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3. Highover Addition: Rezoning, Preliminary Plat & Final PlatCITY OF ;� CHANHASSEN PC DATE: 6/18/97 CC DATE: 7/14/97 CASE #: 97 -1 SUB REZ By: Al -Jaf£v 13 STAFF REPORT PROPOSAL LOCATION APPLICANT Rezoning of 48.99 acres of property zoned RR, Rural Residential to RSF, Residential Single Family Preliminary Plat to Subdivide 48.99 Acres into 55 single family lots and one outlot, Highover Addition North of Hwy. 5 on the east side of Hwy. 41 (Hazeltine Blvd.), north and south of Lake Lucy Road, Highover Addition, Jerome Carlson. E. Jerome Carlson 6950 Galpin Road Chanhassen, MN 55317 470 -6420 Valentine C. Wirtz 1620 Koenen Circle Chanhassen, MN 55317 474 -7468 PRESENT ZONING: RR, Rural Residential District DttRrn 5y MN WOWS ACREAGE: 48.99 acres lvw'*d' DENSITY: 1.1 Units per Acre -Gross 1.68 Units per Acre -Net g* s►,bmtted to ssk;,. ADJACENT ZONING AND tW6 Submlttail to Wuncit LAND USE: N - RR, Rural Residential S - RR, Rural Residential District E - RR, Rural Residential District W - RR, Rural Residential District Highway 41 and Minnewashta Regional Park WATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The majority of the site is wooded. Two wetlands occupy the site. The site has bluffs, a meandering topography and is considered to have some of the higher elevations in Chanhassen. There is an existing residence and stable that are proposed to be demolished. 2000 LAND USE PLAN: Residential -Low Densi lo? Al Lake garrison Park Highover Addition July 14, 1997 Page 2 PROPOSAUSUMMARY The applicant is proposing to subdivide 48.99 acres into 55 single family lots. The property is zoned RR, Rural Residential and the proposal calls for rezoning it to RSF, Residential Single Family. The average lot size is 27,815 square feet with a resulting gross density of 1.1 units per acre. The site is located north of Hwy. 5, east of Hwy. 41 and Minnewashta Regional Park, and north and south of Lake Lucy Road. Access to the subdivision will be provided via existing Lake Lucy Road which will connect this subdivision with Highway 41 to the west and Galpin Boulevard to the east (through the Brenden Pond and Woodridge Heights Subdivisions). Highover Drive extends south off of Lake Lucy Road to service some of the lots. The remaining parcels will be serviced by Highover Court North and South, Highover Way, and Highover Trail. All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. There is one outlot shown on the plat. Outlot A will contain a temporary storm water pond. The site has a dense concentration of mature trees. The roads have been aligned to minimize impact on the trees and the majority of the homes will be costume graded. However, a large number of trees will still be lost due to the grading of the site. The site has existing stands of northern hardwoods and pines. Their canopies cover approximately 44% or 17 acres of the 49 acre site, excluding wetlands and right -of -way. The applicant is proposing to remove over half of the existing trees which exceeds what is allowed by ordinance. According to ordinance, 35% of the canopy should remain rather than the 19% as proposed by applicant. Due to the excessive removal, replacement trees are calculated at 1.2 times the difference between remaining and required canopy coverage. The difference of 6.30 acres times 1.2 is 7.56 acres or 302 trees. The applicant is proposing to plant 206 overstory, 8 ornamental, and 88 evergreens for a total of the minimum 302 trees. The applicant is utilizing evergreens that are currently growing on site and transplanting 72 Norway pines. In reviewing this plat, staff also had to look at access to the property to the south. While these property owners (the Harveys own the parcel located southwest of the subject site and the Youngquists own the land located south of the subject site) are not ready to develop or subdivide at this time, they have been asked to give consideration as to how their property will be developed. Staff wanted to ensure that they are not land locked. Highover Drive will be stubbed to the northern property line of the Harvey's parcel. When they are ready to develop, the street will extend through the Harvey's property to the Youngquist site and will eventually hook up with Longacres Drive. Highover Addition July 14, 1997 Page 3 In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be required. We are recommending that it be approved with conditions outlined in the staff report. REZONING The applicant.is proposing to rezone the property from RR, Rural Residential to RSF, Residential Single Family. The area to the north, east, west and south is zoned Rural Residential and is guided for Residential Low Density. The 2000 Land Use Plan shows this area designated for development as Low Density Residential, 1.2 - 4.0 units per acre. The applicant's proposal has a gross density of 1.1 units per acre and 1.68 units per acre net after the streets and wetlands are taken out. This area is in the MUSA area. Staff is recommending that this area be rezoned to RSF and the rezoning is consistent with the Comprehensive Plan. PRELIMINARY PLAT The applicant is proposing to subdivide a 48.99 acre site into 55 single family lots. The density of the proposed subdivision is 1.1 units per acre gross, and 1.68 units per acre net after removing the roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot size of 27,815 square feet. All of the proposed lots meet the minimum width, and depth requirements of the Zoning Ordinance. There is one outlot shown on the plat. Outlot A will contain a temporary storm pond. Lots 15, 16, and 17 contain a wetland. The ordinance requires all structures to maintain a 30 foot setback from the edge of a wetland. The ordinance also requires a buffer zone (0 -20 feet wide) with an average of 10 feet. Staff met with the applicant and explained that we wish to see the 10 foot buffer continued around the wetland. In order to allow the buffer to be preserved, we suggested that the applicant reduce the front yard setback for these lots to 20 feet. This seems to be a compromise that benefits both the developer and the City. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS There are two wetlands identified on this site. Wetland A is located north of Lake Lucy Road Identified as Brenden Pond or DNR protected water 10 -132. This wetland has been identified by the City's wetland inventory as a natural wetland. Requirements for building on a natural Highover Addition July 14, 1997 Page 4 wetland are a 20 foot buffer zone in addition to a 40 foot building setback. The proposed site plan has identified the wetland and setbacks, and the wetland delineation has been field verified by the City's Water Resources Coordinator. Wetland B is an ag -urban wetland located at the intersection of Lake Lucy Road and Highway 41. This area was part of a wetland restoration project, undertaken by the City of Chanhassen with the cooperation of Jerome Carlson. The west edge of this area was classified as a wetland, but the east side had a history of dumping and filling and was therefore, no longer defined as wetland. As part of the restoration the city added open water areas to the existing wetlands. Setbacks along this wetland shall be the same as a ag /urban wetland. As part of the banking project, the remaining site south of Lake Lucy Road was delineated for the existence of additional wetlands. This delineation verified that no other wetlands exist on this site. Buffer Zones The buffer strip width required for natural wetlands is 10 to 30 feet with a minimum average width of 20 feet. This proposed plan meets these requirements on Wetland A, the natural wetland located on this site. The buffer strip width required for an ag /urban wetland such as Wetland B, is 0 to 20 feet with a minimum average width of 10 feet. The principal structure setback is 40 feet measured from the outside edge of the buffer strip. Originally the applicant proposed to have 40 foot setbacks with no buffer on lot 17 of the 4 addition. Following the direction of Staff, the plans were changed to a proposed 30 foot setback from the edge of a 10 foot buffer strip. This would establish a uniform buffer strip along the properties which border Wetland B. Historically, the City has found that buffer zones are more likely to stay intact if they are uniform along neighboring lots. In addition, City staff has recommended to reduce the front yard setback on lots 15, 16 and 17 in block four, from 30 feet to 20 feet to accommodate this uniform buffer. In addition, to the setback requirements of a buffer strip, buffer strip monumentation around the wetlands will required. SURFACE WATER MANAGEMENT PLAN (SWMP) OVERVIEW The City has adopted a Surface Water Management Plan (SWMP) that serves as a tool to protect, preserve and enhance water resources. The plan identifies, from a regional perspective, the stormwater quantity and quality improvements necessary to allow future development to take place and minimize its impact to downstream water bodies. In general, the water quantity portion of the plan uses a 100 -year design storm interval for ponding and a 10 -year design storm interval for storm sewer piping. The water quality portion of the plan uses William Walker, Jr.'s Pondnet Highover Addition July 14, 1997 Page 5 model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions model has been developed at each drainage area based on the projected future land use, and therefore, different sets of improvements under full development were analyzed to determine the optimum phosphorus reduction in priority water bodies. The development will be required to be constructed in accordance with the City's SWMP requirements. Water Quality Fees - The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of $2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge for single family resident developments is $800 per acre. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city -wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels and storm water ponding areas for runoff storage. Single family residential developments have a connection charge of $1,980 per developable acre. Highover Water Quality Fee SWMP fees are based on a total developable land area of 39.39 acres. Therefore, the applicant is required to pay $31,512,in water quality fees. The Applicant will be eligible for credits to this fee for any storm water treatment ponds that meet NURP standards. However, credit will not be given for the temporary treatment pond located at the south side of the project. Water quality credits will be determined upon review of the final construction plans and storm sewer calculations by the City. Highover Water Quantity Fee The total net developable area of the property is 39.39 acres as discussed above. Therefore, the proposed development would then be responsible for a water quantity connection charge of $77,992.00 These SWMP fees will be due payable to the City at time of final plat recording. GRADING The site contains rolling hills with areas of dense woods, open areas and wetlands. The grading plan proposes to grade approximately half of the site for house pads, streets, utilities and storm water ponds. Some of the lots are proposed to be custom graded at time of building permit issuance in an effort to save trees and minimize grading. Detailed grading, drainage, tree removal and erosion control plans will be required for those lots at time of building permit application. Landscaped bermed areas are proposed along Trunk Highway 41 and Lake Lucy Highover Addition July 14, 1997 Page 6 Road on Lots 1 and 3, Block 1 and Lot 17, Block 4. Given the terrain and existing vegetation, berming along Trunk Highway 41 south of Lot 17, Block 4 is not practical. The lots adjacent to Trunk Highway 41 range from 0 to 50 feet in height above Trunk Highway 41. In addition, there is substantial wooded buffer areas as well. Boulder retaining walls are proposed along Highover Drive in Block 2 to minimize grading and tree loss. The boulder walls are proposed to be constructed outside the City's right -of -way. Lot 1, Block 2 is proposed as a rambler -type dwelling. Given the great elevation difference between the proposed dwelling and street (20 feet), the lot is conducive to a tuck -under style dwelling and not a rambler. Therefore, the plans should be revised accordingly. Driveway access to this lot is proposed across Lot 2, Block 1 as well in an effort to negotiate grades and save trees. A cross - access easement will be required to preserve ingress and egress to the site. DRAINAGE A storm water drainage system is proposed to convey overland storm water runoff via a storm drainage system to proposed storm water ponds for pretreatment prior to discharging into the wetland. The storm water treatment ponds are proposed to be designed to meet the City's Surface Water Management Plan (SWMP). A temporary storm water pond is proposed in the southerly portion of the site on Outlot A. This pond eventually will be relocated as the property to the south is further subdivided. It will be the future developer's responsibility to relocate this temporary storm water pond. That developer would be entitled to credits against their SWMP fees for this relocation work. Since this temporary storm water pond will not be meeting the intent of the SWMP, the developer will be responsible for SWMP fees accordingly. Staff will calculate the developer's SWMP fees after review of the final construction plans and drainage calculations. A drain tile system will be required behind the curbs in the streets to address sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level for the first one -foot depth of water or 4:1 slopes overall. The plans propose a storm drainage pipe through the rear yards of Lots 24 through 28, Block 3 inclusive. This will result in the removal of trees and make maintenance difficult for the City. Staff recommends that this storm sewer pipe be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. The storm sewer system overall should be designed for a 10 -year 24 -hour storm event. Detailed storm sewer calculations will be required with final construction plans for review and approval. In addition, ponding calculations, including pre and post development runoff conditions for a 10- Highover Addition July 14, 1997 Page 7 year and 100 -year storm event, will also be required. Staff is concerned about the street drainage at the east end of Highover Trail. This will be further investigated with the construction plan review process stage. This concern may be able to be mitigated with adjustment of street grades on Highover Trail to minimize the drainage area to the east. UTILITIES The site has an existing structure that is proposed to be razed in conjunction with site grading. