1g. Shamrock Addition: Extension of Final Plat Approval.1
1 MEMORANDUM
I
J
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 0 CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: . Don Ashworth, City Manager
FROM: Bob Generous, Senior Planner
DATE: October 9, 1996
SUBJ: One Year Extension for the Preliminary Plat and Wetland Alteration Permit to fill
and dredge wetlands for the Ryan Property - Shamrock Ridge Preliminary Plat,
SUB #94 -7 and WAP #94 -3
BACKGROUND
The applicant has again requested a one year preliminary plat extension for Shamrock Ridge. On
August 28, 1995, the City Council approved a one year extension, until November 28, 1996, for
preliminary plat for Shamrock Ridge Addition, to subdivide 37.92 acres into 45 single- family
lots and a wetland alteration permit to fill and dredge wetlands located on site subject to the
following conditions:
1. Revise the lot lines for Lots 1 through 4, Block 1, to provide a minimum of 90 feet of
frontage for Lots 1 and 4.
2. Submit revised utility plans for approval of fire hydrant locations. Fire hydrant spacing is
300 feet maximum. Contact Chanhassen Fire Marshal for details.
3. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, NW Bell, Cable TV, transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated. Pursuant to Chanhassen City
Ordinance Sec. 9 -1.
4. A turn- around acceptable to the city's Fire Marshal shall be provided at the end of the
private road off of Jennifer Way.
5. The common portion of the private roads shall be signed "No Parking Fire Lane."
1
Don Ashworth, City Manager
October 9, 1996
Shamrock Ridge, #94 -7
Page 2
6.. Either a monument sign or street sign shall be provided for the private roads to aid in the
location of homes on private roads for emergency vehicles.
7. Submit turning radius and cul -de -sac dimensions to City Engineer and Fire Marshal for
approval. Pursuant to 1991 Chanhassen Fire Code Sec. 10.204(d) and 10.203.
8. Full park and trail fees shall be collected per city ordinance.
9. An 8 foot bituminous trail shall be constructed parallel to Lake Lucy Road. The
construction will be incorporated into the Lake Lucy Road extension project. The.
developer shall be reimbursed for the full cost of said trail from the city's trail fund if the
developer constructs said trail as part of their project.
10. Obtain demolition permits for any buildings to be removed before their removal.
11. A landscape buffer shall be required along the length of County Road 117, Galpin
Boulevard, and along both sides of the Lake Lucy Road extension, section-18 -61 (a) (5).
This buffer landscaping shall be developed as part of the preliminary and final plat
submittal for city approval. Appropriate financial guarantees acceptable to the city shall
be required. A woodland management plan must also be prepared as part of the platting
process. A landscape plan including the landscape buffer, forestation and replacement
planting must be prepared and approved by the city. The landscape plan and woodland
management plan must be prepared by a landscape professional.
12. Prepare baseline canopy coverage calculations and estimated canopy coverage removal
area. Overlay the tree plan on the grading plan in order to verify tree preservation.
13. Boulevard trees along Lake Lucy Road, Jennifer Way, James Court, and Anne .Alcove
must be diverse with no more than two trees of the same species in a row. Mary Bay may
be planting with one species considering the trees may provide a theme for the short cul-
de -sac.
14. Non- deciduous evergreens shall be incorporated into the tamaracks on the north side of
Lake Lucy Road and the west side of County Road 117. A minimum of nine non-
deciduous evergreens shall be used to create diversity, provide additional screening, and
add interest. The evergreens planted on the south side of Lot 1, Block 2, shall be
extended east to the rear lot line.
15. The landscaping plan requires an additional 42 trees based on staff s analysis of the tree
preservation, forestation, and replacement requirements for a total of 284 trees. Staff
u
0
u
0
r
Don Ashworth, City Manager
' October 9, 1996
Shamrock Ridge, #94 -7
Page 3
' recommends that the additional 42 trees be incorporated in the landscaping plan as
follows:
' a. Nine trees staggered for a windbreak along the western property lines of Lots 1
and 2, Block 1. Windbreak trees shall include spruce (Black Hills, Norway,
' White).
b_ Five trees grouped near the corners of Lots 4, 5, and 6, Block 1; 10 trees grouped
' along the rear lot lines of Lots 8, 9, 10, 11, and 12, Block 1; and 18 trees in
groupings along the rear lot lines of Lots 2 through 11, Block 3. Rear yard tree
' selection shall be River Birch, Ohio Buckeye, Catalpa, Silver Queen Maple,
White or Bur Oak, Hawthorne, Aspen, Arborvitae, and Balsam or White Fir.
