4. Oak Ridge of Minnewashta: Preliminary Plat.CITY OF
� CHANHASSEN
DATE: 3/6/96 'T
DATE: 3/25/96
SE #: SUB 96 -2
By: Generous/Hempel:v
� STAFF REPORT
J
PROPOSAL: Request for preliminary plat approval to subdivide 11.8 acres into 23 single family
lots, Oak Ridge of Minnewashta
LOCATION: West of Stratford Ridge and north of the Oaks of Minnewashta Action by city Rdmirist, -ator
indorsed... —, ✓ �W�
Modified
APPLICANT: Greg Hahn eeject�a -j -.
1865 West Wayzata Blvd. Qat� -._-
Long Lake, MN 55356 Date Submi"ed to Commission
475 -9240 Gate u to ccencii
PRESENT ZONING: RSF, Residential Single Family
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ACREAGE: 11.8 acres
DENSITY: Gross: 1.95 Net: 2.37
ADJACENT ZONING
AND LAND USE: N - RSF, vacant and single family homes in Country Oaks Add.
S - RSF, the Oaks at Minnewashta
E - RSF, single - family homes (Stratford Ridge)
W - Vacant, Hwy. 7, City of Victoria
WATER AND SEWER: Available to the site.
PHYSICAL CHARACTER.: The site has a significant border of trees along the northern property line.
In addition, a stand of significant trees is located in the northwest corner of the property. Additional trees
are scattered around the farmstead. The high point of the site is 1004 feet located where the existing hous
now stands. The site slopes downwards to the west, north and east from this point. A low point at
elevation 970 is located in the northeast corner of the property.
2000 LAND USE PLAN: Residential - Low Density (Net Density Range 1.2 - 4.0 units per acre)
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Oak Ridge of Minnewashta
March 6, 1996
Page 2
PROPOSAUSUMN ARY
The applicant is proposing a 23 lot subdivision on 11.8 acres. Access to the site will be provided
through the connection of Country Oaks Road which currently terminates at the south and north
property lines. The plans propose on extending and connecting Country Oaks Drive to the north
and south. This will complete the dead -end street in the Country Oaks development to the north.
The street connection will also provide continuity between neighborhoods and access to
Minnewashta Park located north of Kings Road and west of Minnewashta Parkway. An existing
8 -foot wide bituminous trail has been extended along Country Oaks Drive from the north. A 5-
foot wide concrete sidewalk is proposed along Country Oaks Drive from the south (Oaks of
Minnewashta). The applicant should continue the extension of the 5 -foot wide concrete sidewalk
along Country Oaks Drive and connect it to the existing 8 -foot wide bituminous trail at the north
end of the project. The proposed subdivision is consistent with a sketch plan that staff reviewed as
part of the platting of the Oaks of Minnewashta which was approved immediately to the south of
this development.
As proposed, this development will construct two storm water ponds for water quality and
' quantity purposes prior to discharging runoff from the site into Country Oaks. Storm sewers will
convey most of the site's runoff via storm sewer pipes to the ponds for treatment. The outlet
pipe for the pond will be revised and relocated outside the tree limits to minimize tree loss. Staff
' will also be working with the applicant's engineer in an effort to reduce site grading and the need
for the westerly pond by means of adjusting street grades and /or house pads.
' Given the location of the existing home and site topography, construction of the streets and
house pads will result in significant earth moving. Staff will be working with the project
' engineer to minimize the amount of grading and retain site characteristics. Staff has already
looked at servicing Lots 2, 3, 4 and 5, Block 2 (Oak Ridge Court) through the use of a private
street. Staff believes this will result in reducing the amount of grading by pulling the house pads
' away from the perimeter of the lot lines and allowing for relocation/enlargement of the storm
water pond in the northeast corner of the site. Staff will be recommending that the applicant
revise the preliminary plat drawings to incorporate staff s design using the private street scenario
' for Oak Ridge Court.
Staff is recommending approval of the preliminary plat subject to the conditions contained in the
' staff report. Staff believes that through the use of a private street and the elimination of one of the
storm ponds, if feasible, the amount of grading will be significantly reduced.
F11
Oak Ridge of Minnewashta
March 6, 1996
Page 3
BACKGROUND I
In May 1993, the City approved an administrative subdivision clarifying the eastern property line of
this property. An existing house, stable, and bam/shed are located in the western portion of the
property.
LANDSCAPING/TR PRESERVATION
Existing canopy coverage for the proposed Oak Ridge development is approximately 13 percent,
or 64,450 square feet. The applicant is removing approximately 16,600 square feet of canopy for
construction and stormwater installation purposes leaving 47,850 square feet. Minimum
coverage requirements for a low density residential with existing coverage less than 13 percent is
25 percent. The target canopy coverage for this site equals 128,474 square feet. Since the
applicant does not meet minimum requirements, the forestation plantings required for the site
total 59 trees. The 16,600 square feet of canopy area being removed is multiplied by 1.2 and is 'I
calculated to be 18 trees for replacement. The total forestation and replacement plantings
required are 77 trees. The applicant has currently proposed 42 trees for the site.
Staff recommends the building pads for lots around the western cul -de -sac be pulled closer to the �)
road in order to pull the houses away from the existing wooded area in the north western corner.
By doing so, it would not be necessary to do any tree removal within that area. In addition, the a
stormwater pipes along the northern property line can be relocated away from the tree line to
preserve these trees. Any additional trees preserved on -site will reduce the amount of
replacement plantings required on site. Trees that are to be preserved on -site shah be protected
with tree protection fencing pursuant to city ordinance.
WETLANDS I
According to City maps it appears there are no wetlands on the site. However, there is a
creek/ravine that intersects the west end of the plat through Lots 7 and 8, Block 1. The applicant
should retain a qualified wetlands delineator to prepare a report or letter of clarification as to the
status of the creek.
Surface Water Management Plan
The City has prepared and adopted a Surface Water Management Plan (SWMP) to serve as a tool
to protect, preserve and enhance water resources. The plan identifies, from a regional
perspective, the storm water quantity and quality improvements necessary to allow future
development to take place and minimize its impact to downstream water bodies. In general, the
water quantity portion of the plan uses a 100 -year design storm interval for ponding and a 10-
year design storm interval for storm sewer piping. The water quality portion of the plan uses a
1
Oak Ridge of Minnewashta
March 6, 1996
Page 4
William Walker, Jr.'s Pondnet model for predicting phosphorus concentrations in shallow water
bodies. An ultimate conditions model has been developed at each drainage area based on the
projected future land use, and therefore, different sets of improvements under full development
were analyzed to determine the optimum phosphorus reduction in priority water bodies.
Storm Water Quali1y Fees
The SWMP has established a connection charge for water quality systems. The cash dedication
will be equal to the cost of land and pond volume needed for treatment of the phosphorus load
leaving the site. The requirement for cash in lieu of land and pond construction shall be based
upon a schedule in accordance with the prescribed land use zoning. Values are calculated using
the market values of land in the City of Chanhassen plus a value of $2.50 per cubic yard for
excavation of the pond if the applicant constructs the pond or $4.00 per cubic yard for excavation
of the pond if the City constructs the pond. Fees are reduced based on the costs of the developers
contribution to the SWMP design parameters. The proposed SWMP quality charge has been
calculated at $800 /acre for single family residential developments. This proposed development
of 11.8 acres would then be responsible for a water quality connection charge of $9,440. Since
the applicant is proposing to construct water quality basins in accordance with the City's SWMP,
these fees will then be waived.