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. Municipal utility service is available to most of the site. Due to elevation constraints, sanitary sewer service to Lots 27 and 28, Block 3 and Lots 1 through 3, Block 4 will require construction of a temporary lift station at the end of Highover Drive. This area is designated to be serviced by sanitary sewer from a future trunk sewer line from the south. Currently, the trunk sewer line is approximately 1400 feet away. Staff believes that development in the area will extend this line within the next 5 to 7 years. Without the temporary lift station, these 5 lots would be considered premature for development. The developer has the option to plat these lots as an outlot until future trunk sanitary sewer is extended to service these lots or install a temporary lift station. The City, as a rule, does not allow for temporary lift stations unless the area will serviced by a gravity sewer system in the near future and if the developer agrees to maintain the temporary lift station and is responsible for its abandonment and removal in the future. According to a well field study conducted on behalf of the City, this area has a potential for a future well site. The City will be conducting test drilling in the near future to determine its potential. It may be possible that one of the 5 lots which will be serviced by a temporary lift station may be purchased by the City for the well site. The City's Comprehensive Water Plan proposes a 12 -inch trunk water line along the east of Trunk Highway 41 south of Lake Lucy Road. Instead of having two water lines essentially paralleling one another, staff has had discussions with the developer to incorporate the 12 -inch trunk water line through the proposed development. This way the water line will serve a dual purpose both as a lateral water service to the development and a trunk water system for the City. The developer would be entitled to credits for the cost difference between an 8 -inch and a 12- inch water line. The credits would be applied to utility hookup charges on those lots within the subdivision at time of building permit issuance. In an effort to improve both water quality and water pressure, staff recommends the developer extend a water line from Highover Court south along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. The Highover Addition July 14, 1997 Page 8 preliminary plans for The Woods at Longacres propose this extension from their cul -de -sac as well. This development is proposed later this fall. In conjunction with final plat submittal, detailed utility construction plans and specifications will be required for staff review and City Council approval. Construction plans and specifications shall be submitted at least three weeks prior to the City Council meeting. Construction plans and specifications shall be designed in accordance with the City's 1997 Standard Specifications and Detail Plates. EROSION CONTROL Erosion control measures have been incorporated throughout the plat. Staff has recommended that the type of erosion control fence be upgraded to the City's Type Il along Lots 1, 2 and 3, Block 4, and Lot 28, Block 3. STREETS The street system is fairly well laid out. Staff has had several meetings with the developer's engineer in designing the street system. We have explored the southerly extension of Highover Drive south of the development and how it would impact the adjacent parcels. The proposed alignment of Highover Drive will impact an existing house on Lot 1, Block 1, Wirtz Addition. This alignment will also likely require the removal of the house in order to subdivide the parcel (Lot 1, Block 1, Wirtz Addition) to its full potential. This alignment is also sensitive to the site's topographic features and the relationship to Trunk Highway 41. Temporary cul -de -sacs will be required at the ends of Highover Drive and Trail to provide adequate turning movements for maintenance vehicles and the general public. Traffic barricades will be installed with a sign indicating that "This street will be extended in the future ". In addition, a condition will be placed in the development contract notifying future property owners of the street extension. Street grades range from 0.50% to 10.0% which exceeds the City's design criteria. However, given the topographic relief on the site, staff believes it is reasonable to allow a variance on the street grades of the 10% in an effort to minimize grading and tree removal. The street width is proposed at 28 feet back -to -back of curb which is less than the City's street standard section. The street width needs to be increased to 31 feet back -to -back of curb which can easily be incorporated and will not impact grades or trees. The plans also propose a 5 -foot wide concrete sidewalk along Highover Drive and Trail and an 8 -foot wide turf trail along the easterly property line of the subdivision. Highover Addition July 14, 1997 Page 9 Driveway access to Lot 1, Block 2 is proposed through Lot 2, Block 2 in an effort to negotiate trees and minimize tree loss. Access to Lot 4, Block 2 is proposed along the common lot line of Lots 5 and 6, Block 2. Cross - access driveway easements will be necessary to preserve ingress and egress rights to the property. Lots 1, 2 and 3, Block 1 are adjacent to Lake Lucy Road which is listed as a collector on the City's Comprehensive Plan. The plans propose an "eyebrow" to serve these three lots which is an efficient manner and safer way to access these lots rather than directly off of Lake Lucy Road. A no parking zone has been designated along Lake Lucy Road. In the eyebrow, however, parking may be permitted. Access to Lots 1 through 3, Block 1 should be restricted to the eyebrow area of Lake Lucy Road. Detailed street construction plans and specifications will also be required at time of final plat submittal for staff review and City Council approval. The plans and specifications should be prepared in accordance with the City's 1997 Standard Specifications and Detail Plates. Since there are public improvements proposed, the developer will be required to enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee compliance with the terms of final plat approval. MISCELLANEOUS Drainage and utility easements will be required over public improvements outside of the street right -of -way. The exact easement width will be determined by how deep the infrastructure is. The minimum utility and drainage easement width is 20 feet. A drainage and utility easement shall be dedicated on the final plat over all wetlands and storm water ponds up to a 100 -year storm event. Access to the development will be restricted to Lake Lucy Road. No direct access will be permitted from Trunk Highway 41. Building Pads. Locations of proposed dwelling pads and the type of dwelling is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance. For the same reason, proposed lowest level floor elevation, entry floor elevation (not top of block) and garage floor elevation is required to be indicated on the proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits. Existing structures on the property which will be demolished will require demolition permits. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. Highover Addition July 14, 1997 Page 10 PARK DEDICATION The Comprehensive Park Plan identifies this site as lying within the park service areas of Minnewashta Regional Park and Minnetonka West Intermediate School. These sites are under the management of Carver County and Independent School District 276, respectively. Both sites would provide ample recreation opportunities for future residents of Highover. The Comprehensive Trail Plan identifies TH 41 as a north/south trailway corridor. The plan also identifies an east/west trail along Lake Lucy Road. The Lake Lucy trail is accounted for on this preliminary plat. Any future trail along TH 41 can most likely be constructed within the existing right -of -way. The signature attraction of this plat is the "Highover" trail located within the Northern States Power easement. Mr. Carlson, the applicant, is an advocate for this trail. The city retained Mr. Bruce Chamberlain, a park planner, to explore the feasibility of the Highover trail. Mr. Chamberlain's report is attached. The Highover Trail will be maintained with a turf surface and as such requires no construction costs. The trail as identified lies within an NSP easement and can be constructed without changes in their agreement with the underlying property owners. In that no additional easements are required to construct the trail. The Highover Addition is not a candidate for trail fee credit. Miscellaneous costs associated with the installation of the trail shall be born by the City. TREE PRESERVATION/LANDSCAPING The site has existing stands of northern hardwoods and pines. Their canopies cover approximately 44% or 17 acres of the 49 acre site, excluding wetlands and right -of -way. The applicant is proposing to remove over half of the existing trees which exceeds what is allowed by ordinance. According to ordinance, 35% of the canopy should remain rather than the 19% as proposed by applicant. Due to the excessive removal, replacement trees are calculated at 1.2 times the difference between remaining and required canopy coverage. The difference of 6.30 acres times 1.2 is 7.56 acres or 302 trees. The applicant is proposing to plant 206 overstory, 8 ornamental, and 88 evergreens for a total of the minimum 302 trees. The applicant is utilizing evergreens that are currently growing on site and transplanting 72 Norway pines. In 1993, the Minnesota Department of Natural Resources inventoried this site as part of the Chanhassen Forestry Management Plan. According to the introduction, "the purpose of this report is to assist the Chanhassen city planners, engineers, and elected officials in making informed decisions about the forested portion of their city." In the plan, both the northern hardwood forest and the pine forest located in the proposed development were inventoried and given recommendations. Highover Addition July 14, 1997 Page 11 The northern hardwood forest is /was described as having a "predominant species of basswood, sugar maple, and red oak" in the overstory and sugar maple and basswood seedlings in the understory. The average diameter size of the trees was 15 inches and greater with a light density of trees. The average age of trees was 100 years. Recommendations for the woods stated: "There is a light overstory of mature basswoods, sugar maple, and red oak in this wood lot. This group of trees would be difficult to develop in because of the oak and maple. This lot should be left for green space." The pine forest has/had an overstory of Norway (red) pine and no understory due to the lack of light able to penetrate the pine canopy. The average diameter size was 5 -9 inches with a heavy density of trees. The average age of the pines was 30 years. Recommendations for the pines stated: "This pine stand is in need of thinning. The possibility of development in this wood lot is not advisable because of the extremely high number of trees and the shallow nature of their root systems." As stated by the DNR report, the woods on this site are vulnerable to development due to the species, age and density. The large stands are to be fragmented and exposed by the layout of roads and homes. The slopes on this site necessitate a large amount of grading which further exacerbates the sensitivity of the existing woods to development and fragmentation. In addition, the tree survey for the site located at least 50 trees on site with diameters of 30 inches or greater. To retain the greatest number of significant trees, it will be extremely important for the developer to establish preservation areas or removal limits on wooded lots. Staff recommends tree preservation easement or tree removal limits be established in all wooded areas. These easements or limits would protect the preserved fragments from further encroachment. Potential lots would include lots 1 -3, block 1, lots 1 -7, block 2, lots 7 -10 and 16 -27, block 3 and lots 1 -6 and 12 -15, block 4. Tree preservation easements would legally preserve the existing trees on the covered lots and would not allow healthy trees to be removed. Tree removal limits would only apply to the developer/builder and would allow any trees to be removed once the homeowners have taken possession of the home. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 43,593 145' 343' 30'/60'* 10' Highover Addition July 14, 1997 Page 12 Lot 2 62,469 70' 301.5' 30'/60'* 10' Lot 3 48,582 366' 289.5' 30'/60'* 10' BLOCK 2 Lot 1 43,195 255' 176.5' 30730' 43' corner lot 10' Lot 2 29,767 103' 296.5' 30730' 10' Lot 3 25,278 149' 262' 30730' 134' corner lot 10' Lot 4 20,726 135' 192.5' 30730' 10' Lot 5 20,153 155' 135' 30730' 140' corner lot 10' Lot 6 18,908 142' 150.5' 30730' 10' Lot 7 33,177 156' 193.5' 30730' 10' BLOCK 3 Lot 1 29,326 176' 162.5' 30730' 10' Lot 2 24,060 122' 180' 30730' 10' Lot 3 22,744 163' 147' 30730' 134' corner lot 10' Lot 4 15,092 100' 151' 30730' 10' Lot 5 15,138 106' 150.5' 30730' 10' Lot 6 16,168 127' 150' 30730' 10' Lot 7 15,980 86' 155' 30730' 10' Lot 8 19,818 80' 169.5' 30'/30' 179' corner lot 10' Lot 9 25,987 161' 184' 30'/30' 205' corner lot 10' Lot 10 20,508 125' 164' 30'/30' Highover Addition July 14, 1997 Page 13 Lot 11 21,626 148' on curve 145' Lot 12 25,970 91' 139' Lot 13 32,151 35' 167.5' Lot 14 19,855 116' on curve 179.5' Lot 15 19,969 110' 181.5' Lot 16 20,460 110' 186' Lot 17 23,959 125' 193' Lot 18 24,741 107' 212.5' Lot 19 29,098 109' 250.5' Lot 20 44,505 101' on curve 309.5' Lot 21 34,090 52' 258' Lot 22 28,845 55' 222.5' Lot 23 38,127 48' 319.5' Lot 24 34,714 99' on curve 247' Lot 25 27,170 144' 224' 200' corner lot Lot 26 23,848 125' 193' 193' corner lot Lot 27 20,938 126' 196.5' Lot 28 27,211 153' 176.5' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' BLOCK 4 Highover Addition July 14, 1997 Page 14 Lot 1 29,210 100' 217.5' 30730' 10' Lot 2 31,328 130' 187.5' 30730' 10' Lot 3 25,582 140' 187.5' 30'/30' 10' Lot 4 28,659 160' on curve 230' 30'/30' 10' Lot 5 27,665 125' on curve 230' 30'/30' 10' Lot 6 22,894 110' 201.5' 30'/30' 10' Lot 7 21,189 107' 184' 30'/30' 10' Lot 8 19,502 110' 177.5' 30'/30' 10' Lot 9 18,347 120' 172.5' 30'/30' 10' Lot 10 25,793 101' 208.5' 30'/30' 10' Lot 11 25,336 97' 235.5' 30'/30' 10' Lot 12 24,313 96' 214.5' 30'/30' 10' Lot 13 23,990 98' 210' 30'/30' 10' Lot 14 26,818 99' 236' 30'/30' 10' Lot 15 28,607 102' 287' 20' * * */50' ** 10' Lot 16 38,752 114' 352' 20' * * */50' ** 10' Lot 17 75,264 147' 433.5' 20' * * */50' ** 480' on corner 10' Outlot A 52,708 The 60 foot setback includes a 20 foot wetland buffer in addition to a 40 foot structure setback. Highover Addition July 14, 1997 Page 15 * The 50 foot setback includes a 10 foot wetland buffer in addition to a 40 foot structure setback. As discussed in the buffer zone section of the staff report, staff is recommending lot 15, 16, and 17, Block 4, maintain a 20 foot front yard setback to accommodate a 10 foot buffer zone and a 30 foot structure setback from the edge of the buffer, rendering a total of 40 foot structure setback from the edge of the wetland. PLANNING COMMISSION UPDATE On June 18, 1997, the Planning Commission reviewed and approved this application unanimously. The main issue raised by the Planning Commission dealt with tree preservation on the site and the amount of grading. Staff explained that the applicant intends to custom grade the majority of the lots. It was staff that requested a worst case scenario site grading. Due to the number of lots in this subdivision, we wanted to avoid having to negotiate tree removal with each building permit that would appear before us. We also wanted to establish a standard that we can work of off. If the applicant decided to preserve trees that were not scheduled for preservation, it would be to their benefit, since it will reduce the number of replacement trees. Also, the existing mature trees are more attractive than newly planted trees. Staff has been working with the applicant for a very long time and has been met with extreme cooperation. The tree preservation issue has received a lot of discussion. The applicant's first inclination was to provide or designate grading limits for the builder /developer to abide by, however, they did not want the home owner to be burdened with a tree preservation easement. This matter was presented to the Planning Commission and they unanimously favored a preservation easement. This will help preserve a significant area for large trees and hardwoods. One July 8, 1997, the applicant requested a meeting with staff. We were informed that they intend to reduce the number of lots within Block 2, from seven to six lots. Also, they intend to work with staff to provide preservation easements on selected lots that are mutually agreeable to the City and the applicant. Staff believes that these details can be easily worked out. The applicant also provided staff with a memorandum which examines the impact of custom grading versus mass grading the site on existing trees. Custom grading will save approximately 6 acres of wooded areas before building the homes and 4 acres after building. This is a significant improvement and staff is pleased with this change. A second issue raised during the Planning Commission meeting dealt with sight lines approaching Lake Lucy Road. Staff examined this issue and found that the intersection of Highover Drive and Lake Lucy Road meets MnDOT sight line requirements. Staff has not had a chance to review final revised plans, however, we believe that there will be a significant improvement over the current plan. We should caution the applicant that we have received a telephone call from the watershed district stating the retention pond and its location is Highover Addition July 14, 1997 Page 16 impacting the wetland. The plans that were approved by the Planning Commission did not reflect this impact and we recommend the revised plans reflect no impacts on the wetland. RECOMMENDATION Staff recommends the City Council adopt the following motion: REZONING "The City Council approves of Rezoning #97 -2 for property zoned RR to RSF for Highover Addition as shown on the plans dated June 6, 1997 and subject to the following conditions: 1. The applicant shall enter into a development contract containing all of the conditions of approval for this project and shall submit all required financial guarantees. The development contract shall be recorded against the property. 2. The applicant shall meet all conditions of the Subdivision #97 -1." PRELIMINARY PLAT "The City Council approves the preliminary plat for Subdivision #97 -1 for Highover Addition for 55 lots and one outlot as shown on the plans received June 6, 1997, subject to the following conditions: 1. Submit tree survey showing all trees 30 inches and larger with overlay of proposed development and grading. Establish tree preservation easements ^r tfee removal limits on appropriate lots (lots 1 -3, block 1, lots 1 -7, block 2, lots 7 -10 and 16 -27, block 3 and lots 1 -6 and 12 -15, block 4). If i -t easemea r-emev limits are n +.bush, , designo+o penalty for encroachment into preservation easement is established at a rate of 2 to 1 diameter inch. A tree protection fence shall be placed along the edge of the grading limits prior to grading. The applicant shall provide the City with a legal description of the preservation easement. 2. Building Department conditions: a. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard designations and indicate the lowest level floor, entry level floor and garage floor elevations. This should be done prior to final plat approval. b. Obtain demolition permits. This should be done prior to any grading on the property. Highover Addition July 14, 1997 Page 17 3. Fire Marshal conditions: a. A 10 foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, NSP, US West, Cable TV, and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9 -1. b. No burning permits for trees will be issued. Any downed trees will have to be chipped on site, or hauled off site. 4. Park and Recreation conditions: a. Payment of full park and trail fees in lieu of parkland dedication or trail construction. One third of the fees shall be paid prior to recording of the plat. The remaining two thirds shall be paid at the time of building permit as identified by city ordinance. 5. Lots 15, 16, and 17, Block 4, shall maintain a 20 foot front yard setback. 6. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the City for review and formal approval. Type I erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained- at all access points until the street has been paved with a bituminous surface. 7. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. g. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre - developed and post developed stormwater calculations for 100 -year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 9. The proposed single family residential development of 39.39 net developable acres is responsible for a water quality connection charge of $31,512 and a water quantity fee of $77,992.00. The Water quality fee will be waived upon the applicant meeting NURP design for on site runoff. These fees are payable to the City prior to the City filing the final plat. Highover Addition July 14, 1997 Page 18 10. Prior to final plan approval, the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. Plans and specifications shall be submitted three weeks prior to the City Council meeting. As -built construction drawings will be required upon completion of the utility and street improvements. 11. All custom - graded lots shall provide a detailed grading, drainage, tree removal and erosion control plan in conjunction with building permit application for City review and approval. 12. Lot 1, Block 2 shall be designated as a custom - graded lot on the grading plan. 13. Cross - access driveway easements 30 feet in width shall be provided for Lot 1, Block 2 across Lot 2, Block 2 and Lot 4, Block 2 over Lots 5 and 6, Block 2. 14. The street construction plans shall include a drain tile system behind the curbs to convey sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. 15. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level from the first one foot of depth of water or 4:1 slopes overall. 16. The storm sewer proposed along the rear lots of 24 through 28, Block 3 shall be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. 17. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. 18. Parking shall be prohibited on Highover Court North and South adjacent to the landscaped cul -de -sac islands. The City shall sign these streets accordingly. 19. The developer may plat Lots 1 through 3, Block 4 and Lots 27 and 28, Block 3 contingent upon the developer installing and maintaining a temporary lift station at the end of Highover Drive. The developer shall also be responsible for the abandonment and removal of the lift station with the extension of service of gravity sanitary sewer for these lots or the developer may plat these 5 lots as an outlot until future sewer service is available. Highover Addition July 14, 1997 Page 19 20. The developer shall install a 12 -inch watermain along Highover Drive, Highover Way and Highover Court South . The developer will be entitled to credits against their utility hookup charges for the cost difference between an a 6 inch and 12 -inch watermain. 21. The developer shall loop the water line system in Highover Court South along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. 22. The erosion control fence along Lots 1, 2 and 3, Block 4 and Lot 28, Block 3 shall be Type II. 23. Temporary cul -de -sacs will be required at the ends of Highover Drive and Highover Trail. Traffic barricades shall also be installed with a sign indicating "This street shall be extended in the future ". A condition will also be placed in the development contract to notify future property owners of the street extension. 24. The street widths throughout the plat shall be increased to 31 feet back -to -back of curb. 25. The driveway accesses to Lots 1, 2 and 3, Block 1 shall be restricted to the eyebrow area of Lake Lucy Road. Direct access onto Trunk Highway 41 shall be prohibited from all lots in the subdivision. The existing driveway access from Trunk Highway 41 shall be eliminated in conjunction with site grading. 26. The developer shall enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee with the terms of final plat approval. 27. Drainage and utility easements shall be dedicated on the final plat for public improvements which lie outside the street right -of -way. The exact easement width will be determined in conjunction with final construction plan review. The minimum utility and drainage easement width shall be 20 feet. Drainage and utility easements shall also be dedicated over all wetlands and storm water ponds up to the elevation of a 100 -year storm event. 28. All existing structures (House and Stable) shall be removed prior to recording of the plat." ATTACHMENTS 1. Memo from Philip Elkin and Dave Hempel dated June 12, 1997. 2. Memo from Steve Kirchman dated May 12, 1997 3. Report from Bruce Chamberlain dated May 14, 1997 4. Application Highover Addition July 14, 1997 Page 20 5. Memo from Dwight Jelle dated July 8, 1997. 6. Planning Commission minutes dated June 18, 1997. 