' 16. The following tree conservation and forestation areas shall be dedicated as part of the
final plat: a 30 foot easement along the northern boundary of the site; a 30 foot easement
along the western lot lines of Lots 1 and 2, Block 1; the southern 100 feet of the eastern
' 30 feet of Lot 4, Block 1; the southern 30 feet of the western 30 feet of Lot 5, Block 1; the
northern 70 feet of the western 30 feet of Lot 6, Block 1; the eastern 30 feet of Lots 8 and
9, Block 1; the western 30 feet of Lots 10, 11, and 12, Block 1; the eastern 30 feet of
Lots 2 through 7, Block 3; and the western 30 feet of Lots 8 through 11, Block 3.
17. To provide slope stabilization north of Lake Lucy Road on Outlot B, Sumac shall be
' planted 7 feet on center. Such plantings shall be staggered to provide better stabilization
and aesthetic appeal. Additionally, this areas must be seeded.
' 18. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year
storm events and provide ponding calculations for stormwater quality /quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed pre - developed and post -
developed stormwater calculations for 100 -year storm events. Normal water level and
high water level calculations in existing basins and 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 shall be
based on Walker's Pondnet model.
' 19. The ro osed development will be responsible for a water quantity user fee of $63,360
P P P P q Y
assuming 32 acres of developable land. Water quantity and quality fees may or may not
be assessed dependent upon the Lake Lucy Road improvement project assessment
methodology. These fees will be negotiated based on the developers contribution to the
' City's SWMP for the site. SWMP fees for water quantity and quality are pending formal
Don Ashworth, City Manager
October 9, 1996 '
Shamrock Ridge, #94 -7
Page 4
approval of the SWMP by City Council. If there are any modifications to the fees, they ,
will be changed prior to final plat.
20. The applicant shall report to the City Engineer the location of all drain tiles found during '
construction. Drain tile shall be relocated or abandoned as directed by the City Engineer.
21. The existing outbuildings and any septic system or wells on the site shall be abandoned in
accordance with City and/or State codes. The existing house on Lot 14, Block: 3 shall be
connected to the new sanitary sewer line within 30 days after the line becomes available.
The well may be utilized as long as the well is on the lot and functional. Once; the well
fails or the property is sold the property owner shall connect to city water.
22. Drainage and utility easements shall be dedicated for all utility lines outside the plat. The
minimum easement width should be 20 feet. Maintenance access to the ponding areas
shall be provided. Slopes shall not exceed 4:1 over the easement areas.
23. The applicant will be required to enter into a development contract with the City and
provide the necessary financial security to guarantee the installation of the public
improvements and compliance of the conditions of approval.
24. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detail Plates. Detailed street and utility
construction plans and specifications shall be submitted to staff for review and formal
approval by the City Council in conjunction with final plat consideration.
25. The applicant shall apply for and obtain the necessary permits from the Watershed
District, DNR, Department of Health, MPCA and other appropriate regulatory agencies
and comply with their conditions of approval.
26. Upon completion of site grading, all disturbed areas shall be restored with seed and disc -
mulched or wood -fiber blanket within two weeks of completing the site grading unless
the City's Best Management Practice Handbook planting dates dictate otherwise. All
erosion control measures shall be in accordance to the City's Best Management: Practice
Handbook.
27. Upon completion, the developer shall dedicate to the City the utility and street
improvements within the public right -of -way and drainage and utility easements for
permanent ownership.
I
i
LJI
Don Ashworth, City Manager
' October 9, 1996
Shamrock Ridge, #94 -7
Page 5
' 28. The existing home shall change its address to be compatible with the City's addressing
system once the street has been constructed adjacent the house.
29. The grading plan shall be revised as follows: 1) provide for 2% boulevards and 3:1 side
slopes adjacent to all streets in accordance to the City's typical street standards; 2)
' berming shall be prohibited from all street right -of -ways; 3) the proposed pond between
Gwendolen Court and Mary Bay shall be combined/relocated to the west of Gwendolen
Court; 4) grading in the rear yards of Lots 4 through 8, Block 2 shall be revised to drain
' rear to front; 5) an interim sediment pond shall be provided on Lot 12, Block 3 until Lots
1 through 12, Block 3 are fully revegetated; 6) storm ponds shall be designed and
' constructed with a 10:1 bench at the normal water level (NWL) for the first one foot
(depth) of water and then 3:1 thereafter or 4:1 slopes overall.
