05/05/1983 - Advisory Parks & Recreation CommissionCITY OF EAGAN
SUBJECT: REVISION TO A PLANNED DEVELOPMENT AND PRELIMI-
NARY PLAT DUCKWOOD TRAILS 2ND ADDITION
APPLICANT: RON ERICKSON, KORSUNSKY,KRANK ERICKSON
ARCHITECTS
LOCATION: LOT 2, BLOCK 1 AND OUTLOTS A, B, C D,
DUCKWOOD TRAILS
EXISTING ZONING: PD (PLANNED DEVELOPMENT DISTRICT)
DATE OF PUBLIC HEARING: MAY 24, 1983
DATE OF REPORT: MAY 18, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: The first application submitted is a request to
amend the Duckwood Trails Planned Development. This amendment is pro-
posing to change the 90 -unit condominium and 58- townhouse units to al-
low two 81 -unit apartment buildings and dedicate land to the City of
Eagan for parkland purposes.
The second application submitted is a request for preliminary plat and
detailed site plan approval for the two 81 -unit apartments and an out
lot which will be dedicated for park purposes.
ZONING AND LAND USE: Presently, the zoning of the property is PD (Plan-
ned Development District) and would allow an overall density of 310
units. The proposed amendment would increase the density to 324 dwell-
ing for a net increase of 14 dwelling units.
The Comprehensive Guide Plan designates this particular parcel as R -3
(Mixed Residential) with a density of 6 -12 dwelling units per acre. With
the increase of the proposed 14 units, the overall density of the devel-
opment would be approximately 9 units per acre or in the mid -range of
the proposed Land Use Guide.
COMMENTS: The original planned development for Duckwood Trails was in-
itiated on May 20, 1980. This overall planned development consisted of
33.5 acres and contained a total of 310 dwelling units. This mixture
is a 162 -unit apartment which is presently constructed, a proposed 90-
unit condominium and 58 townhouse units. Enclosed is a sketch of the
original planned development concept.
The applicant had submitted a new request for an amendment which would
change the 90 -unit condominium and 58 -unit townhouse. The applicant
is proposing to construct two 81 -unit apartment buildings for a total
of 162 units which is 14 dwelling units above the original proposal.
In return, the applicant is proposing to dedicate approximately 8 acres
to the City for parkland. This 8 acres would be a buffer area between
Duckwood Estates and the multiple units.
CITY OF EAGAN
DUCKWOOD TRAILS 2ND ADDITION AMENDMENT TO A PLANNED DEVELOPMENT
MAY 24, 1983
PAGE TWO
In reviewing this proposal, staff sees some merits in this proposed
revision. The City will receive approximately 8 acres of parkland
having fee title to and can begin to resolve the parkland issue in
Neighborhood 15. This proposed 8 acres will tie in to the DeBoer Park
which is north of this development proposal and ultimately tie in to
some additional land in the Eagan Heights Commercial area. In the
combination of land, the City will then have obtained enough land with-
in Section 15 to provide adequate land for a neighborhood park. There-
fore, the proposal to shift or modify the planned development and in-
crease the dwelling units by 14 is an equitable trade off for the de-
dication of parkland.
The proposed development will consist of two 81 -unit apartment build-
ings of which 57 units will be 1- bedroom, 99 units will be 2- bedroom
and 6 units will be 3- bedroom. The proposed building will have 162
underground parking spaces or one parking space per dwelling unit.
The applicant is proposing 166 surface parking which is just over one
outside parking space per dwelling unit. The applicant is proposing
to reduce the outside parking spaces if they require a garage space
to be rented as part of the total price for dwelling unit rent. This
has been proposed by the Planning Commission in the past and feel this
would be adequate parking for their proposed facility.
The applicant is proposing to locate the buildings as far east as possi-
ble on the site to create as much buffer and open space between Duck
wood Estates and the proposed development. The access would be off of
Duckwood Trail; the applicant is looking at a secondary access onto Lex-
ington Avenue to provide a better circulation. The Engineering Divi-
sion has reviewed this and will comment regarding this secondary ac-
cess.
Lot 1, Block 1, where the two buildings are proposed, contains 374,121
square feet or approximately 8.5 acres. The proposed buildings contain
approximately 64,000 square feet for a lot coverage of 17 The pro-
posed land or Outlot A to be dedicated to the City will contain 408,147
square feet or 9.3 acres. If the two buildings are averaged for den-
sity over the two parcels, the lot coverage would then be 8.3 Either
way it is calculated, the two buildings are within the 20% lot coverage
requirements of the City Code.
If approved, the planned development and preliminary plat should be sub-
ject to the following conditions:
1) A revised planned development agreement or amendment to the plan-
ned development agreement shall be entered into and signed by both
the City and the developer.
2) A development agreement shall be entered into prior to the final
plat.
3) Outlot A be transmitted to the City as parkland.
CITY OF EAGAN
DUCKWOOD TRAILS 2ND ADDITION AMENDMENT TO A PLANNED DEVELOPMENT
MAY 24, 1983
PAGE THREE
4) The underground parking space be required with the rental of each
dwelling unit in order to allow only one outside parking space
per unit.
5) The plat be subject to Dakota County Plat Commission's review and
comment because the plat abuts a county road.
6) A detailed landscape plan shall be required and an adequate land-
scape bond be submitted and not released until one year after the
landscaping has been completed.
7) The architectural scheme and materials shall be included with this
planned development amendment to insure the buildings are construc-
ted in accordance with the proposed plan.
8) A 20' green area shall be provided from the right -of -way of Duck
wood Trail and the beginning of the parking lot area.
ENGINEERING RECOMMENDATIONS
9) The existing storm sewer outlet for O'Leary Lake must be relocat-
ed at the developer's expense in accordance with City approved
plans and specifications.
10) All necessary additional drainage, utility and ponding easements
must be dedicated on the final plat.
11) Any existing drainage, utility or ponding easement that must be
vacated must be done so prior to or at the time of final plat
approval at the expense of the developer.
12) The access onto Lexington Avenue shall be eliminated and the nor-
therly parking lot redesigned to provide for a cul -de -sac turn
around.
13) This development shall be responsible for any additional assess-
ments associated with lateral benefit from trunk water main along
Lexington Avenue.
14) This development shall pay in full all outstanding assessments
which are the responsibility of the land to be dedicated to the
City as park property.
15) Concrete curb and gutter shall incorporate all hard surfaced
parking lot and driveways.
16) Parking lot stalls shall be a minimum of 10' X 18'.
17) Appropriate permits from the DNR and Army Corps of Engineers
necessitated by the filling of O'Leary Lake must be obtained
prior to final plat application.
CITY OF EAGAN
DUCKWOOD TRAILS 2ND ADDITION AMENDMENT TO A PLANNED DEVELOPMENT
MAY 24, 1983
PAGE FOUR
ENGINEERING RECOMMENDATIONS continued
18) Detailed grading, drainage and erosion control plans with detail-
ed plans and specifications for internal storm sewer design shall
be reviewed and approved by staff prior to final plat application.
19) Outlot A shall be graded by the developer as approved by the City
within 30 days of final plat approval.
MEMO TO: ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY
PLANNER
FROM: THOMAS A. COLBERT, DIRECTOR OF PUBLIC WORKS
DATE: MAY 18, 1983
SUBJECT: PRELIMINARY PLAT DUCKWOOD TRAILS 2ND ADDITION
The Engineering Division of the Public Works Department has the
following comments pertaining to the above proposed subdivision:
UTILITIES
Sanitary sewer and water main facilities of sufficient size, depth
and capacity to handle this proposed development have previously
been installed under Project 3"08 for the Duckwood Trail apartment
complex immediately to the south. In addition, there presently
exists an 18" trunk water main located on the west side of Lexing-
ton Avenue adjacent to this proposed subdivision. The proposed
buildings will only have to provide individual service connections
to these existing utilities.
GRADING AND DRAINAGE
The topography generally slopes from Lexington Avenue and Duckwood
Trail at 914.0 towards O'Leary Lake which has a controlled water
elevation of 822.2. This controlled water elevation for O'Leary
Lake (DP -7) is maintained by a gravity storm sewer outlet construc-
ted under Project 322 in 1982. This provides drainage from O'Leary
Lake to the east side of Lexington Avenue into Pond DP -18 which is
presently having its gravity storm sewer outlet installed under Pro-
ject 362 (Tomark 2nd Addition) to Pond DP -10 located in the south-
east corner of Yankee Doodle Road and Lexington Avenue. Further
downstream, storm sewer improvements will be installed as develop-
ment and drainage requirements dictate. It is not anticipated that
the development of these proposed apartment complexes will acceler-
ate the need for further downstream storm sewer improvements at the
present time. Enclosed as Exhibit A is a map showing the relation
ship of this proposed development to the City's trunk storm sewer
plan.
O'Leary Lake (DP -7) is a protected wetland under the jurisdiction
of the Department of Natural Resources (DNR). The grading plan
submitted with the proposed development shows encroachment into
the protected wetlands area of this lake which will require the
issuance of a DNR permit and possibly one from the U. S. Army Corps
of Engineers based on the City's past experience in constructing
the outlet for O'Leary Lake in 1982.
In any event, extensive erosion control measures will have to be
implemented during the construction phase of this process and
maintained until all erosion susceptible surfaces have been estab-
lished with hard surfacing or sod.
ENGINEERING REPORT
DUCKWOOD TRAILS 2ND ADDITION
MAY 24, 1983
PAGE TWO
In addition, as a condition of this preliminary plat approval, the
developer should complete the unfinished grading over Outlot A
which is proposed to be dedicated as park property. The present
uncompleted grading within Outlot A was deleted from the City con-
tract at the request of the developer due to their previously pro-
posed condominium building construction to occur within that out
lot two years ago.
STREETS
Access to this site will be by way of Duckwood Trail which is pre-
sently constructed to its ultimate design section to handle the
anticipated traffic volumes to be generated by this development.
The development provides for two entrances onto Duckwood Trail with
a third entrance onto Lexington Avenue at the north end of the pro-
posed development. The staff recommends that this connection to
County Road 43 (Lexington Avenue) be deleted from the site plan and
that an internal cul -de -sac area be constructed at the north end
of Building 2. Lexington Avenue (County Road 43) will be upgraded
in the future to a 4 -lane major thoroughfare. With the existing
intersection of Duckwood Trail and the proposed future intersections
of Golfview Drive (Tomark 3rd Addition) and the access to the 100
acre Eagan Heights Commercial Park to the north, this driveway ac-
cess does not conform to City or County guidelines pertaining to
spacings of access onto County roads.
RIGHT -OF- WAY /EASEMENTS
All right -of -way necessary for Duckwood Trail and Lexington Avenue
have previously been dedicated under the Duckwood Trail plat. How-
ever, this proposed development has Building 2 located over the
existing storm sewer outlet from O'Leary Lake which is located with-
in a 20' drainage and utility easement. This storm sewer outlet for
O'Leary Lake will have to be relocated around the north end of Build-
ing 2 with a new drainage and utility easement to accommodate the
relocated alignment. In addition, the existing easement under Build-
ing 2 will have to be vacated. All costs associated with this re-
location, vacation of easements and new dedication shall be the re-
sponsibility of the developer in conformance with approved City stan-
dards.