Storm Water Quantity Fees
The SWMP has established an connection charge for different land uses based on an average,
city -wide rate for the installation of water quantity systems. This cost includes all proposed
SWMP trunk systems, culverts, and open channels and stormwater ponding areas for temporary
runoff storage. The connection charge is based on the type of land use for the area. Fees will be
based on the total developable land. Undevelopable area (wetlands), public parks, and existing
development is exempt from the fees. The fees are negotiable based on the developers
contribution to the SWMP design parameters. Single family residential developments will have
a connection charge of $1,980 per developable acre. This proposed single family residential
development of 11.8 acres would then be responsible for a water quantity connection charge of
$23,364. The City will apply credits to the applicant's surface water quantity fees for
construction of improvements in accordance with SWMP which include such items as outlet
control devices, trunk storm sewer pipes, pond oversizing, etc. The final connection charges will
be determined after review of the final construction plans.
DRAINAGE
The site is divided into two drainage subdistricts with the westerly one - quarter of the site
draining west into a creek/wetland located within the City of Victoria. This creek is a part of the
Minnehaha Creek Watershed District and drains into Lake Virginia from the west. The easterly
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Oak Ridge of Minnewashta
March 6, 1996 'I
Page 5
three- quarters of the site drains northerly towards Country Oaks development. A combination of
storm sewers and overland sheet drainage conveys runoff from this site to a stormwater pond
created in conjunction with the Country Oaks development. Unfortunately, back in 1989 the
City only required on -site project for each individual project as it developed. Therefore, the
pond in Country Oaks is not large enough to accommodate direct discharge of the storm water
from this site without first ponding on -site to prevent flooding in Country Oaks. As proposed,
this development will construct two storm water ponds for water quality and quantity purposes �I
prior to discharging runoff from the site into Country Oaks. Storm sewers will convey most of
the site's runoff via storm sewer pipes to the ponds for treatment. The outlet pipe for the pond
will be revised and relocated outside the tree limits to minimize tree loss. The minimum
easement width for all utilities located outside of the street right -of -way shall be 20 feet. Staff
will also be working with the applicant's engineer in an effort to reduce site grading and the need
for the westerly pond by means of adjusting street grades and/or house pads. I'
Detailed storm calculations were submitted for the storm sewer system. Staff has found them
generally acceptable. However, staff still needs to review the ponding calculations to determine
"
if the ponds are designed to meet Surface Water Management water quality requirements. The
ponds are also being designed to maintain the predeveloped runoff rate from the site. The outlet
pipe from the easterly pond will require an easement from the church property which is outside
the plat. The City has existing drainage and utility easements over the rear yards of those lots in
Country Oaks where the storm sewer is proposed to be extended. Staff and the applicant will be
working with the neighboring property owners regarding timing of the project and restoration of
their properties.
In an effort to reduce sump pump discharge into the City's sanitary sewer system.,, staff will be
requiring the applicant to extend drain tile behind the curbs for the homes to discharge into. The
City will only require drain tile in those areas where the properties are not adjacent storm ponds,
wetlands, or catch basins.
GRADING
The majority of the site is proposed to be graded for the storm water ponds, streets and house
pads. The site slopes from south to north with an elevation change from 1002 to 972. A small
('
row of trees exists along both north and south property lines. Staff and the applicant's engineer
will be adjusting site grades slightly to preserve these buffer strips. However, some trees will be
lost in the areas where the street, Country Oaks Drive, will be extended as well as the storm
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sewer to Country Oaks.
Given the location of the existing home and site topography, construction of the streets and
house pads will result in significant earth moving. Staff will be working with the project
engineer to minimize the amount of grading and retain site characteristics. Staff laas already I
' Oak Ridge of Minnewashta
March 6, 1996
' Page 6
looked at servicing Lots 2, 3, 4 and 5, Block 2 (Oak Ridge Court) through the use of a private
' street. Staff believes this will result in reducing the amount of grading by pulling the house pads
away from the perimeter of the lot lines and allowing for relocation/enlargement of the storm
water pond in the northeast corner of the site. Staff will be recommending that the applicant
' revise the preliminary plat drawings to incorporate staff's design using the private street scenario
for Oak Ridge Court.
' UTILITIES
' Municipal utility service is available to the site from the north and south. Sanitary sewer and
water lines have been extended to the site within Country Oaks Drive. The proposed utility plan
is fairly straightforward. Fire hydrant locations may be adjusted during the final construction
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plan review process. The applicant shall be responsible for installing municipal utilities to
service this site. The utility system shall be designed and constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. Since the utilities and street
system, except for Oak Ridge Court, will be owned and maintained by the City upon completion
and acceptance, the applicant will be required to enter into a development contract with the City
and provide a financial security in the form of a letter of credit to guarantee installation of the
public improvements and conditions of final plat approval.
The existing home site on Lot 12, Block 1 is currently on a well and septic system. As a result of
this improvement, the house will be required to hook up to sanitary sewer within 30 days of the
system becoming operational. The existing septic system shall be abandoned in accordance with
City and Health Department codes. The existing home may utilize the well until the well fails, at
which time the property owner must connect to City water. As a result of the site grading, the
outbuildings on the parcel will be removed. The appropriate demolition permit should be
obtained and complied with through the City's Building Department.
STREETS
The plans propose on extending and connecting Country Oaks Drive to the north and south. This
will complete the dead -end street in the Country Oaks development to the north. The street
connection will also provide continuity between neighborhoods and access to Minnewashta Park
located north of Kings Road and west of Minnewashta Parkway. An existing 8 -foot wide
bituminous trail has been extended along Country Oaks Drive from the north. A 5 -foot wide
concrete sidewalk is proposed along Country Oaks Drive from the south (Oaks of Minnewashta).
The applicant should continue the extension of the 5 -foot wide concrete sidewalk along Country
Oaks Drive and connect it to the existing 8 -foot wide bituminous trail at the north end of the
proj ect.
Oak Ridge of Minnewashta
March 6, 1996
Page 7 II
Two cul -de -sac streets are proposed to serve the remaining portion of the site. The applicant will
be dedicating the necessary street right -of -way with the final plat. Staff has had concerns
regarding the pond locations and size and the amount of grading for Oak Ridge Court. Staff has
redesigned this area of the development using a private street to serve up to four lots (Attachment
1). Using the private street reduces construction costs for the applicant, i.e. curb and gutters,
reduced street width and site grading. It also gives more flexibility in the pond design/location.
Staff is recommending that the applicant redesign Oak Ridge Court using a private street.
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During construction, access may have to be maintained to the existing residence on Lot 12. The
driveway will be relocated as a part of the street construction project. The existing driveway for
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Lot 12 will be relocated to Oak Ridge Lane. Construction traffic to the site is also a concern.
Access to the site is either from Country Oaks Drive to the north or Country Oaks Drive from the
south. The southerly portion of Country Oaks Drive is still under construction and subject to
a
damage by construction traffic. Therefore, access to this site should be limited to Country Oaks
Drive from the north unless Country Oaks Drive to the south is completed first.
The street p p t3's standards (:31 feet wide '
s are proposed to be constructed in accordance to the City's
back -to- back). The streets in the development will be owned and maintained by the City upon
completion with the exception of Oak Ridge Court if the private street is implemented. With the
private street, a cross - access and maintenance agreement will need to be prepared and recorded.
EROSION CONTROL
Erosion control fencing is proposed along the downstream perimeter of the site. Rock
construction entrances should also be incorporated into the erosion control plans and maintained
until the first lift of asphalt has been installed. Erosion control measures shall also be
implemented around all catch basins until the site has been fully revegetated and the streets
paved.
