1a1 Vasserman Ridge Final Plat CIT¥OF
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MEMORANUDM
TO: Todd Gerhardt
FROM:
Kate Aanenson, AICP, Community Development Director
DATE:
August 26, 2002
SUBJ:
Vasserman Ridge Final Plat Approval
.Background
On July 22, 2002 the city council gave preliminary plat approval to the Vasserman
Ridge Subdivision subject to conditions, a land use amendment from residential low
density to commercial for 1.94 acres, a rezoning of the property to Mixed Low
Density Residential, R4, and Planned Unit Development, PUD, a wetland alteration
permit and a conditional use permit for development within the Bluff Creek
Corridor. The applicants are requesting final plat approval for a portion of the site
creating 22 lots including 20 twin home lots and two single-family lots. The plat
includes 10 lots in Block 1, 12 lots in Block 2, one lot in Block 3, (association park)
and one lot in Block 4 (commercial site) and three outlots. Outlots A-C are for
entrance monuments and Outlot D is the remainder of the development to be platted
at a future date.
Approval of the Land Use amendment is subject to the Metropolitan Council review
and approval. The request has been sent to their office.
.Analysis
Platting is starting on the eastern side of the development. The group home will
remain in place until next summer when the purchase agreement with the
developer states they must be out. The main issue of concern from the City
Council at the time of preliminary plat was the transition of the sidewalk to the
trail. The Park and Recreation Director is recommending that the sidewalk
remain and that a sign be posted at West 78th Street directing that this sidewalk
connects to a trail.
Gradine
The site is bordered by wetlands along the west, north and east property lines.
The new West 78th Street runs along the southern property line. The site is also
outlined by groves of significant trees, along with a section of trees that extends
toward the center of the site from the west. In addition, there are four existing
buildings on the property which will have to be razed prior to any grading
operations. The existing well and septic systems must be capped and/or removed
in compliance with State health codes.
The Cily of Chanhassen · A aro;v/no ~ ~,.. ~, "
,.4. ,mu, ,,), ',','~[n cz:an ;akes quaii:y schools, a charming downtown, thriving bu,::ines,~¢, winding trails, and ~'*",'"~,,' n.~r~,:: A ,""'"at ,1"".: fn ,'.,
.... ~, U~dUtlfdl
,lye. work. and
~-- ....... ~'~ ,-, .~ .... play.
Vasserman Ridge Review
August 26, 2002
Page 2
Significant site grading will be needed to prepare the site for home construction. The developer
intends to grade the site in phases over one to two years. The first phase of grading will be
completed this fall. It is not clear from the plans, however, where the grading limits for Phase I
will be. Additional detail will have to be added to the grading plan to designate the Phase I
grading limits. As part of the grading operations, large berms (10'-20' tall) are proposed along
the south property line of the site to buffer the development from West 78th Street and associated
noise. This is necessary due to the lack of noise abatement with the Highway 5 project. West
78th Street is currently a MnDOT road and, as such, MnDOT will have to review and approve
the grading plan.
If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans.
Drainage
The north half of the existing site drains to the large ag/urban wetland along the northern
property line. The southerly portion of the property drains to West 78th Street and eventually a
MnDOT storm pond. The proposed grading plan has been designed to match the existing
drainage patterns fairly well. The north and east portions of the site drain to a proposed pond in
the southeast corner of the site. The pond will treat the water before discharging it to the
adjacent wetland. The pond is required to be designed to National Urban Runoff Program
(NURP) standards. The proposed drainage plan is consistent with the City's Surface Water
Management Plan (SWMP).
The applicant intends to drain the commercial parcel (Lot 1, Block 4) to the existing MnDOT
pond on the south side of West 78th Street. This will require that the pond be enlarged to handle
the additional runoff from the commercial site. Without MnDOT approval on the enlargement of
the existing pond, the applicant will be required to provide a separate, on-site pond at the time of
site plan approval.
The applicant has submitted drainage calculations for the site but some revisions are needed.
Staff will work with the engineer to correct the calculations. The proposed storm sewer must be
designed for a 10-year, 24-hour storm event. Drainage and utility easements will need to be
dedicated on the final plat over the public sto~Tn drainage system including ponds, drainage
swales, emergency overflows, access routes for maintenance, and wetlands up to the 100-year
flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all
stormwater ponds are also required on the construction plans.
Erosion Control
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type III
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing wetlands on the north and east grading limits of the site. Type II silt fence shall be used
Vasserman Ridge Review
August 26, 2002
Page 3
in all other areas. The rock construction entrance shown at "A" Street must be lengthened to 75
feet as per City detail plate #5301. In addition, wood-fiber blankets are required on the steep
slopes of the proposed berms along West 78th Street.
Utilities
Currently, public sanitary sewer runs along the wetland on the north side of the site. The plans
propose on connecting to this sewer line and extending it to serve the site. This is consistent
with the City's Comprehensive Sewer Plan. If the commercial lot does not develop with the
adjacent lot to the west, a sanitary sewer service will have to be provided by this development.
Municipal water is available to the site from West 78th Street. There is an existing water stub to
the property just west of "A" Street which the applicant will connect to. If the commercial lot
does not develop with the adjacent lot to the west, a water service will have to be provided by
this development.