In addition, the proposed development shows Building 1 encroach-
ing within the dedicated ponding easement.for O'Leary Lake in addi-
tion to additional fill being placed within this ponding easement.
If the buildings cannot be relocated to avoid a conflict with the
existing ponding easement, sections of it will have to be vacated
and rededicated with the final plat. Any final ponding easements
to be dedicated shall incorporate the 885.0 contour elevation.
ENGINEERING REPORT
DUCKWOOD TRAILS 2ND ADDITION
MAY 24, 1983
PAGE THREE
ASSESSMENTS
Outlots A, B, C and D have previously been assessed for all relat-
ed assessment responsibilities under Project 308 (Duckwood Trail
Apartments). However, there is a deferred assessment for lateral
benefit from trunk water main for the existing 18" trunk water main
located on the west side of Lexington Avenue that was previously
deferred until the development of this adjacent outlot. This de-
ferred assessment would be levied at the rates in effect at the
time of final plat approval. It would incorporate the frontage
along Lexington Avenue which is approximately 556'. Based on this
information, the additional assessment responsibility would be as
follows:
556 1.f. X $19.40/1.f. $10,786.40
In addition, present City policy requires that all land to be de-
dicated for City park purposes must have all past levied or pend-
ing assessments paid for by the developer prior to transferring
the land to the City. Under the original Duckwood Trail subdivi-
sion and subsequent public street and utility improvement contract,
the assessments associated with Lot 2, Block 1 were to be the re-
sponsibility of Outlot A. Therefore, this development will be re-
sponsible for paying in full the assessments associated with Out
lot A, Outlot B and Lot 2, Block 1, Duckwood Trail Addition as a
condition of their park dedication requirements.
ADDITIONAL COMMENTS /CONCERNS
Parking lot layout as proposed provides adequate access to both
apartment buildings. Parking stall dimensions shall be 10' X 18'
minimums with concrete curb and gutter incorporating all hard sur-
face paving areas.
Additional questions or concerns by the applicant or the Planning
Commission can be discussed at the Planning Commission meeting to
be held on May 24, 1983.
Respectfully submitted,
TAC /jach
Thomas A. Colbert, P.E.
Director of Public Works
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PRELIMINARY PLAT
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SITE DATA
Zoning -PD Plan Development Domes
57 A UNITS at 700 5F Net
99 UNITS at 940 SF Net N
`w r a IID sii6.rr
6 C UNITS at 1043 SF Net
162 TOTAL UNITS
TOTAL GROSS
BUILDING AREA 212,427 5F
TOTAL NET
RENTABLE AREA 139,218
PARKING
162 Underground
Spaces
166 Sorlace Spaces
328 TOTAL SPACES PROVIDED
405 PARKING SPACES REQUIRED
SITE AREA 594723 54
BUILDING COVERAGE 64,000 51
or 30.765
revised contour
indicates
indicates
existing contour
indicates soil boring location
1 see report dtd 4/5/83
by Subterranean Engr. Inc.
BUILDING ELEVATIONS
Building No. 1
Garage Floor Slab 888
First Floor 898
Second Floor 907
Third Floor 916
Building N0. 2
Garage floor Slab 894
first Floor 904
Second floor
353
Thud Hoot D
Building Height:
lrom gaug`e slab
to peak of roof 52'-10 1/2'
grade varies around bldg. pert nater
UTT ITIfS
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storm sewer
water main
y sewer
6 sanitar manhuk
catch bas•n
LOCATION
MAP
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SITE PLAN
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KORSUNSKY KRANK EkICKSON
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DUCKWOOD TRAILS TWO
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BENSHOOF AND ASSOCIATES
TRANSPORTATION PLANNING AND ENGINEERING CONSULTANTS
7901 FLYING CLOUD DRIVE, SUITE 119 i EDEN PRAIRIE, MINNESOTA 55344 (612) 944 -7590
May 12, 1983
MEMORANDUM
REFER TO FILE: 83-34-18
T0: Cheryl Zinter Barrett Construction
FROM: James A. Benshoof t,
SUBJ: Trip Generation and Distribution Characteristics for
Proposed Duckwood Trails Two Development
BACKGROUND
This is to provide information requested by the City of Eagan
regarding your proposed Duckwood Trails Two development.
Specifically, this memorandum documents the trip generation
and distribution characteristics expected for the development.
The Duckwood Trails Two development addressed in this
memorandum, would consist of two buildings, each with 81
apartment units. The development site is located on the
north side of Duckwood Trail, just south of O'Leary Lake and
west of Lexington Avenue. Primary access would be to /from
Duckwood Trail, with a secondary access point for one
building proposed to be located on Lexington Avenue about 550
feet north of Duckwood Trail.
TRIP GENERATION
The purpose of trip generation information is to understand
the amount of traffic that the development would generate.
The Institute of Transportation Engineers has published a
document entitled, "Trip Generation," which provides infor-
mation on trip generation rates for different types of deve-
lopment, based on traffic counts at existing developments
throughout the country. Applying these trip generation rates
to the proposed Duckwood Trails Two development, the resultant
trip generation projections on a daily basis and for the a.m.
and p.m. peak hours are as shown in Table 1.
CITY OF EAGAN
SUBJECT: REZONING AND PRELIMINARY PLAT PARKCLIFF 2ND
ADDITION
APPLICANT: PARKCLIFF DEVELOPMENT CO., RICHARD WINKLER
LOCATION: PART OF THE NW4 OF THE NE; OF SECTION 34
PARKCLIFF 2ND ADDITION
EXISTING ZONING: R -1 (RESIDENTIAL SINGLE DISTRICT)
DATE OF PUBLIC HEARING: MAY 24, 1983
DATE OF REPORT: MAY 17, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: The first application submitted is a request
to rezone Parkcliff 2nd Addition from R -1 (Residential Single District)
to R -1 PD (Residential Single District Planned Development) to allow
deviation from the R -1 zoning requirements.
The second application is a request for a revised preliminary plat,
Parkcliff 2nd Addition, consisting of 39 single family lots.
ZONING AND LAND USE: Presently the parcel is zoned R -1 (Residential
Single District) and would allow only single family lots which would
have a minimum of 12,000 square feet. The Comprehensive Guide Plan
also designates this parcel as R -1 (Residential Single District) with
a density of 0 -3 dwelling units per acre.
COMMENTS: As you may recall, Richard Winkler made a short presentation
to the Advisory Planning Commission and City Council on April 12, 1983.
In this appearance, Mr. Winkler had requested that a hardship be look-
ed at in regard to the 60% bond requirement for the extension of utili-
ties. In this meeting, the City Council gave the indication that Mr.
Winkler should submit the preliminary plat, and the City Council would
then consider the hardship for the bonding for utilities.
Parkcliff phase one and phase two originally were proposed to contain
a total of 66 single family lots. The first phase of Parkcliff which
has been constructed contains 25 single family lots. The second phase
which is under consideration at this time is proposed to contain 49
single family lots. This would be a net increase of 8 single family
lots above the original proposal. These 8 lots have been added in the
northeasterly portion of the plat. Lots 9 -13, Block 1 were originally
proposed as one single family lot and the lots on the east side of
Parkridge Drive have been reduced from 112' lot widths to 95' lot
widths to add an additional few lots on the east side of Parkridge
Drive.
In reviewing the net density, the proposed original plat consisting
of 66 lots contained a net density of 2.03 dwelling units per acre.
The 74 lots being proposed at this time now has a net density of 2.3
CITY OF EAGAN
REZONING AND PRELIMINARY PLAT PARKCLIFF 2ND ADDITION
MAY 24, 1983
PAGE TWO
dwelling units per acre. Therefore, the overall density is still with-
in the guidelines of the R -1 land use for 0 -3 dwelling units per acre.
The reason the application for rezoning to the R -1 PD is that on the
south and east side of Parkridge Drive, the applicant has reduced the
lot widths from 100' widths to 90' and 95' lot widths. The depths of
the lots is the reason why the application for rezoning is requested.
The width from Parkridge Drive and the boundary of the property is 110',
thus the applicant is providing adequate width but cannot get the depth
to be able to obtain the 12,000 square foot per lot. The square foot-
age on Lots 12 -19, Block 2 drop to 10,450 square feet. However, the
lot width is 95'. Hence, the applicant cannot meet the square foot-
age requirement and therefore the applicant is requesting the planned
development zoning to allow a deviation from the lot size requirement.
In reviewing this plan, it was stated earlier in this report that the
applicant is proposing an increase of 8 single family lots. If the
applicant would reduce the increase to 7 lots, he could then meet the
square footage requirement and width requirement for R -1 zoning. How-
ever, the applicant has requested that the City review the potential
for the 8 additional lot increase due to the fact that there will
never be development to the south or to the east of this proposed plat
because it abuts a County park.
In the original review of the Parkcliff preliminary plat, there is an
exception for a parcel which Mr. Winkler does not own. In the original
proposal, staff had suggested stubbing a street to this exception which
could then eliminate one direct access onto Cliff Road in the future.
However, the party who owns the exception wanted nothing to do with
this stub street to provide access, so the City and County in the fu-
ture will have to allow a second access onto Cliff Road in the future.
Since the special meeting of the Advisory Planning Commission held on
May 10, 1983, staff has requested that the applicant prepare a grading
plan and show how the houses can be constructed on the lots which do
not meet the 12,000 square foot requirement. Because of the short no-
tice to the developer, it was unable to be attached to this packet,
but the developer has indicated that he will have this ready to review
with the Advisory Planning Commission on May 24th.
If approved, the preliminary plat should be subject to the following
conditions:
1) A developer's agreement be prepared and signed prior to final
plat approval.
2) A planned development agreement be prepared and signed prior to
final plat approval.
3) All easements be dedicated as requested by City staff.
CITY OF EAGAN
REZONING AND PRELIMINARY PLAT PARKCLIFF 2ND ADDITION
MAY 24, 1983
PAGE THREE
4) All other City ordinances must be adhered to.
5) The plat should be subject to the Park Commission's review and
comment regarding the 10' trailway easement between Lot 11 and
12, Block 2.
6) The plat be subject to Dakota County Plat Commission's review
and comment because the plat has access on Cliff Road.
DCR /jach
ENGINEERING RECOMMENDATIONS
(None)
MEMO TO: THE ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY
PLANNER
FROM: THOMAS A. COLBERT, DIRECTOR OF PUBLIC WORKS
DATE: MAY 19, 1983
SUBJECT: PRELIMINARY PLAT PARKCLIFF 2ND ADDITION
The Engineering Division of the Public Works Department has the fol-
lowing comments pertaining to the above referenced application:
UTILITIES
Trunk water main of sufficient size and capacity to handle this pro-
posed development is immediately available to this subdivision locat-
ed on the south side of Cliff Road. In addition, sanitary sewer can
be extended into this plat from the existing manhole on the south side
of Cliff Road at the intersection of Oak Chase Road. However, because
the developer has not submitted a grading plan delineating the propos-
ed elevations of the lots within the 2nd Addition, the Engineering Di-
vision is uncertain whether the elevations of this sewer will be ade-
quate to handle the low lying lots within the 2nd Addition. Based on
the elevation of the existing sanitary sewer, only those lots above a
965.0 surface elevation could adequately be serviced by this existing
sanitary sewer. However, we cannot determine if there are any lots
below this restrictive elevation at the present time.
