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CAS-14_LAKE HARRISON (6)Administration
MEMORANDUM
CYOF
SUBJ: Development Plan Review, Lake Harrison — The Pemtom
CIMNSEN
TO: Park and Recreation Commission
7700 Market Boulevard
FROM: Todd Hoffman, Park & Recreation Director
PO Box 147
Pemtom Land Company is requesting the rezoning of rural property to residential
Chanhassen, MN 55317
DATE: April 15,2005
Administration
Phone: 952.227.1100
SUBJ: Development Plan Review, Lake Harrison — The Pemtom
Fax: 952.227.1110
Land Company
Building Inspections
preliminary drawing depicting one orientation of the proposed water treatment plant
Phone: 952.227.1180
Pemtom Land Company is requesting the rezoning of rural property to residential
Fax: 952.227.1190
single family; the subdivision of the property into 40 lots, 3 outlots and public right -
Engineering
of way with variances; and a wetland alteration permit on property consisting of 62
Phone: 952.227.1160
acres located at 6950 Galpin Boulevard. This property had been previously
Fax: 952.227.1170
identified as a desirable location for a neighborhood park to serve a growing area of
Finance
the city. In addition, a specific location on the property has been identified as a
Phone: 952.227.1140
desirable location for a future water treatment plant. Staff has been working to
Fax: 952.227.1110
combine these two future uses in a single quadrant of the property.
Park & Recreation
Phone: 952.227.1120
Attached please find the proposed development plan. During our site tour on April
Fax: 952.227.1110
26, we will visit the area described as Outlot A — Parcel 1. Also attached is a
Recreation Center
preliminary drawing depicting one orientation of the proposed water treatment plant
2310 Coulter Boulevard
and corresponding profiles. Staff would like to explore with the commission the
952 ,227.1400
Fax: 952.227.1404
desirability of locating Park amenities on the small plateau above the water
treatment plant site. The city will retain the services of Brauer and Associates, a
Planning 3
park planning firm, to assist in this process. A neighborhood meeting to discuss the
Natural Resources
Phone: 952.227.1130
proposed treatment plant was held on April 14 and neighbors did express an interest
Fax: 952.227.1110
in a park in this part of the city.
Works
Trail connectors and sidewalks are included in the development plans.
1591
1591 Park Road
Phone: 952.227.1300
Neighborhood trail connectors to the proposed park site have yet to be identified.
Fax: 952.227.1310
Senior Center ACTION DESIRED
Phone: 952.227.1125
Fax: 952.227.1110 Staff would like to receive confirmation whether or not the commission is interested
web sue in pursuing development of a neighborhood park on this small and relatively rugged
woshl.chanhassen.mn.us piece of property. I will arrange for a representative from Brauer and Associates to
record your comments during our site tour portion of the meeting. In the event the
commission directs staff to pursue this action, staff will work with Brauer and
Associates on the development of a concept park plan.
ATTACHMENTS
1. Proposed Lake Harrison Plat
2. Preliminary West Water Treatment Plant Drawings
The City of Chanhassen • A growing community with clean lakes, quality schools, a chancing downtown, thriving businesses, winding trails, and tleauliful parks. A great place to live, work, and play.
Park & Recreation Commission
April 15, 2005
Page 2
PARK AND RECREATION COMMISSION ACTION — APRIL 26, 2005
On Tuesday, April 26, 2005, members of the Chanhassen Park and Recreation
Commission toured the Lake Harrison project site; specifically the section of land
proposed for a water treatment facility and potential new neighborhood park. The
Commission was generally pleased with the site and thought with some good
planning that it would be a good location for a small neighborhood park. The
terrain and elevation variations of the site were seen both as a challenge and an
attribute.
Once back at City Hall, the Commission listened to a staff report concerning the
project, followed by a brief report from the applicant and testimony from one of the
neighboring residents. The Commission supports the proposed plan of combining a
water treatment facility and a neighborhood park on the property toured. Upon the
conclusion of their discussion, Commissioner Dillon moved that the Park and
Recreation Commission recommend the City Council move forward with a plan to
acquire this property with the intent of blending the two uses—a neighborhood park
and water treatment facility on the site. Commissioner Scharfenberg seconded and
the motion passed unanimously.
Westwood Professional Services, Inc.
7599 Anagram Drive
Eden Prairie, MN 55344
PLANNING •ENGIN EE NTNG SURVEYING
".
MEMORANDUM
7599 Anagram Drive
Eden Prairie, MN 55344
Erosion Control
Phone: 952-937-5150
Sanitary Sewer
Fax: 952-937-5622
Water Main
Tall Free: 140&937-5150
To: Paul Dehme, City of Chanhassen
E-mail: vp 0westwoodpssom
From: Justin Larson
TWIN C1111MM METRO
Date: June 30, 2005
ST. CLOUD
Re: Lake Harrison - Cost Estimates Project No.: 2002-1044.00 BRAINEI D
Mr. Paul Oehme,
The construction costs associated with the Lake Harrison project totals $2,008,000. The
breakdown is as follows:
Site Grading
$596,000
Erosion Control
$54,000
Sanitary Sewer
$190,000
Water Main
$215,000
Storm Sewer
$189,000
Streets
$650,000
Landscaping
$104,000
Streetlights (15) & Signs
$10,000
Separately, the approximate costs associated with Engineering, Surveying, & Inspection to do
the above work is $45,000.
Please note that these costs do not include import for mass grading purposes, retaining walls,
or trunk water main. Please feel free to contact me with any question you might have regarding
this matter.
Sincerely,
Westwood Professional Services, Inc.
Justin Larson, P.E.
Project Engineer
Desio g the Future Today..sirxe 1972
4. Improvements. The Developer shall install and pay for the following:
A. Sanitary Sewer System
B. Water System
C. Storm Water Drainage System
D. Streets
E. Concrete Curb and Gutter
F. Street Lights
G. Site Grading/Restoration
H. Underground Utilities (e.g. gas, electric, telephone, CATV)
I. Setting of Lot and Block Monuments
J. Surveying and Staking
K. Landscaping
L. Erosion Control
5. Time of Performance. The Developer shall install all required improvements by
November 15, 2005. The Developer may, however, request an extension of time from the City. If
an extension is granted, it shall be conditioned upon updating the security posted by the Developer
to reflect cost increases and the extended completion date.
6. Security. To guarantee compliance with the terms of this Contract, payment of
special assessments, payment of the costs of all public improvements, and construction of all public
improvements, the Developer shall furnish the City with a letter of credit in the form attached
hereto, from a bank acceptable to the City, or cash escrow ("security") for $2,304,830.00. The
amount of the security was calculated as 110% of the following:
Site Grading/Restoration $596,000.00
Sanitary Sewer $190,000.00
Watermain $215,000.00
Storm Sewer, Drainage System, including cleaning and maintenance $226,800.00
Streets $650,000.00
Street lights and signs $10,000.00
Erosion control $54,000.00
Engineering, surveying, and inspection $49,500.00
Landscaping $104,000.00
TOTAL COST OF PUBLIC IMPROVEMENTS $2.095 300.00
SP -2
Generous, Bob
From:
Haak, Lori
Sent:
Thursday, June 30, 2005 4:37 PM
To:
Sweidan, Mahmoud; Generous, Bob
Subject:
REVISED Lake Harrison SWMP fees
TIME
I didn't notice Outlot F on the southeast side of the intersection of Lake Lucy Road and Lake Harrison Circle. Here's the
revised SW MP fees: $120,585.
Lori
SWMP FEE WORKSHEET
DATE June 30, 2005
PLANNING CASE 05-14
PROJECT Lake Harrison Addition
Site Area in Acres
62.00
Outlet A
-10.62
Outlot B
-5.16
Outlot C
-8.70
Oudot D
-0.77
Outlot E
-0.28
Outlot F
-0.08
Assessable area
3639
ZONING CLASSIFICATION
WATER QUALITY
WATER QUANTITY
FEES
Rate per Acre
Residential Single Family
Acres Total
$ 1,093.00 36.39 $ 39,774.27
Rate per Acre Acres Total
$ 2,705.00 36.39 $ 98,434.95
CREDITS
ITEM UNIT QUANTITY 50% UNIT TOTAL
PRICE
Storm water pond
acre
23.10
0.5
$ 11093.00
1 $12,624.15
Outlet structure
each
2
$ 2,500.00
$ 5,000.00
SWMP FEE $ 138,209.22
SWMP CREDITS $ 17,624.15
$ 17,624.15
TOTAL SWMP FEE $ 120,585.07
0
Minnesota DNR Waters
Field Survey Report
Project HARRISON LAKE
Lake No. 10-8
City AT CHANHASSEN County CARVER
Req. No 2005-103
Sec 3,10
Twp. 116
Rug. 23
Watershed MINN. RIV. - SHAKOPEE
SURVEY DATE: 4/28/05 C, b 7 8.9
1T /
SURVEYCREW: Scherek, Schaffer
MAY
20pS
LAKE S1ZE
Meandered Area Acres III Non -meandered y°3
Planimetered Area 18 Acres ❑ Unknown®
DATUM ADJUSTMENT
❑ Assumed ❑ 1912 ■ 1929 ❑ 1988 Source: MN/DOT B.M. " 1008 Q 1992"
CONTROL BENCHMARK
Location: SE 1/4 - Sec. 4, T116, R23
Elevation: 1034.48
Description: disk on top of aluminum rod, at entrance to Lake Minnewashta Regional Park, 109'
W -NW of Hwy. 41 and 9' east of east leg of regional park sign
SURVEY WORK COMPLETED
■ levels ❑ topography ❑ cross sections ❑ profiles ■ OHW
■ establish benchmarks ❑ outlet elevations ❑ other:
WATER LEVELS
Highest Recorded: Water Surface: 993.30
Lowest Recorded: OHW Elev: 993.6
Range: Highest Known:
OUTLET
General Description: no functioning outlet was observed; the lake is considered to be landlocked
Runout Elevation and Description: the highwater runout is at least 995.9 and probably higher, but less
than 1000
BENCHMARKS SET
Location: on south side of lake (NW -SE -NW -NW, Sec. 10-116-23)
Elevation: 996.27
Description: top NE comer of wood retaining wall around sandbox/play area, at edge of wetland
fringe in yard area at the easterly of the two homes on the extreme south side of the lake
Location: on S -SE side of lake (center E'/2 of NW -NW, Sec. 10-116-23)
Elevation: 1000.50
Description: 60d spike 0.5' above ground in the S -SW side of a 1.4' ash, on the side of a steep bank
near the toe, prominent ash tree in the area, pink ribbon on the tree and the spike
Prepared By So
Title
Date l %/ le
p�
John M. Scherek
S.C.S.
f / to ( 0
The O.H.W. level is based on the average reduced elevation of the 12 best trees of the 17 which
we documented (oak, elm and ash). No stainlines or washlines were observed. No water level is
shown for the lake on the 1958 (photorevised 1993) USGS quadrangle. On the quadrangle the lake is
depicted by an area of open water and some scattered marsh symbols, generally contained within the
1000 contour; much the same as it appears presently.
During our investigation of the lake we found no functioning outlet and, as such, the lake is
considered to be landlocked. As per some limited elevations on the north side of the lake and an
interpretation of the contours on the quadrangle, the highwater runout is between 995.9 and 1000.
In conjunction with our levels to the lake, we obtained elevations on three existing survey points
(nails in the ground) that were marked with lath. I assume they were set by the surveyor for the
proposed development on the north side of the lake, since they were all at that location. The survey
points were designated Sta. "Win" #83 (our elev = 995.68), Sta. "Daylight" #80(our elev =1029.36)
and "SB -11" (our elev =1033.70). The elevation on the lath marking "SB -11" is 1034.01, or 0.31'
higher than our elevation. Its possible that the other surveyors elevations are NAVD-1988 datum,
although the MN/DOT printout for our starting B.M. "1008 Q 1992", shows only 0.18' difference
between NGVD-1929 and NAVD-1988 datums.
CITY OF
CWNSEN
7700 Market Boulevard
PC Box 147
Chanhassen, MN 55317
Administration
Phone. 952.227.1100
Fax 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone. 952.227.1140
Fax: 952,227 1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax 952.227.1110
Web Site
wwwci.chanhassen.mn.us
0 0 os -)4
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
0
DATE: July 11, 2005
SUBJ: Final Plat Approval for Lake Harrison
Planning Case No. 05-14
PROPOSAL SUMMARY
The applicant is requesting final plat approval for Lake Harrison creating 39 lots
(one lot, Lot 1, Block 4, is for the west water treatment plant), 6 outlots and right-
of-way for public streets with a 5 -foot front yard setback variance for Block 2 and
subdivision variances for street grade and the use of a private street. The proposal
includes approximately 62 acres. The development complies with the Single -
Family Residential (RSF) District regulations. Staff is recommending approval of
the final plat for Lake Harrison.
On May 9, 2005, the Chanhassen City Council approved the following:
Rezoning of the property from RR, Rural Residential, to RSF, Single Family
Residential District;
Preliminary plat (Subdivision) to create 40 lots, 4 outlots and public right-of-way
with a variance for a private street and street grade, subject to conditions;
A 5 -foot front yard Variance for Block 2;
A Wetland Alteration Permit to fill and alter wetlands on site;
And,
Denied the bluff setback variance.
FINAL PLAT REVIEW
PROPOSAL SUMMARY
The applicant is requesting final plat approval for 39 lots, 6 outlots and right-of-
way for public streets. As part of the preliminary plat review, the City approved
subdivision variances for street grade in excess of 7 percent and the use of a
private street for access to Lots 11 and 12, Block 1 and a zoning variance for a
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
•
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 2
25 -foot front yard setback for Block 2. Of the 39 Lots being platted, Lot 1, Block 4 is proposed to
be purchased for the west water treatment plant.
The proposal meets the requirements of the zoning ordinance. The applicant is proposing the
installation of an entry monument sign on Outlot A, which is being donated to the City. The
applicant should establish a sign easement for the installation of this sign.
GRADING/DRAINAGE/EROSION CONTROL
The existing site is about 62 acres in size and contains 8 existing wetlands. The site also contains
groves of significant trees, along with an existing home site which will remain. Site elevations
range from a high of 1084 in the southwest to a low of 970 in the southeast.
The applicant is proposing to grade about 50% of the site for 37 new house pads, 3 public streets,
a private street, and 3 stormwater ponds. With the vast amount of vertical site relief previously
mentioned, the property is a challenging one to grade. The garage elevations of Lots 4, 5 and 6
need to be at least 1.5 feet higher than the emergency overflow for the street. Next, there are a
few locations where the proposed street grades are slightly higher (approximately 8%) than the
maximum street grade allowed of 7%. The grading for Lots 11 and 12, Block 1 needs to be
revised. The proposal includes a private street to access Lots 11 and 12 with retaining walls
along the west side.
The existing site drains to three main wetlands within the southwest, central, and northeast
portions of the site. The proposed grading plan has been designed to match the existing drainage
patterns fairly well. The western half of the developed site drains to a proposed pond in the
northwest comer of the site. The remainder of the eastern portion of the site will drain to a pond
in the northeast corner of the site. Each of the ponds will treat the water before discharging it to
adjacent wetlands. All of the ponds are required to be designed to National Urban Runoff
Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
Drainage calculations for the site have been submitted and some changes are needed. The
applicant is required to meet the existing site runoff rates for 10 -year and 100 -year, 24-hour
storm events. Storm sewer sizing calculations must be submitted at the time of final plat
application. The storm sewer must be sized for a 10 -year, 24-hour storm event. Drainage and
utility easements must be dedicated on the final plat over the public storm drainage system
including ponds, drainage swales, and wetlands up to the 100 -year flood level.
Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation
fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion. The applicant should be aware that any off-site grading will
require an easement from the appropriate property owner. If importing or exporting material for
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 3
development of the site is necessary, the applicant will be required to supply the City with
detailed haul routes. The applicant should also be aware that any retaining wall over four feet in
height must be designed by a Structural Engineer registered in the State of Minnesota. Also, it
will require a building permit from the Building Department.
UTILITIES
Currently, public sanitary sewer and watermain are available to the parcel. The plans propose on
connecting to the Met Council Interceptor sewer line that runs through the parcel and extending it
to serve the site. Also, the applicant is proposing to connect to the watermain in Lake Lucy
Road, loop it through the site, and connect with the existing mains in Manchester Drive and
Highover Trail. A minimum 20 -foot wide easement will be required over the public utility lines
that are outside of the right-of-way. Installation of the private service utilities for the site will
require permits and inspections through the City's Building Department.
The City is currently in discussions with the developer on the possible purchase of a portion of
Lot 1, Block 4, in the northeast portion of the site for a future water treatment plant. This second
water treatment plant would treat the water from the City's western wells which can't be treated
by the eastern treatment plant that is currently being designed. The land acquisition for the
second water treatment plant was scheduled for 2005 in the City's current Five -Year Capital
Improvement Program (CIP).
With the development of this parcel, plans show a raw water transmission main is being
extended through the site for future connection to the City's second water treatment plant. This
watermain would run along the western property line, going north to the Well No. 7 property just
east of Outlot F. The transmission main would then stay in the right-of-way and run east to the
treatment plant site. No service connections would come off of this transmission main since the
raw water in the pipe will be untreated/unchlorinated prior to connecting to the treatment plant.
Because this is a system -wide improvement, the construction cost for the raw watermain will be
paid by the City from the water portion of the Utility Fund. The developer will be required to
provide public drainage and utility easements over the transmission main and to install the pipe
as a part of the utility construction.
According to the City's Finance Department records, the parcel was previously assessed for one
sanitary sewer and watermain unit and those assessments have been paid. Since the applicant is
now proposing more units (8) than what the property has been assessed for, the additional 37
units (38-1=37) will be charged a sanitary sewer and watermain lateral connection charge.
Connection fees are in lieu of assessments which are absorbed by the City instead of being levied
at the time of construction. The 2005 lateral connection charge for sanitary sewer or water is
$5,118 per unit. Based on the current rate, the total amount due payable to the City for the
additional 38 units would be $189,366(37 @ $5,118) for sanitary and $189,366 for water. The
combined total for both sanitary and water would then be $378,732. These charges are due at the
time of final plat recording. In addition, each newly created lot will be subject to City sanitary
sewer and water hookup charges at the time of building permit issuance. The 2005 trunk hookup
charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 4
hookup fees may be specially assessed against the parcel at the time of building permit issuance.
All of these charges are based on the number of SAC units assigned by the Met Council.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that all public utility improvements will require
a preconstruction meeting before building permit issuance. Permits from the appropriate
regulatory agencies will be required, including the MPCA, Dept. of Health, Met Council, Carver
County, and Watershed District.
STREETS
Overall, the proposed street layout appears to work well. The plans show a main street accessing
off Lake Lucy Road from the north and ending in a cul-de-sac in the south-central portion of the
site. Another public street is proposed to tee off the main street and connect at Galpin
Boulevard. Both Galpin Boulevard and Lake Lucy Road are classified as collector streets within
the City Code and Comprehensive Plan. As such, staff expects each of the roads to adequately
handle the traffic from the development. Also, the plans show the public street extension of
Highover Trail from the west to the north and a proposed private drive to the south off of
Highover Trail. The applicant must be aware that any private streets must be built to 7 -ton design
and enclosed within a 30 -foot private easement. The developer will have to provide inspection
or soil reports certifying that the street was built to the 7 -ton requirement. Sidewalks are
proposed on at least one side of all of the public streets. As with past developments that access
off of Galpin Boulevard, a right -turn lane into the site will be required to be constructed. The
tum lane must meet Carver County design requirements.
PARKS AND RECREATION
Comprehensive Park Plan
The proposed Lake Harrison development is located within an area that is outside the municipal
park service boundaries of Pheasant Hill Park, Herman Field Park and Sugarbush Park. The
Parks and Recreation Commission reviewed the proposed development on April 26, 2005 to
make a recommendation regarding including a public park in the development. The Commission
voted to recommend the creation of a park within the development.
The property owner will be donating to the City large areas of open space, which will include
areas that may be used for park facilities as a charitable contribution. The development shall pay
full park fees in force at the time of final plat approval for the 37 new residential lots in the
amount of $148,000. Parks fees for 2005 are $4,000.00 for each new single-family lot.
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 5
Comprehensive Trail Plan
The site does not contain any portion of the City's trail plan. A sidewalk or trail connection to
the trails in Gatpin Boulevard and Lake Lucy Road is proposed as part of the development.
LANDSCAPING
The developer has provided a landscape plan that exceeds the minimum standards of the City.
WETLANDS
Existing Wetlands
Twelve wetlands were identified and delineated by Westwood Professional Services in May
2005. On May 17, 2005, City staff met the delineator on-site to examine the wetland boundaries.
All boundaries were found to be consistent with the delineation criteria set forth in the Corps of
Engineers Wetlands Delineation Manual (1987).
Wetland impacts are generally the result of three site constraints: 1. The need for access to the
site; 2. The need to match existing elevations in front of the existing home; and 3. The 7%
maximum street grades for Lake Harrison Circle and Lake Harrison Road. In addition, the
development of the site will impact the hydrology to Wetlands D and J. These wetlands do not
receive concentrated flow from adjacent waterways, but instead rely on surface flows for
hydrology. With the placement of Lake Harrison Circle directly upstream of these wetlands, the
wetlands will be indirectly impacted by interruptions to hydrology. Avoidance of indirect
impacts to Wetlands D and J is not feasible or prudent.
Wetland impacts have been minimized by: 1. Placing the crossing of Lake Harrison Road across
the narrowest portion of the drainageway between Wetlands A and C; 2. Eliminating the
connection between Highover Trail and Lake Harrison Circle. Wetland impacts have been
reduced from 1.18 acres in the original proposal to 1.00 acres in the current proposal.
All outlot boundaries should be revised to incorporate wetland buffers where applicable.
Wetland Replacement
Total wetland impacts for the proposed project total 43,548 square feet (1.00 acres). Total
proposed New Wetland Credit (NWC) of 64,950 square feet (1.49 acres) is proposed. Total
proposed Public Value Credit (PVC) is 23,388 square feet (0.54 acres). All wetland replacement
is proposed on-site adjacent to existing wetlands. Current proposed plans exceed the minimum
replacement requirements of replacing impacted wetlands at a 2:1 ratio.
Wetland replacement must occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The plans should show fixed photo monitoring points for the
replacement wetlands. Wetland replacement monitoring plans should be submitted annually
beginning one growing season after the wetland is created until the wetland replacement is
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 6
accepted in writing by the City. The vegetation management plan should be enhanced to provide
a detailed outline for the treatment of reed canary grass and purple loosestrife. The vegetation
management plan and wetland mitigation plan sheets should specify that newly created wetland
mitigation areas should be seeded in a swath that extends at least 1' above and l' below the
normal water level of the mitigation areas.
The applicant should provide proof of recording a Declaration of Restrictions and Covenants for
Replacement Wetland. The applicant should submit a letter of credit in the amount of $136,400
to guarantee the design goal for the wetland replacement site, as approved in the replacement
plan, is fully achieved. The letter of credit should be written to remain in effect for 5 years.
A wetland buffer minimum of 20 feet must be maintained around Wetlands A, B, C and F and
any adjacent wetland mitigation areas. A minimum wetland buffer of 16.5 feet must be
maintained around Wetland G and any adjacent mitigation areas. Buffers to be considered for
PVC must be a minimum of 16.5 feet. Building setbacks of 40 feet from the wetland buffer
strips must be maintained for all proposed building pads. Lot 3, Block 3 should be revised to
meet building setback requirements
COMPLIANCE TABLE
Description
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Notes
Lot 1, Block 1
22,477
252
151
1.2, B1
16,531
117
150
1-3, BI
25,607
56 @
155
IA, Bl
20,797
61 @
174
L5, Bl
34,132
62 @
202
L6,B1
25,120
99
235
L7, B 1
23,374
92
253
L8, BI
30,615
80 @
261
L9, B1
38,796
76 @
258
Ll0,B1
33,042
114
206
Ll 1, B1
56,571
345
185
North property line is
front lot line; bluff
L12, B1
159,357
313
444
North property line is
front lot line; bluff
Lot 1, Block 2
26,868
220
165
Wetland
1-2, B2
17,927
151
166
Wetland
13, B2
17,707
98
181
Wetland
LA, B 2
18,562
124
215
Wetland
L5, B2
20,305
116
241
Wetland
L6, B2
26,922
93
232
Wetland
L7, B2
26,460
108
221
Wetland
L8, B2
26,053
128
226
Wetland
L9, B2
21,074
96
224
Wetland
L10, B2
24,987
115
222
Wetland; corner
•
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 7
Description
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Notes
Lotl, Block 3
17,195
114
151
Comer
L2, B3
16,211
112
144
1-3, B3
19,819
154
138
Wetland
L4, B3
23,625
116
244
Wetland
15, B3
34,575
61 @
226
Wetland
L6, B3
42,582
57 @
225
Wetland
L7, B3
22,646
57 @
186
Wetland
L8, B3
20,173
113
194
Wetland, Shoreland
L9, B3
31,623
84 @
246
Wetland, Shoreland
L10, B3
28,606
114
239
Wetland, Shoreland
L11, B3
27,984
121
241
Wetland, Shoreland
L12, B3
96,257
292
304
Wetland, Shoreland
L13, B3
41,816
124
354
Wetland, Shoreland
L14, B3
30,510
99
305
Wetland, Shoreland
L15, B3
26,469
104
264
Wetland
L16, B3
53,902
168
288
Wetland
Lot 1, Block 4
66,862
286
318
Wetland, West water
treatment site
Right-of-way
268,815
6.17 acres
Outlot A
460,356
Wetlands and Park
OutlotB
232,138
WetlandslOpen Space
Outlot C
377,507
Wetlands/I.ake
Harrison/Open Space
Outlot D
33,224
Storm water pond
Outlot E
11,884
Entrance Monument
Outlot F
3,353
Landscaping
TOTAL
2,701,378
62 acres
@ Meets 90 -foot width at the 30 -foot building setback line.
REVIEW CONDITIONS OF APROVAL
1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet.
* This condition has been met
2. The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line.
* This condition has been met.
3. Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards.
* This condition no longer applies.
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 8
4. The lot frontage for Lot 14, Block 3, must meet the 125 -foot minimum lot width if it is a
lakeshore lot.
*This condition no longer applies.
5. Lot 12, Block 3, contains a swimming pool and shall not be platted as a separate lot until the
pool is removed or the platting of the lot is concurrent with an application for a building permit
for a principal dwelling on the lot.
* This condition shall be modified as follows: If Lot 12, Block 3, is further subdivided to
create an additional lot, the swimming pool must be removed, prior to the replatting.
6. Prior to final plat approval, the developer shall verify that acceptable building pads can be
accommodated on all lots that have lake setbacks.
* This condition has been met.
7. If Lot 1, Block 4, is not dedicated for park purposes, then the development shall pay full park
fees in force at the time of final plat approval.
*This condition shall be modified as follows: E. Jerome and Linda Carlson will donate
Outlots A, C and D to the City of Chanhassen. The developer shall pay full park fees
for 37 new residential lots. The total park and trail fees due payable at the time of final
plat recording is $148,000.00.
8. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
d. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
e. Separate sewer and water services must be provided each lot.
f. Existing wells and on-site sewage treatment systems on the site but be abandoned in
accordance with State Law and City Code and the existing home must be connected to
city sewer service when available.
g. The swimming pool adjacent to the existing residence must be protected by a fence in
accordance with City Code.
h. The developer must coordinate the address change of the existing home with the
construction of the development and provide access for emergency vehicles at all times.
* This condition shall be modified as follows:
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 9
Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. The developer must
name and install a street sign for the private street.
d. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
e. Separate sewer and water services must be provided each lot.
f. Existing wells and on-site sewage treatment systems on the site but be abandoned in
accordance with State Law and City Code and the existing home must be connected to city
sewer service when available.
g. The swimming pool adjacent to the existing residence must be protected by a fence in
accordance with City Code.
9. The developer must coordinate the address change of the existing home with the construction
of the development and provide access for emergency vehicles at all times.
A wetland delineation report illustrating wetland type, boundary and vegetation shall be
submitted prior to final plat approval.
* This condition has been met.
10. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of decreasing
preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification of
wetland impacts and 4) Mitigation of wetland impacts. The applicant shall not impact basins A, G
and F until it is demonstrated that these impacts have met the above sequencing requirements.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation
Act (MR 8420). The plans shall show fixed photo monitoring points for the replacement wetlands. A
five-year wetland replacement monitoring plan shall be submitted yearly beginning one growing
season after the wetland is created. The applicant shall provide proof of recording a Declaration of
Restrictions and Covenants for Replacement Wetland. The applicant shall secure City approval of a
wetland replacement plan prior to any wetland impacts occurring.
* This condition has been shall be modified as follows
....r...,.... _......rr ..........................r.._. ,,...,---" . - - - -.._- -- -- --'-- r - - -
Wetland replacement shall occur in a manner
consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed
photo monitoring points for the replacement wetlands.
The
applicant shall provide proof of recording a Declaration of Restrictions and Covenants for
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 10
Replacement Wetland. The applicant shall secure City approval of a wetland replacement plan prior
to any wetland impacts occurring. Wetland replacement monitoring plans shall be submitted
annually beginning one growing season after the wetland is created until the wetland
replacement is accepted in writing by the City. The vegetation management plan shall be
enhanced to provide a detailed outline for the treatment of reed canary grass and purple
loosestrife. The vegetation management plan and wetland mitigation plan sheets shall specify
that newly created wetland mitigation areas shall be seeded in a swath that extends at least 1'
above and 1' below the normal water level of the mitigation areas.
11. All impacts, including the filling of wetlands and conversion of wetlands into storm water
pond, shall be mitigated with the proposed project. The applicant shall demonstrate and
document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands.
* This condition has been met.
12. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A,
B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be
maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign.
* This condition shall be modified as follows:
A ..
A.._.1 6..F0..-...46 .. .v:«:..... «....:,J.L ..0 On C.......L- L, A
Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign. A wetland buffer minimum of 20
feet shall be maintained around Wetlands A, B, C and F and any adjacent wetland
mitigation areas. A minimum wetland buffer of 16.5 feet shall be maintained around
Wetland G and any adjacent mitigation areas.
13. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all
proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building
setback requirements.
* This condition shall be modified as follows: Building setbacks of 40 feet from the wedand
buffer strips shall be maintained for all proposed building pads. Lot 3, Block 3md 19et-41T
lshall be revised to meet building setback requirements.
14. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into
Outlot C.
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 11
* This condition has been met.
15. The OHW determination shall be completed prior to final plat approval. All plans shall
illustrate Lake Harrison's OHW and a 150 foot structure setback from the OHW.
* This condition shall be modified as follows: Who 94W detefmination shall b@ @@ffvI@f@d
All plans shall illustrate Lake Harrison's OHW and a 150 foot
structure setback from the OHW.
16. All non -riparian lots within the shoreland management zone shall be no less than 90 feet
wide with 15,000 square feet of lot area. All riparian lots within the shoreland management
zone shall be no less than 125 feet wide with 40,000 square feet of lot area.
* This condition has been met.
17. The bluff area on the property shall be preserved. All structures must maintain a 30 foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff
and land located within 20 feet from the top of the bluff).
* This condition still applies.
18. The proposed development shall maintain existing runoff rates. Storm water calculations
shall be submitted to ensure the proposed storm water ponding is sized adequately for the
proposed development.
* This condition may be deleted. The information requested is part of condition 41.
19. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
* This condition still applies.
20. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes
near/around road crossing within 24 hours of temporary/final grade. Riprap, appropriately
sized, shall be installed at flared end outlets for energy dissipation with underlying gravel
base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap
and geotextile or permanent turf re -enforcement blankets. Erosion and sediment controls
shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence,
mulch and wetland seed shall be used for restoration. All 3:1 slopes shall be covered with
category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements
is needed on Pond 1.
* This condition still applies.
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 12
21. Following storm water inlet installation Wimco-type (or equal) inlet sediment controls shall
be installed and regularly maintained. A detail for the inlet sediment controls shall be
provided.
* This condition still applies.
22. Following street and utility installation, Chanhassen -specification Type -1 silt fence or other
approved perimeter sediment control shall be installed for all positive slopes curbside.
* This condition still applies.
23. Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the
rock construction entrance.
* This condition still applies.
24. Chanhassen type 2 heavy duty silt fence with straw/hay bale re -enforcement shall be provided
for all silt fences adjacent to wetland and creek areas. Chanhassen type 1 silt fence shall be
installed at the OHW elevation of storm water basins following permanent outlet installation.
* This condition still applies.
25. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (1 V2 -inch rock, 2 feet
wide and 1 foot high along the outside of the silt fence. Only metal t -posts shall be used, not
wood stakes.
* This condition still applies.
26. Silt fence shall be installed between wetland impact areas and the remaining wetland.
* This condition still applies.
27. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Sloe
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
* This condition still applies.
0 •
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 13
28. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
* This condition still applies.
29. All development phases shall be represented in the SWPPP (clear and grubbing, mass
grading, large utilities, small utilities, home building, along with any special requirement
such as wetland or creek crossing areas).
* This condition still applies.
30. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to
potential concentrated flows, a creek crossing plan shall be developed and outlined in the
SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided
within 24 hours following temporary or final grade. The silt fence shall be wrapped up and
around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented
from entering the waters of the state.
* This condition still applies.
31. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $135,285.38.
* This condition shall be modified as follows: At this time, the estimated total SWMP fee, due
payable to the City at the time of final plat recording, is °i�M $120,585.00.
32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Department of Health, Minnesota Pollution
Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural
Resources (for dewatering), Carver County, Met Council) and comply with their conditions of
approval.
* This condition still applies.
33. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing shall be in place and maintained until all construction is completed. In
no areas shall the fencing be placed within the bluff impact zone.
* This condition still applies.
34. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be
replaced at a ratio of 2:1 diameter inches.
* This condition still applies.