In conjunction with the BC-7/BC-8 project and the Trunk Highway 5 reconstruction project, the
underlying parcel (PID #25-4530490) of the property being platted was subject to special
assessments. The remaining assessment due payable to the City for the BC-7/BC-8 Trunk Utility
Project is $69,387.50 for sanitary sewer. The remaining assessment due payable to the City for
the Trunk Highway 5 Project is $90,417.25 for watermain.
As part of the preliminary plat approval for this development, it was determined that 30
additional sanitary sewer and water lateral connection charges would be required. These
connection charges were based on the additional number of units that will be platted versus the
amount of units that the property had been assessed for. The applicant is proposing to final plat
9.45 acres or 14% of the ultimate site development of 68.8 acres. Using this same area
percentage, 14% of the 30 additional units or four additional connection charges will be required
to be paid upon final plat approval of the first phase. Based on the current 2002 rate, the total
amount due payable to the City for the four additional connections charges would be $17,340 (4
@ $4,335). In addition, each newly created lot will be subject to City sanitary sewer and water
hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges
are $1,383 per unit for sanitary sewer and $1,802 per unit for water. Hook-up charges are for
core utility system infrastructure, i.e. wells, lift stations, water towers, etc. Connection fees are
in lieu of assessments which were absorbed by the City instead of being levied at the time of
construction. In this case, more units are proposed to be constructed than originally anticipated.
Utility improvements are required to be constructed in accordance with the City's latest edition
of Standard Specifications and Detail Plates. Detailed construction plans and specifications have
been submitted for staff review. Additional manholes and/or valves may be required. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. Permits from the
Vasserman Ridge Review
August 26, 2002
Page 4
appropriate regulatory agencies will be required prior to construction, including but not limited
to MPCA, Department of Health, MnDOT, Watershed District, etc.
Streets
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60-foot wide public right-of-way with 31-foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of the streets. This sidewalk will connect with
the existing trail along West 78th Street and with the future trail along the north side of this
property. The entrance to the site off of West 78th Street contains a proposed median island.
The island will be encircled by curb and gutter and maintained by the development's
homeowners association. The City has allowed similar islands in the past and staff would
recommend only that the configuration be acceptable to the City's Fire Marshal. An
encroachment agreement will also be required for the island within the right-of-way.
Access to the commercial lot shall be via a shared driveway with the neighboring commercial lot
to the west. The access will be located just east of the median on West 78th Street. This is
consistent with the final plat staff report for the parcel to the west (Arboretum Village). The
access issue and others (i.e. ponding, sewer and water) will be addressed in further detail during
the site plan review process on the commercial lot.
Landscaping
The applicant for the Vasserman Ridge development has submitted revised tree canopy coverage
and preservation calculations. They are as follows:
Total upland area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
40.84 ac.
29 % or 11.63 11.98ac.
30% or 12.25 ac.
Proposed tree preservation t4 13 % or 4-.-.-.-.-.-.-.-.-.$g 5.22ac.
Developer does not meet minimum canopy coverage allowed; therefore the difference between
the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
~ at: 6.76ac.
1.2
....~ ~',n -~t:n 352,836 SF
~ ~ 8.1 ac. or
g40 324 trees
In addition, the applicant must increase canopy coverage to meet the minimum thirty percent
required. The calculations are follows:
Total reforestation area (12.25- 11.63 11.98 ac.) .62.27ac. or 27,907 11,761 SF
Required canopy coverage g-5 11 trees
(one tree provides 1,089 SF of canopy)
Vasserman Ridge Review
August 26, 2002
Page 5
The total number of trees required for the development is 365 335. Applicant has proposed a
total of 307 trees. An additional 58 trees must be added to the landscape plan. All replacements
must meet minimum size requirements.
uffer
uirements are as shown in the table:
Buffer yard B - South
property line
1700', 30' width, berm
Buffer yard B - South
property line
200', 30' width, no berm
17 overstory trees
17 understory trees
51 shrubs
2 overstory trees
4 understory trees
6 shrubs
32 overstory trees
21 understory trees
57 shrubs
4 overstory trees
0 understory trees
5 shrubs
The applicant meets total minimum reqUirements for buffer yard plantings. The buffer yard table
is split, even though it's the same area, because the applicant is installing a large berm along
most of the area. According to ordinance, when a berm three feet or higher is incorporated into a
buffer yard, understory and shrub plantings may be reduced by half. The applicant has done so
in this case.
Due to the installation of the BC 7 and 8 sewer line, a large number of trees were replanted the
fall of 2001 within the easement that runs along the north end of the property. This easement fall
within the grading area for Vasserman Ridge so the trees will be removed. Staff recommends
that the developer be responsible for replacing each of the trees removed. Staff will inventory
the area prior to grading.
Wooded areas on site differ in quality and species. Along the wetland areas, wooded areas are
dominated by boxelder, elm, poplar, and willow. A wooded knoll exists within the area of lots
29-34, block 1 with a mix of oak, basswood, ash, boxeider and elm. In this area are twenty-five
oaks and basswoods measuring 30 - 42 inches in diameter and one 40-inch ash. After initial site
grading, six of these trees will remain in the three custom graded lots. Within those lots, three of
the trees are within the buildable area and likely to be removed due to construction. The end
result of development on the knoll will be the preservation of 2-3 of the trees.