GRADING AND DRAINAGE
The general topography of this subdivision slopes from the west at an
elevation of approximately 1045.0 to the east plat line at an eleva-
tion of 930.0 All surface drainage would be directed to the east
into the Dakota County Regional Park and ultimately into Holland Lake.
The attached trunk storm sewer map shows the relationship of this sub-
division to the drainage within the Dakota County Park.
When the Parkcliff 1st Addition was processed in 1978, Dakota County
had serious concerns pertaining to the drainage from this subdivision
through park property and ultimately into Holland Lake. The original
plat for this area provided for a detention storage pond to be locat-
ed in the center of the proposed Block 1 with a controlled storm sewer
outlet discharging into Dakota County property. A review by the Da-
kota County Plat Commission required that "the proposed overflow must
have an agreement with the County before constructed into County owned
property. In this agreement, the size of the pipe, the elevation of
the inlet and outlet must be designated; and also stipulated as to
maintenance and upkeep of said structure." as per a letter dated April
10, 1979. The staff has not received any detailed grading, drainage
or erosion control plans that delineate the proposed storm sewer, pond
ing areas or downstream drainage requirements by the County. Subse-
quently, the staff cannot make any recommendations pertaining to the
feasibility of the development of this 2nd Addition until these de-
tailed drainage and erosion control problems are satisfactorily re-
solved.
ENGINEERING REPORT
PRELIMINARY PLAT PARKCLIFF 2ND ADDITION
MAY 24, 1983
PAGE TWO
STREETS
The proposed subdivision of the 2nd Addition provides for a connection
to the existing streets constructed under the 1st Addition with a con-
nection to Cliff Road which would provide two entrances into this sub-
division from Cliff Road. However, because of the steep topography of
this property, it is unlikely that the development will be able to
meet the Subdivision Ordinance requirement of a maximum street grade
of 8% or less. However, staff has not received any grading plans to
indicate the proposed grades or elevation of the streets within the
2nd Addition. Therefore, no comment can be offered at this time per-
taining to the feasibility of this subdivision in relationship to ac-
cessibility.
The Dakota County Plat Commission has previously concurred with this
second access onto Cliff Road as being acceptable. However, they have
indicated that in the future, if and when Cliff Road is ever upgraded,
one of the two entrances may be restricted to a right -in right -out only.
EASEMENTS /RIGHTS -OF -WAY
A 75' half right -of -way shall be dedicated for County Road 32 (Cliff
Road). Due to the topography and heavy trees in this subdivision, it
is recommended that a 60' right -of -way be provided to incorporate all
necessary utilities within the boulevard areas that would normally go
within a 10' easement outside of the dedicated right -of -way. Without
the ability to review a grading and drainage plan detailing surface
water and storm sewer management, the staff is unable to recommend a
storage capacity, location or elevations for any internal required
ponding areas.
All typical common lot line drainage and utility easements shall be
dedicated on the final plat in addition to whatever subsequent pond
ing easements may be determined to be necessary.
ASSESSMENTS
This property has not been assessed for any lateral benefit from trunk
water main associated with the 24" trunk water main installed under
Project 261 along the south side of Cliff Road. In addition, there
have been no trunk area storm sewer, sanitary sewer, or water area
assessments levied which should be a condition of final plat approval.
All trunk related assessments should be at the rate in effect at the
time of final plat approval and based on final dimensions and area
calculations as defined by the final plat. Based on the preliminary
plat information and 1983 rates, these trunk assessment obligations
are summarized as follows:
ENGINEERING REPORT
PRELIMINARY PLAT PARKCLIFF 2ND ADDITION
MAY 24, 1983
PAGE THREE
1) Trunk area sanitary sewer: 18.4 acres (net) at $1,070 /acre
$19,688.00
2) Trunk area water: 18.4 acres (net) at $1,070 /acre
$19,688.00
3) Trunk area storm sewer: 801,750 square feet (net) at 4.31 /sf
$34,555.43
4) Lateral benefit from trunk water main: 105 1.f.(corner lot credit
applied) at 16.10 /1.f.
1,690.50
SUBTOTAL $75,621.93
These additional assessments associated with the development of this
property will be due and payable with final plat approval unless they
are listed as a pending assessment under some subsequent future City
project or a "Waiver of Hearing Consent to Assessments" is executed
prior to final plat application.
All costs associated with the installation of streets and utilities
to service this subdivision must be the entire responsibility of this
development.
OTHER CONCERNS /COMMENTS
Again, because staff did not receive adequate information pertaining
to proposed elevations, we cannot comment as to certain critcal lots
and their ability to be developed based on elevations in relationship
to sanitary sewer or access from the internal streets.
In addition, staff experienced difficulties with this applicant in
controlling erosion during the development of the 1st Addition. Ex-
tensive erosion, siltation and sedimentation occurred with poor re-
sponse from the developer regarding the required cleanup as requested
by the City. This second phase, with its more extreme and difficult
topography, is more susceptible to severe extensive erosion. There-
fore, a very detailed erosion control plan and implementation sched-
ule will have to be reviewed and approved prior to final plat appli-
cation.
Due to the many concerns of the Engineering Division pertaining to
sanitary sewer service, storm sewer ponding areas, drainage impact
on County Park, street grades, erosion control, etc., the staff is
recommending that this preliminary plat application be continued at
least 30 days to require the applicant to submit the necessary in-
formation to allow an adequate review by the Engineering Division so
that proper recommendations can be made for consideration by the
Planning Commission.
ENGINEERING REPORT
PRELIMINARY PLAT PARKCLIFF 2ND ADDITION
MAY 24, 1983
PAGE FOUR
The staff will be available to discuss these concerns in further de-
tail at the meeting of May 24, 1983.
R espectfully submitted,
Thomas A. Colbert, P.E.
Director of Public Works
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CITY OF EAGAN
SUBJECT: REZONING AND PRELIMINARY PLAT SUNSET 2ND
ADDITION
APPLICANT: ARLENE KRECKLAU
LOCATION: PART OF THE S2 OF THE NW4, SECTION 25
EXISTING ZONING: A (AGRICULTURAL)
DATE OF PUBLIC HEARING: MAY 24, 1983
DATE OF REPORT: MAY 19, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: The first application submitted is a request
to rezone approximately 5 acres from A (Agricultural) to R -1 (Resi-
dential Single District).
The second application submitted is a request for preliminary plat
approval, Sunset 2nd Addition, which would consist of approximately
5 acres and contain 12 single family lots.
ZONING AND LAND USE: Presently, the parcel is zoned Agricultural and
would only allow one home per 5 acres. The Comprehensive Guide Plan
designates this parcel as R -1 (Residential Single District) with a
density of 0 -3 dwelling units per acre.
COMMENTS: During the past month, the City had received an applica-
tion for Sunset 1st Addition which is located just north of the exist-
ing property. One of the conditions of the Sunset 1st Addition was
that adequate access for right -of -way be obtained for Hackmore Drive.
The application now submitted, Sunset 2nd Addition, will be providing
the 25' half right -of -way for Hackmore Drive.
Access to this development is by a cul -de -sac, Kirsten Court, which
would extend 450' in to the property. The applicant is proposing to
plat 12 single family lots of which all lots meet minimum R -1 zoning
standards.
In reviewing this particular subdivision, staff was looking if access
had to be provided to adjacent properties. The parcel directly south
where the road could continue on abuts Golden Meadow Road on two sides.
Therefore, the property to the south has adequate access for develop-
ment in the future.
The applicant presently has a house on the 5 -acre parcel. This house
is located on Lot 5 of the plat. In review of this lot, the house
would meet all setback requirements and conform with all regulations
of the new plat and zoning standards. The question may be raised,
since the house is presently on a septic system and well, that at what
point the house would have to connect up to City services.
CITY OF EAGAN
REZONING AND PRELIMINARY PLAT SUNSET 2ND ADDITION
MAY 24, 1983
PAGE TWO
If the rezoning and preliminary plat are approved, it should be sub-
ject to the following conditions:
1) No variances be allowed for side setbacks except for topographic
or vegetation reasons.
2) The plat should be subject to the Park Commission's review and
recommendations.
3) A development agreement shall be entered into and signed by the
applicant prior to final plat application.
ENGINEERING RECOMMENDATIONS
4) An approved detailed erosion control /grading plan shall be receiv-
ed prior to final plat approval.
5) Storm sewer be required to be extended from the trunk storm sewer
within Golden Meadow Road to provide for drainage for this devel-
opment.
6) The water main shall be stubbed to the south boundary line of
this development.
7) If installed privately, the plans and specifications for the util-
ities and streets shall be prepared by a registered engineer and
approved by the Engineering Department.
8) If previously not dedicated, the 25' half right -of -way for Hack
more Drive shall be dedicated as a part of this final plat along
with the right -of -way for Kirsten Court.
9) Sufficient easements shall be dedicated along all property lines
and right -of -way lines.
10) This development shall accept its responsibility for trunk area
storm sewer assessments at the rates which are in effect at the
time of final plat approval.
11) All costs for installing the internal utilities and streets shall
be the sole responsibility of this development.
MEMO TO:
FROM:
DATE:
THE ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY
PLANNER
RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
MAY 19, 1983
SUBJECT: SUNSET 2ND ADDITION PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has the
following comments for consideration by the Advisory Planning Commis-
sion and City Council on this development.
DRAINAGE /TOPOGRAPHY
The existing topography consists of two small knolls at an elevation
of approximately 937.0. Meanwhile, the slopes associated over this
parcel generally do not exceed 8% with the exception of the extreme
southwest corner of this parcel where the slopes exceed 16 Corres-
pondingly, the drainage from this parcel is to the north, west and
south. Furthermore, this parcel is situated with the drainage basin
for Pond LP -32 (Schwanz Lake). Presently, this pond has no outlet,
however, the City's consulting engineering firm is in the process of
studying this pond and several others within the City to determine
when it would be appropriate to construct the controlled outlet ele-
vations. Figure 1 more clearly illustrates the relationship between
this parcel and the drainage area.
In order to contain the drainage from this development from impact-
ing adjacent land, storm sewer should be extended from the trunk
within Golden Meadow Road to the north to service this property. At
the same time, this storm sewer can be extended north to serve the
Sunset 1st Addition thereby eliminating the necessity of utilizing
Lot 1, Block 1 for ponding purposes.
UTILITIES
Utilities of sufficient size, depth and capacity exist within Hack
more Drive to the east line of this property. The sewer and water
within Hackmore Drive are to be extended west as a part of the Sun-
set lst Addition. Existing utilities are shown in Figure 2. If con-
structed privately, the plans and specifications for the utility and
street construction shall be prepared by a registered engineer and
submitted to the Engineering Department for approval. As for the
proposed utility layout, the water main should be extended to the
south property line between Lots 6 and 7 to facilitate future ex-
tension.