7. Preliminary plat dated June 6, 1997. CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 MEMORANDUM TO: Sharmin Al -Jaff, Planner II FROM: Dave Hempel, Assistant City Engineer Phillip EWin, Water Resources Coordinator DATE: June 12, 1997 SUBJ: Review of Preliminary Plat Documents for Highover SUB File No. 97 -1, Project File No. 97 -15 Upon review of the plans prepared by Westwood dated June 6, 1997, we offer the following comments and recommendations: WETLANDS There are two wetlands identified on this site. Wetland A is located north of Lake Lucy Road Identified as Brenden Pond or DNR protected water 10 -132. This wetland has been identified by the City's wetland inventory as a natural wetland. Requirements for building on a natural wetland are a 20 foot buffer zone in addition to a 40 foot building setback. The proposed site plan has identified the wetland and setbacks, and the wetland delineation has been field verified by the City's Water Resources Coordinator. Wetland B is an ag -urban wetland located at the intersection of Lake Lucy Road and Highway 41. This area was part of a wetland restoration project, undertaken by the City of Chanhassen with the cooperation of Jerome Carlson. The west edge of this area was classified as a wetland, but the east side had a history of dumping and filling and was therefore, - no longer defined wetland. As part of the restoration the city added open water areas to the existing wetlands. Setbacks along this wetland shall be the same as a ag/urban wetland. As part of the banking project, the remaining site south of Lake Lucy Road was delineated for the existence of additional wetlands. This delineation verified that no other wetlands exist on this site. Buffer Zones The buffer strip width required for natural wetlands is 10 to 30 feet with a minimum average width of 20 feet. This proposed plan meets these requirements on Wetland A, the natural wetland located on this site. The buffer strip width required for an ag/urban wetland such as Wetland B, is 0 to 20 feet Sharmin Al -Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 2 with a minimum average width of 10 feet. The principal structure setback is 40 feet measured from the outside edge of the buffer strip. Originally the applicant proposed to have 40 foot setbacks with no buffer on lot 17 of the 0 addition. Following the direction of Staff, the plans were changed to a proposed 30 foot setback from the edge of a 10 foot buffer strip. This would establish a uniform buffer strip along the properties which border Wetland B. Historically, the City has found that buffer zones are more likely to stay intact if they are uniform along neighboring lots. In addition, City staff has recommended to reduce the front yard setback on lots 15, 16 and 17 in block four, from 30 feet to 20 feet to accommodate this uniform buffer. In addition, to the setback requirements of a buffer strip, buffer strip monumentation around the wetlands will required. SURFACE WATER MANAGEMENT PLAN (SWMP) OVERVIEW The City has adopted a Surface Water Management Plan (SWMP) that serves as a tool to protect, preserve and enhance water resources. The plan identifies, from a regional perspective, the stormwater quantity and quality improvements necessary to allow future development to take place and minimize its impact to downstream water bodies. In general, the water quantity portion of the plan uses a 100 - year design storm interval for ponding and a 10 -year design storm interval for storm sewer piping. The water quality portion of the plan uses William Walker, Jr.'s Pondnet model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions model has been developed at each drainage area based on the projected future land use, and therefore, different sets of improvements under full development were analyzed to determine the optimum phosphorus reduction in priority water bodies. The development will be required to be constructed in accordance with the City's SWMP requirements. Water Quaft Fees - The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of $2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge for single family resident developments is $800 per acre. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city -wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels and storm water ponding areas for runoff storage. Single family residential developments have a connection charge of $1,980 per developable acre. Sharmin Al -Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 3 Highover Water Quality Fee SWMP fees are based on a total developable land area of 39.39 acres. Therefore, the applicant is required to pay $31,512 in water quality fees. The Applicant will be eligible for credits to this fee for any storm water treatment ponds that meet NURP standards. However, credit will not be given for the temporary treatment pond located at the south side of the project. Water quality credits will be determined upon review of the final construction plans and storm sewer calculations by the City. Highover Water Quantity Fee The total net developable area of the property is 39.39 acres as discussed above. Therefore, the proposed development would then be responsible for a water quantity connection charge of $77,992.00 These SWMP fees will be due payable to the City at time of final plat recording. GRADING The site contains rolling hills with areas of dense woods, open areas and wetlands. The grading plan proposes to grade approximately half of the site for house pads, streets, utilities and storm water ponds. Some of the lots are proposed to be custom graded at time of building permit issuance in an effort to save trees and minimize grading. Detailed grading, drainage, tree removal and erosion control plans will be required for those lots at time of building permit application. Landscaped bermed areas are proposed along Trunk Highway 41 and Lake Lucy Road on Lots 1 and 3, Block 1 and Lot 17, Block 4. Given the terrain and existing vegetation, berming along Trunk Highway 41 south of Lot 17, Block 4 is not practical. The lots adjacent to Trunk Highway 41 range from 0 to 50 feet in height above Trunk Highway 41. In addition, there is substantial wooded buffer areas as well. Boulder retaining walls are proposed along Highover Drive in Block 2 to minimize grading and tree loss. The boulder walls are proposed to be constructed outside the City's right -of -way. Lot 1, Block 2 is proposed as a rambler -type dwelling. Given the great elevation difference between the proposed dwelling and street (20 feet), the lot is conducive to a tuck -under style dwelling and not a rambler. Therefore, the plans should be revised accordingly. Driveway access to this lot is proposed Lot 2, Block 1 as well in an effort to negotiate grades and save trees. A cross - access easement will be required to preserve ingress and egress to the site. DRAINAGE A storm water drainage system is proposed to convey overland storm water runoff via a storm drainage system to proposed storm water ponds for pretreatment prior to discharging into the wetland. The storm water treatment ponds are proposed to be designed to meet the City's Surface Water Management Plan (SWMP). A temporary storm water pond is proposed in the southerly portion of the site on Outlot A. This pond eventually will be relocated as the property to the south is further subdivided. It will be the future developer's responsibility to relocate this Sharmin Al -Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 4 temporary storm water pond. That developer would be entitled to credits against their SWMP fees for this relocation work. Since this temporary storm water pond will not be meeting the intent of the SWMP, the developer will be responsible for SWMP fees accordingly. Staff will calculate the developer's SWMP fees after review of the final construction plans and drainage calculations. A drain tile system will be required behind the curbs in the streets to address sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level for the first one -foot depth of water or 4:1 slopes overall. The plans propose a storm drainage pipe through the rear yards of Lots 24 through 28, Block 3 inclusive. This will result in the removal of trees and make maintenance difficult for the City. Staff recommends that this storm sewer pipe be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. The storm sewer system overall should be designed for a 10 -year 24 -hour storm event. Detailed storm sewer calculations will be required with final construction plans for review and approval. In addition, ponding calculations, including pre and post development runoff conditions for a 10- year and 100 -year storm event, will also be required. Staff is concerned about the street drainage at the east end of Highover Trail. This will be further investigated with the construction plan review process stage. This concern may be able to be mitigated with adjustment of street grades on Highover Trail to minimize the drainage area to the east. UTILITIES The site has an existing structure that is proposed to be razed in conjunction with site grading. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. Municipal utility service is available - to most of the site. Due to elevation constraints, sanitary sewer service to Lots 27 and 28, Block 3 and Lots 1 through 3, Block 4 will require construction of a temporary lift station at the end of Highover Drive. This area is designated to be serviced by sanitary sewer from a future trunk sewer line from the south. Currently, the trunk sewer line is approximately 1400 feet away. Staff believes that development in the area will extend this line within the next 5 to 7 years. Without the temporary lift station, these 5 lots would be considered premature for development. The developer has the option to plat these lots as an outlot until future trunk sanitary sewer is extended to service these lots or install a temporary lift station. The City, as a rule, does not allow for temporary lift stations unless the area will serviced by a gravity sewer system in the near future and if the developer agrees to maintain the temporary lift station and is responsible for its abandonment and removal in the future. Sharmin Al -Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 5 According to a well field study conducted on behalf of the City, this area has a potential for a future well site. The City will be conducting test drilling in the near future to determine its potential. It may be possible that one of the 5 lots which will be serviced by a temporary lift station may be purchased by the City for the well site. The City's Comprehensive Water Plan proposes a 12 -inch trunk water line along the east of Trunk Highway 41 south of Lake Lucy Road. Instead of having two water lines essentially paralleling one another, staff has had discussions with the developer to incorporate the 12 -inch trunk water line through the proposed development. This way the water line will serve a dual purpose both as a lateral water service to the development and a trunk water system for the City. The developer would be entitled to credits for the cost difference between an 8 -inch and a 12 -inch water line. The credits would be applied to utility hookup charges on those lots within the subdivision at time of building permit issuance. In an effort to improve both water quality and water pressure, staff recommends the developer extend a water line from Highover Court south along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. The preliminary plans for The Woods at Longacres propose this extension from their cul -de -sac as well. This development is proposed later this fall. In conjunction with final plat submittal, detailed utility construction plans and specifications will be required for staff review and City Council approval. Construction plans and specifications shall be submitted at least three weeks prior to the City Council meeting. Construction plans and specifications shall be designed in accordance with the City's 1997 Standard Specifications and Detail Plates. EROSION CONTROL Erosion control measures have been incorporated throughout the plat. Staff has recommended that the type of erosion control fence be upgraded to the City's Type 11 along Lots 1, 2 and 3, Block 4, and Lot 28, Block 3. S_ The street system is fairly well laid out. Staff has had several meetings with the developer's engineer in designing the street system. We have explored the southerly extension of Highover Drive south of the development and how it would impact the adjacent parcels. The proposed alignment of Highover Drive will impact an existing house on Lot 1, Block 1, Wirtz Addition. This alignment will also likely require the removal of the house in order to subdivide the parcel (Lot 1, Block 1, Wirtz Addition) to its full potential. This alignment is also sensitive to the site's topographic features and the relationship to Trunk Highway 41. Sharmin Al -Jaff, Planner Il Highover Final Plat Review June 12, 1997 Page 6 Temporary cul -de -sacs will be required at the ends of Highover Drive and Trail to provide adequate turning movements for maintenance vehicles and the general public. Traffic barricades will be installed with a sign indicating that "This street will be extended in the future ". In addition, a condition will be placed in the development contract notifying future property owners of the street extension. Street grades range from 0.50% to 10.0% which exceeds the City's design criteria. However, given the topographic relief on the site, staff believes it is reasonable to allow a variance on the street grades of the 10% in an effort to minimize grading and tree removal. The street width is proposed at 28 feet back -to -back of curb which is less than the City's street standard section. The street width needs to be increased to 31 feet back -to -back of curb which can easily be incorporated and will not impact grades or trees. The plans also propose a 5 -foot wide