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single-family residential development rates of $800/acre.
Based on the proposed developed area of approximately 9.45 acres for Phase I, the water quality
fees associated with this project are $7,560.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
Vasse~man Ridge Review
August 26, 2002
Page 6
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. This
results in a water quantity fee of approximately $18,711 for the proposed development.
SWMP Credits
Phase I of this project proposes the construction of one NURP pond. The pond will be providing
water quality treatment for storm water from 15.99 acres. This results in a water quality credit of
$12,792. The applicant will also provide one outlet structure, which results in a credit of $2,500.
At this time, the total SWMP fee for Phase I, due payable to the City at the time of final plat
recording, is $10,979.
Preliminary Plat Conditions of Approval
On July 22, 2002, the City Council made the following motions'
The City Council approved a Comprehensive Land Use Amendment from low density to
conunercial for 1.94 acres of property: and approve the ordinance for a Planned Unit Development
rezoning property from Agricultural Estate, A2 to Mixed Low Density Residential, R-4, subject to
the findings of the staff report and the following conditions:
Approve design standards for the 1.94 acres of commercial and zoning for the PUD.
2. Conditions of the subdivision.
3. Conditions of the Wetland and Conditional Use Permit.
,
Approval of the Metropolitan Council for the Land Use Amendment.
* Ali conditions still apply.
The City Council approved the preliminary plat for Vasserman Ridge, including 84 residential lots,
1 commercial lot, and 6 outlots as shown on plans dated June 24, 2002, subject to the findings in the
staff report and the following conditions:
1. Detailed grading, drainage, tree removal and erosion control plans will be required for
each lot at the time of building permit application for City review and approval. In
addition, as-built surveys will be required on each lot prior to occupancy.
* This condition should be revised as noted in bold:
Detailed grading, drainage, tree removal and erosion control plans will be required for
each custom graded lot at the time of building permit application for City review and
approval. In addition, as-built surveys will be required on each lot prior to occupancy.
Vasserman Ridge Review
August 26, 2002
Page 7
.
o
.
,
.
o
If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with detailed haul routes and traffic control plans.
This condition still applies.
Each of the ponds shall be designed to National Urban Runoff Program (NURP)
standards.
This condition still applies.
The existing well and septic systems must be capped and/or removed in compliance with
State health codes.
This condition still applies.
Staff will work with the engineer to correct the drainage calculations.
This condition still applies.
Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at
that time. The storm sewer will have to be designed for a 10 year, 24 hour storm event.
Drainage and utility easements will need to be dedicated on the final plat over the public
storm drainage system including ponds, drainage swales, emergency overflows, access
routes for maintenance, and wetlands up to the 100 year flood level. The minimum
easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds
will also be required on the construction plans.
This condition should be revised as follows:
.... , ............................ ~ be ~ .... d at
that time; The sto~ sewer will have to be designed for a 10 year, 24 hour sto~ event.
Drainage and utility easements will need to be dedicated on the final plat over the public
storm drainage system including ponds, drainage swales, emergency oveffiows, access
routes for maintenance, and wetlands up to the 100 year flood level. The ~nimum
easement width shall be 20 feet wide. Emergency oveffiows from all sto~water ponds
will also be required on the construction plans.
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type III erosion control fence, which is a heavy duty silt fence be used for the area
adjacent to the existing wetlands on the north, east and west grading limits of the site.
Type II silt fence shall be used in all other areas. A rock construction entrance must be
Vasserman Ridge Review
August 19, 2002
Page 8
.
.
shown at the entrance drive that will be utilized during construction. In addition, wood-
fiber blankets will be required on the steep slopes of the proposed berms and off the west
side of the "D" street cul-de-sac. The silt fences shall be removed upon completion of
construction.
This condition should be revised as follows:
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type III erosion control fence, which is a heavy duty silt fence be used for the area
adjacent to the existing wetlands on the north, east and ,,vest east grading limits of the
site. Type II silt fence shall be used in all other areas. A rock construction entrance must
be shown at the entrance drive that will be utilized during construction. In addition,
wood-fiber blankets will be required on the steep slopes of the proposed berms an~ off
the ..... ~ side ~'~ *~'~ ,,tv, ~,~, cul ~ .... The silt fences shall be removed upon
completion of construction.
Utility improvements will be required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans
and specifications will be required at time of final platting. Additional manholes and/or
valves may be required at that time. The applicant will also be required to enter into a
development contract with the City and supply the necessary financial security in the
form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. Permits from the appropriate regulatory agencies
will be required prior to construction, including but not limited to MPCA, Department of
Health, MnDot, Watershed District, etc.
This condition should be revised as follows:
Utility improvements will be required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans
and specifications will be required at time of final platting. Additional manholes and/or
valves may be required ai4hal-time. The applicant will also be required to enter into a
development contract with the City and supply the necessary financial security in the
form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. Permits from the appropriate regulatory agencies
will be required prior to construction, including but not limited to MPCA, Department of
Health, MnDot, Watershed District, etc.
