HomeMy WebLinkAbout10A - Pike Lake Ponds
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
MARCH 20, 2006
10A
JANE KANSIER, PLANNING DIRECTOR
CONSIDER APPROVAL OF AN ORDINANCE REZONING 28.04 ACRES
FROM R-S TO R-1 AND CONSIDER APPROVAL OF A RESOLUTION
APPROVING A PRELIMINARY PLAT TO BE KNOWN AS PIKE LAKE
PONDS
Introduction
Manley Land Development has applied for approval of a development to be
known as Pike Lake Ponds on property located }'2 mile north of CSAH 42,
directly north of the Vierling property, and east of Pike Lake Trail. The
application includes the following requests:
. A rezoning of approximately 28.04 acres from the R-S (Rural Residential)
District to the R-1 (Low Density Residential) District;
. A Preliminary Plat consisting of 28.04 acres to be subdivided into 44 lots
for single family development.
This agenda item requests City Council approval of the rezoning and the
preliminary plat.
Historv
In 2004, another developer, Toll Brothers, approached the City about
developing this parcel. The City staff advised Toll Brothers that, in staff's
opinion, the proposed development was premature. The City Council
discussed this matter at a workshop on September 7, 2004. Ultimately, the
Council determined the development of this property could move forward
subject to the following conditions:
1. The property (formerly the Arima property) at the northwest quadrant of
the intersection of CSAH 42 and Pike Lake Trail must be completed
prior to the development of the Bohlen (Pike Lake Ponds) property.
This development will extend water service to the north boundary of the
Arima property. This development will also upgrade the adjacent
segment of Pike Lake Trail to collector street standards.
2. The developer of the Bohlen and Whipps property must agree to
upgrade Pike Lake Trail from the Arima property to the southern
boundary of the Whipps/Bohlen property, to a temporary rural section.
The section will be temporary until the Vierling property is developed.
The upgrade includes the following:
a. Grading
b. Paving
c. Right-of-way or easement acquisition (The City only has
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prescriptive rights over the existing road. Additional right-of-way
and/or easements may be necessary to accommodate the
grading, ponding, shoulders, etc.)
d. Ponding and runoff control for the new road section in
compliance with the Watershed District requirements.
3. The developer of the Bohlen and Whipps property must agree to
upgrade Pike Lake Trail adjacent to the Whipps/Bohlen property to a
collector street and to pay the entire cost of this upgrade.
4. The developer of the Bohlen and Whipps property must agree to
extend water service from the north boundary of the Arima property to
the Whipps/Bohlen property, and to pay for the cost of this extension.
5. The developer must agree to contact the Metropolitan Council to obtain
a determination about whether or not road improvements will be
permitted within the MCES sewer easement.
6. Once items 1-5 have been resolved and preliminary and final plats for
the property have been approved, the developers, must voluntarily
agree to pay the entire cost of items 3-5 in addition to any development
fees and securities which are due and payable as part of the
Development Contract. These costs and the improvement process will
be outlined in the Development Contract between the City and the
developer.
These conditions were outlined in the attached letter to Toll Brothers, dated
October 14, 2004. These same conditions still apply today, and the staff has
allowed the developer to move forward with this preliminary plat based on the
previous direction from the City Council.
The Planning Commission held a public hearing to consider this preliminary
plat on February 27,2006. A copy of the minutes of this meeting is attached
to this report. The Planning Commission recommended approval of this
preliminary plat subject to the following conditions:
1. The property (formerly the Arima property) at the northwest quadrant of the
intersection of CSAH 42 and Pike Lake Trail must be completed prior to
the development of the Bohlen (Pike Lake Ponds) property. This
development will extend water service to the north boundary of the Arima
property. This development will also upgrade the adjacent segment of
Pike Lake Trail to collector street standards.
2. The developer of the Bohlen and Whipps property must agree to upgrade
Pike Lake Trail from the Arima property to the southern boundary of the
Whipps/Bohlen property, to a temporary rural section. The section will be
temporary until the Vierling property is developed. The upgrade includes
the following:
a. Grading
b. Paving
c. Right-of-way or easement acquisition (The City only has
prescriptive rights over the existing road. Additional right-of-way
and/or easements may be necessary to accommodate the
grading, ponding, shoulders, etc.)
d. Ponding and runoff control for the new road section in
compliance with the Watershed District requirements.
3. The developer of the Bohlen and Whipps property must agree to upgrade
Pike Lake Trail adjacent to the Whipps/Bohlen property to a collector street
and to pay the entire cost of this upgrade.
4. The developer of the Bohlen and Whipps property must agree to extend
water service from the north boundary of the Arima property to the
Whipps/Bohlen property, and to pay for the cost of this extension.
5. The developer must agree to contact the Metropolitan Council to obtain a
determination about whether or not road improvements will be permitted
within the MCES sewer easement.
6. Once items 1-5 have been resolved and preliminary and final plats for the
property have been approved, the developers, must voluntarily agree to
pay the entire cost of items 3-5 in addition to any development fees and
securities which are due and payable as part of the Development Contract.
These costs and the improvement process will be outlined in the
Development Contract between the City and the developer.
7. Lots 2-8, Block 1, must be adjusted to meet the minimum 20,000 square
feet of net lot area.
8. Lots 5-7, Block 1, must be adjusted to meet the minimum lot width of 100'
at the front building line.
9. Lots 1-9, 13-17, Block 2, must be adjusted to meet the minimum 12,000
square feet of net lot area.
10. Lots 7-9,13-16, Block 2, must be adjusted to meet the minimum lot width
of 86' at the front building line.
11. A wetland mitigation plan must be approved prior to any work on the site.
12. The developer must provide concept plans for properties to the north, east,
and south of the development. There are retaining walls proposed at the
property lines in the future road right-of-way. The developer must verify
that future grades will connect to the proposed development properly.
13. Three Pike Lake Trail typical sections must be shown. The Pike Lake Trail
typical section in front of the development must be 42 feet wide and show
B618 concrete curb and gutter both sides of the street. A separate rural
typical section must be shown for the Pike Lake Trail segment from Pike
Lake Meadows to Pike Lake Ponds. A third typical section must be shown
at the intersection of Pike Lake Trail and County Road 42. The urban
typical sections must include an 8' bituminous trail (2-1/2" bituminous, 6"
class 5) on the west side and a 5' sidewalk (4" thick) on the east side.
14. The Developer must dedicate additional right of way along Pike Lake Trail
to accommodate 80' of total right of way.
15. A preliminary 40 mph state aid design must be completed to verify Pike
Lake Trail alignment. The proposed park along Pike Lake must be
depicted in the alignment drawings.
16. Any issues identified in the February 15, 2006, memorandum from the
Engineering Department must be addressed.
Current Circumstances
The proposed preliminary plat consists of 28.04 acres to be subdivided into 44
lots for single family dwellings. The following analysis identifies the physical
characteristics of this site.
Total Site Area: The total site consists of 28.04 acres. The net site area, less
existing wetlands, is 26.95 acres.
Topoaraphv: This site has a varied topography, with elevations ranging from
930' MSL at its highest point to 832' MSL at the lowest point. The steepest
areas of the site are located adjacent to the existing road on the west and
along the east property boundary.
Veaetation/Existina Uses: There is an existing house and several
outbuildings located on this site. These buildings will be removed. In addition,
much of this site has been used as cropland or pastureland. The significant
trees on the site are located adjacent to the pond on the north side. There are
also several trees, not all of them significant, located along the fence line on
the south side of the property. A tree inventory identified 5,747 inches of
significant trees on the site. The site is subject to the Tree Preservation
requirements.
Wetlands: There is one significant wetland located in the north of the site,
totaling 1.09 acres. The plan proposes to fill a portion of this wetland and to
mitigate the impact on the site.
Access: Access to the site is from Pike Lake Trail on the west and from
Hickory Avenue on the north. The plan also provides access to the property to
the east and south.
2020 Comprehensive Plan Desianation: This property is designated it for
Low to Medium Density Residential uses.
Zonina: The site presently zoned R-S (Rural Subdivision). The applicant is
requesting an amendment to the Zoning Map to designate this site R-1 (Low
Density Residential). The R-1 district is consistent with the existing R-L1MD
designation. This district permits a maximum density of 3.6 units per acre.
Shoreland: A portion of this site is also located within the Pike Lake Shoreland
District. Pike Lake is designated as a Natural Environment Lake; the minimum
lot area and lot width requirements for this lake are 20,000 square feet and
100 feet, respectively.
PROPOSED PLAN
Lots: The preliminary plat consists of 44 lots for single family dwellings. The
lots range in size from 12,000 square feet to over 55,000 square feet. Net lot
areas must be provided for some of the lots, which have a gross area of more
than the minimum requirement; however, the net lot area (less ponding area
and wetlands) must be at least the minimum required. In addition, the
minimum lot width at the front building line for some of the lots scales scale
less than the required. The lot width for these lots must be verified.
Specifically, the lots which must be verified are:
Lots 2-8, Block 1
Lots 1-9, 13-17, Block 2
Lots 5-7, Block 1
Lots 7-9,13-16, Block 2
Lots 7-12, Block 1, are through lots, or lots with frontage on two streets.
These lots must be a minimum of 160' deep. All of the lots are consistent with
this requirement.
Streets: This plan proposes six new public streets, as listed below.
· Street 1 is the east-west street, extending about 2,000' from Pike Lake
Trail to the east property boundary. This street is designed with a 55'
wide right-of-way and a 32' wide surface, and provides access to 14
lots.
· Street 2 is an extension of Hickory Avenue NE, 500' to the south where
it intersects with Street 1. This street is also designed with a 55' wide
right-of-way and a 32' wide surface, and provides access to 5 lots.
· Street 3 is a 500' long cul-de-sac located on the west side of Street 2.
It has a 50' wide right-of-way, a 32' wide surface and provides access
to 12 lots.
· Street 4 is a 100' stub street providing access to the property to the
south. It is shown as a 50' wide right-of-way with a 32' wide surface.
. Street 5 is a 100' long cul-de-sac on the north side of Street 1,
providing access to 5 lots.
. Street 6 is a 250' long cul-de-sac located on the north side of Street 1,
providing access to 8 lots. It is designed with a 50' wide right-of-way
and a 32' wide surface.
This development will also require improvements to Pike Lake Trail, both
directly adjacent to this site and off-site. Manley Land Development also owns
the land at the southwest quadrant of CSAH 42 and Pike Lake Trail. Before
the development of Pike Lake Ponds, Manley will upgrade the section of Pike
Lake Trail adjacent to their southerly property and the portion of Pike Lake
Trail adjacent to Pike Lake Ponds to an urban collector street. An urban
collector street includes an 80' wide right-of-way, a minimum 42' wide surface,
and curb and gutter. The developer will also be responsible for upgrading the
section of Pike Lake Trail from the southerly property to Pike Lake Ponds to a
temporary rural section. This includes grading, paving and any necessary
ponding or runoff control. The developer will be responsible for all costs
associated with these improvements.
SidewalkslTrails: There is a sidewalk on the north side of Street 1, on the
east side of Street 2, and on the east side of Street 4.
Parks: There is no parkland included within this plat. A future park is planned
along Pike Lake; this park will be developed with the Vierling property. The
parkland dedication requirements for this plat will be satisfied by a cash
dedication in lieu of land.
Sanitary Sewer: The Metropolitan Council interceptor serving all of Prior Lake
is located in Pike Lake Trail. The developer will extend services to Pike Lake
Ponds from this interceptor.
Water Mains: Water main is currently located at the intersection of CSAH 42
and Pike Lake Trail. The developer will extend the watermain from this
location to Pike Lake Ponds. The developer is responsible for all costs
associated with this extension. It must also be noted the current system has
the capacity to serve this area; however, any additional extensions will require
a water storage facility on the north side of Prior Lake.
Storm Sewer: The plan directs the runoff from a portion of the site to the
NURP ponds located in the back yards of Lots 4-8, Block 1, and Lots 1-5,
Block 2. The City and the Prior Lake/Spring Lake Watershed District are
currently reviewing this plan.
Density: The development proposes 44 single family units. The net density in
this plan is 1.63 units per acre. The proposed density is consistent with the
maximum 3.63 units per acre permitted in the R-1 Use District.
Landscapina: Single family developments require at least 2 front yard trees
per lot. The developer has provided a plan showing at least 2 trees per lot.
Tree Replacement: The applicant has submitted an inventory identifying
5,747 caliper inches of significant trees on the site. The Zoning Ordinance
allows up to 25% of the significant caliper inches to be removed for road and
utility purposes, and up to 25% for building pads and driveways. The number
of significant inches removed over and above these percentages must be
replaced at a rate of a 1/2 caliper inch for each inch removed. This plan
proposes to remove 58.8% of the caliper inches of significant trees for roads
and utilities, and 14.9% for building pads and driveways. This requires
replacement of 356 caliper inches (143 2.5 inch trees). The plan submitted
includes 143 trees to meet the reforestation requirements.
ISSUES:
The major issue pertaining to this development is whether or not it is a
premature development. Section 1002.700 of the Subdivision Ordinance
states a development may be considered premature should any of the
following provisions exist (a complete description of each of these is attached
to this report):
. Lack of adequate drainage;
. Lack of adequate water supply;
. Lack of adequate roads or highways to serve the subdivision;
. Lack of adequate waste disposal system;
. Inconsistency with Comprehensive Plan;
. Lack of public service capacity;
. Inconsistency with Capital Improvement Plan.
Development of this property involves the extension of utilities and road
improvements, none of which are programmed in the City's Capital
Improvement program. Further, the development of this property is impacted
by the plans for Pike Lake Trail and the Vierling property to the south.
The City's plan is to maintain the Pike Lake Trail/42 intersection as is and
swing Pike Lake Trail to the east. This option would also pull the road away
from the lake and provide a 10+ acre park/open space adjacent to Pike Lake.
