1e.1) The Frontier Addition: Final Plat.n
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Bob Generous, Senior Planner
DATE: October 9, 1996
' SUBJ: Final Plat Approval, The Frontier (formerly Lotus Glen), Subdivision #95 -22
BACKGROUND
i Council a p p roved the relimin p lat for Lotus Glen #95 -22 SUB
On January 22, 1996, the City pp p relimina ry p ( )
of 8.9 acres into 9 lots and two outlots for private streets and a variance to permit five lots to be
' accessed via one private street. The subdivision was previous known as Lotus Glen.
Bluff Setback Variance
The City Council tabled the variance request to the bluff setback requirement for Lot 9 until the
' applicant can come back with a specific house pad location and specific variance request. The
applicant will then proceed directly to the City Council for review of the variance request.
1�
FINAL PLAT
PROPOSAL SUMMARY
The applicant is requesting final plat approval for Subdivision #95 -22, The Frontier, for nine lots
and associated right -of -way.
COMPLIANCE TABLE
LOT, BLOCK
AREA, (sq. ft.)
WIDTH, (feet)
1, 1
30,855
148
2,1
40,807
319
3,1
68,380
166
4,1
37,097
194
5,1
29,507
176
DEPTH, (feet)
195
167
298
202
160
The applicant has prepared a buffer yard planting plan for the eastern property line. The proposed
planting of conifers in conjunction with the preservation of existing trees shall adequately buffer the
adjacent properties. Staff recommends that, the plan be revised to state that the average tree height
shall be seven feet with a minimum height of six feet. Financial security for the installation shall be '
required for the buffer planting as part of the development contract.
SURFACE WATER MANAGEMENT PLAN (SWMP)
Because this area has significant trees and bluff zones, and because of its proximity to Lotus
Lake, city staff agreed to consider SWMP credits based on the large lot sizes of this
development.
It is, agreed that the proposed large lots in this area would generate less impervious surface and '
therefore less runoff water than a more densely developed area. City staff determined the
difference between the proposed low density lot sizes and the maximum allowable lot. sizes, and '
subsequently reduced the water quantity fee from $1,980 an acre to $1,064 an acre. The 8.7 acre
development will have a water quantity fee of $9,257.00.
While the difference in. runoff was significant enou g h to reduce the water quantity fee, the
g�
difference in pond sizes was not significant. The water quality fee is based on estimated land
Mr. Don Ashworth
The Frontier Addition Final Plat
October 9, 1996
'
Page 2
6,1 43,807 151 256
,
7,1 29,437 111 255
8,1 37,689 41 (complies at 255
building line)
'
9,1 65,130 212 418
Erie Court 1,089
Frontier Trail 3,017
Total 386,815
Average Lot Size 42,523
LANDSCAPING AND TREE PRESERVATION
'
Staff estimated that the baseline canopy coverage was over 85 as opposed to the applicant's
estimated 76 %, making the minimum canopy coverage required 55 %. The applicant h as
recalculated the baseline canopy coverage based on staff's comments. The baseline canopy
coverage is estimated at 89 percent (7.9 acres) with an estimated tree removal of 3.3 acres leaving a
post development canopy coverage of 4.6 acres or 58 percent which is within the star" - ds
established as part of the tree preservation ordinance. There is no required forestation requirement
,
for this development.
The applicant has prepared a buffer yard planting plan for the eastern property line. The proposed
planting of conifers in conjunction with the preservation of existing trees shall adequately buffer the
adjacent properties. Staff recommends that, the plan be revised to state that the average tree height
shall be seven feet with a minimum height of six feet. Financial security for the installation shall be '
required for the buffer planting as part of the development contract.
SURFACE WATER MANAGEMENT PLAN (SWMP)
Because this area has significant trees and bluff zones, and because of its proximity to Lotus
Lake, city staff agreed to consider SWMP credits based on the large lot sizes of this
development.
It is, agreed that the proposed large lots in this area would generate less impervious surface and '
therefore less runoff water than a more densely developed area. City staff determined the
difference between the proposed low density lot sizes and the maximum allowable lot. sizes, and '
subsequently reduced the water quantity fee from $1,980 an acre to $1,064 an acre. The 8.7 acre
development will have a water quantity fee of $9,257.00.
While the difference in. runoff was significant enou g h to reduce the water quantity fee, the
g�
difference in pond sizes was not significant. The water quality fee is based on estimated land
Mr. Don Ashworth
The Frontier Addition Final Plat
October 9, 1996
Page 3
values and construction costs involved in creating a NURP pond. Because of high land values in
this area and the small difference in pond sizes, the proposed low density development did not
significantly reduce the pond needed for a higher density development. The water quantity fee
remains at $6,960.00
I GRADING
The site will be graded for utilities and private street access only. The building sites will be
custom graded at the time of building. Individual grading, drainage, tree preservation, and
erosion control plans will be submitted as individual lots are developed at time of building permit
issuance.