STREETS
Access to this development will be off of Hackmore Drive when it is
extended to the west. Hackmore Drive shall be a 32' face -to -face
wide street with concrete curb and gutter and bituminous surfacing.
This street is scheduled to be completed with Sunset lst Addition.
ENGINEERING REPORT
SUNSET 2ND ADDITION PRELIMINARY PLAT
MAY 24, 1983
PAGE TWO
The proposed street is to be a cul -de -sac off of Hackmore Drive. This
cul -de -sac is within the 550' limit as set by City code. The internal
street should be 32' wide face -to -face with concrete curb and gutter
and bituminous surfacing.
RIGHT -OF- WAY /EASEMENTS
Presently, the right -of -way for Hackmore Drive has not been dedicated.
However, the entire 50' right -of -way for Hackmore Drive is intended
to be dedicated with Sunset 1st Addition, but if it isn't, it should
be a requirement of this plat to dedicate a 25' half right -of -way for
Hackmore Drive. In addition, the proposed 60' right -of -way for Kir-
sten Court shall be dedicated as a part of this plat with the align-
ment the same as for the street to the north within Sunset 1st Addi-
tion.
Since storm sewer will be required for this plat, an easement of suf-
ficient width will be required for the storm sewer line as it crosses
the property immediately south of this proposed development. This
will be required to be obtained prior to final plat approval. In
addition, a 10' utility easement should be required to be dedicated
along all publicly- dedicated right -of -way with a 5' drainage easement
being dedicated along all exterior lot lines and a 10' utility and
drainage easement to be dedicated and centered over all interior lot
lines with the exception of the lot lines between Lots 5 and 6 and
between Lots 6 and 7. In these cases, the utility easements should
be 20' in width.
ASSESSMENTS
Trunk area assessments for sanitary sewer and water have previously
been assessed for this parcel. However, storm sewer trunk area assess-
ments have not been levied, and therefore should be considered as a
part of this final plat approval at the rates which are in effect at
that time. Currently, this would amount to $7,960 (4.24 acres X
43,560 square feet per acre X 0.0431 dollars per square foot). All
costs for installing the internal utilities and streets shall be
the sole responsibility of this development.
I will be available to discuss any aspect of this report with the
Advisory Planning Commission at their meeting on May 24, 1983.
Respectfully submitted,
RMH /jach
Richard M. Heft; P.E.
Assistant City Engineer
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SECTION 23, E7, 5.24
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CITY OF EAGAN
SUBJECT: PRELIMINARY PLAT ROBIN LANE 1ST ADDITION
APPLICANT: METRAM PROPERTIES, VASCO BERNARDI
LOCATION: PART OF THE SW4 OF THE SE4 OF SECTION 17
EXISTING ZONING: R -4 (RESIDENTIAL MULTIPLE DISTRICT)AND R -3
(RESIDENTIAL TOWNHOUSE DISTRICT)
DATE OF PUBLIC HEARING: MAY 24, 1983
COMMENTS
DATE OF REPORT: MAY 19, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: An application has been submitted requesting
preliminary plat approval, Robin Lane 1st Addition, consisting of
approximately 9.6 acres which would contain 2 apartment buildings
with 112 dwelling units and 10 townhouse units located in the part
of the SW 4 of the SE 4 of Section 17.
ZONING AND LAND USE: Presently, the parcel is zoned R -4 (Residen-
tial Multiple District) and R -3 (Residential Townhouse District).
The application submitted is consistent with the existing zoning and
the density permitted within the R -4 and R -3 zoning districts. The
Comprehensive Guide Plan designates this parcel as R -4 and R -3 and
the development is consistent with the proposed Land Use Guide.
In review of this application, the biggest and most crucial issue to
this development proposal is the access to the site. In review of
access, the triangular portion is the only undeveloped portion along
Silver Bell Road. To the east of the proposed development are the
Manitou Townhouses which have private drives providing access to that
development. To the west is Shannon Glen Condominiums which take di-
rect access onto Silver Bell Road. The triangular portion undevelop-
ed is zoned R -4 and does not have direct access to Silver Bell Road.
Therefore, the triangular multiple zoned parcel is landlocked from
access to Silver Bell Road. The applicant has met with the Manitou
Townhouse Association to see if they could purchase access through
Golden Hill Terrace. The Manitou Association and Metram Properties
could not reach an agreement so this access could be worked out.
Therefore, the access to the property will be from Robin Lane. Pre-
sently, Robin Lane is a dedicated unimproved street running north of
the property. Utilities have been provided in Robin Lane, but the
street has not been constructed to City standards. The street will
have to be upgraded in order to provide access to this development.
From Robin Lane, the applicant is proposing a private street to pro-
vide access to this development proposal. The private street is
approximately 800' long and would terminate in the parking lot of
Building B of the proposed development.
CITY OF EAGAN
PRELIMINARY PLAT ROBIN LANE 1ST ADDITION
MAY 24, 1983
PAGE TWO
As stated above, the access would be provided by this private street,
however, Golden Hill Terrace and Bluebill Drive could be used for
emergency vehicles if the private street was ever blocked.
The proposed development will consist of two apartment buildings con-
taining a total of 112 units. Each building would contain 24 one
bedroom units, 26 two bedroom units and 6 three bedroom units for a
total of 56 units per building. The applicant is proposing to pro-
vide 116 underground parking spaces and 108 outside spaces for a
total of 224 parking spaces. The applicant has proposed only a total
of two spaces per unit instead of the required 2.5 spaces per unit.
This request has been reviewed by the Advisory Planning Commission in
the past, and as long as the applicants require an underground park-
ing space be rented with each unit in the building or the applicant
provide the additional 56 outside parking spaces for the two apartment
buildings, this requirement will be met.
In review of this layout and design, it appears that the parking
spaces are a 9 X 20 or 18 dimension. The present ordinance requires
a 18 -20' length and a 10' width. Therefore, the existing parking
should be expanded to the 10' parking width requirement of the City
code.
The R -4 zoning consists of 7.3 acres and the 112 units are within the
density requirements of the R -4 zoning. The lot coverage for the
two apartment buildings are 14.6%, which is also within the City
code requirements. The applicant has met all setback requirements
and other City code requirements.
The townhouse portion of the site is at the northerly end of the
property under consideration. The R -3 zoning consists of 2.3 acres
and the 10 townhouse units are within the density for the R -3 zoning.
The townhouse portion meets all setback requirements and lot cover-
age requirements in accordance with the City code.
If approved, the preliminary plat should be subject to the following
conditions:
1) A development agreement be signed and entered into prior to
final plat approval.
2) Robin Lane shall be upgraded in order to provide proper access
to this development.
3) The parking space shall be in conformance with the Eagan City
Code which is a 10 X 20 dimension.
4) If two parking spaces per unit are allowed for this develop-
ment, the applicant must rent an indoor parking space with
each of the dwelling units or the applicant shall conform
to the parking requirements of one covered space per unit and
11 outside parking spaces per unit.
CITY OF EAGAN
PRELIMINARY PLAT ROBIN LANE 1ST ADDITION
MAY 24, 1983
PAGE THREE
5) A detailed landscape plan shall be submitted and approved
by City staff and an adequate landscape bond shall be sub-
mitted and not released until one year after the landscaping
has been completed.
6) The plat shall be subject to the Park Commission's review and
comment for park dedication of this preliminary plat.
ENGINEERING RECOMMENDATIONS
7) An approved detailed erosion control /grading plan shall be re-
ceived by City staff prior to final plat approval.
8) If the utilities and streets are to be installed privately, then
plans and specifications prepared by a registered engineer shall
be submitted to the Engineering Department for approval.
9) The proposed internal platted street shall be a minimum of 28'
wide with concrete curb and gutter and bituminous surfacing.
10) The parking areas shall have concrete curbing around the peri-
meter with any interior islands consisting of concrete curbing
also.
11) The entire right -of -way of Robin Lane shall be dedicated as a
part of the final plat.
12) A minimum of a 20' utility easement shall be required over all
water main, sanitary sewer and storm sewer to be constructed
within this proposed development.
13) A 10' utility easement shall be dedicated adjacent to all public
right -of -way with a minimum of a 5' utility and drainage ease
ment being dedicated along all exterior lot lines and a 10'
utility and drainage easement dedicated over all interior lot
lines.
14) A ponding easement will be required to encompass the 840.0 high
water level elevation of Pond AP -38.
15) This development shall be responsible for its additional storm
sewer trunk assessment resulting from upgrading of zoning from
residential to multiple.
16) All costs for installation of internal utilities and streets
shall be the sole responsibility of this development.
MEMO TO: THE ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY
PLANNER
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: MAY 19, 1983
SUBJECT: ROBIN LANE 1ST ADDITION PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has the
following comments to be considered by the Advisory Planning Commis-
sion and the City Council:
DRAINAGE /TOPOGRAPHY
The topography of this parcel consists of rolling terrain which pro-
vides for excellent natural drainage. Subsequently, much relief
exists over this parcel with a high elevation in the vicinity of the
northwest corner of Lot 1 of 870.0 falling to a low elevation of
810.0 located approximately at the midpoint of Outlot A. Correspond-
ingly, the steepest slope exceed 33% (3.1) located along the norther-
ly portion of this parcel with the flattest slopes being approximate-
ly 8% and located on the southern portion of this proposed development.
Subsequently, the drainage for this parcel is to be north for approx-
imately the north half of this parcel and to the west for the approx-
imate south half of this parcel. This drainage to the west is a por-
tion of the drainage area for Pond AP -38 which presently has a posi-
tive outlet with the controlled elevation established at 838.0. Mean-
while the drainage from the north half of this parcel is towards the
north in the direction of Pond AP -27. This pond is connected to the
Blackhawk Lake trunk outlet which discharges into the Minnesota River
basin. Figure 1 more clearly illustrates the drainage patterns.
The proposed grading will adhere fairly closely to the existing con-
tours with most of the grading being for the installation of the pri-
vate internal street across Lot 1,and due to the hilly terrain, it
will be necessary for this street to be at the maximum allowable
slope of 8 Even then, a retaining wall must be constructed along
the east side of a portion of this street. An approved grading /ero-
sion control plan will be required prior to final plat approval.
Meanwhile, no additional trunk storm sewer construction will be re-
quired as a result of implementation of this development. However,
some internal storm sewer for drainage of parking lots and streets
will be required. This will be reviewed with staff as a part of the
developer's utility plans.