PRIVATE STREET FINDINGS
In order to permit private streets, the city must find that the following conditions exist:
() prevailing P 1 The revailin development pattern makes it unfeasible or inappropriate to construct a public
street. In making this determination, the city may consider the location of existing property
lines and homes, local or geographic conditions and the existence of wetlands. I'
(2) After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a street
system consistent with the comprehensive plan.
Oak Ridge of Minnewashta
March 6, 1996
Page 8
(3) The use of the private street will permit enhanced protection of the city's natural
resources
'
including wetlands and forested areas.
Finding: The proposed private street to serve
lots at the eastern end of the
'
development is not necessary to provide access
to adjacent properties.
Were a
public street provided to access these lots, additional
trees would need
to be
'
removed due to staff recommendation that the stormwater ponding in the northeast
corner of the site, which is a natural low area, be enlarged to provide ponding for the
entire site and eliminate the second pond.
'
PARKS & RECREATION
'
The Parks & Recreation Commission met on February 27, 1996 to review the proposed
development. In lieu of land dedication, the Commission recommended the payment
of full park
and trail fees pursuant to City Ordinance.
COMPLIANCE TABLE
'
BLOCK LOT AREA (SQ. FT.)
FRONTAGE (FT.)
DEPTH (FT.)
Code 15,000
90
125
1 1 19,567
105
182
1 2 16,417
90
182
1 3 15,645
92
173
'
1 4 15,625
1 5 16,130
124
111
152
130
1 6 15,306
98
135
t
1 7 19,073
1 8 24,829
77*
56.92*
186
189
1 9 26,183
55.66*
159
1 10 17,753
55.62*
160
1 11 18,539
149
200
1 12 20,633
105
218
'
1 13 16,454
93
183
1 14 15,319
98
162
1 15 15,018
100
151
'
1 16 16,501
110
150
2 1 20,361
131
181
2 2 16,008
113
161
'
2 3 24,268
54*
150
2 4 18,908
63
159
2 5 22,651
53*
145
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Oak Ridge of Minnewashta
March 6, 1996
Page 9
2 6 15,665 115 131 I'
2 7 15,796 105 140
ROW 91,246 (18 % of Area)
TOTAL 513,895
*Meets standard at the building setback line.
Minimum Setbacks: Front - 30 feet, side - 10 feet, rear 30 feet.
Maximum building height: 3 story and 40 feet.
MISCELLANEOUS a
Demolition Permits. Existing structures on the property that don't meet code requirements must be
demolished and will require demolition permits. Proof of well abandonment, if applicable, must be
furnished to the City and a permit for septic system abandonment, if applicable, must be obtained
and the septic system abandoned prior to issuance of a demolition permit.
The parcel has deferred assessments in the amount of $11,400 plus interest from October, 1993
for street improvements along Minnewashta Parkway. This amount was based on. the site
developing into 16 residential lots. Since the plat proposes 23 lots, the applicant will be
responsible for 7 additional unit assessments.
FINDINGS
1, The proposed subdivision is consistent with the zoning ordinance; "
Finding: The subdivision meets all the requirements of the RSF, Residential Single
Family District.
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 applicable plans. 'I
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 subject to the conditions
specified in this report.
' Oak Ridge of Minnewashta
March 6, 1996
' Page 10
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 proposed subdivision is served by adequate urban infrastructure.
' 5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage subject to
conditions if approved.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
' 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.
' PLANNING COMMISSION UPDATE
The Planning Commission held a public hearing on March 6, 1996 to review the proposed
development. The Planning Commission voted unanimously to recommend approval of the
preliminary plat with the modification of condition 16 adding the option of a public street instead of
a private street and condition 19 adding that the city attorney verify that the city could collect
additional assessments for the seven additional lots on the property in excess of what was
previously estimated for the parcel.
' Staff has met with the applicant's engineer and it appears that a public street will work on the plat.
Staff has attached the letters to Ms. Hallgren regarding the assessments for the Lake Minnewashta
improvements wherein she was advised that additional unit charges would be collected for units in
' excess of the 16. In addition, staff has discussed the issue with the City Attorney who concurs with
staff's condition.
Oak Ridge of Minnewashta
March 6, 1996
Page 11
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council approves subdivision 96 -2, the Oak Ridge of Lake Minnewashta, prepared by
Loucks & Associates, Inc., dated January 19, 1996, creating 23 lots and associated right -of -way
subject to the following conditions:
1. Forestation and replacement plantings for the development requires 77 trees chosen from
the City's Approved Tree List. Conifer trees shall average seven feet in height with a six
foot minimum height. The applicant shall submit a revised landscaping pllan,
incorporating these changes, to the city for review and approval prior to final plat
approval.
2. The building pads for lots around the western cul -de -sac be located closer to the road in
order to pull the houses away from the existing wooded area in the northwestern corner.
3. The stormwater pipes along the northern property line shall be relocated away from the
tree line to preserve these trees. Any additional trees preserved on -site will reduce the
amount of replacement plantings required on site.
4. Trees that are to be preserved on -site shall be protected with tree protection fencing
pursuant to city ordinance. Such fencing shall be installed in conjunction with the
installation of the erosion control fences and prior to site grading.
5. Add one fire hydrant at the northeast corner of the intersection at Country Oaks Road and
Oak Ridge Court.
6. Relocate the fire hydrant from between Lots 2 and 3 to Lots 3 and 4, Block 1.
7. The proposed street names "Oak Ridge Lane" and "Oak Ridge Court" must be
resubmitted. The city already has an Oakwood Ridge and Country Oaks Road. With 4
roads named Oak, we are trying to minimize confusion in the event of a police, fire, or
medical emergency.
8. A ten foot clear space must be maintained around fire hydrants. City Ordinance 9 -l.
9. In lieu of land dedication, the development shall pay full park and trail fees 1pursuant to City
Ordinance.
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Oak
Ridge of Minnewashta
March 6, 1996
Page 12
10.
A demolition permit shall be required prior to the removal of any structures on the parcel.
'
This should be done prior to any grading on the property.
11.
The applicant shall be responsible for SWMP water quality and quantity connection
charges in the amount of $9,440 and $23,364, respectively. Credits will be applied to the
these charges based on the applicant's contribution to SWMP requirements. The credits
'
will be determined upon final review of the construction plans. These fees are payable to
the City to recording the final
prior plat.
12.
The applicant shall retain a qualified wetlands delineator to prepare a report or letter of
'
clarification as to the status of the creek through Lots 7 and 8, Block 1.
'
13.
The applicant's engineer and City staff shall work together to reduce the amount of site
grading and the need for the westerly pond by means of adjusting street and house pad
grades accordingly.
'
14.
The applicant will need to submit ponding calculations to determine if the ponds are
meeting SWMP water quality requirements. The ponds shall also be designed to
'
maintain the predeveloped runoff rate from the site. The outlet pipe from the easterly
storm pond shall be relocated to minimize or avoid tree removal along the north plat line.
'
The applicant will be responsible for acquiring the necessary drainage and utility
easement outside the plat for extension of the storm water pipe through the church
property to the north of the site.
'
15.
Staff and the applicant's engineer will be working to adjust site grades to preserve the
tree lines along the north and south property lines of the plat.
16.
The applicant shall revise the preliminary plat drawings to incorporate a private street
versus a public street along Oak Ridge Court or verify that a public street works in
'
conjunction with a single stormwater pond.
17.
The applicant shall add a 5 -foot wide concrete sidewalk along Country Oaks Drive.
18.
Erosion control measures shall be implemented on the site to control runoff. All catch
basins shall be protected with erosion control fence until the site has been fully
'
revegetated and the streets paved. Rock construction entrances shall be installed and
maintained at all construction entrance points until the first lift of asphalt has been
'
installed.