The assessments for the BC-7/BC-8 project were based on the existing zoning for the site
yielding a developed total of 68 units. Since the applicant is now proposing more units
(84 + 3 units for the commercial lot) than what the property has been assessed for, the
additional 19 units (87 - 68 = 19) will be charged a sanitary sewer lateral connection
charge. The assessments for the Highway 5 project, based on existing zoning, yielded a
Vasserman Ridge Review
August 19, 2002
Page 9
10.
11.
developed total of 76 units. As above, since more units are now being proposed than
what was assessed for (87 vs. 76), the additional 11 units will be charged a watermain
lateral connection charge. The current 2002 lateral connection charge for sanitary or
water is $4,335 per unit. Based on the current rate, the total amount due payable to the
City for the additional 30 units would be $130,050 (30 @ $4,335). In addition, each
newly created lot will be subject to City sanitary sewer and water hook-up charges are
$1,383 per unit for sanitary sewer and $1,802 per unit for water. Hook-up charges are for
core utility system infrastructure, i.e. wells, lift stations, water towers, etc. Connection
fees are in lieu of assessments which were absorbed by the City instead of being levied at
the time of construction. In this case, more units are proposed to be constructed than
originally anticipated.
This condition should be revised as follows:
~1 .... 1,-..,-,,~,4 /-,-,f.,1 of '74 ,--,.;~-o ·
..... , ............................... ~, v.,~v .... than
......................... s,~. Four additional connection charges are required to be paid
upon final plat approval of the first phase. The current 2002 lateral connection charge
for sanitary or water is $4,335 per unit. Based on the. current rate, the total amount due
payable to the City for the additional ~30 4 units would be ~ $17,340 (gO 4 @
$4,335). In addition, each newly created lot will be subject to City sanitary sewer and
water hook-up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for
water. Hook-up charges are for core utility system infrastructure, i.e. wells, lift stations,
water towers, etc. Connection fees are in lieu of assessments which were absorbed by the
City instead of being levied at the time of construction. In this case, more units are
proposed to be constructed than originally anticipated.
The total remaining assessment due payable to the City for the BC-7/BC-8 Trunk Utility
Project is $77,350 for sanitary sewer.
This condition shall be revised as follows:
The total remaining assessment due payable to the City for the BC-7/BC-8 Trunk Utility
Project is ¢-7-7 q wa $69,387.50 for sanitary sewer.
The total remaining assessment due payable to the City for the Trunk Highway 5 project
is $112,651 for watermain.
This condition shall be revised as follows:
Vasserman Ridge Review
August 19, 2002
Page 10
12.
13.
14.
15.
16.
17.
18.
19.
The total remaining assessment due payable to the City for the Trunk Highway 5 project
is ¢~ lo ~<~ $90,417.25 for watermain.
Encroachment agreements will be required for the islands within the right-of-way.
This condition still applies.
The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds.
This condition still applies.
Areas with a street grade greater than 7% must be revised to meet the criteria.
This condition has been met.
All plans must be signed by a registered engineer.
This condition still applies.
Access to the commercial lot shall be via a shared driveway with the neighboring
commercial lot to the west. The access will be located just east of the median on West
78th Street.
This condition still applies.
Move the pond outlet pipe for the pond in the southwest corner of the site from beneath
the 20-foot berm.
This condition still applies to a fitture phase.
Applicant shall revise landscape plan to show a minimum of 365 trees to be planted.
This condition shall be revised as follows:
Applicant shall revise landscape plan to show a minimum of ¢4~-5 335 trees to be planted.
The developer shall be responsible for installing all landscape materials proposed in rear
yard areas and buffer yards.
This condition still applies.
Vasserman Ridge Review
August 19, 2002
Page 11
20.
21.
22.
23.
24.
Tree preservation fence shall be installed at the edge of the grading limits on Lots 29-34,
Block 1 and Lots 22 -32, Block 2 prior to any construction. A conservation easement
shall be placed over said lots.
This condition shall be revised as follows:
Tree preservation fence shall be installed at the edge of the grading limits on Lots 29-34,
Block 1 and Lots 22 -32, Block 2 prior to any construction. ~ Rear yard conservation
easements shall be placed over said lots.
The following lots shall be custom graded: Lots 22-28, Block 2 and Lots 29-34 of Block
1. Any trees removed on Lots 29-34, Block 1 and Lots 22-28, Block 2 in excess of
proposed tree preservation plans will be replaced at a ratio of 2:1 diameter inches.
_
.
This condition still applies.
All trees removed within the utility easement along the north side of the development
shall be replaced 1' 1.
This condition still applies.
All of the proposed house pads must have a rear yard elevation at least three feet above
the HWL of adjacent ponds.
This condition still applies.
On the grading plan:
a. Show the emergency overflow for the back yard areas of Block 1.
* This cottditioll has been met.
bo
do
so
Show the rear yard low points for the areas without a pond or wetland.
This condition has been met.
Show the existing contour elevations for the neighboring property to the east a
minimum of 100 feet outside of the site.
This condition still applies.
Show all existing and proposed easements.
This condition has been met.
Show the benchmark, which was used for the site survey.
This condition still applies.
Vasserman Ridge Review
August 19, 2002
Page 12
25.
26.
27.
28.
29.
30.
31.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shall submit a wetland alteration permit application.
Prior to wetland impacts occurring, the applicant shall obtain City approval of a wetland
replacement plan.