7) the proposed berm west of the westerly private driveway shall be relocated westerly to
' improve sight distance on Lake Lucy Road from the private driveway.
30. Lake Lucy Road shall be designed and constructed to meet State -Aid standards.
' 31. Preliminary and final plat approval shall be contingent upon utilities being extended from
Brenden Pond unless other feasible alternatives are provided to the City for review and
' approval.
32. Lake Lucy Road shall be realigned southerly to be compatible with the intersection
' proposed in Brenden Pond (Lake Lucy Road and Pondview Court).
33. Direct driveway access on to Lake Lucy Road shall be prohibited. A private driveway
' shall be required to access Lots 4, 5, and 6, Block 4 in accordance to the City's private
driveway ordinance.
' 34. Outlot B is deemed undevelopable.
35. The private drive servicing Lots 4, 5, and 6, Block 4 must be located outside the 30 foot
' conservation easement.
36. The City reserves the right to reevaluate the subdivision and require changes to the plat
' based on the city's approval of any ordinances that may be adopted during the preliminary
plat time extension.
The preliminary plat was approved subject to the plans dated November 28, 1994.
I
1
Don Ashworth, City Manager
October 9, 1996 '
Shamrock Ridge, #94 -7
Page 6
On October 24, 1994, the City Council approved the first reading of rezoning (94 -3 IZEZ) of '
37.92 acres of property from Rural Residential, RR, to Single Family Residential, RSF (first
reading), preliminary plat (94 -7 SUB) approval to subdivide 37.92 acres into 47 singl:,- family '
lots, 2 outlot and 7 acres of right -of -way, and a wetland alteration permit (94 -3 WAP) to fill and
dredge wetlands located on site subject to the plans dated 9/28/94. On November 14, 1994, the
City Council approved a motion to bring the preliminary plat back for reconsideration in order to '
reevaluate the topographical and grading issues. On November 28, 1994, the City Council
approved the preliminary plat (94 -7 SUB) for Shamrock Ridge to subdivide 37.92 acres into 45
single - family lots, 2 outlots and 7 acres of right -of -way based on the plans dated 11/28/94. '
City Code, section 18 -41, states: If the final plat application is not filed within this period [one
year after the date of the city council approval], the preliminary plat will be considered void
unless for good cause shown an extension is requested in writing by the subdivider and granted
by the city council."
'
The applicant has not been able to proceed with the final plat. The applicant, not being a
developer per se, has not made a decision regarding a development partner. Due to the
environmental sensitivity of the parcel, the choice of the development partner is very important.
'
The city has previously given the applicant the benefit of the doubt regarding the viability of the
subdivision as proposed.
'
This property has some significant issues involved in its development including the Lake Lucy
Road extension alignment, severe slopes, grading and drainage concerns, wetlands, tree
preservation, and the interrelationship of this plat with the future development of surrounding
'
lands. Since the original approval of the preliminary plat, additional information regarding the
soil conditions adjacent to the major wetland complex in the southwest corner of this property
have shown the significant soil corrections that would be necessary to develop in this area. Staff
'
believes that the subdivision, as proposed, is inconsistent with the existing land form. The steep
slopes on the western half of the development make the development of this area problematic, at
best, based on the development proposal due to the severe slopes and poor soil conditions. From
'
a land use and site design standpoint, this portion of the property would be better accessed from
the north, eliminating the need for excessive grading of the site. The proposed alignment for
'
Lake Lucy Road does not correspond to staffs preferred alignment adjacent to the wetland
located in the southwest corner of the site.
'
During the past two years, staff has met numerous times with developers regarding the
development of this parcel. In every one of these discussions, the developers suggested that the
plat be revised, specifically in the western third of the site. Based on these discussions and the
'
previously stated concerns, staff believes that the plat is significantly flawed.
Don Ashworth, City Manager
' October 9, 1996
Shamrock Ridge, #94 -7
Page 7
' It has always been staff's contention that the western third of the site would be a more
environmentally sensitive development if combined with the parcel to the north. It may be
' possible, through the use of a PUD rezoning with average lot sizes of 15,000 square feet for
single - family homes or a R4 rezoning with a mix of twin and single - family homes, for the
property to develop with approximately the same number of dwellings, but concentrating
' development in the eastern two- thirds of the parcel.