19.
The applicant shall be responsible for payment of the deferred assessments for the
PP p
'
Minnewashta Parkway improvements including interest to date. In addition, the applicant
I
Oak Ridge of Minnewashta
March 6, 1996
Page 13
shall be responsible for seven additional lot assessments in the amount of $760 per lot
I'
plus interest from October, 1993. The City Attorney shall verify that the city can
collect additional assessments from the property for the seven additional lots in
excess of the 16 lots that were originally estimated for the property.
20.
Upon completion, the developer shall dedicate to the City the utility and street
improvements within the public right -of -way and drainage and utilihi easements for
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permanent ownership.
21.
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.
�
22.
All public 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
plans and specifications shall be submitted for staff review and City Council approval. Oak
II
Ridge Court shall be constructed in accordance with the City's private street ordinance.
23,
The applicant shall provide detailed 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
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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. Water quality
ponding design calculations shall be based on Walker's Pondnet model.
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24.
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.
25.
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, and Minnesota Pollution Control Agency.
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26.
The applicant shall submit to the City soil boring information prior to final plat
consideration.
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27.
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 should also be given for access for maintenance
of the ponding areas.
Oak Ridge of Minnewashta
March 6, 1996
Page 14
28. No berming or landscaping will be allowed within the right -of -way.
29. The lowest exposed floor or opening elevation of all buildings should be a minimum of 2
feet above the 100 -year high water level.
30. The proposed stormwater ponds must have side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
31. Existing wells and/or septic systems will have to be properly abandoned in accordance to
City and State Health Department codes. The existing home on Lot 12, Block 1 shall be
connected to the sanitary sewer system within 30 days after the system becomes
operational. The resident may continue to utilize the well until the well fails at which time
the parcel shall be connected to City water service.
32. 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.
33. The applicant shall include a drain tile system behind the curbs to convey sump pump
discharge for these lots which are not adjacent to a wetland, storm pond or catch basin."
I ATTACHMENTS:
u
t
1. Development Review Application
2. Preliminary, Plat Reduction
3. Memo from Mark Littfin to Robert Generous dated 1/26/96
4. Public Hearing Notice and Mailing List
5. Private Street Sketch Plan
6. Letter to Joann Hallgren from Charles Folch dated 10/6/93
7. Letter to Joann Hallgren from Charles Folch dated 10/8/93
8. Special Assessment Notice Improvement No. 90 -15
9. Planning Commission Minutes of 3/6/96
FROM OF CHHNHFi_ Ehi
Cit. 17, 1 14:
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937.1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT ire A. Hahn
ADDRESS 1865 West Wayzata Blvd.
Long Lake, MN 55356
TELEPHONE (Dad time) 475 -9240
COmArehe'nslve Plan Amendment
OWNER Same
ADDRESS:
TELEPHONE:
® Temporary Sales Permit
Conditional Use Permit
i
_. Vacation of ROW /Easements
Interim Use Permit
i
Nan - conforming Use Permit
i
Planned Unit Development"
Rezoning
Sign Permits
Sign Plan Review
_y_ Site Plan Revlew"
__-_ Variance
_ Wetland Alteration Permit
Zoning Appeal
_,.,, zoning Ordinance Amendment
Notification Sign
_ — Escrow for Filing Fees/Attorney Cost-
($50 CUP /SPR/VAC1VAR/
and Bounds, $400 Minor SL
,.. Subdivl$lon" TOTAL PEE $ 745.00
I
A list of all broperty owners within $00 feet of the boundarles of the property must be Included with the
ep{if Icatlori.
Building m�terlal samples must be submitted with Site plan reviews.
I
"Twenty -sht full size WIMW copies of the plans must be submitted, Including an 8%" X 11 " reduced copy of
transpbrenoy for each plan sheet.
i
"Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each appi €catlono
FPOM CITY OF CHPNHASTEN 01.17 .1 ??A 14:74
i
PSOJECT NAME
i
' LOCATION Nth
Oak Rigde of Lake Min newashta
({ of Oaks of Minnewashta and west of Stratford Rid .
LFGAL See Attached Sheet
TOTALACREAGE 11.8 acres
1 WETLA NDS ' PRE ENT YES NO
PRESENTZONIN�G RSF
L EauEmb ZONIN(j RSF
K RELENT LMD YSE DESIGNATION Residential Low Density
EQUESTED LAID USE DESIGNATION Residential Low Density
�EASON FOR THIS REQUEST
Subdivision into 23 Single Family lots
I I
Is application must be completed In full and be typewritten or clearly printed and must be accompanied b all Information
nd plans required by applicable City Ordinance provisions. Before filing this application, you should confer w ith the Planning
Departmnt to determine the specific ordinance and procedural requirements applicable to your application.
determinatlon of Completeness of the application shall be made within ten business days of apllca notice of appiloatlorl deficlencies shall be mailed to the applicant within ten business days of applIcat onion submittal. A written
1s is to certify to this request
that I am making application for the described action by the City and that I am resp onsible for com
City requirement8 with rte and Po piyln with
g . This application should be processed In my name and I am the party with
[i the City should contact regarding any matter pertalning to this application. i have attached a copy of proof of ownership (either
py of Owner's Ouplicate Certificate of Title, Abstract of 71tle or purchase agreement), or 1 am the authorized person to make
s application sand the fee owner has also signed this application.
ft dorstand 11 keep myself Informed of the deadlines for submission of material and the progress of this application. I further
that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
orization to proceed with the study. The documents and Information I have submitted are true and correct to the best of
my knowledge.
i s oily hereby notmes the applicant that development review cannot be completed within 80 days due to public hearing
requirements and agency review. Therefore, the city Is notifying the applicant that the city requires an automatic 80 day
enslon for development review. Development review shall be completed within 120 days unless additional review
ensl s are 4ppr6ved by the applicant.
Dat
/ / l u r ed
Date
Application Received on Fee Paid Recelpt No.
t ppilcant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
contacted, 8 Copy of the report will be malted to the applicant's a ddress.
AMENDED DESCRIPTION:
That part of the Southeast Quarter of the Southeast Quarter of Section 6, Township 116 North, Range 23 West of the
5th Principal Meridian described as follows:
Beginning at the northeast corner of said Southeast Quarter of the Southeast Quarter; thence southerly along
the east line of said Southeast Quarter of the Southeast Quarter, a distance of 389.40 feet; thence westerly a
distance of 1308.03 feet, to a point on the west line of said Southeast Quarter of the Southeast Quarter
distant 395.90 feet southerly from the northwest corner of said Southeast Quarter of the Southeast Quarter;
thence northerly, a distance of 395.90 feet to said northwest corner; thence easterly, along the north line of
said Southeast Quarter of the Southeast Quarter, a distance of 1310.18 feet, to said point of beginning.
Together with an easement for ingress and egress purposes over and across the south 16.50 feet of Outlot B,
STRATFORD RIDGE, according to the recorded plat thereof.
m m m m m m m m m m m m m m m m m m i
- OAK RIIPGE
"ar " (OL'TLiT A) � 1
DEED) i ,1,L�
N88 "W 1 131003 --
r apvpc+on. N . _ Y _•�. ' , •, • .� a LAMB MINBEVASITA
I \ \\ \ \\ 6 I I 5 // I I W :7 7Z
\ \\ 7 �+ \ �I I I I
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- = -- I I 2 I I Y,` /S �.