Final Plat - Lake Harrison
Planning Case 05-14
July 11, 2005
Page 14
35. A total of 319 trees are to be planted. The number of overstory, deciduous trees, as shown on
landscape plans dated 3/18/05, required in the front yard of each lot are as follows:
Lot Block
Number of trees required
Lot 1, blk 1
5
Lot 2, blk 1
2
Lot 3, blk 1
1
Lot 4, blk 1
1
Lot 5, blk 1
1
Lot 6, blk 1
2
Lot 7, blk 1
2
Lot 8, blk 1
2
Lot 9, blk 1
1
Lot 10, blk 1
2
Lot 11, blki
None - existing front yard trees to be preserved
Lot 12, blk 1
None - existing front yard trees to be preserved
Lot 1, blk 2
4
Lot 2, blk 2
3
Lot 3, blk 2
2
Lot 4, blk 2
2
Lot 5, blk 2
3
Lot 6, blk 2
1
Lot 7, blk 2
3
Lot 8, blk 2
2
Lot 9, blk 2
2
Lot 10, blk 2
7
Lot 1, blk 3
5
Lot 2, blk 3
2
Lot 3, blk 3
2
Lot 4, blk 3
3
Lot 5, blk 3
1
Lot 6, blk 3
1
Lot 7, blk 3
1
Lot 8, blk 3
2
Lot 9, blk 3
2
Lot 10, blk 3
3
Lot 11, blk 3
2
Lot 12, blk 3
3
Lot 13, blk 3
3
Lot 14, blk 3
3
Lot 15, blk 3
2
Lot 16, blk 3
1
Lot 17, blk 3
None - existing front yard trees to be preserved
•
Final Plat - Lake Harrison
Planning Case 05-14
July 11, 2005
Page 15
* This condition shall be modified as follows:
•
A total of 34.9 322 trees are to be planted. The number of overstory, deciduous trees, as
shown on landscape plans dated 3H8AAN 6/20/05, required in the front yard of each lot areas
follows:
Lot, Block
Number of trees required
Lot 1, blk 1
5
Lot 2, blk 1
2
Lot 3, blk 1
1
Lot 4, blk 1
1
Lot 5, blk 1
1
Lot 6, blk 1
2
Lot 7, blk 1
2
Lot 8, blk 1
2
Lot 9, blk 1
I
Lot 10, blk 1
2
Lot 11, blkl
None - existing front yard trees to be preserved
Lot 12, blk 1
None - existing front yard trees to be preserved
Lot 1, blk 2
4
Lot 2, blk 2
3
Lot 3, blk 2
2
Lot 4, blk 2
2
Lot 5, blk 2
3
Lot 6, blk 2
1
Lot 7, blk 2
3
Lot 8, blk 2
2
Lot 9, blk 2
2
Lot 10, blk 2
7
Lot 1, blk 3
5
Lot 2, blk 3
3 3
Lot 3, blk 3
2
Lot 4, blk 3
3 2
Lot 5, blk 3
1
Lot 6, blk 3
1
Lot 7, blk 3
1
Lot 8, blk 3
2
Lot 9, blk 3
2
Lot 10, blk 3
42
Lot 11, blk 3
3 3
Lot 12, blk 3
.36
•
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 16
0
Lot, Block
Number of trees required
Lot 13, blk 3
3
Lot 14, blk 3
42
Lot 15, blk 3
2
�eF16-bi1c3
�
Lot 16, blk 3
None — existing front yard trees to be preserved
36. The developer shall be responsible for planting any trees in side or rear yards as shown on the
landscape plan dated 3/18/05.
* This condition still applies.
37. Any private street is required to have 20 -foot wide paved streets from back -of -curb to back -of -
curb, be built to a 7 -ton design, have a maximum slope of 10%, and contained within a 30 -foot
wide private easement. At the completion of the project, the developer will be required to
submit inspection/soil reports certifying that the private street was built to a 7 -ton design.
* This condition still applies.
38. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans. The applicant
should be aware that any off-site grading will require an easement from the appropriate property
owner.
* This condition still applies.
39. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
* This condition shall be modified as follows: All of the ponds are required to be designed to
National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench
at the NWL. Pond number 3 must be adequately sized to accommodate the drainage from
Lot 1, Block 4, and the proposed park area.
40. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in
the State of Minnesota with an approved fence. Also, it will require a building permit from the
Building Department.
* This condition still applies.
41. Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at that time.
The storm sewer will have to be designed for a 10 -year, 24-hour stone event. Drainage and
utility easements will need to be dedicated on the final plat over the public storm drainage
system including ponds, drainage swales, emergency overflows, access routes for maintenance,
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 17
and wetlands up to the 100 -year flood level. The minimum easement width shall be 20 feet
wide. Emergency overflows from all stormwater ponds will also be required on the
construction plans.
*This condition shall be modified as follows: Prior to final platting, storm sewer design data
and full size map will need to be submitted for staff review. Depending on the size of the
drainage area, additional catch basins may be required at that time. The storm sewer will have
to be designed for a 10 -year, 24-hour storm event. Drainage and utility easements will need to
be dedicated on the final plat over the public storm drainage system including ponds, drainage
swales, emergency overflows, access routes for maintenance, and wetlands up to the 100 -year
flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from
all stormwater ponds will also be required on the construction plans.
42. Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion.
* This condition still applies.
43. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
* This condition still applies.
44. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at the time of
building permit issuance. All of these charges are based on the number of SAC units assigned
by the Met Council and are due at the time of building permit issuance.
* This condition still applies.
45. The applicant shall include a drain tile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds.
* This condition shall be modified as follows: The applicant shall include a drain tile system
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 18
behind the curbs to convey sump pump discharge from homes not adjacent to ponds. Remove
the proposed curb along the north side of the right turn land on Galpin Boulevard.
46. All plans must be signed by a registered engineer in the State of Minnesota.
* This condition has been met.
47. Maximum 3:1 side slopes are allowed without the use of a retaining wall.
This condition shall be modified as follows: Maximum 3:1 side slopes are allowed without the
use of a retaining wall, revise the plan accordingly.
48. On the preliminary plat sheet show the street right-of-way for the cul-de-sacs.
* This condition has been met.
49. Minimum 20 -foot wide public drainage and utility easements will be required over the sanitary
sewer and watermain that is outside of the right-of-way.
* This condition shall be modified as follows: Minimum 40 g® -foot wide public drainage and
utility easements will be required
wey between Lots 4 and 5, Block 1, and along the west side of Lots 10 and 11,
Block 1.
50. On the grading plan:
a. Show the benchmark.
b. Add a note to remove all existing approaches.
c. Show the retaining walls top and bottom elevations.
d. Revise the street grades to comply with the 7% maximum requirement.
e. Eliminate Pond 1 and bring the drainage to Pond 2.
f. The proposed grading for Lots 4-6, Block 3 needs to be revised to prevent the garage
elevation of Lot 4 from being lower than the street.
g. The garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than the emergency
overflow for the street.
h. Install a culvert under the proposed street connection at Galpin Boulevard.
i. Show the 1036 contour around the housepad of Lot 2, Block 1.
j. Show the proposed storm sewer on the plan.
* This condition shall be modified as follows:
On the grading plan:
a. Show 12 -foot spacing between any two parallel retaining walls
over 4 -foot in height.
0 0
Final Plat – Lake Harrison
Planning Case 05-14
July 11, 2005
Page 19
b. Add a note to remove all existing approaches.
C. .
e.
'fadingTk pro—ed
g. Show the EOF for the easterly cul-de-sac and the garage elevations of all Lots 5
adjacent to it need to be at least 1.5 feet higher than the emergency overflow for the street.
51. Label the existing and proposed street names on all plan sheets.
* This condition has been met.
52. On the utility plan:
a. Revise the note to say "All storm pipe shall be Class 5...".
b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road,
Galpin Boulevard, Highover Trail and Manchester Drive.
c. Revise the location of the downstream sanitary sewer from MH -15 so it goes between Lots
4 and 5 versus Lots 5 and 6, Block 1.
d. Show all utility and storm ponds easements.
e. Sanitary service must be 6 -inch PVC and water service 1 -inch copper type K.
* This condition shall be modified as follows:
On the Utility plan:
a. " Relocate the proposed 12 inch pvc
raw water main away from the retaining wall by at least 10 feet along the private
street.
b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road,
Galpin Boulevard, Highover Trail and Manchester Drive.
C.
so it go
A ....., < I ,.... C ,._,, <, Show the existing sanitary sewer In the center of
the existing easement.
d. Add note: any connection to existing
structure must be core drilled.
e. Water service must be 1 -inch copper type K.
f. The watermain must be looped through to Manchester Drive versus Galpin Boulevard.
53. Staff is recommending that a raw water transmission main be extended through the site for
future connection to the City's second water treatment plant. The construction cost for the raw
0 0
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 20
watermain will be paid by the City from the water portion of the Utility Fund. The developer
will be required to provide public drainage and utility easements over the transmission main
and to install the pipe as apart of the utility construction.
* This condition still applies.
54. Since the applicant is now proposing more units (30 8) than what the property has been
assessed for, the additional 39 37 units (398-1=357) will be charged a sanitary sewer and
watermain lateral connection charge. These charges are due at the time of final plat recording.
* This condition still applies.
55. As with past developments that access off of Galpin Boulevard, a right -turn lane into the site
will be required to be constructed. The tum lane must meet Carver County design
requirements.
* This condition still applies.
56. A 10 -foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that hydrants
can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City
Ordinance #9-1.
* This condition still applies.
57. Two additional fire hydrants are required.
* This condition still applies.
58. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided.
* This condition still applies.
59. Temporary street signs shall be installed on each street intersection when construction of the
new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section
501.4.
* This condition still applies.
60. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
* This condition still applies.
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Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 21
61. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review
and approval.
* This condition has been met.
62. Create a Lot 1, Block 4, on the eastern portion of Outlot A, east of wetland E.
* This condition has been met.
63. The private street driveway shall be as shown on the Lot 11 & 12 detail plan dated 5/09/05.
* This condition still applies.
In addition, based on the review of the final development plans, staff recommends that the following
conditions be added:
1. On the storm sewer and street plans show the turning radius on all roads.
2. Show the sanitary sewer minimum 20 -foot easement on Lot 1, Block2.
3. Show minimum 20 -Foot easement for the watermain of Lake Hamson Road looping to the north with
the existing Manchester Drive watermain.
4. Show the right existing sanitary easement on Lot 3, Block 3 and revise the standard easement
accordingly.
5. All outlot boundaries shall be revised to incorporate wetland buffers where applicable.
6. The applicant shall submit a letter of credit in the amount of $136,400 to guarantee the design goal for
the wetland replacement site, as approved in the replacement plan, is fully achieved. The letter of credit
shall be written to remain in effect for 5 years.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the Final Plat for Lake Harrison Addition creating 39 lots,
6 outlots and associated right-of-way for public streets (plans prepared by Westwood Professional
Services, Inc., dated June 20, 2005) with a variance for a private street and street grade, subject to
the following conditions:
1. If Lot 12, Block 3 is further subdivided to create an additional lot, the swimming pool must be
removed, prior to the replatting.
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Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 22
2. E. Jerome and Linda Carlson will donate Outlots A, C and D to the City of Chanhassen. The
developer shall pay full park fees for 37 new residential lots. The total park and trail fees due
payable at the time of final plat recording are $148,000.00.
3. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. The developer must name and install a street sign for the private street.
d. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
e. Separate sewer and water services must be provided each lot.
f. Existing wells and on-site sewage treatment systems on the site but be abandoned in
accordance with State Law and City Code and the existing home must be connected to
city sewer service when available.
g. The swimming pool adjacent to the existing residence must be protected by a fence in
accordance with City Code.
4. The developer must coordinate the address change of the existing home with the construction
of the development and provide access for emergency vehicles at all times.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The plans shall show fixed photo monitoring points for the
replacement wetlands. The applicant shall provide proof of recording a Declaration of
Restrictions and Covenants for Replacement Wetland. The applicant shall secure City
approval of a wetland replacement plan prior to any wetland impacts occurring. Wetland
replacement monitoring plans shall be submitted annually beginning one growing season after
the wetland is created until the wetland replacement is accepted in writing by the City. The
vegetation management plan shall be enhanced to provide a detailed outline for the treatment of
reed canary grass and purple loosestrife. The vegetation management plan and wetland
mitigation plan sheets shall specify that newly created wetland mitigation areas shall be seeded
in a swath that extends at least 1' above and l' below the normal water level of the mitigation
areas.
6. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A,
B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be
maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign.
7. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all
proposed building pads. Lot 3, Block 3 shall be revised to meet building setback
requirements.
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Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 23
8. All plans shall illustrate Lake Harrison's OHW and a 150 -foot structure setback from the
OHW.
9. The bluff area on the property shall be preserved. All structures must maintain a 30 -foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff
and land located within 20 feet from the top of the bluff).
10. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
11. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes
near/around road crossing within 24 hours of temporary/final grade. Riprap, appropriately
sized, shall be installed at flared end outlets for energy dissipation with underlying gravel
base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap
and geotextile or permanent turf re -enforcement blankets. Erosion and sediment controls
shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence,
mulch and wetland seed shall be used for restoration. All 3:1 slopes shall be covered with
category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements
is needed on Pond 1.
12. Following storm water inlet installation, Wimco-type (or equal) inlet sediment controls shall
be installed and regularly maintained. A detail for the inlet sediment controls shall be
provided.
13. Following street and utility installation, Chanhassen specification Type 1 silt fence or other
approved perimeter sediment control shall be installed for all positive slopes curbside.
14. Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the
rock construction entrance.
15. Chanhassen Type 2 heavy duty silt fence with straw/hay bale re -enforcement shall be
provided for all silt fences adjacent to wetland and creek areas. Chanhassen Type I silt fence
shall be installed at the OHW elevation of storm water basins following permanent outlet
installation.
16. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (11/2 -inch rock, 2 feet
wide and 1 foot high along the outside of the silt fence. Only metal T -posts shall be used, not
wood stakes.
17. Silt fence shall be installed between wetland impact areas and the remaining wetland.
18. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
TyM of Slope Time (Maximum time an area can
Steeper than 3:1 7 days remain open when the area
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 24
10:1 to 3:1 14 days is not actively being worked.)
Flatter than 10:1 21 days
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
19. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
20. All development phases shall be represented in the SWPPP (clear and grubbing, mass
grading, large utilities, small utilities, home building, along with any special requirement
such as wetland or creek crossing areas).
21. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to
potential concentrated flows, a creek crossing plan shall be developed and outlined in the
SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided
within 24 hours following temporary or final grade. The silt fence shall be wrapped up and
around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented
from entering the waters of the State.
22. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $120,585.00.
23. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Department of Health, Minnesota Pollution
Control Agency (NPDF.S Phase 11 Construction Permit), Minnesota Department of Natural
Resources (for dewatering), Carver County, Met Council) and comply with their conditions of
approval.
24. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing shall be in place and maintained until all construction is completed. In
no areas shall the fencing be placed within the bluff impact zone.
25. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be
replaced at a ratio of 2:1 diameter inches.
26. A total of 322 trees are to be planted. The number of overstory, deciduous trees, as shown on
landscape plans dated 6/20/05, required in the front yard of each lot are as follows:
Lot, Block
Number of trees required
Lot 1, blk 1
5
Lot 2, blk 1
2
Lot 3, blk 1
1
0
Final Plat - Lake Harrison
Planning Case 05-14
July 11, 2005
Page 25
0
Lot, Block
Number of trees required
Lot 4, blk 1
1
Lot 5, blk 1
1
Lot 6, blk 1
2
Lot 7, blk 1
2
Lot 8, blk 1
2
Lot 9, blk 1
1
Lot 10, blk 1
2
Lot 11, blkl
None - existing front yard trees to be preserved
Lot 12, blk 1
None - existing front yard trees to be preserved
Lot 1, blk 2
4
Lot 2, blk 2
3
Lot 3, blk 2
2
Lot 4, blk 2
2
Lot 5, blk 2
3
Lot 6, blk 2
1
Lot 7, blk 2
3
Lot 8, blk 2
2
Lot 9, blk 2
2
Lot 10, blk 2
7
Lot 1, blk 3
5
Lot 2, blk 3
3
Lot 3, blk 3
2
Lot 4, blk 3
2
Lot 5, blk 3
1
Lot 6, blk 3
1
Lot 7, blk 3
1
Lot 8, blk 3
2
Lot 9, blk 3
2
Lot 10, blk 3
2
Lot 11, blk 3
3
Lot 12, blk 3
6
Lot 13, blk 3
3
Lot 14, blk 3
2
Lot 15, blk 3
2
Lot 16, blk 3
None - existing front yard trees to be preserved
27. The developer shall be responsible for planting any trees in side or rear yards as shown on the
landscape plan dated 3/18/05.
28. Any private street is required to have 20 -foot wide paved streets from back -of -curb to back -of -
curb, be built to a 7 -ton design, have a maximum slope of 10%, and contained within a 30 -foot
wide private easement. At the completion of the project, the developer will be required to
submit inspection/soil reports certifying that the private street was built to a 7 -ton design.
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Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 26
29. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans. The applicant
should be aware that any off-site grading will require an easement from the appropriate property
owner.
30. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL. Pond number 3 must be
adequately sized to accommodate the drainage from Lot 1, Block 4, and the proposed park area.
31. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in
the State of Minnesota with an approved fence. Also, it will require a building permit from the
Building Department.
32. Prior to final platting, storm sewer design data and full size map will need to be submitted for
staff review. Depending on the size of the drainage area, additional catch basins may be
required at that time. The storm sewer will have to be designed for a 10 -year, 24-hour storm
event. Drainage and utility easements will need to be dedicated on the final plat over the public
storm drainage system including ponds, drainage swales, emergency overflows, access routes
for maintenance, and wetlands up to the 100 -year flood level. The minimum easement width
shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on
the construction plans.
33. Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion.
34. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstntction meeting before building permit issuance.
35. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at the time of
building permit issuance. All of these charges are based on the number of SAC units assigned
by the Met Council and are due at the time of building permit issuance.
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Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 27
36. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge
from homes not adjacent to ponds. Remove the proposed curb along the north side of the right
turn land on Galpin Boulevard.
37. Maximum 3:1 side slopes are allowed without the use of a retaining wall, revise the plan
accordingly.
38. Minimum 40 -foot wide public drainage and utility easements will be required between Lots 4
and 5, Block 1, and along the west side of Lots 10 and 11, Block 1.
39. On the grading plan:
a. Show 12 foot spacing between any two parallel retaining walls over 4 -foot in height.
b. Add a note to remove all existing approaches.
c. Show the EOF for the easterly cul-de-sac and the garage elevations of all Lots adjacent to it
need to be at least 1.5 feet higher than the emergency overflow for the street.
40. On the utility plan:
a. Relocate the proposed 12 inch pvc raw water main away from the retaining wall by at least
10 feet along the private street.
b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road,
Galpin Boulevard, Highover Trail and Manchester Drive.
c. Show the existing sanitary sewer in the center of the existing easement.
d. Add note: any connection to existing structure must be core drilled.
e. Water service must be 1 -inch copper type K.
L The watermain must be looped through to Manchester Drive versus Galpin Boulevard.
41. Staff is recommending that a raw water transmission main be extended through the site for
future connection to the City's second water treatment plant. The construction cost for the raw
watermain will be paid by the City from the water portion of the Utility Fund. The developer
will be required to provide public drainage and utility easements over the transmission main
and to install the pipe as a part of the utility construction.
42. Since the applicant is now proposing more units (38) than what the property has been assessed
for, the additional 37 units (38-1=37) will be charged a sanitary sewer and watermain lateral
connection charge. These charges are due at the time of final plat recording.
43. As with past developments that access off of Galpin Boulevard, a right -tum lane into the site
will be required to be constructed. The tum lane must meet Carver County design
requirements.
44. A 10 -foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that hydrants
Final Plat — Lake Harrison
Planning Case 05-14
July 11, 2005
Page 28
can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City
Ordinance #9-1.
45. Two additional fire hydrants are required.
46. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided.
47. Temporary street signs shall be installed on each street intersection when construction of the
new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section
501.4.
48. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
49. The private street driveway shall be as shown on the Lot 11 & 12 detail plan dated 5/09/05.
50. On the storm sewer and street plans show all the roads turning radius.
51. Show the sanitary sewer minimum 20 -foot easement on Lot 1, Block 2.
52. Show minimum 20 -foot easement for the water -main of Lake Harrison Road looping to the
north with the existing Manchester Drive water -main.
53. Show the right existing sanitary easement on Lot 3, Block 3, and revise the standard easement
accordingly.
54. All outlot boundaries shall be revised to incorporate wetland buffers where applicable.
55. The applicant shall submit a letter of credit in the amount of $136,400 to guarantee the design goal for
the wetland replacement site, as approved in the replacement plan, is fully achieved. The letter of credit
shall be written to remain in effect for 5 years"
ATTACHMENTS
1. Final plat
2. Letter from Daniel J. Herbst to Mayor, City Council and Staff dated June 20, 2005
g:Vlan\2005 planning cases\05-141ake harrison (peramom)Vake harrison fp.doc
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The Pemtom Land Company
7597ANAGRAM DRIVE
EDEN PRAIRIE, MINNESOTA 55344
(952) 937-0716 • FAX (952) 937-8635
TO: Honorable Mayor, Members of the Chanhassen City Council and
Professional Staff
SUBJECT: Lake Harrison — Final Plat
DATE: June 20, 2005 CITY OF CHANHASSEN
RECEIVED
You will find enclosed all of the requirements for final plat approval. JUN 2 0 2005
SITE DATA: CHANHASSEN PLANNING DEPT
1. Total site — 62.0 Acres
2. 38 Homesites Planned —Pool and Tot Lot combined with home
3. Gross Density -.61 Homes Per Acre
4. Wetland Component — 18.4 Acres
ADDITIONAL PROVISIONS:
The city has also identified a need on this site for a neighborhood park and a water
treatment facility. The enclosed plans will accommodate the desire of the Seller, E.
Jerome and Linda Carlson to dedicate over 20 acres of land to the city as a charitable
donation. Lake Harrison Development LLC, will sell the specified Outlot to the city for a
water treatment facility and will sell the additional Outlot to the city for permanent park
land in addition to the land being donated by Mr. and Mrs. Carlson.
ARCHITECTURAL CONTROLS AND FEATURES:
Not included with this application will be our documents that will be filed after the final
plat is of record which will place permanent architectural controls on the design and
elevation of every home to be built at Lake Harrison.
DEVELOPMENT TEAM:
Lake Harrison will be developed by Lake Harrison Development, LLC and the Managing
Partners of the LLC will be The Pemtom Land Company and Marc C.Anderson, Senior
Vice President and Land Development Manager for Lennar, Inc. All contacts relative to
the development should be made through the offices of The Pemtom Land Company.
FUTURE:
Lake Harrison Development, LLC looks forward to working with the professional staff at
the City of Chanhassen to create a neighborhood of high quality that will be of lasting
pride to the City of Chanhassen.
If there is any additional data, information or questions that the City of Chanhassen has,
please do not hesitate to contact the undersigned.
SCANNED
0 0
Honorable Mayor, Members of the Chanhassen City Council and Professional Staff
Lake Harrison
Page 2
We respectfully request to be placed on the City Council Agenda for Monday, July 11,
2005 for approval. We would ask that a grading permit be issued along with the approval
of the final
Sincerely,
M LAND
Daniel J. Herb
President
DJH/idt
CC: Marc C. Anderson, Lennar, Inc.
Dwight Jelle, Westwood Professional Services
Senior center
• • 3
Phone: 952.227.1125
MEMORANDUM
Fax: 952.227.1110
TO: Todd Gerhardt, City Manager
C1SEN f OFp
FROM: Bob Generous, Senior Planner
u
CIIIIHIID
planning that it would be a good location for a small neighborhood park. The
DATE: May 9, 2005
7700 Market Boulevard
attribute.
PO
Chanhassen,
en, NN 55311 MN
SUBJ: PlanningCase #05-14, Lake Harrison
Administration
Phone: 952.227.1100
EXECUTIVE SUMMARY
Fax: 952.227.1110
Building inspections
Request for Rezoning from Rural Residential, RR, to Single Family Residential,
Phone: 952.227.1180
RSF; Subdivision review for 40 Lots, 4 Outlots and public right-of-way with
Fax: 952.227.1190
Variances for street grades, the use of a private street, bluff setbacks on Lots 11 and
Engineering
12, Block 1, and front yard setbacks for all of Block 2; and a Wetland Alteration
Phone: 952.227.1160
Permit for the grading and filling of wetlands on site — Lake Harrison.
Fax: 952.227.1170
Finance
ACTION REQUIRED
Phone: 952.227.1140
Fax: 952.227.1110
City Council approval requires a majority of City Council present.
Park & Recreation
Phone. 952.227.1120
PLANNING COMMISSION SUMMARY
Fax 952.227.1110
Recreation Center
The Planning Commission held a public hearing on April 19, 2005, to review the
2310 Coulter Boulevard
Phone: 952.227.1400
proposed development. The Planning Commission voted 6 to 0 to approve the
Fax: 952.227.1404
rezoning, private street, street grade and front yard setback variances and the
wetland alteration permit, but to deny the bluff setback variance. The Planning
Planning
Natural Resources
Commission minutes are item la of the May 9, 2005 Cit Council agenda.
y y g
Phone: 952.227.1130
Fax: 952.227.1110
The Planning Commission was very concerned that the proposed development not
Public works
negatively impact the bluff area on the western portion of the property.
1591 Park Road
Phone: 952.227.1300
PARK AND RECREATION COMMISSION ACTION — APRIL 26, 2005
Fax: 952.227.1310
Senior center
On Tuesday, April 26, 2005, members of the Chanhassen Park and Recreation
Phone: 952.227.1125
Commission toured the Lake Harrison project site; specifically the section of land
Fax: 952.227.1110
proposed for a water treatment facility and potential new neighborhood park. The
Web Site
Commission was generally pleased with the site and thought with some good
www.cl.chanhassen.mn.us
planning that it would be a good location for a small neighborhood park. The
terrain and elevation variations of the site were seen both as a challenge and an
attribute.
Once back at City Hall, the Commission listened to a staff report concerning the
project, followed by a brief report from the applicant and testimony from one of
the neighboring residents. The Commission supports the proposed plan of
combining a water treatment facility and a neighborhood park on the property
toured. Upon the conclusion of their discussion, Commissioner Dillon moved
The City of Chanhassen • A growing community with clean lakes, quality schools, a champing downtown, thriving businesses, winding trails, and beautiful parks. A great place to live. work. and play,
Todd Gerhardt
Lake Harrison — Planning Case No. 05-14
May 9, 2005
Page 2
that the Park and Recreation Commission recommend the City Council move forward with a
plan to acquire this property with the intent of blending the two uses — a neighborhood park and
water treatment facility on the site. Commissioner Scharfenberg seconded and the motion passed
unanimously.
RECOMMENDATION
Staff and the Planning Commission recommend adoption of the four motions, beginning on page
15 of the staff report, as modified in the staff report dated April 19, 2005.
ATTACHMENTS
1. Planning Commission Staff Report Dated April 19, 2005.
2. Memo from Carver County Public Works dated April 20, 2005.
3. Letter to Mayor and City Council from James & Cheri Broughton dated May 4, 2005
4. Memo to Todd Gerhardt from Bob Generous dated May 4, 2005
g:Nplan\2005 planning mes\05-14 lake harrison (pem[om)%cxmutive summaryAm
E
CITY OF CHANHASSEN
STAFF REPORT
PC DATO April 19, 2005
CC DATE: May 9, 2005
REVIEW DEADLINE: May 21, 2005
CASE #: 05-14
BY: RG, LH, TH, ML, MS, JS, ST,
0
PROPOSAL: Request for Rezoning from Rural Residential, RR, to Single Family Residential, RSF;
Subdivision review for 39 Lots, 4 Outlots and public right-of-way with Variances for
street grades, the use of a private street, bluff setbacks on Lots 11 and 12, Block 1
and front yard setbacks for all of Block 2; and a Wetland Alteration Permit for the
grading and filling of wetlands on site — Lake Harrison
LOCATION: 6950 Galpin Boulevard
APPLICANT: The Pemtom Land Company
7597 Anagram Drive
Eden Prairie, MN 55344
PRESENT ZONING: Rural Residential, RR
2020 LAND USE PLAN: Residential — Low Density (net density 1.2 — 4.0 units per acre)
ACREAGE: 62 acres DENSITY: gross: 0.63 units per acre; net: 1.35 units per acre
SUMMARY OF REQUEST: The applicant is proposing a rezoning of the property from RR to RSF to
permit a 39 -lot subdivision with setback variances (front yard and bluff), a private street and street
slope of eight percent. The development requires a wetland alteration permit for the filling and grading
of wetlands to construct the public street and grading to fill two isolated wetland ponds. The proposed
development is consistent with the comprehensive plan and staff is recommending approval subject to
the conditions.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings because the City is acting in its
legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive
Plan.
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it
meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed project
meets the standards in the Zoning and Subdivision Ordinances for variances. The City has a relatively high
level of discretion with a variance because of the burden of proof is on the applicant to show that they meet
the standards in the ordinance.
Location Map
Lake Harrison
6950 Galpin Boulevard
Planning Case No. 05-14
Subject Site
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 2
PROPOSAUSUMMARY
The developer is requesting the rezoning of the property from Rural Residential, RR, to Single -
Family Residential, RSF. The RSF district zoning is consistent with the land use designation of the
property for Residential — Low Density (net density range 1.2 to 4.0 units per net acre) and is
compatible with the surrounding developments, which are zoned RSF district, including Highover
to the west, Brenden Pond and Woodridge Heights to the north and Ashling Meadows to the east.
To the south is Longacres, which is zoned Planned Unit Development — Residential (PUD -R).
The developer is proposing a 39 -lot single-family subdivision with variances from the subdivision
ordinance to permit eight percent street grades and the use of a private street to access Lots 11
and 12 Block 1. In conjunction with the subdivision, the developer is requesting a five-foot front
yard setback variance to permit 25 -foot front yard setbacks for Block 2. Additionally, the developer
is requesting a setback variance from the bluff to build within the 30 -Foot building setback and to
grade within the bluff impact zone.
The developer's request for the wetland alteration permit is to permit the construction of the street
and to fill two isolated wetlands.
Lake Harrison is classified as a natural environment lake by both the Minnesota Department of
Natural Resources (DNR) and Chanhassen City Code. The Ordinary High Water (OHW) of
Lake Harrison has not yet been established by the DNR. DNR has been notified about the
proposed subdivision and a request for an OHW determination has been submitted. DNR
anticipates an OHW determination will be made in 1-2 months. The OHW determination should
be completed prior to final plat approval. All plans should illustrate Lake Harrison's OHW and a
150 -foot structure setback from the OHW. The minimum lot size for riparian lots within the
shoreland management zone is 125 feet wide with 40,000 square feet. The minimum lot size for
non -riparian lots within the shoreland management zone is 90 feet wide with 15,000 square feet.
Staff is recommending approval of the proposed development subject to the conditions of approval.
Staff does not support the approval of the variances being requested.
APPLICABLE REGUATIONS
Chapter 18, Subdivisions
Chapter 20, Article 11, Division 3, Variances
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article VII, Shoreland Management District
Chapter 20, Article ?III, "RSI~ ' Single -Family Residential District
Chapter 20, Article XXVIII, Bluff Protection
In 1997, the City rezoned 49 acres of the westerly parcel from Rural Residential to Single -Family
Residential and approved a 54 -lot subdivision for Highover Addition.
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 3
0 0
The property is guided in the comprehensive plan for Residential — Low Density Uses. The
Residential — Low Density designation permits net densities of 1.2 to 4.0 units per acre. The Single
Family Residential District, RSF, is consistent with this land use category and is the typical zoning
for single-family residential developments in the City. Other zoning districts that would be
consistent with the Residential — Low Density designation include Mixed Low Density Residential
District, R4, and Planned Unit Development — Residential, PUD -R. The properties to the north, east
and west of this development are zoned RSF.
SUBDIVISION REVIEW
LANDSCAPING/TREE PRESERVATION
Tree canopy coverage and preservation calculations have been submitted for the Lake Harrison
development. (The developer has submitted an 87 -page listing of the tree survey which is
available at city hall for those interested.) They are as follows:
Total upland area (mciudbng weuands, bion, park) 33.8 ac.
Baseline canopy coverage 76% or 25.7.
Minimum canopy coverage allowed 46% or 15.5 ac.
Proposed tree preservation 29% or 9.9 ac.
Developer does not meet minimum canopy coverage allowed, therefore the difference between
the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage 243,936 SF or 5.6 ac.
Multiplier 1.2
Total replacement 292,723 SF
Total number of trees to be planted 269 trees
The total number of trees required for the development is 269. Applicant has proposed a total of
319 trees. There are no bufferyard requirements for this development.
As can be seen from the canopy coverage calculations, two-thirds of the existing trees are being
removed on site. The woods on this property contain a mix of quality with some areas being of
high quality with many large, native trees and excellent regeneration while others have a variety
of pioneer species such as boxelder, ash and elm and an infestation of buckthorn. The most
significant areas in terms of quality of existing trees and functionality are located in the bluff
area along the western side of the property and around the wetland on Lot 5, Block 1. A third
area that contains several significantly large oaks is on Lot 9. It is shown as being outside of the
grading limits and is proposed to be preserved. This area does have an established understory of
buckthorn.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 4
Concerning the 5 -foot front yard variance for Lots 1-10, Block 2, the only lots that appear to
benefit for tree preservation from the variance are Lots 3 and 5. City standards for tree clearing
on wooded lots allow for 105 feet of tree removal from the ROW back into the lot. Lots 3 and 5
show about 105 to 115 feet of clearing. All other lots, 1, 2, 4, 6-10, range in clearing limits from
115 to 140 feet while using a five-foot front variance to reduce clearing. If the applicant could
show tree preservation that meets ordinance standards, staff would support the variance, but the
grading as shown still removes more trees than the minimum standards.
WETLANDS
Existing Wetlands
Wetland determinations that occur outside the growing season leave many unanswered questions
about hydrology and vegetation that can only be addressed by conducting a wetland delineation
during the growing season. The applicant has submitted a preliminary determination on the
approximate extent and location of the wetlands on site. A wetland delineation report illustrating
wetland type, boundary and vegetation should be submitted prior to final plat approval. Areas of
the preliminary wetland determination that require further investigation include: a low area
within Lots 9 and 10, Block 3 that may satisfy the requirements for a jurisdictional wetland, and
the preliminary northern wetland boundary of Wetland C.
Wetland A is a natural, Type 7 wetland located in the northwest corner of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to
fill wetland A for the creation of a public roadway and a stormwater pond. The estimated total
proposed impact to wetland A is 3,843 square feet (0.09 acres).
Wetland B is a natural, Type 3/5/7 wetland located in the southwest area of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing
any modifications to wetland B.
Wetland C is a natural, Type 2/3/7 wetland located in the southeastern area of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing
three fill areas and two creation areas for wetland C. Filling activities are proposed to allow for
road construction. The estimated total proposed impact to the wetland includes 12,269 square
feet (0.28 acres) of fill at Location C-1, 1,301 square feet (0.03 acres) at location C-2 and 2,914
square feet (0.07 acres) of fill at C-3.
Wetland D is an ag/urban, Type 3 wetland located in the northeastern corner of the property.