UTILITIES
Due to the topography of this site, some of the utilities existing
within Robin Lane, Bluebill Drive and Golden Hill Terrace are not
of either sufficient depth or pressure to service this proposed de-
velopment. For example, sanitary sewer within Bluebill Drive and
Golden Hill Terrace is not of sufficient depth to provide service
to this proposed development. However, the sanitary sewer within
ENGINEERING REPORT
ROBIN LANE 1ST ADDITION PRELIMINARY PLAT
MAY 24, 1983
PAGE TWO
Robin Lane is of sufficient depth, size and capacity to provide ser-
vice to this proposed development. On the other hand, the water
main within Robin Lane is not of sufficient pressure to provide ser-
vice to the entire proposed development since it is located within a
low pressure service area. However, it is of sufficient pressure to
service the future townhouses within Outlot A. Otherwise, the exist-
ing water main within the Townview Addition streets is of sufficient
size, capacity and pressure to provide service tothe'remainder of
this proposed development which is located within the high pressure
service area. Finally, storm sewer is located within Robin Lane and
consists of 36" trunk with eventual discharge into the Minnesota Ri-
ver basin and a 21" lateral with its discharge into Pond AP -27. Al-
though there is storm sewer within Bluebill Circle, it is not of suf-
ficient depth to provide service to this proposed development.
If utilities are to be installed privately, then plans and specifi-
cations must be submitted to the Engineering Department for review
to insure adherence to City standards and shall be prepared by a re-
gistered engineer.
STREETS
Access to this proposed development will be provided off of Robin
Lane since this is the only public right -of -way this parcel abuts.
Presently, Robin Lane is an unimproved road but designated for con-
struction this summer under Project 368.
The proposed internal private street providing access to this devel-
opment shall be a minimum of 28' wide with concrete curb and gutter
and bituminous surfacing. Meanwhile, the parking areas should have
concrete curbing around the perimeter with any interior islands being
concrete curbing. Parking spaces should be 10'X 20', as per City code,
and driving aisles shall be 24' in width.
Even though only one access can be provided to this development be-
cause of its landlocked situation, it is felt that emergency vehicles
could utilize Golden Hill Terrace and be within 60' of Building B.
In addition, the proposed parking lots are laid out so that circula-
tion should not be impeded.
RIGHT -OF- WAY /EASEMENTS
This proposed development should dedicate the entire right -of -way of
Robin Lane which crosses the northeast corner of Outlot A.
A minimum of a 20' utility easement will be required over all water
main, sanitary sewer, and storm sewer to be constructed within this
proposed development. In addition, a 10' utility easement shall be
dedicated adjacent to public right -of -way with a minimum of 5'
ENGINEERING REPORT
ROBIN LANE 1ST ADDITION PRELIMINARY PLAT
MAY 24, 1983
PAGE THREE
utility and drainage easement being dedicated along all exterior lot
lines and a 10' utility and drainage easement dedicated over all in-
terior lot lines. In addition, a ponding easement will be required
to encompass the 840.0 high water level elevation of Pond AP -38.
ASSESSMENTS
All area assessments have been levied for sanitary sewer, water, and
storm sewer on this proposed preliminary plat. Howevr, Outlot A of
Townview Addition and Parcel No. 020 -80 will require upgrading of the
storm sewer trunk area assessment from residential to multiple. This
corresponds to an increase of 1.08 per square foot or a total increase
of $3,458.00 (7.35 acres X 43,560 square feet per acre X .0108). In
addition, there is a pending assessment under Project 368 for the con-
struction of Robin Lane. Although the parcels making up this prelim-
inary plat have not been assessed for lateral benefit from trunk water
or sewer, it is felt this development would not benefit from such assess-
ment.
All costs for installation of internal utilities and streets shall be
the sole responsibility of this proposed development.
I will be available to discuss any aspect of this report with the Plan-
ning Commission at their meeting of May 24, 1983.
Respectfully submitted,
Richard M. Hefti, P.E.
Assistant City Engineer
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EXIST
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EAGAN, MINNESOTA
i
PROPOSED SITE PLAN
SITE DATA
ZCND R•i' 8I, o4 t(l.K 1 we&
ZONE P1. 11,190 ',FM LS Acta*
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ENGINEERING
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COMPANY, INC.
1...-......... MOO EAST 1410 STREET. MmiNSVILLI, MINNESOTA
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CITY OF EAGAN
SUBJECT: REZONING AND PRELIMINARY PLAT BLACKHAWK
ACRES REPLAT
APPLICANT: HERBERT W. BERGSTROM, JR.
LOCATION: LOTS 7 -12, BLACKHAWK ACRES, SECTION 17
EXISTING ZONING: R (RESIDENTIAL MULTIPLE DISTRICT) AND R -3
(RESIDENTIAL TOWNHOUSE DISTRICT)
DATE OF PUBLIC HEARING: MAY 24, 1983
DATE OF REPORT: MAY 19, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: The first application submitted is a request
to rezone approximately 2 acres from R -4 (Residential Multiple Dis-
trict) to R -3 (Residential Townhouse District) for a townhouse devel-
opment located on Lots 7 -12, Blackhawk Acres, Section 17.
The second application submitted is a request for preliminary plat
approval consisting of approximately 5.5 acres containing 25 town-
house units located on Lots 7 -12, Blackhawk Acres.
ZONING AND LAND USE: Presently, the parcel is zoned R 4.(Residen-
tial Multiple District) and R -3 (Residential Townhouse District).
The applicant is requesting to rezone approximately 2 acres to con-
form with the development proposal. The Comprehensive Guide Plan
designates this parcel as R -3 (Mixed Residential) with a density of
6 -12 units per acre.
COMMENTS
The application submitted is a request for a townhouse development
which would be constructed along Robin Lane. Presently, Robin Lane
is a platted "T" street to Blackhawk Road. Utilities have been ex-
tended through Robin Lane right of way, but the street has not been
constructed to City standards. Therefore, in order for this devel-
opment to occur, Robin Lane will have to be upgraded to City street
specifications.
In reviewing the preliminary plat and surrounding land uses, Manitou
Townhouses abut the development on the south and there are some exist-
ing single family homes constructed along Blackhawk Road. The devel-
opment would be abutting the single family on the west property line.
To the north and west of the property is undeveloped, but the Robin
Lane 1st Addition which Metram Properties is presently proposing abuts
this development in the northwest corner.
The total acreage of this development consists of 5.5 acres. The
right -of -way for Robin Lane is .93 acres, so the total net acreage
CITY OF EAGAN
REZONING AND PRELIMINARY PLAT BLACKHAWK ACRES REPLAT
MAY 24, 1983
PAGE TWO
of the site is 4.5 acres. The applicant is proposing 25 townhouse
units of which 17 are on the northeast side of Robin Lane and 8 will
be constructed on the southwest portion of Robin Lane. The net den-
sity of this development is 5.5 units per acre which is under the
density of the land use guide and also within the density of an R -3
zoning district.
The applicant is proposing double car garages for each one of the
dwelling units. The applicant has also provided 2D' stacking in
front of each of the units for additional parking plus visitor park
ing for each of the townhouse units. Therefore, the parking is more
than adequate for this townhouse project.
In review of the overall layout, the parcel is very difficult to de-
velop. The topography and existing easements make the development
difficult to lay out any other way than what has been provided by the
applicant.
If approved, the preliminary plat should be subject to the following
conditions:
1) A development agreement be entered into between the City and the
applicant prior to final plat.
2) A townhouse association and the articles and bylaws be reviewed
by City staff prior to final plat.
3) A detailed landscape plan shall be submitted and an adequate
landscape bond shall be required and not released until one
year after the landscaping has been completed.
4) The parking areas shall be a blacktop surface and concrete
curbing shall be required around the perimeter of the parking
area.
5) Robin Lane shall be upgraded with this development proposal.
6) All easements shall be dedicated as requested by City staff.
ENGINEERING RECOMMENDATIONS
7) A detailed erosion control /grading plan shall be approved by
staff prior to final plat approval.
8) A variance be granted for the south private drive to exceed
the 8% maximum grade if the grade cannot be flattened once
the final grade for Robin Lane has been established.
CITY OF EAGAN
REZONING AND PRELIMINARY PLAT BLACKHAWK ACRES REPLAT
MAY 24, 1983
PAGE THREE
9) If installed privately, utilities and street plans and specifi-
cations shall be prepared by a registered engineer and submit-
ted for approval by staff.
10) The proposed private drives shall be 24' wide with concrete curb-
ing and bituminous surfacing.
11) The parking stalls shall be as per City Code.
12) Access to Lots 1 and 2, Block 4 and 5 shall be removed from Robin
Lane and directed to the internal private drive.
13) The right -of -way for the realignment portion of Robin Lane which
previously has not been dedicated be dedicated as a part of this
final plat and shall be 60' wide.
RMH /jach
MEMO TO: ADVISORY PLANNING COMMISSON, C/O DALE C. RUNKLE, CITY
PLANNER
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: MAY 19, 1983
SUBJECT: BLACKHAWK ACRES REPLAT
The Engineering Division of the Department of Public Works has the
following comments for consideration by the Advisory Planning Commis-
sion and the City Council regarding this proposed development.
DRAINAGE /TOPOGRAPHY
The existing topography for this proposed development consists pri-
marily of a ravine with the ridge of the ravine running along the
easterly and southerly portions of this proposed development. The
top of the ridge elevation for the east is approximately 842.0 while
the top of the ridge elevation along the south is 868.0. The cor-
responding slopes associated with this ravine average 25% along the
south side and 14% along the east side. Correspondingly, the drain-
age is towards the northwest corner of this proposed development
towards Pond AP -27. This pond has a controlled outlet elevation of
801.0 with positive outflow via the Blackhawk Lake storm sewer into
the Minnesota River basin. Figure 1 reveals this relationship.
Due to the existing topography, it will be necessary for this devel-
opment to provide a detailed erosion control plan along with its
grading plan for review by staff. Strict adherence to this plan will
be required so as to minimize erosion problems during and after con-
struction of this project. Although final street grades cannot be
established until the final street grades for Robin Lane are estab-
lished, it appears that the street grades may approach 10% for the
private drive to the townhouses located within the southwest corner
of this proposed development. Therefore, a variance may be required.
UTILITIES
Utilities of sufficient size, depth and capacity exist within Robin
Lane to service this proposed development. These utilities consist
of an 8" water main, an 8 "sanitary sewer and a 21" lateral storm
sewer and a 36" trunk storm sewer.
The installation of the proposed utilities should be coordinated
with the construction of Robin Lane so that the proposed utilities
are constructed first. The proposed layout appears to encroach the
Northern Natural Gas easement which may require special permission
from the gas company. In addition, staff recommends that the 6"
water main servicing the easterly townhouses be looped back into
the existing water main within Robin Lane. Similarly, the water
main to the southerly townhouses should be looped with one loop
being south of the garages to provide for fire protection.
If installed privately, the plans and specifications shall be pre-
pared by a registered engineer and approved by staff prior to final
ENGINEERING REPORT
BLACKHAWK ACRES REPLAT
MAY 24, 1983
PAGE TWO
plat approval.
STREETS
Access to this development will be by way of Robin Lane. Robin Lane
is currently an unimproved street with improvement scheduled to be
made this summer under Project 368.
The proposed private drives should be 24' wide with concrete curbing
and bituminous surfacing. In addition, the perimeter of the parking
areas should have concrete curbing around them. Furthermore, the
access for the two separate units north of the gas easement should
be eliminated from Robin Lane and should connect to the internal
private drive. Otherwise, two accesses that close together could
pose unnecessary traffic hazards. Crossing the gas easement with
this driveway should not pose any problems since the private street
crosses it anyway.