2 II n 1 Ic :I I I I� III � 3 (` .\ M IN N E S 0 T AI
OTT, THE OAK RIDGE OF
MINNEWA SHTA
.. V- M \ _ J • k i ' 1 ( ` ` ,.. - ;i - - - - J o/ / I h DO
e«w«.SStX. XtMM[SOrA
zr
Greg A. Hahn. CRS
4
I In / [.e
I I I ��,• �,
i '....�
14 1 I I I Is I� I I�
LV1 10 \\ I I 12 II 13 I I II IS II 16 I� all 7
s \ \1 II II II I 11 I I II 6 115 5
S88'3 6'29 "E 307.84
L _J L - - - --� L
., - - -J
(1308.03 DEED) --
l F
LOT SETBACKS d STANDARDS -
PROPOSED AREA TABULATION:
PfePe..e Min. S•tpeelu: rrenl tore JO 1
_ Frent 51 a• rata Jo I..i ' '
Sle• To 10 I••t _ " + -�
BLOCX I LOT 1.19,56] 50. FT. OR . AC. BLOCK t. 133.557 $0. FT. OR 11.13 AC. R..' Yore 30 1••1 -'~••!
NORTH LOT 50. FT. OR O.J1 AC. BLOCK 1. 2111,999 S0. FT. OR 3.0) AC. Proeo••• L•1 St•ne•ree: M n. Vletn el S.ipoch 90 I.•t
LOT 3.15,6.5 S0. FT. OR O.J6 A,,
LOT aM 1l,62! 50. FT. OR O.Je Al . I n. LPI O.otn 125 I• -_
LOT 516,1]0 50. FT. OR O.J) K. TOTAL BLOCKS - 422.6.11 50. FT. OR 9. )0 AC. Nln. LRt Areo Il,000 •e,it.
0 SO loo LOT em15.30e W. FT. OR 0.35 AC.
LOT ].1 p0]] , 50. GT. OR 0... AC. TOTAL PLAT AREA. PRESENT SOX IMpt 11 F' SInp1• FR.I Iy R••le•nllel
%7. L
OT 1.2..129 S0. FT. OR 0 AC. SIJ. A FT. OR 11.60 AC. PPOPO[[0 ZOM 1X01 1SI' S1npl• feel lr R•.1e•nl1111
LOi q•26. IeJ So. FT. OR .60 K. 10TAL PROPO S T. R/V EA. 91,216 5 FT. CR 2.09 hC. COMe[X[K[LYS FLµI •e•I••nllel Le. 0•n.1ty
LOT lal),]SJ 50. FT. OR 0..1 M. TOTAL BLOCK MEA. 122.1.9 S0. FT. M q,)
AC.
LOT 11.11,339 50. GT. CR O.AJ AC.
scAlY D/ CtR LOT 12 20.633 50. FT. OR 0 AC.
LOT 1516, AS• 50. FT. OR O.31 A, . TOTAL NUM
BER OF LOTS 2J EXIST IND DESCRI
LOi 1-11.319 50. FT. OR 0.35 AC. AVERAGE LOT ANEA. 11,3)6 50. FT OR O.12 AC,
LOT 15x13.015 50. FT. OR O.JA AC.
owa LOT Ieo S0. FT. OR O.Y AC. TN• .•rt •1 IN• S•u ln•••1 Ou•rl•r •1 In• Sou1N•e•t Ouorl•r el $•<tlon 6, v<
wur•m D's^..K .•� W i•.n.n 1. 116 M•r IA, A.nq• 23 9•.1 •1 In. Sln P rieien o•.cr ip•e o• 1111 le.•:
211.992 S0. GT. OR 11.13 AC. r�nc 1pol N• /� -_ _/
Igloo lnq •t IN noH Mq: ..rn r nN ...... Overt •r of tM sou ln•.. . O„�s�.(� _
�Otlf 2 , LOT 1-20. 361 50. FT. OR 0..) AC. nc• •cu ln•r 1Y a anq 1 •.1�1 n• • •. • Sau .l Oucr t.r 1 In• Savin.D.l NNaaJlr.' 7
J LOT 216, OOe 50. FT. OR O.17 AC. n ei•leno' of 36•.•0 ••t; tn•n • .••t•r1' •I.len<• of 1JOe.03 1••t, le o Do1nl 0 � •�
LOT 3. .••t In• of •ale Sevin•••t t.r • In. Sevin•e•1 Ouert•r el.lont J95.g0 I••t
21.261 S0. FT. OR 0.31 AC. v Irew 1 •1 .•le S•u ln.e•t Over ter of in• Seul....I ON•r —
LOT a. 1,901 S0. FT. OR O.b AC, .e N•.I n• nertn.••1 c.rn.r
.evt n_. ti.. r....ti�. •....
IMnc Y' • 11.1•ne• 111 393. [0 lot t• •a 10 nor tnva corner: In•nc• u•IV Iy, �� _��
LO 322.151 SO. FT. OR 0.33 AC. �le�y tn• nett. in• sl .•le S•uln.••t Ouert•r el In. Sou lN•••1 Over let. • el•t•ne• •"' --
R II • LOT 6.13.615 50. FT. OR O.J3 AC. el 1]10.1. 1••1. 1• .•le P•Inl •1 p•q lnn lnq.
_����_ LOT ].I S. )9p 50. FT. OR 0..0 AC.
.olmciu 133.657 SO. FT. OR 3.07 AC.
PRmj=ARY PLAT
off• w
u uaw w n< n.�. 1O' w�• •e.. ° rR ~T' 9l -102 �.
;10:0111
F-�
CITY OF:
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
r
MEMORANDUM
TO: Robert Generous, Senior Planner
FROM: Mark Littfin, Fire Marshal
DATE: January 26, 1966
SUBJ: Plat approval for subdivision for 23 single family lots
Oak Ridge of Minnewashta, Greg Halve
Planning Case: 96 -2 SUB
I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire
Department/Fire Prevention Division, I have the following fire code or city ordinance /policy
requirements. The site plan review is based on the available information submitted at this time. As
additional plans or changes are submitted, the appropriate code or policy items will be addressed.
1. Add 1 fire hydrant at the Northeast corner of the intersection at Country Oaks Road and
Oak Ridge Court.
2. Relocate the fire hydrant from between lots 2 and 3 to Lots 3 and 4, Block 1.
3. The proposed street names "Oak Ridge Lane" and "Oak Ridge Court" must be
resubmitted. The city already has an Oakwood Ridge" and Country Oaks Road. With 4
roads named Oak, we are trying to minimize confusion in the event of a police, fire, or
medical emergency.
4. A ten foot clear space must be maintained around fire hydrants. City Ordinance 9 -1.
ML:eb
g1safety /ml /Plan96.2
1
IL
u
NOTICE OF PUBLIC
HEARING
PLANNING COMMISSION
MEETING
Wednesday, MARCH 6, 1996
at 7:30 p.m.
City Hall Council Chambers
690 Coulter Drive
Project: The Oak Ridge at Minnewashta
Developer: Greg Hahn
Location: Located west of Stratford Ridge and
north of the Oaks of Minnewashta
Notice: You are invited to attend a public hearing about a development proposed in your
area. The applicant is proposing a preliminary plat to subdivide 11.8 acres into 23 single family
lots located on property zoned RSF, Residential Single Family and located west of Stratford Ridge
and north of the Oaks of Minnewashta, Oak Ridge of Minnewashta, Greg Hahn.
What Happens at the Meeting: The purpose of this public hearing is to inform you
about the developer's request and to obtain input from the neighborhood about this project. During
the meeting, the Commission Chair will lead the public hearing through the following steps:
1. Staff will give an over view of the proposed project.
2. The Developer will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses project. The Commission
will then make a recommendation to the City Council.