It would also require dedication of right-of-way across the Vierling property.
Pike Lake Trail is classified as a collector street in the Comprehensive Plan
and would have to be upgraded as such.
The City of Shakopee recently initiated a transportation study to look at
transportation system in east Shakopee and, specifically the CSAH 16 area.
Shakopee intends to work with the City of Prior Lake in this study to coordinate
the transportation system. This may include development of a collector
roadway system, both north/south and east/west to accommodate the existing
and future growth in the area. The City of Shakopee has also contacted staff
to discuss the extension of sewer service, and Shakopee Public Utilities has
contacted the City about coordinating water service in the area. The location
and sizing of roads and services in this development may be impacted by the
results of these discussions.
As noted earlier, the conditions outlined in the October 14, 2004, letter to Toll
Brothers still apply today. The staff forwarded these conditions to Manley
Brothers, so they are aware of the preconditions for development.
Rezonina from R-s to R-1: Section 1108.600 of the Zoning Ordinance
identifies the following policies for amendments to the Official Zoning Map:
. The area, as presently zoned, is inconsistent with the policies and goals of
the Comprehensive Plan, or the land was originally zoned erroneously due
to a technical or administrative error, or
. The area for which rezoning is requested has changed or is changing to
such a degree that it is in the public interest to rezone so as to encourage
redevelopment of the area, or
. The permitted uses allowed within the proposed Use District will be
appropriate on the subject property and compatible with adjacent
properties and the neighborhood.
The property is designated as R-L1MD (Low to Medium Density Residential) on
the 2020 Comprehensive Plan Land Use Map. The R-1 district is consistent
with this designation.
Preliminary Plat: The applicant proposes to subdivide the property into 44
lots for single family dwellings. The general layout of the plat appears
appropriate, given the constraints of the site. There are a several issues
pertaining to this preliminary plat that are somewhat unique. These are
FINANCIAL
IMPACT:
ALTERNATIVES:
discussed below:
1. The developer must agree to all of the previous conditions for development
of this site, including upgrade of Pike Lake Trail from 42 to the north
boundary of the former Arima property to an urban collector street,
pavement of Pike Lake Trail, and the extension of watermain, all at the
developers' cost. This segment of Pike Lake Trail must be done before
this development can proceed.
2. The current plan identifies 58.8% tree removal for drainage and utilities.
The staff and the developer discussed whether the development,
especially the easterly cul-de-sac, could be redesigned in a manner that
would not require the removal of so many trees. The developer provided a
letter, dated February 23, 2006, stating this cul-de-sac has been revised,
resulting in saving an additional 35 trees.
3. The proposed plan disturbs a wetland on the east side of the property to
extend a cul-de-sac and create additional lots. This impact must be
studied, and approved by the Technical Evaluation Panel and the City
Council prior to any work on the site.
4. The developer must provide concept plans for properties to the north, east,
and south of the development. There are retaining walls proposed at the
property lines in the future road right-of-way. The developer must verify
that future grades will connect to the proposed development properly.
5. There are some lots within the development that do not appear to meet the
minimum net lot area or lot width requirements. These lots must be
adjusted to meet minimum requirements.
6. In the memorandum dated February 15, 2006, the Assistant City Engineer
has identified several design issues. The staff has met with the applicant
to discuss and resolve many of these items.
The Planning Commission recommended approval of this development on the
basis it complies with the earlier Council direction. With the listed conditions,
the proposed development is consistent with the provisions of the Zoning and
Subdivision Ordinance.
The City Council may wish to consider that our developable lot inventory is
presently in excess of 400 lots. Based on the number of building permits
issued in 2005, this is an adequate supply for the time being. Delaying the
approval of this development will allow for the completion of the Shakopee
study, which will provide helpful information on the transportation infrastructure
appropriate for this area. If this subdivision is approved, we anticipate
requests from Shakopee to provide sewer and water service to new
subdivisions within their City.
There is no budget impact as a result of this action. Approval of the project will
facilitate the development of the area and increase the City tax base. The
developer is responsible for all costs, both on-site and off, involved in
extending the services and upgrading the road.
The City Council has the following alternatives:
1. Adopt an ordinance rezoning the subject property from R-S to R-1, and
adopt a resolution approving the Preliminary Plat for this development
subject to the listed conditions, with the finding that the preliminary plat is
consistent with the intent and purpose of the Zoning and Subdivision
Ordinances.
2. Deny the rezoning and the Preliminary Plat on the basis it is premature and
is inconsistent with the purpose and intent of the Zoning and Subdivision
Ordinances. In this case, the Council should direct the staff to prepare a
resolution with findings of fact based in the record for the denial of this
req uest.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTIONS:
1. A motion and second to adopt an ordinance rezoning approximately 28.04
acres from the R-S (Rural Residential) District to the R-1 (Low Density
Residential) District.
2. A motion and second to adopt a resolution approving a Preliminary Plat to
be known as Pike Lake Ponds, subject to the listed conditions.
Reviewed by:
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
CITY OF PRIOR LAKE
ORDINANCE NO. 06-
AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY
CODE AND THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
MOTION BY:
SECOND BY:
The City Council of the City of Prior Lake does hereby ordain:
1. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section
1101.700, is hereby amended to change the zoning classification of the
following legally described property from R-S (Rural Residential) to R-1 (Low
Density Residential).
LEGAL DESCRIPTION:
The South Half of the South Half of the Northeast Quarter EXCEPT all that
land lying West of the Township Road in the South Half of the South Half of
the Northeast Quarter, all in Section 23, Township 115, Range 22, Scott
County, Minnesota.
EXCEPTING THEREFROM the following described property:
That part of the South Half of the South Half of the Northeast Quarter of
Section 23, Township 115, Range 22, Scott County, Minnesota, described as
follows:
Commencing at the Southeast corner of said South Half of the South Half of
the Northeast Quarter; thence North 89 degrees 41 minutes 06 seconds
West, assumed bearing, along the South line of said South Half of the South
Half of the Northeast Quarter, a distance of 761.10 feet to the point of
beginning of the land to be described; thence North 04 degrees 09 minutes
33 seconds East, a distance of 297.00 feet; thence North 86 degrees 27
minutes 37 seconds West, a distance of 390.10 feet; thence North 00
degrees 23 minutes 45 seconds East, a distance of 118.11 feet; thence North
89 degrees 36 minutes 15 seconds West, a distance of 700.24 feet more or
less to the centerline of Pike Lake Trail; thence Southwesterly along said
centerline to its intersection with said South line of the South Half of the
South Half of the Northeast Quarter; thence Easterly along said South line a
distance of 1123.94 feet to the point of beginning.
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Page 1
Phone 952.440.9675 / Fax 952.440.9678
This ordinance shall become effective from and after its passage and
publication.
Passed by the City Council of the City of Prior Lake this 20th day of March, 2006.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the _day of March, 2006.
Drafted By:
Prior Lake Planning Department
16200 Eagle Creek Avenue
Prior Lake, MN 55372
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Page 2
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
RESOLUTION 06-xx
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF "PIKE LAKE PONDS" SUBJECT TO
THE CONDITIONS OUTLINED HEREIN.
Motion By:
Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on February 27,
2006, to consider an application from Manley Land Development, Inc. for the
preliminary plat of Pike Lake Ponds; and
WHEREAS, Notice of the public hearing on said preliminary plat has been duly published and
posted in accordance with the applicable Minnesota Statutes and Prior Lake
Ordinances; and
WHEREAS, All persons interested in this issue were afforded the opportunity to present their views
and objections related to the preliminary plat of Pike Lake Ponds for the record at the
public hearing conducted by the Planning Commission; and
WHEREAS, The Planning Commission and City Council have reviewed the preliminary plat
according to the applicable provisions of the Prior Lake Zoning and Subdivision
Ordinances and found said preliminary plat to be consistent with the provisions of said
ordinances; and
WHEREAS, The Prior Lake City Council considered an application for preliminary plat approval of
Pike Lake Ponds on March 20, 2006; and
WHEREAS, The City Council has the authority to impose reasonable conditions on a preliminary
plat.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The preliminary plat of Pike Lake Ponds is approved subject to the following conditions:
a) The property (formerly the Arima property) at the northwest quadrant of the intersection of
CSAH 42 and Pike Lake Trail must be completed prior to the development of the Bohlen (Pike
Lake Ponds) property. This development will extend water service to the north boundary of the
Arima property. This development will also upgrade the adjacent segment of Pike Lake Trail to
collector street standards.
b) The developer of the Bohlen and Whipps property must agree to upgrade Pike Lake Trail from
the Arima property to the southern boundary of the Whipps/Bohlen property, to a temporary
rural section. The section will be temporary until the Vierling property is developed. The
upgrade includes the following:
i) Grading
ii) Paving
wyvw. cityofpriorlake. com
Phone 952.440.9675 / Fax 952.440.9678
iii) Right-of-way or easement acquisition (The City only has prescriptive rights over the existing
road. Additional right-of-way and/or easements may be necessary to accommodate the
grading, ponding, shoulders, etc.)
iv) Ponding and runoff control for the new road section in compliance with the Watershed
District requirements.
c) The developer of the Bohlen and Whipps property must agree to upgrade Pike Lake Trail
adjacent to the Whipps/Bohlen property to a collector street and to pay the entire cost of this
upgrade.
d) The developer of the Bohlen and Whipps property must agree to extend water service from the
north boundary of the Arima property to the Whipps/Bohlen property, and to pay for the cost of
this extension.
e) The developer must agree to contact the Metropolitan Council to obtain a determination about
whether or not road improvements will be permitted within the MCES sewer easement.
f) Once items 1-5 have been resolved and preliminary and final plats for the property have been
approved, the developers, must voluntarily agree to pay the entire cost of items 3-5 in addition
to any development fees which are due and payable as part of the Development Contract.
These costs and the improvement process will be outlined in the Development Contract
between the City and the developer.
g) Lots 2-8, Block 1, must be adjusted to meet the minimum 20,000 square feet of net lot area.
h) Lots 5-7, Block 1, must be adjusted to meet the minimum lot width of 100' at the front building
line.
i) Lots 1-9, 13-17, Block 2, must be adjusted to meet the minimum 12,000 square feet of net lot
area.
j) Lots 7-9, 13-16, Block 2, must be adjusted to meet the minimum lot width of 86' at the front
building line.
k) A wetland mitigation plan must be approved prior to any work on the site.
I) The developer must provide concept plans for properties to the north, east, and south of the
development. There are retaining walls proposed at the property lines in the future road right-
of-way. The developer must verify that future grades will connect to the proposed development
properly.
m) Three Pike Lake Trail typical sections should be shown. The Pike Lake Trail typical section in
front of the development should be 42 feet wide and show B618 concrete curb and gutter both
sides of the street. A separate rural typical section should be shown for the Pike Lake Trail
segment from Pike Lake Meadows to Pike Lake Ponds. A third typical section should be shown
at the intersection of Pike Lake Trail and County Road 42. The urban typical sections should
include an 8' bituminous trail (2-1/2" bituminous, 6" class 5) on the west side and a 5' sidewalk
(4" thick) on the east side.
n) The Developer should dedicate additional right of way along Pike Lake Trail to accommodate
80' of total right of way.
0) A preliminary 40 mph state aid design must be completed to verify Pike Lake Trail alignment.
The proposed park along Pike Lake should be depicted in the alignment drawings.
p) Any issues identified in the February 15, 2006, memorandum from the Engineering Department
must be addressed.
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PASSED AND ADOPTED THIS 20TH DAY OF MARCH, 2006.
YES
NO
Haugen Hauaen
Dornbush Dornbush
Erickson Erickson
LeMair LeMair
Millar Millar
Frank Boyles, City Manager
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Planning Commission Minutes
February 27,2006
A recess was called at 7:46 p.m. and reconvened at 7:53 p.m.
~
B. EP06-103 Manley Land Development has submitted an application for a
preliminary plat consisting of 28.04 acres to be subdivided into 44 lots for single
family residential homes to be known as Pike Lake Ponds. This property is located
~ mile north of CSAH 42, directly north of the Vierling property and east of Pike
Lake Trail.
Planning Director Jane Kansier presented the Planning Report dated February 27, 2006,
on file in the office of the City Planning Department.
Manley Land Development has applied for approval of a development to be known as
Pike Lake Ponds on the property located Y2 mile north of CSAH 42, directly north of the
Vierling property, and east of Pike Lake Trail. The application includes a rezoning of
approximately 28.04 acres from the R-S (Rural Residential) District to the R-l (Low
Density Residential) District and a Preliminary Plat consisting of 28.04 acres to be
subdivided into 44 lots for single family development.
The major issue pertaining to this development is whether or not it is a premature
development.
Development of this property involves the extension of utilities and road improvements,
none of which are programmed in the City's Capital hnprovement Program (CIP).
Further, the development of this property is impacted by the plans for Pike Lake Trail and
the Vierling property to the south.
The City of Shakopee recently initiated a transportation study to look at transportation
system in east Shakopee and, specifically the CSAH 16 area. Shakopee intends to work
with the City of Prior Lake in this study to coordinate the transportation system. This
may include development of a collector roadway system, both north/south and east/west
to accommodate the existing and future growth in the area. The City of Shakopee has
also contacted staff to discuss the extension of sewer service, and Shakopee Public
Utilities has contacted the City about coordinating water service in the area. The location
and sizing of roads and services in this development may be impacted by the results of
these discussions.
In 2004, Toll Brothers approached the City about developing this parcel. The City staff
advised Toll Brothers, in staffs opinion, the proposed development was premature. The
City Council discussed this matter at a workshop on September 7, 2004. Ultimately, the
Council determined the development of this property could move forward subject to
several conditions.