EROSION CONTROL
Erosion control measures and site restoration are shown on the grading plan. This plan is in
general conformance with the City's Best Management Practice Handbook (BMPH).
I UTILITIES
' The City has received detailed construction plans and specifications for this project. Upon
review of the plans and specifications, staff finds them in general conformance with the City's
Standard Specifications & Detail Plates. The applicant shall be required to enter into a
' development contract with the City and provide a financial security to guarantee installation of
the public improvements and conditions of final plat approval. The appropriate drainage and
utility easements are being dedicated on the final plat.
STREETS
Access to the site will be via private streets from Erie Avenue and Frontier Trail. Lots 1 and 2
may have the option of accessing directly on to Frontier Trail. Cross access and maintenance
agreements will be necessary for those lots which utilize the private streets.
DRAINAGE
Since there is only minimal disruption to the site, the only storm sewer improvements that will be
necessary is a driveway culvert for the westerly driveway off of Frontier Trail. The applicant will
be contributing to the City's SWMP budget in lieu of constructing downstream stormwater
improvements. In the near future, the City will be proposing a stormwater quantity /quality pond
downstream of this development. Given the size of this development, these improvements are
not necessary in order for this project to proceed at this time.
n
1
Mr. Don Ashworth
The Frontier Addition Final Plat '
October 9, 1996
Page 4
MISCELLANEOUS
The applicant has requested an extension of time for recording of the final plat given the lateness '
of the year. The City's subdivision requirements specify a 30 -day window after final plat
approval for the final plat to be recorded. However, given the time of year, it is doubtful that any '
construction will proceed yet this year, therefore, staff is in support of the applicant's request to
delay recording of the final plat until April 30, 1997.
REVIEW CONDITIONS OF APPROVAL
1.
Submit street names to Fire Marshal for approval.
'
*This condition has been met (East Trail and West Trail).
,
2.
A ten foot clear space must be maintained around fire hydrants, pursuant to Chanhassen City
Ordinance 9 -1.
'
*This condition still applies.
3.
Approved turn- arounds must be provided for fire apparatus access roads in excess of 150
'
feet. Re- submit plan and dimensions pursuant to 1991 U.F.C. Sec. 10.204 (d).
*This condition still applies.
'
4.
Additional fire hydrant will be required by Lot 6 and at the entrance off Frontier Trail.
*This condition has been met.
5.
Entrance signage must comply with City Code requirements. A separate sign permit must be
submitted for any signage.
'
*This condition still applies.
6. Obtain demolition permits. This should be done prior to any grading on the property. '
*This condition still applies.
7. Dwellings on slopes exceeding 25% and dwellings with 102" or more of unequal fill will be '
required to be designed by a structural engineer.
1
Mr. Don Ashworth
The Frontier Addition Final Plat
October 9, 1996
Page 5
*This condition still applies.
8. 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.
*This condition has been met.
9. 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. The applicant shall contact
the Natural Resource Conservation Service for a seed mixture that will be effective in wooded
areas.
*This condition still applies.
10. The applicant shall field verify and document the bluff areas on site. The applicant shall
relocate the building pad on Lot 9 up away from the bluff to meet setback requirements.
*This condition still applies.
11. 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 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 and normal water level and high water level calculations in existing basins, created
basins, and or creeks. Individual storm sewer calculations between each catch basin segment
will also be required to determine if sufficient catch basins are being utilized. In addition, water
quality ponding design calculations for the 2 -, 10 -, and 100- year storm shall be based on
Walker's Pondnet model. The City will be contracting review of this work to Bonestroo.
*This condition has been met.
12. The applicant shall enter into a development contract with the City and provide the necessary
financial security to guarantee compliance with the terms of the development contract.
*This condition still applies.
Mr. Don Ashworth
The Frontier Addition Final Plat ,
October 9, 1996
Page 6
13. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. '
Carver County, Watershed District, Metropolitan Waste Control Commission, Health
Department, Minnesota Pollution Control Agency, Minnesota Department of Natural '
Resources, Army Corps of Engineers and Minnesota Department of Transportation and comply
with their conditions of approval.
*This condition still applies. '
14. The appropriate drainage and utility easements should be dedicated on the final plat :For all '
utilities and ponding areas lying outside the right -of -way. The easement width shall be a
minimum of 20 feet wide. Consideration shall also be given for access for maintenance of the
utilities and ponding areas. '
*This condition has been met.
report prepared for the site. Wetland buffer
shall have a wetland delineation re ,
15. The applicant p
areas shall be surveyed and staked in accordance with the City's wetland ordinance. The City
will install wetland buffer edge signs before accepting the utilities and will charge the applicant '
$20.00 per sign.