The wetland vegetation and boundaries are undetermined at this time. The applicant is not
proposing impacts to wetland D.
Wetland E is a natural, Type 2/3/7 wetland located in the north -central area of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing two
filling activities for the construction of public streets. The total proposed impacts to wetland E
include 9,145 square feet (0.19 acres) at location E-1, and 2,950 square feet (0.07 acres) at
location E-2.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 5
Wetland F is a natural, Type 3 wetland located in the central portion of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to
fill the entire wetland for an estimated total of 5,665 square feet (0.13 acres) to accommodate
additional housing pads.
Wetland G is a natural, Type 3 wetland located in the west central part of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to
fill the entire wetland for an estimated total of 13,331 square feet (0.31 acres) to accommodate
additional housing pads.
Wetland H is a natural, Type 3 wetland located in the north central part of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing
any impacts to wetland H.
Wetland Replacement
The applicant must submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of decreasing
preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification
of wetland impacts and 4) Mitigation of wetland impacts. The applicant should not impact
basins A, G and F until it is demonstrated that these impacts have met the above sequencing
requirements. Wetland replacement must occur in a manner consistent with the Minnesota
Wetland Conservation Act (MR 8420). The plans should show fixed photo monitoring points for
the replacement wetlands. A five-year wetland replacement monitoring plan should be
submitted yearly beginning one growing season after the wetland is created. The applicant
should provide proof of recording a Declaration of Restrictions and Covenants for Replacement
Wetland. The applicant shall secure City approval of a wetland replacement plan prior to any
wetland impacts occurring.
Total wetland filling activities for the proposed project includes 51,418 square feet (1.18 acres)
of wetland fill. Total proposed New Wetland Credit (NWC) of 16,019 square feet (0.37 acres) is
proposed. Total proposed Public Value Credit (PVC) is 17,800 square feet (0.41 acres). Current
proposed plans have not satisfied the minimum replacement requirements of replacing impacted
wetlands at a 2:1 ratio. All impacts, including the filling of wetlands and conversion of wetlands
into stormwater pond, must be mitigated with the proposed project. Applicant must demonstrate
and document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands. Currently, the proposed replacement plan is deficient 69,017 square feet
(1.58 acres) of wetland mitigation.
A wetland buffer minimum of 20 feet must be maintained around wetlands A, B, C, E, F, and H
must be maintained around the wetlands. A minimum wetland buffer of 16.5 feet must be
maintained around wetland D and any mitigation areas. Buffers to be considered for PVC must
be a minimum of 16.5 feet. Wetland buffer areas should be preserved, surveyed and staked in
accordance with the City's wetland ordinance. The applicant must install wetland buffer edge
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 6 _
signs, under the direction of City staff before construction begins and must pay the City $20 per
sign.
Building setbacks of 40 feet from the wetland buffer strips must be maintained for all proposed
building pads. Lot 3, Block 3 and Lot 11, Block 3 should be revised to meet building setback
requirements.
Lots 11-15, Block 3 and Lot 10, Block 2 should be revised to incorporate all of wetland B into
Outlot C.
LAKES
The proposed project is within 1,000 feet of Lake Harrison and therefore within the lake's
Shoreland Management District. Lake Harrison is classified as a natural environment lake by
both the DNR and Chanhassen City Code. The OHW of Lake Harrison has not yet been
established by the DNR. DNR has been notified about the proposed subdivision and a request
for an OHW determination has been submitted. DNR anticipates an OHW determination will be
made in 1-2 months. The OHW determination should be completed prior to final plat approval.
All plans should illustrate Lake Harrison's OHW and a 150 -foot structure setback from the
OHW. The minimum lot size for non -riparian lots within the shoreland management zone is 90
feet wide with 15,000 square feet. The minimum lot size for riparian lots within the shoreland
management zone is 125 feet wide with 40,000 square feet.
BLUFFS
One area on the property has been identified as a bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). This area must be preserved. In addition, all
structures must maintain a 30 -foot setback from the bluff and no grading may occur within the
bluff impact zone (i.e., the bluff and land located within 20 feet from the top of the bluff).
The applicant has located two lots on the western bluff and is requesting variances to build
homes on Lots 11 and 12. Staff strongly recommends denial of the variances. Construction
activities, location of structures and future use of the area by the property owners will have
lasting, detrimental effects on the bluff and the wetland, Lake Harrison below. It is in the best
interest of the public good that the bluff be preserved as required by ordinance to protect the
environmental and water quality of the site.
PARKS AND RECREATION
Comprehensive Park Plan
The proposed Lake Harrison development is located within an area that is outside the municipal
park service boundaries of Pheasant Hill Park, Herman Field Park and Sugarbush Park. The
Parks and Recreation Commission will be reviewing the proposed development on April 26,
2005 to make a recommendation regarding including a public park in the development.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 7
However, due to the alignment of the road which cuts in to the upland portion of Outlot A, and
the inclusion of a water treatment plant, the area for a public park is minimized.
If the land is not dedicated for park purposes, then the development shall pay full park fees in
force at the time of final plat approval. Parks fees for 2005 are $4,000.00 for each new single-
family lot.
Comprehensive Trail Plan
The site does not contain any portion of the City's trail plan. A sidewalk or trail connection to
the trails in Galpin Boulevard and Lake Lucy Road is proposed as part of the development.
GRADING, DRAINAGE AND EROSION CONTROL
The existing site is about 62 acres in size and contains eight existing wetlands. The site also
contains groves of significant trees, along with an existing homesite which will remain. Site
elevations range from a high of 1084 in the southwest to a low of 970 in the southeast.
The applicant is proposing to grade about 50% of the site for 39 new housepads, three public
streets, a private street, and three stormwater ponds. With the vast amount of vertical site relief
previously mentioned, the property is a challenging one to grade. There are a few areas of
concern with the grading that staff would like to mention. The proposed grading for Lots 4-6,
Block 3 needs to be revised to prevent the garage elevation of Lot 4 from being lower than the
street. Additionally, the garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than
the emergency overflow for the street. Next, there are a few locations where the proposed street
grades are slightly higher (approximately 8%) than the maximum street grade allowed of 7%.
Staff believes that with a few minor street elevation changes (±1'), the street grades can be easily
revised to meet the 7% requirement. These revisions will not severely impact the wooded areas
on the site. As such, staff is not in favor of the street grade variance. Finally, the grading for
Lots 11 and 12, Block 1 needs to be revised. The proposal includes a private street to access
Lots 11 and 12 with retaining walls along each side. The private street is being "cut -in" through
an existing bluff area and the retaining walls are proposed to "hold back" the earth on each side
of the street. This provides a tunnel -like access to Lot 12. Usually, when private streets are
proposed, the grading is minimized versus the grading required for a public street. Staff does not
believe this is the case with the current proposal. In conclusion, because there is no public street
option shown, there is proposed grading in the bluff, and proposed retaining wall structures
within the bluff structure setback, staff is recommending that Lot 12 be deleted and the
southwest property comer be preserved.
The existing site drains to three main wetlands within the southwest, central, and northeast
portions of the site. The proposed grading plan has been designed to match the existing drainage
patterns fairly well. The western half of the developed site drains to a proposed pond in the
northwest corner of the site. The remainder of the eastern portion of the site will drain to a pond
in the northeast corner of the site. Each of the ponds will treat the water before discharging it to
a adjacent wetlands. All of the ponds are required to be designed to National Urban Runoff
Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 8
0
Drainage calculations for the site have been submitted and some changes remain. The applicant
is required to meet the existing site runoff rates for the 10 -year and 100 -year, 24-hour storm
events. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a 10 -year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public stone drainage system including
ponds, drainage swales, and wetlands up to the 100 -year flood level.
Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation
fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion. The applicant should be aware that any off-site grading will
require an easement from the appropriate property owner. If importing or exporting material for
development of the site is necessary, the applicant will be required to supply the City with
detailed haul routes. The applicant should also be aware that any retaining wall over 4 feet in
height must be designed by a Structural Engineer registered in the State of Minnesota. Also, it
will require a building permit from the Building Department.
Storm Water Management
The proposed development is required to maintain existing runoff rates. Storm water calculation
should be submitted to ensure the proposed stormwater ponding is sized adequately for the
proposed development.
Easements
Drainage and Utility easements should be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and stormwater ponds.
Erosion Control
MN DOT category 3 erosion blanket and seed should be applied to exposed creek slopes near /
around road crossing within 24 hours of temporary / final grade. Riprap, appropriately sized,
should be installed at flared end outlets for energy dissipation with underlying gravel base or
geotextile fabric. All emergency over flow structures should be stabilized with riprap and
geotextile or permanent turf re -enforcement blankets. Erosion and sediment controls are needed
for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed
is recommended for restoration. All 3:1 slopes need category 3 erosion blanket applied. Pond 1
does not appear to have an outlet planned; an outlet meeting NPDES water quality discharge
requirements is needed.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 9
Sediment Control
Following stormwater inlet installation Wimco-type (or equal) inlet sediment controls should be
installed and regularly maintained; detail needed. Following street and utility installation,
Chanhassen -specification Type -1 silt fence or other approved perimeter sediment control is
needed for all positive slopes curbside. The rock exit pad is a high -maintenance control.
Multiple applications of rock will likely be needed. Geotextile fabric installed under the rock
helps promote the controls effectiveness and lifespan. Chanhassen type 2 heavy duty silt fence
with straw / hay bale re -enforcement is needed for all silt fences adjacent to wetland and creek
areas. Chanhassen type 1 silt fence is needed at the OHW elevation of stormwater basins
following permanent outlet installation. "Inlet Sediment Filter" detail should be altered to show
a rock berm (1 V/2 -inch rock, 2 feet wide and 1 foot high along the outside of the silt fence. Only
metal t -posts should be used, not wood stakes. Silt fence must be installed between wetland
impact areas and the remaining wetland. All exposed soil areas should have temporary erosion
protection or permanent cover year round, according to the following table of slopes and time
frames:
TyM of Sloe
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
Stormwater Pollution Prevention Program (SWPPP)
All development phases should be represented in the SWPPP (clearing and grubbing, mass
grading, large utilities, small utilities, home building, along with any special requirement such as
wetland or creek crossing areas).
Creek / Wetland Protection
Construction phasing of the road is needed for the wetland/creek crossing. On March 31, 2005,
the area of the crossing had flowing water through the culvert. Due to these potential
concentrated flows, a creek crossing plan is needed and should be outlined in the SWPPP and a
detail is needed. It is recommended to dam the creek and pump the water around the crossing
area during construction. Stabilization of the crossing area is needed within 24 hours following
temporary or final grade. It is recommended to cross the stream and phase the area in as final
grade immediately. Silt fence in this area is not the correct use of silt fence as a sediment
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 10
control. The silt fence should be wrapped up and around the culvert leaving the wetted perimeter
free of silt fence. Soil should be prevented from entering the waters of the state.
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single-family residential development rates of $1,093 per acre.
Based on the proposed developed area of approximately 37.71 acres, the water quality fees
associated with this project are $41,217.03.
Water Quantity Fees
The SWAP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWAP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,705 per developable acre. This
results in a water quantity fee of approximately $102,005.55 for the proposed development.
SWMP Credits
This project proposes the construction of three NURP ponds and the provision of three outlet
structures. The applicant will be given a credit for on-site storm water quality improvements that
are designed to treat runoff from the proposed subdivision to NURP standards. The credit will be
calculated using the following formula: The per acre water quality connection charge will be
multiplied by the on-site drainage area for water quality treatment facilities. This value will then
be multiplied by 50%. The subdivision will also be given a credit for on-site storm water quality
improvements that are oversized to treat runoff from property outside the subdivision to NURP
standards. The credit will be calculated using the following formula: The per acre water quality
connection charge will be multiplied by the off-site drainage area for water quality treatment
facilities. This value will then be multiplied by 50%. Credit will not be granted if the storm water
from contributing off-site areas is already treated to NURP standards. The water quality
connection charges that correspond to the land uses that contribute to the storm water ponds will
be used to calculate credits.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $135,285.38.
Other Agencies
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase H Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and
comply with their conditions of approval.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 11
UTILITIES
Currently, public sanitary sewer and watermain are available to the parcel. The plans propose on
connecting to the Met Council Interceptor sewer line that runs through the parcel and extending
it to serve the site. Also, the applicant is proposing to connect to the watermain in Lake Lucy
Road, loop it through the site, and connect with the existing mains in Galpin Boulevard and
Highover Trail. Staff is recommending that the watermain be looped through to Manchester
Drive versus Galpin Boulevard. This is because the existing watermain in Galpin Boulevard is
on a lower pressure zone than the other mains that will be installed. A minimum 20 -foot wide
easement will be required over the public utility lines that are outside of the right-of-way.
Installation of the private service utilities for the site will require permits and inspections through
the City's Building Department.
The City is currently in discussions with the developer on the possible purchase of a portion of
Outlot A in the northeast for a future water treatment plant site. This second water treatment
plant would treat the water from the City's western wells which can't be treated by the eastern
treatment plant that is currently being designed. A neighborhood meeting will be held on
Thursday, April 14, 2005 to provide information to the neighboring residents on the second
treatment plant. The land acquisition for the second water treatment plant was scheduled for
2005 in the City's current 5 -year Capital Improvement Program (CIP).
With the development of this parcel, staff is recommending that a raw water transmission main
be extended through the site for future connection to the City's second water treatment plant.
This watermain would run along the western property line, going north to the Well No. 7
property just east of Outlot D. The transmission main would then stay in the right-of-way and
run east to the treatment plan site. No service connections would come off of this transmission
main since the raw water in the pipe will be untreated/unchlorinated prior to connecting to the
treatment plant. Because this is a system wide improvement, the construction cost for the raw
watermain will be paid by the City from the water portion of the Utility Fund. The developer
will be required to provide public drainage and utility easements over the transmission main and
to install the pipe as a part of the utility construction.
According to the City's Finance Department records, the parcel was previously assessed for one
sanitary sewer and watermain unit and those assessments have been paid. Since the applicant is
now proposing more units (39) than what the property has been assessed for, the additional 38
units (39-1=38) will be charged a sanitary sewer and watermain lateral connection charge.
Connection fees are in lieu of assessments which are absorbed by the City instead of being levied
at the time of construction. The 2005 lateral connection charge for sanitary sewer or water is
$5,118 per unit. Based on the current rate, the total amount due payable to the City for the
additional 38 units would be $194,484 (38 @ $5,118) for sanitary and $194,484 for water. The
combined total for both sanitary and water would then be $388,968. These charges are due at the
time of final plat recording. In addition, each newly created lot will be subject to City sanitary
sewer and water hook up charges at the time of building permit issuance. The 2005 trunk
hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and
watermain hookup fees may be specially assessed against the parcel at the time of building
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 12
permit issuance. All of these charges are based on the number of SAC units assigned by the Met
Council.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that all public utility improvements will require
a preconstruction meeting before building permit issuance. Permits from the appropriate
regulatory agencies will be required, including the MPCA, Dept. of Health, Met Council, Carver
County, and Watershed District.
STREETS
Overall, the proposed streets layout appears to work well. The plans show a main street
accessing off Lake Lucy Road from the north and ending in a cul-de-sac in the south-central
portion of the site. Another public street is proposed to tee off the main street and connect at
Galpin Boulevard. Both Galpin Boulevard and Lake Lucy Road are classified as collector streets
within the City Code and Comprehensive Plan. As such, staff expects each of the roads to
adequately handle the traffic from the development. Also, the plans show the public street
extension of Highover Trail from the west to the north and a proposed private drive to the south
off of Highover Trail. The applicant must be aware that any private streets must be built to 7 -ton
design and enclosed within a 30 -foot private easement. The developer will have to provide
inspection or soil reports certifying that the street was built to the 7 -ton requirement. Sidewalks
are proposed on at least one side of all of the public streets. As with past developments that
access off of Galpin Boulevard, a right -turn lane into the site will be required to be constructed.
The tum lane must meet Carver County design requirements.
.
..
- ._. .. . ._
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 13
COMPLIANCE TABLE
E
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Setbacks: front,
side, rear,
wetland buffer,
Lake, bluff (ft.)
Code
15,000 (40,000 on
90,100 private
125
30,10, 30, 40,
Lake Harrison)
street, 125
150,30
riparian
L 1, B 1
24,619
236
155
30, 10, 30, na, na,
na
L2,13 1 *
14,502 *
105
152
30, 10, 20, na, na,
na
L 3, B 1 *
25,650
55 *
155
30, 10, 30, na, na,
na
1-4,13 1
21,352
62 @
174
30, 10, 30, na, na,
na
L 5 B 1
34,241
62 @
202
30, 10, 30, 40, na,
na
L 6, B 1
24,302
98
234
30, 10, 30, 40, na,
na
1,7131
23,374
93
253
30, 10, na, 40, na,
na
1,8131
30,615
80 @
261
30, 10, 30, 40, na,
na
1,9131
33,802
76 @
241
30, 10, 30, 40, na,
na
L 10,B 1
31,711
115
196
30, 10, 30, na, na,
na
L 11 B 1
62,896
168
345
30, 10, 30, na,
150, 30 #
L 12 B 1
159,357
444
349
30, 10, 30, 40, na,
30 #
L 1 B 2
29,990
194
132
30 #, 10, na, 40,
na, na
L 2, B 2
16,190
135
175
30 #, 10, na, 40,
na, na
1,3132
17,101
98
174
30 #, 10, na, 40,
na, na
L 4 B 2
19,287
121
215
30 #, 10, na, 40,
1,5132
20,452
123
243
30 #, 10, na, 40,
na, na
1-6132
26,116
91
234
30 #,10, na, 40,
na, na
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 14
if
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Setbacks: front,
side, rear,
wetland buffer,
Lake, bluff (ft.)
Code
15,000 (40,000 on
90,100 private
125
30,10, 30, 40,
Lake Harrison)
street, 125
150,30
riparian
L 7 B 2
28,338
112
220
30 #,10, na, 40,
na, na
1-8132
28,158
136
229
30 #, 10, na, 40,
na, na
1,9132
22,938
94
244
30 #,10, na, 40,
na, na
L 10 B 2
29,356
114
257
30, 10, 30, 40, na,
na
L 1 B 3
16,824
113
153
30, 10, na, na, na,
na
1,2133
16,433
112
146
30, 10, 30, na, na,
na
1-3133
16,431
118
139
30, 10, 30, 40, na,
na
L 4 B 3
28,284
131
296
30, 10, na, 40, na,
na
1,5133
43,860
61 @
262
30, 10, na, 40, na,
na
L 6 B 3
43,873
57 @
238
30, 10, na, 40, na,
na
L 7 B 3
22,646
57 @
186
30, 10, 30, na, na,
na
1,8133
19,348
106
182
30, 10, 30, na, na,
na
1,9133
30,014
91
246
30, 10, 30, na,
150, na
L 10 B 3 *
29,944 *
117 *
228
30, 10, na, na,
150,na
L11133*
23,097 *
120 *
206
30, 10, na, na,
150,na
L 12 B 3 *
36,576 *
130
277
30, 10, na, na,
150,na
L 13 B 3
62,142
180
320
30, 10, na, na,
150,na
L 14 B 3 *
44,338
124 *
360
30, 10, na, na,
150,na
L 15 B 3
32,013
99
324
30, 10, na, na,
150,na
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 15
0
* Lot must be revised to meet minimum standard.
@ Meets the 90 foot lot width at the 30 foot building setback line
# Setback variance required
RECOMMENDATION
Staff recommends that the City Council adopt the following four motions A-
D:
A. "The PlanningCity Council approves the Rezoning of
the property from RR, Rural Residential, to RSF, Single Family Residential District based on the
findings of fact attached to this report."
B. fmiai of City Council approves the preliminary
plat (Subdivision) to create 49 40 single-family lots, four outlots and public right-of-way with
doxiel approval of a variance for a private street and street grade, plans prepared by Westwood
Professional Services, Inc. dated 03/18/05, based on the findings of fact attached to this report,
subject to the following conditions:
1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet.
2. The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line.
3. Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards.:4his WiN
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Setbacks: front,
side, rear,
wetland buffer,
Lake, bluff (ft.)
Code
15,000 (40,000 on
90,100 private
125
30,10, 30, 40,
Lake Harrison)
street, 125
150,30
riparian
L 16 B 3
26,469
104
264
30, 10, na, na,
150, na
L 17 B 3
53,902
168
296
30, 10, 30, 40,
150, na
Outlot A
522,524
Outlot B
226,079
Outlot C
266,814
Outlot D
16,003
ROW
1271,214
Total
12,701,591
* Lot must be revised to meet minimum standard.
@ Meets the 90 foot lot width at the 30 foot building setback line
# Setback variance required
RECOMMENDATION
Staff recommends that the City Council adopt the following four motions A-
D:
A. "The PlanningCity Council approves the Rezoning of
the property from RR, Rural Residential, to RSF, Single Family Residential District based on the
findings of fact attached to this report."
B. fmiai of City Council approves the preliminary
plat (Subdivision) to create 49 40 single-family lots, four outlots and public right-of-way with
doxiel approval of a variance for a private street and street grade, plans prepared by Westwood
Professional Services, Inc. dated 03/18/05, based on the findings of fact attached to this report,
subject to the following conditions:
1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet.
2. The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line.
3. Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards.:4his WiN
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 16
4. The lot frontage for Lot 14, Block 3, must meet the 125 minimum lot width if it is a lake shore
lot.
5. Lot 12, Block 3, contains a swimming pool and shall not be platted as a separate lot Mese until
the pool is removed or the platting of the lot is concurrent with an application for a building
permit for a principal dwelling on the lot.
6. Prior to final plat approval, the developer shall verify that acceptable building pads can be
accommodated on all lots that have lake setbacks.
7. If ibe imil Lot 1, Block 4, is not dedicated for park purposes, then the development shall pay
full park fees in force at the time of final plat approval.
8. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
d. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
e. Separate sewer and water services must be provided each lot.
f. Existing wells and on-site sewage treatment systems on the site but be abandoned in
accordance with State Law and City Code and the existing home must be connected to
city sewer service when available.
g. The swimming pool adjacent to the existing residence must be protected by a fence in
accordance with City Code.
h. The developer must coordinate the address change of the existing home with the
construction of the development and provide access for emergency vehicles at all times.
9. A wetland delineation report illustrating wetland type, boundary and vegetation shall be
submitted prior to final plat approval.
10. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of
decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts,
3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant
shall not impact basins A, G and F until it is demonstrated that these impacts have met the
above sequencing requirements. Wetland replacement shall occur in a manner consistent with
the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo
monitoring points for the replacement wetlands. A five-year wetland replacement monitoring
plan shall be submitted yearly beginning one growing season after the wetland is created.
The applicant shall provide proof of recording a Declaration of Restrictions and Covenants
for Replacement Wetland. The applicant shall secure City approval of a wetland replacement
plan prior to any wetland impacts occurring.
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 17
•
11. All impacts, including the filling of wetlands and conversion of wetlands into storm water
pond, shall be mitigated with the proposed project. The applicant shall demonstrate and
document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands.
12. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A,
B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be
maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign.
13. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all
proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building
setback requirements.
14. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into
Outlot C.
15. The OHW determination shall be completed prior to final plat approval. All plans shall
illustrate Lake Harrison's OHW and a 150 foot structure setback from the OHW.
16. All non -riparian lots within the shoreland management zone shall be no less than 90 feet
wide with 15,000 square feet of lot area. All riparian lots within the shoreland management
zone shall be no less than 125 feet wide with 40,000 square feet of lot area.
17. The bluff area on the property shall be preserved. All structures must maintain a 30 foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff
and land located within 20 feet from the top of the bluff).
18. The proposed development shall maintain existing runoff rates. Storm water calculations
shall be submitted to ensure the proposed storm water ponding is sized adequately for the
proposed development.
19. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
20. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes
near/around road crossing within 24 hours of temporary/final grade. Riprap, appropriately
sized, shall be installed at flared end outlets for energy dissipation with underlying gravel
base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap
and geotextile or permanent turf re -enforcement blankets. Erosion and sediment controls
shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence,
mulch and wetland seed shall be used for restoration. All 3:1 slopes shall be covered with
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 18
category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements
is needed on Pond 1.
21. Following storm water inlet installation Wimco-type (or equal) inlet sediment controls shall
be installed and regularly maintained. A detail for the inlet sediment controls shall be
provided.
22. Following street and utility installation, Chanhassen -specification Type -1 silt fence or other
approved perimeter sediment control shall be installed for all positive slopes curbside.
23. Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the
rock construction entrance.
24. Chanhassen type 2 heavy duty silt fence with straw/hay bale re -enforcement shall be
provided for all silt fences adjacent to wetland and creek areas. Chanhassen type 1 silt fence
shall be installed at the OHW elevation of storm water basins following permanent outlet
installation.
25. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (1'h -inch rock, 2 feet
wide and 1 foot high along the outside of the silt fence. Only metal t -posts shall be used, not
wood stakes.
26. Silt fence shall be installed between wetland impact areas and the remaining wetland.
27. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slone
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
28. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
29. All development phases shall be represented in the SWPPP (clear and grubbing, mass
grading, large utilities, small utilities, home building, along with any special requirement
such as wetland or creek crossing areas).
30. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to
potential concentrated flows, a creek crossing plan shall be developed and outlined in the
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 19
SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided
within 24 hours following temporary or final grade. The silt fence shall be wrapped up and
around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented
from entering the waters of the state.
31. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $135,285.38.
32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Department of Health, Minnesota Pollution
Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural
Resources (for dewatering), Carver County, Met Council) and comply with their conditions of
approval.
33. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing shall be in place and maintained until all construction is completed. In
no areas shall the fencing be placed within the bluff impact zone.
34. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be
replaced at a ratio of 2:1 diameter inches.
35. A total of 319 trees are to be planted. The number of overstory, deciduous trees, as shown on
landscape plans dated 3/18/05, required in the front yard of each lot are as follows:
Lot, Block
Number of trees required
Lot 1, blk 1
5
Lot 2, blk 1
2
Lot 3, blk 1
1
Lot 4, blk 1
1
Lot 5, blk 1
1
Lot 6, blk 1
2
Lot 7, blk 1
2
Lot 8, blk 1
2
Lot 9, blk 1
1
Lot 10, blk 1
2
Lot 11, blkl
None — existing front yard trees to be
reserved
Lot 12, blk 1
None — existing front yard trees to be
reserved
Lot 1, blk 2
4
Lot 2, blk 2
3
Lot 3, blk 2
2
Lot 4, blk 2
2
Lot 5, blk 2
3
Lot 6, blk 2
1
Lake Harrison •
Planning Case No. 05-14
April 19, 2005
Page 20
Lot, Block
Number of trees required
Lot 7, blk 2
3
Lot 8, blk 2
2
Lot 9, blk 2
2
Lot 10, blk 2
7
Lot 1, blk 3
5
Lot 2, blk 3
2
Lot 3, blk 3
2
Lot 4, blk 3
3
Lot 5, blk 3
1
Lot 6, blk 3
1
Lot 7, blk 3
1
Lot 8, blk 3
2
Lot 9, blk 3
2
Lot 10, blk 3
3
Lot 11, blk 3
2
Lot 12, blk 3
3
Lot 13, blk 3
3
Lot 14, blk 3
3
Lot 15, blk 3
2
Lot 16, blk 3
1
Lot 17, blk 3
None — existing front yard trees to be
reserved
36. The developer shall be responsible for planting any trees in side or rear yards as shown on
the landscape plan dated 3/18/05.
37. Any private street is required to have 20 -foot wide paved streets from back -of -curb to back -of -
curb, be built to a 7 -ton design, have a maximum slope of 10%, and contained within a 30 -foot
wide private easement. At the completion of the project, the developer will be required to
submit inspection/soil reports certifying that the private street was built to a 7 -ton design.
38. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans. The applicant
should be aware that any off-site grading will require an easement from the appropriate property
owner.
39. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
40. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in
the State of Minnesota with an approved fence. Also, it will require a building permit from the
Building Department.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 21
41. Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at that time.
The storm sewer will have to be designed for a 10 -year, 24-hour storm event. Drainage and
utility easements will need to be dedicated on the final plat over the public storm drainage
system including ponds, drainage swales, emergency overflows, access routes for maintenance,
and wetlands up to the 100 -year flood level. The minimum easement width shall be 20 feet
wide. Emergency overflows from all stormwater ponds will also be required on the
construction plans.
42. Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion.
43. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
44. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at the time of
building permit issuance. All of these charges are based on the number of SAC units assigned
by the Met Council and are due at the time of building permit issuance.
45. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge
from homes not adjacent to ponds.
46. All plans must be signed by a registered engineer in the State of Minnesota.
47. Maximum 3:1 side slopes are allowed without the use of a retaining wall.
48. On the preliminary plat sheet show the street right-of-way for the cul-de-sacs.
49. Minimum 20 -foot wide public drainage and utility easements will be required over the sanitary
sewer and watermain that is outside of the right-of-way.
50. On the grading plan:
a. Show the benchmark.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 22
b. Add a note to remove all existing approaches.
c. Show the retaining walls top and bottom elevations.
d. Revise the street grades to comply with the 7% maximum requirement.
e. Eliminate Pond 1 and bring the drainage to Pond 2.
f. The proposed grading for Lots 4-6, Block 3 needs to be revised to prevent the garage
elevation of Lot 4 from being lower than the street.
g. The garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than the emergency
overflow for the street.
h. Install a culvert under the proposed street connection at Galpin Boulevard.
i. Show the 1036 contour around the housepad of Lot 2, Block 1.
j. Show the proposed storm sewer on the plan.
51. Label the existing and proposed street names on all plan sheets.
52. On the utility plan:
a. Revise the note to say "All storm pipe shall be Class 5...".
b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road,
Galpin Boulevard, Highover Trail and Manchester Drive.
c. Revise the location of the downstream sanitary sewer from MH -15 so it goes between Lots
4 and 5 versus Lots 5 and 6, Block 1.
d. Show all utility and storm ponds easements.
e. Sanitary service must be 6 -inch PVC and water service 1 -inch copper type K.
f. The watermain must be looped through to Manchester Drive versus Galpin Boulevard.
53. Staff is recommending that a raw water transmission main be extended through the site for
future connection to the City's second water treatment plant. The construction cost for the raw
watermain will be paid by the City from the water portion of the Utility Fund. The developer
will be required to provide public drainage and utility easements over the transmission main and
to install the pipe as a part of the utility construction.
54. Since the applicant is now proposing more units (39) than what the property has been assessed
for, the additional 38 units (39-1=38) will be charged a sanitary sewer and watermain lateral
connection charge. These charges are due at the time of final plat recording.
55. As with past developments that access off of Galpin Boulevard, a right -tum lane into the site
will be required to be constructed. The tum lane must meet Carver County design requirements.
56. A 10 -foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that hydrants
can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City
Ordinance #9-1.
57. Two additional fire hydrants are required. I had discussion with Assistant City Engineer Matt
Saam as to their location.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 23
58. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided.
59. Temporary street signs shall be installed on each street intersection when construction of the
new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4.
60. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
61. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review
and approval.
62. Create a Lot 1, end Block 4, on the eastern portion of Outlot A, east of wetland E.
63. The private street cul-de-sac shall be moved back from Lot 12, Block 1 to Lot 11, Block
1:'
C. "The approval —et City Council approves the front
yard variance for Block 2 and denies the bluff setback variances based on the findings of fact
attached to this report."
D. "The City Council approves the wetland
alteration permit to fill and alter wetlands on site subject to the following conditions:
1. The wetland alteration permit is contingent on final plat approval for Lake Harrison.
2. A wetland delineation report illustrating wetland type, boundary and vegetation shall be
submitted prior to final plat approval.
3. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of
decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts,
3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant
shall not impact basins A, G and F until it is demonstrated that these impacts have met the
above sequencing requirements. Wetland replacement shall occur in a manner consistent with
the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo
monitoring points for the replacement wetlands. A five-year wetland replacement monitoring
plan shall be submitted yearly beginning one growing season after the wetland is created.
The applicant shall provide proof of recording a Declaration of Restrictions and Covenants
for Replacement Wetland. The applicant shall secure City approval of a wetland replacement
plan prior to any wetland impacts occurring.
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 24
4. All impacts, including the filling of wetlands and conversion of wetlands into storm water
pond, shall be mitigated with the proposed project. The applicant shall demonstrate and
document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands.
5. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A,
B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be
maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign.
6. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all
proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building
setback requirements.
7. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into
Outlot C.
8. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
9. Erosion and sediment controls shall be installed for the planned sanitary sewer crossing for
Wetland A area. Silt fence, mulch and wetland seed shall be used for restoration. All 3:1
slopes shall be covered with category 3 erosion blanket.
10. Chanhassen type 2 heavy duty silt fence with straw/hay bale re -enforcement shall be
provided for all silt fences adjacent to wetland and creek areas. Chanhassen type 1 silt fence
shall be installed at the OHW elevation of storm water basins following permanent outlet
installation.
11. Silt fence shall be installed between wetland impact areas and the remaining wetland.
12. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to
potential concentrated flows, a creek crossing plan shall be developed and outlined in the
SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided
within 24 hours following temporary or final grade. The silt fence shall be wrapped up and
around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented
from entering the waters of the state.
13. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase 11 Construction Permit), Minnesota Department of Natural Resources (for dewatering))
and comply with their conditions of approval."
Lake Harrison • •
Planning Case No. 05-14
April 19, 2005
Page 25
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Letter from Daniel J. Herbst and Daniel D. Cook to Mayor, City Council, Planning Commission
and staff dated March 17, 2005.
4. Lake Harrison Requested Variances.
5. Lake Harrison — Lots 10 —14 Upland/Wetland Calculations.
6. Reduced Copy Preliminary Plat.
7. Reduced Copy Preliminary Grading & Erosion Control Plan.
8. Reduced Copy Preliminary Utility Plan.
9. Reduced Copy Overall Tree Preservation Plan.
10. Reduced Copy Preliminary Landscape Plan.
11. Reduced Copy Preliminary Wetland Impacts & Replacement Plan.
12. Affidavit of Mailing Notice, Mailing Notice and Mailing List.
gAplan\2005 planning cases\05-14 lake harrison (pemtom)\staff report lake harrison.doc
0
0
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Planning Case No. 05-14
Application of The Pemtom Land Company for Subdivision with Variances, Rezoning and Wetland
Alteration Permit — Lake Harrison.
On April 19, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of The Pemtom Land Company for preliminary plat approval with variances
for street grades, private street and front yard and bluff setbacks, a rezoning of the property to Single -
Family Residential District, RSF, and a wetland alteration permit. The Planning Commission conducted
a public hearing on the proposed subdivision preceded by published and mailed notice. The Planning
Commission heard testimony from all interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential — Low Density use.