These conditions were outlined in the attached letter to Toll Brothers, dated October 14,
2004. These same conditions still apply today, and the staffhas allowed the developer to
move forward with this preliminary plat based on the previous direction from the City
Council.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
7
Planning Commission Minutes
February 27,2006
Rezoning from R-S to R-l: The property is designated as R-L/MD (Low to Medium
Density Residential) on the 2020 Comprehensive Plan Land Use Map. The R-l district is
consistent with this designation.
Preliminary Plat: The applicant proposes to subdivide the property into 44 lots for
single family dwellings. The general layout of the plat appears appropriate, given the
constraints of the site. There are a several issues pertaining to this preliminary plat that
are somewhat unique. These are discussed below:
1. The developer must agree to all of the previous conditions for development of this
site, including upgrade of Pike Lake Trail from 42 to the north boundary of the
former Arima property to an urban collector street, pavement of Pike Lake Trail, and
the extension ofwatermain, all at the developers' cost. This segment of Pike Lake
Trail must be done before this development can proceed.
2. The current plan identifies 58.8% tree removal for drainage and utilities. The staff
and the developer discussed whether the development, especially the easterly cul-de-
sac, could be redesigned in a manner that would not require the removal of so many
trees. The developer provided a letter, dated February 23,2006, stating this cul-de-
sac has been revised, resulting in saving an additional 35 trees.
3. The proposed plan disturbs a wetland on the east side of the property to extend a cul-
de-sac and create additional lots. This impact must be studied, and approved prior to
any work on the site.
4. The developer must provide concept plans for properties to the north, east, and south
of the development. There are retaining walls proposed at the property lines in the
future road right-of-way. The developer must verify that future grades will connect to
the proposed development properly.
5. There are some lots within the development that do not appear to meet the minimum
net lot area or lot width requirements. These lots must be adjusted to meet minimum
requirements.
6. In the memorandum dated February 15,2006, the Assistant City Engineer has
identified several design issues. The staff has met with the applicant to discuss and
resolve many of these items.
The proposed rezoning is consistent with the Comprehensive Plan and the preliminary
plat is consistent with the City Council's previous direction. The staff therefore
recommended approval, subject to the following conditions summarized by Kansier:
1. Complete items 1-6 (preconditions of development).
2. Adjust all lots to meet minimum lot area and width requirements.
3. A wetland mitigation plan must be approved prior to any work on the site.
4. The developer must provide concept plans for properties to the north, east, and south
of the development. There are retaining walls proposed at the property lines in the
future road right-of-way. The developer must verify that future grades will connect to
the proposed development properly.
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8
Planning Commission Minutes
February 27,2006
5. Three Pike Lake Trail typical sections should be shown. The Pike Lake Trail typical
section in front of the development should be 42 feet wide and show B618 concrete
curb and gutter both sides of the street. A separate rural typical section should be
shown for the Pike Lake Trail segment from Pike Lake Meadows to Pike Lake Ponds.
A third typical section should be shown at the intersection of Pike Lake Trail and
County Road 42. The urban typical sections should include an 8' bituminous trail (2-
1/2" bituminous, 6" class 5) on the west side and a 5' sidewalk (4" thick) on the east
side.
6. The Developer should dedicate additional right of way along Pike Lake Trail to
accommodate 80' of total right of way.
7. A preliminary 40 mph state aid design must be completed to verify Pike Lake Trail
alignment. The proposed park along Pike Lake should be depicted in the alignment
drawings.
8. Any issues identified in the February 15, 2006, memorandum from the Engineering
Department must be addressed.
Questions from the Commissioners:
Lemke questioned the additional water storage facility. Poppler replied it could be a
water tower or a ground storage facility.
Comments from the Public:
Frank Blundetto representing Manley Land Development, explained their initial
application was a PUD similar to their other PUD (Northwood Meadows). However this
is a difficult piece and had to redesign the site. This is good way for Prior Lake and
Shakopee to connect with County Road 18. Blundetto went on to explain the roads,
wetlands and runoff. It was hard during the winter months to observe the drain tile. In
the neighborhood meeting they tried to address their concerns for traffic and runoff.
Blundetto pointed out it was not their idea or intention to develop any part of the Vierling
property. Staff suggested the realignment of Pike Lake Trail.
Blundetto went on to explain the potential road alignment to County Road 18. It will be
tricky as there are wetlands and elevations to consider. They are going to end the
improvements at their property line.
Lemke asked Blundetto ifthere were any heartburns with staffs conditions. Blundetto
responded they understand the City's concerns and will try to meet them. They have
talked to the Vierlings however they will speak for themselves.
Ringstad questioned the estimated cost for the road improvements and lot. Frank
responded said the homes will be in the range of $600,000 to $800,000. The cost for the
in road improvements are in excess of$I,OOO,OOO.
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9
Planning Commission Minutes
February 27,2006
Ringstad questioned how does saving the 35 trees work into the equation. Blundetto
responded it would be down to 30+ %. There are not a lot of trees on the site so 35 trees
is significant.
John Uban briefly reiterated the process of creating the development.
Jeffery Carlson, 13496 Pike Lake Trail, said they are on septic and wells and asked if any
of the assessments would be incurred by the homeowners along the lake. Kansier said
they would not. All costs would be incurred by the developer. If those homeowners
would like to hook up they would pay the costs. Carlson also pointed out the heavy
traffic at the intersection and to consider that with this development. Carlson felt it is a
great development.
Mike Vierling, 13985 Pike Lake Trail, said his first concern is the intersection at Pike
Lake and County Road 42 and questioned if the developer would need an easement on
his property. Kansier said they have not looked at the specifics of the adjoining
development and work within the constraints. The City is not expecting the Vierlings to
dedicate any land to the project. If the developer needs the property it would be their
responsibility to negotiate with you. It is not a City project.
Vierling explained Toll Brothers told him he had to sign a document indicating he would
give them land for an easement and holding pond but couldn't give him an idea on how
many acres. Vierling felt the entire Pike Lake Road should be redesigned before the
proj ect is approved.
Kansier agreed with Vierling and said that would be one of the City's concerns. Manley
would have to work with the Vierlings to figure it out.
Vierling said the lower area of property is in Ag (Agriculture) Preserve. An easement
could be done but is a longer process. Kansier said at this point the City is looking at
paving the existing road did not know how that impacted the Ag Preserve.
Vierling felt it was not their responsibility to have a park on their property to benefit
Manley's project. Kansier explained the park dedication and future plans. Vierling said
his main concern is having the road planned out prior to the development.
Steve Czech, 13360 Hickory Avenue, said the developer has decided to extend the paving
of Pike Lake Road up to Martindale. It would be nice of Prior Lake to take the paving to
the Shakopee line. To leave a gap of dirt road between Martindale and Shakopee doesn't
make sense. Also, a stoplight should be provided at the intersection of County Road 42
and Pike Lake. Steve's other concern is for police and fire access during construction.
Poppler explained staff deals with that issue on all reconstruction projects.
Czech said he would like to see a plan on the reconstruction of the cul-de-sacs and get
feedback from the neighbors. This will increase the traffic in front of his house. Czech
also questioned if there would be a lot construction traffic through Hickory Hills.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
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Planning Commission Minutes
February 27,2006
Blundetto explained the traffic patterns in the development.
Kansier briefly explained the costs associated with the additional paving and the fact the
road is not in the City's Capital Improvement Program.
Bill Huser, 13289 Hickory Avenue, said his concerns were for the stormwater
management and extending the road all the way to Martindale Drive. Huser explained
the existing problems with Martindale's grade and felt this is a perfect opportunity to
realign the road. He also explained Shakopee will be building a new school and paving
their portion of Pike Lake Trail and asked if Prior Lake would be proactive and work
together and pave the road. Complemented Frank Blundetto on his neighborhood
presentation and residents are happy with this proposed development. Huser felt the
existing roads were not built up for any kind of heavy road construction vehicles. He
also stated there is no point of upgrading the roads until sewer and water extensions are
complete.
Kansier said at this point the City does not have any desire to go up and connect that area
to sewer and water. It is a costly project for both the City and residents. The neighbors'
points are valid. She also pointed out the City's funds are not set up to pave and connect
that segment of Martindale. The collector street funds are in the "red" because of the
number of county road projects.
Scott Vig, 13171 Pike Lake Trail, questioned how many houses will the sewer and water
supply. Kansier said they would be able to handle the 44 lots. Vig asked if it would
make sense to connect the existing 4 or 5 homes on Pike Lake Road. Kansier said they
could but it would be at their cost. Poppler said he could bring a request to connect
forward in a petition to the City.
The public hearing closed at 9:03 p.m.
Comments from the Commissioners:
Ringstad:
. There are a lot of good public comments tonight.
. This has potential for a good development.
. One thing not brought up yet is conditions 6 through 9 - Half the lots need to be
corrected to meet the minimum square footage and the street width. Not sure the
development is ready to be approved.
. 35 trees will significantly reduce the percentage - would like to see what those
numbers will be.
. I think this can go forward with the changes. Glad to see the improvements to
Pike Lake Trail and the developer is offering to cover the costs for that.
. Until I hear something different from the Commissioners, with half of the lots
needing to be reconfigured.
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Planning Commission Minutes
February 27,2006
Lemke:
. Questioned staffs recommendation.
· Kansier said the lot sizes can easily be corrected. Staff got a letter from the
engineers saying it is easy to correct but we do not have the corrections.
· One of the conditions was that the former Arima property has to be completed.
Does that mean it has to be built or occupied before anything can proceed?
· Kansier responded the City needs a preliminary and final plat approval before
they can move on with the Pike Lake Ponds final plat. The developer owns both
properties so it makes sense to work the timing out and develop at the same time.
Stamson:
. Questioned why it is important the developer correct the road access on Pike Lake
Road. Kansier said it is the first extension for Pike Lake Trail and the watermain.
. Could they just do the road? Why force them to do the whole development? Not
that I disagree, just wondering. Kansier responded it originally was two separate
developers and that was the segment that needed to get done first. In this case it is
the same developer and they need preliminary approval.
. The real concern is that the infrastructure gets in.
Lemke:
. Does staff know the zoning for Shakopee to the east? Kansier said she felt it was
residential but the area is outside of Shako pee's MUS A.
. This seems a little premature from the standpoint of developing the 42 and Pike
Lake Trail intersection. Apparently there has to be quite a bit of work done.
. However, agree if this piece ofland is going to develop this is the way to do it and
I would support that. Whether or not they're ready to move forward on the
preliminary plat, maybe, its not going anywhere for quite a while.
. Would like the developer to come back with a final configuration with elevations
and road right-of-way so we could see what the final plan would be. It is also
premature because some land is not available for redevelopment.
. Kansier said staff would be looking at potential road information.
. Sounds like City Council said the development could go forward with all the
conditions.
. I can see it moving forward but don't see the rush.
Perez:
. Questioned the additional water storage facility. Poppler said staff is trying to
work it in the CIP. Staff has not identified a site.
. The development itself fits.
. Regarding the traffic - it is not a big deal. The change in traffic will not
overburden anyone.
. Comfortable with the lot corrections and should be easy to adjust.
. The only wild card is that the conditions are from 2004 but it is a different City
Council. Hopefully they will see this as the previous Council.
. If Manley is going to abide by the conditions, I would move forward.
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
12
Planning Commission Minutes
February 27,2006
Stamson:
· Agree with fellow Commissioners - It is a great development. The developers
have done well with a tricky piece of property.
· The road connections make sense. Don't think the traffic between the
developments will be a major issue.
· As far as timing, in this case, the Vierling property to the south is in Ag Preserve
and will not develop for a long time. My understanding is that the Vierlings will
farm for quite some time and will not develop soon.
· If the developer is willing to abide by the conditions, I am comfortable moving
forward with it. This is quite a list of expensive conditions.
· Had the same thought as Ringstad with the lot re-drawings, but if staff felt it
would be easy to correct, and does not require major redrawing, I am comfortable
moving it forward.
The Commissioners briefly discussed the lots and touched on not having a neighborhood
park. The developer will have to explain there will not be a neighborhood park at the
time of development and maybe not for quite awhile.
MOTION BY RINGSTAD, SECOND BY PEREZ, RECOMMENDING REZONING
FROM THE R-S DISTRICT TO R-1 DISTRICT.
Vote taken indicated ayes by all. MOTION CARRIED.
MOTION BY RINGSTAD, SECOND BY PEREZ, RECOMMENDING APPROVAL
OF THE PRELIMINARY PLAT TO BE KNOWN AS PIKE LAKE PONDS SUBJECT
TO THE LISTED CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
Commissioner Stamson asked staff to point out the neighbors concerns on the road
connection in the Minutes for City Council.
This item will go before City Council on March 20, 2006.
A recess was called at 9:18 and reconvened at 9:21 p.m.
6.
Old Business:
None
7. New Business:
A. 06-112 Pre . e Dance Academy reque~Increment Financing for
the property located at 4 orado Street /'
L:\06 FILES\06 PLANNING COMMISSION\MINUTES\MN022706.doc
13
Pike Lake Ponds
Location Map
CITY OF
SHAKOPEE
Pike Lake Trail
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SETBACKS-SINGLE FAMILY
LOT SETRACKS
25' FRONT SETBACK
10' SIDE SETBACK
25' REAR SETBACK
12,000 Sf lOT (14,400 SF CORNER)-NON SHORELAND
20,000 SF lOT (24.000 SF CORNER)-SHORElAND
86' 'MDE LOT (103.2' CORNER)-NON SHORELAND
100' WIDE lOT -SHORElAND
AREA CALCULATIONS
GROSS AREA
TOTAL WETlAND AREA
NET AREA
:: 28.04 ACRES
::: 1.09 ACRES
... 26.95 ACRES
SHEET INDEX
1. COVER SHEET - SITE PLAN
2. EXISTING CONDffiONS
3. PRELIMINARY PLAT
4. PRELIMINARY GRADING PLAN
5. PRELIMINARY DETAILS
6. PRELIMINARY UTILlTY PLAN
7. PIKE LAKE lRA1L CONSTRUCTION
8. PRELIMINARY LANDSCAPE PLAN
9. PRELIMINARY TREE PRESERVATION PLAN
10. TREE UST
J. PRELIMINARY WETLAND MTI1GATION PLAN
PREPARED BY PIONEER ENGINEEJUNG P.A
PAUL A. mOMAS
REGlS'IERED PROFESSIONAL CIVD.. ENGINEER
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.. REGJSTR.ATION NUMBER
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19128
RBQISTR.ATION NUMBER
DEVELO.....