This condition shall be revised as follows:
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420) Thc ~'~'~'~*'* °*'~ °"~'~'~ .... *~'~ ~~ ..... ~*
~,~-~;~-~*:~-,-- Prior to wetland impacts occmu'ing, the applicant shall obtain City approval
of a wetland replacement plan.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
This condition still applies.
Wetland buffer areas shall be preserved surveyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of city staff, before construction begins and shall pay the City $20 per sign.
This condition still applies.
All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
This condition still applies.
All proposed trails and trail easements shall be located outside of the wetland buffer area.
This condition still applies.
The grading and erosion control plan shall show the actual wetland buffer widths
proposed to meet the minimum average buffer width requirements as well as the 40 foOt
wetland buffer setback.
This condition still applies.
Structures on Lots 11, 12, and 13, Block 2 shall be designed to accommodate decks or
other accessory structures within the 60 x 70 building pad or the lots shall be
reconfigured to provide more flexibility.
This condition can be deleted as it is being addressed in conditions #3 and #6.
Vasserman Ridge Review
August 19, 2002
Page 13
32.
33.
34.
35.
36.
37.
38.
39.
The proposed development shall maintain existing runoff rates. Storm water calculations
shall be submitted to ensure the proposed storm water pond is sized adequately for the
proposed development. On-site storm water ponding shall be sufficient to meet all City
water quality and quantity standards.
This condition can be deleted as it is being addressed in condition//6.
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
This condition still applies.
Demolition permits must be obtained before demolishing any existing structures.
This condition still applies.
All on-site sewage treatment systems must be abandoned in accordance with City Code.
This condition still applies.
Prior to permit submittals the developer shall meet with the Inspections Division to
discuss the design and construction of the twinhomes.
This condition still applies.
Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
This condition still applies.
A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
bushes, shrubs, Qwest, Xcel Energy, 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.
This condition still applies.
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota
Uniform Fire Code Section 901-3.
This condition still applies.
Vasse~rnan Ridge Review
August 19, 2002
Page 14
40.
41.
42.
43.
44.
45.
In the cul-de-sacs with the center island "no parking" signs will be required. Contact
Chanhassen City Fire marshal for additional information.
This condition still applies.
No burning permits will be issued for trees to be removed. Trees or shrubs must be either
removed from site or chipped.
This condition still applies.
Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for
review and approval.
This condition still applies.
Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review
and approval.
This condition still applies.
Additional fire hydrants will be required. One will be required at the intersection of "A"
Street and "B" Street; one will be required between Lots 23 and 24, and an additional
hydrant will be required at the intersection of "C" Street and West 78th Street Frontage
Road.
This condition still applies.
The applicant shall be required to build the "wetland" trail between Lots 18 and 19 and in
the rear of Lots 19, 20, 21, 22, 23, 24, and 25. This trail shall be 8 feet wide and
constructed with bituminous pavement per city standard specifications. The trail shall be
connected with the existing trail, which terminates at Lot 13 of The Meadows at
Longacres. A permanent 20 foot wide trail easement shall be described by the applicant
generally centered on the new trail and granted to the City to allow the maintenance and
upkeep of this public trail. The applicant is eligible for reimbursement of the construction
costs of said trail, including materials and labor, but excluding engineering, surveying,
legal and all other associated costs. To be eligible for reimbursement from the cities trail
fund the applicant shall submit construction plans and specifications and construction
costs to the City 45 or more days prior to the start of construction for review and
authorization. Assuming authorization to proceed is received and upon completion of
construction, the applicant shall be eligible for reimbursement. Said construction shall be
covered by warranties equal to or exceeding industry standards.
* This condition still applies.
Vasserman Ridge Review
August 19, 2002
Page 15
46.
47.
48.
49.
The City shall accept the small upland portion of Outlot F in the northwest comer of the
project as parkland dedication as all of Outlot F is transferred into public ownership. The
dollar amount of this credit will be calculated per City ordinance.
This condition shall be revised as follows:
The City shall accept the small upland portion of Outlot F in the northwest comer of the
project as parkland dedication as all of Outlot F is transferred into public ownership. The
dollar amount of this credit will be calculated per City ordinance. The bridge required to
connect the trail to Oultlot F shall be built at the owner's expense as a part of the
wetland mitigation.
All remaining park and trail fees shall be collected per City ordinance.
This condition still applies.
All lots meet the standards of the R-4 zoning district.
This condition still applies.
City staff will review the option of the width of the sidewalk leading to the city trail prior
to final plat approval.
This condition shall be revised as follows:
The internal sidewalk at West 78th Street shall be posted to direct that the sidewalk
connects to the trail.
.
The City Council approved a Wetland Alteration Permit for alteration and Conditional Use Permit
for development within the Bluff Creek Overlay District as shown on plans dated June 24, 2002,
and subject to the findings in the staff report and the following conditions:
,
The applicant shall install a bridge over the swale between Basins 2 and 3 to avoid
wetland impacts and enhance the aesthetics of this area.
This condition shall be revised as follows:
The applicant shall install a bridge at the owner's expense over the swale between
Basins 2 and 3 to avoid wetland impacts and enhance the aesthetics of this area.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shall submit a wetland alteration permit
Vasserman Ridge Review
August 19, 2002
Page 16
,
.