3. The legal description of the property is: (see attached Exhibit A)
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects
of the proposed amendment. The six (6) affects and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and provisions of and
has been found consistent with the official City Comprehensive Plan.
b. The proposed use is compatible with the present and future land uses of the area.
c. The proposed use conforms with all performance standards contained in the Zoning Ordinance.
d. The proposed use will not tend to or actually depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not overburden
the city's service capacity.
f. Traffic generation by the proposed use is within capabilities of streets serving the property.
5. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse
affects of the proposed subdivision. The seven (7) affects and our findings regarding them are:
a. The proposed subdivision is consistent with the Zoning Ordinance;
0 0
b. The proposed subdivision is consistent with all applicable city, county and regional plans including
but not limited to the city's comprehensive plan;
c. The physical characteristics of the site, including but not limited to topography, soils, vegetation,
susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are
suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage
disposal, streets, erosion control and all other improvements required by this chapter;
e. The proposed subdivision will not cause excessive environmental damage;
L The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the following
exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
6. In order to permit private streets, the city must find that the following conditions exist:
a. The prevailing development pattern makes it unfeasible or inappropriate to construct a public street.
In making this determination, the city may consider the location of existing property lines and
homes, local or geographic conditions and the existence of wetlands.
b. After reviewing the surrounding area, it is concluded that an extension of the public street system is
not required to serve other parcels in the area, improve access, or to provide a street system
consistent with the comprehensive plan.
c. The use of the private street will permit enhanced protection of the city's natural resources
specifically bluffs and forested areas.
7. The city may grant a variance (street grade and private street) from the regulations contained within
the Subdivision Ordinance as part of the plat approval process following a finding that all of the
following conditions exist:
a. The hardship is not a mere inconvenience.
b. The hardship is caused by the particular physical surroundings, shape or typographical conditions of
the land.
d. The conditions upon which the request is based are unique and not generally applicable to other
property-
e.
roperty
e. The granting of the variance will not be substantially detrimental to the public welfare and is in
accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan.
8. A variance (front yard setback) may be granted by the city if all of the following criteria are met:
2
a. The literal enforcement of the ordinance creates a hardship. For purposes of the definition of
undue hardship, reasonable use includes a use includes a use made by a majority of comparable
property within 500 feet of it. The intent of this provision is not to allow a proliferation of
variances, but to recognize that in developed neighborhoods pre-existing standards exist. Variances
that blend with these pre-existing standards without departing downward from them meet this
criteria.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to other
property within the same zoning classification. The proposed setback variance enhances wetland
preservation.
c. The purpose of the variation is not based upon a desire to increase the value or income potential of
the parcel of land, but to facilitate wetland preservation.
d. The hardship is not self-created by the developer, but due to the fact that the applicant is
attempting to development within an area that is surrounded by wetlands.
e. The variance if approved will not be detrimental to the public welfare or injurious to other land
or improvements in the neighborhood in which the parcel is located.
f. The proposed variation will not impair an adequate supply of light and air to adjacent property.
9. Variance Findings —Bluff Setback
a. The literal enforcement of the ordinance does not create@ a hardship. Undue hardship means that
the property cannot be put to reasonable use because of its size, physical surroundings, shape or
topography. Reasonable use includes a use made by a majority of comparable property within 500
feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize
that there are pre-existing standards in this neighborhood. Variances that blend with these pre-
existing standards without departing downward from them met this criteria. Lots 11 and 12 could
be developed without encroaching in to the required bluff setback.
b. The conditions upon which a petition for a variance is based are net applicable, generally, to other
property within the same zoning classification. The proposed setback variance
presernaEim would permit encroachment in to a sensitive environmental area which the city
has consistently attempted to protect.
c. The purpose of the variation is not based upon a desire to increase the value or income potential of
the parcel of land, but to facilitate development constrained by a bluff and a electrical transmission
line corridor easement.
d. The hardship is 4%4 self-created by the developer.. ` w duo
to
th . `--• •`
There are alternate ways of
developing the area above the bluff without encroaching in to the bluff setback.
e. The variance if approved will net be detrimental to the public welfare or injurious to other land
or improvements in the neighborhood in which the parcel is located by potentially negatively
impacting the bluff, its trees and the wetland below.
f. The proposed variation will not impair an adequate supply of light and air to adjacent property.
0
10. The planning report #05-14 dated April 19, 2005, prepared by Robert Generous, et al, is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Rezoning,
Preliminary Plat with Variances for street grades, private street and the front yard setback variances
for Block 3 and the Wetland Alteration Plan. The Planning Commission further recommends that
the City Council deny the bluff setback variance.
ADOPTED by the Chanhassen Planning Commission this 191° day of April, 2005.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
0
0 0
10,011,I9r:�
That part of the South 835.33 feet of the Fast one-half of the Southwest Quarter, Section 3, Township 116,
Range 23, Carver County, Minnesota, measured at right angles to and parallel with the south line of Said
East one-half of the Southwest Quarter lying westerly of the center line of Carver County Road 117.
Torrens Certificate Number 30251.
And,
That part of the Southwest Quarter of Section 3, Township 116, Range 23, Carver County, Minnesota,
described as follows:
Commencing at the southwest comer of the Southwest Quarter; then running East on the section line
1335.00 feet to a point marked by a gas pipe; thence North 1320.00 feet to a point marked by an iron pipe;
thence West 1335.00 feet to a point in the section line marked by a gas pipe; thence South 1325.00 feet to
the place of beginning.
And,
That part of the Northwest Quarter of the Southwest Quarter of Section 3, Township 116, Range 23, Carver
County, Minnesota, described as follows:
Beginning at the southwest comer of said Northwest Quarter of the Southwest Quarter; thence northerly
along the west line of said Northwest Quarter of the Southwest Quarter a distance of 2.10 feet; thence
easterly to a point in the east line of said Northwest Quarter of the Southwest Quarter distant 7.15 feet
northerly of the southeast corner thereof, thence southerly along said east line 7.15 feet to said southeast
comer; thence westerly along the south line of said Northwest Quarter of the Southwest Quarter to the point
of beginning.
And,
Lot 1, Block 1, Brenden Pond 2°d Addition, according to the recorded plat thereof, Carver County,
Minnesota.
• 0 os- ►�
CITY OF CHANHASSEN
CITY OF CHANHASSEN RECEIVED
7700 MARKET BOULEVARD
CHANHASSEN, MIN 55317 MAR 1 8 2005
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT
APPLICANT: The Pemtom Land Company OWNER: E. Jerome and Linda C. Carlson
ADDRESS: 7597 Anagram Dr.
Eden Prairie, MN 55344
TELEPHONE (Day Time) 952-937-0716
ADDRESS: 6950 Galpin Blvd.
Excelsior. AN 55331
TELEPHONE: 952-474-4163
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of Right-of-Way/Easements
Interim Use Permit
X Variance $200
Non -conforming Use Permit
X Wetland Alteration Permit $275
Planned Unit Development'
Zoning Appeal
X Rezoning $500
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
Notification Sign I ��
X Site Plan Review'
$ ky $
X Escrow for Filing Fees/Attorney Cost"
- $50 CUP/SPRNAC/VAR/WAP/Metes & Bounds
- $400 Minor SUB 450
X Subdivision' $600 + $585 = $1185
TOTAL FEE $'3-�3t� 2785
Mailing labels of all property owners within at least 500 feet of the boundaries of the property must be included
with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be
invoiced to the applicant.
If you would like the City to provide mailing labels, check this box E Already ordered
Building material samples must be submitted with site plan reviews.
'Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8'/:" X 11" reduced copy for
each plan sheet.
"Escrow will be required for other applications through the development contract.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
$CANNED
0
PROJECT NAME: Lake Harrison
LOCATION: South of Lake Lucy Road off of Galpin Blvd.
LEGAL DESCRIPTION:
TOTAL ACREAGE:
WETLANDS PRESENT:
PRESENT ZONING:
See Existin
62.0 Acres
X YES
RR
Conditions Sheet 1
NO
0
REQUESTED ZONING: RSF
PRESENT LAND USE DESIGNATION: Residential - Low Density
REQUESTED LAND USE DESIGNATION: Residential - Low Density
REASON FOR REQUEST:_ Single Family Residential Development
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before fling this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
df Ctvet
Signature /off !/applicant
Owner
Application Received on
Date
Date
Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Thursday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
SCANNED
a 0
aThe Pemtom Land Company
7597ANAGRAM DRIVE
EDEN PRAIRIE, MINNESOTA 55344
(952) 937-0716 • FAX (952) 937-8635
TO: Honorable Mayor, Members of the Chanhassen City Council, Chairperson, Members
of the Planning Commission and Professional Staff
SUBJECT: Lake Harrison
DATE: March 17. 2005
We are pleased to present to you a proposal for a new neighborhood of single family detached
custom homes on the Jerome and Linda Carlson property.
BACKGROUND:
The Carlson Property is located at 6950 Galpin Boulevard. The owners of the property are long
time Chanhassen residents. Mr. Carlson was one of the co-founders of Instant Web, Victory
Envelope, and United Mailing. He has been very active in the Chanhassen community for many
years including service as President and Board Member of the Chanhassen Chamber of Commerce.
The property has many outstanding natural features. Through the years, the Carlson's have
developed trails and have created a sanctuary feeling on this unique property. Its dominant feature
is the large wetland area that meanders from Galpin Boulevard to Lake Lucy Road. A vintage 1918
windmill occupies the old farmstead site and can be seen from Galpin Boulevard. The Carlsons
constructed a beautiful soft contemporary home and swimming pool that occupies a rise
overlooking Lake Harrison. This home, pool, and windmill will remain as prominent features of the
property.
SITE DATA:
1. Total site - 62.0 Acres
2. 39 Homesites Planned
3. Gross Density - .63 Homes Per Acre
4. Wetland Component — 20.9 Acres (Preliminary — to be verified in Spring)
SITE VISITATION:
Prior to the thorough site analysis conducted on this site to include a boundary survey, tree survey,
topographical analysis, and studies conduced by wetland scientists, numerous members of the _,---
Chanhassen City Staff were invited to tour the property to insure all elements necessary to prepare
this premiere property were factored into the planning process.
CITY ANALYSIS:
The City identified a need on this site for a neighborhood park as well as a strong need for a water
treatment facility. The City will present to the residents the needs analysis and function of these
two components at independent meetings. Plans for 10 single-family lots in the vicinity of these
two uses have been removed from the original concept plans on the east end of the property abutting
Galpin Boulevard.
SCANNED
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Lake Harrison
March 17, 2005
Page 2
NEIGBBORHOOD ANALYSIS:
As in keeping with the long history of our company, a neighborhood meeting was conducted on
March 10, 2005 at the Chanhassen Recreational Center. The concerns of the neighbors focused on
protecting the natural resources of this site, trees, traffic, size and location of the park and water
facility, and architectural diversity.
TREES:
Pemtom has a long history of employing landscape architects early in the site analysis process to
plan roads, utilities, and homesites. Tree preservation will be of ultimate concern. Where possible,
retaining walls will be used to control slopes and save additional trees. A generous landscape plan
will be implemented in the design process.
TRAFFIC:
To limit traffic in the Highover neighborhood, a ten lot cul-de-sac will be added to the planned thru
road off Highover and only two lots are planned off a private street which will greatly limit traffic
in Highover. Both Lake Lucy Road and Galpin Boulevard are collector roads serving this site and
at the suggestion of the neighborhood and the Chanhassen City Stat% Lake Harrison Road will be
extended through the entire neighborhood to mitigate traffic going predominantly in one direction.
PARK AND WATER TREATMENT FACILITY:
All items of neighborhood concern with this item were deferred to the Chanhassen City Staff.
ARCHITECTURAL CONTROLS AND FEATURES:
A Declaration of Covenants will be contained in the final documents that will control house sizes
and incorporate custom designs on the elevations of every home. Innovative streetlights,
landscaping plans, and uniform mailboxes will be mandatory.
ARCHITECTURAL DIVERSITY:
In addition to the architectural control documents employed by the developer, we agree to study the
documents of Highover to insure strong home and architectural diversity on the site.
PARKS AND OPEN SPACE:
In an effort to preserve the "sanctuary" like character of the property, approximately 30 acres of the
project will be dedicated to the public in the form of outlots for parks and open space, as well as
right-of-way for roads and sidewalks. In addition, we hope to carry this feeling over to the residents
by way of conservation covenants covering everything from wetlands to natural grass buffers. Over
fifty per cent of this new neighborhood will remain as open space.
WETLANDS:
There is an extensive amount of wetlands on the site and wetland impacts on site are inevitable.
The plan was designed to be sympathetic to the wetlands and minimize impacts as much as
possible. We are requesting waivers for reduced wetland buffers and setbacks in some portions of
the site. It is possible to mitigate for all the wetland removal on site, but it is very destructive to the
existing trees and we would like to explore the option of off site mitigation for this site.
SCANNED
0
Lake Harrison
March 17, 2005
Page 3
11
DEVELOPER:
The Pemtom Land Company has been active in building and developing in the Metropolitan area
since 1963. Our goal is to work with the natural features of sites to create quality home sites with
appealing streetscapes using the topography and natural beauty of the land.
Dan Herbst, President of The Pemtom Land Company, has been actively involved in the
Chanhassen community for many years. He helped found the Chanhassen Jaycees and served as
Officer and Director of the Chanhassen Chamber of Commerce as well as member and Chairman of
the Chanhassen Planning Commission and member of the Chanhassen Lions and American Legion.
He served as President and Board Member of the Carver County Coordinated Services as a
nonprofit fundraiser for Carver Area Rural Transportation (CART) and has been a resident of
Chanhassen since 1970.
Neighborhoods we have created in the vicinity include, Crimson Bay in Chanhassen, Trillium Bay
and Eagle Bluff in Minnetrista, Swiss Mountain in Victoria, Wynnfield on Dell Road and Settlers
Ridge and Settlers West in Eden Prairie and Chanhassen. Other neighborhoods in Eden Prairie
include Entrevaux , Kingston Ridge, St. Johns Woods and Normandy Crest. In Minnetonka our
neighborhoods include Chimo, McCarthy's Woods, Brynmar Place, and Greenwoods on the Lake.
WESTWOOD PROFESSIONAL SERVICES:
The Planners, Landscape Architects, Engineers, and Wetland Scientists at Westwood Professional
Services have provided land development consulting services for over 32 years. Westwood's
approach to the environment is to provide quality places to live, work, and play while protecting our
natural resources to the greatest extent possible. Their team of wetland scientists includes over 35
years of experience in wetland delineations, and mitigation designs.
We are excited to move forward after our informational meeting and data gathering to proceed with
a unique and successful neighborhood that will be of lasting value to the City of Chanhassen and its
residents.
We respectfully request your comments and feedback.
Sincerely,
THE PE OM LAND COMPANY
Daniel J. Herbst Daniel D. Cook
President
SCANNED
0
0
Lake Harrison - Requested Variances
Chanhassen, MN
4/1/2004
Lot
Block IVariance
Requested
Reason for Request
1-10
2
Reduced front yard setback
Reduction of front setback helps minimize
from 30' to 25'
impacts to the woods and wetlands located
within and behind the proposed lots. The
requested variance is suggested in the tree
preservation ordinance.
12
1
Reduced bluff buffer and
There is a fair amount of buildable land on
setback from 20' no impact
top of the slope that is not considered bluff
zone and 30' building setback
which creates a wonderful opportunity for
to 0' no impact zone and 10'
arguably the best location on the site for a
building setback.
home. The hardship is that there already
exists a 30' overhead power line easement
from the property line on the uphill side of
the buildable area. This, in conjunction with
the bluff setbacks, consumes too much of
what is considered quality buildable area.
We are proposing a custom graded and
built home on this lot that will be
sympathetic to the existing conditions. By
reducing the no impact zone and building
setback we can build an upper bracket
home on an excellent site without any
impacts to the bluff itself.
Max. Road
Maximum slope of road from
By increasing the slope of the road by 1%
Slopes
7% to 8%.
we are able to match existing topography
better and save more of the wooded slopes
throughout the site. We are requesting this
in only a few select areas of the site where
it makes sense to do so. The requested
variance is suggested in the tree
preservation ordinance.
0
Lake Harrison - Lots 10-14 Upland/Wetland Calculations
Lot
Total Lot Area
Upland Area
Wetland Area
Required Lot Area
10
45,628
24,944
20,684
15,000
11
53,903
23,097
30,806
15,000
12
71,666
36,576
35,090
15,000
13
109,493
62,142
47,351
15,000
14
53,612
44,338
9,274
15,000
11
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E
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly swom, on oath deposes that she is and was on
April 7, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy of the attached notice of Public Hearing for
Lake Harrison - Planning Case No. 05-14 to the persons named on attached Exhibit "A", by
enclosing a copy of said notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses of such owners were those appearing as such by the
records of the County Treasurer, Carver County, Minnesota, and by other appropriate records.
Subscribed and sworn to before me
this day of jQprj 1 2005.
Notary Pub
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, April 19 2005 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Rezoning from Rural Residential, RR, to Single Family
Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
Proposal:
public right-of-way with Variances; and a Wetland Alteration
Permit for the grading and filling of wetlands on site, property
consisting of 62 acres — Lake Harrison
Planning File:
05-14
Applicant:
The Pemtom Land Company
Property
6950 Galpin Boulevard
Location:
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
1. Staff will give an overview of the proposed project.
at the Meeting:
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
this project, please contact Bob Generous at 952-227-1131 or
Questions &
e-mail bgenerous@ci.chanhassen.mn.us. If you choose to
Comments:
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission. The staff report for this item will
be available online at http://206.10.76.6/weblink the
Thursday prior to the Planning Commission meeting.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application In writing. Any interested party is invited to attend the meeting.
• Staff prepares s report on the subject application that Includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercialAindustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an Item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative Is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff Is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be Included in the report to the City Council. If you wish to have
something to be Included in the report, please contact the Planning Stall person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, April 19, 2005 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Rezoning from Rural Residential, RR, to Single Family
Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
Proposal:
public right-of-way with Variances; and a Wetland Alteration
Permit for the grading and filling of wetlands on site, property
consistinq of 62 acres — Lake Harrison
Planning File:
05-14
Applicant:
The Pemtom Land Company
Property
6950 Galpin Boulevard
Location:
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead t'
public hearing through the following steps:
What Happens
W
Wthe
1 • Staff will give an overview of the proposed project.
at Meeting:
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
this project, please contact Bob Generous at 952-227-1131 or
Questions &
e-mail bgenerous@ci.chanhassen.mn.us. If you choose to
Comments:
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission. The staff report for this Item will
be available online at http://206.10.76.6/weblink the
Thursday prior to the Planning Commission meeting.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterat, Go
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent Information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the Item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commerciaVindustrial.
• Minnesota State statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokespersoNrepresentative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff Is also available to review the
project with any Interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included In the report to the City Council. If you wish to have
something to be included in the report, please contact the Plannina Stall person named on the notification.
his map is miter a legally recorded map nor a survey and is nor intended to be used as one.
his MP is a conpilation of records, infonretian and data located in various dry, county, state and
decal offices and other sources regard ig the area shovm, and is to be used for reference
xposes arty. The Qty does not warrant that the Geographic Information System (GIS) Data used
prepare this step are aria, free, and the City does not represent that the GIS Data can be used
or navigational, tracking or any other purpose requiring enacting measurement of distance or
irectim or precision in the depiction of geographic features. d errors or dscrepahcies are found
Irma contact 952-227-1107. The precacing cisdamer is Provided pursuant to Minnesota
tatutes §4M.03, Subd. 21 (2000), and Me user of this map acWwwlndges Mat Me City shall not
B liable for any damages, and expressly waives all dart's, and agrees to defend, indemnify, and
cid hamtless the City from any and all claims brought by User, its employees or agents, or thirtl
ares which ansa out of me user's access or use of data provided.
W rq
Tis map is neither a legaly recorded rep hor a survey, and is cwt intended to be used as one.
Tis nap is a compilation of records, irdometion and data located in vanous dry, carry, state and
'decal offices and other sources reganfrg Me area shovm, anal is to be used for reference
urpcees Only. The Qty does not wamant Mat Me Geographic 4ifonamon System (GIS) Data used
I prepare this map are error free, and the City does not represent fiat the GIS Data can nd used
x naigationa, trecknp or any other purpose requiring exacting measurement of distance or
Machan or precision in Me depiction d ,aographc features. If emors or discrepancies ane lourd
otiose contact 952427-1107. The practicing cisdamer Is pm ided pursuant to Minnesota
YatUmS §466.09, Subd. 21 (2000), and the user of this map acWwwiedges Mat Me City shall not
e Fade for any carriages, and expressly varves all dxims, and agrees to defend, irdermity, and
old hemrless the City fmm any and all daims brought by User, its employees or agents, or third
eras which also out of the users access or use of data pwVlded.
0
REZA & BEVERLY M AGHELNEJAD
7041 HIGHOVER CT S
CHANHASSEN MN 55317
JUDITH E ALEXANDER
2122 LAKE LUCY RD
CHANHASSEN MN 55317
0
DOUGLAS J AHRENS &
JOAN E LITTLE AHRENS
1949 TOPAZ DR
CHANHASSEN MN 55317
RAYMOND C ALSTADT &
JACOIE L DAUGHERTY
2423 HIGHOVER TRL
CHANHASSEN MN 55317
ASHLING MEADOWS HOMEOWNERS
C/O LUNDGREN BROS
TROY A BADER &
CONSTRUCTION
GINA SAUER
935 E WAYZATA BLVD
2244 LAKE LUCY RD
WAYZATA MN 55391
CHANHASSEN MN 55317
TIMOTHY J & LISA A BASTIAN
6800 DIAMOND CT
CHANHASSEN MN 55317
DOUGLAS A & LINDA R BEUTEL
C/O LINDA R BEUTEL
6786 BRIARWOOD CT
CHANHASSEN MN 55317
TIMOTHY M & MARINA L BLOCK
6903 HIGHOVER DR
CHANHASSEN MN 55317
BRYAN G & PATRICIA A BORNHOFT
6810 RUBY LN
CHANHASSEN MN 55317
JAMES E & CHERI BROUGHTON
6927 HIGHOVER CT N
CHANHASSEN MN 55317
STEVEN P & JODY K BUSKA
7054 NORTHWOOD CT
CHANHASSEN MN 55317
MARY A BENTLEY
6810 HIGHOVER DR
CHANHASSEN MN 55317
EDWARD M & CHERYL A
BLACKFORD
6788 MANCHESTER DR
CHANHASSEN MN 55317
SCOTT D & CYNTHIA L BOEDDEKER
6710 MANCHESTER DR
CHANHASSEN MN 55317
RICHARD C & LAURA A BRAY
6983 HIGHOVER DR
CHANHASSEN MN 55317
WAYNE R & ROBIN T BROWN
6837 BRIARWOOD CT
CHANHASSEN MN 55317
GREGG W & MELANIE M BUTCHER
6805 RUBY LN
CHANHASSEN MN 55317
0
PREETI & VIVEK AJMANI
6805 DIAMOND CT
CHANHASSEN MN 55317
DON W & CHRISTINE A ANTHONY
6700 BRENDEN CT
CHANHASSEN MN 55317
BRUCE & SALLY BARQUIST
2360 LAKE LUCY RD
CHANHASSEN MN 55317
ERIC R & SHERI L BEST
6820 RUBY LN
CHANHASSEN MN 55317
PAUL S & SUSAN M BLASKE
6856 HIGHOVER DR
CHANHASSEN MN 55317
PAUL J & KRISTI L BORCHERT
6636 BRENDEN CT
CHANHASSEN MN 55317
LEE S & RHONDA L BROADSTON
6918 HIGHOVER DR
CHANHASSEN MN 55317
ERIC M & PATRICIA E BURDON
6690 BRENDEN CT
CHANHASSEN MN 55317
GERALD L & CONNIE J BYRNES
6820 BRIARWOOD CT
CHANHASSEN MN 55317
THOMAS C CAMPBELL & E JEROME & LINDA C CARLSON MICHAEL P CAUTIN
KATHLEEN M CAMPBELL 6950 GALPIN BLVD 7013 HIGHOVER CT S
CHANHASSEN MN
55317 SAPPHIRE EXCELSIOR MN 55331 CHANHASSEN MN 55317
CHA
0
0
JOHN B & GAYLE E CHOMEAU PING CHUNG & COURTNEY W & CHRISTINE
2333 HARRISON HILL CT ANH TRAN CLAFLIN
CHANHASSEN MN 55317 7000 HIGHOVER DR 2040 HIGHGATE CIR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
ROBERT E & JUDITH B CLARKE
6821 HIGHOVER DR
CHANHASSEN MN 55317
JOSEPH R COOK &
KATHLEEN L HUNTINGTON
6672 BRENDEN CT
CHANHASSEN MN 55317
STEPHEN M DAHL &
CELESTE A BERKEN
6820 DIAMOND CT
CHANHASSEN MN 55317
CHARLES Z & SUSAN X DENG
6804 BRIARWOOD CT
CHANHASSEN MN 55317
JAYSON C DREHER
2144 LAKE LUCY RD
CHANHASSEN MN 55317
GREGORY M & LAURA J ELDER
2076 HIGHGATE CIR
CHANHASSEN MN 55317
KEVIN S & TERESA A FINGER
7052 HARRISON HILL TRL
CHANHASSEN MN 55317
CLEONE B FOSTER
2275 LAKE LUCY RD
CHANHASSEN MN 55317
CURT M & SARAH D CLAUSS
7074 NORTHWOOD CT
CHANHASSEN MN 55317
JOHN J & PAMELA S COCCARO
2450 HIGHOVER WAY
CHANHASSEN MN 55317
CHRISTOPHER H & JOAN W COWAN LESTER A COYER &
2412 CHRISTOPHER
TRL ANNETTE D MCEWAN-COYER
6719 BRENDEN CT
CHANHASSEN MN 55317
CHANHASSEN MN 55317
DAVID H DAMMAN &
LAUREN LIPPMAN-DAMMAN
6934 HIGHOVER DR
CHANHASSEN MN 55317
DANE S & LISA D DOESCHER
6732 BRENDEN CT
CHANHASSEN MN 55317
LAWRENCE M & ABIGAIL DUMOULIN
6966 HIGHOVER DR
CHANHASSEN MN 55317
STEVEN K & JULIE M ELLIS
1973 TOPAZ DR
CHANHASSEN MN 55317
MICHAEL P FLAKE &
KAREN E SHADLER FLAKE
6830 RUBY LN
CHANHASSEN MN 55317
ANTHONY LEE FREEMAN
6786 HIGHOVER DR
CHANHASSEN MN 55317
MICHAEL L & AMY C DEGENEFFE
6654 BRENDEN CT
CHANHASSEN MN 55317
DAN I EL J DOHSE &
MARIT S LEE-DOHSE
2058 HIGHGATE CIR
CHANHASSEN MN 55317
TROY L & CAROLYN H EGGERS
6791 BRIARWOOD CT
CHANHASSEN MN 55317
MARK A FALKUM
6869 MANCHESTER DR
CHANHASSEN MN 55317
WILLIAM O & KRISTEN K FLANAGAN
6653 BRENDEN CT ,
CHANHASSEN MN 55317
DAVID M & JULIE A FUECKER
6751 MANCHESTER DR
CHANHASSEN MN 55317
DAVID E & KATHLEEN K GESTACH & PAULSON DARRELL GILMORE
FULKERSON CONSTRUCTION
6900 HIGHOVER DR 200 CHESTNUT ST N 1981 TOPAZ DR
CHANHASSEN MN 55317
CHANHASSEN MN 55317 CHASKA MN 55318
0 0
KIMBERLY K GOERS KIMBERLY KRAMER GOERS TIMOTHY L & ANNE G GOSHERT
6709 BRENDEN CT 6673 BRENDEN CT 6850 MANCHESTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN M JR & DARLA J GRAHAM MARK CONRAD GREGERSON JON D GRUBB
6935 HIGHOVER DR 6633 BRENDEN CT 6989 HIGHOVER CT N
CHASKA MN 55318 CHANHASSEN MN 55317 CHANHASSEN MN 55317
PHILIP J & LAURA K HAARSTAD BRIAN J HABAS & GERALD D & MARILYN J HALSETH
7066 HARRISON HILL TRL SUSAN B LAINE 6946 HIGHOVER CT N
CHANHASSEN MN 55317 2021 HIGHGATE CIR CHANHASSEN MN 55317
CHANHASSEN MN 55317
EUGENE W HANSOVAK &SHEWILLIAM D & MARY D HAWORTH HERBERT M & DONNA M HILLMAN
2380 LA A NOVAK 6818 HIGHOVER DR 6716 BRENDEN CT
CHANHASSEN
LAKE M RD CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHANHASSEN MN 55317
MICHAEL J HORN, TRUSTEE &
JOHN P & KELLY M HOLCOMB PAMELA A KLINGER-HORN, CHRISTOPHER HOVAN
6852 BRIARWOOD CT TRUSTEE 6862 MANCHESTER DR
CHANHASSEN MN 55317 7024 HIGHOVER CT S CHANHASSEN MN 55317
CHANHASSEN MN 55317
DAVID L & HOLLY J JESSEN DANIEL L JOHNSON & JENNIFER S JOHNSON
6618 BRENDEN CT PENNY BURSCH-JOHNSON 7036 HIGHOVER CT S
CHANHASSEN MN 55317 6951 HIGHOVER DR CHANHASSEN MN 55317
CHANHASSEN MN 55317
JEFFREY ASEN &
TAFKO
HELENA B DOUGLAS T KANS STEPHEN J & LAURIE A KERKVLIET
6800 MANCHESTER DR 2201 LAKE LUCY RD
CHANHASSEN MN 55317 HIGHGAATETE CIR CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHA
BRIAN & CHRISTINE KLINE WILLIAM F & JEANNE A KRAKE THOMAS & MARY KUHN
6836 BRIARWOOD CT 6739 MANCHESTER DR 6693 BRENDEN CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
SANG C & NHI T KY DOUGLKAS E & DEBRA A LANASA KURT R & KATHLEEN M LEISMAN
6729 BRENDEN CT 2151 LAKE LUCY RD 6849 MANCHESTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
CRAIG J & NANCY G LERVICK ROBERT J & LUCINDA C LIPPERT GREGORY S LOHRENZ
7027 HIGHOVER CT S 6964 HIGHOVER CT N 2165 LAKE LUCY RD
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
0
0
LONGACRES HOMEOWNERS ASSN
INC LUNDGREN BROS CONSTRUCTION SCOTT C & CHRISTINA M LUNGER
C/O LUNDGREN BROS CONST INC 935 WAYZATA BLVD E 6955 HIGHOVER CT N
935 WAYZATA BLVD E WAYZATA MN 55391 CHANHASSEN MN 55317
WAYZATA MN 55391
ADAM & ANGIE LURIE
6926 HIGHOVER CT N
CHANHASSEN MN 55317
ROBERT F & MICHELLE M MARTIN
6800 RUBY LN
CHANHASSEN MN 55317
MICHAEL J & CANDICE K MCGRAW
2446 HIGHOVER TRL
CHANHASSEN MN 55317
JIANPING MEI &
RUOPEI CAO
2135 LAKE LUCY RD
CHANHASSEN MN 55317
MICHAEL C & JEAN M MOORE
6826 MANCHESTER DR
CHANHASSEN MN 55317
PRINCE R NELSON
7801 AUDUBON RD
CHANHASSEN MN 55317
DANIEL D & DENISE A OLSON
6776 MANCHESTER DR
CHANHASSEN MN 55317
PAINTING PERFECTION LTD
13875 FENWAY BLVD N
SUITE 300
HUGO MN 55038
TUNG H LY &
NHUNG K TRAN
6817 MANCHESTER DR
CHANHASSEN MN 55317
LARRY A & SUE A MARTY
2117 LAKE LUCY RD
CHANHASSEN MN 55317
PATRICK J & LISA M MCNULTY
6842 HIGHOVER DR
CHANHASSEN MN 55317
TODD MICHELS &
PATRICIA KELLY-MICHELS
2436 HIGHOVER TRL
CHANHASSEN MN 55317
CHARLES R & KATHLEEN J
MOWREY
6610 BRENDEN CT
CHANHASSEN MN 55317
PRINCE R NELSON
7801 AUDUBON RD
CHANHASSEN MN 55317
MARK J OLSON
7011 HIGHOVER DR
CHANHASSEN MN 55317
PAISLEY PARK ENTERPRISES INC
7801 AUDUBON RD
CHANHASSEN MN 55317
KATHLEEN E MACK
6984 HIGHOVER DR
CHANHASSEN MN 55317
JOHN A & DEBORAH S MASCHOFF
6613 BRENDEN CT
CHANHASSEN MN 55317
MATTHEW & KRISTINE MEDICK
6800 HIGHOVER DR
CHANHASSEN MN 55317
JOHN MARK & JANICE RAE MOBERG
6738 MANCHESTER DR
CHANHASSEN MN 55317
STEVEN E & TERRYL A MUELLER
7077 HARRISON HILL TRL
CHANHASSEN MN 55317
GARRETT L & VIRGINIA E NOLAN
7055 NORTHWOOD CT
CHANHASSEN MN 55317
DAVID C & LISA K OWEN
2444 LAKE LUCY RD
CHANHASSEN MN 55317
JASON E PALMBY &
PATRICIA PALMBY
411 ZACHARY LN
PLYMOUTH MN 55441
KENNETH R & LISA MARIE PEITZ MICHAEL B & KAREN I PEKA DAVID S & LINDA S PETERS
6811 HIGHOVER DR 6857 MANCHESTER DR 6845 BRIARWOOD CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN MARK & CARI E PIATKOWSKI
6833 MANCHESTER DR
CHANHASSEN MN 55317
KEITH A & ERIN E RADEN
2237 LAKE LUCY RD
CHANHASSEN MN 55317
PETER & CHRISTINE
ROZWADOWSKI
2443 HIGHOVER TRL
CHANHASSEN MN 55317
BRIAN M & MICHELLE SCHLICHTER
6814 MANCHESTER DR
CHANHASSEN MN 55317
DAVID C SHOEMAKER &
ALISON M LANG
6880 SAPPHIRE LN
CHANHASSEN MN 55317
BRUCE S & HELEN TERESA SMITH
9 HAWKINS DR
NORTHPORT NY 11768
JONATHAN E & INGRID K STEELE
6941 HIGHOVER CT N
CHANHASSEN MN 55317
0
STEPHEN M & HEATHER L PINT
6750 BRENDEN CT
CHANHASSEN MN 55317
DRU N & HIMAN SHU RAI
6724 MANCHESTER DR
CHANHASSEN MN 55317
ULISACCHET
7053 HIGHOVER CT S
CHANHASSEN MN 55317
DAVID A SENNER &
SUSAN M HARTWIG
6829 BRIARWOOD CT
CHANHASSEN MN 55317
CARY L SINN
2249 LAKE LUCY RD
CHANHASSEN MN 55317
CHARLES C S & IRENE L Y SONG
7042 GALPIN BLVD
EXCELSIOR MN 55331
THOMAS S & JUDITH E STRETAR
6801 MANCHESTER DR
CHANHASSEN MN 55317
0
KARL N QUILLING
6838 MANCHESTER DR
CHANHASSEN MN 55317
RUTH E ROLFS
7056 HIGHOVER CT S
CHANHASSEN MN 55317
JEFFREY D & KAREN L SANDEFUR
2340 HARRISON HILL CT
CHANHASSEN MN 55317
WILLIAM M & SANDRA B SHAVER
2458 HIGHOVER TRL
CHANHASSEN MN 55317
JOHN & MARIA SLAVENS
6815 RUBY LN
CHANHASSEN MN 55317
TRAVIS D & NATALIE A SPRAGUE
6888 HIGHOVER DR
CHANHASSEN MN 55317
LARRY D & MARY J SYNSTELIEN
6893 HIGHOVER DR
CHANHASSEN MN 55317
ALLEN R & ELIZABETH ANN TAYLOR KENNETH F & KRISTEN L THATCHER JOSEPH P THULL
TRUSTEES OF TRUST 2218 LAKE LUCY RD 6872 HIGHOVER DR
CHANHASSEN MN 55317 LAKE LUCY RD CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHA
JOHN C & CARRIE M TIETZ TOBY & KARIE M TIMION GREGORY A & LINDA R TWEDT
7011 GALPIN BLVD 6959 HIGHOVER DR 6999 HIGHOVER DR
EXCELSIOR MN 55331 CHANHASSEN MN 55317 CHANHASSEN MN 55317
TIMOTHY A & TERESA M VOEHL THOMAS P & ANGELA D VUKOVICH RODD G & NORA M WAGNER
6811 BRIARWOOD CT 1965 TOPAZ DR 6915 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
0
Ll
WILLIAM H JR & KELLY M WEARN WILLIAM C & ANNE T WENDELL JAMES C & MARCY J WICKA
7075 NORTHWOOD CT 6814 HIGHOVER DR 6971 HIGHOVER CT N
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN P & MARGARET G WIEHOFF
2330 HARRISON HILL CT
CHANHASSEN MN 55317
JOHN W & LISA G WING
7049 HARRISON HILL TRL
CHANHASSEN MN 55317
JAMES S & CANDACE L WISELY
7048 HIGHOVER CT S
CHANHASSEN MN 55317
MICHAEL A & CHERIE M W ITYNSKI THOMAS L & SUSAN M YEZZI The Pemtom Land Company
2051 HIGHGATE CIR 2320 HARRISON HILL CT 7597 Anagram Drive
CHANHASSEN MN 55317 CHANHASSEN MN 55317 Eden Prairie, MN 55344
April 20, 2005
11
r
CARVER COUNTY PUBLIC WORKS
11360 Highway 212 West Ac»P�s tion
P.O. Box 300 Engineering
Cologne, MN 55322-0300 Highway Maintenance
Phone (952) 466-5200 Fax(952)466-5223 Equipment Maintenance
Surveying & Mapping
APR 2 2 2005
To: Bob Generous, Senior Planner — City of Chaphpssen CITY OF CHANHASSEN
From: Bill Weckman, Assistant County Engineer
Subject: Preliminary Plat and Request for Rezoning
Lake Harrison — The Pemtom Land Company — Planning Case 05-14
Following are comments regarding the Lake Harrison Preliminary Plat and Rezoning request
transmitted to Carver County by your memorandum dated March 22, 2005. These comments
were conveyed to Assistant City Engineer Matt Sammes by telephone on April 19, 2005. These
comments are not all inclusive and further comments and concerns may evolve as this project
progresses and changes.