RIGHT -OF- WAY /EASEMENTS
The portion of the right -of -way for Robin Lane has already been dedi-
cated as a part of the original Blackhawk Acres plat. However, the
right -of -way for realignment of Robin Lane shall be dedicated as a
part of this final plat and shall be 60' in width.
Easements of sufficient width should be required over all internal
utility lines in addition to a 10' utility easement adjacent to all
publicly- dedicated right -of -way and a minimum of a 5' drainage ease-
ment adjacent to all exterior lot lines. This should be increased
to 10' if there is no drainage easement on the adjacent parcel.
ASSESSMENTS
All trunk area assessments have been levied over Lots 7 -12. In addi-
tion, there is a pending assessment for streets and utility services
under Project 368.
I will be available to discuss any aspect of this report with the
Advisory Planning Commission at their meeting on May 24, 1983.
Respectfully submitted,
Richard M. Heft P.E.
Assistant City Engineer
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PRELIMINARY PLAT BLACKHAWKS REPLAT LOTS- 7
OWNER. HEBERT and TERRY BERGSTROM
SURVEYOR. BRADLEY .1 SWENSON REG. NO. 15235
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PRELIMINARY PLAT BLACkHAWKS REPLAT LOTS- 7-12
OWNER. HEBERT' and TERRY BERGSTROM
44.". 4
EXISTING CONTOURS—
7
SITE PLAN
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CITY OF EAGAN
REZONING AND REPLAT OF MALLARD PARK 2ND ADDITION
MAY 24, 1983
PAGE TWO
In reviewing the proposed replat, there are a number of factors which
will pertain to this replat. The first factor is the streets have
been constructed in Mallard Park 2nd Addition. This would consist of
Mallard Drive, Mallard Circle, Woodgate Lane and the eyebrow off of
Johnny Cake Ridge Road. Therefore, the configuration of the access
has already been established, and the applicant is just shifting lot
lines and reducing lot sizes to fit the additional 12 lots on this
development.
The second factor pertaining to this development is that there are
existing easements and utilities in this development and some of the
lots will not be changing because of the existing utilities which
have been constructed from Woodgate Lane to the eyebrow on Johnny
Cake Ridge Road.
The applicant is proposing to phase this development into two phases,
the south being the first phase to be constructed. In this phase,
the applicant is proposing to develop 29 lots off of Mallard Drive
and Mallard Circle with this first phase. Of these 29 lots, 14 are
under the 12,000 square foot requirement.
Since the special meeting of the Advisory Planning Commission held on
May 10, 1983, criteria has been set up for small lots through the
planned development process. One of the criteria the Planning Commis-
sion suggested was that an overall grading plan be provided showing
house elevations and the type of unit which will be constructed on
each of the lots. The staff has provided this information to the de-
veloper and it is staff's understanding that this exhibit will be pre-
pared and presented at the May 24th meeting.
If approved, the preliminary plat should be subject to the following
conditions:
1) A revised development agreement shall be prepared and agreed to
by the City and the developer.
2) A planned development agreement be prepared for the smaller lot
subdivision.
3) All easements shall be dedicated as requested by City staff.
4) The grading plan with house elevation and type of home construc-
ted on the particular lots shall be included in the planned de-
velopment agreement and adhered to.
CITY OF EAGAN
SUBJECT: REZONING AND REPLAT OF MALLARD PARK 2ND ADDITION
APPLICANT: TOLLEFSON BUILDERS, CARL TOLLEFSON
LOCATION: MALLARD PARK 2ND ADDITION IN PART OF THE SA
OF SECTION 28
EXISTING ZONING: R -1 (RESIDENTIAL SINGLE DISTRICT)
DATE OF PUBLIC HEARING: MAY 24, 1983
DATE OF REPORT: MAY 19, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: The first application submitted is a request
to rezone approximately 21.4 acres from R -1 (Residential Single Dis-
trict) to R -1 PD (Residential Single District Planned Development) to
deviate from the R -1 zoning standards.
The second application submitted is a replat, Mallard Park 4th Addi-
tion, consisting of approximately 21.4 acres and will contain 54 single
family lots.
ZONING AND LAND USE: Presently, the existing zoning is R -1 (Residen-
tial Single District) and would only allow single family lots with a
lot width of 85' and a minimum of 12,000 square feet. The Comprehen-
sive Guide Plan designates this parcel as R -2 (Mixed Residential) with
a density of 3 -6 dwelling units per acre. The proposed development
consists of 2.5 units per acre which is just slightly less than what
is proposed in the Comprehensive Guide Plan.
COMMENTS: During the past few months, there had been an application
submitted to replat Mallard Park 1st Addition and a portion of an un-
platted area directly west of Mallard Park 1st Addition for smaller
single family lots. This subdivision has received final plat approval
by the City Council on May 17, 1983. The City has received a second
application to replat Mallard Park 2nd Addition for smaller single
family lots. The original development consists of 21.4 acres and con-
tains 42 single family lots. The smallest single family lot is 12,700
square feet with the largest lot being 30,750 square feet and the aver-
age lot size is 17,980 square feet.
The application now submitted is requesting to increase the number of
lots from 42 to 54 for a net increase of 12 lots. The minimum lot
width proposed is 65' width at the 30' setback and the minimum lot
area would be 9,000 square feet. The average lot size would contain
13,675 square feet.
MEMO TO: THE ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY
PLANNER
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: MAY 19, 1983
SUBJECT: MALLARD PARK 4TH ADDITION PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has the
following comments for consideration by the Advisory Planning Commis-
sion and the City Council regarding this proposed development.
DRAINAGE /TOPOGRAPHY
Drainage and grading have been accomplished under the Mallard Park
2nd Addition. Therefore, no further grading or drainage will be re-
quired over this area other than for individual house construction.
UTILITIES
Utilities of sufficient size, depth and capacity were constructed to
service all of the existing lots within the Mallard Park 2nd Addition
in 1978.
This proposed replat will require the installation of additional ser-
vices to the new lots. This may be accomplished by branching off of
existing services as per standard details developed by the Engineer-
ing Department so as to eliminate cutting individual services into
the existing mains within the streets thereby creating a patch with-
in existing streets.
STREETS
Access to this proposed development will be provided by two cul -de -sacs
and a dead end street which were constructed as a part of the Mallard
Park 2nd Addition. The streets are already built to City standards,
therefore, no new street construction will be required.
RIGHT -OF- WAY /EASEMENTS
All right -of -way has previously been dedicated as a part of the Mal-
lard Park 2nd Addition.
Easements over interior lot lines will have to be vacated where the
lot lines are proposed to be changed. This will require a petition
by the developer for the City Council to hold a hearing on the ease-
ment vacations. These easements should be vacated prior to final
plat approval. On the other hand, new 10' drainage and utility ease-
ments shall be dedicated over all newly- created internal lot lines
as a condition of this plat.
ASSESSMENTS
All area assessments have been levied for trunk water, sanitary sewer
CITY OF EAGAN
REZONING AND REPLAT OF MALLARD PARK 2ND ADDITION
MAY 24, 1983
PAGE THREE
ENGINEERING RECOMMENDATIONS
5) If installed privately, the plans and specifications for the
additional services to the new lots shall be prepared by a
registered engineer and approved by the Engineering Department
prior to final plat approval.
6) All easements to be vacated shall be vacated prior to final
plat approval.
7) This development shall accept its responsibility for a lateral
benefit assessment from trunk water main at the rates in effect
at the time of final plat approval.
8) All costs for constructing utility services to the newly creat-
ed lots shall be the sole responsbility of this proposed devel-
opment.
ENGINEERING REPORT
MALLARD PARK 4TH ADDITION PRELIMINARY PLAT
MAY 24, 1983
PAGE TWO
and storm sewer for this proposed development. However, it appears
that lateral benefit from trunk water main has never been assessed
for the 16" trunk water main within Johnny Cake Ridge Road. There-
fore, as a condition of this plat, this development shall be respon-
sible for the lateral benefit from trunk water main assessment for
the trunk water main within Johnny Cake Ridge Road at the rates in
effect at the time of final plat approval. At today's rates, this
assessment would amount to $13,363.00 (830 front feet X $16.00 per
front foot). This amount takes into consideration 75' corner lot
credits. In addition, all costs for constructing utility services
to the newly- created lots should be the sole responsibility of this
proposed development.
I will be available to discuss any aspect of this report with the
Advisory Planning Commission at their meeting on May 24, 1983.
Respectfully submitted,
Richard M. Hefti, P.E.
Assistant City Engineer
RMH /jach
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DOCUMENT NUMBER
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County Recorder, nkota County, Minnesota
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I hereby certify that this instrument was filed in the office of the County Recorder for record
on this day of 19 at o'clock .M. and was duly recorded in Bo
of on-Fige
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TO: Ken Vraa
FROM: Linda O'Brien
SUBJECT: Easement Proposal
DATE: May 11, 1983
Dear Ken:
Some additional facts for the Park Committee members to
consider in our request for easement are enclosed with
this memo. Dakota Electric has stated that the moving
of their lines will cost approximately $300 to $350.
Northwestern Bell estimates it will cost around $300
to move their lines. Additional excavation for the
driveway access in the present easement will cost
approximately $100. The construction of retaining walls
on possibly each side of the driveway will cost from
$2700 to $3000.
In total, this could amount to nearly $4000.00.
Hopefully, the Park Committee could take another look
at the easement proposal with these additional cost
figures in mind.
Sincerely,
u "4RF =0-
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MEMO TO: ADVISORY PARKS 4 RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: POLICY STATEMENT PARK LAND USAGE
June 1983
Background: At the May 1983 Commission meeting, the Director of Parks and
Recreation brought to the attention of the Commission a situation in which
two residents who live next to the highline trail removed an old section
line fence, tilled the soil, deposited rocks and brush along the trail with
the intended purpose of planting a garden. No contact by these residents was
made with City officials to gain permission for this garden.
At the May meeting the Commission directed that the two residents be notified
to discontinue this practice and that the Director prepare a policy state-
ment that would address the utilization of City parks in a similar manner
and correct other park abuse situations.
Additional Comments: Staff has done a brief review of park usages to determine
the extent by which adjacent residents have utilized park land for their
own private purposes. Although the survey was brief and did not include all
park site locations, there are approximately 22 known instances in which
gardens, dog houses, wood piles, compost /litter are being maintained /kept
on City park property.
The problem with garden plots, while at first glance does not appear to be
one which the commission should be overly concerned, does raise some philo-
sophical and park usage implications. Some problems have already been noted
with the unauthorized garden plots. As previously mentioned with the creation
of these garden plots, residents have left debris, rock, brush, and other
items on City park property which will eventually become tl,e responsibility
of the department to clean up. Another example is that on Friday, May 20th,
the City's assessment clerk indicated that a resident who lives along Shale
Lane asked if he could extend the fence that he was building "three or four
feet into park property." When informed that such permission would not be
granted, he stated that if his neighbors can have gardens on the park property
then why not an extension of the fence!