Questions or Comments: If you want to see the plans before the meeting, please stop by City
' Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to
someone about this project, please contact Bob at 937 -1900, ext. 141. If you choose to submit
' written comments, it is helpful to have one copy to the department in advance of the meeting. Staff
will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on February 22, 1996.
x The Park and Recreation Commission will review this item at their
meeting on Tuesday, February 27, 1996 at 7:00 p.m. in the City
Council Chambers.
Keith & Diane Harstad Dean A. Swanson Ricky & Kelly Witthus
2191 Silber Lake Road 3940 Country Oaks Dr. 3950 Country Oaks Drive
New Brighton, MN 55112 Excelsior, MN 55331 excelsior, MN 55331
Sampson & Susan Mugrdechian Alan & C. Notermann Lynn & Nancy Simpson
3960 Country Oaks Drive 720 West Village Road 3980 Country Oaks Drive
Excelsior, MN 55331 Chanhassen, MN 55317 Excelsior, MN 55331
Loren Beaudoin Kevin & Kristen Marx Robert & Lori Freeman
133 Spring Valley Circle 4000 Country Oaks Drive 4010 Country Oaks Drive
Bloomington, MN 55420 Excelsior, MN 55331 Excelsior, MN 55331
Mark & Julie Grube Craig & Linda Mack Russell &: Diana Jones
3931 Country Oaks Drive 3941 Country Oaks Drive 3961 Country Oaks Drive
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Brian & Louann Albright Paul Lidstone & Jill Vreeland- Lidstone Bruce & Jennifer Linn
3981 Country Oaks Drive 3991 Country Oaks Drive 4001 Country Oaks Drive
Excelsior, MN 55331 Excelsior, MN 55331 E,xcelsior, MN 55331
Todd & Francine Boyce Paul Quarberg & Janet Jason Quarberg Ronald & A. Olson
4011 Country Oaks Drive 6781 Country Oaks Drive 6720 Country Oaks Drive
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Legend Homes, Inc. Robert & Alice Harrison Robert & M. Blue
P. O. Box 298 6750 Country Oaks Road 6560 Countryside Drive
Rogers, MN 55374 Excelsior, MN 55331 Eden Prairie, MN 55346
Steven & Beatrice Gemlo 7jary R. Voigt Richard &. Rosalee St. Angelo
6780 Country Oaks Road 4010 Glendale Drive 4000 Glendale Drive
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Steven & Jamie Knigge Nicholas & Rebecca Folwick Tony Torntore
3910 Glendale Drive 3920 Glendale Drive 3930 Glendale Drive
- `Excelsior,`Y4N' 5533i ''`Exceisiof,7NIN - 55331 'Excelsior ;�MN
Jerome & Alice Johnson '. - Ioly Cross Lutheran Church - Minnewashta Lyle & Johanna Delwiche
3940 Glendale Drive '151 Hwy. 7 4131 Pipewood Curve
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
r
J
id
1
R. Steven & Maura Barnett
' 8709 Chanhassen Hills Dr. No.
Chanhassen, MN 55317
, Jeffrey & Janice Adams
3960 Stratford Ridge
'Excelsior, MN 55331
Steven Nording & S. Anderson
3920 Stratford Ridge
Excelsior, MN 55331
William Morrow & Cynthia Houle
3980 Stratford Ridge
Excelsior, MN 55331
'William Naegele Jr. & Patricia Bruns Terry & Bonnie Labatt
4001 Stratford Ridge 3981 Stratford Ridge
,Excelsior, MN 55331 Excelsior, MN 55331
William Munig
6850 Stratford Blvd.
Excelsior, MN 55331
Charles & Cecelia Cruickshank
3921 Stratford Ridge
Excelsior, MN 55331
Jeffrey Hallgren & Michelle George
k 55 Hwy. 7
xcelsior, MN 55331
Jennifer Hallgren
375 Hwy. 7
Excelsior, MN 55331
Ivan & Susan Streif
3940 Stratford Ridge
Excelsior, MN 55331
Barton C. Wells
4000 Stratford Ridge
Excelsior, MN 55331
Keith & Kathryn Bedford
3961 Stratford Ridge
Excelsior, MN 55331
Kenneth & Diane Lund
395 Hwy. 7
Excelsior, MN 55331
Loren Benson & Jerome Bach
c/o Norwest Bank, Trustee
6th and Marquette
Minneapolis, MN 55479 -0046
n�
rn
1 October 6, 1993
CITY
CHANHASOrN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Joann Hallgren
6860 Minnewashta Parkway
Excelsior, MN 55331
' Re: Proposed Assessment Against PID No. 25- 0060300 for the Minnewashta Parkway
Improvement Project No. 90 -15J
' Dear Ms. Hallgren:
You have recently submitted a letter of objection to the manner of calculating the number of units
and the amount of the assessment against your property, PID No. 25- 0060300. A review of the
assessment roll information concerning your property has been made. The proposed assessment
' to be levied against your property is based on a total of 11.5 acres of land containing no
wetlands. This assessment roll has implemented a 1.4 unit per net acreage assessment factor at
a rate of $760 per unit. Based on these criteria, your property could generate at least 28 units
' upon development. Therefore, a $21,280 assessment is proposed against your property. If your
property is subdivided in the future generating more than 28 units, the additional charges will
then be collected. I should also note that your property is listed under green acre status for 1993.
' Under green acre status, any levied special assessments against this property would go deferred.
If you should have any further questions or comments, please feel free to contact me.
' Sincerely,
Joann Hallgren
6860 Minnewashta Parkway
Excelsior, MN 55331
CITY OF
CHAKHA01
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSE:N, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Re: Proposed Assessment Against PID No. 25.0060300
Minnewashta Parkway Improvement Pioject No. 90 -15
Dear Ms. Holgren<
Subsequent to our discussion yesterday, I have contacted the project engineer at Engelhardt & .Associates to obtain
information on the basis for 28 units of assessment against your property of 11.5 acres in size. The engineer
informed me that the 28 unit determination was based on a concept plat which had been submitted to the City a few
months back that included your property. Review of the latest preliminary plat or development in this area,
however, no longer includes your property. Therefore, the proposed assessment against your property has been
corrected to reflect the 1.4 unit per acre rate which is being implemented on nondeveloping large parcels. Attached
please find the revised assessment notice in the amount of $12,160.00 based on 16 assessable units at $760.00 per
unit. Please disregard my letter to you dated October 6, 1993 as it was based on incorrect information.
This property is listed under green acre status for 1993, therefore, any levied special assessments against this
property would go deferred until the green acre status is dropped and/or subdivision of the property occurs. I should
also note that if subdivision of this property occurs in the future which generates more than 16 units, the additional
unit charges would be collected as a part of the subdivision and development contract process.
If you have any questions, please feel free to contact me
Sincerely,
c: Jean Meuwissen, Treasurer
Bill Engelhardt, Engelhardt & Associates
Allan Larson, Engelhardt & Associates
fl
October 8, 1993
CITY OF CHANHASSEN MINNESOTA
SPECIAL ASSESSMENT NOTICE
' IMPROVEMENT NO: 90 -15
The City Council will hold a public hearing to consider proposed
' assessments for Improvement Project No. S.A.P No. 194 - 111 -01 on
Monday, October 11 1993 at 7:30 p.m. in the Council Chambers at
690 Coulter Drive, Chanhassen, Minnesota. The area to be assessed
includes Minnewashta Parkway, T.H. 5 to T.H. 7, Street, Storm Sewer
and Walkway Improvements. The total amount of the proposed
assessment is $ 402,800.00. Your assessment has been calculated in
accordance with the City Council's policy as follows:
' Property Owner: Joann Hallgren
Address: 6860 Minnewashta Parkway
Excelsior, MN. 55331
I Parcel No: 25- 0060300
Proposed Assessment Against Your Property as Described Below:
Specific Improvements
Amount
Street, Storm Sewer and Walkway Improvements '512,160.00
Assessment may be paid in full without interest or other charges
' within thirty (30) days after the assessment hearing date. These
payments may be made in person or may be mailed to Chanhassen City
Hall, 690 Coulter Drive, P.O. Box 147, Chanhassen, Minnesota 55317,
Attention: Treasurer. Please indicate the parcel number on your
check. Partial prepayment of the assessment is permitted.
r
If you elect not to pay the full amount within thirty (30) days
after the hearing date, the assessment will be spread over 8
years with installments appearing on your real estate taxes
beginning next year. Interest will be included at the rate of 7-1/2
percent of the unpaid balance.