Galpin Boulevard in the location of this proposed development is presently on the County road
system and is identified as County Road 117. The long term plans for this portion of County
Road 117 include a turnback of this roadway to the City of Chanhassen. Initial conversations
concerning this potential turnback had begun five or six years ago but have been discontinued
at this time. The comments that follow would be our comments concerning this proposal if this
roadway is to remain on the County system.
Right-of-way widths listed in the Eastern Carver County Transportation Study for
roadways functionally classified as Collector (Class 1) are:
Urban Undivided
2 -lane Roadway
Minimum Recommended
TY. 100'
Urban Undivided
4 -lane Roadway
Minimum Recommended
100' 110'
Rural Undivided
2 -lane Roadway
Minimum Recommended
110' 120'
Rural Undivided
4 -lane Roadway
Minimum Recommended
140' 170'
County Road 117 (Galpin Boulevard) is functionally classified as a Collector (Class 1)
roadway in the Eastern Carver County Transportation Study. The 50 foot from
centerline corridor shown on the preliminary plat would provide for a potential minimum
100 foot corridor for a two lane urban roadway.
The city may wish to consider an even wider highway corridor along the proposed
subdivision if a separate trailway is to be constructed along the county highway.
Additional width may also be needed to accommodate public utilities and landscaping.
• 0
2. An access permit from Carver County will be required for the proposed street entrance
onto CR 117. Construction of a right turn lane off of CR 117 into the development will be
a requirement included in the access permit.
3. Any public utility lines that are to be installed within the CR 117 right-of-way are subject
to the utility permit requirements of Carver County.
4. Any proposed grading and installation of drainage structures within the right-of-way of
CR 117 is subject to review and approval of Carver County.
5. Development activities (including the installation of both public and private utilities
needed to serve the development site) that result in any disturbance of the county
highway right-of-way (including tree removal, trench settlements, erosion, and sediment
deposits) need to be completed in a manner that leaves the right-of-way in "as good or
better condition" than what existed prior to construction. It is requested that the city
include a provision in the developer's agreement that requires the developer to be
ultimately responsible for the final condition of the county highway right-of-way. A clear
understanding of this responsibility will result in fewer project oversight problems for both
the County and the City.
Any trees or landscaping completed within the right-of-way must be approved by the
County. When locating shrubs and trees, consideration should be given to maintaining
an acceptable sight distance at the CR 117 intersection. Any trees or shrubs
overhanging into the right-of-way could be subject to trimming for safety or overhead
utility consideration.
7. As this area develops, traffic volumes will increase. Carver County considers any
potential noise abatement improvements to be the responsibility of the developer.
Thank you for the opportunity to comment on the preliminary plat for the proposed development.
May 4, 2005
Mayor Tom Furlong
City Councilwoman Bethany Tjornhom
City Councilman Steve Labatt
City Councilman Brian Lundquist
City Councilman Craig Peterson
City of Chanhassen
7700 Market Blvd
PO Box 147
Chanhassen, MN 55317
RE: Proposed LAKE HARRISON Subdivision — CASE No. 05-14
Dear Mayor Furlong and Chanhassen City Council Members,
We would like to express our concerns about violations of Chanhassen City Ordinances, the negative
impact on our properties, and the inconsistencies in the plat approval process created by the proposed
Lake Harrison Development - PC Case No. 05-14.
Our concerns and objections are as follows:
1. The bluff setback variances for Lot 11, Block 1 and Lot 12, Block 1 were denied by the
Planning Commission at the meeting on April 19, 2005. However, the Planning Commission
minutes from the April 19, 2005 meeting state "The private street cul-de-sac shall be moved
back from Lot 12, Block 1 to Lot 11, Block I ". This is not possible since construction of the
private street requires grading and damage to the bluff impact zone on Lot 11, Block 1.
Private street and private street cul-de-sac construction on Lot 11, Block 1 will be in
violation of Chanhassen City Ordinances 20-484 (b) and 20-1401 (a).
c. 20484. Placement and design of roads, driveways, and parking areas.
(b) Roads, driveways, and parking areas shall meet structure setbacks and shall not be placed
within bluff and shore impact zones, when other reasonable and feasible placement
alternatives exist. If no alternatives exist, they may be placed within these areas, and shall be
Sec. 20-1401. Structure setbacks.
(a) Structures, including, but not limited to, principal buildings, decks, and accessory buildings,
except stairways and landings, are prohibited on the bluff and must be set back from the top
2. The use of a private street in this situation will not permit enhanced protection of the city's
natural resources including wetlands and protected (bluffs) areas. The Staff Report prepared
for the April 19, 2005 Planning Commission meeting stated: "Finally, the grading for Lots
11 and 12, Block 1 needs to be revised. The proposal includes a private street to access Lots
11 and 12 with retaining walls along each side. The private street is being "cut -in" through
an existing bluff area and the retaining walls are proposed to "hold back" the earth on each
side of the street. This provides a tunnel -like access to Lot 12. Usually, when private streets
are proposed, the grading is minimized versus the grading required for a public street. Staff
does not believe this is the case with the current proposal. " Considering these facts, the
construction of the private street is in violation of Chanhassen City Ordinance 18-57 (r).
(3).
Page 1 of 1
0 0
See. 18-57. Streets.
(r) Private streets serving up to four lots may be permitted in the A2, RR, RSF and R4 if
the criteria in variance section 18-22 are met and upon consideration of the following:
(3) The use of a private street will permit enhanced protection of the city's natural
resources, including wetlands and protected areas.
3. The construction of the private street creates a double frontage lot situation for lots 1, 13, and
14, Block 3 in the Highover subdivision. This violates Chanhassen City Ordinance,
Section 18-60 (g).
See. 18-60. Lots.
(g) Double frontage lots with frontage on two parallel streets or reverse frontage shall not
be permitted except where lots back on an arterial or collector street. Such lots shall
have an additional depth of at least ten feet to accommodate vegetative screening
along the back lot line. Wherever possible, structures on double frontage lots should
face the front of existing structures across the street. If this cannot be achieved, then
such lots shall have an additional depth of ten feet to accommodate vegetation
4. The private street variance may allow development and home construction on Lots 11 and 12,
Block 1. This creates a very unusual and detrimental neighborhood where the front yards in
Lake Harrison Development directly abut to the back yards of residents in Highover across
the electrical transmission line easement. Effective barriers cannot be considered due to the
electrical transmission line easement and the bluff impact zone. Development of Lots 11 and
12, Block 1 will significantly diminish the property values of homes in Highover and
Longacres adjacent to the proposed private street and Lots 11 and 12, Block 1. This is in
violation of Chanhassen City Ordinance 20-58 (6).
Sec 20-58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(6) That the proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
decrease visibility or site distances, or increases the danger of fire, or endanger the
public safety or substantially diminish or impair property values within the
5. The improperly proposed and documented private street variance is not in accordance with
city code and should not have been approved. The sole reason for constructing the private
street is based upon the desire of the applicant, Pemtom Land Company, to increase the value
and income potential of the parcel of land. The construction of the private street is
detrimental to the adjacent homeowners. This is in violation of Chanhassen City
Ordinance 20-58 (3). During the Planning Commission Meeting on April 19, 2005, the
applicant commented that the Lake Harrison Development may not be financially viable
without Lots 11 and 12, Block 1.
Sec 20.58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(3) That the purpose of the variation is not based upon a desire to increase the value
or income potential of the parcel of land.
Page 2 of 2
0 0
We respectfully request that the City Council votes to prohibit the construction of a private street off
of Highover Trail and prohibit any development, grading, tree removal, or construction of homes on
Lot 11, Block 1 and Lot 12, Block 1. We also request that these conditions and restrictions be clearly
documented in the final plat approval for the Lake Harrison Subdivision. We make these requests in
accordance with the requirements of Chanhassen City Ordinances.
We believe that the application submitted by Pemtom Land Company was incomplete, did not
consider all the important facts, and was not evaluated in the proper detail before being sent to City
Council for approval. Some of the significant issues include:
1. Violations and misinterpretations of Chanhassen City Ordinances
2. Variances improperly documented, proposed, & approved
3. Public notice was not properly documented or communicated concerning a variance for
construction of a private street connecting Lots 11 & 12, Block 1 to Highover Trail. The
private street variance was not included in the public notice printed in the Chanhassen
Villager on April 7, 2005. The private street variance was not included or mentioned in the
Staff Report for the April 19, 2005 Planning Commission meeting.
4. Lack of information needed for important decision-making concerning wetlands and lot
delineations: the DNR Ordinary High Water (OHW) of Lake Harrison has not been
determined and will not be available for 1-2 months.
5. The current, proposed plans have not satisfied the minimum replacement requirements of
replacing impacted wetlands at a 2: 1 ratio. The applicant is required to demonstrate and
document how replacement will be satisfied to ensure the 2: 1 replacement ratio for all
impacted wetlands. Currently, the proposed replacement plan is deficient 69,017 square feet
(1.58 acres) of wetland mitigation.
6. The environmental impacts of the Lake Harrison Development and the opinions of the City
Staff were not properly reviewed and discussed. The Staff Report raised serious
environmental issues that were not addressed at the Planning Commission meeting on April
19, 2005. On page 5 of the Staff Report for Case No. 05-14 under `BLUFFS" it is stated:
"The applicant has located two lots on the western bluff and is requesting variances to build
homes on Lots 11 and 12. Staff strongly recommends denial of the variances. Construction
activities, location of structures and future use of the area by the property owners will have
lasting, detrimental effects on the bluff and the wetland, Lake Harrison below. It is in the
best interest of the public good that the bluff be preserved as required by ordinance to protect
the environmental and water quality of the site. " Although the variance was denied, the
applicant is still planning to develop Lots 11 and 12, Block 1.
7. The Compliance table on page 13 of the Staff Report shows a setback variance required for
both lots 11 and 12, Block 1. The variances for Lots 11 and 12, Block 1 have been denied,
but the Planning Comrnission Meeting minutes of April 19, 2005 recommend construction of
the private street and cul-de-sac on Lot 11, Block 1. This is confusing, not allowed without a
variance, and could be interpreted to mean the variance was granted for Lot 11, Block 1.
8. The applicant officially requested approval for 39 lots. The Planning Commission Meeting
Minutes from April 19, 2005 documented the approval of 40 lots.
Page 3 of 3
0
L
9. Incomplete or deficient applications should not be scheduled for a Planning Commission
Meeting. Refer to City Ordinance 20-109.
Sec. 20.109. Applications.
Application for a site plan review shall be made to the city planner on forms provided
by the city and shall be filed 30 days in advance of the planning commission meeting at
which it is to be considered. Incomplete or deficient applications shall not be scheduled
for a meeting unless the community development director has determined that official
action is warranted.
10. The applicant is proposing to entirely fill two Type 3 wetland areas (Wetland F and Wetland
G) to accommodate additional housing pads. This proposal and insensitive approach to
wetland encroachment is unnecessary and based entirely on economic considerations. A
feasible and prudent alternative certainly exists to avoid the proposed wetland impacts. Refer
to Minnesota Rules 8420.0520 Subpart 3. C. (4) (e).
Subp. 3. Determination of impact avoidance.
C. Alternatives analysis:
(4) The local government unit shall consider the following in evaluating
alternatives as applicable:
(e) the physical, economic, and demographic requirements of the
project. Economic considerations alone do not make an alternative
not feasible and prudent.
Due to the unusual number of neighborhood concerns, the significant inconsistencies, and the
incomplete application submitted by the applicant, this matter may need to be referred back to the
Planning Commission for the proper review, scrutiny, and input from Chanhassen residents.
Thank you.
Sincerely,
James & Cheri Broughton
6927 Highover Court N.
Chanhassen, MN 55317
Others by Petition to Be Delivered
Prior to May 9, 2005 Council Meeting
Ray Alstadt & Jacgie Daugherty
2423 Highover Trail
Chanhassen, MN 55317
Page 4 of 4
CITY OF
CIIANIIASSEN
7700 Market Boulevard
PO Boz 147
Chanhassen, MN 55317
Administration
Phone: 952.22T1 100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.2271160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park d Recreation
Phone: 952227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning b
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952 227.1125
Fax: 952.227.1110
0
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: May 4, 2005
RE: Lake Harrision, Response to questions/issues
Staff has prepared brief responses to the letter from James & Cheri Broughton
et al dated May 4, 2005. Following are the comments and response:
Question 1: The bluff setback variances for Lot 11, Block 1 and Lot 12, Block I were
denied by the Planning Commission at the meeting on April 19, 2005. However, the
Planning Commission minutes from the April 19, 2005 meeting state, "The private
street cul-de-sac shall be moved back from Lot 12, Block 1 to Lot 11, Block 1. " This is
not possible since construction of the private street requires grading and damage to the
bluff impact zone on Lot 11, Block 1. Private street and private street cul-de-sac
construction on Lot 11, Block 1 will be in violation of Chanhassen City Ordinances
20-484 (b) and 20-1401(a).
See. 20494. Placement and design of roads, driveways, and parking areas.
(b) Roads, driveways, and parking areas shall meet structure setbacks and shall not be placed
within bluff and shore impact zones, when other reasonable and feasible placement
alternatives exist. if no alternatives exist, they may be placed within these areas, and shall be
(a) Structures, including, but not limited to, principal buildings, decks, and accessory buildings,
except stairways and landings, are prohibited on the bluff and must be set back from the top
of the bluff, the toe of the bluff, and the side of a bluff at least 30 feet.
Question 1 Response: Section 20-484 does not prohibit private streets and
driveways in the bluff impact zone. "If no alternatives exist, they may be placed
within these areas, and shall be designed to minimize adverse impacts."
Section 20-1401 addresses structures, i.e., houses, garages, decks, etc. It does
not deal with driveways which are addressed in Section 20-484.
Web Site Question 2: The use of a private street in this situation will not permit enhanced
www.ci.chanhassen.mn us protection of the city's natural resources including wetlands and protected (bluffs) areas.
The Staff Report prepared for the April 19, 2005 Planning Commission meeting stated:
"Finally, the grading for lots 11 and 12, Block 1 needs to be revised. The proposal
includes a private street to access Lots 11 and 12 with retaining walls along each side.
The private street is being "cut -in" through an existing bluff area and the retaining
walls are proposed to "hold back" the earth on each side of the street. This provides a
tunnel -like access to Lot 12. Usually, when private streets are proposed, the grading is
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
0 •
Mr. Todd Gerhardt
Lake Harrison — Broughton et al Response
May 4, 2005
Page 2
minimized versus the grading required for a public street. Staff does not believe this is
the case with the current proposal. " Considering these facts, the construction of the
private street is in violation of Chanhassen City Ordinance 18-57 (r). (3).
Sec 18-57. Streets.
(r) Private streets serving up to four lots may be permitted in the A2, RR, RSF and R4 if
the criteria in variance section 18-22 are met and upon consideration of the following:
(3) The use of a private street will permit enhanced protection of the city's natural
resources, including wetlands and protected areas.
Question 2 Response: The use of the private street does enhance environmental
protection vis -A -vis installing a public street. However, staff s recommendation
and what the Planning Commission proposed was that the private street be
revised to relocate the turn -around area from Lot 12 to Lot 11, which would
provide additional preservation of natural features (trees and slopes).
Question 3: The construction of the private street creates a double frontage lot
situation for lots 1, 13, and 14, Block 3 in the Highover subdivision. This violates
Chanhassen City Ordinance, Section 18-60 (g).
Sec. 18-60. Lots.
(g) Double frontage lots with frontage on two parallel streets or reverse frontage shall not
be permitted except where lots back on an arterial or collector street. Such lots shall
have an additional depth of at least ten feet to accommodate vegetative screening
along the back lot line. Wherever possible, structures on double frontage lots should
face the front of existing structures across the street. If this cannot be achieved, then
such lots shall have an additional depth of ten feet to accommodate vegetation
screening along the back lot line.
Question 3 Response:
Construction of a
"private street" does
not create a double
frontage lot. The
private street is
merely a driveway
serving up to four
lots. There are no
setback
requirements from
the access easement,
only from the
property line. If this
were the case, every
MOROVER Outlot D
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JO
R �
f� 4
;�'•.t�-'0.,m k�c � t
KL. -1
0 0
Mr. Todd Gerhardt
Lake Harrison — Broughton et al Response
May 4, 2005
Page 3
home would have two street frontages because their neighbor's driveway goes
along the property line.
Additionally, as part of Highover, an Outlot was platted between the lots to the west
and this site, so the properties do not even abut.
Question 4: The private street variance may allow development and home
construction on Lots 11 and 12, Block 1. This creates a very unusual and detrimental
neighborhood where the front yards in Lake Harrison Development directly abut to the
back yards of residents in Highover across the electrical transmission line easement.
Effective barriers cannot be considered due to the electrical transmission line easement
and the bluff impact zone. Development of Lots 11 and 12, Block 1 will significantly
diminish the property values of homes in Highover and Longacres adjacent to the
proposed private street and Lots 11 and 12, Block 1. This is in violation of
Chanhassen City Ordinance 20-58 (6).
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(6) That the proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
decrease visibility or site distances, or increases the danger of fire, or endanger the
public safety or substantially diminish or impair property values within the
Question 4 Response: The variance findings for private streets are found under
section 18-22, not section 20-58, which states:
Sec. 18-22. Variances.
The city council may grant a variance from the regulations contained in this
chapter as part of the plat approval process following a finding that all of the
following conditions exist:
(1) The hardship is not a mere inconvenience;
(2) The hardship is caused by the particular physical surroundings, shape or
topographical conditions of the land;
(3) The condition or conditions upon which the request is based are unique
and not generally applicable to other property;
(4) The granting of a variance will not be substantially detrimental to the
public welfare and is in accord with the purpose and intent of this chapter,
the zoning ordinance and comprehensive plan.
Having a driveway for a single-family home to the rear of the property will not
significantly diminish the property values of homes in Highover.
0
Mr. Todd Gerhardt
Lake Harrison — Broughton et al Response
May 4, 2005
Page 4
Question 5: The improperly proposed and documented private street variance is not
in accordance with city code and should not have been approved. The sole reason for
constructing the private street is based upon the desire of the applicant, Pemtom Land
Company, to increase the value and income potential of the parcel of land. The
construction of the private street is detrimental to the adjacent homeowners. This is in
violation of Chanhassen City Ordinance 20-58 (3). During the Planning Commission
Meeting on April 19, 2005, the applicant commented that the Lake Harrison
Development may not be financially viable without Lots 11 and 12, Block 1.
Sec. 20-58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(3) That the purpose of the variation is not based upon a desire to increase the value
or income potential of the parcel of land.
Question 5 Response: The variance findings for private streets are found under
section 18-22, not section 20-58. Any development adjacent to the properties in
Highover would be perceived as detrimental to adjacent properties.
Question 6: We believe that the application submitted by Pemtom Land Company
was incomplete, did not consider all the important facts, and was not evaluated in the
proper detail before being sent to City Council for approval. Some of the significant
issues include:
Issue 1: Violations and misinterpretations of Chanhassen City Ordinances
Issue 1 Response: See above.
Issue 2: Variances improperly documented, proposed, & approved
Issue 2 Response: The following is the public hearing notice: "NOTICE IS
HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, April 19, 2005, at 7:00 p.m. in the Council
Chambers in Chanhassen City Hall, 7700 Market Blvd. The purpose of this
hearing is to consider a request for Rezoning from Rural Residential, RR, to
Single Family Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
public right-of-way with Variances; and a Wetland Alteration Permit for the
grading and filling of wetlands on site, property consisting of 62 acres located
at 6950 Galpin Boulevard — Lake Harrison. Applicant: The Pemtom Land
Company." While the specific variances were not named, it is clear that
variances were included as part of the application. The private street was
discussed within the report and as part of the public hearing process, findings
for approval addressing the private street were also provided and modified as
part of the Planning Commission review.
Mr. Todd Gerhardt
Lake Harrison — Broughton et al Response
May 4, 2005
Page 5
In order to permit private streets, the city must find that the following conditions exist
a. The prevailing development patter makes it unfeasible or inappropriate to
construct a public street. In making this determination, the city may consider the
location of existing property lines and homes, local or geographic conditions and
the existence of wetlands.
b. After reviewing the surrounding area, it is concluded that an extension of the
public street system is not required to serve other parcels in the area, improve
access, or to provide a street system consistent with the comprehensive plan.
c. The use of the private street will permit enhanced protection of the city's natural
resources specifically bluffs and forested areas.
The city may grant a variance (street grade and private street) from the regulations
contained within the Subdivision Ordinance as part of the plat approval process
following a finding that all of the following conditions exist:
a. The hardship is not a mere inconvenience.
b. The hardship is caused by the particular physical surroundings, shape or
typographical conditions of the land.
c. The conditions upon which the request is based are unique and not generally
applicable to other property.
d. The granting of the variance will not be substantially detrimental to the public
welfare and is in accord with the purpose and intent of this chapter, the zoning
ordinance and comprehensive plan.
Issue 3: Public notice was not properly documented or communicated concerning
a variance for construction of a private street connecting Lots 11 & 12, Block 1 to
Highover Trail. The private street variance was not included in the public notice
printed in the Chanhassen Villager on April 7, 2005. The private street variance
was not included or mentioned in the Staff Report for the April 19, 2005 Planning
Commission meeting.
Issue 3 Response: The following is the public hearing notice: "NOTICE IS
HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, April 19, 2005, at 7:00 p.m. in the Council
Chambers in Chanhassen City Hall, 7700 Market Blvd. The purpose of this
hearing is to consider a request for Rezoning from Rural Residential, RR, to
Single Family Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
public right-of-way with Variances; and a Wetland Alteration Permit for the
grading and filling of wetlands on site, property consisting of 62 acres located
at 6950 Galpin Boulevard — Lake Harrison. Applicant: The Pemtom Land
Mr. Todd Gerhardt
Lake Harrison — Broughton et at Response
May 4, 2005
Page 6
Company." While the specific variances were not named, it is clear that
variances were included as part of the application. The private street was
discussed within the report and as part of the public heating process, findings
for approval addressing the private street were also provided and modified as
part of the Planning Commission review.
Issue 4: Lack of information needed for important decision-making concerning
wetlands and lot delineations: the DNR Ordinary High Water (OHW) of Lake
Harrison has not been determined and will not be available for 1-2 months.
Issue 4 Response: While it is true that we don't have the final
determination of the OHW and we only have a preliminary wetland
delineation, these items have been addressed within the conditions of
approval for the preliminary plat. The developer has been advised that if the
wetland delineation or OHW determination create unbuildable lots, they will
lose those lots.
Issue 5: The current, proposed plans have not satisfied the minimum replacement
requirements of replacing impacted wetlands at a 2: 1 ratio. The applicant is
required to demonstrate and document how replacement will be satisfied to ensure
the 2: 1 replacement ratio for all impacted wetlands. Currently, the proposed
replacement plan is deficient 69,017 square feet (1.58 acres) of wetland mitigation.
Issue 5 Response: The applicant could have proposed the entire wetland
mitigation on site. However, that would result in additional tree removal.
The applicant is working with staff to develop some off site wetland
mitigation that would not impact trees. Again, there are conditions of
approval for the subdivision and wetland alteration permit that would
address these concerns.
Issue 6: The environmental impacts of the Lake Harrison Development and the
opinions of the City Staff were not properly reviewed and discussed. The Staff
Report raised serious environmental issues that were not addressed at the Planning
Commission meeting on April 19, 2005. On page 5 of the Staff Report for Case
No. 05-14 under `BLUFFS" itis stated: "The applicant has located two lots on the
western bluff and is requesting variances to build homes on Lots 11 and 12. Staff
strongly recommends denial of the variances. Construction activities, location of
structures and future use of the area by the property owners will have lasting,
detrimental effects on the bluff and the wetland, Lake Harrison below. It is in the
best interest of the public good that the bluff be preserved as required by ordinance
to protect the environmental and water quality of the site. " Although the variance
was denied, the applicant is still planning to develop Lots 11 and 12, Block 1.
0 0
Mr. Todd Gerhardt
Lake Harrison — Broughton et al Response
May 4, 2005
Page 7
Issue 6 Response: The Planning Commission did recommend denial of the
bluff setback variance. We believe that the lots can be developed without
these variances. Staff was strongly opposed to permit the bluff setback
encroachment. However, if the lot can be developed within the confines of
the zoning requirements, including complying with the bluff setback and
buffer, then the lot should be approved.
Issue 7: The Compliance table on page 13 of the Staff Report shows a setback
variance required for both lots 11 and 12, Block 1. The variances for Lots 11 and
12, Block 1 have been denied, but the Planning Commission Meeting minutes of
April 19, 2005 recommend construction of the private street and cul-de-sac on Lot
11, Block 1. This is confusing, not allowed without a variance, and could be
interpreted to mean the variance was granted for Lot 11, Block 1.
Issue 7 Response: The Planning Commission did vote to recommend denial
of the bluff setback variance (for the house on Lot 12) and approval of the
private street variance. However, these are only recommendations and will
be decided by the City Council. The house on Lot 11 would meet the bluff
setback. Staff had assumed there was a setback variance. The retaining is
proposed to encroach in to the setback, but not the bluff impact zone. This is
permissible.
Issue 8: The applicant officially requested approval for 39 lots. The Planning
Commission Meeting Minutes from April 19, 2005 documented the approval of 40
lots.
Issue 8 Response: As a condition of approval, the city is requiring that the
eastern portion of Outlot A be platted as a block and lot.
Issue 9: Incomplete or deficient applications should not be scheduled for a
Planning Commission Meeting. Refer to City Ordinance 20-109.
Sec. 20-109. Applications.
Application for a site plan review shall be made to the city planner on forms provided
by the city and shall be filed 30 days in advance of the planning commission meeting at
which it is to be considered. Incomplete or deficient applications shall not be scheduled
for a meeting unless the community development director has determined that official
action is warranted.
Issue 9 Response: The reference is to site plans. There are no site plan
review requirements for single-family homes.
Issue 10: The applicant is proposing to entirely fill two Type 3 wetland areas
(Wetland F and Wetland G) to accommodate additional housing pads. This
proposal and insensitive approach to wetland encroachment is unnecessary and
based entirely on economic considerations. A feasible and prudent alternative
0 0
Mr. Todd Gerhardt
Lake Harrison — Broughton et al Response
May 4, 2005
Page 8
certainly exists to avoid the proposed wetland impacts. Refer to Minnesota Rules
8420.0520 Subpart 3. C. (4) (e).
8420.0520 SEQUENCING.
Subp. 3. Determination of impact avoidance.
C. Alternatives analysis:
(4) The local government unit shall consider the following in evaluating
alternatives as applicable:
(e) the physical, economic, and demographic requirements of the
project. Economic considerations alone do not make an alternative
not feasible and prudent.
Issue 10 Response: The majority of the wetland impacts are due to the
roadway alignment. The westerly isolated wetland is being impacted by the
grading for the roads and abutting lots. The easterly isolated wetland is
being impacted to create acceptable building sites. The city is attempting to
preserve the large wetland complexes within the development in Outlots A,
B and C.
0
CITY OF CHANHASSEN
STAFF REPORT
PC DATO April 19, 2005
CC DATE: May 9, 2005 F2
REVIEW DEADLINE: May 21, 2005
CASE #: 05-14
BY: RG, LH, TH, ML, MS, 7S, ST,
PROPOSAL: Request for Rezoning from Rural Residential, RR, to Single Family Residential, RSF;
Subdivision review for 39 Lots, 4 Outlots and public right-of-way with Variances; and a
Wetland Alteration Permit for the grading and filling of wetlands on site — Lake
Harrison
LOCATION: 6950 Galpin Boulevard
APPLICANT: The Pemtom Land Company
7597 Anagram Drive
Eden Prairie, MN 55344
PRESENT ZONING: Rural Residential, RR
2020 LAND USE PLAN: Residential — Low Density (net density 1.2 — 4.0 units per acre)
ACREAGE: 62 acres DENSITY: gross: 0.63 units per acre; net: 1.35 units per acre
SUMMARY OF REQUEST: The applicant is proposing a rezoning of the property from RR to RSF to
permit a 39 -lot subdivision with setback variances (front yard and bluff) and street slope of eight
percent. The development requires a wetland alteration permit for the filling and grading of wetlands to
construct the public street and grading to fill two isolated wetland ponds. The proposed development is
consistent with the comprehensive plan and staff is recommending approval subject to the conditions.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings because the City is acting in its
legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive
Plan.
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it
meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed project
meets the standards in the Zoning and Subdivision Ordinances for variances. The City has a relatively high
level of discretion with a variance because of the burden of proof is on the applicant to show that they meet
the standards in the ordinance.
0 0
Location Map
Lake Harrison
6950 Galpin Boulevard
Planning Case No. 05-14
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0
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 2
PROPOSAUSUMMARY
0
The developer is requesting the rezoning of the property from Rural Residential, RR, to Single -
Family Residential, RSF. The RSF district zoning is consistent with the land use designation of the
property for Residential — Low Density (net density range 1.2 to 4.0 units per net acre) and is
compatible with the surrounding developments, which are zoned RSF district, including Highover
to the west, Brenden Pond and Woodridge Heights to the north and Ashling Meadows to the east.
To the south is Longacres, which is zoned Planned Unit Development — Residential (PUD -R).
The developer is proposing a 39 -lot single-family subdivision with variances from the subdivision
ordinance to permit eight percent street grades. In conjunction with the subdivision, the developer
is requesting a five-foot front yard setback variance to permit 25 -foot front yard setbacks for Block
2. Additionally, the developer is requesting a setback variance from the bluff to build within the 30 -
foot building setback and to grade within the bluff impact zone.
The developer's request for the wetland alteration permit is to permit the construction of the street
and to fill two isolated wetlands.
Lake Harrison is classified as a natural environment lake by both the Minnesota Department of
Natural Resources (DNR) and Chanhassen City Code. The Ordinary High Water (OHW) of
Lake Harrison has not yet been established by the DNR. DNR has been notified about the
proposed subdivision and a request for an OHW determination has been submitted. DNR
anticipates an OHW determination will be made in 1-2 months. The OHW determination should
be completed prior to final plat approval. All plans should illustrate Lake Harrison's OHW and a
150 -foot structure setback from the OHW. The minimum lot size for riparian lots within the
shoreland management zone is 125 feet wide with 40,000 square feet. The minimum lot size for
non -riparian lots within the shoreland management zone is 90 feet wide with 15,000 square feet.
Staff is recommending approval of the proposed development subject to the conditions of approval.
Staff does not support the approval of the variances being requested
APPLICABLE REGUATIONS
Chapter 18, Subdivisions
Chapter 20, Article 11, Division 3, Variances
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article VII, Shoreland Management District
Chapter 20, Article XII, "RSF" Single -Family Residential District
Chapter 20, Article XXVM, Bluff Protection
BACKGROUND
In 1997, the City rezoned 49 acres of the westerly parcel from Rural Residential to Single -Family
Residential and approved a 54 -lot subdivision for Highover Addition.