Finally, another caller into the department recently complained about the
compost /brush pile that a neighbor was putting on City park property
wanting the City to clean it up.
Authority: The City Code Section 10.32 Subdivision 3 does prohibit
dumping on City property. However, there is no specific authority pro-
hibiting unauthorized garden plots. The Commission, Council and the Director
of Parks and Recreation is given the right to issue an administrative rules
and regulations governing parks as it relates to the usage of them.
POLICY
Unauthorized Park Land Usage: The usage of City park property, by adjacent
or other residential property owners for garden plots, storage sheds, wood
piles, dog kennels are unauthorized acitivities for which public parks are
not to be used. These usages are outside the intent and purpose for which
City parks exist, and constitutes an appropriation of park land for the
private benefit of the individual. Usage of parks for individual purposes
Page 2
is counter to the public policy. Therefore, the usage of parks in this
manner is opposed by the Commission.
Further, the Director of Parks and Recreation shall take steps to inform
and prohibit further usage of City parks in this manner with the appropriate
individuals.
Enacted on June 2, 1983
Motion by Seconded by
Approved by Opposed by
May 11, 1983
Mr. Roger Martin
City of Eagan
3795 Pilot Knob Road
Eagan, Minn. 55121
Dear Roger:
This is to notify you that I am resigning from my
position on the Advisory Parks and Recreation
Commission of the City of Eagan as of May 1, 1983.
This is necessary because of increased traveling
required by my job. I anticipate this traveling
to continue in the coming months. If I find after
a year that my traveling drops off, I would like to
apply again for a position on the commission.
The two years that I have been on the commission
have been quite exciting. The comprehensive
Parks Plan is shaping up to be a document that
you and the commission should be very proud of.
Sincerely,
/YwL
m ii.
Donn Schumaker
4367 Andromeda Way
Eagan, Minn. 55123
CC:
3795 PILOT KNOB ROAD, P.O. BOX 21199
EAGAN, MINNESOTA 55121
PHONE: (612) 454 -8100
May 6, 1983
Mr. Mrs. J.H. O'Brien
4434 Oak Chase Road
Eagan, MN 55123
Dear Mr. F Mrs. O'Brien:
At the regular meeting of the Advisory Parks and Recreation Commission
on May 5, 1983 your letter of April 13, 1983 requesting a land purchase
or road easement across Oak Chase Park was discussed at great length. The
request for the 30 x 240 foot land purchase was denied because of the
impact on the park land and precedent setting implication.
The Omission then discussed a smaller easement which would provide
for an access across a corner of the park to the roadway easement on
your property. However, in reviewing this alternative, they found that
the need for this did not outweigh their concerns for an angular drive-
way onto Oak Chase with an obstructed view to the south, and again the
precedent of providing an access across park property where an easement
currently exists.
The Commission found no merit in this alternative and withheld
approval unless there were additional facts or circumstances that would
cause the Commission to reconsider this as an alternative.
Should you have any questions in regards to the above, please feel
free to cont me at my o ce.
KV:bp
city of amain
a, Director
Parks and Recreation
City of Eagan
THE LONE OAK TREE THE SYMBOL OF STRENGTH AND GROWTH IN OUR COMMUNITY
BEA BLOMQUIST
Mayor
THOMAS EGAN
JAMES A. SMITH
JERRY THOMAS
THEODORE WACHTER
Council Members
THOMAS HEDGES
City Administrator
EUGENE VAN OVERBEKE
City Clerk
3795 PILOT KNOB ROAD, P.O. BOX 21199
EAGAN, MINNESOTA 55121
PHONE: (612) 454 -8100
May 6, 1983
Mr. Tom Gustafson
4822 Dodd Road
Eagan, MN 55123
Dear Tom:
city of =man
BEA BLOMQUIST
Mayor
THOMAS EGAN
JAMES A. SMITH
JERRY THOMAS
THEODORE WACHTER
Council Members
THOMAS HEDGES
City Administrator
EUGENE VAN OVERBEKE
City Clerk
I've tried to contact you by telephone with no luck. And, if you've
tried to reach me, you haven't had any success either.
I understand that you intend to resign from the Parks and Recreation
Commission as a result of your job responsibilities. If you still intend
to resign, a letter to the City Council or myself should be sent as a
formality. I would also like to have you return your copy of the
System Plan Guide Book that you have so it can be reassigned to a replace-
ment member.
It's unfortunate, Tom, that you're not able to continue on the Commission.
During the time that you have served, your observation and contributions
were invaluable.
KV:bp
Again, thanks for your service to the co r unity.
Sin
K Vraa Director
Parks and Recreation
City of Eagan
THE LONE OAK TREE. THE SYMBOL OF STRENGTH AND GROWTH IN OUR COMMUNITY
Its _city of c own_
3795 PILOT KNOB ROAD, P.O. BOX 21199
EAGAN, MINNESOTA 55121
PHONE: (612) 454 -8100
May 23, 1983
Resident
1976 Shale Lane
Eagan, MN 55122
Dear Resident:
It has come to the attention of the Parks and Recreation Department
that you are utilizing City park property for garden purposes. This area
is immediately south of your residence.
The Advisory Parks and Recreation Commission has recently reviewed
this type of non conforming park usage and has taken action to prohibit
further utilization of City park acres in this manner because of certain
legal and implied implications. In as much as you may have already planted
your garden for this year the Commission will allow you until October 1,
1983 to remove any produce or other items from these gardens. However,
do not initiate any new or additional activities in the City park area
between now and the October 1st removal deadline. The City will anticipate
that you will clean up and restore the area to a suitable condition at the
end of this time period.
Your anticipated cooperation is appreciated.
Sincerely,
KV:bp
Ken Vraa, Director
Parks and Recreation
City of Eagan
THE LONE OAK TREE THE SYMBOL OF STRENGTH AND GROWTH IN OUR COMMUNITY
BEA BLOMQUIST
Mayor
THOMAS EGAN
JAMES A. SMITH
JERRY THOMAS
THEODORE WACHTER
Council Members
THOMAS HEDGES
City Adminstrator
EUGENE VAN OVERBEKE
City Clerk
city of ecigcan
3795 PILOT KNOB ROAD, P.O. BOX 21199
EAGAN, MINNESOTA 55121
PHONE: (612) 454 -8100
May 23, 1983
Resident
1978 Shale Lane
Eagan, MN 55122
Dear Resident:
It has come to the attention of the Parks and Recreation Department
that you are utilizing City park property for garden purposes. This area
is immediately south of your residence.
The Advisory Parks and Recreation Commission has recently reviewed
this type of non conforming park usage and has taken action to prohibit
further utilization of City park acres in this manner because of certain
legal and implied implications. In as much as you may have already planted
your garden for this year the Commission will allow you until October 1,
1983 to remove any produce or other items from these gardens. However,
do not initiate any new or additional activities in the City park area
between now and the October 1st removal deadline. The City will anticipate
that you will clean up and restore the area to a suitable condition at the
end of this time period.
KV :bp
Your anticipated cooperation is appreciated.
Sincerely,
Ken Vraa, Director
Parks and Recreation
City of Eagan
THE LONE OAK TREE THE SYMBOL OF STRENGTH AND GROWTH IN OUR COMMUNITY
BEA BLOMQUIST
Mayor
THOMAS EGAN
JAMES A. SMITH
JERRY THOMAS
THEODORE WACHTER
Council Members
THOMAS HEDGES
City Administrator
EUGENE VAN OVERBEKE
Cay Clerk
EAGAN CITY HALL
7:00 P.M. REGULAR MEETING
MAY 5, 1983
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2. ADOPTION OF AGENDA; APPROVAL OF MINUTES FROM APRIL 7, 1983
APPROVAL OF MINUTES FROM SPECIAL MEETING OF
FEBRUARY 8, 1983
3. DEVELOPMENT PROPOSALS
4. OLD BUSINESS
5. NEW BUSINESS
6. OTHER BUSINESS /REPORTS
7. ADJOURNMENT
AGENDA
ADVISORY PARKS AND RECREATION COMMISSION
EAGAN, MINNESOTA
a) Crossroads Apartments; Kenneth Applebaum
b) Hillcrest Addition; J.E. Parrnato, Associates
c) Cedar Hills; Gary Pelton
d) Surrey Gardens; Dan Gustafson
e) Re -plat Eagandale Industrial; Northwestern Mutual Life
a) Park Names
b) Commission Objectives
c) System Plan Study (Pilot Knob /Schwanz Lake)
a) Easement Request Oak Chase Park; Mr. F Mrs. O'Brien
b) Leaf Composting Discussion
a) Letter Rosemount Area Athletic Association; Bill Katzenmaier
b) Teen Program Summer 1983
c) "Play in the Age of Technology"
d) Play Equipment Lakeside Park
e) Marketing Your Parks
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
May 1983
RE: MAY 5th, 1983 COPM+IISSION MEETING
There are five development items before the Advisory Commission at the May
5th meeting. The first three items are part of development agreements,
and therefore will require only formal approval. (Planning memos are enclosed
on each)
(a) Crossroad Apartments is the development of a platted outlot in the
Pilot Knob Heights 1st Addition and therefore its park land contri-
bution has already been fulfilled in the P.U.D.
(b) Hillcrest Addition is adjacent to and part of the proposed Walden
Heights The parks dedication for this addition will be satisfied
with the 4+ acres of park land previously identified with the
Walden Addition.
(c) Cedar Hills is for development of 56 acres in the Winkler /Jackson
P.U.D. With the platting of this development the City is to re-
ceive the park land already determined for this P.U.D.
(d) Surrey Gardens; consisting of two buildings with a total of 88 units.
The Surrey Heights development had included a provision for "early"
cash payment of its dedication. In reviewing previous park commission
minutes, staff was made aware that a cash dedication had apparently
been paid on the first several additions. However, there is no
indication that these payments would cover development of this land
parcel. Therefore, a cash dedication for the 88 units is recommended.
Further, that the developer be required to install a trail along
Pilot Knob Road through the length of this plat consistent with
City standards.
(e) The final development proposal is for a re -plat of a portion of the
Eagandale Office Park to accommodate a new roadway and transportation
plan. Northwestern Mutual Life Insurance Company has asked the
Planning Commission to "waive" the parks dedication fees.
The Director of Parks and Recreation has not had an opportunity to
discuss this request with Mr. Davis, representing Northwestern
Mutual Life Insurance. Additional information should be available
Thursday evening regarding this item.
Old Business: Several items have been deferred from recent meetings because
of the volume of work before the commission. Therefore, "Park Names" and
"Objectives" have again been placed on the agenda for discussion purposes.
The director will briefly review with the commission the Pilot Knob Park and
Schwanz Lake concept plans. Mr. Erkkila would like the commission to review
the plans at this time to provide him with some comments and suggestions.
While the commission and council have previously reviewed the concept plans,
a "favorite" plan was not discussed.
Page 2
New Business: There are two items, (separate memos are enclosed) for new
business.
Other Business /Reports: Staff has received a letter from Mr. Bill Katzenmaier,
President of the R.A.A.A., regarding field usage. A copy is enclosed.