*This condition shall be modified to delete the first sentence. '
16. The lowest floor elevation of all buildings adjacent to wetlands and storm ponds shall be a '
minimum of 2 feet above the 100 -year high water level.
*This condition still applies. '
17. Existing wells and/or septic systems on site will have to be properly abandoned in accordance
to City and Minnesota Department of Health codes /regulations. t
*This condition still applies.
18. The proposed single family residential development of 8.7 developable acres is responsible for '
a water quality connection charge of $6,960 and a water quantity fee of $17,226. These fees are
payable to the City prior to the City filing the final plat. Credits will be given to these fees ,
based on the applicant providing for the City's SWMP requirements and will be deducted from
the totals after final plat review.
*This condition shall be modified as follows: The proposed single family residential '
development of 8.7 developable acres is responsible for a water quality connection charge of
I�
Ll
Mr. Don Ashworth
The Frontier Addition Final Plat
October 9, 1996
Page 7
$6,960.00 and a water quantity fee of $ 9,257.00. These fees are payable to the City prior to
the City filing the final plat. Credits will be given to these fees based on the applicant providing
for the City's SWMP requirements and will be deducted from the totals after final plat review.
19. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall re- locate or abandon the drain tile as directed by the City Engineer.
*This condition still applies.
20. The public utility system shall be constructed in accordance with the City utility standards. The
private streets shall be constructed in accordance with current city ordinances. Detailed
construction plans and specifications shall be submitted for review and formal approval by the
City Council in conjunction with final plat approval. The plans shall be designed in accordance
with the latest edition of the City's standard specifications and detail plates. Final plat approval
is contingent upon approval of the construction plans by the Chanhassen City Council.
*This condition has been met.
21. The applicant shall dedicate on the final plat the necessary right -of -way to achieve a 30 -foot
wide strip of land lying east of the existing centerline of Frontier Trail.
*This condition has been met.
22. Individual grading, drainage, tree preservation, and erosion control plans will be required for
each lot at the time of building permit applicant for the City to review and approve.
*This condition still applies.
23. A fifteen foot tree removal limit shall be established around all building pads. Tree
protection fencing shall be installed prior to excavation and grading. Tree removal limits
shall be shown on all building permit surveys.
*This condition still applies.
24. Applicant must use a trench box for the installation of the water line in order to minimize
impact on canopy coverage.
*This condition still applies.
Mr. Don Ashworth
The Frontier Addition Final Plat
October 9, 1996
Page 8
25. Applicant must submit revised canopy coverage and removal calculations as well as a revised
survey showing the appropriate coverage and removal area.
*This condition has been met.
26. Park and trail fees are required per city ordinance in lieu of park land dedication.
*This condition still applies.
27. The bluff area shall be shown on all building permit applications for this subdivision.
*This condition still applies.
28. The applicant shall prepare and dedicate cross - access easements and prepare maintenance
agreements for the private streets.
*This condition still applies.
29. The applicant shall submit a landscape buffer plan for the eastern part of the property line to
protect the neighbors to the east.
*This condition shall be modified as follows: Revise the east property line buffer - planting
plan, prepared by Arteka Natural Green Corporation, dated 10/4/96, to note that the average
tree size shall be seven feet with a minimum height of six feet.
30. The applicant shall establish a no cut zone on each lot, subject to approval by the city, in
which no vegetation shall be removed, no grading will be permitted, no material may be
stored, and no equipment may enter.
*This condition still applies.
31. Bluff areas shall be protected by the use of double fencing consisting of silt fencing for
erosion control and tree protection fencing. In addition, where excavation or construction is
close to the bluff or in a critical area, a barrier of staked hay bales shall also be installed.
*This condition still applies.
32. The applicant shall provide an on -site forester to assist with and direct the tree preservation
for the development.
�I�
Mr. Don Ashworth
The Frontier Addition Final Plat
October 9, 1996
Page 9
*This condition still applies.
33. The houses shall be equipped with gutters and the down spouts shall be directed toward the
private street and away from the bluff.
*This condition still applies.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the final plat for Subdivision #95 -22, The Frontier, for
nine lots and associated right -of -way and a variance to permit up to five lots to access via a
private street subject to the following conditions:
L A ten foot clear space must be maintained around fire hydrants, pursuant to Chanhassen City
Ordinance 9 -1.
