilities (SPU).
Q. An easement is required on property to the North if the water main is on the property line or if it is up to the edge of the plat. The easement must be a minimum of 10 feet on all sides of the watermain, including a hydrant.
II. Following approval and recording of the final plat, the following conditions shall apply:
A. The developer shall contact SPU directly for specific requirements related to municipal water service, underground electric service, and street lighting installation for this project. The developer will be responsible for complying with their standard terms and conditions, install services consistent with their policies, grant any necessary easements and pay all associated fees.
B. A 12 inch watermain will be required to be extended from Jennifer Lane East to far east property line and extended south to southeast property corner of plat.
C. The applicant to provide a trail connection with a minimum width of 10 feet from Fairhaven Drive to the trail along CR 17.
D. The applicant is required to install sidewalk on the west side of Jennifer Lane through the development.
E. The applicant is required to install sidewalk on one side of all residential streets.
F. The applicant shall install park, open space, and trail boundary signage and posts as determined to be needed by the city. The city shall provide the signage and posts.
G. All trails and sidewalks be constructed to meet ADA requirements or guidelines.
H. Trees shall not be installed in any drainage and utility easements unless specifically approved by the City.
III. The following conditions need to be addressed/completed prior to approval of a grading permit, a street and utility plan, and/or a building permit:
A. The applicant will grade the entire site, as proposed on the approved plans, in one phase within one (1) 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.
B. The comments provided are part of the final plat review and are provided as a courtesy to the applicant. Redlines (see attached redlined plan set City Comments dated 1/5/2018) should be addressed and a set of plans should be resubmitted for review and approval prior to construction.
C. The applicant must provide the city with a copy of the cross-access agreement for the property at 1399 Wood Duck Trail. The city must have a copy of the agreement prior to any work being conducted that would impact the existing access driveway to the property.
D. The applicant must submit engineering plans for all retaining walls greater than four (4) feet in height. A building permit application will also be required prior to construction of the walls.
E. Add note to the plans regarding connection to the existing sanitary sewer manhole: “Connection to existing sanitary sewer manhole must be core-drilled and fitted with a watertight joint.”
F. A wetland delineation conducted by Jacobson Environmental showed the presence of two wetlands on-site. The delineated wetland boundaries must be added to the plans and any required wetland impacts and mitigation must be added to the plans.
G. The applicant will submit detailed pavement design calculations.
H. The sidewalk on the north side of Fairhaven Drive shall be located one (1) foot off the property line in the right-of-way per City of Shakopee Standard Details.
I. The applicant will submit a private utility plan showing a joint trench for private utilities.
J. The applicant shall provide a signing and street lighting plan. Proposed street light locations are shown on the attached redlined drawings.
K. Update plans to include MnDOT standard plates for pedestrian ramps.
L. The applicant must enter into a Utility Facilities Easement Agreement with the City of Shakopee. A copy of the agreement can be obtained from the Public Works Department.
M. The applicant must enter into a Construction Management Agreement with the City of Shakopee. A copy of the agreement can be obtained from the Public Works Department.
N. 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.
O. 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.
P. Sewer, water service, fire protection and access shall be reviewed for code compliance at the time of building permit application(s).
Q. Specific performance/design standard details will be reviewed for compliance with the City Code Section 151.034 & Section 151.105 at the time of any building permit application(s).
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| | | | | | | | Discussion:
Donnay Homes, Inc. has made application for Preliminary and Final Plat approval of Prairie Meadows 2nd Addition, a plat proposing 24 single family lots and three (3) outlots designated for stormwater ponding purposes. The subject property is generally located north of Wood Duck Trail, west of Marschall Road and south of Meadow Lane in the Urban Residential (R-1B) Zone. The Planning Commission will hold a public hearing on the Preliminary Plat.
The project would consist of a new road extending east off Jennifer Lane, with future plans for the road to be extending to the north and connecting with Meadow Lane in Prairie Meadows 1st Addition if/when additional development occurs in this area. This property, along with several others located south of Valley Creek Crossing 2nd Addition and north of Timber Trails, was included in a recent extension of Jennifer Lane that now connects these two (2) subdivisions, along with extended services along this new corridor.
The developer has spent considerable time working with staff on the design of this subdivision. Additionally, the developer is working with City staff to develop a park for this area of the community. Final design of this park has not yet been completed, but draft conditions are included that address the development of this park in the near future. Planning staff did receive comments from several review agencies (City Engineering, SPUC and the Parks & Recreation Department), and have incorporated their comments into the draft conditions.
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