concrete sidewalk along Highover Drive and Trail and an 8 -foot wide turf trail along the easterly property line of the subdivision. Driveway access to Lot 1, Block 2 is proposed through Lot 2, Block 2 in an effort to negotiate trees and minimize tree loss. Access to Lot 4, Block 2 is proposed along the common lot line of Lots 5 and 6, Block 2. Cross - access driveway easements will be necessary to preserve ingress and egress rights to the property. Lots 1, 2 and 3, Block 1 are adjacent to Lake Lucy Road which is listed as a collector on the City's Comprehensive Plan. The plans propose an "eyebrow" to serve these three lots which is an efficient manner and safer way to access these lots rather than directly off of Lake Lucy Road. A no parking zone has been designated along Lake Lucy Road. In the eyebrow, however, parking may be permitted. Access to Lots 1 through 3, Block 1 should be restricted to the eyebrow area of Lake Lucy Road. Detailed street construction plans and specifications will also be required at time of final plat submittal for staff review and City Council approval. The plans and specifications should be prepared in accordance with the City's 1997 Standard Specifications and Detail Plates. Since there are public improvements proposed, the developer will be required to enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee compliance with the terms of final plat approval. MISCELLANEOUS Drainage and utility easements will be required over public improvements outside of the street right -of- way. The exact easement width will be determined by how deep the infrastructure is. The minimum utility and drainage easement width is 20 feet. A drainage and utility easement shall be dedicated on the final plat over all wetlands and storm water ponds up to a 100 -year storm event. Access to the development will be restricted to Lake Lucy Road. No direct access will be permitted from Trunk Highway 41. Sharmin Al -Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 7 RECOMMENDED CONDITIONS OF APPROVAL FOR PRELIMINARY PLAT SHOULD THE PLANNING COMMISSION APPROVE THE PLANS AS SUBMITTED 1. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the City for review and formal approval. Type I erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with a bituminous surface. 2. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 3. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre - developed and post developed stormwater calculations for 100 -year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 4. The proposed single family residential development of 39.39 net developable acres is responsible for a water quality connection charge of $31,512 and a water quantity fee of $77,992.00. The Water quality fee will be waived upon the applicant meeting NURP design for on site runoff. These fees are payable to the City prior to the City filing the final plat. 5. Prior to final plan approval, the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. Plans and specifications shall be submitted three weeks prior to the City Council meeting. As -built construction drawings will be required upon completion of the utility and street improvements. 6. All custom - graded lots shall provide a detailed grading, drainage, tree removal and erosion control plan in conjunction with building permit application for City review and approval. 7. Lot 1, Block 2 should be designated as a tuck -under type home on the grading plan and not a rambler unless the applicant can demonstrate to staff that a rambler -type dwelling could fit on the lot without excessive grading or tree removal. 8. Cross - access driveway easements 30 feet in width shall be provided for Lot 1, Block 2 across Lot 2, Block 2 and Lot 4, Block 2 over Lots 5 and 6, Block 2. Sharmin Al -Jaff, Planner Il Highover Final Plat Review June 12, 1997 Page 8 9. The street construction plans shall include a drain tile system behind the curbs to convey sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. 10. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level from the first one foot of depth of water or 4:1 slopes overall. 11. The storm sewer proposed along the rear lots of 24 through 28, Block 3 shall be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. 12. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. 13. Parking shall be prohibited on Highover Court North and South adjacent to the landscaped cul- de -sac islands. The City shall sign these streets accordingly. 14. The developer may plat Lots 1 through 3, Block 4 and Lots 27 and 28, Block 3 contingent upon the developer installing and maintaining a temporary lift station at the end of Highover Drive. The developer shall also be responsible for the abandonment and removal of the lift station with the extension of service of gravity sanitary sewer for these lots or the developer may plat these 5 lots as an outlot until future sewer service is available. 15. The developer shall install a 12 -inch watermain versus a 8 -inch watermain along Highover Drive. The developer will be entitled to credits against their utility hookup charges for the cost difference between an 8 -inch and 12 -inch watermain. 16. The developer shall loop the water line system in Highover Court South along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. 17. The erosion controifence along Lots 1, 2 and 3, Block 4 and Lot 28, Block 3 shall be Type H. 18. Temporary cul -de -sacs will be required at the ends of Highover Drive and Highover Trail. Traffic barricades shall also be installed with a sign indicating "This street shall be extended in the future ". A condition will also be placed in the development contract to notify future property owners of the street extension. 19. The street widths throughout the plat shall be increased to 31 feet back -to -back of curb. 20. The driveway accesses to Lots 1, 2 and 3, Block 1 shall be restricted to the eyebrow area of Lake Lucy Road. Direct access onto Trunk Highway 41 shall be prohibited from all lots in the Sharmin Al -Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 9 subdivision. The existing driveway access from Trunk Highway 41 shall be eliminated in conjunction with site grading. 21. The developer shall enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee with the terms of final plat approval. 22. Drainage and utility easements shall be dedicated on the final plat for public improvements which He outside the street right -of -way. The exact easement width will be determined in conjunction with final construction plan review. The minimum utility and drainage easement width shall be 20 feet. Drainage and utility easements shall also be dedicated over all wetlands and storm water ponds up to the elevation of a 100 -year storm event. ktm c: Charles Folch, Director of Public Works g.Neng\projects,highoverVpr.doc CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 MEMORANDUM TO: Sharmin Al -Jaff, Planner II FROM: Steve A. Kirchman, Building Official •'� DATE: May 12, 1997 SUBJECT: 97 -1 SUB (HighoverAddition, Jerome Carlson) I was asked to review the subdivision proposal plans stamped "CITY OF CHANHASSEN, RECEIVED APR 18 19 9 7 , CHANHASSEN PLANNING DEPT " for the above referenced project. Analysis: Building Pads. Locations of proposed dwelling pads and the type of dwelling is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance. For the same reason, proposed lowest level floor elevation, entry floor elevation (not top of block) and garage floor elevation is required to be indicated on the proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits. Existing structures on the property which will be demolished will require demolition permits. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. Recommendations: The following conditions should be added to the conditions of approval. 1. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard designations and indicate the lowest level floor, entry level floor and garage floor elevations. This should be done prior to final plat approval. 2. Obtain demolition permits. This should be done prior to any grading on the property. enclosure: January 29, 1993 memorandum g Asafety\sak\memos \plan\hiover CITY OF CHANHASSEN 690 COULTER DRIVE 0 R'O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 TO: Inspections, Planning, & Engineering Staff FROM: Steve A. Kirchman, Building Official �Cr DATE: January 29, 1993 SUBJ: Dwelling Type Designation We have been requesting on site plan reviews that the developer designate the type of dwelling that is acceptable on each proposed lot in a new development. I thought perhaps it might be helpful to staff to explain and diagram these designations and the reasoning behind the requirements.E FLO or RLO Designates Front Lookout or Rea%.Lookout This includes dwellings with tae basement floor level approximately 8' below grade at tts'�eepest with the surrounding grade sloping down to approximately 4' above the basement floor level. '' A R Designates Rambler. This includes dwellings with the basement floor level approximately 8' below grade with the surrounding grade approximately level. This would include two story's and many 4 level dwellings. SE Designates Split Entry. This includes dwellings with the basement floor level. approximately 4' below grade with the surrounding grade approximately level. SEWO Designates Split Entry Walk Out This includes dwellings with the basement floor level approximately 4' below grade at its deepest with the surrounding grade sloping down to lowest floor level. TU Designates Tuck Under. This includes dwellings with the basement floor level approximately 8' below grade at its deepest with the surrounding grade sloping down to the lowest floor level in the front of the dwelling. Wo Designates Walk Out This includes dwellings with the basement floor level approximately 8' below grade at its deepest with the surrounding grade sloping down to the lowest floor level in the rear of the dwelling. TU f SE R 8E1N0 WO FL-0 or PLO Inspections staff uses these designations when reviewing plans which are then passed to the engineering staff for further review. Approved grading plans are compared to proposed building plans to insure compliance to approved conditions. The same designation must be used on all documents in order to avoid confusion and incorrect plan reviews. ��� PRINTED ON RECYCLED PAPER 612 - 835 -3160 HOISINGTON KOEGLER 973 P02 MAY 15 '97 15:09 Creative Solutions for Laud Planning and Design Hoisington Koegler Group Inc. May 14, 1997 To: Todd Koffman Chanhassen Park & Recreation Director From: Bruce Chamberlain Park Planner Re: Review of trail feasibility along highover utility corridor between Lake Lucy Road and Hwy. 5. The highover utility corridor under consideration for a trail extends from Lake Lucy Road south along the western edge of Sections 4 and 9 (T116N, R23W) to the frontage road of Highway 5. The total length of the corridor is approximately 1 t/a miles. The highover easement is under the control of NSP and is 75 feet wide (45' on the west side of the section line and Won the east). A' /z mile section of the corridor goes through the Longacres subdivision which is partially built - out. Three currently unbuilt lots in Longacres are significantly bisected by the highover corridor. The remainder of the corridor is rural in character. There are paved north -south trails planned nearby along Hwy. 41 and Galpin Boulevard. You identified four sections of the trail which are north to south 1) Lake Luce Road to Longacres Drive, 2) Longacres Drive to Hunter Drive, 3) Hunter Drive to Bluff Creek and 4) Bluff Creek to the future Highway 5 frontage road. I spoke with NSP representatives and they indicated that a trail can be constructed in the easement upon approval by NSP without any changes to their easement agreement with the underlying property owners. In my review of the issue, I have looked at potential conflicts with existing and proposed development, slope constraints, and wetland encroachment. The area of greatest potential conflict with adjacent development is in the Longacres neighborhood (Sections 2 & 3). As mentioned, there are three particular lots with back yards that cut across the easement. In these lots and others with potential conflict, a trail could be aligned anywhere within the'75 foot easement to minimize impact on adjacent homes. If a trail is constructed along this corridor it will be important to encourage a vegetative buffer between the trail and residential yards to minimize conflict. If a buffer is not incorporated, it will be uncomfortable for users to be in someone's back yard and difficult for residents to define their space. Longacres was platted without thought of a trail in this location but despite this a trail can certainly work with minimal disruption if planned well. Slopes along the corridor pose the greatest challenge to the trail. According to the City's topographic maps, there are several areas in sections 1 -3 with slopes greater than 12% and some 7300 Metro Boulevard, Suite 525. Minneapolis, Minnesota 55439 (612) 835 -9960 Fix (612) 835 -3160 612-835-3160 HOISINGTON KOEGLER Kighover Trail Study City of Chanhagsen 974 P02 MAY 15 1 97 15:55 City of Shorewood A . ..... �L 90 Q —18rd K"M L se C4 a - - - --. - — -- 9 12 �y„t ; °yH{u MewoyHw ' eyg �`� -q1 a� �� 1 ro_.J ^a7 e W. as of Road II&Y Lake Lake q i o VC 4 ti I— U t" ';bction 2 N section A 4� � � ' ..tj. Boulevard State Hwy 5 N P.