STAFF RECOMMENDATION
Staff recommends the City Council adopt the following motion:
' "The City Council approves the preliminary plat extension request (Sub #94 -7) for Shamrock
Ridge Addition, to subdivide 37.92 acres into 45 single - family lots and a wetland alteration
' permit (WAP #94 -3) to fill and dredge wetlands located on site until November 28, 1997 subject
to the conditions of approval approved on August 28, 1995.
The City Council also determines that this preliminary plat extension shall not be further
extended and shall void the preliminary plat unless the final plat application is filed by November
28, 1997, based on the following findings:
FINDINGS
Subdivision, Section 18 -39 (f)
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets the minimum lot area requirements of the RSF,
Residential Single Family District. However, Section 18 -60 (d) of the City Code
requires that lots be placed to protect natural amenities such as vegetation,
wetlands, steep slopes, water courses and historic areas. The proposed
development is inconsistent with this ordinance.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the city's land use plan in
regard to net density. The proposed development is inconsistent with the
following natural resource policies: "Future developments should be designed so
that they are sensitive to natural features. Such features which are determined to
have significant environmental, cultural, historical, and/or archeological values
Don Ashworth, City Manager
October 9, 1996 '
Shamrock Ridge, #94 -7
Page 8
should be preserved and maintained through the use of easements and dedication." '
and "The City of Chanhassen will discourage the alteration of steep slope areas
and bluffs to minimize soil loss form erosion, minimize tree loss where '
appropriate and to protect visual amenities such as those found along river bluff
lines." In addition, the alignment for Lake Lucy Road does not comply with the
city's preferred alignment. ,
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development in some areas of the '
project and unsuitable in other areas based on the proposed subdivision. The
applicant's proposed stormwater ponding system must be revised and a final
design will be determined. The steep slopes on the western half of the ,
development make the development of this area problematic, at best, based on the
development proposal due to the severe slopes and soil conditions. The wetland '
complex in the southwest corner of the site could be better protected. Alternative
site designs would provide additional protection of natural resources.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, '
sewage disposal, streets, erosion control and all other improvements required 'by this
chapter; '
Finding: The stormwater ponding must be revised. If the applicant does not
intend to construct Lake Lucy Road, then the applicant needs to petition the city '
for extension of Lake Lucy Road and utilities.
S. The proposed subdivision will not cause environmental damage; '
Finding: The proposed subdivision will impact the land form and existing
wetlands and vegetation by the amount of grading. Staff has recommended '
changes that will significantly reduce environmental impacts.
6. The proposed subdivision will not conflict with easements of record. ,
Findin The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements. '
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Don Ashworth, City Manager
October 9, 1996
Shamrock Ridge, #94 -7
Page 9
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
C. Lack of adequate sanitary sewer systems.
d. Lack of adequate off -site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infrastructure
provided the utilities are extended from the west. Final calculations for the
provision of on site stormwater ponding, a final decision on the alignment of Lake
Lucy Road and providing access to the northwest third of the development must
be made prior to platting."
ATTACHMENTS
1. Letter from Edward and Mary Ryan to Kate Aanenson dated July 22, 1996.
2. Location map.
3. Reduced copy of preliminary plat.
Shamrock Ridge
Edward M. and Mary K. Ryan
6730 Galpin Boulevard
Excelsior, Minnesota 55331
(612) 943 -1410
July 22, 1996
Ms. Kate Aanenson
CITY OF CHANHASSEN
690 Coulter Drive
Chanhassen, Minnesota 55317
Dear Kate:
1
As you requested, we are requesting in writing a one (1) year extension on '
our preliminary plat.
We have made progress in the process to final plat. Many of the issues '
regarding the development of the property have been identified. We
continue to be selective regarding our development partner to assure the '
property retains the character as originally approved.
Thank you for your consideration. If you have any questions, please let us '
an
V\'kUV\&X
Mary K. Ryan
RECEIVED
JUL 2 3 1996 '
CIT`( OF CHANHASSEN '
0
T4" TAW I jpll,,-� M M
OWNER:
.
MVISSLOPER
Al. RYAN
.5.3.31
d '
12)4, 101-3
OWNER:
IIELIE PA, 64EI9E.
JAL
F . . . . . . .
. re- �E C,
-JJ
<
OWNER:
RR <
OWNER:
OWNER:
LAKE LUCY RoAr
IAC!Nlrry!
RR ZONNING
-41-4. 4p
Mm
41cT oE
OWNER:
OWNER;
RIM Y41NINING
INC.
ISON$,
60,0 A"MATION
NOTES'
OWNBR,
yore
Gf:-'FfilC' -'�CALE
•
!S A'A'swo
� mIlls'. 550!
54%
. W