MANLEY LAND DEVELOPMENT
1915 PI..AZA DIUVE
BAGAN, MN SSI22
CONTAct: fRANK BLUNDETI'O
PHONE: (6S1) 289-5263
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DENSITY CALCULATIONS
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NET DENSITY (EXCLUDES R.O.W.)
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'2,432 sq. ft.
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SECTION 23, TW? 115, RGE 22
LOCA llON MAP
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GRAPHIC SCALE IN FEET
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PREPARED BY PIONEER ENGINEERING, PA
JOHN C. LARSON
REGISTERED PROfESSIONAL LAND SURVEYOR
19828
REG. NO
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PRELIMINARY PLAT
MANLEY LAND DEVELOPMENT
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EAGAN, MINNESOTA 55122
PIKE LAKE PONDS
PIUOil LAKE, MINNESOTA
3 OF 11
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H'M.... 531.98
WET. VOL = 2.24001
STOlt VOL .. J.087of
SURf. AREA .. O.J79oc
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MANLEY LAND DEVELOPMENT
191j I'tAZA DRIVE
EAGAN, IIONNESOTA :B122
PIKE LAKE PONDS
PRIOR LAkE. MINNESOTA
=--=-,0;>>1:10 MmdotaHeightsOl'fice ~~Mi.r~il
("])111.1914""._ m;J)1IH'" "~IIG
PRELIMINARY GRADING PLAN
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u.-:-OO i
GRAPHlC SCALE IN fEET
~
TOP NUT HYDRANT AT RASPBERRY RIDGE
ROAD AND EAGLE CREEK CIRCLE WITH AN
ELEVATION OF 680.12 FEET (NGVO 1929)
4 CO' 11
MAt'lINC!':FDlJFlllCY
INSTALL ROQ(.CONSTRUCllQli ENT'RAHCE
INSTALl PERIIIETER SEDlM€NT CONTROl. OC'wtCES (SILT F'ENCE). aLAR TREES AS
NECESSARY TO AIJ..OW ...ST AU.A TlON.
J.. INSTALl TREE PROTECTION FIHCE
4. a.u.R AND GRUB fOR STORWWA lER POND
5. CONS'IRUCT STClRWWA TIR PC>>lD
e. COftlHUE Cl..EARlHG AND GRUBBING
7. STOCKPIl.[ TCf'SQL fOR RE-USE
S. C(Y>lElE SITE GRADING PER PHASING PLAH - NO MORE lliAN 4C ACRES ACllVELY
GRACED AT ONE TIME.
g. STABUZE OENI.UD AREAS ANO STOCICPLES 'MnilN TlWE mAWE USTED IN EROSION
PREYENTlQli PRAC11CES
10. INSTAll. U11U1IES, STORW SEWER. STORW OR.AlN INLET PROTECllON, QJR8 '" GUTTER. '"
PA'wtNG
11. 'MiEN ALL CONSTRUCTlC>>l ACTMTY IS cot.FLETE AND lliE SITE STABUZED, REWOVE
ACCUWULAl'm SEDIMENT mow STORWWATER PONDS, INSTALL All F1LTRAllClN PONDS AND
PRACTICES, REWOVE SEOlMENT CONTRa... SWP'S, AND RESEED ANY AREAS 'DISTURBED.
~
1. co.lTRACTOR TO ADHERE TO ALL REQUIREMENTS Of niE MINNESOTA POLLUTION CONTROL
AGEMCY N.P.D.E.S. PERWIT, INClUOlNG THE REQUlREWENT TO WINlYZE THE AREA.
0lSTUR8[J) BY GRADING AT ANY GIVEN TlIolE AND TO COWPI..ETE TURf RESTORA llON IN THE
TlWE REQUIRED BY 'IH( PERIolIT AfTER COWPlETlON Of WORK.
2. A copy Of THESE PlANS MUST BE ON THE JOB sn~ iW'IENE\oER CONSTRUCTiON IS IN
PROGRESS
J.. BIolP'S REfER TO EROSION AND SEOOlENT CONTROL PRACTICES DEFINED IN lliE WPCA
PROTECTINC WATER QUAUTY IN UR8AN AREAS AND THE W\NNESOTA CONSlltUCTlON SITE
EROSION AND SEDlWENT CONTROL Pl...AHNING HANOBOQ(.
4. ALL EROSION AHD SEDIMENT CONTROL fAaUTIES (BWP'S) SHALl BE INSTALLED AND IN
OPERATlON PRIOR TO LAND 0lST1..lR8ANa: Acn'wtTlES. SOWE EROSlOl CONTROLS SUCH AS
CHEa< DAMS AND TDlPORARY SU PONDS WAY BE INSTAUEO AS GRADING OCCURS IN
1HE SPECFlC AAEA. THEY SHALL BE WAlNTAlNED UNTIL CONSTRUCTION IS COMPLETED AND
THE POTENTIAL fOR EROSION HAS PASSED.
5. THE: BIolP'S SHOWN ON THE PLANS ARE T1i( WINIMUW REQUIREWENTS fOR THE ANTICIPATED
SITE CONOlllONS. AS CONSTRUCTlON pROGR(SS[S AND UNEXPECTED OR SEASONAL
CONDlllONS DICTATE. lliE PERMITTEE SHAll ANllClPATE 11-IAT WORE !lWP'S 'MU BE
NE:CESSARY TO ENSURE EROSION AND SEDIWDlT CONTRa... ON 1l4E SITE. DURING THE
COURSE Of COHSTRUCTlON, IT IS THE RESPONSlBlLlTY Of THE PERWlT!E TO ADORESS ANY
NFN CONDlllQ.lS 1ltAT MAY BE CREAW BY CONSTRUCnoH ACTI...TlES AHD/OR CUWATlC
EVENTS AND TO PROVIDE AOOlllONAL BIIIP'S O'ot:R AND ABO"';: THE WINIWUM
REQUlREWENTS stlO'Mrf ON THE PLANS THAT MAY BE NEEDED TO PRO'l1[)( EffECTI"';:
PROTECTION Of WATER AND SOIl RESOURCES.
6. All TREES NOT UST'ED fOR REWOVAL SHALL BE PROTtCTED. DO NOT OPERATt EQUIPMENT
WITHIN THE ORIPUNE, ROOT ZONES OR \lATHIN TRff PROTECTION fENCE AREAS.
7. WI-l~ POSSIBLE. PRESER\oE 11-IE EXISTING TRtEs. GRASS ANO OTHER VEGETATIVE
COVER TO HaP FILTER RUNOff.
S. OPERATE TRACK EQUiPWENT (DOZER) UP AND OOVIN EXPOSED SOil SLOPES ON FINAL
PASS, LEAVING TRACK GROOVES PERPEHOlCULAR TO THE SlOPE. DO NOT BAQ(- EILAOE.
LEAVE A SURfACE ROlIGH TO WlNI/lllZE EROSION.
9. lnlPORARY SEED SHAlL BE WNOOT IIIIX iOEI 0 50 LaS. PER ACRE OR APPRO~ EQUAL
IolULa-i SHALL BE WNDOT TYPE 1 (CLEAN OAT STRAW) 0 2 TONS PER ACRE OR APPRO~
EQUAl AND DISK ANCHORED IN PlACE OR APPRO\'EO EQUAL. INSTALLED TO W1NIWlJIol 9OJ:
CO'oU(AGE OF THE SURfACE AREA DISTURBED.
10. PERWAHENT TURF RESTORATION IS SEEDING IN ACCORDANCE Ylt1l4 WNOOT 3576, SEED IS
"XTURE 1iO AT to POUNDS PER ACAE. TYPE 1 WUla-i AT gO :I COVERAGE WIlli DISC
ANa-iO't M:Tl..AND SEEDING IS illNooT WIXTURE 2S8 AT 30 POUNDS PER ACRE, UPlAND
BUf'f[R IS illNDOT 288 AT 30 PQUMOS PER ACRE. Ylt1l4 ABER BLANKET. (INSTAlL ONLY
WliERE GROUND IS DlST1.JRBED) AU. SEEDED AREAS ARE TO RECEl'o'E TYPE I WUlCH AND
DISC ANCHOR OR EROSION CONTROL BLANKET TYPE J, OR H'I1>ROSEEDED Ylt1l4 TAClOFER
llULDi.
11. SLOPES AT 3:1 OR STEEPER, AND/OR 'lIlHERE INDICATED ON THE PL..ANS SHALL BE SEEDED
AND HAVE AN EROSION CONTROL BlANKET TYPE J INSTAL.U:D OR MAY BE H'I'OROSEEDEO
WITH TACKIfER WlCH.
12. 1l4E CONTRAC~ SHALL REWOVE All SOILS AND S(OIIIIENT TRAO<EO ONTO EXISTING
STRUTS AND PAVED AREAS.
13. If fLOWING OIJST BECOMES A NUISANCE. THE CONTRACTOR SHAll APPLY WATER FROIr.4 A
TANK TRUCK TO AU. CONSTRUCTlON AREAS.
CONSTRUC T!ON AC WIllY REOUIRElilENTS
A. fROSIOoI PRf"'6NTION PRACTICfS
1. THE CJ:>>jTR.t.CTOR SHAll IIIIPlEMENT CONSTRUCTION PHASING. 'o'EGETATI\IE BUFfUt STRIPS,
HORIZONTAL 5l..a:>E GRADING. ANO OTHER CONSTRUCTION PRACTICES THAT MlNlilllZ[ EROSION.
THE LOCATION OF AREAS NOT TO BE DISTURBEO WUST BE OEUNEATm (E.G. WITH F\.AGS,
STAKE:S, SIGNs, SILT ~CE, ETC.) ON THE DE'ln.OPMENT SITE BEfORE WORl< BEGINS.
2.ALL EXPOSED SOIL AREAS WITHIN 200 FEET Of A SURfACE WATIR OR ANY STORWWATER
CON~ANCE SYSTDl WHICl1 IS CONNECW TO A SURFACE WATER MUST BE STABlUZED
YltlHlN 7 DAYS (STEEPER 1l4AN 3:1 SlOPES), 14- DAYS (H);1 TO J;l SLOPES), OR 21 DAYS
(FU TTER THAN 10; 1). THESE AREAS INa.uDE PCl\ID SlOE SLOPES, EXPOSED SOIL AREAS WITH
A POSITIVE SLOPE TO A CURB AND GU~ SYSTDl, STORM SE'IIlER INLET, DRAINAGE DITCH,
OR OllER SYS1'EW lliAT DISCHARGES TO A SURfACE WAlER.
J. THE NORWAl YlETTED PERIMETER Of ANY DRAINAGE DITCH WUST BE STABlUZED WlllilN 200
WHEAL fEET mow 1liE PROPERTY mGE, OR mow THE POINT OF DiSCHARGE TO ANY
SURfACE WATER (Wl1lt1<j 24 HOURS OF COffiECTlNG TO A SURfACE WA'JUt).
4.PIPE OJTlETS WUST BE PRQ'wtDED Willi TEWflORARY. OR PfRt,lANENT ENERGY DISSIPATION
WITHIN 24 HOURS Of CONNECTION TO A SURfACE WATER.
<;n)J.IoInlT l":CWTROI PAACTJCF"!,;
1. SEOlMENT CONTROL PRACTICES MUST MINIMIZE SEDIMENT EN~G SURfACE WATERS. DITCHES
AND SEDIMENT BASINS REQUIRE SEDlillENT CONTROL PRACllCES Q.lLY AS APPROPRIATE fOR
SITE CONOIllONS. If 00... GRAOE SYSTDl IS O~LOAOED. AOOIllONAL UPGRADE PRACTlCES
WUST BE INSTAU..EO, AND THf SYlPPP WST BE AMENDED. 1liERE SHALl BE NO UNBROl<EN
SlOPE lENGTH CF GREATER THAN 75 FEET fOR SlOPES 'M1li A GRADE Of 3:1 OR STEEPER.
SlOPES WAY BE BROKEN WITH SILT fENCE. ROCK CHECK DAllIS, COtllPOST SNAKES. OR OTHER
APPROVED WETHOOS AND/OR AS SH()'M.l ON 1ltE EROSION CONTRCl.. PLAH.
2.SEl*ENT CONTROL PRACTICES WUST BE ESTA8l.JSHED ON DOWNGRADE PERlillETERS BEfORE
UPGRADE LAND O1SlUfl:8ING ACTI'wtnES BEQt.j.
3. THE TIWING Of SED!WENT CONTROl. PRACllCES WAY BE AO..I.lSW TO ACCOillWOOAT! SHORT
TERW ACTI'wtTlES. H~, lliESE: PRACllCES lrIJST BE IKSTAUED BEfORE lHE NEXT
PREOPITATlQ.I E'lENT E'oOI If THE ACTI'o1TY IS NOT COWPLETE.
4.CONlRACTOR illUST PROTECT AU. STClftW DRAIN INLETS BY APPROPRIATE BW!>'S DURING
CONSTRUC1lON UNllL ALL SOURCES '111111 POTENTIAL fOR DISOtARGlNG TO THE INLET HAVE
ElEEN STABNJZED.