- tour! I 11 — 8" COUI: TtrftbVWOOd 0, C L L 04 kj or fee 4i CA CrO es! 6 kA W l , Usk(; r X, CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937 -1900 DEVELOPMENT REVIEW APPLICATION PLICANT: E. Jerome Carlson OWNER: E. Jerome Carlson DRESS: 6950 G a lp in R oad ADDRESS: 6950 Galpin Road Excelsior, M N 55331 Excelsior, MN 55331 LEPHONE (Day time) 6 TELEPHONE: ( home) 612/474-4163 _ Comprehensive Plan Amendment _ Temporary Sales Permit Conditional Use Permit — Vacation of ROW /Easements Interim Use Permit — Variance _ Non - conforming Use Permit _ Wetland Alteration Permit Planned Unit Development* _ Zoning Appeal _X_ Rezoning $500 _ Zoning Ordinance Amendment Sign Permits Sign Plan Review x Notification Sign $150 Site Plan Review* X Escrow for Filing Fees /Attorney Cost ** ($50 CUP /SPRNACNARNVAP /Metes and Bounds, $400 Minor SUB) $ 4 0 0 _ Subdivision* $1210 TOTAL FEE $ 2260 A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty -six full size folded copies of the plans must be submitted, including an 8'/2' X 11" reduced copy of transparency for each plan sheet. Escrow will be required for other applications through the development contract JTE -When multiple applications are processed, the appropriate fee shall be charged for each application. �elopment Coordinator: Donald R. Peterson 612/476 -5317 (office); 612/551 -9202 (home) PROJECT NAME Hi g hover LOCATION Hazeltine Boulevard, Chanhassen LEGAL DESCRIPTION Lot 2 and 3, Block 1, Wirtz Addition, PID 258860020 and 258860030 TOTALACREAGE 10 acres WETLANDS PRESENT YES x NO PRESENT.ZONING Rural residential REQUESTED ZONING PRESENT LAND USE DESIGNATION open land REQUESTED LAND USE DESIGNATION RSF single family homes REASON FOR THIS REQUEST Part of Highover subdivision 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 Planninc Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten 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 whop the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownershil (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or 1 am the authorized persoi to snake 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 furthe understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to an, authorization to proceed with the study. The documents and information I have submitted are true and correct to the best c my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearin requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 da extension for development review. Development review shall be completed within 120 days unless additional revie� extensions ale approved by the applicant. S ur of Applicant Signature of Fee OP y-'/ Application Received on Fee Paid Date y�-51 Date Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meetint If not contacted, a copy of the report will be mailed to the applicant's address. Development Coordinator: Donald R. Peterson 612/476 -5317 (office); 612/551 -9202 (home) K -P PROPERTIES, INC. 12435 42nd Ave. N. Plymouth, MN 55441 Phone: (612) 476 -5317 May 22, 1997 Sharmin Al -Jaff City of Chanhassen 690 Coulter Drive PO Box 147 Chanhassen, MN 55317 Dear Ms. Al -Jaff This letter is to summarize the changes that have been made in the plans for the subdivision to be known as "Highover ". It has been a pleasure working with you to create a true neighborhood for Chanhassen residents and your suggestions have been most welcome. It is our goal to create one of the finest neighborhoods for people to live that will exist in the Metropolitan area. As you know the following changes have been made to the original plans that were prepared by planners and engineers for Highover: 1. The number of lots was reduced considerably from the original plans which were prepared by our previous planners. 2. The roadway pattern was changed to allow the grades to better fit the existing terrain and to miss stands of very large trees. Highover Drive was moved to the west to allow a more gradual grade and to pass through an area with fewer trees. 3. Highover Lane was changed to penetrate the pine grove from south to north, the narrow way, rather than from west to east. 4. Highover Drive was moved out of the pine grove and follows the existing ground contour as much as possible to minimize grading. It also has been located to preserve the existing slope to the south and west of the existing house at 6841 Hazeltine Boulevard. 5. We propose that all roads be 28 feet back to back of curb and be located in a 60 foot right of way. We also propose that Highover Drive and Highover Circle be offset 4 feet from centerline within this right of way to allow an extra wide boulevard on one side to allow the construction of a 5 foot wide meandering sidewalk within this boulevard and also to allow more room to provide pedestrian benches and mailboxes at strategic locations within this area. This will provide the neighborhood feeling that we strive for. 6. We have also included an easement for the Highover pedestrian trail along the east edge of the project. This pedestrian trail can connect Lake Minnewashta Regional Park on the west to Lake Ann Park several miles to the south. It is acceptable to us if this pedestrian trail be a mowed trail as suggested by the Parks and Recreation Director. We also volunteer an easement to allow a pedestrian underpass about 100 feet south of Lake Lucy Road. This will allow the Highover Trail and the Lake Lucy Trail to connect with Lake Minnewashta Regional Park without presenting a pedestrian hazard. The staff meeting that we had on Thursday May 15 was welcome and the following comments are our reaction to the suggestions made by your staff at that meeting: 1. A large 60" maple tree is located at about360 south of Lake Lucy Road. Highover Drive was located to preserve this tree. We proposed that the tree be at the right of way line. Staff recommended that the street be moved a few more feet west to assure that we won't have to disturb this tree during street construction. We agree and this change is being made. Another specimen maple tree lies about 60 feet south of that tree. That tree will be located in the front yard setback for lot 4, block 2. 2. Staff expressed concern with the grade for the driveway for lot 4, block 2. We have changed the adjacent lots so that access for lot 4 can come off from Highover Circle and retaining walls can be built along Highover Drive if needed to preserve this tree. 3. The staff expressed concern regarding setbacks from the wetlands on block 1 and lots 20 and 21 of block 4. We are submitting a blown up drawing of these areas and commentary to more closely define the wetlands and setbacks from these wetlands in these areas. 4. Staff told us that a NURP pond will be required adjacent to the wetland previously dedicated by Jerome Carlson just south of Lake Lucy Road. Mr Carlson allowed the city to excavate a previous dump area to create this wetland at no cost to the City when Lake Lucy Road was constructed. We have no problem in providing additional ponding area to treat storm runoff before discharge into this created wetland if the building setbacks can be tied down at this time to assure that lots 20 and 21 will be buildable without future problems being presented at the time of future building permit issuance. 5. Staff brought up a concern about tree removal in the rear of the lots in block 2. We will not take down any trees in the rear portion of the lots in Block 2 and in our opinion no homeowner will cut down trees which provide a nice buffer between their homes and the pedestrian path. For this reason and because we do not want to impose on the rights of our homeowners we feel that a conservation easement is not necessary and is in fact undesireable. 6. Staff recommended that the storm sewer line between lots 1 and 2, block 4 be relocated to between lots 2 and 3 to save trees on the slope in this area. The plan showed this area to be wooded but it is covered with sumac. This storm sewer line will not be required on our revised plan. 7. The Assistant City Engineer recommended that we consider relocating Highover Drive from the existing house to the south. Our plan shows Highover Drive running parallel with the ridge in the south end of Block 4. This was done to allow the homes in this area to enjoy the Vistas of Lake Minnewashta in the distance to the west and to prevent having to disturb this slope. We have looked at relocating Highover Drive to connect with lot 1, block 1, Wirtz Addition. This alignment would cut across the slope in block 4 but would preserve another slope south of Highover on the Youngstead property. I met with Paul Youngstead the owner of the large parcel lying south of Highover. He looked at the future use of their parcel and informed us that the layout that we originally presented fits his future plans better than rerouting this road through Lot 1, block 1, Wirtz Addition. Our location requires that sewer ejector pumps be allowed for two lots in block 4. The proposed city location would require ejectors for 4 or 5 lots. These ejectors could be eliminated with the construction of a long sewer trunk line from Long Acres to the south. Mr. Youngquist stated that he doesn't intend to develop the eastern portion of his property for many years so this trunk line will most likely be delayed a considerable amount of time. We have revised our plan to comply with the suggestions made by Dave Hemple and informed him that his layout has some advantages that are desireable. The major problem is that the revised layout will require sewer ejectors for 4 or 5 lots instead of 2 with our original plan. The construction of a trunk sewer line through Youngsted's property would eliminate this need but Mr. Youngsted told me that he expects many years of delay before he is ready to develop. If the city will allow temporary ejectors for the lots that will eventually be served by the trunk sewer from the south we will revise our layout as suggested by Dave Hemple. 8. Dave Hemple also requested that we consider a site for a city well within our platted area. We will work with the city to allow the acquisition of a site if a mutually agreeable location can be found. We look forward to working with you to complete this subdivision and please call me if you have any questions. Sincerely: , n Donald terson, Project Coordinator. NOTICE OF PUBLIC HEARING PLANNING COMMISSION Wednesday, June 18, 1997 at 7:00 P.M. City Hall Council Chambers 690 Coulter Drive SUBJECT: Rezoning and Preliminary Plat Request APPLICANT: E. Jerome Carlson LOCATION: North of Hwy. 5, E. of Hwy. 41 and So. of Lake Lucy Road NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, E. Jerome Carlson, is requesting rezoning of 48.99 acres from Rural Residential to Residential Single Family and preliminary plat request for 54 single family lots and 1 outlot located north of Hwy. 5, on the east side of Hwy. 41 and Minnewashta Regional Park, and north and south of Lake Lucy Road, Highover Addition. What Happens at the Meeting:. The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: 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 Sharmin at 937 -1900 ext. 120. If you choose to 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. Notice of this public hearing has been published in the Chanhassen Villager on June 5, 1997. ne & Linda Carlson Carver County Galpin Blvd. Attn: Planning Dept. lsior, MN 55331 600 East 4 th Street Chaska, MN 55318 knderson Michael & Susan Gilbert Hazeltine Blvd. 7100 Ches Mar Dr. lsior, MN 55331 Excelsior, MN 55331 am & Barbara Johnson Paul & Roxanne Youngquist Ches Mar Dr. 7105 Hazeltine Blvd. lsior, MN 55331 Excelsior, MN 55331 -y & Kristine Brower Lundgren Bros. Construction Hazeltine Blvd. 935 E. Wayzata Blvd. lsior, MN 55331 Wayzata, MN 55391 Gestach Paulson Construction 200 North Chestnut Street Chaska, MN 55318 Daniel Enblom & Pamela Griffith Enblom 7010 Ches Mar Dr. Excelsior, MN 55331 Dennis & Joan Clark 6651 Hazeltine Blvd. Excelsior, MN 55331 Larry & Linda Constantineau 2340 Lake Lucy Road Excelsior, MN 55331 Westwood Professional Services, Inc. MEMORANDUM To: Donald Peterson Ref 97273 From: Dwight Jelle Date: July 8, 1997 Re: Highover Tree Revisions Don: 014180 Trunk Hwy. 5 ❑ 104 Marty Drive, #3 Eden Prairie, MN 55344 Buffalo, MN 55313 612 - 937 -5150 612 - 682 -2587 FAX 612 - 937 -5822 FAX 612- 682 -2639 As requested, we have made several improvements to the tree loss (tree canopy reduction) that we had shown on preliminary plans. The following is a summary of the improvements: Total Site Area = 48.99 Ac. Net Site Area = 38.85 Ac. Existing Canopy Cover = 17.24 Ac. (Including 2.4 Ac. of Sumac) = 44% of Net Area Preliminary Plan's remaining canopy (after development, before building) = 7.7 Ac. = 19% of Net Area Final Plan's remaining canopy (after development, before building) = 11.7 Ac. = 30% of Net Area This represents a 4.0 acre of woodland (canopy cover) improvement before building. We have not completed the impacts to the trees in the building pad areas on the final plan. We expect this number to be on a comparable ratio to the trees saved as described above. Based on this information, and assuming that we will lose 2.0 acres to building on the final plan, we assume that the replacement trees required will be reduced from 302 to approximately 210 to 230. By eliminating one lot from the development in the N.E. corner of the site, we calculate that you will save approximately 14 significant trees, or an equivalant canopy cover of 15,525 S.F. (based on 1,090 S.F. per tree). The area effected would include approximately 7,500 S.F.. This would be a significant change that would result in a big impact to the development's entry. Planning Commission Meeting - June 18, 1997 PUBLIC HEARING: REQUEST FOR REZONING OF 48.99 ACRES FROM RURAL RESIDENTIAL TO RESIDENTIAL SINGLE FAMILY AND PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 48.99 ACRES INTO 54 SINGLE FAMILY LOTS AND 1 OUTLOT, LOCATED NORTH OF HWY. 5 ON THE EAST SIDE OF HWY. 41, (HAZELTINE BLVD.), SOUTH OF LAKE LUCY ROAD, JEROME CARLSON, HIGHOVER ADDITION. Public Present: Name Address Paul Youngquist 7105 Hazeltine Boulevard Larry Constantino 2340 Lake Lucy Road Sharmin Al -Jaff presented the staff report on this item. Hempel: Mr. Chairman, if I could interject too. We did modify two other conditions. Condition number 12 as a result of discussions with the applicant's engineer. Also condition number 20 was modified as well. Peterson: Questions of staff. Brooks: Dave, I have a quick question. There is some formula, how many trips is it per home that it is calculated per day? Hempel: Generally a single family residential lot will generate 8 to 10 trips per day. Brooks: To 10 trips per day. Skubic: The tree preservation. Is it possible that all the trees could be taken off ...as long as they replace it the 1.2 to 1 ratio or...? I know they're... Aanenson: They cannot clear cut the site. That's city ordinance right now. Peterson: Does that mean they can leave one tree? Al -Jaff: Actually when we worked with the applicant, we've had several meetings with the applicant. Originally, right from the beginning they were proposing to custom grade the lots. Staff wanted to see worst case scenario as far as grading. We didn't want to sit with the applicant each building permit and negotiate how the trees are going to... We wanted some standard established and then... The intent of the applicant is to custom grade the lots so it's really for benefit of staff. What could potentially happen... Peterson: Other questions of staff? 