.
o
.
.
application. Prior to wetland impacts occuning, the applicant shall obtain City approval
of a wetland replacement plan.
A portion of this condition has been met attd shall be revised as follows:
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420) m~, .... ~;,,~,,, o~,~ ~,,r,,~,;, .... ,~,,~ ~*; ..... ;~
~,--~;~-~*;~,--- Prior to wetland impacts occurring, the applicant shall obtain City approval
of a wetland replacement plan.
A 5 year wetland replacement monitoring plan shall be submitted. The plans shall show
fixed photo monitoring points for the replacement wetlands.
This condition still applies.
The applicant shall provide proof of recording of a Declaration of Restrictions and
Covenants for Replacement Wetland.
This condition still applies.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
(Those buffers considered for Public Value Credit (PVC) under the Wetland
Conservation Act (WCA) shall maintain a minimum width of 16.5 feet.)
This condition still applies.
Wetland buffer areas shall be preserved sm'veyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of city staff, before construction begins and shall pay the City $20 per sign.
This condition sa'ti applies.
All proposed trails and trail easements shall be located outside of the wetland buffer area.
This condition still applies.
The grading and erosion control plan shall show the actual wetland buffer widths
proposed to meet the minimum average buffer width requirements as well as the 40 foot
wetland buffer setback.
* This condition, still applies.
Vasserman Ridge Review
August 19, 2002
Page 17
o
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
* This condition still applies.
10.
Type III silt fence shall be provided adjacent to all wetland fill areas, areas to be
preserved as buffer or if no buffer is to be preserved, at the delineated wetland edge. Any
disturbed wetland areas shall be reseeded with MnDot seed mix 25A, or a similar seed
mix that is approved for wetland soil conditions. All upland areas disturbed as a result of
construction activities shall be immediately restored with seed and disc-mulched, covered
with a wood fiber blanket or sodded within two weeks of completion of each activity in
accordance with the City's Best Management Practice Handbook. The silt fences shall be
removed upon completion of construction.
* This condition still applies.
11.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g. Riley-Purgatory-Bluff Creek Watershed District, Army Corps of Engineers) and
comply with their conditions of approval.
* This condition still applies.
Final Plat Recommendation
Staff recommends the following motions'
The City Council approves the final plat for Vasserman Ridge (Phase I), a portion of the site
creating 22 lots including 20 twin home lots and 2 single-family lots. The plat includes 10 lots in
Block 1, 12 lots in Block 2, one lot in Block 3, (association park) and one lot in Block 4
(commercial site) and three outlots. Outlots A-C are for entrance monuments and Outlot D is the
remainder of the development to be platted at a future date as shown on plans dated August 5,
2002, subject to the findings in the staff report and the following conditions:
Detailed grading, drainage, tree removal and erosion control plans will be required for
each custom graded lot at the time of building permit application for City review and
approval. In addition, as-built surveys will be required on each lot prior to occupancy.
.
If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with detailed haul routes and traffic control plans.
o
Each of the ponds shall be designed to National Urban Runoff Program (NURP)
standards.
Vasserman Ridge
Final Plat
August 26, 2002
Page 18
4~
The existing well and septic systems must be capped and/or removed in compliance with
State health codes.
.
Staff will work with the engineer to correct the drainage calculations.
1
The storm sewer will have to be designed for a 10 year, 24 hour storm event. Drainage
and utility easements will need to be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, emergency overflows, access routes
for maintenance, and wetlands up to the 100 year flood level. The minimum easement
width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also
be required on the construction plans.
.
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type III erosion control fence, which is a heavy duty silt fence be used for the area
adjacent to the existing wetlands on the north and east grading limits of the site. Type II
silt fence shall be used in all other areas. A rock construction entrance must be shown at
the entrance drive that will be utilized during construction. In addition, wood-fiber
blankets will be required on the steep slopes of the proposed. The silt fences shall be
removed upon completion of construction.
Utility improvements will be required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans
and specifications will be required at time of final platting. Additional manholes and/or
valves may be required. The applicant will also be required to enter into a development
contract with the City and supply the necessary financial security in the form of a letter of
credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. Permits from the appropriate regulatory agencies will be required
prior to construction, including but not limited to MPCA, Department of Health, MnDot,
Watershed District, etc.
,
Four additional connection charges are required to be paid upon final plat approval of the
first phase. The current 2002 lateral connection charge for sanitary or water is $4,335 per
unit. Based on the current rate, the total amount due payable to the City for the additional
4 units would be $17,340 (4 @ $4,335). In addition, each newly created lot will be
subject to City sanitary sewer and water hook-up charges are $1,383 per unit for sanitary
sewer and $1,802 per unit for water. Hook-up charges are for core utility system
infrastructure, i.e. wells, lift stations, water towers, etc. Connection fees are in lieu of
assessments which were absorbed by the City instead of being levied at the time of
construction. In this case, more units are proposed to be constructed than originally
anticipated.
10.
The total remaining assessment due payable to the City for the BC-7/BC-8 Trunk Utility
Project is $69,387.50 for sanitary sewer.
Vasserman Ridge
Final Plat
August 26, 2002
Page 19
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
The total remaining assessment due payable to the City for the Trunk Highway 5 project
is $90,417.25 for watermain.