2. Approved turn- arounds must be provided for fire apparatus access roads in excess of 150
feet. Re- submit plan and dimensions pursuant to 1991 U.F.C. Sec. 10.204 (d).
3. Entrance signage must comply with City Code requirements. A separate sign permit must be
submitted for any signage.
4. Obtain demolition permits. This should be done prior to any grading on the property.
5. Dwellings on slopes exceeding 25% and dwellings with 102" or more of unequal fill will be
required to be designed by a structural engineer.
6. 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. The applicant shall contact
the Natural Resource Conservation Service for a seed mixture that will be effective in wooded
areas.
7. The applicant shall field verify and document the bluff areas on site. The applicant shall
relocate the building pad on Lot 9 up away from the bluff to meet setback requirements.
14. The applicant shall report to the City Engineer the location of any drain tiles found during '
construction and shall re- locate or abandon the drain tile as directed by the City Engineer.
15. Individual grading, drainage, tree preservation, and erosion control plans will be required for I
each lot at the time of building permit application for the City to review and approve.
16. A fifteen foot tree removal limit shall be established around all building pads. Tree '
protection fencing shall be installed prior to excavation and grading. Tree removal limits
shall be shown on all building permit surveys.
17. Applicant must use a trench box for the installation of the water line in order to minimize
impact on canopy coverage.
18. Park and trail fees are required per city ordinance in lieu of park land dedication. '
Mr. Don Ashworth
The Frontier Addition Final Plat
'
October 9, 1996
Page 10
8. The applicant shall enter into a development contract with the City and provide the necessary
'
financial security to guarantee compliance with the terms of the development contract.
9. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e.
t
Carver County, Watershed District, Metropolitan Waste Control Commission, Health
Department, Minnesota Pollution Control Agency, Minnesota Department of Natural
'
Resources, Army Corps of Engineers and Minnesota Department of Transportation and comply
with their conditions of approval.
10. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before accepting the utilities and will
charge the applicant $20.00 per sign.
'
11. The lowest floor elevation of all buildings adjacent to wetlands and storm ponds shall be a
minimum of 2 feet above the 100 -year high water level.
'
12. Existing wells and/or septic systems on site will have to be properly abandoned in accordance
to City and Minnesota Department of Health codes /regulations.
'
13. The proposed single family residential development of 8.7 developable acres is responsible for
fees
a water quality connection charge of $6,960 and a water quantity fee of $ 9,257.00. These
'
are payable to the City prior to the City filing the final plat. Credits will be given to these fees
based on the applicant providing for the City's SWMP requirements and will be deducted from
,
the totals after final plat review.
14. The applicant shall report to the City Engineer the location of any drain tiles found during '
construction and shall re- locate or abandon the drain tile as directed by the City Engineer.
15. Individual grading, drainage, tree preservation, and erosion control plans will be required for I
each lot at the time of building permit application for the City to review and approve.
16. A fifteen foot tree removal limit shall be established around all building pads. Tree '
protection fencing shall be installed prior to excavation and grading. Tree removal limits
shall be shown on all building permit surveys.
17. Applicant must use a trench box for the installation of the water line in order to minimize
impact on canopy coverage.
18. Park and trail fees are required per city ordinance in lieu of park land dedication. '
Mr. Don Ashworth
' The Frontier Addition Final Plat
October 9, 1996
Page 11
' 19. The bluff area shall be shown on all building permit applications for this subdivision.
' 20. The applicant shall prepare and dedicate cross - access easements and prepare maintenance
agreements for the private streets.
' 21. Revise the east property line buffer - planting plan, prepared by Arteka Natural Green
Corporation, dated 10/4/96, to note that the average tree size shall be seven feet with a
minimum height of six feet.
22. The applicant shall establish a no cut zone on each lot subject to approval b the city, in
PP � J PP Y ty�
which no vegetation shall be removed, no grading will be permitted, no material may be
stored, and no equipment may enter.
' Bluff areas shall be protected by the use of double fencing consisting of silt fencing for
erosion control and tree protection fencing. In addition, where excavation or construction is
close to the bluff or in a critical area, a barrier of staked hay bales shall also be installed.
23. The applicant shall provide an on -site forester to assist with and direct the tree preservation
for the development.
' 24. The houses shall be equipped with gutters and the down spouts shall be directed toward the
private street and away from the bluff.
25. Lots I through 5 may access the private street from Frontier Trail or Lots 1 and 2 may have
direct access onto Frontier Trail with an approved grading plan.
' 26. The applicant shall have the final plat recorded by April 30, 1997 or the final plat will be
voided.
' ATTACHMENTS
1. Final Plat, The Frontier
' 2. Location Map
3. East Property Line Buffer - Planting Plan
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