5. TEWPORARY STOCKPIlES IIIUST HAVE SILT FENCE AROUND THE P(RIWETtR Of THE BASE Of
THE STOCICPILE AND CANNOT BE PLACED IN SURfACE WATERS, INa.uOlNG STORW WATER
CONVEYANCES SUQi AS CVRB AND GUTTER SYSTEMS, OR CONDUITS OR DITCHES.
e.CONTRACTOR WUST INSTAlL 1ENPORARY (OR PERMANENT) SEDIMENTATION BASINS MiERE TEN
OR MORE ACRES Of DISTURBED SOIL ORAlN TO A COWillON LOCATION AND/OR AS SHO'M'ol ON
THE EROSICl\I CONTROl. PlAN.
C. l'lI'"WATi'IlINc.: ANl'l !:IIRl'"AC':f" DRAINAc:l'
1. DEWATERING OR ,\Ny WE Of SURfACE DRAINAGE THAT WAY HAVE TURBID OR SEOlWENT
l.AOOl DISCHARGE WATER WUST BE OISQiARGED TO AN APPROVED SED!WENT BASIN ON THE
PRo...ECT SITE iW'IENE'wD POSSIBLE:. If THE WATER CANNOT BE DISCHARGED TO A BASIN
PRIOR TO ENTERING THE SURfACE WAlER, IT IIIUST BE TREATED 'Mlli THE APPROPRIATE
BMP'S SUCH 1ltAT THE DISCHARGE DOES NOT AD~Y AFFECT THE RECEI'I1NG WATER 00
DC>>W<ISTRE..... LANDOWNERS. 1HE CONTRAC~ WUST ENSURE THAT OISOiARGE POINTS ARE
ADEQUATELY PRDTECW FROill EROSICl\I AND SCOUR. THE DISCHARGE WUST BE DISPERSED
O',(R NATURAL ROCK R1PRAP, SAP<<) BAGS, PLASTIC SHEETlNG, OR OTHER ACCEPTED ENERGY
DISSIPATION WEASlJRES.
2.All WATER mow DEWATERiNG WUST BE DISCHARGED IN A WANNER THAT DOES NOT CAUSE
NUISANCE CONDlTlaIIS, EROSlCl\l, OR INUNDATlCl\I Of M:TlANDS CAUSING SIGNIfiCANT ADVERSE
IWPACT TO 1l4E WETlAHD.
D. INSPfCTlONS ANIl .IoIAlNTi'NANCf'
1. M CDlHRACTOR MUST APPOINT SOMEONE TO INSPECT 1HE CONSTRUcnON SITE Cl\ICE E\'tRY
SE'O DAYS D~ING ACTlVE CONSTRUCTION AND 'M1ltIN 24 HOURS AFTER A RAINfALL ~T
OF GREATER lliAN 0.5 INCHES IN 24 HOURS. All INSPECTlQ.lS MUST BE RECORDED IN
JIRlTlNG AND RETAINED PER W.P.C.A. H.P.D.E.S. REQUIREWENTS. (NOTE; LOCAL .lJRISOlCllON
WAY REQUIRE A WORE FREQUENT INTERVAL Of INSPECTlON.)
E. POlIIJTIotlPR~lII"lN.IoIANAC"SWI'"NT.IoIrA!';IJRf";
1. SOUD WASTE WUST BE OISPOSED OF PER W.P.C.A. REQUIREWENTS.
2.HAZARDOUS WAlERIALS MUST BE STORED AHD DISPOSED Of PER W.P.C..... REGULATIONS.
3.EXTERNAL WA5HIMG Of CONSTRUCllON \lEHlo..ES MUST BE U"W TO A OEANED AAE.A Of
14. IMWEDlATELY FCll..lOWIHG SIT! GRADING OPERATIONS ANO PRIOR TO 1ltE INSTAU..ATlON Of THE SITE. RUNOFf WUST BE CONTAINED -'HO WASTE PROPERLY OISPOSED Of. NO ENGINE
UnLlTlES. 1HE ENTIRE SITE (EXCEPT ROADWAYS) SHAl..L HA'o'E flEEN SEEDED AND WUlCHEO DECREASING IS AU.O\llm ON SITE.
AND SILT ~CE SHAlL HA'o'E SEEN INSTAL.U:O AROUNO All PONDS.
15. AU TEMPORARY EROSION ANO SEDlillENT CONTROL MEASURES SHAlL BE PROPERl.Y
DISPOSED Of WITHIN THIRTY (30) DAYS AfTER fiNAL SITE STABlUZATlON IS AQiIE'v(O OR
AfTER 11-IE 1nIPORARY WEASUR(S ARE NO LONGER NEEDED.
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DRAINnl f AROUND POND 1F1l RATION BASIN
(ro>ICAL SECTION NOT TO SCAlf)
OUTlET STRUCTURE W/DRAIN"LE
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BALE CHECK AT CA TCHBASINS
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60' T'I'P
3D' 30'
0.5' TOPSOIL
RE-SPREAD
WAOOllll
(TYPICAL SECTION NOT TO SCALE)
6Q'T'(P
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0.5' TOPSOiL
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(TYPICAL SECTION NOT TO SCALE)
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PRELIMINARY DETAILS
ROCK CONSTRUCllON ENTRANt:[
2".2" \\OOC OR S1Ul ft~C(
POST.lI'OlAX, sPACING.
INLET PIPE SECTION
ounn STRCUTlJRf FOR PONolFlITRATlON BASIN
(TYPICAL SECTION NOT TO SCALE)
DRAItOT1LECLEANOUTSHAllBE1
INSTALl.E:DA"INI~OI'S
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FINISHED SET 2" 8ELOW FINISHED GRADE
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(.IoIIN.) 4" SCUD HOPE RISER
ElOSTltfG
SUQGRAOE
~:I!"C:~TE~" ~~
HOPE
ItllIES;.
,. BENDS A: RISER 10 BE $A.IoIE SIZE AS QRAlNTIU WAIN.
2 CLEANCUTS SHALl BE INSTALlED ['>'ERY 100 L.r, .t: a: AT
DEAD ENDS Of ALl UNES.
J AO.USTWENT or ORAlNT1LE CLEAN0lI1 SHAlL BE: "ADE ONE
YEAR ArTER INITIAl IN$T AI.lA nON a: AT SA.IoIE TIlliE AS ~E
FlHAL STORM SEWEJlIN$PECTlON
... AU. CLf:AN()JT 'MilCH AR( IN fRONT 01' AN UNDEVELOPED
LOT 'MlL BE LOWERED a: WARKED \III,... A FENCE POST
ORAINlll F CI fANOUT
(TYPICAl. SECTION NOT TO SCALE)
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ASSPEClf'1ED
~=~ CONlROI. NOTES;
ALL OISl'I.lRBED AREAS Sl-!ALL HAVE "_IUUMCIF
SE~6",,~} lNOiES OF TOPSOt. PLACEtl
SlEOlIIIXStlAU.8ElilNDoTWIXSOB,APPLYAT7S
OlU=~~~~ M:RE. l)(lRWANT SEEDING ArTER
lIIULOl SHALL BE lilNOOT TYPE-l. STlIAW SHOULD BE
SPIlEAO UItFCflt.5LY AT A RATE Of fWO(2) TONS PER
;~~T'~~OIlED 'MT\ol (JTHE:R NETTlNC OR A
ALL SEEDING&: .IoIULCHlNG SHAlL TAl(E PLACE WlTl-llN
f'E2:~[j(SOfTilECQolPl[n:DGllAOING
APF'L'I'oIOO POUNDS PER ACRECIF 2G-G-l0 OR
EQUIVALENT rERTlUZER IItCDllPORAlI IT INTO TilE
TQP THIlEE(J} TO FOUR (")NCHESClFSUftF"C(SOIl
BY DISKNG Cfl SOME oTH[R SlJITASU: WEANS.
HFAIJY OUTY !':II T FOlCE:
.loiN DOT 311116
{TYPICAl SECllON NOl TO SCAlE)
MANLEY LAND DEVELOPMENT
1915 PLAZA DIUVI!
EAOAN. MINNESOTA 55122
EROSION CONTROL FENCE NOTE:
ALL EROSION CONTROl fENCE IS TO BE
INTAUED BY THE CONTRACTOR AND tNSPECTED
BE THE CITY PRIOR TO ANY SITE WORK.
CALL 46 HOURS BEfORE DIGGING
GOPHER STATE ONE CALL
TWIN CITIES AREA: (651) 454 0002
l.tN. TOLL fREE: 1-600-252-1166
PIKE LAKE PONDS
PRIOR LAXE. MINNESOTA
5 Of' 11
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FIEl.O lOCATEll OIoUlHEAO UTUTY
FEI.OlOCATElIUNllERGRClUtlDTELEV.
FlELDlOCATElllHlERGROUtlDTELE
FUll LOCATEll flIIElt OPTIC UNE
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MANLEY LAND DEVELOPMENT
191~ PlAZ.ADIUVI!
EAGAN. MINNESOTA5jI22
PIKE LAKE PONDS
PIUOR LAKE, MINNSOTA
[.1).06
a
.....
PRELIMINARY UTll.ITY PLAN
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GRAPIDC SCALE IN Jl'EE'J'
~
TOP NUT HYDRANT AT RASPBERRY RIDGE
ROAD AND EAGLE CREEK CIRCLE WITH AN
ELEVATION OF 880.12 FEET (NGVO 1929)
6 OF 11
PIKE LN<E
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L~ i
GRAPHIC SCALE IN FEET
~RANT AT RASPBERRY RIDGE
ROAD AND EAGLE CREEK CIRCLE WITH AN
ELEVATION Of 880.12 fEET (NGW 1929)
PI8NEERengineering
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PIKE LAKE TRAIL CONSTRUCI10N
MANLEY LAND DEVELOPMENT
l\ll~ PU.ZA DIlIVE
i:A0AN. IltlNNESOTA 55122
PIKE LAKE PONDS
PRJORLAKE,MINNi'SOTA.
7 OF 11
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PLANT SCHEDULE
LANDSCAPE REQUIREMENTS
OVERSTORY TREES
PLANT SCHEDULE
TREE MITIGATION REQUIREMENTS
OVERSTORY TREES
LANOSCAPE NOlES
OECIOUOUS TREE PLANllNG OETAJL
CONIFER TREE PLANllNG OETAJL
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.~~~:I::f~"'Ih:"::"~ =l=t~:: to
.n..l__I;onI'''''\........_ir,...~llill....,
lhoP'Ojlo<llil.pr...looomn~..Ii"'1""""
H,II ''"'9'1 ...d f'lliOII\ ,,-~ ta twI ....-farmed b, I>t~..o-
.Na P....l mot..."" ""011 H ill&tallod ""t~ vrlOdng oncl
~":.lructiOn _ _ compIetO<! in tM ~tl
.llIl"..,.., ,"at__...-I'M 11__"
lM.........iean_iOnof......rwr'"*'-_
Slon.....dfar "",_,Stac;k
.~"'"":'~:....Or=...{:) ~..::~=. intal~C:~ "'t.
.g::~ ~:~l:""...:;.~'1"~:..~""~:y
loa_l!>Hdol&OOl_P,H
.1hoLonlll......c.,ntrtl<tarohal_ant..n..p....t
~O:;:ronl...~I::..(~~"::~"" tml
.r:fi:~.~r.=.~1~~on
h.. ",.._c1.
.;'::~"~':':g~~n,=::':"bl .""1......
.r.......""..af_""''''''_boo..ltallO<!..._.oIl
~=..o::..~~: :'.:to ~:Ie ~::;in~:..:'.....dotOll
~~ =y~..:::. ~"':,..~:.~ ~:.::~ :':;:"d
2_~ leot f1"om t~1 UI'" t",n"
.[::.~~dC:;lrlll~lp;on~~ ':='t:'~.:T CO:~t
Si-
". 1la!Q]__
.... ..
. .
~'.. ~~
..'
-::r:...~
""!Q]tnm_
=.:.:i.Et!:
=.o'"M"-=:I
.~a-
I:: 1:'"'''1
EVERGREEN TREES
1':'I===mcH""
=..~:.E~
t=."-':"
!:N=..'"i:J
:1t:1:J:l:r
,~-
$~
EVERGREEN TREES
I'; I::': ::_':::.. "':..,.
I r~ r15AH~TYI
:i=':,'f-
LANDSCAPE REQUIRENENTS
44 L01S - 106 TREES 10 Pl.NfT fOR LAHOSCN>E REQUlRDlENlS
TWO lREES PER LOT (35 L01S . 2 -10)
FOUR TREES PER CORNER LOT (i LOTS X ... _ 31)
10$ rF 1REES NEED TO BE A......... Of' ~- OR 11+ IN HEIGHT
'TREE WI1lGATlON REQUIREWENTS
143 TREES TO REPlAfrlT BASED OH TREE: PRESER\lATION CAI.ClJl..AllONS
THESE lREES N€ 0't0 AND fIBOVE. lHE lANOSCAPE REQl..IRMENTS
--
C":t"..:;.- -3t_... ___
=--
*'~
PIaNEERengineering
i---~ ,1'....,.-'lfJ..........pIoo-,...-" _
:lIZI-"'~ McndotaHc:ightsOffice :10,_" N;.... ___..,.____*"', UNJ,aMDT
=~~:'.;:. =~_..,..::.l~ __unoo_..~__ Cort.,. M1<..c>w. !-.