0 0
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 3
REZONING
The property is guided in the comprehensive plan for Residential — Low Density Uses. The
Residential — Low Density designation permits net densities of 1.2 to 4.0 units per acre. The Single
Family Residential District, RSF, is consistent with this land use category and is the typical zoning
for single-family residential developments in the City. Other zoning districts that would be
consistent with the Residential — Low Density designation include Mixed Low Density Residential
District, R4, and Planned Unit Development — Residential, PUD -R. The properties to the north, east
and west of this development are zoned RSF.
SUBDIVISION REVIEW
LANDSCAPING/TREE PRESERVATION
Tree canopy coverage and preservation calculations have been submitted for the Lake Harrison
development. (The developer has submitted an 87 -page listing of the tree survey which is
available at city hall for those interested.) They are as follows:
Total upland area (mcluditwetlands,blurt,park) 33.8 ac.
Baseline canopy coverage 76% or 25.7.
Minimum canopy coverage allowed 46% or 15.5 ac.
Proposed tree preservation 29% or 9.9 ac.
Developer does not meet minimum canopy coverage allowed, therefore the difference between
the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage 243,936 SF or 5.6 ac.
Multiplier 1.2
Total replacement 292,723 SF
Total number of trees to be planted 269 trees
The total number of trees required for the development is 269. Applicant has proposed a total of
319 trees. There are no bufferyard requirements for this development.
As can be seen from the canopy coverage calculations, two-thirds of the existing trees are being
removed on site. The woods on this property contain a mix of quality with some areas being of
high quality with many large, native trees and excellent regeneration while others have a variety
of pioneer species such as boxelder, ash and elm and an infestation of buckthorn. The most
significant areas in terms of quality of existing trees and functionality are located in the bluff
area along the western side of the property and around the wetland on Lot 5, Block 1. A third
area that contains several significantly large oaks is on Lot 9. It is shown as being outside of the
grading limits and is proposed to be preserved. This area does have an established understory of
buckthorn.
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 4
Concerning the 5 -foot front yard variance for Lots 1-10, Block 2, the only lots that appear to
benefit from the variance are Lots 3 and 5. City standards for tree clearing on wooded lots allow
for 105 feet of tree removal from the ROW back into the lot. Lots 3 and 5 show about 105 to
115 feet of clearing. All other lots, 1, 2, 4, 6-10, range in clearing limits from 115 to 140 feet
while using a five-foot front variance to reduce clearing. If the applicant could show tree
preservation that meets ordinance standards, staff would support the variance, but the grading as
shown still removes more trees than the minimum standards.
WETLANDS
Existing Wetlands
Wetland determinations that occur outside the growing season leave many unanswered questions
about hydrology and vegetation that can only be addressed by conducting a wetland delineation
during the growing season. The applicant has submitted a preliminary determination on the
approximate extent and location of the wetlands on site. A wetland delineation report illustrating
wetland type, boundary and vegetation should be submitted prior to final plat approval. Areas of
the preliminary wetland determination that require further investigation include: a low area
within Lots 9 and 10, Block 3 that may satisfy the requirements for a jurisdictional wetland, and
the preliminary northern wetland boundary of Wetland C.
Wetland A is a natural, Type 7 wetland located in the northwest corner of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to
fill wetland A for the creation of a public roadway and a stormwater pond. The estimated total
proposed impact to wetland A is 3,843 square feet (0.09 acres).
Wetland B is a natural, Type 3/5/7 wetland located in the southwest area of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing
any modifications to wetland B.
Wetland C is a natural, Type 2/3/7 wetland located in the southeastern area of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing
three fill areas and two creation areas for wetland C. Filling activities are proposed to allow for
road construction. The estimated total proposed impact to the wetland includes 12,269 square
feet (0.28 acres) of fill at Location C-1, 1,301 square feet (0.03 acres) at location C-2 and 2,914
square feet (0.07 acres) of fill at C-3.
Wetland D is an ag/urban, Type 3 wetland located in the northeastern comer of the property.
The wetland vegetation and boundaries are undetermined at this time. The applicant is not
proposing impacts to wetland D.
Wetland E is a natural, Type 2/3/7 wetland located in the north -central area of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing two
filling activities for the construction of public streets. The total proposed impacts to wetland E
include 9,145 square feet (0.19 acres) at location E- 1, and 2,950 square feet (0.07 acres) at
location E-2.
L
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 5
0
Wetland F is a natural, Type 3 wetland located in the central portion of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to
fill the entire wetland for an estimated total of 5,665 square feet (0.13 acres) to accommodate
additional housing pads.
Wetland G is a natural, Type 3 wetland located in the west central part of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to
fill the entire wetland for an estimated total of 13,331 square feet (0.31 acres) to accommodate
additional housing pads.
Wetland H is a natural, Type 3 wetland located in the north central part of the property. The
wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing
any impacts to wetland H.
Wetland Replacement
The applicant must submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of decreasing
preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification
of wetland impacts and 4) Mitigation of wetland impacts. The applicant should not impact
basins A, G and F until it is demonstrated that these impacts have met the above sequencing
requirements. Wetland replacement must occur in a manner consistent with the Minnesota
Wetland Conservation Act (MR 8420). The plans should show fixed photo monitoring points for
the replacement wetlands. A five-year wetland replacement monitoring plan should be
submitted yearly beginning one growing season after the wetland is created. The applicant
should provide proof of recording a Declaration of Restrictions and Covenants for Replacement
Wetland. The applicant shall secure City approval of a wetland replacement plan prior to any
wetland impacts occurring.
Total wetland filling activities for the proposed project includes 51,418 square feet (1.18 acres)
of wetland fill. Total proposed New Wetland Credit (NWC) of 16,019 square feet (0.37 acres) is
proposed. Total proposed Public Value Credit (PVC) is 17,800 square feet (0.41 acres). Current
proposed plans have not satisfied the minimum replacement requirements of replacing impacted
wetlands at a 2:1 ratio. All impacts, including the filling of wetlands and conversion of wetlands
into stormwater pond, must be mitigated with the proposed project. Applicant must demonstrate
and document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands. Currently, the proposed replacement plan is deficient 69,017 square feet
(1.58 acres) of wetland mitigation.
A wetland buffer minimum of 20 feet must be maintained around wetlands A, B, C, E, F, and H
must be maintained around the wetlands. A minimum wetland buffer of 16.5 feet must be
maintained around wetland D and any mitigation areas. Buffers to be considered for PVC must
be a minimum of 16.5 feet. Wetland buffer areas should be preserved, surveyed and staked in
accordance with the City's wetland ordinance. The applicant must install wetland buffer edge
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 6
signs, under the direction of City staff before construction begins and must pay the City $20 per
sign.
Building setbacks of 40 feet from the wetland buffer strips must be maintained for all proposed
building pads. Lot 3, Block 3 and Lot 11, Block 3 should be revised to meet building setback
requirements.
Lots 11-15, Block 3 and Lot 10, Block 2 should be revised to incorporate all of wetland B into
Outlot C.
LAKES
The proposed project is within 1,000 feet of Lake Harrison and therefore within the lake's
Shoreland Management District. Lake Harrison is classified as a natural environment lake by
both the DNR and Chanhassen City Code. The OHW of Lake Harrison has not yet been
established by the DNR. DNR has been notified about the proposed subdivision and a request
for an OHW determination has been submitted. DNR anticipates an OHW determination will be
made in 1-2 months. The OHW determination should be completed prior to final plat approval.
All plans should illustrate Lake Harrison's OHW and a 150 -foot structure setback from the
OHW. The minimum lot size for non -riparian lots within the shoreland management zone is 90
feet wide with 15,000 square feet. The minimum lot size for riparian lots within the shoreland
management zone is 125 feet wide with 40,000 square feet.
BLUFFS
One area on the property has been identified as a bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). This area must be preserved. In addition, all
structures must maintain a 30 -foot setback from the bluff and no grading may occur within the
bluff impact zone (i.e., the bluff and land located within 20 feet from the top of the bluff).
The applicant has located two lots on the western bluff and is requesting variances to build
homes on Lots 11 and 12. Staff strongly recommends denial of the variances. Construction
activities, location of structures and future use of the area by the property owners will have
lasting, detrimental effects on the bluff and the wetland, Lake Harrison below. It is in the best
interest of the public good that the bluff be preserved as required by ordinance to protect the
environmental and water quality of the site.
PARKS AND RECREATION
Comprehensive Park Plan
The proposed Lake Harrison development is located within an area that is outside the municipal
park service boundaries of Pheasant Hill Park, Herman Field Park and Sugarbush Park. The
Parks and Recreation Commission will be reviewing the proposed development on April 26,
2005 to make a recommendation regarding including a public park in the development.
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 7
However, due to the alignment of the road which cuts in to the upland portion of Outlot A, and
the inclusion of a water treatment plant, the area for a public park is minimized.
If the land is not dedicated for park purposes, then the development shall pay full park fees in
force at the time of final plat approval. Parks fees for 2005 are $4,000.00 for each new single-
family lot.
Comprehensive Trail Plan
The site does not contain any portion of the City's trail plan. A sidewalk or trail connection to
the trails in Galpin Boulevard and Lake Lucy Road is proposed as part of the development.
GRADING. DRAINAGE AND EROSION CONTROL
The existing site is about 62 acres in size and contains eight existing wetlands. The site also
contains groves of significant trees, along with an existing homesite which will remain. Site
elevations range from a high of 1084 in the southwest to a low of 970 in the southeast.
The applicant is proposing to grade about 50% of the site for 39 new housepads, three public
streets, a private street, and three stormwater ponds. With the vast amount of vertical site relief
previously mentioned, the property is a challenging one to grade. There are a few areas of
concern with the grading that staff would like to mention. The proposed grading for Lots 4-6,
Block 3 needs to be revised to prevent the garage elevation of Lot 4 from being lower than the
street. Additionally, the garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than
the emergency overflow for the street. Next, there are a few locations where the proposed street
grades are slightly higher (approximately 8%) than the maximum street grade allowed of 7%.
Staff believes that with a few minor street elevation changes (±1'), the street grades can be easily
revised to meet the 7% requirement. These revisions will not severely impact the wooded areas
on the site. As such, staff is not in favor of the street grade variance. Finally, the grading for
Lots 11 and 12, Block 1 needs to be revised. The proposal includes a private street to access
Lots 11 and 12 with retaining walls along each side. The private street is being "cut -in" through
an existing bluff area and the retaining walls are proposed to "hold back" the earth on each side
of the street. This provides a tunnel -like access to Lot 12. Usually, when private streets are
proposed, the grading is minimized versus the grading required for a public street. Staff does not
believe this is the case with the current proposal. In conclusion, because there is no public street
option shown, there is proposed grading in the bluff, and proposed retaining wall structures
within the bluff structure setback, staff is recommending that Lot 12 be deleted and the
southwest property comer be preserved.
The existing site drains to three main wetlands within the southwest, central, and northeast
portions of the site. The proposed grading plan has been designed to match the existing drainage
patterns fairly well. The western half of the developed site drains to a proposed pond in the
northwest corner of the site. The remainder of the eastern portion of the site will drain to a pond
in the northeast corner of the site. Each of the ponds will treat the water before discharging it to
a adjacent wetlands. All of the ponds are required to be designed to National Urban Runoff
Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
0
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 8
r�
U
Drainage calculations for the site have been submitted and some changes remain. The applicant
is required to meet the existing site runoff rates for the 10 -year and 100 -year, 24-hour storm
events. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a 10 -year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public storm drainage system including
ponds, drainage swales, and wetlands up to the 100 -year flood level.
Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type 11
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation
fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion. The applicant should be aware that any off-site grading will
require an easement from the appropriate property owner. If importing or exporting material for
development of the site is necessary, the applicant will be required to supply the City with
detailed haul routes. The applicant should also be aware that any retaining wall over 4 feet in
height must be designed by a Structural Engineer registered in the State of Minnesota. Also, it
will require a building permit from the Building Department.
Storm Water Management
The proposed development is required to maintain existing runoff rates. Storm water calculation
should be submitted to ensure the proposed stormwater ponding is sized adequately for the
proposed development.
Easements
Drainage and Utility easements should be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and stormwater ponds.
Erosion Control
MN DOT category 3 erosion blanket and seed should be applied to exposed creek slopes near /
around road crossing within 24 hours of temporary / final grade. Riprap, appropriately sized,
should be installed at flared end outlets for energy dissipation with underlying gravel base or
geotextile fabric. All emergency over flow structures should be stabilized with riprap and
geotextile or permanent turf re -enforcement blankets. Erosion and sediment controls are needed
for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed
is recommended for restoration. All 3:1 slopes need category 3 erosion blanket applied. Pond 1
does not appear to have an outlet planned; an outlet meeting NPDES water quality discharge
requirements is needed.
9 9
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 9
Sediment Control
Following stormwater inlet installation Wimco-type (or equal) inlet sediment controls should be
installed and regularly maintained; detail needed. Following street and utility installation,
Chanhassen -specification Type -1 silt fence or other approved perimeter sediment control is
needed for all positive slopes curbside. The rock exit pad is a high -maintenance control.
Multiple applications of rock will likely be needed. Geotextile fabric installed under the rock
helps promote the controls effectiveness and lifespan. Chanhassen type 2 heavy duty silt fence
with straw / hay bale re -enforcement is needed for all silt fences adjacent to wetland and creek
areas. Chanhassen type 1 silt fence is needed at the OHW elevation of stormwater basins
following permanent outlet installation. "Inlet Sediment Filter" detail should be altered to show
a rock berm (1 1/2 -inch rock, 2 feet wide and 1 foot high along the outside of the silt fence. Only
metal t -posts should be used, not wood stakes. Silt fence must be installed between wetland
impact areas and the remaining wetland. All exposed soil areas should have temporary erosion
protection or permanent cover year round, according to the following table of slopes and time
frames:
TyM of Slope
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
Stormwater Pollution Prevention Program (SWPPP)
All development phases should be represented in the SWPPP (clearing and grubbing, mass
grading, large utilities, small utilities, home building, along with any special requirement such as
wetland or creek crossing areas).
Creek / Wetland Protection
Construction phasing of the road is needed for the wetland/creek crossing. On March 31, 2005,
the area of the crossing had flowing water through the culvert. Due to these potential
concentrated flows, a creek crossing plan is needed and should be outlined in the SWPPP and a
detail is needed. It is recommended to dam the creek and pump the water around the crossing
area during construction. Stabilization of the crossing area is needed within 24 hours following
temporary or final grade. It is recommended to cross the stream and phase the area in as final
grade immediately. Silt fence in this area is not the correct use of silt fence as a sediment
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 10
control. The silt fence should be wrapped up and around the culvert leaving the wetted perimeter
free of silt fence. Soil should be prevented from entering the waters of the state.
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single-family residential development rates of $1,093 per acre.
Based on the proposed developed area of approximately 37.71 acres, the water quality fees
associated with this project are $41,217.03.
Water Quantity Fees
The SWAP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWAP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,705 per developable acre. This
results in a water quantity fee of approximately $102,005.55 for the proposed development.
SWMP Credits
This project proposes the construction of three NURP ponds and the provision of three outlet
structures. The applicant will be given a credit for on-site storm water quality improvements that
are designed to treat runoff from the proposed subdivision to NURP standards. The credit will be
calculated using the following formula: The per acre water quality connection charge will be
multiplied by the on-site drainage area for water quality treatment facilities. This value will then
be multiplied by 50%. The subdivision will also be given a credit for on-site storm water quality
improvements that are oversized to treat runoff from property outside the subdivision to NURP
standards. The credit will be calculated using the following formula: The per acre water quality
connection charge will be multiplied by the off-site drainage area for water quality treatment
facilities. This value will then be multiplied by 50%. Credit will not be granted if the storm water
from contributing off-site areas is already treated to NURP standards. The water quality
connection charges that correspond to the land uses that contribute to the storm water ponds will
be used to calculate credits.
At this time, the estimated total SWAP fee, due payable to the City at the time of final plat
recording, is $135,285.38.
Other Agencies
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase 11 Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and
comply with their conditions of approval.
11
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 11
UTILITIES
Currently, public sanitary sewer and watermain are available to the parcel. The plans propose on
connecting to the Met Council Interceptor sewer line that runs through the parcel and extending
it to serve the site. Also, the applicant is proposing to connect to the watermain in Lake Lucy
Road, loop it through the site, and connect with the existing mains in Galpin Boulevard and
Highover Trail. Staff is recommending that the watermain be looped through to Manchester
Drive versus Galpin Boulevard. This is because the existing watermain in Galpin Boulevard is
on a lower pressure zone than the other mains that will be installed. A minimum 20 -foot wide
easement will be required over the public utility lines that are outside of the right-of-way.
Installation of the private service utilities for the site will require permits and inspections through
the City's Building Department.
The City is currently in discussions with the developer on the possible purchase of a portion of
Outlot A in the northeast for a future water treatment plant site. This second water treatment
plant would treat the water from the City's western wells which can't be treated by the eastern
treatment plant that is currently being designed. A neighborhood meeting will be held on
Thursday, April 14, 2005 to provide information to the neighboring residents on the second
treatment plant. The land acquisition for the second water treatment plant was scheduled for
2005 in the City's current 5 -year Capital Improvement Program (CIP).
With the development of this parcel, staff is recommending that a raw water transmission main
be extended through the site for future connection to the City's second water treatment plant.
This watermain would run along the western property line, going north to the Well No. 7
property just east of Outlot D. The transmission main would then stay in the right-of-way and
run east to the treatment plan site. No service connections would come off of this transmission
main since the raw water in the pipe will be untreated/unchlorinated prior to connecting to the
treatment plant. Because this is a system wide improvement, the construction cost for the raw
watermain will be paid by the City from the water portion of the Utility Fund. The developer
will be required to provide public drainage and utility easements over the transmission main and
to install the pipe as a part of the utility construction.
According to the City's Finance Department records, the parcel was previously assessed for one
sanitary sewer and watermain unit and those assessments have been paid. Since the applicant is
now proposing more units (39) than what the property has been assessed for, the additional 38
units (39-1=38) will be charged a sanitary sewer and watermain lateral connection charge.
Connection fees are in lieu of assessments which are absorbed by the City instead of being levied
at the time of construction. The 2005 lateral connection charge for sanitary sewer or water is
$5,118 per unit. Based on the current rate, the total amount due payable to the City for the
additional 38 units would be $194,484 (38 @ $5,118) for sanitary and $194,484 for water. The
combined total for both sanitary and water would then be $388,968. These charges are due at the
time of final plat recording. In addition, each newly created lot will be subject to City sanitary
sewer and water hook up charges at the time of building permit issuance. The 2005 trunk
hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and
watermain hookup fees may be specially assessed against the parcel at the time of building
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 12
permit issuance. All of these charges are based on the number of SAC units assigned by the Met
Council.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that all public utility improvements will require
a preconstruction meeting before building permit issuance. Permits from the appropriate
regulatory agencies will be required, including the MPCA, Dept. of Health, Met Council, Carver
County, and Watershed District.
STREETS
Overall, the proposed streets layout appears to work well. The plans show a main street
accessing off Lake Lucy Road from the north and ending in a cul-de-sac in the south-central
portion of the site. Another public street is proposed to tee off the main street and connect at
Galpin Boulevard. Both Galpin Boulevard and Lake Lucy Road are classified as collector streets
within the City Code and Comprehensive Plan. As such, staff expects each of the roads to
adequately handle the traffic from the development. Also, the plans show the public street
extension of Highover Trail from the west to the north and a proposed private drive to the south
off of Highover Trail. The applicant must be aware that any private streets must be built to 7 -ton
design and enclosed within a 30 -foot private easement. The developer will have to provide
inspection or soil reports certifying that the street was built to the 7 -ton requirement. Sidewalks
are proposed on at least one side of all of the public streets. As with past developments that
access off of Galpin Boulevard, a right -turn lane into the site will be required to be constructed.
The turn lane must meet Carver County design requirements.
Staff is currently evaluating the possibility of a roadway alignment revision for this development.
Specifically, the revision would entail extending the main street from Lake Lucy Road, through
the area of proposed Lot 5, Block 3, crossing Wetland C, and connecting it to Galpin Boulevard.
This would eliminate the wetland crossing as shown on the plan and allow the tee -street which
accesses Lots 1-3, Block 3 to become a cul-de-sac and, possibly, a private street. Staffs
reasoning for this road alignment revision is to eliminate the close proximity of the proposed
road to the future sledding hill in the proposed public park/treatment plant area. Staff has asked
the developer and their engineer to look at the effects of this revision to their proposal. Staff
hopes to have additional information to present on this roadway revision at the public hearing on
April 19, 2005.
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 13
COMPLIANCE TABLE
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Setbacks: front,
side, rear,
wetland buffer,
Lake, bluff (ft.)
Code
15,000 (40,000 on
90,100 private
125
30,10, 30, 40,
Lake Harrison)
street, 125
150,30
riparian
L 1, B 1
24,619
236
155
30, 10, 30, na, na,
na
L 2, B 1 *
14,502 *
105
152
30, 10, 20, na, na,
na
L 3, B 1 *
25,650
55 *
155
30, 10, 30, na, na,
na
L 4, B 1
21,352
62 @
174
30, 10, 30, na, na,
na
L 5 B 1
34,241
62 @
202
30, 10, 30, 40, na,
na
L 6, B 1
24,302
98
234
30, 10, 30, 40, na,
na
L 7 B 1
23,374
93
253
30, 10, na, 40, na,
na
L 8 B 1
30,615
80 @
261
30, 10, 30, 40, na,
na
L 9 B 1
33,802
76 @
241
30, 10, 30, 40, na,
na
L 10,B 1
31,711
115
196
30, 10, 30, na, na,
na
L 11 B 1
62,896
168
345
30, 10, 30, na,
150, 30 #
L 12 B 1
159,357
444
349
30, 10, 30, 40, na,
30#
L 1 B 2
29,990
194
132
30 #, 10, na, 40,
na, na
L 2, B 2
16,190
135
175
30 #,10, na, 40,
na, na
1,3132
17,101
98
174
30 #,10, na, 40,
na, na
L 4 B 2
19,287
121
215
30 #, 10, na, 40,
L 5 B 2
20,452
123
243
30 #, 10, na, 40,
na, na
L 6 B 2
26,116
91
234
30 #, 10, na, 40,
na, na
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 14
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Setbacks: front,
side, rear,
wetland buffer,
Lake, bluff (ft.)
Code
15,000 (40,000 on
90,100 private
125
30,10, 30, 40,
Lake Harrison)
street, 125
150,30
riparian
L 7 B 2
28,338
112
220
30 #,10, na, 40,
na, na
1-8132
28,158
136
229
30 #, 10, na, 40,
na,na
L 9 B 2
22,938
94
244
30 #,10, na, 40,
na, na
1-10132
29,356
114
257
30, 10, 30, 40, na,
na
1,1133
16,824
113
153
30, 10, na, na, na,
na
L 2 B 3
16,433
112
146
30, 10, 30, na, na,
na
L 3 B 3
16,431
118
139
30, 10, 30, 40, na,
na
L 4 B 3
28,284
131
296
30, 10, na, 40, na,
na
L 5 B 3
43,860
61 @
262
30, 10, na, 40, na,
na
L 6 B 3
43,873
57 @
238
30, 10, na, 40, na,
na
L 7 B 3
22,646
57 @
186
30, 10, 30, na, na,
na
L 8 B 3
19,348
106
182
30, 10, 30, na, na,
na
L 9 B 3
30,014
91
246
30, 10, 30, na,
150, na
L 10 B 3 *
29,944 *
117 *
228
30, 10, na, na,
150, na
L l l B 3 *
23,097 *
120 *
206
30, 10, na, na,
150, na
L 12 B 3 *
36,576 *
130
277
30, 10, na, na,
150,na
L 13 B 3
62,142
180
320
30, 10, na, na,
150, na
L 14 B 3 *
44,338
124 *
360
30, 10, na, na,
150 na.
L 15 B 3
32,013
99
324
30, 10, na, na,
150,na
11
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 15
11
* Lot must be revised to meet minimum standard.
@ Meets the 90 foot lot width at the 30 foot building setback line
# Setback variance required
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following four motions A -D:
A. "The Planning Commission recommends approval of the Rezoning of the property from RR,
Rural Residential, to RSF, Single Family Residential District based on the findings of fact attached
to this report."
B. "The Planning Commission recommends approval of the preliminary plat (Subdivision) to
create 39 single-family lots, four oudots and public right-of-way with denial of a variance for street
grade, plans prepared by Westwood Professional Services, Inc. dated 03/18/05, based on the
findings of fact attached to this report, subject to the following conditions:
1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet.
2. The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line.
3. Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards. This will
result in the elimination of one lot.
4. The lot frontage for Lot 14, Block 3, must meet the 125 minimum lot width.
Area (sq. ft.)
Frontage (ft.)
Depth (ft.)
Setbacks: front,
side, rear,
wetland buffer,
Lake, bluff (ft.)
Code
15,000 (40,000 on
90,100 private
125
30,10, 30, 40,
Lake Harrison)
street, 125
150,30
ri avian
L 16 B 3
26,469
104
264
30, 10, na, na,
150, na
L 17 B 3
53,902
168
296
30, 10, 30, 40,
150,na
Outlot A
522,524
Outlot B
226,079
Outlot C
266,814
Outlot D
16,003
ROW
271,214
Total
2,701,591
* Lot must be revised to meet minimum standard.
@ Meets the 90 foot lot width at the 30 foot building setback line
# Setback variance required
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following four motions A -D:
A. "The Planning Commission recommends approval of the Rezoning of the property from RR,
Rural Residential, to RSF, Single Family Residential District based on the findings of fact attached
to this report."
B. "The Planning Commission recommends approval of the preliminary plat (Subdivision) to
create 39 single-family lots, four oudots and public right-of-way with denial of a variance for street
grade, plans prepared by Westwood Professional Services, Inc. dated 03/18/05, based on the
findings of fact attached to this report, subject to the following conditions:
1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet.
2. The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line.
3. Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards. This will
result in the elimination of one lot.
4. The lot frontage for Lot 14, Block 3, must meet the 125 minimum lot width.
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 16
5. Lot 12, Block 3, contains a swimming pool and shall not be platted as a separate lot unless the
pool is removed or the platting of the lot is concurrent with an application for a building permit
for a principal dwelling on the lot_
6. Prior to final plat approval, the developer shall verify that acceptable building pads can be
accommodated on all lots that have lake setbacks.
7. If the land is not dedicated for park purposes, then the development shall pay full park fees in
force at the time of final plat approval.
8. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
d. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
e. Separate sewer and water services must be provided each lot.
L Existing wells and on-site sewage treatment systems on the site but be abandoned in
accordance with State Law and City Code and the existing home must be connected to
city sewer service when available.
g. The swimming pool adjacent to the existing residence must be protected by a fence in
accordance with City Code.
h. The developer must coordinate the address change of the existing home with the
construction of the development and provide access for emergency vehicles at all times.
9. A wetland delineation report illustrating wetland type, boundary and vegetation shall be
submitted prior to final plat approval.
10. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of
decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts,
3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant
shall not impact basins A, G and F until it is demonstrated that these impacts have met the
above sequencing requirements. Wetland replacement shall occur in a manner consistent with
the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo
monitoring points for the replacement wetlands. A five-year wetland replacement monitoring
plan shall be submitted yearly beginning one growing season after the wetland is created.
The applicant shall provide proof of recording a Declaration of Restrictions and Covenants
for Replacement Wetland. The applicant shall secure City approval of a wetland replacement
plan prior to any wetland impacts occurring.
11. All impacts, including the filling of wetlands and conversion of wetlands into storm water
pond, shall be mitigated with the proposed project. The applicant shall demonstrate and
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 17
document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands.
12. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A,
B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be
maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign.
13. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all
proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building
setback requirements.
14. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into
Outlot C.
15. The OHW determination shall be completed prior to final plat approval. All plans shall
illustrate Lake Harrison's OHW and a 150 foot structure setback from the OHW.
16. All non -riparian lots within the shoreland management zone shall be no less than 90 feet
wide with 15,000 square feet of lot area. All riparian lots within the shoreland management
zone shall be no less than 125 feet wide with 40,000 square feet of lot area.
17. The bluff area on the property shall be preserved. All structures must maintain a 30 foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff
and land located within 20 feet from the top of the bluff).
18. The proposed development shall maintain existing runoff rates. Storm water calculations
shall be submitted to ensure the proposed storm water ponding is sized adequately for the
proposed development.
19. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
20. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes
near/around road crossing within 24 hours of temporary/final grade. Riprap, appropriately
sized, shall be installed at flared end outlets for energy dissipation with underlying gravel
base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap
and geotextile or permanent turf re -enforcement blankets. Erosion and sediment controls
shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence,
mulch and wetland seed shall be used for restoration. All 3:1 slopes shall be covered with
category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements
is needed on Pond 1.
r
LFAMromoraTi1
Planning Case No. 05-14
April 19, 2005
Page 18
21. Following storm water inlet installation Wimco-type (or equal) inlet sediment controls shall
be installed and regularly maintained. A detail for the inlet sediment controls shall be
provided.
22. Following street and utility installation, Chanhassen -specification Type -1 silt fence or other
approved perimeter sediment control shall be installed for all positive slopes curbside.
23. Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the
rock construction entrance.
24. Chanhassen type 2 heavy duty silt fence with straw/hay bale re -enforcement shall be
provided for all silt fences adjacent to wetland and creek areas. Chanhassen type 1 silt fence
shall be installed at the OHW elevation of storm water basins following permanent outlet
installation.
25. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (1 'h -inch rock, 2 feet
wide and 1 foot high along the outside of the silt fence. Only metal t -posts shall be used, not
wood stakes.
26. Silt fence shall be installed between wetland impact areas and the remaining wetland.
27. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Sloe
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
28. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
29. All development phases shall be represented in the SWPPP (clear and grubbing, mass
grading, large utilities, small utilities, home building, along with any special requirement
such as wetland or creek crossing areas).
30. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to
potential concentrated flows, a creek crossing plan shall be developed and outlined in the
SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided
within 24 hours following temporary or final grade. The silt fence shall be wrapped up and
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 19
around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented
from entering the waters of the state.
31. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $135,285.38.
32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Department of Health, Minnesota Pollution
Control Agency (NPDES Phase 11 Construction Permit), Minnesota Department of Natural
Resources (for dewatering), Carver County, Met Council) and comply with their conditions of
approval.
33. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing shall be in place and maintained until all construction is completed. In
no areas shall the fencing be placed within the bluff impact zone.
34. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be
replaced at a ratio of 2:1 diameter inches.
35. A total of 319 trees are to be planted. The number of overstory, deciduous trees, as shown on
landscape plans dated 3/18/05, required in the front yard of each lot are as follows:
Lot, Block
Number of trees required
Lot 1, blk 1
5
Lot 2, blk 1
2
Lot 3, blk 1
1
Lot 4, blk 1
1
Lot 5, blk 1
1
Lot 6, blk 1
2
Lot 7, blk 1
2
Lot 8, blk 1
2
Lot 9, blk 1
1
Lot 10, blk 1
2
Lot 11, blkI
None — existing front yard trees to be
reserved
Lot 12, blk 1
None — existing front yard trees to be
reserved
Lot 1, blk 2
4
Lot 2, blk 2
3
Lot 3, blk 2
2
Lot 4, blk 2
2
Lot 5, blk 2
3
Lot 6, blk 2
1
Lot 7, blk 2
3
Lot 8, blk 2
2
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 20
Lot, Block
Number of trees required
Lot 9, blk 2
2
Lot 10, blk 2
7
Lot 1, blk 3
5
Lot 2, blk 3
2
Lot 3, blk 3
2
Lot 4, blk 3
3
Lot 5, blk 3
1
Lot 6, blk 3
1
Lot 7, blk 3
1
Lot 8, blk 3
2
Lot 9, blk 3
2
Lot 10, blk 3
3
Lot 11, blk 3
2
Lot 12, blk 3
3
Lot 13, blk 3
3
Lot 14, blk 3
3
Lot 15, blk 3
2
Lot 16, blk 3
1
Lot 17, blk 3
None — existing front yard trees to be
reserved
36. The developer shall be responsible for planting any trees in side or rear yards as shown on
the landscape plan dated 3/18/05.
37. Any private street is required to have 20 -foot wide paved streets from back -of -curb to back -of -
curb, be built to a 7 -ton design, have a maximum slope of 10%, and contained within a 30 -foot
wide private easement. At the completion of the project, the developer will be required to
submit inspection/soil reports certifying that the private street was built to a 7 -ton design.
38. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans. The applicant
should be aware that any off-site grading will require an easement from the appropriate property
owner.
39. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
40. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in
the State of Minnesota with an approved fence. Also, it will require a building permit from the
Building Department.
41. Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at that time.
The storm sewer will have to be designed for a 10 -year, 24-hour storm event. Drainage and
Planning Case No. 05-14
April 19, 2005
Page 21
utility easements will need to be dedicated on the final plat over the public storm drainage
system including ponds, drainage swales, emergency overflows, access routes for maintenance,
and wetlands up to the 100 -year flood level. The minimum easement width shall be 20 feet
wide. Emergency overflows from all stormwater ponds will also be required on the
construction plans.
42. Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type 11
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately
after grading to minimize erosion.
43. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
44. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The
2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at the time of
building permit issuance. All of these charges are based on the number of SAC units assigned
by the Met Council and are due at the time of building permit issuance.
45. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge
from homes not adjacent to ponds.
46. All plans must be signed by a registered engineer in the State of Minnesota.
47. Maximum 3:1 side slopes are allowed without the use of a retaining wall.
48. On the preliminary plat sheet show the street right-of-way for the cul-de-sacs.
49. Minimum 20 -foot wide public drainage and utility easements will be required over the sanitary
sewer and watermain that is outside of the right-of-way.
50. On the grading plan:
a. Show the benchmark.
b. Add a note to remove all existing approaches.
c. Show the retaining walls top and bottom elevations.
d. Revise the street grades to comply with the 7% maximum requirement.
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 22
e. Eliminate Pond 1 and bring the drainage to Pond 2.
f. The proposed grading for Lots 4-6, Block 3 needs to be revised to prevent the garage
elevation of Lot 4 from being lower than the street.
g. The garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than the emergency
overflow for the street.
h. Install a culvert under the proposed street connection at Galpin Boulevard.
i. Show the 1036 contour around the housepad of Lot 2, Block 1.
j. Show the proposed storm sewer on the plan.