Encroachment agreements will be required for the islands within the right-of-way.
The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds.
All plans must be signed by a registered engineer.
Access to the commercial lot shall be via a shared driveway with the neighboring
commercial lot to the west. The access will be located just east of the median on West
78th Street.
bo
Move the pond outlet pipe for the pond in the southwest comer of the site from beneath
the 20-foot berm.
The applicant shall revise landscape plan to show a minimum of 335 trees to be planted.
The developer shall be responsible for installing all landscape materials proposed in rear
yard areas and buffer yards.
Tree preservation fence shall be installed at the edge of the grading limits on Lots 29-34,
Block 1 and Lots 22 -32, Block 2 prior to any construction. Rear yard conservation
easements shall be placed over said lots.
The following lots shall be custom graded: Lots 22-28, Block 2 and Lots 29-34 of Block
1. Any trees removed on Lots 29-34, Block 1 and Lots 22-28, Block 2 in excess of
proposed tree preservation plans will be replaced at a ratio of 2:1 diameter inches.
All trees removed within the utility easement along the north side of the development
shall be replaced 1:1.
All of the proposed house pads must have a rear yard elevation at least three feet above
the HWL of adjacent ponds.
On the grading plan:
Show the existing contour elevations for the neighboring property to the east a
minimum of 100 feet outside of the site.
Show the benchmark, which was used for the site survey.
Additional detail will have to be added to the grading plan to designate the Phase
I grading limits.
Vasserman Ridge
Final Plat
August 26, 2002
Page 20
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). Prior to wetland impacts occumng, the applicant shall
obtain City approval of a wetland replacement plan.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
Wetland buffer areas shall be preserved surveyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of city staff, before construction begins and shall pay the City $20 per sign.
All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
All proposed trails and trail easements shall be located outside of the wetland buffer area.
The grading and erosion control plan shall show the actual wetland buffer widths
proposed to meet the minimum average buffer width requirements as well as the 40 foot
wetland buffer setback.
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
Demolition permits must be obtained before demolishing any existing structures.
All on-site sewage treatment systems must be abandoned in accordance with City Code.
Prior to permit submittals the developer shall meet with the Inspections Division to
discuss the design and construction of the twinhomes.
Final grading plans and soil reports must be submitted to the Inspections Division before
building pmTnits will be issued.
A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
bushes, shrubs, Qwest, Xcel Energy, cable TV and transfo~rner boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable p~-ior to and during the time of construction. Pursuant to 1997 Minnesota
Uniform Fire Code Section 901-3.
Vasserman Ridge
Final Plat
August 26, 2002
Page 21
37.
In the cul-de-sacs with the center island "no parking" signs will be required. Contact
Chanhassen City Fire marshal for additional information.
38.
No burning permits will be issued for trees to be removed. Trees or shrubs must be either
removed from site or chipped.
39.
Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for
review and approval.
40.
Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review
and approval.
41.
Additional fire hydrants will be required. One will be required at the intersection of "A"
Street and "B" Street; one will be required between Lots 23 and 24, and an additional
hydrant will be required at the intersection of "C" Street and West 78th Street Frontage
Road.
42.
43.
44.
45.
46.
The applicant shall be required to build the "wetland" trail between Lots 18 and 19 and in
the rear of Lots 19, 20, 21, 22, 23, 24, and 25. This trail shall be 8 feet wide and
constructed with bituminous pavement per city standard specifications. The trail shall be
connected with the existing trail, which terminates at Lot 13 of The Meadows at
Longacres. A permanent 20 foot wide trail easement shall be described by the applicant
generally centered on the new trail and granted to the City to allow the maintenance and
upkeep of this public trail. The applicant is eligible for reimbursement of the construction
costs of said trail, including materials and labor, but excluding engineering, surveying,
legal and all other associated costs. To be eligible for reimbursement from the cities trail
fund the applicant shall submit construction plans and specifications and construction
costs to the City 45 or more days prior to the start of construction for review and
authorization. Assuming authorization to proceed is received and upon completion of
construction, the applicant shall be eligible for reimbursement. Said construction shall be
covered by warranties equal to or exceeding industry standards.
The City shall accept the small upland portion of Outlot F in the northwest corner of the
project as parkland dedication as all of Outlot F is transferred into public ownership. The
dollar amount of this credit will be calculated per City ordinance. The bridge required to
connect the trail to Outlot F shall be built at the owner's expense as a part of the wetland
mitigation.
All remaining park and trail fees shall be collected per City ordinance.
All lots meet the standards of the R-4 zoning district.
The internal sidewalk at West 78th Street shall be posted to direct that the sidewalk
connects to the trail.
Vasserman Ridge
Final Plat
August 26, 2002
Page 22
47.
48.
Based on the proposed Phase I developed area of approximately 9.45 acres, the water
quality fees associated with this project are $7,560; the water quantity fees are
approximately $18,711. The project is eligible for credits of $15,292. At this time, the
total SWMP fee for Phase I, due payable to the City at the time of final plat recording, is
$10,979.
All conditions of the land use amendment, rezoning and wetland alteration permit."
Attachments
.
2.
3.
4.
Lot layout
Lot tabulation
Conservation easement
Final plat and landscaping plan
25
:
26
·
·
· ' 27
.'