100000LS2.dw1
0.. ll1JoQ1
~,
- "'
PRELIMINARY LANDSCAPF./
TREE MlTIGA nON PLAN
I MANLEY LAND DEVELOPMENT
lllt5 PLAZA DiUVE
EAGAN. MINHBSOT... 55122
PIKE LAKE PONDS
PRIOR LAKE. MINNESOTA
I 8 + 11
f'\:.,...>,<...../...<Q. :]/ ..........< "-:<"" ....A"<,~\ ." /,//
--",' 'y' :....E '...7. ..' .,....,....SIU""'.. SED FOR TREE PROTECTION FENC~G'" . '. ., "
'.' Jl r~ ,,~_.. ,.- ~'"".-.; 1'" .-- '-"""!"J N ' ' I'
II..... ! uD~<.J--'/2L~ ~~s, .,. .=:>,\}) Ja, ..I'~_j: .,'.. ';"')~~~~~'~~ ~.- ~. ~~--~-~...:. /
1".<' I . '~, ' ~"->.,-~ -- ", ~, . " . ~ --1. ,\. ....'.. _ 14 h-:::... "
ii .' I I I fF'Il' \ 1 ~ *1 ::~.-: ~2 ~ \" m, ~:::~- ~ " -ffl'" . ~ ~ ~~dh. ~} ~"0
I: '111:.1' . ",' 1 f ~ f'Jf(C".- ~ -;:::::;:r ~f \\" ~h\\,1 ~ ...;.... ..:1,~ ';'./.- - "i,;:,...../ ~~ ~.._ ,.+'~
'II ,~~::j~l3L' 1 ,I ;.. . ~\~~,." ' ~'X ..:"..:.!.i'~... .-::t'-' .. ~<.~...Dr! r~~~.."
" i1 '. j ~ ~ ~\" "'\ ~ ~";:-- ",:,,,,, _, ~~; "~/ [.7 \/~I c..:::.. ~~~ :...~
/1 ..t:,' '.~. ~'> l'-i:[--i> I . 0~ E ~~'\.\. .. '~I . ' ~~~ ' ---!!2.- ~ b \\..t '~~. /17 : ~ '
1;1 ;ci~~c7C" I I 'b < ~V ~ '~.> 0-,-" :r,:,E I' ~ M ~~ I I t ~ n\/ Ir~/ '.,y.;-
~~~.1 :it\~~~ /, ~t\;\\~ 'h' "~~~ \ Ir~~~>~~i~
iB :~. ii J Q-,>; '0--- ~,. \\\.~ 'q i . : i1~'~' ~. 1\ l7 ~. ,,iv, ~
1 1 ~~ ~e:::'>- ~~~:,,~~,,-~ ill .::..v ---.; 7-'-.) , .- ,..<' ~. .~
~~---~~. :;'~<~~ !ii~. '~.Cb ': '-H -, ~_ ',C< '~, , ~~~\K;3\ W:,!
:,...,.,., r<7: -rr ~t \~' ~ .., 0 II ]I" II ~.fn 11-" I iF,-, ~. ;;-," ~r If.:;- ',1 Q \ ~lll.",: -
~ ~ ~ i ~ ~\'4' -.~ I' ~ll . ~ ~ ~ I)~ <'~ 0"''!~ ~ ~f
v.,' '_ ~'... . .";\~..,,,. ._...._),' ~~,...;d. . ..........._. . _........... .t;.;..:t;;:i:}.';:,~,.~!~,." .
f,T';.:'i' " --VV't '.'" _~ ..~o., .- /~ .....~.~.
-;' ".' ""?'iti-O'<)~. . Y
'.i ~j;/ '
': ' , "',,., , :'~?1f". ,"'" - " . i
TREE PRESERVA1l0N NOTES
'-lU(lII(l..OHDCl.URN(;I(QJcS,COIIllIACTlIISHlI.J.OIoI[[T.lH 1M!:
~: ~ ~~'n:~roo~~ ACCO$1IClJ1t5.
~-TIlEtPlKllEC_f'EM(;("1(l.PI.Ac:EIlCl."5I)[Of1HEDn'UOEOf
"'-'--.:.v<1111ttSTO.s.o.-. 1TNa:1O__1MlL1oU
Sll:1lOlIl1ICllW\C1ED,fOC[lHCUUlllOTIEIOlMDDIIItWlCATt;Il
...JllQUT_OIl_TlDlCOMllllMCoO_.lHTHECDN$IAT....T
3-NOFU 5Ha.tUlIllEPI.ACElI4l:MlST _ -,0Il1HE 1ID01 ClIDIlN.
lJI......__UNtMlEAOfoKf1lll;DilllATiWltTO.SA>OtIl
4-CAll(1II,I$I1( T_ TO/Ift'oIDlTCIWG" TII[ SOl.CI€IlISTIIT llJE
roCCllOllTElIMHllUT4NIIL,V;<AGl;OIIi1'lJ..olQ[OfltlE_TtRlAl.S
Sl.CHASP....15C11fIIUS.
~-.......CO<SJltUC1lOII_T.'oVIQ(IRAf'f'lC_STOltAQ:.uttA!i
IIlUST.LllC.fllEl)WlSlCl(or....ylR([~TtC1lClN.oIlfA.
1-__OfOM lRUS 0IUS'f NOT TM(PlAC( _ -. IS TO.....l.'
7-If"-'-OfOolll1R[[S<XO.I!I..__lO:1OC'MUClDll(S$lNGIlUST
:""'O-==~~~VADt:~:~~; --1t)Q;: lIlU:
!,I.~JEE!:'Pneeri~
=~:a~.:
Mendola HeiahlS Offioc
~~:=lal
TREE '-4I1lGA llON
ALLOWABLE REMOVAL fOR GRADING - 25" (RG)
REt.10VE 124 TREES/1241"
1241-/2109" ... 58.8% REh040VED FOR GRADING
AMOUNT OF CALIPER INCHES EXCEEDING
ALLOWABLE REMOVAL'" 58.8:; - 25.0" '" 33.8X
(33.8:;) (2109~) '" 712.8" TO BE t.4ITIGATED FOR
(712.8") (.S-REPLACEMENT RAnD) "" 356~ CALIPER INCHES TO REPLANT
356"/2_5 (h04ITlGATION TREE SIZE) '" 143 (2.5" TREES) TO REPLANT ON-SITE
TREE PROTECllON FENCE
PRESERVATION TREE TOTALS
I CALIPER
INr.Hr<;
SAVE 62 554~ (26.3%)
REl.1QI/E FOR 1241. (58.8~)
GRADING 124
REMOVE fOR 314" (14.9%)
UTIL/HSEPDSjDRIVE 32
TOTAL SIG. TREES 216 2109" (100.0X)
NON SIGNIFICANT 346 3567~
DEAD/HAZARD 7 60'
OFT-SITE SAVE 1 ,,'
TOTAL TREES TAGGED 572 5747"
PROTECTED ROOT ZONE
AlLOWABLE REMOVAL FOR UllUTlES.
HOUSEP....OS ....NO DRIVEW....YS ... 25" (RU)
~---
'_.'___.___.'Of-'
._..___..--_...,.Of-':__
.-...---..........----..-
----.-----
.=.....~r.".._~--
':',====",-.~-=-=,::",=,:"",
REt.40VE 32 TREES/314~
314~ /2109" '" 14.9:ll: REMOVED FOR GRADING
AMOUNT OF CALIPER INCHES EXCEEDING
ALLOWABLE REMOVAL'" 0
._~_..""'_...__..
---...-
SEE LANDSCAPE PLAN FOR TREE '-4I1lGA 1l0N LOCATIONS
I-,OIIIIII)o_lIIiIpIoo.____..,
::===..:::=
'^-
~
PIKE LAKE PONDS
PIUOR LAKE. WINNE8OT^
PRELIMINARY
TREE PRESERVATION PLAN
MANLEY LAND DEVELOPMENT
191j PLAZA. DRIVE
EAOAN. MlNNBSOTA jjl22
c...l'I<>~o.~
..
,"
~
~so Ii
GRAPH1C SCA.I..E IN FEET
105044 TR2_dw9
9 OF 11
""" '"'"
TAGI IN. SlDIS T\'PE
"''' . "" NS-REMCNE
7OCT2 " "" NS-REMCNE
7003 " "" """"KNE
"'" . AC RG
1005 " "" ~
'000 . "" ....
100' 10 BE
1005 , BE
'000 . ""
"" . BE NS-SAVE
"" " 'Be S
"12 , Be S
"" . "" NS-SAVE
"" . '" S
701. . eo s
701. . "" """VE
701' 12 eo S
701. " '" S
"" " eo s
'''''' " eo s
7112' " BE """VE
71122 " ,Be S
'0>3 12 .""" NS-REMCNE
"" " 8H RG
""5 , Em NS-REKNE
702ll , eo RG
71127 12 "" NS-REMCNE
71I2ll . eo RG
71129 , RO RG
"., " "" NS-REMCNE
7031 " "" NS-REMCNE
71132 . eo RG
7033 , RO RG
"" " '" IOJ
"'" " =
, ""
"" . Be ....
7038 12 e...
7038 " """
7040 " "'.. IOJ
"" " "'.. IOJ
"" , UN IOJ
7043 , "'.. RG
"'" 10 "- IOJ
"'" " P8 IOJ
"'" " '" RG
"" " '" IOJ
"'" 10 '" IOJ
"'" 12 ..- aD IOJ
7050 12 eo- IOJ
"" " '" RG
7052 10 """" NS-REKNE
nt53 " '" RG
,05< " """" NS-REKNE
'055 " '" RG
7056 " BE RG
'05' " ""'" NS-REKNE
'055 " .""" NS-REKNE
'059 " '" RG
""" . 2SlLMo\ """'KNE
"" , '" IOJ
7052 , '" IOJ
1003 . '" IOJ
"" " '" IOJ
7065 " ow RG
"'" 12 ""'" NS-REMCNE
,.., " """" NS-REMCNE
'055 10 2SlLW. NS-REMCNE
"'" 12 '" RG
'070 10 """" NS-REMCNE
"" 15 '''''''' REMCNE
,on 15 '''''''' REMCNE
7073 . '" !;
'01' " Em
7075 15 RO
7075 10 ""
'017 " "" inldK_ItbiIIM
"'" , .W
707'2 . RO
""" 12 Em NS-REKNE
"., . Em NS-SAVE
'062 , "" NS-SAVE
1003 . BE NS-SAVE
71lO4 12 ,Be S
"" " "" NS-SAVE
"'" " RO S
,.., " BE NS-SAVE
'055 . Be ,.., D-SAVE
"16' " Em NS-SAVE
'1160 " ,Be S
"" " AC S
'092 . Be S
'093 , Em NS-SAVE
'11I4 , AC S
"16' " Be S
"'" 10 RO S
"" . 'W S
'090 . Em NS-SAVE
7099 " RO S
'''Xl , Be S
~I.~E~~neeri~
=--=-O=U~II:lO
tel)llI.ltl4_1'-
.1~"_H.W
c-......_~
('1U11l3.1_f&'1IHtQ
Mcndota Heights Offioe
SIZE' 1Rfi
TAGI IN. SlEWS lYPE
7101 . ,"" NS-SAVE
'"'' . '" S
'103 . ,"" NS-"VE
",. . "" ....KNE
"05 , "" NS-REKNE
"05 10 Em ......,.,.
"01 10 "" ......,.,.
'''16 " Em ......,.,.
'10' " '" RO
7110 13 "" NS-REMCM
1111 " "" ... '" NS-REMCM
1112 10 Be RO
71'3 . '" RO
711. 15 20m NS-REMCM
7115 " Be RO
7116 . BE NS-REMCM
1117 " Em 11
7118 , ,lIE
71'9 . BE
"20 , BE
7121 " Be
"" , "" NS-REKNE
"" 10 BE "'''"' ......,.,.
"24 . BE ....KNE
",. 6 lIE ....KNE
'12' , "" NS-REKNE
'127 10 BE NS-REKNE
"" 14 "16 RO
"" 10 '" RO
"" " BE NS-REKNE
1131 12 "" NS-REKNE
"" 13 BE NS-REMCM
"33 12 BE REKNE
"'. " Em NS-REMCM
"'. , Em NS-REMCM
"" 14 BE NS-REMCM
7131 12 Em .- NS-REMCM
"" . Em NS-REMCM
"" " "" NS-REMCM
".. " lIE NS-REMCM
71.' 10 .BE NS-REMCM
'14' " lIE NS-REMCM
'143 , lIE ......,.,.
,,,. " '" RO
"45 , lIE NS-REKNE
,,,. " BE NS-REMCM
7147 15 BE NS-REMCM
,,,. . """ NS-REMCM
'''' 12 lIE NS-REKNE
"" " lIE NS-REMCM
7151 , Em NS-REKNE
"52 6 BE NS-REKNE
"53 " Be '"
"" , BE NS-REKNE
'15' , '" '"
"56 , Em NS-AE>o<M
7151 . Be '"
"56 70 Em ....AE>o<M
"59 . BE NS-REKNE
"" " Em NS-AE>o<M
7161 10 Be '"
"" 20 '" '"
'''3 20 CW NS-AE>o<M
"" " Be '"
".. , Em Ii
".. " Em
"" 10 BE
'10' 12 "" ....
".. " ""
"" " Em REKNE
7171 . BE REKNE
1172 10 ""
'113 10 3'" '"
717. " Em NS-REMCM
7175 . '" '"
"'" . '" RO
"77 . '" '"
7118 15 '" RO
"'" . Em ....REKNE
"OJ , '" '"
7181 . '" RO
"" . '" '"
'103 , BE ....REKNE
"" . "" ....REKNE
".. , '" '"
".. , BE ....REKNE
7187 10 '" '"
".. " Em NS-REKNE
"" 70 3CW NS-fE.MO.IE
".. . "" '"
1191 , Em ....REKNE
"93 . Be '"
"" . Em ....AE>o<M
"" 10 '" '"
,,,. , BE ....REKNE
".. 10 '" RO
"" " Em ....AE>o<M
".. , Em ....REKNE
"" 12 "" ass
72llO , '" RJ
1..,_'...IlIiI....._~.,.
::=====
~~
c.n."" .e<...ooM. .-
""'. '"'"
... S1DIS TYPE
'''''
"''' .
12113 12
7303 .
"'" ,
72115 .
72llB .