The proposed assessment roll is on file with the City Clerk.
Written and oral objections to the proposed assessment by any
property owner will be considered.
No appeal may be taken as to the amount of any assessment adopted
unless a written objection signed by the affected property owner is
filed with the City Clerk prior to the assessment hearing or
presented to the presiding officer at the hearing.
Planning Commission Meeting - March 6, 1996
PUBLIC HEARING:
PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 11.8 ACRES INTO 23 SINGLE
FAMILY LOTS LOCATED ON PROPERTY ZONED RSF RESIDENTIAL SINGLE
' FAMILY AND LOCATED WEST OF STRATFORD RIDGE AND NORTH OF THE OAKS
OF MINNEWASHTA, OAK RIDGE OF MINNEWASHTA GREG HAHN
Bob Generous presented the staff report on this item.
' Mancino: Any questions from commissioners at this time? Does the applicant wish to
address the Planning Commission please?
i
u
L
Tom Walsh: Madam Chair, my name is Tom Walsh. I'm...planner for this proposal. Also
with me this evening is the... Greg Hahn who is the proposer and Jeff... I just had a comment.
Three of the items recommended in the staff report... Item number 2, that the building pads
for the lot around the westerly cul -de -sac locate closer to the road in order to pull the houses
away from the existing wooded area in the northwest. I just want to make sure that we had
an understanding that we're not going to pull those pads so close that we cannot meet setback
requirements so we're going to maintain the 30 foot front yard setback and we will build
within the parameters. Most of the pad sites on the entire development are ... deep by
approximately 80 feet wide. Really the proof of what's going to happen there depends on the
type of house...rambler or walkout or look -out. Item number 16, it's in the form of a
recommendation that the applicant shall revise the preliminary plat drawings to incorporate a
private street versus a public street and we are proposing a public street that meets all of the
ordinance requirements and perhaps this condition should be either scratched or modified so
that it's clear that we don't have to do a private street for this development. And then item
19. The applicant shall be responsible for payment of deferred assessments for Minnewashta
Parkway improvement including interest to date. In addition, the applicant shall be
responsible for seven additional lots ... in the amount of $760.00 plus interest from October,
1993. We've been trying to figure out if this was a 429 with special assessment project.
Nothing shows up on our records so I don't know if there was an assessment hearing and
they're presently certified. We have no evidence of that 1983 action. Or 1993. And what I'd
just like to suggest is perhaps having the City Attorney looking into it and get some
information back to us as to what the particular status of those assessments are... assessments
that were placed on the property... Other than that, we ... approve this proposal subject to the
three issues that we proposed.
Mancino: Thank you. Is there anyone else from your group that would like to present
anything?
Tom Walsh: We're tired.
26
Planning Commission Meeting o March 6, 1996
Mancino: But you're here. Okay. This is open for, this will be open for a public hearing as
soon we get a motion and a second.
Skubic moved, Meyer seconded to open the public hearing.
Mancino: This is open for a public hearing. Those wishing to approach the Planning
Commission on this issue, please do now.
Mary Blue: Hello. My name is Mary Blue and I live at 6560 —Eden Prairie. `We just recently
purchased a lot to the north of this development at 6770 Country Oaks Road and we looked
at the plans and ... storm sewer that will be built onto our home?
Mancino: Dave, do you want to?
Hempel: Sure. Maybe Bob could put up the overhead there to show her the proposed storm
sewer.
Mancino: Mary, why don't you first show where your property is that you just purchased.
Hempel: 7 or 6?
Mary Blue: 6.
Hempel: 6. That would be this one right here.
Mary Blue: Right. And I guess just what my husband and I were worried about is that there
is a berm that is on the back of our lot that was previously landscaped. It is overgrown right
now and there is some natural land. Anyway, we just are worried or hoping that the integrity
of our land will be as we have it ... We haven't started building our home but just hope that...
Mancino: Sure. Dave can you talk about, will there be a disturbance back there and how
much.
Hempel: Certainly. The bottom shown in red on this drawing is a proposed storm sewer
pipe from the proposed ponding area located back in here. The overflow and take the runoff,
through the back yards of the proposed lots and right through the existing lots of Country
Oaks. In this area here there was a drainage utility easement that ... on the property.
Mancino: So right on Mary's property?
27
Planning Commission Meeting - March 6, 1996
' Hempel: That's correct. That area's been excavated now and is overgrown with... wetland
type vegetation. Cattails. Tall meadow grasses and so forth. And then the back side, I
believe the church owns that. There's some vegetation and landscaping back through there.
' When the pipe is constructed will be about... disrupted back there, that property would be
restored as it is today. As a part of the road construction, it would also be disrupting most of
that lot as well so...
F
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Mancino: How much of it do you disturb or do they disturb when you go in and put the
sewer? I mean are you talking about 20 feet? 40 feet?
Hempel: It should be relatively shallow storm sewer pipe. Probably 25 foot wide area. I
think the easement is like 40 feet wide so the ... would have to be contained within that
easement area. The pipe will be buried so...
Mancino: Will it change the ecosystem back there?
Hempel: ...typically a lot of the homeowners will sod that area back there. This is at the
very far end of the drainage area. Mostly likely it's up under some ... use it except for the wet
spring and runoff periods of heavy rains.
Mancino: Okay. But whatever is there now will be disturbed?
Hempel: Right.
Mancino: It won't be the same for a while.
Mary Blue: And I understand that and then when you do dig in the ground, you do get a
natural ... and then just where the landscaping currently is on the berm, there is rock. There
are bushes. There's trees and stuff under there. And I don't know if the berm is going to be
disturbed or not or if it is only in the depression that currently seems to be there.
Mancino: Do they put the berm back Dave? If it's in that area and do they put the rock and
the landscaping back the way it was?
Hempel: The berm I believe that you're referring to is the back slope. This is the bottom of
the ponding area in here. This would be sloping up towards the west, or towards the ... so that
would look like a berm but that slope will be restored. The elevations and the vegetation...
let you mow it or sod it.
Mary Blue: We haven't decided exactly what we're going to do but that was...
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Planning Commission Meeting - March 6, 1996
Mancino: Good. Do you have any other questions?
Mary Blue: Not at this point, no.
Mancino: Thank you. This is still an open public hearing. Anyone else wishing to address
the Planning Commission. Seeing none, may I have a motion to close the public hearing
please.
Meyer moved, Peterson seconded to close the public healing.
Mancino: Commissioners, comments. Craig.
Peterson: I don't have a great deal of issues with it at all. It seems to be a relatively straight
forward plan. The developers and the city staff seem to have agreed upon the points. The
points brought up by the developer were just for clarification issues. They cart take care of
those. No substantive comments.
Mancino: Ladd,
Conrad: Yeah, looks fine.
Mancino: Mike,
Meyer: Just maybe a question for Bob. Are you recommending that we delete number 16?