32
35
15
29
1
H.O,~ PARK
11
COMMERCIAL
LOT
;37
Hl(3flWAY
NOI
VASSERMAN RIDGE
LOT TABULATIONS
BLOCK 1
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
19,636 Sq. Ft.
10,229 Sq. Ft.
10,677 Sq. Ft.
10,320 Sq. Ft.
10,248 Sq. Ft.
10,326 Sq. Ft.
10,336 Sq. Ft.
10,378 Sq. Ft.
1 O,605 Sq. Ft.
10,096 Sq. Ft.
0.45 Acres
0.23 Acres
0.25 Acres
0.24 Acres
0.24 Acres
0.24 Acres
0.24 Acres
0.24 Acres
0.24 Acres
0.23 Acres
BLOCK 2
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
10,457 Sq. Ft.
12,205 Sq. Ft.
10,317 Sq. Ft.
10,474 Sq. Ft.
12,273 Sq. Ft.
13,985 Sq. Ft.
15,889 Sq. Ft.
0.24 Acres
0.28 Acres
0.24 Acres
0.24 Acres
0.28 Acres
0.32 Acres
0.36 Acres
Lot 8 21,199 Sq. Ft. 0.49 Acres
BLOCK2
Lot 9
Lot 10
Lot 11
Lot 12
BLOCK 3
Lot 1
BLOCK4
Lot 1
OUTLOTS
Outlot A
Outlot B
Outlot C
Outlot D
18,595 Sq. Ft.
11,111 Sq. Ft.
18,511 Sq. Ft.
16,509 Sq. Ft.
42,146 Sq. Ft.
84,695 Sq. Ft.
1,916 Sq. Ft.
1,800 Sq. Ft.
6,44O Sq. Ft.
2,048,905 Sq. Ft.
0.43 Acres
0.26 Acres
0.42 Acres
0.38 Acres
0.97 Acres
1.94 Acres
0.04 Acres
0.04 Acres
0.15 Acres
47.04 Acres
Outlot E 144,091 Sq. Ft. 3.31 Acres
CONSERVAT~ON_.~ EASEMENT
INSTRUMENT made this day of .... ,19~, by and between
, hereinafter referred to as
"Grantor(s)", and the CITY OF CHANHASSEN, a Minnesota municipal corporation
("City").
WlTNESSETH:
The Grantor(s), in consideration of good and valuable consideration paid by the
City, the receipt and sufficiency of which is hereby acknowledged, grant unto the City
a permanent conservation easement for the purposes set forth in this instrument,
over, under, and across the premises described in the attached Exhibit A ("subject
property").
1. Grantor(s) for , heirs, successors, and assigns,
agree that the following are prohibited in perpetuity on the subject property:
A. Constructing, installing, or maintaining anything made by man,
including but not limited to buildings, structures, walkways,
clothes line poles, and playground equipment.
B. Cutting, removing, or altering trees (~r other vegetation, except
for noxious weed control by or as directed by a governmental
agency.
C. Excavation or filling
D. Application of fertilizers, whether natural or chemical.
E. Application of chemicals for the destruction or retardation of
vegetation.
F. The deposit of waste, yard waste, or debris.
G~
The application of herbicides, pesticides, and Insecticides,
except for noxious weed control by or as directed by a
governmental agency.
H,
Outside storage of any kind.
Activity detrimental to the preservation of the scenic beauty.
vegetation, and wildlife.
2. Grantor(s), for
, heirs, successors, and assigns,
further grant the City the affirmative right, but not the obligation to do the following
on the subject property:
Al
Preserve, improve, and enhance the slope, trees, vegetation,
and natural habitat by altering, clearing, and removing trees or
other vegetation, by changing the contour of the land, and by
planting trees or other vegetation.
B.
Enter upon the subject property at any time to enforce
compliance with the terms of this instrument.
GRANTOR(S):
CITY OF CHANHASSEN
(SEAL)
BY.
Donald J. Chmiel, Mayor
AND
Don Ashworth, City Manager
STATE OF MINNESOTA
COUNTY OF
)
)ss.
)
The foregoing instrument was acknowledged before me this
,19 ,by
day of
NOTARY PUBLIC
STATE OF MINNESOTA
COUNTY OF CARVER
The foregoing instrument was acknowledged before me this day of
, 19 , by Donald J, Chmiel and by Don Ashworth, respectively the
Mayor and City Manager of the City of Chanhassen, a Minnesota municipal
corporation, on behalf of the corporation and pursuant to the authority granted by
its City Council.
NOTARY PUBLIC
DRAFTED BY:
Campbell, Knutson, Scott
& Fuchs, P.A.
31 7 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(612) 452-5000
RNK:srn
_CONSENT. TO. EASE~'~'_.,NT
, which holds a
mortgage on ail or part of the property more particularly described in the foregoing Grant
of Permanent Easement which mortgage is dated
' , .., and recorded
, as Document No. , with the office of the County
Recorder in and for the County of , Minnesota, for good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, does hereby
join in, consent, and is subject to the foregoing Grant of Permanent Easement.
BY:
Its
AND
Its
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this
.... ,19 ..... ,by a'nd by
the and of
on its behalf.
day of
NOTARY PUBLIC