12078
"OB ,
72119 12
7210 10
72'1 9
72129
72138
721. 7
"" .
721610
n179
721810
721911
"'" "
"" 6
"" .
7223 15
722418
7Z2S .
",. .
"" .
",. 10
"" .
'330 .
7231 '4
'232 .
7233 12
7234 .
7235 18
133B 6
123719
7238 1.
7239 .
7240 "
"" .
1~2 7
12<tJ 18
1244 17
"45 .
".. .
724720
12C8 15
724910
7250 10
725111
"'" 24
7353 10
"" "
",. 10
"" "
725' .
7258 13
725B H
7260 ,
126112
"'" .
7353 6
"" ,
7265 17
1200 .
7287 18
""" 6
12" .
mo "
7211 7
1m 18
727370
727.6
727. ,
777613
7277 .
72786
"'" ,
72BO 11
7281 9
'263 ,
7283 19
"'" "
"" .
".. 70
72878
""" 6
"'" "
1290 16
729112
"" ,
7293 15
7294 14
7295 15
7296 14
729718
7298 15
1299 .
7300 19
Be
2 WILL
""
RO
AC
30m
30m
em
,w
RO
Em
RO
""
AC
lIE
Be
'''''
AC
30m
""
RO
RO
ew
,ew
RO
RO
Be
RO
BE
BE
Em
CW
""
""
ew
""
ew
ew
BE
BE
RO
Em
CW
ew
Em
Em
BE
Em
Em
Ern
Em
,ew
20m
""
BE
BE
Be
Em
'ew
Be
Em
Be
Be
Em
2 WILL
Em
CW
Be
Em
2 WILL
Em
CW
CW
Be
AC
Be
Be
Em
WilL
""
""
Ern
BE
""
'"
ew
W'LL
BE
2 WILL
W'LL
Em
BE
CW
ew
CW
ew
ew
'ew
Em
CW
STATUS
S
NS-SAVE
NO>SAVE
S
S
NO>SAVE
NO>SAVE
NS-"VE
S
S
NO>SAVE
S
NS-SAVE
S
NO>SAVE
S
NO>SAVE
S
NO>"VE
S
S
S
NS-SAVE
......VE
S
S
9
S
NO>"VE
NO>SAVE
....SAVE
VE
VE
VE
D-SAVE
......VE
NO>REMCNE
NO>AE>o<M
NO>SAVE
....SAVE
NS-SAVE
NO>SAVE
NO>SAVE
NO>"VE
NO>"VE
NO>"VE
S
NO>SAVE
NO>SAVE
S
NO>SAVE
S
S
NO>"VE
....SAVE
NO>SAVE
NS-SAVE
S
....SAVE
....SAVE
NO>SAVE
NS-SAVE
NO>SAVE
S
S
S
S
....SAVE
....AE>o<M
NO>AE>o<M
NO>REKNE
....REKNE
""'. "'"
TN;f ... S1DIS T'l'PE
7301 6 2 BE
73ll2' '"
1303 12 BE
1:>>4 6 Em
7305 11 BE
1306 8 BE
7:JJ7 10 an
7306 6 Em
1309 16 an
7310 15 2El'n
7311 5 an
7312 13 Em
7313 15 ~
7314 12 Em
7315 15 an
7316 10 an
7317 18 &E
7318 8 BE
7319 7 Be
7320 8 2 BE
1321 13 an
7322 13 ac
1323:> Be
13:24 8 BHK
7325 1 2BC
7326 11 8W
1327 13 BW
7326. '"
732ll' ""
7330 14 RO
7331 6 8C
7332' Be
7333 11 Be
"". Be
7330' '"
7336 12 an
7337 8 Em
7338 12 ~
1339 10 BC
734ll. '"
1341 8 BE
7342 10 BE TMdllad
7343. '"
734<1 8 an
7345 10 GA
734(1 8 Be
7341 6 GA
73<6. '"
73<9, '"
7350 11 GA
7361 10 38C
"". '"
1353. '"
7354'4 2Ero
736S 13 Be
7356 14 Be
1351 6 GA
7358 10 CiA
7359 8 GA
7360 8 an
7361 8 BW
7362 8 GA
7363 18 2 RO
1364 12 3GA
"". '"
7366 9 2 BE
7367 17 BW
1366 18 8W
7369'4 GA
7370. '"
7371 14 GA
73n 8 ~
7373 5 28W
7374 6 ~
7375 13 Be
7376 6 Elm
7371' ""
7378 5 Ql.
7379 10 ~
7380 13 Elm
7381 1 GA
"" 5 BE
7383 5 2 BE
7384 11 Em
7385 6 BE
7386 10 Ern
1381 7 Em
7388 10 Em
13B9' '"
"'" 0 '"
7391 12 Em
7392 8 Em
739315 2EIrn
7394 12 an
T395 10 an
73116 12 GA
7397 12 Em
7398 12 Be
""', '"
7400 tI E'l'n
"..
~
v,
STATUS
REMCM
SAVE
'"
'"
'"
'"
'"
'"
....REKNE
'"
....KNE
'"
'"
'"
'"
'"
NO>SAVE
B
'"
'"
'"
'"
....REKNE
'"
'"
'"
s
'"
....REKNE
....KNE
....AE>o<M
'"
NO>REKNE
....REKNE
....REKNE
......VE
......VE
'"
....REKNE
....REMOVE
TREE LIST
SIZE' TREE
...S1DlSTYPf.:
'''''
740115
7-402 14
7403 19
7404 10
7405 12
7406 12
14018
1408 12
1409 14
1411 8
141210
14136
74141
741522
74165
7411 9
74186
74197
7420 14
1421 6
"" ,
7423 12
'''' .
1425 10
"" ,
1421 6
"" ,
"" .
1430 11
143112
1432 12
1433 15
"" .
7435 13
"" .
143111
1438 19
7439 18
"'" .
7441 8
7442 13
7443 24
".. .
7445 10
".. 6
744713
1448 14
7449 14
"'" .
745115
7452 18
7453 12
"" .
741;>5 14
7456 21
74578
7458 10
1459 11
".. .
1411113
"" ,
1463 10
'464 ,
".. 6
7466 10
1481 11
".. .
".. .
7410 11
1471 14
1472 8
1473 6
747415
141510
1416 8
14n 11
74188
7419 16
1480 12
14111 6
7482 13
"" ,
'464 6
74l1S 10
7486 10
7411713
7~ 10
".. 70
1490 14
749112
1492 11
"" ,
"" ,
".. 6
7496 5
74976
"" ,
1499 11
""" ,
cw
CW
CW
Em
""
BE
Em
Em
W'LL
2 WIll
lIE
lIE
'"
CW
""
""
Em
Em
BE
""
Em
'"
Em
,lIE
'"
Em
""
""
Em
""
'''''
W'lL
Em
""
Em
WILL
cw
WILL
BE
W'LL
BE
eo
'"
BE
lIE
BE
BE
W'LL
""
W'LL
W'LL
W'LL
W'LL
W'LL
cw
W'LL
WILL
CW
W'LL
WILL
'"
AC
'"
BE
'"
3 Will
BE
BE
, ow
BE
Be
BE
BE
AC
AC
lIE
B'
'"
'"
Be
'"
BE
BE
BE
BE
""
Em
R)
'"
BE
AC
Em
""
""
Em
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PRELIMINARY
WETLAND MITIGATION PLAN
MANLEY LAND DEVELOPMENT
1915 PLAZA DIUVIl
eAGAN. MINNESOTA 5jl22
II OF II
PIKE LAKE PONDS
PRIOR LAKE, MINNE.SOTA
Memorandum
DATE: February 15, 2006
TO: Jane Kansier, Planning Director
FROM: Larry Poppler, Assistant City Engineer
cc: Steve Albrecht, Public Works Director/City
Engineer
RE: Pike Lake Ponds (City Project #05-193)
The Engineering Department has completed a 2nd review of the preliminary plat dated
January 17, 2006 for the subject project and we have the following comments:
General
1. Show the City project # 05-193 on all plan sheets.
2. The final plans should follow the requirements of the Public Works Design
Manual.
3. Obtain PLSL Watershed Permit, NPDES permit, and SWPPP prior to grading.
4. Provide plan sheets using larger scale according to City standards.
GradinQ Plan
1. Slopes of maintained areas must not be greater than 4: 1. Maximum slopes
adjacent to mitigation areas shall be 5: 1 in accordance with WCA
2. Retaining walls exceeding 4 feet should be designed by an engineer, include a
fence, and must have a building permit. Retaining walls proposed to be
constructed next to building pads should be revised. The close proximity of the
wall to the building pads gives insufficient space for grading a swale in front of
the wall. Two 4' retaining walls terraced need to be designed by an engineer.
3. Easements will be required for the work outside the property lines.
4. Provide access for water quality pond. Pond access paths should be paved and
have a maximum grade of 8% and be a minimum of 10' in width.
5. Swales behind Lots 1-6 Block 4 and Lot 14-16 Block 2 are greater than 300',
please revise grades or add catch basin.
6. Provide existing and proposed NWL, HWL, and OHWL for all waterbodies.
L:\06 F1LES\06 SUBDIVISIONS\PRELlM PLA 1\Pike Lake Ponds 06\Eng. review 0I3006.DOC
7. Minimum basement elevation for pads adjacent to ponds and wetlands shall be
2' above the 100-year HWL elevation. The lowest opening shall be 2' above the
emergency overflow. Show low floor elevations for building pads.
8. Show emergency overflow routes from all low points and show elevation of high
point along emergency overflow route. All emergency overflow routes shall be
graded and the easement area sodded prior to building permit issuance.
9. The erosion control measures shall be installed and inspected prior to any site
grading. All trees to be saved must be protected by silt fence or construction
fencing around the drip line of the tree to protect the root system. This fencing
must be installed prior to any grading on the site.
10. Provide concept plans for properties to the north, east, and south of the
development. There are retaining walls proposed at the property lines, verify
future grades will connect to the proposed development properly.
11. Provide minimum 20' easements along lot lines where backyard catch basins are
located.
HydroloQY. Hydraulics and Storm Sewer
1. Lots 13-16 Block 2 obstruct drainage way and impact wetland. Each proposed
house basement is under the level of the upstream wetland. This configuration
is a risk for nuisance drainage conditions and property damage and is
unacceptable. All structure LFE should be 2' above the HWL of nearby water
bodies. Draintile design separating homes and wetland is unacceptable due to
possible water drawdown impact to wetlands.
2. Future land use upstream of drainage way should be modeled to predict
increase in future water volume flowing across property. An erosion resistant
channel should be designed to prevent future property damage.
3. Volume control must meet PLSLWD requirements. Provide volume control
calculations for review.
4. East pond flows into wetland near Pike Lake. Culvert under driveway between
wetland and Pike Lake should be modeled. Additional water to this wetland must
pass through safely and not effect the inundation period of this wetland.
5. More information should be provided on culvert under Pike Lake Trail near
northwest corner of development.
6. LFE on grading plan is hard to read, please revise font or drawing scale for
review.
7. Provide Rational Method calculations for all storm sewer.
8. Dikes used to create rate control ponds must at maximum use 4: 1 slopes and
measure 10' wide at top. At minimum, a clay core should be designed in
consideration of groundwater flow. If head difference between NWL of pond and
downstream land exceeds 3', soils data will be required in the area and dike
design must address maintenance of pond water level and dike stability. Outlet
pipes through engineered dikes should be designed with anti-seep collars.
Specify that sand bedding not be used through dike section.
L:\06 FILES\06 SUBDIVISIONS\PRELIM PLAT\Pike Lake Ponds 06\Eng. review 013006.DOC 2
9. Before a grading permit can be issued, a SWPPP must be submitted and
approved by the City Engineer. A SWPPP is a requirement of a construction site
NPDES permit required by the MPCA. A SWPPP can be multipart or a single
document and can be in either a stand alone form or included in the plan set.
10. Provide details for soil infiltration features in back yard areas. Inundated water
level of basin must meet rules in Pubic Works Design Manual as if it were a
pond. (LFE 2' above HWL).
11. The design engineer is encouraged to call Prior Lake Water Resources
Engineer, Ross Bintner at 952-447-9831 with questions on any hydrological and
hydraulic comments.
Utilitv Plan
1. Final utility plan will be reviewed upon submittal of plans and profile sheets with
final plat.
2. Verify that all sanitary and storm manholes are located outside the wheelpaths.
3. Show fire hydrant locations for watermain on Pike Lake Road.
4. Easements on private property shall be a minimum of 20' or twice as wide as the
depth of the sewer line. Verify that all easements meet this requirement
(sanitary sewer between Lots 9 & 10 Block 1).
5. Proposed watermain on Pike Lake Trail should be 8" DIP approximately 250'
south of project and continues to the north.
Streets
1. Show temporary cul-de-sacs at the end of Street 1.
2. The development should make the Hickory Avenue connection, show proposed
geometrics on plans.
3. Three Pike Lake Trail typical sections should be shown. The Pike Lake Trail
typical section in front of the development should be 42 feet wide and show 8618
concrete curb and gutter both sides of the street. A separate rural typical
section should be shown for the Pike Lake Trail segment from Pike Lake
Meadows to Pike Lake Ponds. A third typical section should be shown at the
intersection of Pike Lake Trail and County Road 42. The urban typical sections
should include a 8' bituminous trail (2-1/2" bituminous, 6" class 5) on the west
side and a 5' sidewalk (4" thick) on the east side.
4. The urban typical section should include 2" of Bituminous wear (MV4), 3" of
bituminous base (MV3, 8" class 5 (crushed limestone), 24" select granular
borrow.
5. The Developer should dedicate additional right of way along Pike Lake Trail to
accommodate 80' of total right of way.
6. A preliminary 40 mph state aid design must be completed to verify Pike Lake
Trail alignment. The proposed park along Pike Lake should be depicted in the
alignment drawings.