51. Label the existing and proposed street names on all plan sheets.
52. On the utility plan:
a. Revise the note to say "All storm pipe shall be Class 5...".
b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road,
Galpin Boulevard, Highover Trail and Manchester Drive.
c. Revise the location of the downstream sanitary sewer from MH -15 so it goes between Lots
4 and 5 versus Lots 5 and 6, Block 1.
d. Show all utility and storm ponds easements.
e. Sanitary service must be 6 -inch PVC and water service 1 -inch copper type K.
f. The watermain must be looped through to Manchester Drive versus Galpin Boulevard.
53. Staff is recommending that a raw water transmission main be extended through the site for
future connection to the City's second water treatment plant. The construction cost for the raw
watermain will be paid by the City from the water portion of the Utility Fund. The developer
will be required to provide public drainage and utility easements over the transmission main and
to install the pipe as a part of the utility construction.
54. Since the applicant is now proposing more units (39) than what the property has been assessed
for, the additional 38 units (39-1=38) will be charged a sanitary sewer and watermain lateral
connection charge. These charges are due at the time of final plat recording.
55. As with past developments that access off of Galpin Boulevard, a right -turn lane into the site
will be required to be constructed The tum lane must meet Carver County design requirements.
56. A 10 -foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that hydrants
can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City
Ordinance #9-1.
57. Two additional fire hydrants are required. I had discussion with Assistant City Engineer Matt
Saam as to their location.
58. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided.
0
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 23
59. Temporary street signs shall be installed on each street intersection when construction of the
new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4.
60. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
61. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review
and approval."
C. "The Planning Commission recommends denial of the front yard and bluff setback variances
based on the findings of fact attached to this report."
D. "The Planning Commission recommends approval of the wetland alteration permit to fill and
alter wetlands on site subject to the following conditions:
1. The wetland alteration permit is contingent on final plat approval for lake Harrison.
2. A wetland delineation report illustrating wetland type, boundary and vegetation shall be
submitted prior to final plat approval.
3. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two
alternatives that demonstrate proposed plans were sequenced in the following order of
decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts,
3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant
shall not impact basins A, G and F until it is demonstrated that these impacts have met the
above sequencing requirements. Wetland replacement shall occur in a manner consistent with
the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo
monitoring points for the replacement wetlands. A five-year wetland replacement monitoring
plan shall be submitted yearly beginning one growing season after the wetland is created.
The applicant shall provide proof of recording a Declaration of Restrictions and Covenants
for Replacement Wetland. The applicant shall secure City approval of a wetland replacement
plan prior to any wetland impacts occurring.
4. All impacts, including the filling of wetlands and conversion of wetlands into storm water
pond, shall be mitigated with the proposed project. The applicant shall demonstrate and
document how replacement will be satisfied to ensure the 2:1 replacement ratio for all
impacted wetlands.
5. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A,
B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be
maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
u
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 24
applicant shall install wetland buffer edge signs, under the direction of City staff before
construction begins and shall pay the City $20 per sign.
6. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all
proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building
setback requirements.
7. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into
Outlot C.
8. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
9. Erosion and sediment controls shall be installed for the planned sanitary sewer crossing for
Wetland A area. Silt fence, mulch and wetland seed shall be used for restoration. All 3:1
slopes shall be covered with category 3 erosion blanket.
10. Chanhassen type 2 heavy duty silt fence with straw/hay bale re -enforcement shall be
provided for all silt fences adjacent to wetland and creek areas. Chanhassen type 1 silt fence
shall be installed at the OHW elevation of storm water basins following permanent outlet
installation.
11. Silt fence shall be installed between wetland impact areas and the remaining wetland.
12. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to
potential concentrated flows, a creek crossing plan shall be developed and outlined in the
SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided
within 24 hours following temporary or final grade. The silt fence shall be wrapped up and
around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented
from entering the waters of the state.
13. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering))
and comply with their conditions of approval."
A17ACIJME1NTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Letter from Daniel I Herbst and Daniel D. Cook to Mayor, City Council, Planning Commission
and staff dated March 17, 2005.
4. Lake Harrison Requested Variances.
5. Lake Harrison — Lots 10 —14 Upland/Wetland Calculations.
6. Reduced Copy Preliminary Plat.
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Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 25
7. Reduced Copy Preliminary Grading & Erosion Control Plan.
8. Reduced Copy Preliminary Utility Plan.
9. Reduced Copy Overall Tree Preservation Plan.
10. Reduced Copy Preliminary Landscape Plan.
1 I. Reduced Copy Preliminary Wetland Impacts & Replacement Plan.
12. Affidavit of Mailing Notice, Mailing Notice and Mailing List.
gAplan\2005 planning cases\05-14 lake hartison (pemtom)\staff report lake hartison.doc
0
0 9
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Planning Case No. 05-14
Application of The Pemtom Land Company for Subdivision with Variances, Rezoning and
Wetland Alteration Permit — Lake Harrison.
On April 19, 2005, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of The Pemtom Land Company for preliminary plat approval
with variances for street grades and setbacks, a rezoning of the property to Single -Family
Residential District, RSF, and a wetland alteration permit. The Planning Commission conducted
a public hearing on the proposed subdivision preceded by published and mailed notice. The
Planning Commission heard testimony from all interested persons wishing to speak and now
makes the following:
FINDINGS OF FACT
1. The property is currently zoned Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential — Low Density use.
3. The legal description of the property is: (see attached Exhibit A)
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
affects of the proposed amendment. The six (6) affects and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found consistent with the official City Comprehensive Plan.
b. The proposed use is compatible with the present and future land uses of the area.
c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
d. The proposed use will not tend to or actually depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
0 9
L Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding
them are:
a. The proposed subdivision is consistent with the Zoning Ordinance;
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
e. The proposed subdivision will not cause excessive environmental damage;
f. The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
6. In order to permit private streets, the city must find that the following conditions exist:
a. The prevailing development pattern makes it unfeasible or inappropriate to construct a
public street. In making this determination, the city may consider the location of existing
property lines and homes, local or geographic conditions and the existence of wetlands.
b. After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a
street system consistent with the comprehensive plan.
c. The use of the private street will permit enhanced protection of the city's natural resources
specifically bluffs and forested areas.
2
7. The city may grant a variance from the regulations contained within the Subdivision Ordinance
as part of the plat approval process following a finding that all of the following conditions exist:
a. The hardship is not a mere inconvenience.
b. The hardship is caused by the particular physical surroundings, shape or typographical
conditions of the land.
d. The conditions upon which the request is based are unique and not generally applicable to
other property.
e. The granting of the variance will not be substantially detrimental to the public welfare and
is in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan.
8. A variance (setback) may be granted by the city if all of the following criteria are met:
a. The literal enforcement of the ordinance creates a hardship. For purposes of the
definition of undue hardship, reasonable use includes a use includes a use made by a
majority of comparable property within 500 feet of it. The intent of this provision is not to
allow a proliferation of variances, but to recognize that in developed neighborhoods pre-
existing standards exist. Variances that blend with these pre-existing standards without
departing downward from them meet this criteria.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification. The proposed setback variance
enhances wetland preservation.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land, but to facilitate wetland preservation.
d. The hardship is not self-created by the developer, but due to the fact that the applicant is
attempting to development within an area that is surrounded by wetlands.
e. The variance if approved will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
L The proposed variation will not impair an adequate supply of light and air to adjacent
property.
9. Variance Findings —Bluff Setback
a. The literal enforcement of the ordinance creates a hardship. Undue hardship means that
the property cannot be put to reasonable use because of its size, physical surroundings,
shape or topography. Reasonable use includes a use made by a majority of comparable
property within 500 feet of it. The intent of this provision is not to allow a proliferation of
variances, but to recognize that there are pre-existing standards in this neighborhood.
Variances that blend with these pre-existing standards without departing downward from
them meet this criteria.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification. The proposed setback variance
enhances tree preservation.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land, but to facilitate development constrained by a bluff and a
electrical transmission line corridor easement.
d. The hardship is not self-created by the developer, but due to the fact that the site is
constrained by a bluff and a electrical transmission line corridor easement
e. The variance if approved will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
f. The proposed variation will not impair an adequate supply of light and air to adjacent
property.
10. The planning report #05-14 dated April 19, 2005, prepared by Robert Generous, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Rezoning, Preliminary Plat with Variances and the Wetland Alteration Plan.
ADOPTED by the Chanhassen Planning Commission this 19"' day of April, 2005.
CHANHASSEN PLANNING CONMSSION
M
Its Chairman
4
0 0
That part of the South 835.33 feet of the East one-half of the Southwest Quarter, Section 3,
Township 116, Range 23, Carver County, Minnesota, measured at right angles to and parallel with
the south line of Said East one-half of the Southwest Quarter lying westerly of the center line of
Carver County Road 117.
Torrent Certificate Number 30251.
And,
That part of the Southwest Quarter of Section 3, Township 116, Range 23, Carver County,
Minnesota, described as follows:
Commencing at the southwest comer of the Southwest Quarter; then running East on the section
line 1335.00 feet to a point marked by a gas pipe; thence North 1320.00 feet to a point marked by
an iron pipe; thence West 1335.00 feet to a point in the section line marked by a gas pipe; thence
South 1325.00 feet to the place of beginning.
And,
That part of the Northwest Quarter of the Southwest Quarter of Section 3, Township 116, Range
23, Carver County, Minnesota, described as follows:
Beginning at the southwest comer of said Northwest Quarter of the Southwest Quarter; thence
northerly along the west line of said Northwest Quarter of the Southwest Quarter a distance of 2.10
feet; thence easterly to a point in the east line of said Northwest Quarter of the Southwest Quarter
distant 7.15 feet northerly of the southeast comer thereof; thence southerly along said east line 7.15
feet to said southeast corner; thence westerly along the south line of said Northwest Quarter of the
Southwest Quarter to the point of beginning.
And,
Lot 1, Block 1, Brenden Pond 2°d Addition, according to the recorded plat thereof, Carver County,
Minnesota.
0 0
CITY OF CHANHASSEN
CITY OF CHANHASSEN RECEIVED
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317 MAR 18 2005
(952)227-1100
DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT
APPLICANT: The Pemtom Land Company
ADDRESS: 7597 Anagram Dr.
Eden Prairie, MN 55344
TELEPHONE (Day Time) 952-937-0716
cs- H
OWNER: E. Jerome and Linda C. Carlson
ADDRESS: 6950 Galpin Blvd.
Excelsior, MN 55331
TELEPHONE: 952-474-4163
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of Right-0f-Way/Easements
Interim Use Permit
X Variance $200
Non -conforming Use Permit
X_ Welland Alteration Permit $275
Planned Unit Development*
Zoning Appeal
_X Rezoning $500
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
Notification Sign
X Site Plan Review'
$ $
X Escrow for Filing Fees/Attomey Cost"
- $50 CUP/SPR/VACNAR/WAP/Meles & Bounds
- $400 Minor SUB 450
1:17subdivision* $600 + $585 = $1185
TOTAL FEE $' Z78�
Mailing labels of all property owners within at least 500 feet of the boundaries of the property must be included
with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be
invoiced to the applicant.
If you would like the City to provide mailing labels, check this box Q Already ordered
Building material samples must be submitted with site plan reviews.
'Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for
each plan sheet.
"Escrow will be required for other applications through the development contract.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
ScAmmED
0
PROJECT NAME: Lake Harrison
LOCATION: South of Lake Lucy
Road off of Galpin Blvd.
LEGAL DESCRIPTION: See Existing Conditions Sheet 1
TOTAL ACREAGE: 62.0 Acres
WETLANDS PRESENT: X YES NO
PRESENT ZONING: RR
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION: Residential — Low Density
REQUESTED LAND USE DESIGNATION: Residential — Low Density
0
REASON FOR REQUEST: Single Family Residential Development
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
pVLC cJr �Y�eatcuw Bn/�an,�,jc,
t, e�
Signature of plicant Date
S' n ure of Fee Owner Date
Application Received on Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Thursday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
0 0
The Pemtom Land Company
7597 ANAGRAM DRIVE
EDEN PRAIRIE, MINNESOTA 55344
(952) 937-0716 • FAX (952) 937-6635
TO: Honorable Mayor, Members of the Chanhassen City Council, Chairperson, Members
of the Planning Commission and Professional Staff
SUBJECT: Lake Harrison
DATE: March 17, 2005
We are pleased to present to you a proposal for a new neighborhood of single family detached
custom homes on the Jerome and Linda Carlson property.
BACKGROUND:
The Carlson Property is located at 6950 Galpin Boulevard. The owners of the property are long
time Chanhassen residents. Mr. Carlson was one of the co-founders of Instant Web, Victory
Envelope, and United Mailing. He has been very active in the Chanhassen community for many
years including service as President and Board Member of the Chanhassen Chamber of Commerce.
The property has many outstanding natural features. Through the years, the Carlson's have
developed trails and have created a sanctuary feeling on this unique property. Its dominant feature
is the large wetland area that meanders from Galpin Boulevard to Lake Lucy Road. A vintage 1918
windmill occupies the old farmstead site and can be seen from Galpin Boulevard. The Carlsons
constructed a beautiful soft contemporary home and swimming pool that occupies a rise
overlooking Lake Harrison. This home, pool, and windmill will remain as prominent features of the
property.
SITE DATA:
1. Total site - 62.0 Acres
2. 39 Homesites Planned
3. Gross Density - .63 Homes Per Acre
4. Wetland Component — 20.9 Acres (Preliminary — to be verified in Spring)
SITE VISITATION:
Prior to the thorough site analysis conducted on this site to include a boundary survey, tree survey,
topographical analysis, and studies condu::.:ed by wetland scientists, numerous members of the . -
Chanhassen City Staff were invited to tour the property to insure all elements necessary to prepare
this premiere property were factored into the planning process.
CITY ANALYSIS:
The City identified a need on this site for a neighborhood park as well as a strong need for a water
treatment facility. The City will present to the residents the needs analysis and function of these
two components at independent meetings. Plans for 10 single-family lots in the vicinity of these
two uses have been removed from the original concept plans on the east end of the property abutting
Galpin Boulevard.
SCANNED
Lake Harrison
March 17, 2005
Page 2
NEIGHBORHOOD ANALYSIS:
As in keeping with the long history of our company, a neighborhood meeting was conducted on
March 10, 2005 at the Chanhassen Recreational Center. The concerns of the neighbors focused on
protecting the natural resources of this site, trees, traffic, size and location of the park and water
facility, and architectural diversity.
TREES:
Pemtom has a long history of employing landscape architects early in the site analysis process to
plan roads, utilities, and homesites. Tree preservation will be of ultimate concern. Where possible,
retaining walls will be used to control slopes and save additional trees. A generous landscape plan
will be implemented in the design process.
TRAFFIC:
To limit traffic in the Highover neighborhood, a ten lot cul-de-sac will be added to the planned thru
road off Highover and only two lots are planned off a private street which will greatly limit traffic
in Highover. Both Lake Lucy Road and Galpin Boulevard are collector roads serving this site and
at the suggestion of the neighborhood and the Chanhassen City Staf, Lake Harrison Road will be
extended through the entire neighborhood to mitigate traffic going predominantly in one direction.
PARK AND WATER TREATMENT FACILITY:
All items of neighborhood concern with this item were deferred to the Chanhassen City Staff.
ARCHITECTURAL CONTROLS AND FEATURES:
A Declaration of Covenants will be contained in the final documents that will control house sizes
and incorporate custom designs on the elevations of every home. Innovative streetlights,
landscaping plans, and uniform mailboxes will be mandatory.
ARCHITECTURAL DIVERSITY:
In addition to the architectural control documents employed by the developer, we agree to study the
documents of Iiighover to insure strong home and architectural diversity on the site.
PARKS AND OPEN SPACE:
In an effort to _,reserve the "sanctuary" like character of the propert7; 5pproximately 30 acres of the
project will be dedicated to the public in the form of outlots for parks and open space, as well as
right-of-way for roads and sidewalks. In addition, we hope to carry this feeling over to the residents
by way of conservation covenants covering everything from wetlands to natural grass buffers. Over
fifty per cent of this new neighborhood will remain as open space.
WETLANDS:
There is an extensive amount of wetlands on the site and wetland impacts on site are inevitable.
The plan was designed to be sympathetic to the wetlands and minimize impacts as much as
possible. We are requesting waivers for reduced wetland buffers and setbacks in some portions of
the site. It is possible to mitigate for all the wetland removal on site, but it is very destructive to the
existing trees and we would like to explore the option of off site mitigation for this site.
SCANNED
0
Lake Harrison
March 17, 2005
Page 3
DEVELOPER:
The Pemtom Land Company has been active in building and developing in the Metropolitan area
since 1963. Our goal is to work with the natural features of sites to create quality home sites with
appealing streetscapes using the topography and natural beauty of the land.
Dan Herbst, President of The Pemtom Land Company, has been actively involved in the
Chanhassen community for many years. He helped found the Chanhassen Jaycees and served as
Officer and Director of the Chanhassen Chamber of Commerce as well as member and Chairman of
the Chanhassen Planning Commission and member of the Chanhassen Lions and American Legion.
He served as President and Board Member of the Carver County Coordinated Services as a
nonprofit fundraiser for Carver Area Rural Transportation (CART) and has been a resident of
Chanhassen since 1970.
Neighborhoods we have created in the vicinity include, Crimson Bay in Chanhassen, Trillium Bay
and Eagle Bluff in Minnetrista, Swiss Mountain in Victoria, Wynnfield on Dell Road and Settlers
Ridge and Settlers West in Eden Prairie and Chanhassen. Other neighborhoods in Eden Prairie
include Entrevaux , Kingston Ridge, St. Johns Woods and Normandy Crest. In Minnetonka our
neighborhoods include Chimo, McCarthy's Woods, Brynmar Place, and Greenwoods on the Lake.
WESTWOOD PROFESSIONAL SERVICES:
The Planners, Landscape Architects, Engineers, and Wetland Scientists at Westwood Professional
Services have provided land development consulting services for over 32 years. Westwood's
approach to the environment is to provide quality places to live, work, and play while protecting our
natural resources to the greatest extent possible. Their team of wetland scientists includes over 35
years of experience in wetland delineations, and mitigation designs.
We are excited to move forward after our informational meeting and data gathering to proceed with
a unique and successful neighborhood that will be of lasting value to the City of Chanhassen and its
residents.
We respectfully request your comments and feedback.
Sincerely,
THE PE OM LAND COMPANY
GZ . 1419�
Daniel J. Herbst
President
T:7441--elMk
Daniel D. Cook
SCANNED
F
U
Lake Harrison - Requested Variances
Chanhassen, MN
4/1/2004
Lot
Block lVariance
Requested
Reason for Request
1-10
2
Reduced front yard setback
Reduction of front setback helps minimize
from 30' to 25'
impacts to the woods and wetlands located
within and behind the proposed lots. The
requested variance is suggested in the tree
preservation ordinance.
12
1
Reduced bluff buffer and
There is a fair amount of buildable land on
setback from 20' no impact
top of the slope that is not considered bluff
zone and 30' building setback
which creates a wonderful opportunity for
to 0' no impact zone and 10'
arguably the best location on the site for a
building setback.
home. The hardship is that there already
exists a 30' overhead power line easement
from the property line on the uphill side of
the buildable area. This, in conjunction with
the bluff setbacks, consumes too much of
what is considered quality buildable area.
We are proposing a custom graded and
built home on this lot that will be
sympathetic to the existing conditions. By
reducing the no impact zone and building
setback we can build an upper bracket
home on an excellent site without any
impacts to the bluff itself.
Max. Road
Maximum slope of road from
By increasing the slope of the road by 1 %
Slopes
7% to 8%.
we are able to match existing topography
better and save more of the wooded slopes
throughout the site. We are requesting this
in only a few select areas of the site where
it makes sense to do so. The requested
variance is suggested in the tree
preservation ordinance.
•
Lake Harrison - Lots 10-14 Upland/Wetland Calculations
Lot
Total Lot Area
Upland Area
Wetland Area
Required Lot Area
10
45,628
24,944
20,684
15,000
11
53,903
23,097
30,806
15,000
12
71,666
36,576
35,090
15,000
13
109,493
62,142
47,351
15,000
14
53,612
44,338
9,274
15,000
11
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0 0
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen 1. Engelhardt, being fust duly sworn, on oath deposes that she is and was on
April 7, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy of the attached notice of Public Hearing for
Lake Harrison — Planning Case No. 05-14 to the persons named on attached Exhibit "A", by
enclosing a copy of said notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses of such owners were those appearing as such by the
records of the County Treasurer, Carver County, Minnesota, and by other appropriate records.
jardt,
:�!
Subscribed and sworn to before me
this day ofpnt 2005.
Notary Pub ie--
0'='M
1M T. MEUWISSEN
@• 1j' Notary PubIt!!nnesota
�My CommMw EV: Jen 31, 2010
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, April 19 2005 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Rezoning from Rural Residential, RR, to Single Family
Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
Proposal:
public right-of-way with Variances; and a Wetland Alteration
Permit for the grading and filling of wetlands on site, property
consisting of 62 acres — Lake Harrison
Planning File:
1 05-14
Applicant:
The Pemtom Land Company
Property
6950 Galpin Boulevard
Location:
A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
What Happens
public hearing through the following steps:
What Happens
W
Wthe
1. Staff will give an overview of the proposed project.
at the Meeting:
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
this project, please contact Bob Generous at 952-227-1131 or
Questions &
e-mail boenerousOci.chanhassen.mn.us. If you choose to
Comments:
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission. The staff report for this item will
be available online at http://206.10.76.6(weblink the
Thursday prior to the Planning Commission meeting.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation, Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercialrndustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, lease contact the Planning Stall person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, April 19, 2005 at 7:00 p.m.
Location:
City Hall Council Chambers 7700 Market Blvd.
Rezoning from Rural Residential, RR, to Single Family
Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
Proposal:
public right-of-way with Variances; and a Wetland Alteration
Permit for the grading and filling of wetlands on site, property
consistinq of 62 acres — Lake Harrison
Planning File:
05-14
Applicant:
The Pemtom Land Company
Property
6950 Galpin Boulevard
Location:
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead
public hearing through the following steps:
What Happens
W
Wthe
1 • Staff will give an overview of the proposed project.
Meeting:
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
this project, please contact Bob Generous at 952-227-1131 or
Questions &
e-mail bgenerous@ci.chanhassen.mn.us. If you choose to
Comments:
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission. The staff report for this item will
be available online at http://206.10.76.6/weblink the
Thursday prior to the Planning Commission meeting.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Altera
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercial/industrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, please contact the Planning Stall person named on the notification.
uiiiiiu4
This map is neither a legally recorded map not a wrvey and is not handled! to be used w one.
This map is a cmi ihdim of records, info nation and data located in various city, county, state and
federal offices and other souroes regarding the area shown, and is to be used for reference
purposes only. The City does not warred that me Geographic Infomatlon System (GIS) Data used
to prepare this map are error free, and the City does nor represent that the GIS Data can be used
for navigaborm, tractung or any other purpose requiring exacting measurement of distance or
direction or prepsim in the depiction of geographic features. If ermrs or bscrepandss are found
please contact 952-22]-110]. The preceding disclaimer is provided pursuant to Minnesota
Statutes §466.03. Subd. 21 (2000), and the user of this amp acknowledges that the City shall not
be liable for any damages, and expressly waives all dem, and agrees to defend, index pity, and
hold hamiess the City from any and all claim brought by User, its errployem or agents, or third
parties which arise out of the user's access or use of data provided.
Ib rry
a
This map is neither a legally recorded iron nor a wrvey and is nd intended to be used as me.
This at p is a compilation of records, informtim and data located in various dry, county, state and
federal offices and otna sources regardng the area shown, and is to be used for reference
Purposes rely. The Clty does not visitant that the Geographic Infomotion System (GIS) Data used
to prepare this nip are error free, and the City does not represent that the GIS Data can be used
for navigaumai, factoring or any other purpose requiring exacting masumaxont of tlistance or
direction ar precision in Me deplctim of geographic featuresn errors or tixrapames are found
Metas contact 95&22]-110]. The prececing dlsdamer is ph vnced pursuant to Minnesota
Statutes §466.03, Subd, 21 (2000), and the user of this map acknowledges that the City She not
be rade for any darha"% and expressly waives all dans, and agrees to defend, indermity, and
hdtl hamiess the City from any and all dams brought by User, its employees or agents, or third
parties which alae out of the users access or use of data provided.
location Map
Public Hearing Notification Area (500+ feet)
Carlson Property Development
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Legend
® Subject Site
Public Hearing Notification Area
REZA & BEVERLY M AGHELNEJAD
7041 HIGHOVER CT S
CHANHASSEN MN 55317
JUDITH E ALEXANDER
2122 LAKE LUCY RD
CHANHASSEN MN 55317
0
DOUGLAS J AHRENS &
JOAN E LITTLE AHRENS
1949 TOPAZ DR
CHANHASSEN MN 55317
RAYMOND C ALSTADT &
JACQIE L DAUGHERTY
2423 HIGHOVER TRL
CHANHASSEN MN 55317
ASHLING MEADOWS HOMEOWNERS
C/O LUNDGREN BROS
Y A BADER &
TROY
CONSTRUCTION
GINA
935E A BLVD
2244 LAKE LUCY RD
WAYZATA
ATA MMN N 55391
CHANHASSEN MN 55317
TIMOTHY J & LISA A BASTIAN
6800 DIAMOND CT
CHANHASSEN MN 55317
DOUGLAS A & LINDA R BEUTEL
C/O LINDA R BEUTEL
6786 BRIARWOOD CT
CHANHASSEN MN 55317
TIMOTHY M & MARINA L BLOCK
6903 HIGHOVER DR
CHANHASSEN MN 55317
BRYAN G & PATRICIA A BORNHOFT
6810 RUBY LN
CHANHASSEN MN 55317
JAMES E & CHERI BROUGHTON
6927 HIGHOVER CT N
CHANHASSEN MN 55317
STEVEN P & JODY K BUSKA
7054 NORTHWOOD CT
CHANHASSEN MN 55317
MARY A BENTLEY
6810 HIGHOVER DR
CHANHASSEN MN 55317
EDWARD M & CHERYL A
BLACKFORD
6788 MANCHESTER DR
CHANHASSEN MN 55317
SCOTT D & CYNTHIA L BOEDDEKER
6710 MANCHESTER DR
CHANHASSEN MN 55317
RICHARD C & LAURA A BRAY
6983 HIGHOVER DR
CHANHASSEN MN 55317
WAYNE R & ROBIN T BROWN
6837 BRIARWOOD CT
CHANHASSEN MN 55317
GREGG W & MELANIE M BUTCHER
6805 RUBY LN
CHANHASSEN MN 55317
0
PREETI & VIVEK AJMANI
6805 DIAMOND CT
CHANHASSEN MN 55317
DON W & CHRISTINE A ANTHONY
6700 BRENDEN CT
CHANHASSEN MN 55317
BRUCE & SALLY BARQUIST
2360 LAKE LUCY RD
CHANHASSEN MN 55317
ERIC R & SHERI L BEST
6820 RUBY LN
CHANHASSEN MN 55317
PAUL S & SUSAN M BLASKE
6856 HIGHOVER DR
CHANHASSEN MN 55317
PAUL J & KRISTI L BORCHERT
6636 BRENDEN CT
CHANHASSEN MN 55317
LEE S & RHONDA L BROADSTON
6918 HIGHOVER DR
CHANHASSEN MN 55317
ERIC M & PATRICIA E BURDON
6690 BRENDEN CT
CHANHASSEN MN 55317
GERALD L & CONNIE J BYRNES
6820 BRIARWOOD CT
CHANHASSEN MN 55317
THOMAS C CAMPBELL & E JEROME & LINDA C CARLSON MICHAEL P CAUTIN
KATHLEEN M CAMPBELL 6950 GALPIN BLVD 7013 HIGHOVER CT S
CHANHASSEN MN
55317 SAPPHIRE EXCELSIOR MN 55331 CHANHASSEN MN 55317
CHA
0
JOHN B & GAYLE E CHOMEAU PING CHUNG &
2333 HARRISON HILL CT ANH TRAN
CHANHASSEN MN 55317 7000 HIGHOVER DR
CHANHASSEN MN 55317
ROBERT E & JUDITH B CLARKE CURT M & SARAH D CLAUSS
6821 HIGHOVER DR 7074 NORTHWOOD CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOSEPH R COOK & CHRISTOPHER H & JOAN W COWAN
KATHLEEN L TINGTON 2412 HIGHOVER TRL
6672 BRENDENN CCT
CHANHASSEN MN 55317 CHANHASSEN MN 55317
STEPHEN M DAHL & DAVID H DAMMAN &
CELESTE A BERKEN LAUREN LIPPMAN-DAMMAN
6820 DIAMOND CT 6934 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHARLES Z & SUSAN X DENG DANE S & LISA D DOESCHER
6804 BRIARWOOD CT 6732 BRENDEN CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317
JAYSON C DREHER LAWRENCE M & ABIGAIL DUMOULIN
2144 LAKE LUCY RD 6966 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
GREGORY M & LAURA J ELDER STEVEN K & JULIE M ELLIS
2076 HIGHGATE CIR 1973 TOPAZ DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
KEVIN S & TERESA A FINGER MICHAEL P FLAKE &
7052 HARRISON HILL TRL KAREN E SHADLER FLAKE
CHANHASSEN MN 55317 6830 RUBY LN
CHANHASSEN MN 55317
CLEONE B FOSTER ANTHONY LEE FREEMAN
2275 LAKE LUCY RD 6786 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
DAVID E & KATHLEEN K GESTACH & PAULSON
FULKERSON CONSTRUCTION
6900 HIGHOVER DR 200 CHESTNUT ST N
CHANHASSEN MN 55317 CHASKA MN 55318
0
COURTNEY W & CHRISTINE
CLAFLIN
2040 HIGHGATE CIR
CHANHASSEN MN 55317
JOHN J & PAMELA S COCCARO
2450 HIGHOVER WAY
CHANHASSEN MN 55317
LESTER A COYER &
ANNETTE D MCEWAN-COYER
6719 BRENDEN CT
CHANHASSEN MN 55317
MICHAEL L & AMY C DEGENEFFE
6654 BRENDEN CT
CHANHASSEN MN 55317
DANIEL J DOHSE &
MARIT S LEE-DOHSE
2058 HIGHGATE CIR
CHANHASSEN MN 55317
TROY L & CAROLYN H EGGERS
6791 BRIARWOOD CT
CHANHASSEN MN 55317
MARK A FALKUM
6869 MANCHESTER DR
CHANHASSEN MN 55317
WILLIAM O & KRISTEN K FLANAGAN
6653 BRENDEN CT
CHANHASSEN MN 55317
DAVID M & JULIE A FUECKER
6751 MANCHESTER DR
CHANHASSEN MN 55317
DARRELL GILMORE
1981 TOPAZ DR
CHANHASSEN MN 55317
0 0
KIMBERLY K GOERS KIMBERLY KRAMER GOERS TIMOTHY L & ANNE G GOSHERT
6709 BRENDEN CT 6673 BRENDEN CT 6850 MANCHESTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN M JR & DARLA J GRAHAM MARK CONRAD GREGERSON JON D GRUBB
6935 HIGHOVER DR 6633 BRENDEN CT 6989 HIGHOVER CT N
CHASKA MN 55318 CHANHASSEN MN 55317 CHANHASSEN MN 55317
PHILIP J & LAURA K HAARSTAD BRIAN J HABAS & GERALD D & MARILYN J HALSETH
7066 HARRISON HILL TRL SUSAN B LAINE 6946 HIGHOVER CT N
CHANHASSEN MN 55317 2021 HIGHGATE CIR CHANHASSEN MN 55317
CHANHASSEN MN 55317
EUGENE W HANSOVAK &SHEWILLIAM D & MARY D HAWORTH HERBERT M & DONNA M HILLMAN
2380 LA A NOVAK 6818 HIGHOVER DR 6716 BRENDEN CT
CHANHASSEN
LAKE EN M RD CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHANHASSEN MN 55317
MICHAEL J HORN, TRUSTEE &
JOHN P & KELLY M HOLCOMB PAMELA A KLINGER-HORN, CHRISTOPHER HOVAN
6852 BRIARWOOD CT TRUSTEE 6862 MANCHESTER DR
CHANHASSEN MN 55317 7024 HIGHOVER CT S CHANHASSEN MN 55317
CHANHASSEN MN 55317
DAVID L & HOLLY J JESSEN DANIEL L JOHNSON & JENNIFER S JOHNSON
6618 BRENDEN CT PENNY BURSCH-JOHNSON 7036 HIGHOVER CT S
CHANHASSEN MN 55317 6951 HIGHOVER DR CHANHASSEN MN 55317
CHANHASSEN MN 55317
JEFFREY A JORGESEN & DOUGLAS T KANS STEPHEN J & LAURIE A KERKVLIET
HELENA B TAFKO 6800 MANCHESTER DR 2201 LAKE LUCY RD
CHANHASSEN MN 55317 HIGHGAATETE CIR CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHA
BRIAN & CHRISTINE KLINE WILLIAM F & JEANNE A KRAKE THOMAS & MARY KUHN
6836 BRIARWOOD CT 6739 MANCHESTER DR 6693 BRENDEN CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
SANG C & NHI T KY DOUGLKAS E & DEBRA A LANASA KURT R & KATHLEEN M LEISMAN
6729 BRENDEN CT 2151 LAKE LUCY RD 6849 MANCHESTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
CRAIG J & NANCY G LERVICK ROBERT J & LUCINDA C LIPPERT GREGORY S LOHRENZ
7027 HIGHOVER CT S 6964 HIGHOVER CT N 2165 LAKE LUCY RD
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
0 0
LONGACRES HOMEOWNERS ASSN
INC LUNDGREN BROS CONSTRUCTION SCOTT C & CHRISTINA M LUNGER
C/O LUNDGREN BROS CONST INC 935 WAYZATA BLVD E 6955 HIGHOVER CT N
935 WAYZATA BLVD E WAYZATA MN 55391 CHANHASSEN MN 55317
WAYZATA MN 55391
ADAM & ANGIE LURIE TUNG H LY & KATHLEEN E MACK
6926 HIGHOVER CT N NHUNG K TRAN 6984 HIGHOVER DR
CHANHASSEN MN 55317 6817 MANCHESTER DR CHANHASSEN MN 55317
CHANHASSEN MN 55317
ROBERT F & MICHELLE M MARTIN LARRY A & SUE A MARTY JOHN A & DEBORAH S MASCHOFF
6800 RUBY LN 2117 LAKE LUCY RD 6613 BRENDEN CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
MICHAEL J & CANDICE K MCGRAW PATRICK J & LISA M MCNULTY MATTHEW & KRISTINE MEDICK
2446 HIGHOVER TRL 6842 HIGHOVER DR 6800 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JIANPING MEI & TODD MICHELS &
RUOPEI CAO PATRICIA KELLY-MICHELS JOHN MARK & JANICE RAE MOBERG
2135 LAKE LUCY RD2436 HIGHOVER TRL 6738 MANCHESTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
MICHAEL C & JEAN M MOORE CHARLES R & KATHLEEN J STEVEN E & TERRYL A MUELLER
6826 MANCHESTER DR MOWREY 7077 HARRISON HILL TRL
CHANHASSEN MN 55317 6610 BRENDEN CT CHANHASSEN MN 55317
CHANHASSEN MN 55317
PRINCE R NELSON PRINCE R NELSON GARRETT L & VIRGINIA E NOLAN
7801 AUDUBON RD 7801 AUDUBON RD 7055 NORTHWOOD CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
DANIEL D & DENISE A OLSON MARK J OLSON DAVID C & LISA K OWEN
6776 MANCHESTER DR 7011 HIGHOVER DR 2444 LAKE LUCY RD
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
PAINTING PERFECTION LTD PAISLEY PARK ENTERPRISES INC JASON E PALMBY &
13875 FENWAY BLVD N PATRICIA PALMBY
SUITE 300 7801 AUDUBON RD 411 ZACHARY LN
HUGO MN 55038 CHANHASSEN MN 55317 PLYMOUTH MN 55441
KENNETH R & LISA MARIE PEITZ MICHAEL B & KAREN I PEKA DAVID S & LINDA S PETERS
6811 HIGHOVER DR 6857 MANCHESTER DR 6845 BRIARWOOD CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN MARK & CARI E PIATKOWSKI
6833 MANCHESTER DR
CHANHASSEN MN 55317
KEITH A & ERIN E RADEN
2237 LAKE LUCY RD
CHANHASSEN MN 55317
PETER & CHRISTINE
ROZW ADOW SKI
2443 HIGHOVER TRL
CHANHASSEN MN 55317
BRIAN M & MICHELLE SCHLICHTER
6814 MANCHESTER DR
CHANHASSEN MN 55317
DAVID C SHOEMAKER &
ALISON M LANG
6880 SAPPHIRE LN
CHANHASSEN MN 55317
BRUCE S & HELEN TERESA SMITH
9 HAWKINS DR
NORTHPORT NY 11768
JONATHAN E & INGRID K STEELE
6941 HIGHOVER CT N
CHANHASSEN MN 55317
0
STEPHEN M & HEATHER L PINT
6750 BRENDEN CT
CHANHASSEN MN 55317
DRU N & HIMAN SHU RAI
6724 MANCHESTER DR
CHANHASSEN MN 55317
ULISACCHET
7053 HIGHOVER CT S
CHANHASSEN MN 55317
DAVID A SENNER &
SUSAN M HARTWIG
6829 BRIARWOOD CT
CHANHASSEN MN 55317
CARY L SINN
2249 LAKE LUCY RD
CHANHASSEN MN 55317
CHARLES C S & IRENE L Y SONG
7042 GALPIN BLVD
EXCELSIOR MN 55331
THOMAS S & JUDITH E STRETAR
6801 MANCHESTER DR
CHANHASSEN MN 55317
KARL N QUILLING
6838 MANCHESTER DR
CHANHASSEN MN 55317
RUTH E ROLFS
7056 HIGHOVER CT S
CHANHASSEN MN 55317
JEFFREY D & KAREN L SANDEFUR
2340 HARRISON HILL CT
CHANHASSEN MN 55317
WILLIAM M & SANDRA B SHAVER
2458 HIGHOVER TRL
CHANHASSEN MN 55317
JOHN & MARIA SLAVENS
6815 RUBY LN
CHANHASSEN MN 55317
TRAVIS D & NATALIE A SPRAGUE
6888 HIGHOVER DR
CHANHASSEN MN 55317
LARRY D & MARY J SYNSTELIEN
6893 HIGHOVER DR
CHANHASSEN MN 55317
ALLEN R & ELIZABETH ANN TAYLOR KENNETH F & KRISTEN L THATCHER JOSEPH P THULL
TRUSTEES OF TRUST 2218 LAKE LUCY RD 6872 HIGHOVER DR
CHANHASSEN MN 55317 LAKE LUCY RD CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHA
JOHN C & CARRIE M TIETZ TOBY & KARIE M TIMION GREGORY A & LINDA R TWEDT
7011 GALPIN BLVD 6959 HIGHOVER DR 6999 HIGHOVER DR
EXCELSIOR MN 55331 CHANHASSEN MN 55317 CHANHASSEN MN 55317
TIMOTHY A & TERESA M VOEHL THOMAS P & ANGELA D VUKOVICH RODD G & NORA M WAGNER
6811 BRIARWOOD CT 1965 TOPAZ DR 6915 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
WILLIAM H JR & KELLY M WEARN WILLIAM C & ANNE T WENDELL JAMES C & MARCY J WICKA
7075 NORTHWOOD CT 6814 HIGHOVER DR 6971 HIGHOVER CT N
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN P & MARGARET G WIEHOFF
2330 HARRISON HILL CT
CHANHASSEN MN 55317
JOHN W & LISA G WING
7049 HARRISON HILL TRL
CHANHASSEN MN 55317
JAMES S & CANDACE L WISELY
7048 HIGHOVER CT S
CHANHASSEN MN 55317
MICHAEL A & CHERIE M WITYNSKI THOMAS L & SUSAN M YEZZI The Pemtom Land Company
2051 HIGHGATE CIR 2320 HARRISON HILL CT 7597 Anagram Drive
CHANHASSEN MN 55317 CHANHASSEN MN 55317 Eden Prairie, MN 55344
CITY OF
7700 Market Boulevard
PO Boz 147
Chanhassen, MN 55317
Administration
Phone: 952.227.11 DO
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park 8 Recreation
Phone. 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning A
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952 2271110
Web Site
www.ci.chanhassen.mn.us
MEMORANDUM
TO: Bob Generous, Senior Planner
FROM: Mak Sweidan, Engine
DATE: April 13, 2005
SUBJ: Preliminary Plat Review of Lake Harrison
Land Use Review File No. 05-03
Upon review of the plans prepared by Westwood Professional Services, Inc. dated
March 22, 2005, I offer the following comments and recommendations:
GRADING/DRAINAGE/EROSION CONTROL
The existing site is about 62 acres in size and contains eight existing wetlands.