7 Planning Commission Meeting - June 18, 1997 Blackowiak: I have one question. Page 10. Park dedication. Could you talk a little bit about why there are no park dedication fees, or just explain this a little bit more. Aanenson: Condition 4(a) does require park and trail dedication... on page 16. Blackowiak: They're paying trail fees then and there will no nothing further in the lot is that correct? Or in the development. Aanenson: They will be paying park and trail fees. Blackowiak: They will be, okay. Normally there's a dollar amount or something that we see. Aanenson: Well it just says per city ordinance. Blackowiak: Okay. Aanenson: We've tried to move from that because it changes. Peterson: Other questions of staff. Sharmin, I've just got an informational type question more than anything else. On Block 3, Lot 13, there's a substantially different width on the entrance of the lot going down to 35 feet. Do we have a minimum on ordinance for the, on the entrance to a lot or not? Al -Jaffa Yes we do. A lot.. does not specify how narrow it can be. We have approved... Peterson: We weren't obviously ... in this case but that one was noticeably narrower than the other ones so. Other questions. Would the applicant or their designee wish to address the Commission? If so, please come forward and state your name and address. Donald Peterson: My name is Donald Peterson. I am the project coordinator for E. Jerome Carlson, who is the owner of the land. I'm a registered civil engineer and I've been doing development for, since 1980. Basically on a fee basis for individual homeowners or landowners or for my own development company. This particular project I'm working on as a coordinator for Mr. Carlson. I have with me here Dwight Jelle who is the principle engineer at Westwood Planning and Engineer who we've hired to do the detailed engineering work on the project. We had done, actually hired a planner and two other engineering firms. Mr. Carlson had before I was involved with the project. We looked at those plans. I reviewed them with Mr. Carlson. We made many changes in them. We actually came up with three different proposals before we ever submitted this to the city planning staff. Since that time we've worked very closely with Sharmin and the rest of the staff to try to work out a plan that incorporates what we'd like to do. And as well as take care of the city needs. We've revised the entire street plan on the south end of the project from what we originally presented because of some concerns that the staff had, the engineering staff had regarding the future development to the south of us. So we worked very closely with the staff. I'd like to just state that Mr. Carlson's primary concern with his property n. Planning Commission Meeting - June 18, 1997 is to be able to develop the land but preserve as much of the character as he can. So our lots are quite large. There's going to be quite a variety in price from the low to the end. We haven't determined all the numbers on that yet but the lots are large. We tried, we moved the roads to work with the land to provide grading that blends with the land and try to eliminate tree removal. And some of the recommendations refer to tree removal. We do agree to a tree removal limit being established. We think that's certainly well worth while. It's just a matter of what that tree removal limit, how long that lasts and what it encumbers we have to work out with the staff prior to the Council meeting. But we do agree with these recommendations that were added, that were changed tonight. One of the things that we had done was we submitted a 28 foot street back to back but I've had conversations with Dave Hempel and he's informed us that they do not go along with that recommendation and he wants the street to be 31 feet back to back of curb and we have discussed that this afternoon and agree to that. One of the things that Mr. Carlson was very interested in, in creating some type of pedestrian movement in the project so therefore we have not only provided a sod pedestrian trail along the east side of the property to serve all the homeowners in this area, but also to make a connection for homeowners to the south to be able to walk down to Minnewashta Park. Hopefully someday there will be an underpass underneath TH 41. We will provide whatever easements are necessary to get to that underpass. At this point in time it has been no determination by the City where that will be but if the City can determine if there will be one or request easements, we'll provide those. Right now we're running our path and a sidewalk down to the trail that's on Lake Lucy Road. And we're going to provide a connection at our intersection of Lake Lucy Road and Highover Drive so that the children and the homeowners can walk across the street at that location, at an intersection to get on the Lake Lucy path to run up to the school. We also volunteered, on our own, to provide a sidewalk on Highover Drive. 5 foot concrete sidewalk so that all of the homes have access to some kind of pedestrian movement. We also will be working with the planning staff to incorporate some neighborhood facilities in there. We feel that it will probably be 3 or 4 gang mailboxes because the post office department will want mailboxes on one side of the street and not on both. So we'll have gang mailboxes and we're going to be working with the staff to try to work out some type of boulevard or property line landscaping which might be some park benches or benches along this area so people can come out from their home at night, pick up their mail and visit with their neighbors. The whole idea is to make a neighborhood, not just a project. We've revised the south end of the project to meet what the request of the city and we're willing to work with the homeowners to the south to incorporate an alignment that works best with their property. We've provided this road where we think it should be. There is some flexibility. Not a great deal of flexibility at that location. We've tried to provide a location which would serve the property to the south, but we really don't control what happens there. Highover Court South used to be a through street going to the south through to the Youngsted property. The City requested to change that because we were going through a heavily wooded area there and the property to our south is also fairly steep so that was revised and we eliminated that connection from what we originally submitted. I don't really have anything more to say other than we're going to strive to reduce the grading as much as possible. We've provided a plan which we're showing you is the absolute worst case scenario. We'll be working with the city staff. My understanding's in Chanhassen, before we get final plat approval we have our construction plans done and during that time we will be working to revise grades as much as possible to minimize grading. And as Sharmin mentioned, we're going to try to provide as many custom lots as we can so that we can 0 Planning Commission Meeting - June 18, 1997 try to save trees in those areas. Granted there may be some trees that we save that might someday die but our experience is that a lot of the trees that we strive to save remain. Some of them will die. But this is an area that, and there's trees that are worth saving in that area. That's about all I have to say. We do have, Mr. Carlson has provided an easement for a pond south of Lake Lucy Road. When Lake Lucy Road was constructed and initially we didn't provide an additional pond to that but the staff recommend we provide a sedimentation pond prior to the water from our project going into that. A plan that was built when Lake Lucy Road was constructed and we've incorporated that into our plan. With that I'd like to just answer any questions that you might have. Peterson: Thank you. Any questions for the applicant? Thank you. This item is open for a public hearing. Could I have a motion and a second to open it to the same please. Conrad moved, Sidney seconded to open the public hearing. The public hearing was opened. Peterson: This is a public hearing so if you wish to address the commissioners, please come forward and state your name and address please. Paul Youngquist: Hello. My name is Paul Youngquist,_ 7105 Hazeltine Boulevard. I apologize. I'm out of town an awful lot and I haven't been able to come in and sit with you so I basically have just a couple questions for staff. Sewer and water, utilities. What is the plan for those? Hempel: Mr. Chairman, sewer and water will be extended through this site from Lake Lucy Road south. There is a grade break where the sewer can service the property. Maybe I can show on the overhead. The staff report made reference to five lots that are on the low side that would have to be serviced... lift statign to service these five lots. The high point of the property is... The area to the south is designated to be served by sanitary sewer... Watermain will be ... as well as a loop... Mr. Youngquist's property lies south between this development and the Lundgren development... Paul Youngquist: Is that a NURP pond or what is that? Hempel: The developer is required to provide pre - treatment for water quality and water quantity before leaving the subdivision. The City Surface Water Management Plan proposes a regional stormwater collection pond to be down in this area here in the future. At that time, as the property develops... construction, this pond will be eliminated and incorporated into... Paul Youngquist: Thank you. Peterson: Thank you. Larry Constantino: My name is Larry Constantino and I live at 2340 Lake Lucy Road. I guess I'm the only resident in that area right now and I had a couple of questions. First of all I'm very supportive of development of this type. I think it will lend a lot to the neighborhood and 10 Planning Commission Meeting - June 18, 1997 development of that area of Chanhassen. I do have a concern however in reviewing the plan that the access point onto Lake Lucy Road comes at a point on a hill and a curve on Lake Lucy Road, which may be a potential hazard in the future. And I'm sure that the staff has reviewed that but I'd like to go on record as questioning whether it is in compliance with whatever standards are necessary for that area. Peterson: Comments to that Dave. Hempel: Mr. Chairman, we will look at that with the final construction plans when the final grade for the street has been determined. Right now these are preliminary plans. The location where it does access Lake Lucy Road from a sight line is on the outside part of the curve which would give you good sight lines east and west. The gray part, where there's a hill there, that will be taken into account to make sure that there is adequate sight distance for the speed that the street is posted for. Larry Constantino: Okay, along this same line I have a follow -up question then. What provisions, if any are being at this time for a crosswalk to cross Lake Lucy Road from this development to join up with the Lake Lucy path? And what efforts will be taken to control the speed of vehicles on Lake Lucy Road, which today seems to be excessive. Because it is kind of a rural area. Hempel: Chairman, Planning Commissioners. There is a crosswalk proposed across Lake Lucy Road at the intersection of Highover Drive. Speed. The street I believe is posted at 30 mph, Lake Lucy Road, as well as Highover Drive. Lake Lucy Road is a city collector road. As far as speed goes, that does become an enforcement issue. You can put sign after sign after sign but still drivers that will drive wherever they're comfortable with so it does become an enforcement issue. Right now Lake Lucy Road is a dead end street and it's limited to a number of homes which I believe are less than 6 up in that area right now. Larry Constantino: Yeah, but the plans are for that to go through probably in the next year or so. Hempel: That's correct. Larry Constantino: So again, I'd like to go on record as expressing concern about the plan, the way that it's laid out right now could create a potential hazard in the future. Peterson: Thank you. Larry Constantino: Thank you. Peterson: Anyone else wish to address the commissioners? Seeing none, may I have a motion to close the public hearing and a second please. Skubic moved, Sidney seconded to close the public hearing. The public hearing was closed. 