L:\06 FILES\06 SUBDIVISIONS\PRELIM PLAT\Pike Lake Ponds 06\Eng. review 013006.DOC 3
PI eNEERengineering
MENDOTA HEIGHTS
CORPORATE OFFICE
2422 Enterprise Drive
Mendota Heights. MN 55120
phone (651) 681-1914
fax (651) 681 ,9488
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
COON RAPIDS OFFICE
201 85th Avenue N.W.
Coon Rapids, MN 55433
phone (763)783-1880
fax (763)783-1883
www.piQneereng.CQm
February 23, 2006
City of Prior Lake
Attention: Jane Kansier
16200 Eagle ~reek Ave SE
Prior Lake, MN 55372
, I
RE: Pike Lake Ponds'- Meeting with Developer
Dear Ms. Kansier:
Below is a response to your memo dated February 14,2006. Your letter stated the comments
from the DRC for Pike Lake Preliminary Plat application. Our responses to the DRC comments
are in bold.
1. Premature Development. I advised the developer this development could be considered
premature. We noted the previous council had indicated they would be willing to let the
development go forward subject to several conditions, including upgrade of Pike Lake
Trail from 42 to the north boundary of the former Arima property to an urban collector
street, pavement of Pike lake Trail, and the extension of watermain, all at the developers'
cost. These conditions are outlined in a letter to Toll Brothers. I provided the developer
with a copy of this letter. The proposed Pike Lake Ponds development will meet the
conditions outlined in the letter to Toll Brothers.
2. Tree Preservation. The current plan identifies 58.8% tree removal for drainage and
utilities. We discussed whether the development could be redesigned in a manner that
would not require the removal of so many trees, especially on the north side of the plat.
Layout was altered to lessen the wetland and tree impacts. Approximately 35
additional trees will be preserved. This will put the tree removal for grading to
-40%.
3. Net Lot Area. The net lot area of each lot, less any wetlands, must be provided. The net
lot area must equal or exceed the minimum required lot area. All lots meet the
minimum net lot area. Areas excluded include wetlands and ponds (NWL).
4. Wetlands. There was a great deal of discussion about the wetland on the site. The
proposed plan disturbs a wetland on the east side of the property to extend a cul-de-sac
and create additional lots. This impact must be studied. Layout was altered to lessen
the wetland and tree impacts.
PI8NEERengineering
MENDOTA HEIGHTS
CORPORATE OFFICE
2422 Enterprise Drive
Mendota Heights, MN 55120
phone (651) 681 -1914
fa.x (651) 681-9488
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
COON RAPIDS OFFICE
201 85th Avenue N.W.
Coon Rapids, MN 55433
phone (763)783-1880
fax (763 )783 .1883
www.pioneereng.com
5. Extension of Utilities to Property in Shakopee. The City does not have the capacity to
provide water service to property to the east of this development without additional
storage. Sanitary sewer and watermain stubs will be provided for possible
development of adjacent properties including Shakopee.
Attached is the new layout. If you have any question please give me a call.
PIONEER ENGINEERING, P.A.
~/
-
Joseph L. Larson, PE
Project Engineer
Cc: Frank Blundetto, Manley Land Development
RP~~
(~m .. ......<"...
t: .~
U . rrJ
~INNES~~t>
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
October 14, 2004
Toll Brothers, Inc., Minnesota
Attention: Jon Helmers
8220 Commonwealth Drive
Suite 150
Eden Prairie, MN 55344
RE: Follow-Up to Meeting of October 7, 2004
Dear Mr. Helmers:
On October 7, 2004, the City of Prior Lake Development Review Committee met
with you to discuss the rezoning application for the Harold Bohlen property. As
you know, the development of this property is contingent upon conditions which
are caused by the fact that improvements to the existing road, sewer and water
are not contemplated for improvement in the City's Capital Improvement
Program. The following is a synopsis of our discussion.
1. The rezoning application must include the Whipps property. Without this
additional property, the Bohlen property cannot be subdivided. The
rezoning of just the single parcel is premature.
2. The Arima property at the northwest quadrant of the intersection of CSAH
42 and Pike Lake Trail must be completed prior to the development of the
Bohlen property. This development will extend water service to the north
boundary of the Arima property. This development will also upgrade the
adjacent segment of Pike Lake Trail to collector street standards.
3. Toll Brothers, as the developer of the Bohlen and Whipps property, has
agreed to upgrade Pike Lake Trail from the Arima property to the southern
boundary of the Whipps/Bohlen property, to a temporary rural section.
The section will be temporary until the Vierling property is developed. The
upgrade includes the following:
a. Grading
b. Paving
c. Right-of-way or easement acquisition (The City only has
prescriptive rights over the existing road. Additional right-of-way
1:\04 files\04 rezone\toll bros\meeting summary.doc
www.cityofpriorlake.com
Page 1
Phone 952.447.4230 / Fax 952.447.4245
and/or easements may be necessary to accommodate the grading,
ponding, shoulders, etc.)
d. Ponding and runoff control for the new road section in compliance
with the Watershed District requirements.
4. Toll Brothers, as the developer of the Bohlen and Whipps property, has
agreed to upgrade Pike Lake Trail adjacent to the Whipps/Bohlen
property to a collector street and to pay the entire cost of this upgrade.
5. Toll Brothers, as the developer of the Bohlen and Whipps property, has
agreed to extend water service from the north boundary of the Arima
property to the Whipps/Bohlen property, and to pay for the cost of this
extension.
6. Toll Brothers, as developer, has agreed to contact the Metropolitan
Council to obtain a determination about whether or not road
improvements will be permitted within the MCES sewer easement.
7. Once items 1-6 have been resolved and preliminary and final plats for the
property have been approved, Toll Brothers, as developers, has
voluntarily agreed to pay the entire cost of items 3-6 in addition to any
development fees which are due and payable as part of the Development
Contract. These costs and the improvement process will be outlined in
the Development Contract between the City and Toll Brothers.
We want to be certain we all have the same understanding of this discussion. In
order to do so, it would be very helpful if you would sign the statement at the
bottom of this letter and return the letter to me. I am enclosing 2 original copies
of this letter, one for your files and one for mine.
Thank you for your attention to this matter. If you have any questions, please
contact me directly at 952-447-9810.
Sincerely,
Q.t{~
ane Kansier, AICP
lanning Director
I am the authorized representative for Toll
Brothers, and I voluntarily agree with the
obligations set forth for Toll Brothers as set
forth in this letter.
cc:
ORC Members
By: John Helmers
Date:
1:\04 files\04 rezone\toll bros\meeting summary.doc
Page 2
1002.700 PREMATURE SUBDIVISIONS. Any preliminary plat/final plat and/or
development .may be determined to be premature should any of the
provisions which follow exist:
(1) Lack Of AdeQuate Drainaae. A condition of inadequate drainage exists
if any of the following provisions exist:
~ Surface or subsurface water retention and runoff is such that it
constitutes a danger to the structural integrity of the proposed
structures.
~ The proposed site grading and development will cause pollution of
water sources or damage from erosion and siltation on downhill or
downstream land.
~ Storm trunk facilities and/or regional ponding facilities that will serve
the proposed plat have not yet been constructed.
~ Factors to be considered in making the determinations regarding a,
band c above may include, but are not limited to: average rainfall
for the area; the relation of the land to flood plains; and the nature
of soils and subsoils and their ability to adequately support surface
water runoff.
(2) Lack Of AdeQuate Water Supply. A proposed subdivision lacks an
adequate water supply if the proposed subdivision does not have
adequate sources of water to serve the proposed subdivision when
developed to its maximum permissible density without causing an
unreasonable depletion of existing water supplies for surrounding areas.
(3) Lack Of AdeQuate Roads Or HiQhways To Serve The Subdivision. A
proposed subdivision lacks adequate roads or highways to serve the
subdivision when any of the following provisions exist:
~ Roads which serve the proposed subdivision are of such a width,
grade, stability, vertical and horizontal alignment, site distance and
surface condition that the increase in traffic volume generated by
the proposed subdivision would be detrimental to the City's interest
in promoting and protecting the public safety and general welfare,
or seriously aggravate an already dangerous or hazardous
condition, or when, with due regard to the advice of Scott County
and/or the Minnesota Department of Transportation, said roads are
inadequate for the intended increased use.
~ The traffic volume generated by the proposed subdivision would
decrease the level of service on highways existing at the time of the
application or proposed for completion within the next two (2) years.
(4) Lack Of AdeQuate Waste Disposal Systems. A proposed subdivision
lacks adequate waste disposal systems if, in subdivisions for which sewer
lines are proposed, there is inadequate sewer capacity in the existing
system to support the subdivision if developed to its maximum
permissible density after reasonable sewer capacity is reserved for
schools, planned public facilities, and commercial and industrial
development projected for the next five (5) years.
City of Prior Lake Subdivision Ordinance
(5) Inconsistency With Comprehensive Plan. A proposed subdivision is
inconsistent with the City's Comprehensive Plan when the subdivision is
inconsistent with the purposes, objectives and recommendations of the
adopted Comprehensive Plan of Prior Lake, as may be amended.
Subdivisions that are not proposed in areas consistent with the criteria for
allocation of MUSA reserve shall be deemed inconsistent.
(6) Public Service Capacity. A proposed subdivision lacks necessary
public service capacity when services such as recreational facilities,
schools, police and fire protection and other public facilities, which must
be provided at public expense, cannot reasonably be provided for within
the next two (2) years.
(7) Inconsistency With Capital Improvement Plans. A proposed
subdivision is inconsistent with capital improvement plans when
improvements and/or services necessary to accommodate the proposed
subdivision have not been programmed in the Prior Lake, Scott County or
other regional Capital Improvement Plans. The City Council may waive
these criteria when it can be demonstrated that a revision to the City
Capital Improvement Plan can be accommodated.
1002.701 Burden of Establishina. The burden shall be upon the applicant to show that
the proposed subdivision or development is not premature.
1002.702 Process Used to Define a Premature Subdivision.
(1) Application. Upon receipt of an application for a preliminary plat or a
final plat, the City staff will review the application based on the criteria
listed in Section 1002.601 of the Subdivision Ordinance to determine if
the proposed subdivision is premature.
(2) Notification. If the staff finds a subdivision premature under the criteria
listed in Section 1002.601, the applicant will be notified of the staff's
findings in writing within 10 business days of receipt of a complete
application. This notification shall constitute denial of the application.
(3) Appeal. Any owner of affected property or any applicant may appeal the
staff finding of a premature subdivision to the City Council. The appeal
must be in writing and must be filed with the Planning Department within
5 calendar days after the date of the written notification of the decision.
The required fee shall be paid when the appeal request is filed. When an
appeal is received by the City, the applicant will be notified of the date
and time the City Council will hear the appeal. No appeal will be heard
until all owners of property within 500 feet of the subject property are
notified of the date scheduled for the appeal hearing. Notice shall be
provided in the manner set out in subsection 1109.200 of the Zoning
Ordinance. The City Council shall hear the appeal within 30 days of the
filing of the appeal unless that period is extended with consent of the
appellant. The City Council shall render a decision within 30 days of the
conclusion of the appeal hearing.
City of Prior Lake Subdivision Ordinance
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.:>Mt:.iMt:.rLJ I~r I Me. LHr...e.
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lvL-irch 16, 2006
Jo teg;u:ds to: l\.hnler De'\o"Clopmt::nt of Pike Lake Ponds
Poor Lake City Council
16200 Eagle Creek A\"C. SE
Prior L<\kc:, 7\'[innc~ota 55372
De;tt P.jOT I_~ke Ciry' Council:
I :ll11 5ubmitting thi~ k'11e:r because 1 \\--ill. not be :!.ble to aHend the city council meeting on March 20, 2006, Thi3
i~ regarding the property I;ought by 1\hnlc.y Dc.vc:lopme.nt ~o be !tn0'.l."!1 a~ Pikt'! Lake Pouds,
1.fy name is Lois Bnmsor:l. :md I reside at 13365 Hickory i\venue NE, ~lso kno'U.'TI. as Lot 1 Blr.>ck 2 Titus
Addition. My concern is the. plot iu~t south of my propcrty. The: placement of the house on chis lot according
to t,he l1andout by Maoky appe:ars 1;1) be tl)O c1o~e to t.he lot line. There i~ :l line of fTce~ hctu:c.cn the: ru:o
prOpCT.tic3. Th.csc trec~ ar,e my conccrn and "''QuId like to !iee thelTl. s:lYcd. The tr.ee5 CJ)uld :lct a~ :l I)uffer ;md
make the t'r.\f1~itiQn fmO') the Jow profile homc!! to high pro6k h01J'lcS more pleasing,
There: \\."Crt: ~c.\'er:U pro'l.-i.sions listed by tbe phoning commission at the meeting on February 27, 2006 which
cov(:r~ some: of the:r.e conccrn~. I hope all tbcse conditions '1;I,-iU be adhered to.
(Enclosed is b:lck up for your eonveruence. Th.i~ includc!; the h:mdout pro'l.-ide:d b)' M:mlcy, phot~Je Qf the trees,
md location of my property wd home:.
(l,O
uJl~~(I. The plan or '(I.{anlcy L;1.nd De'\Tdopmem seems like a ruce addition if aU pro"\'-i!:iom :\It! mc:t. r hope ~1I ",;11 glJ
'~ '\11cil :md we can all be goO<l neighbon.
a If you h:l\"c :In)' CJue~tioog or conccrns please feel free [0 cont2ct me :l.t 952-445-6227 :toy time after M.arch 27,
200(l. Thank you for your time ~Dd c011sideIlltion,
Sincerely,
. ~ .-:J .
cx. 00l-J 19M-G"-A,,--iJJlr
Lois Brunmn
'.\)(,S rllCKOIl.Y ,"710. t-II::
PRIOR tAKE.. MINNI=.~OTA SSn2