The site also contains groves of significant trees, along with an existing homesite
which will remain. Site elevations range from a high of 1084 in the southwest to
a low of 970 in the southeast.
The applicant is proposing to grade about 50% of the site for 39 new housepads,
three public streets, a private street, and three stormwater ponds. With the vast
amount of vertical site relief previously mentioned, the property is a challenging
one to grade. There are a few areas of concern with the grading that staff would
like to mention. The proposed grading for Lots 4-6, Block 3 needs to be revised
to prevent the garage elevation of Lot 4 from being lower than the street.
Additionally, the garage elevations of Lots 5 and 6 need to be at least 1.5 feet
higher than the emergency overflow for the street. Next, there are a few locations
where the proposed street grades are slightly higher (approximately 8%) than the
maximum street grade allowed of 7%. Staff believes that with a few minor street
elevation changes (±1'), the street grades can be easily revised to meet the 7%
requirement. These revisions will not severely impact the wooded areas on the
site. As such, staff is not in favor of the street grade variance. Finally, the
grading for Lots 11 and 12, Block 1 needs to be revised. The proposal includes a
private street to access Lots 11 and 12 with retaining walls along each side. The
private street is being "cut -in" through an existing bluff area and the retaining
walls are proposed to "hold back" the earth on each side of the street. This
provides a tunnel -like access to Lot 12. Usually, when private streets are
proposed, the grading is minimized versus the grading required for a public street.
Staff does not believe this is the case with the current proposal. In conclusion,
because there is no public street option shown, there is proposed grading in the
bluff, and proposed retaining wall structures within the bluff structure setback,
staff is recommending that Lot 12 be deleted and the southwest property comer be
preserved.
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A gnat place to live, work, and play.
Bob Generous
April 13, 2005
Page 2
The existing site drains to three main wetlands within the southwest, central, and
northeast portions of the site. The proposed grading plan has been designed to
match the existing drainage patterns fairly well. The western half of the
developed site drains to a proposed pond in the northwest corner of the site. The
remainder of the eastern portion of the site will drain to a pond in the northeast
corner of the site. Each of the ponds will treat the water before discharging it to a
adjacent wetlands. All of the ponds are required to be designed to National Urban
Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at
the NWL.
Drainage calculations for the site have been submitted and some changes remain.
The applicant is required to meet the existing site runoff rates for the 10 -year and
100 -year, 24-hour storm events. Storm sewer sizing calculations must be
submitted at the time of final plat application. The storm sewer must be sized for
a 10 -year, 24-hour storm event. Drainage and utility easements must be dedicated
on the final plat over the public storm drainage system including ponds, drainage
swales, and wetlands up to the 100 -year flood level.
Erosion control measures and site restoration must be developed in accordance
with the City's Best Management Practice Handbook (BMPH). Staff
recommends that the City's Type II erosion control fence, which is a heavy-duty
silt fence, be used for the area adjacent to the existing wetlands. Type I silt fence
shall be used in all other areas. In addition, tree preservation fencing must be
installed at the limits of tree removal. Erosion control blankets are recommended
for all of the steep 3:1 slopes with an elevation change of eight feet or more. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware
that any off-site grading will require an easement from the appropriate property
owner. If importing or exporting material for development of the site is
necessary, the applicant will be required to supply the City with detailed haul
routes. The applicant should also be aware that any retaining wall over 4 feet in
height must be designed by a Structural Engineer registered in the State of
Minnesota. Also, it will require a building permit from the Building Department.
UTILITIES
Currently, public sanitary sewer and watermain are available to the parcel. The
plans propose on connecting to the Met Council Interceptor sewer line that runs
through the parcel and extending it to serve the site. Also, the applicant is
proposing to connect to the watermain in Lake Lucy Road, loop it through the
site, and connect with the existing mains in Galpin Boulevard and Highover Trail.
Staff is recommending that the watermain be looped through to Manchester Drive
versus Galpin Boulevard. This is because the existing watermain in Galpin
Boulevard is on a lower pressure zone than the other mains that will be installed.
A minimum 20 -foot wide easement will be required over the public utility lines
that are outside of the right-of-way. Installation of the private service utilities for
Bob Generous
April 13, 2005
Page 3
the site will require permits and inspections through the City's Building
Department.
The City is currently in discussions with the developer on the possible purchase of
a portion of Outlot A in the northeast for a future water treatment plant site. This
second water treatment plant would treat the water from the City's western wells
which can't be treated by the eastern treatment plant that is currently being
designed. A neighborhood meeting will be held on Thursday, April 14, 2005 to
provide information to the neighboring residents on the second treatment plant.
The land acquisition for the second water treatment plant was scheduled for 2005
in the City's current 5 -year Capital Improvement Program (CIP).
With the development of this parcel, staff is recommending that a raw water
transmission main be extended through the site for future connection to the City's
second water treatment plant. This watermain would run along the western
property line, going north to the Well No. 7 property just east of Outlot D. The
transmission main would then stay in the right-of-way and run east to the
treatment plan site. No service connections would come off of this transmission
main since the raw water in the pipe will be untreated/unchlorinated prior to
connecting to the treatment plant. Because this is a system wide improvement,
the construction cost for the raw watermain will be paid by the City from the
water portion of the Utility Fund. The developer will be required to provide
public drainage and utility easements over the transmission main and to install the
pipe as a part of the utility construction.
According to the City's Finance Department records, the parcel was previously
assessed for one sanitary sewer and watermain unit and those assessments have
been paid. Since the applicant is now proposing more units (39) than what the
property has been assessed for, the additional 38 units (39-1=38) will be charged a
sanitary sewer and watermain lateral connection charge. Connection fees are in
lieu of assessments which are absorbed by the City instead of being levied at the
time of construction. The 2005 lateral connection charge for sanitary sewer or
water is $5,118 per unit. Based on the current rate, the total amount due payable
to the City for the additional 38 units would be $194,484 (38 @ $5,118) for
sanitary and $194,484 for water. The combined total for both sanitary and water
would then be $388,968. These charges are due at the time of final plat recording.
In addition, each newly created lot will be subject to City sanitary sewer and
water hook up charges at the time of building permit issuance. The 2005 trunk
hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain hookup fees may be specially assessed against the parcel at
the time of building permit issuance. All of these charges are based on the
number of SAC units assigned by the Met Council.
All of the utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. The
applicant is also required to enter into a development contract with the City and
Bob Generous
April 13, 2005
Page 4
supply the necessary financial security in the form of a letter of credit or cash
escrow to guarantee installation of the improvements and the conditions of final
plat approval. The applicant must be aware that all public utility improvements
will require a preconstruction meeting before building permit issuance. Permits
from the appropriate regulatory agencies will be required, including the MPCA,
Dept. of Health, Met Council, Carver County, and Watershed District.
STREETS
Overall, the proposed streets layout appears to work well. The plans show a main
street accessing off Lake Lucy Road from the north and ending in a cul-de-sac in
the south-central portion of the site. Another public street is proposed to tee off
the main street and connect at Galpin Boulevard. Both Galpin Boulevard and
Lake Lucy Road are classified as collector streets within the City Code and
Comprehensive Plan. As such, staff expects each of the roads to adequately
handle the traffic from the development. Also, the plans show the public street
extension of Highover Trail from the west to the north and a proposed private
drive to the south off of Highover Trail. The applicant must be aware that any
private streets must be built to 7 -ton design and enclosed within a 30 -foot private
easement. The developer will have to provide inspection or soil reports certifying
that the street was built to the 7 -ton requirement. Sidewalks are proposed on at
least one side of all of the public streets. As with past developments that access
off of Galpin Boulevard, a right -turn lane into the site will be required to be
constructed. The turn lane must meet Carver County design requirements.
Staff is currently evaluating the possibility of a roadway alignment revision for
this development. Specifically, the revision would entail extending the main
street from Lake Lucy Road, through the area of proposed Lot 5, Block 3,
crossing Wetland C, and connecting it to Galpin Boulevard. This would eliminate
the wetland crossing as shown on the plan and allow the tee -street which accesses
Lots 1-3, Block 3 to become a cul-de-sac and, possibly, a private street. Staffs
reasoning for this road alignment revision is to eliminate the close proximity of
the proposed road to the future sledding hill in the proposed public park/treatment
plant area. Staff has asked the developer and their engineer to look at the effects
of this revision to their proposal. Staff hopes to have additional information to
present on this roadway revision at the public hearing on April 19, 2005.
RECOMMENDED CONDITIONS OF APPROVAL
Any private street is required to have 20 -foot wide paved streets from
back -of -curb to back -of -curb, be built to a 7 -ton design, have a maximum
slope of 10%, and contained within a 30 -foot wide private easement. At
the completion of the project, the developer will be required to submit
inspection/soil reports certifying that the private street was built to a 7 -ton
design.
Bob Generous
April 13, 2005
Page 5
2. If importing or exporting material for development of the site is necessary,
the applicant will be required to supply the City with detailed haul routes
and traffic control plans. The applicant should be aware that any off-site
grading will require an easement from the appropriate property owner.
3. All of the ponds are required to be designed to National Urban Runoff
Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at
the NWL.
4. Any retaining wall over 4 feet in height must be designed by a Structural
Engineer registered in the State of Minnesota with an approved fence.
Also, it will require a building permit from the Building Department.
Prior to final platting, storm sewer design data will need to be submitted
for staff review. Depending on the size of the drainage area, additional
catch basins may be required at that time. The storm sewer will have to be
designed for a 10 -year, 24-hour storm event. Drainage and utility
easements will need to be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, emergency overflows,
access routes for maintenance, and wetlands up to the 100 -year flood
level. The minimum easement width shall be 20 feet wide. Emergency
overflows from all stormwater ponds will also be required on the
construction plans.
6. Erosion control measures and site restoration must be developed in
accordance with the City's Best Management Practice Handbook
(BMPH). Staff recommends that the City's Type H erosion control fence,
which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands. Type I silt fence shall be used in all other areas. In
addition, tree preservation fencing must be installed at the limits of tree
removal. Erosion control blankets are recommended for all of the steep
3:1 slopes with an elevation change of eight feet or more. All disturbed
areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
All of the utility improvements are required to be constructed in
accordance with the City's latest edition of Standard Specifications and
Detail Plates. The applicant is also required to enter into a development
contract with the City and supply the necessary financial security in the
form of a letter of credit or cash escrow to guarantee installation of the
improvements and the conditions of final plat approval. The applicant
must be aware that all public utility improvements will require a
preconstruction meeting before building permit issuance.
8. The sanitary sewer and water hookup charges will be applicable for each
of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary
Bob Generous
April 13, 2005
Page 6
sewer and $2,955 for watermain. Sanitary sewer and watermain hookup
fees may be specially assessed against the parcel at the time of building
permit issuance. All of these charges are based on the number of SAC
units assigned by the Met Council and are due at the time of building
permit issuance.
9. The applicant shall include a drain tile system behind the curbs to convey
sump pump discharge from homes not adjacent to ponds.
10. All plans must be signed by a registered engineer in the State of
Minnesota.
11. Maximum 3:1 side slopes are allowed without the use of a retaining wall.
12. On the preliminary plat sheet show the street right-of-way for the cul-de-
sacs.
13. Minimum 20 -foot wide public drainage and utility easements will be
required over the sanitary sewer and watermain that is outside of the right-
of-way.
14. Permits from the appropriate regulatory agencies will be required prior to
construction, including but not limited to MPCA, Department of Health,
Watershed District, Carver County, Met Council, etc.
15. On the grading plan:
a. Show the benchmark.
b. Add a note to remove all existing approaches.
c. Show the retaining walls top and bottom elevations.
d. Revise the street grades to comply with the 7% maximum requirement.
e. Eliminate Pond 1 and bring the drainage to Pond 2.
f. The proposed grading for Lots 4-6, Block 3 needs to be revised to
prevent the garage elevation of Lot 4 from being lower than the street.
g. The garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher
than the emergency overflow for the street.
h. Install a culvert under the proposed street connection at Galpin
Boulevard.
i. Show the 1036 contour around the housepad of Lot 2, Block 1.
j. Show the proposed storm sewer on the plan.
16. Label the existing and proposed street names on all plan sheets.
17. On the utility plan:
a. Revise the note to say "All storm pipe shall be Class 5..."
Bob Generous
April 13, 2005
Page 7
b. Show all existing utilities, pipe type and manhole rim/inverts within
Lake Lucy Road, Galpin Boulevard, Highover Trail and Manchester
Drive.
c. Revise the location of the downstream sanitary sewer from MH -15 so it
goes between Lots 4 and 5 versus Lots 5 and 6, Block 1.
d. Show all utility and storm ponds easements.
e. Sanitary service must be 6 -inch PVC and water service 1 -inch copper
type K.
L The watermain must be looped through to Manchester Drive versus
Galpin Boulevard.
18. Delete Lot 12.
19. Staff is recommending that a raw water transmission main be extended
through the site for future connection to the City's second water treatment
plant. The construction cost for the raw watermain will be paid by the
City from the water portion of the Utility Fund. The developer will be
required to provide public drainage and utility easements over the
transmission main and to install the pipe as a part of the utility
construction.
20. Since the applicant is now proposing more units (39) than what the
property has been assessed for, the additional 38 units (39-1=38) will be
charged a sanitary sewer and watermain lateral connection charge. These
charges are due at the time of final plat recording.
21. As with past developments that access off of Galpin Boulevard, a right -
turn lane into the site will be required to be constructed. The turn lane
must meet Carver County design requirements.
c: Paul Oehme, Director of Public Works/City Engineer
Matt Saam, Assistant City Engineer
gAeng\pmiects\Iake harisson\ppr.dm
CARVER
&� WAITER
NSERVATION DISTRICT
�
a* 9 Coo. 219 East Frontage Road
�
W 1946 10 Waconia, MN 55387
0 Phone: 952-442-5101
oonty sxcp Fax: 952-442-5497
httu://www.cocarver.mn.us/SWCD/SWCD main.html
Mission Statement. To provide leadership in conservation and teach stewardship of the soil, water, and related
resources through a balanced, cooperative program that protects, restores, and improves those resources.
April 1, 2005
Robert Generous, Senior Planner
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Re: Lake Harrison
Mr. Generous:
The SWCD has taken the opportunity to review the 39 -lot subdivision Lake Harrison. The plan
reviewed is dated 03/18/05 with no dated revisons. Please review and consider the following
comments and suggestions regarding some options for creek / wetland protection, erosion control
and sediment controls, and SWPPP requirements.
Creek / Wetland Protection
Construction phasing of the road is needed for the wetland / creek crossing. On March 31, 2005
the area of the crossing had flowing water through the culvert. Due to these potential
concentrated flows a creek crossing plan is needed and should be outlined in the SWPPP and a
detail is needed. It is recommended to dam the creek and pump the water around the crossing
area during construction. Stabilization of the crossing area is needed within 24 hours following
temporary or final grade. It is recommended to cross the stream and phase the area in as final
grade immediately. Silt fence in this area is not the correct use of silt fence as a sediment
control. The silt fence should be wrapped up and around the culvert leaving the wetted perimeter
free of silt fence. Soil should be prevented from entering the waters of the state.
Erosion Control
1. MN DOT category 3 erosion blanket and seed should be applied to exposed creek slopes near
/ around road crossing within 24 hours of temporary / final grade.
2. Riprap, appropriately sized, should be installed at flared end outlets for energy dissipation
with underlying gravel base or geotextile fabric. A detail is needed.
3. All EOF's should be stabilized with riprap and geotextile or permanent turf re -enforcement
blankets; a detail is needed.
4. Erosion and sediment controls are needed for the planned sanitary sewer crossing for Wetland
A area. Silt fence, mulch and wetland seed is recommended for restoration.
5. All 3:1 slopes need category 3 erosion blanket applied.
6. Pond 1 does not appear to have an outlet planned; an outlet meeting NPDES water quality
discharge requirements is needed.
AN EQUAL OPPORTUNITY EMPLOYER
Sediment Control
1. Following stormwater inlet installation Wimco-type (or equal) inlet sediment controls should
be installed and regularly maintained; detail needed.
2. Following street and utility installation, Chanhassen -specification Type -1 silt fence or other
approved perimeter sediment control is needed for all positive slopes curbside.
3. The rock exit pad is a high -maintenance control. Multiple applications of rock will likely be
needed. Geotextile fabric installed under the rock helps promote the controls effectiveness and
lifespan.
4. Chanhassen type 2 heavy duty silt fence with straw / hay bale re -enforcement is needed for all
silt fences adjacent to wetland and creek areas.
5. Chanhassen type 1 silt fence is needed at the OHW elevation of stormwater basins following
permanent outlet installation.
6. "Inlet Sediment Filter" detail should be altered to show a rock berm (1 1/2 -inch rock, 2 feet
wide and 1 foot high along the outside of the silt fence. Only metal t -posts should be used, not
wood stakes.
SWPPP
A completed SWPPP checklist is enclosed, should the city wish to forward the information onto
the engineer. Additionally, a SWPPP template and example SWPPP is enclosed for the
engineers information and reference. All development phases should be represented in the
SWPPP (clear and grubbing, mass grading, large utilities, small utilities, home building, along
with any special requirement such as wetland or creek crossing areas).
If there are any questions or if I can be of further assistance please contact the SWCD office.
Sincerely,
Aaron Mlynek
Aaron Mlynek, CPESC
Urban Conservation Technician
c. Lori Haak, City of Chanhassen (email)
4. Temporary street signs shall be installed on each street intersection when
construction of the new roadway allows passage by vehicles. Pursuant to 2002
Minnesota Fire Code Section 501.4.
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
CITY OF
CHANNSEN
7700 Market Boulevard
MEMORANDUM
PC Box 147
Chanhassen, MN 55317
TO: Robert Generous, Senior Planner
Administration
Phone: 952.227.1100
FROM: Mark Littfin, Fire Marshal
Fax: 952.227 1110
Building Inspections
DATE: March 25, 2005
Phone: 952.227.1180
Fax: 952.227.1190
SUBJ: Request for re -zoning from rural residential, IR to single
Engineering
family residential, RSF, subdivision review for 40 lots,
Phone: 952.227.1180
3 outlots and public right-of-ways with variances, and a
Fax: 952.227.1170
wetland alteration permit for the grading and filling of
wetland on site, property consisting of 62 acres located at
Finance
Phone: 952.227.1140
6950 Galpin Boulevard, Lake Harrison. Applicant the Pemtom
Fax: 952 227.1110
Land Company.
Park 8 Recreation
Phone: 952.227.1120
Planning Case: 05-14
Fax: 952 227.1110
Recreation Center
I have reviewed the re -zoning request for the above project. In order to comply with the
2310 Coulter Boulevard
Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or
Phone: 952.2214400
Fax: 952.227.1404
cityordinance/policy requirements. The plan review was done based on the available
P Y �1
information submitted at this time. If additional plans or changes are submitted, the
Planning a
appropriate code or policy items will be addressed.
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
1. A 10 -foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes.
Pudic works
This is to ensure that hydrants can be quickly located and safely operated by
1591 Park Road
Phone:952.227.13W
firefighters. Pursuant to Chanhassen City Ordinance #9-1.
Fax: 952.227.1310
2. Two additional fire hydrants are required. I had discussion with Assistant City
Senior center
Phone. 952.227.1125
Engineer Matt Saam as to their location.
Fax:952.227.1110
3. Fire apparatus access roads and water supply for fire protection is required to be
Web site
www.ci.chanhassen.maus
installed. Such protection shall installed and made serviceable nor to and
ll b
p P
during the time of construction except when approved altemate methods of
protection are provided.
4. Temporary street signs shall be installed on each street intersection when
construction of the new roadway allows passage by vehicles. Pursuant to 2002
Minnesota Fire Code Section 501.4.
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
.'r .•
Mr. Robert Generous
March 25, 2005
Page 2
5. No burning permits will be issued for trees to be removed. Trees and shrubs
must either be removed from site or chipped.
6. Submit street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
gAsafetyUnl\pImv05-14
Date: March 22, 2005
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
(952) 227-1100
To: Development Plan Referral Agencies
From: Planning Department By: Bob Generous, Senior Planner
Subject: Request for Rezoning from Rural Residential, RR, to Single Family Residential, RSF; Subdivision
review for 40 Lots, 3 Outlots and public right-of-way with Variances; and a Wetland Alteration
Permit for the grading and filling of wetlands on site, property consisting of 62 acres located at 6950
Galpin Boulevard — Lake Harrison. Applicant: The Pemtom Land Company.
Planning Case: 05-14
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on March 22, 2005. The 60 -day review period ends May 21, 2005.
In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would
appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and
proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites,
street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written
report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City
Council.
This application is scheduled for consideration by the Chanhassen Planning Commission on April 19, 2005 at 7:00 p.m in
the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than April 8,
2005. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is
greatly appreciated.
1. City Departments:
a.
City Engineer
b.
City Attorney
c.
City Park Director
d.
Fire Marshal
e.
Building Official
f.
Water Resources Coordinator
g.
Forester
2. Carver Soil & Water Conservation District
3. MN Dept. of Transportation
4. MN Dept. of Natural Resources
5. U.S. Army Corps of Engineers
6. U.S. Fish & Wildlife
7. Carver County
a.
Engineer
b.
Environmental Services
8. Watershed District Engineer
a.
Riley -Purgatory -Bluff Creek
b.
Lower Minnesota River
c.
Minnehaha Creek
9. Telephone Company (Qwest or SprintfUnited)
10. Electric Company (Xcel Energy or MN Valley)
11. Mediacom
12. CenterPoint Energy Minnegasco
13. Other -
14. Other -
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CAMPBELL KNUTSON
Thomas J. Campbell
Roger N. Knutson
Thomas M. Scott
Elliott B. Knetsch
Joel J. Jamnik
Professional Association
Attorneys at Law
(651) 452-5000
Fax (651)452-5550
Direct Dial: (651) 234-6215
E-mailAddress: rknuison@ck-law.com
October 6, 2000
Mr. Bob Generous
City of Chanhassen
690 City Center Drive, Box 147
Chanhassen, MN 55317
RE: LUCAS IGEL ADDITION
Dear Bob:
Andrea McDowell Poehler
Matthew K. Broktt
John F. Kelly
Matthew J. Foli
Marguerite M. McCarron
Gina M. Brandt
'ALo licensed m Wir=jn
RECEIVED
OCT 10 2000
CITY OF CHAIVHASSEn,
You asked me to respond to the Paulsen's additional set of questions "as
phrased by them." Their questions and my responses follow:
Q. DOES THE CITY AGREE THAT IN THE PROPOSED CONFIGURATION, THE LAKESHORE LOT MUST ABUT ON
A PRIVATE STREET AS CLEARLY WRITTEN IN THE CODE?
ANSWER: Access onto Laredo Lane is proposed to be by a "private street." That
part of the driveway used by both lots to access to public streets is a "private
street." Section 20-1 of the City Code defines "private street" as:
"Private street means a street serving as vehicular access to two or more parcels of land which is
not dedicated to the public, but is owned by one or more private parties. "
As defined, that part of the driveway not used to access both lots is not a
"private street."
Q. SHOULDN'T THERE BE AN ADDITIONAL 20 -FT. SETBACK AS DEFINED BY SECTION 18-481(b)
RUNNING THE ENTIRE LENGTH OF THE PRIVATE STREET?
ANSWER: The twenty foot setback would have to be maintained from the "private
street" segment of the driveway.
Q. SINCE BOTH PROPOSED LOTS ARE ACCESSED BY THE SAME PRIVATE STREET (WITH AN ENTRANCE ON
THE CUL-DE-SAC), DOES NOT CODE READ THAT BOTH LOTS NEED TO MEET THE 100 -FT.
REQUIREMENT?
ANSWER: Section 20-615 of the City Code provides:
Suite 317 • Eagandale Office Center • 1380 Corporate Center Curve • Eagan, MN 55121
Mr. Bob Generous
City of Chanhassen
October 6, 2000
Page 2
"The following minimum requirements shall be observed in an "RSF" district.
(3) Lot width on neck or flag lots and lots accessed by private driveways shall be 100 feet as
measured at the front building setback line. "
The only reasonable interpretation of the requirement is that it only applies to lots
that don't have direct frontage on a street. All, or virtually all, lots have
driveways. If it is interpreted to mean that any lot with a driveway has to meet
this requirement then the provision would apply to all lots and the provision
would serve no purpose.
Q. FOR THE NON-LAKESHORE LOT (LOT 1 ON ATTACHMENT A, STACKED) — MUST THE AREA OF THE
PRIVATE STREET RIGHT-OF-WAY BE EXCLUDED FROM LOT AREA?
ANSWER: The City's past practice has been not to exclude the area from lot size
calculations.
Q. AGAIN, REPHRASING THE QUESTION: SINCE LOT 2 (ATTACHMENT C) MUST ABUT A PRIVATE STREET
AS REQURED BY SECTION 18-60, CAN LOT 1 LEGALLY BE DIVIDED BY THAT PRIVATE STREET?
ANSWER: Section 2al of the City Code defines lot as a separate area of land
"undivided" by a street or private road. This is a definition, not a regulation. In
this case, the private street does not divide the lot.
Q. DOESN'T THE PROPOSAL REQUIRE AT LEAST 3 VARIANCES TOTAL FOR THE TWO LOTS?
ANSWER: It doesn't matter whether you view it as "three" variances or refer to it as
a variance from lot width requirements.
RNK:srn
cc: Scott Botcher
Kate Aanenson
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Lake Harrison
Chanhassen, Minnesota
2006 GPS As -Built Wetlands
EXHIBIT 4 of 4
Haak, Lori
From:
Julie Ekman jjulie.ekman@dnr.state.mn.us]
Sent:
Monday, July 11, 2005 2:07 PM
To:
Haak, Lori
Subject:
Re: Lake Harrison shoreland requirements
11
0711123538.pdf
(166 KB)
Hi Lori,
The DNR approved the city's requests for flexibility from certain state standards. The
lot size and width for NE lakes was approved at 15K s£ and 90 ft --I've attached a scan of
the letter.
Also, I received your phone message regarding what elevation to use for the OHW
considering that the survey for the development was done in 1988 datum. I think you might
have said 1983, but this would be the horizontal datum, 1988 is the vertical datum --I
found this explanation in the MnDOT geodetic Data Base Documentation Booklet (available
online):
National Horizontal and Vertical Control Datums:
1) NAD 27 - North American Datum of 1927.
2) NGVD 29 - National Geodetic Vertical Datum of 1929.
3) NAD 83 - North American Datum of 1983.
4) NAVD 88 - North American Vertical Datum of 1988.
MnDOT has a geodetic database that is available online. I found 4 benchmark sites near
Lake Harrison with measurments in 1988 and 1929 datum so they could be compared. The
average difference between the datum was 0.17' (1988 elevations are higher than the 1929
elevations). The benchmark that our survey crew used (Station 1008 Q) has a 0.18'
difference. So you could just ad 0.2' to the OHW of 993.6' (1929) to get an OHW of 993.8'
(1988). If the plat for the development is all in 1988, I'd show the OHW also in 1988 and
clearly note the datum.
Julie
Julie Ekman, Area Hydrologist
West Metro, Central Region 3
Mn Department of Natural Resources -Waters
1200 Warner Road
St. Paul, MN 55106-6793
(651) 772-7919
(651) 772-7977 fax
julie.ekman@dnr.state.mn.us
Visit DNR Waters' website at: http://www.dnr.state.mn.us/waters/
>>> "Haak, Lori" <lhaak@ci.chanhassen.mn.us> 7/11/2005 12:09:31 PM >>>
Julie --
Received this comment about the Lake Harrison development. Wondering if you can speak to
this at all. (Our shoreland ordinance was approved by DNR prior to its adoption, so I
assume it superceedes the DNB's rules_ Our shoreland ordinance is available online:
www.ci.chanhassen.nm.us/inside/code.html. The shoreland portion of our ordinance is
Secton 20-476 and following.)
"The city attorney agrees that the Lake Harrison development is classified as shoreland
and is subject to shoreland rules. It has recently been brought to my attention that there
is a mistake in our code regarding non -riparian lots 1000 feet from a sewered natural
1
environment lake. The state minimum is 20,000 square feet, 125 feet width at the building
line, not 15,000 square feet, 90 feet width. Unless the city applied for relief from these
standards at the time the shoreland code was adopted, lots which do not meet the required
minimums must be reconfigured. See Chapter. 6120.3300 subp.2a D of DNR Shoreland
Management Rules."
Let me know what you think.
Thanks!
Lori
7