11 Planning Commission Meeting - June 18, 1997 Peterson: Before I go around I've just got one last question. What's our current either ordinance or policy on landscaping of the islands and the cul -de -sac? Hempel: I'm not sure if we have an ordinance yet. We do have a policy of requiring the homeowners association to maintain those landscaped islands. If not, the city reserves the right to eliminate or remove those islands if we do have to start a maintenance. From a snowplowing standpoint, I'm told that it's actually easier to snowplow those cul -de -sacs with the islands. The circles when they're done versus the back -up, go forward, back -up, go forward so we've actually felt very comfortable with them. The landscape islands that are out there in some of the Lundgren neighborhoods look very nice and are functioning well. Peterson: Are you concerned about the height and the height of the landscape material, i.e. safety? Hempel: Not really. The site, as you come into the cul -de -sac, the island I believe is 12 foot radius or 24 feet wide and the pavement section out there is actually about 46 feet wide to the back of curb so there's a pretty good sight lines around the cul -de -sac. Of course the speeds in there would be relatively slow. Peterson: Thanks. Skubic: One more question of Dave regarding the crosswalk. What constitutes a crosswalk? Does that include a stop sign? Hempel: No. There are other traffic control signs and striping of the pavement that's required at a crosswalk. Crosswalks generally are at intersections instead of mid - block. Brooks: Is it possible to combine a speed bump with the crosswalks? Hempel: No. Speed bumps create havoc on snowplows during the wintertime. I'm trying to think of other crossings in town that we have. We have one in front of St. Hubert's school there on West 78` Street... Again, it's a traffic control and signage issue. Skubic: Thank you Dave. Peterson: Comments from commissioners. Alison. Rackowiak: Overall it seems like a well thought out plan. It seems to take into account the varying topography on the site. My major concern would be that efforts be made to save significant trees where possible. And if as in recommendation 1, talking about either an easement or removal limits, I would personally favor some type of an easement. Tree easement to ... just taking them out after the homeowner moves in because once the homeowner moves in, if there's no easement, it appears that they kind of do what they please. ...it seems to be such a significant area for large trees and hardwoods, I would hope that the developer could work with the City to do whatever's possible to save as many of the significant trees as possible. 12 Planning Commission Meeting - June 18, 1997 Peterson: Allyson. Brooks: Well I don't have a lot of comments but mostly I would say, I just agree with Alison. That it would be nice to have an easement to save as many trees as possible. Other than that I really don't have a lot of other comments. Peterson: Conrad. Commissioner Conrad I should say. Conrad: It looks fine to me. Just one quick question. Do we have a trail running along Highway 41? The other side? Aanenson: It's a proposed trail. Conrad: The other side? Aanenson: Unless we you want to get one... Conrad: We don't need one on this side then for sure, right? Aanenson: We want to get to the... Conrad: But there's a trail running north and south on TH 41 on the other side. Aanenson: Proposed. Conrad: Proposed, okay. Other than that, it looks good to me. I like the sidewalks in there like the things that the developer has done very much so no more comments. Peterson: Bob. Skubic: I agree with Alison regarding the tree preservation easement. There's a number of trees coming out of there, it's inevitable that you're going to build the property. And I think staff and the applicant are taking appropriate measures to try to minimize those. I've seen instances where there have not been easements or very good easements, I've seen easements that have ... west short of Lake Susan for example. And I'd like to see us do whatever we can to preserve what is ... so I certainly support a tree easement over a tree removal plan. Other than that I agree with what staff has prepared here. Peterson: LuAnn. Sidney: I don't have any major concerns except the tree removal issue. I'd like to see the applicant work with staff to save as many of the significant trees as possible. I think the development has a lot of very nice elements. I think it's well laid out and I guess I have no further comments. 13 Planning Commission Meeting - June 18, 1997 Peterson: I don't have many other than I agree with one of the residents that was addressing us tonight regarding the access to Lake Lucy. In driving that area, where it is now it's hard to tell with the grading but it clearly is, if the grading doesn't change significantly it does have some sight lines that are pretty restrictive. And I too agree on trees. But I'm very pleased with staff. This is a very large undertaking and really they've worked well with the applicant to present us with a good plan. You've heard very few negative comments on so... With that, may I have a motion and a second please. Brooks: I move the Planning Comm for 55 recommends ts and one outlot as shown on the plans Subdivision #97 -1 for Highover Addition received June 6, 1997, subject to conditions 1 through 28. Conrad: Second. Peterson: Discussion. Brooks moved, Conrad seconded that the Planning Commission recommends approval of the preliminary plat for Subdivision #97 -1 for Highover Addition for 55 lots and one outlot as shown on the plans received June 6, 1997, subject to the following conditions: 1. Submit tree survey showing all trees 30 inches and larger with overlay of proposed development and grading. Establish tree preservation easements or tree removal limits on appropriate lots. If either easement or removal limits are established, designate penalty for encroachment. A tree protection fence shall be placed along the edge of the grading limits prior to grading. 2. Building Department conditions: a. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard designations and indicate the lowest level floor, entry level floor and garage floor elevations. This should be done prior to final plat approval. b. Obtain demolition permits. This should be done prior to any grading on the property. 3. Fire Marshal conditions: a. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, Cable TV, and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9 -1. b. No burning permits for trees will be issued. Any downed trees will have to be chipped on site or hauled off site. 14 Planning Commission Meeting - June 18, 1997 4. Park and Recreation conditions: a. Payment of full park and trail fees in lieu of parkland dedication or trail construction. One third of the fees shall be paid prior to recording of the plat. The remaining two thirds shall be paid at the time of building permit as identified by city ordinance. 5. Lots 15, 16, and 17, Block 4 shall maintain a 20 foot front yard setback. 6. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the City for review and formal approval. Type I erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with a bituminous surface. 7. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 8. The applicant shall provide detailed storm sewer calculations for 10 year and 100 year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre- developed and post developed stormwater calculations for 100 year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 9. The proposed single family residential development of 39.39 net developable acres is responsible for a water quality connection charge of $31,512 and a water quantity fee of $77,992.00. The water quality fee will be waived upon the applicant meeting NURP design for on site runoff. These fees are payable to the City prior to the City filing the final plat. 10. Prior to final plan approval, the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. Plans and specifications shall be submitted three weeks prior to the City Council meeting. As -built construction drawings will be required upon completion of the utility and street improvements. 11. All custom - graded lots shall provide a detailed grading, drainage, tree removal and erosion control plan in conjunction with building permit application for City review and approval. 12. Lot 1, Block 2 should be designated as a tuck -under type home on the grading plan and not a ramble unless the applicant can demonstrate to staff that a rambler -type dwelling could fit on the lot without excessive grading or tree removal. �� Planning Commission Meeting - June 18, 1997 13. Cross - access driveway easements 30 feet in width shall be provided for Lot 1, Block 2 across Lot 2, Block 2 and Lot 4, Block 2 over Lots 5 and 6, Block 2. 14. The street construction plans shall include a drain tile system behind the curbs to convey sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. 15. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level from the first one foot of depth of water or 4:1 slopes overall. 16. The storm sewer proposed along the rear lots of 24 through 28, Block 3 shall be relocated along Highover Way to Highway Drive and connected to the proposed storm sewer through Lot 28, Block 3. 17. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. 18. Parking shall be prohibited on Highover Court North and South adjacent to the landscaped cul -de -sac islands. The City shall sign these streets accordingly. 19. The developer may plat Lots 1 through 3, Block 4 and Lots 27 and 28, Block 3 contingent upon the developer installing and maintaining a temporary lift station at the end of Highover Drive. The developer shall also be responsible for the abandonment and removal of the lift station with the extension of service of gravity sanitary sewer for these lots or the developer may plat these 5 lots as an outlot until future sewer service is available. 20. The developer shall install a 12 inch watermain versus an 8 inch watermain along Highway Drive. The developer will be entitled to credits against their utility hookup charges for the cost difference between an 8 inch and 12 inch watermain. 21. The developer shall loop the water line system in Highover Court South along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. 22. The erosion control fence along Lots 1, 2 and 3, Block 4 and Lot 28, Block 3 shall be Type II. 23. Temporary cul -de -sacs will be required at the ends of Highover Drive and Highover Trail. Traffic barricades shall also be installed with a sign indicating "This street shall be extended in the future." A condition will also be placed in the development contract to notify future property owners of the street extension. 24. The street widths throughout the plat shall be increased to 31 feet back to back of curb. 16 Planning Commission Meeting - June 18, 1997 25. The driveway access to Lots 1, 2 and 3, Block 1 shall be restricted to the eyebrow area of Lake Lucy Road. Direct access onto.Trunk Highway 41 shall be prohibited from all lots in the subdivision. The existing driveway access from Trunk Highway 41 shall be eliminated in conjunction with site grading. 26. The developer shall enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee with the terms of final plat approval. 27. Drainage and utility easements shall be dedicated on the final plat for public improvements which lie outside the street right -of -way. The exact easement width will be determined in conjunction with final construction plan review. The minimum utility and drainage easement width shall be 20 feet. Drainage and utility easements shall also be dedicated over all wetlands and storm water ponds up to the elevation of a 100 year storm event. 28. All existing structures on the site need to be removed prior to recording of the final plat. All voted in favor and the motion carried. Skubic: It appears we need a motion for rezoning. Peterson: Correct. Skubic: Then I'll make that motion. I'll move that the City Council approve rezoning #97 -2 for property zoned Rural Residential to Residential Single Family for Highover Addition as shown on the plans dated June 6, 1997 and subject to conditions 1 and 2. Brooks: Second. Peterson: Any discussion? Skubic moved, Brooks seconded that the Planning Commission recommends approval of Rezoning #97 -2 for property zoned RR, Rural Residential to RSF, Residential Single Family for Highover Addition as shown on the plans dated June 6, 1997, subject to the following conditions: 1. The applicant shall enter into a development contract containing all of the conditions of approval for this project and shall submit all required financial guarantees. The development contract shall be recorded against the property. 2. The applicant shall meet all conditions of the Subdivision #97 -1. All voted in favor and the motion carried. 17