Staff will also outline the Teen program, planned for this year; an article
on play has been enclosed "Play in the Age of Technology." Play equipment
for Lakeside Park; and an article on "Funding for Fitness."
As always, if you are not able to attend, please call the office.
KV:bp
SUBJECT:
APPL.I CANT:
LOCATION:
EXISTING ZONING:
DATE OF PUBLIC HEARING:
DATE OF REPORT:
REPORTED BY:
2. Site Data:
CITY OF EAGAN
Preliminary Plat of the Crossroads Apartments
Marell, Inc. Kenneth Applebaum
Lot 1, Block 2 and Outlot "E" of Pilot Knob Heights
1st Addition SE quadrant of Duckwood Drive Denmark Avenue
R -3 PD (Pilot Knob Heights Planned Development)
April 26, 1983
April 19, 1983
John S. Voss, Planning Consultant
APPLICATION SUBMITTED: An application has been submitted requesting approval of
a preliminary plat encompassing approximately 4.7 acres. The plat consists of two (2)
lots and it is proposed that a 32 -unit apartment building would be constructed on each'
of these lots.
PLANNER'S COMMENTS:
1. Pilot Knob Heights Planned Development: The Pilot Knob Planned Develop-
ment was approved on December 12, 1974 and is to exist for a period of 10 years.
A substantial amount of development has occurred over the entire area which en-
compasses approximately 122 acres. The subject site was designated, under the
Planned Development, for 64 apartment dwelling units which is identical to the
number proposed under the application submitted at this time. Also, under the
density chart contained in Section 11.20, Subdivision 6B of the City's Zoning
Ordinance, a total area of 4.45 acres would be required for the proposed 64
unit development and the site contains a net area of 4.7 acres after dedication
for public streets, therefore, the density is well within that normally permit-
ted under the City's Zoning Ordinance.
SITE AREA: 205,065 square feet or 4.7 acres
BUILDING SITE COVERAGE: 20%
BUILDING #1: 11 one bedroom 21 two- bedroom 32 units
BUILDING #2: 11 one bedroom 21 two bedroom 32 units
TOTAL OF UNITS: 64 units
PARKING TOTALS: 96 outside parking stalls 1.5 stalls per unit
64 garage stalls 1.0 stall per unit
BUILDING HEIGHT: 34 feet
PLANNING REPORT CROSSROADS APARTMENTS April 19, 1983
Prepared by: John S. Voss, Planning Consultant Page 2
3. Compliance With Zoning Ordinance: In addition to compliance with the density
requirements as related above, the development appears to comply with all of
the requirements of the City's Zoning Ordinance except that a detailed landscape
plan will have to be submitted for approval prior to the issuance of a build-
ing permit. Also, a detailed lighting plan will have to be provided.
4. Access Driveways: There is a concern in that there is only one (1) access drive-
way to these 64 units. There does not appear to be, however, a suitable way of
providing a second access. Much of this is due to the topography of the site.
At this time, it appears that the Police and Fire Departments of Eagan have con-
ceded that the proposed development plan is suitable.
5. Parking On Denmark Avenue: There is a concern that there will be a tendency for
tenants to park along Denmark Avenue because of the closer proximity to the lower
level units This has been discussed with the City Engineer and it is expected
that the City will post No Parking" signs along Denmark Avenue.
6. Sidewalk Along Denmark Avenue: There is a sidewalk existing along the north side
of Duckwood Drive. There also should be a sidewalk constructed with this develop-
ment along Denmark Avenue; at the very least, from the entrance walk, north to the
Duckwood Drive intersection.
if this preliminary plat of the Crossroads Apartments is approved it should be subject
to the following conditions:
1. Park Dedication shall be accomplished in accordance with the requirements established
for the "Pilot Knob Heights Planned Development
2. A detailed landscape plan shall be submitted to and approved by City staff prior to
construction.
3. A detailed plan providing for outside lighting shall be submitted to and approved by
City staff prior to construction.
CITY OF EAGAN
THE CROSSROADS APARTMENTS PRELIMINARY PLAT
APRIL 26, 1983
PAGE THREE
ENGINEERING RECOMMENDATIONS
4. Drainage and erosion control plans shall be approved by the
City Engineering Department:
5. Concrete curb and gutter shall be constructed along the peri-
meter of all outside parking areas and the north island of
the parking lot located on Lot 1 shall be constructed with con-
crete curb and gutter.
6. The two curb cuts located along Denmark Avenue be removed and
replaced with B 618 curb and gutter and the existing driveway
approach off of Duckwood Drive be eliminated and replaced with
B 618 curb and gutter.
7. A 5' concrete sidewalk shall be constructed along the westerly
property line to Duckwood Drive and also along the northerly
property line from the entrance to Denmark Avenue.
8. A cross easement will be required across Lot 1 along with an
easement of sufficient width for the fire hydrant and fire
hydrant lead.
9. A 10' utility easement shall be required along all property
abutting publicly- dedicated right -of -way with a 5' drainage
and utility easement dedicated along all exterior lot lines
and a 10' drainage and utility easement centered over all in-
terior lot lines.
10. This development shall accept its upgraded assessment for
streets in the amount of $20,510.
11. All costs for the internal utilities and parking lots shall
be the sole responsibility of this development.
RMH /jach
MEMO TO: THE ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE,
CITY PLANNER
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: APRIL 20, 1983
SUBJECT: THE CROSSROADS APARTMENTS PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has
the following comments regarding this proposed preliminary plat.
I. DRAINAGE /TOPOGRAPHY /GRADING
The general topography for this area consists of a rather flat ter-
rain along Denmark Avenue with the elevations increasing to the
east from a low of 884 along the westerly boundary to a high point
of 914 at the easterly boundary of this proposed development. Con-
sequently, the slopes vary from 6% in the westerly portion to 30%
in the northeast corner of this proposed development. Similarly,
the drainage over this parcel is generally towards the west and
is collected on Denmark Avenue and eventually is collected within
a trunk storm sewer located within Denmark Avenue. Figure 1 more
clearly illustrates this. This development proposes to grade this
area by excavating the high side of this parcel and utilizing this
fill to construct an approximate 6' high berm along the southerly
property line and also slightly filling the lower area in the wes-
terly portion of this proposed development. Meanwhile, the drain-
age pattern will remain generally the same as it was for the exist-
ing topography. Nevertheless, a detailed grading and erosion con-
trol plan shall be submitted for approval prior to commencement of
any grading operations. Finally, since this drainage is collected
within a City storm sewer which in turn has a positive outlet
through Fish Lake and Blackhawk Lake to the Minnesota River, no
trunk storm sewer projects will be required due to this proposed
development.
II. UTILITIES
Utilities of sufficient size, depth and capacity exist within the
proximity of this proposed development to provide service to it.
As can be seen from Figure 2, a 6" service off of a 24" trunk water
main within Duckwood Drive has been provided for Lot 2 while a 6"
stub from the existing 12" trunk water main located within Denmark
Avenue has been provided for Lot 1. A 6" sanitary sewer stub has
been provided to the north property line of this parcel from the
existing 8" sanitary sewer in place along Duckwood Drive. Also,
a 42" trunk storm sewer is in place within Denmark Avenue. The
proposed utilities to be constructed consist of water and sewer
services and storm sewer lateral. The water services will consist
of connecting each building to their respective 6" water stub as
previously mentioned and also constructing a hydrant and hydrant
lead near the proposed entrance of Duckwood Drive. Similarly, the
sanitary sewer service will extend from the existing stub and con-
nect both apartment units. In addition, the runoff from the park-
ing lots will be collected in catch basins located within the
ENGINEERING REPORT THE CROSSROADS APARTMENTS
APRIL 26, 1983
PAGE TWO
entrance to Duckwood Drive and transmitted by a 12" pipe into the
existing catch basin at the southeast corner of the intersection
of Denmark Avenue and'Duckwood Drive.
III. STREETS
Existing streets adjacent to this proposed development include
Denmark Avenue and Duckwood Drive. Both of these streets are
classified as collector streets and are constructed to their ulti-
mate cross section of 44' in width, concrete curb and gutter and
bituminous surfacing. Access has been left for this proposed de-
velopment by means of two curb cuts along Denmark Avenue and a
driveway approach for Lot 2 at Duckwood Drive.
The proposed access to this development is a 24' wide driveway on-
to Duckwood Drive located approximately 90' west of the existing
approach. Access to Lot 2 will be by way of a 24' wide bituminous
drive with concrete curb and gutter to the parking lot. The park-
ing lot shall be 64' modules with 10' parking spaces. For the
parking lot on Lot 1, the north island shall be constructed with
concrete curb and gutter and not painted as shown. This is to
aide in maintaining access for emergency vehicles to this apart-
ment building when snow and /or ice may cover up the painted is-
land. Furthermore, concrete curb and gutter will be required
around the perimeter of the parking lots.
Since Denmark Avenue is a collector street, this development will
be responsible for constructing a 5' concrete sidewalk along its
westerly property line to Duckwood Drive. Although Duckwood Drive
presently has a trailway on the northside, it is recommended that
a sidewalk be constructed along the southside from Denmark Avenue
up to the driveway entrance for Lot 1. The reason for this is to
guide pedestrian traffic to a safer crossing at an intersection
than crossing Duckwood Drive at mid block.
IV. RIGHT -OF- WAY /EASEMENTS
There is no right -of -way to be dedicated with this plat. However,
a cross easement will be required over the northeast corner of
Lot 1 to provide for perpetual access to Lot 2 since the only drive-
way will be located off of Lot 1. Also, a 10' utility easement
shall be required along all property abutting publicly dedicated
right -of -way, with a 5' utility easement dedicated along all ex-
terior lot lines and a 10' drainage and utility easement centered
over all interior lot lines. Finally, an easement of sufficient
width shall be dedicated for the hydrant and hydrant lead.
V. ASSESSMENTS
All trunk area related assessments have been levied for water,
sewer and storm sewer at the proper rates. However, the street
ENGINEERING REPORT THE CROSSROADS APARTMENTS
APRIL 26, 1983
PAGE THREE
assessment levied for Duckwood Drive and Denmark Avenue were levied
at the residential equivalent rate under Project 269. Now that the
area is being proposed for a multi- family use, it is appropriate
for this parcel to be assessed for the full assessment for the ad-
jacent street construction. This increase in use will be reflected
in a $20.00 increase in the street assessment from the residential
equivalent to the multi- family use. Using this rate and applying
it to the appropriate frontages, as assessed under Project 269,
yields the following calculation:
Street Assessment (740.58 feet 284.92 feet) X $20/ff= $20,510
Along with the above street assessment, this development will be
responsible for the costs of all internal improvements.
I will be available to discuss any aspect of this report with the
Advisory Planning Commission at their meeting of April 26, 1983.
Respectfully submitted,
Richard M. Hefti, P.E.
Assistant City Engineer
RMH /jach
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4 CO. LIBRARY
SUBSEGT
PARCEL
SEE SHEET 36
DUCKWOOD
FIGURE 2
SEE SHEET 34
ARY LAKE