Aanenson: Modify it.
Generous: Well I was thinking more along the modification that he could add a phrase at the
end of the sentence. Or verify that a public street works in conjunction with a storm, single
storm water pond for the site.
Mancino: Can you say that one more time?
Generous: Or verify that a public street works in conjunction with a single storm water pond
for the site. The only reason we even went to the private street is because we thought that
they might have to enlarged the pond and we wanted to get separation between the house
pads and the edge of the ponding areas.
Meyer: That's all I have.
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Planning Commission Meeting - March 6, 1996
' Mancino: Bob.
Skubic: I also have a question of staff regarding item number 19 that the applicant brought
' up. Is there a need to re -word that at all?
Hempel: Sure. I can give you a little background on that one. Minnewashta Parkway was
' upgraded back in 1991 -92. The assessment hearing was in 1993. It was a 429 assessment
project. There were numerous public hearings. I believe the initial assessment amount for
that project per unit was close to $1,800.00 or $2,000.00 per unit. But through the public
' hearing process and neighborhood input and so forth, that per dollar unit was lowered quite a
bit. The initial feasibility report went through and generated a preliminary assessment role
based on how many units each parcel could ultimately be developed in. We were very
' conservative in that number. I think we figured two, two units or 1.7 units per acre and I
think this plat here has 2.3 units per acre. So what typically happens, as each parcel's
' developed, we actually see how many parcels are able to develop on them, the additional
amount of units created are then also charged the additional assessment for this Minnewashta
Parkway improvement project. The city did use MSA funds, State Aid funds, local funds and
a very small portion of it was assessed back so, we are attempting to recoup some of the
investments the city has put forth into the project by further assessments.
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Mancino: So there isn't any way until now that anyone would know this? That there were 7
additional lots until the preliminary plat came in.
Hempel: That's correct.
Mancino: So Mrs. Hallgren wouldn't have known.
Hempel: We estimated 16 lots on this parcel
deferred until development.
One assessment was paid. The other 15 were
Mancino: Okay, thank you.
Hempel: City Council does have the authority to waive those additional fees, if they wish to
appeal that additional 7 lots.
Skubic: Thank you Dave.
Mancino: Did you have a question at this time?
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Planning Commission Meeting - March 6, 1996
Tom Walsh: Well Madam Chair, this really doesn't affect Mr. Hahn's purchase of the
property but the previous property owner was not really happy with a $16,000.00 assessment.
But the issue in question we need to have answered is can you, after the assessments have
been certified, then the after the fact collect additional assessments in projects. That's not my
understanding of the process and that's what ... City Attorney look at it. Because once you
certified 16 lots or ... in the project, it's very difficult to add and subtract. The city's
recouped...
Mancino: I take it we've done this before.
Hempel: Yes we have. IN
Tom Walsh: ...all we want is some clarification. I'
Hempel: We can certainly get that information.
Mancino: Thank you. Jeff.
II
F°armakes: I have nothing further to add.
Mancino: Don. I'
Mehl: I have nothing either.
Mancino: Okay. I just have two questions. Bob on 17. The applicant shall add a 5 foot I'
wide concrete sidewalk along, is it the northern side of, or I mean the western side of Country
Oaks Drive?
Hempel: We haven't determined that yet. To the south of the subdivision there's a 5 foot
concrete sidewalk going to extended along the west side of Country Oaks Drive. And the
existing trail that's in the northern part of Country Oaks is on the eastern side so somewhere
inbetween we've got to.
Aanenson: Because the park's on the east side.
Hempel: We'll work on that with the plan. I'
Mancino: So that hasn't been determined yet, okay. I wondered where that side was not on
here. The other question that came up from the applicant Bob was number 2. Pulling those I'
building pads towards the road will still keep this within the setbacks?
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Planning Commission Meeting - March 6, 1996
Generous: Yes. He shows the building area that has just those little pads were pushed to the
back of where they thought that they'd locate them so.
Mancino: So we're able to save trees and still stay in the setback requirements? Okay, good.
May I have a motion please?
Peterson: I'll make a motion that the Planning Commission recommends approval of the
Subdivision 496 -2, the Oak Ridge of Lake Minnewashta prepared by Loucks & Associates,
Inc. dated January 19, 1996, creating 23 lots and associated right -of -way subject to the
following conditions 1 through 33 and adding to number 16, or verify that a public, I can't
read my writing. Imagine that. Verify that a public street works with a single storm water
pond. Does that sound right?
Generous: Yes.
Mancino: Is there a second to the motion?
Mehl: Second.
Mancino: Any discussion? Friendly amendment to 19. Dave, how would you like us to
word that as far as having a legal review?
Hempel: Consulting the City Attorney to determine the legality of the additional assessments
for Minnewashta Parkway.
Mancino: Thank you. That will be added to number 19. Will you accept the friendly
amendment?
Peterson: Yes I do.
Peterson moved, Mehl seconded that the Planning Commission recommends approval of
Subdivision 496 -2, the Oak Ridge of Lake Minnewashta, prepared by Loucks & Associates,
Inc., dated January 19, 1996, creating 23 lots and associated tight -of -way subject to the
following conditions:
' L Forestation and replacement plantings for the development requires 77 trees chosen from
the City's Approved Tree List. Conifer trees shall average seven feet in height with a
six foot minimum height. The applicant shall submit a revised landscaping plan,
incorporating these changes to the city for review and approval prior to final plat
approval.
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Planning Commission Meeting - March 6, 1996
2
The building pads for lots around the western cul -de -sac be located closer to the road in a
order to pull the houses away from the existing wooded area in the northwestern corner.
3. The stormwater pipes along the northern property line shall be relocated away from the
tree line to preserve these trees. Any additional trees preserved on -site will reduce the
amount of replacement plantings required on site.
4. Trees that are to be preserved on site shall be protected with tree protection fencing
pursuant to city ordinance. Such fencing shall be installed in conjunction with the
installation of the erosion control fences and prior to site grading.
5. Add one fire hydrant at the northeast corner of the intersection at Country Oaks Road
and Oak Ridge Court.
6. Relocate the fire hydrant from between Lots 2 and 3 to Lots 3 and 4, Block 1.
7. The proposed street names "Oak Ridge Lane" and "Oak Ridge Court" must be
resubmitted. The city already has an Oakwood Ridge and Country Oaks Road. With
four roads named Oak, we are trying to minimize confusion in the event of a police,
fire, or medical emergency.
8. A ten foot clear space must be maintained around fire hydrants. City Ordinance 9 -1
9. In lieu of land dedication, the development shall pay full park and trail fees pursuant to
city ordinance.
10. A demolition permit shall be required prior to the removal of any structures on the
parcel. This should be done prior to any grading on the property.
11. The applicant shall be responsible for SWMP water quality and quantity connection
charges in the amount of $9,444. and $23,364. respectively. Credits will be applied to
these charges based on the applicant's contribution to SWMP requirements. The credits
will be determined upon final review of the construction plans. These fees are payable
to the city prior to recording the final plat.
12. The applicant shall retain a qualified wetlands delineator to prepare a report or letter of
clarification as to the status of the creek through Lots 7 and 8, Block 1.
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Planning Commission Meeting - March 6, 1996
' 13. The applicant's engineer and city staff shall work together to reduce the amount of site
grading and the need for the westerly pond by means of adjusting street and house pad
grades accordingly.
' 14. The applicant will need to submit ponding calculations to determine if the p onds are
meeting SWMP water quality requirements. The ponds shall also be designed to
' maintain the predeveloped runoff rate from the site. The outlet pipe from the easterly
storm pond shall be relocated to minimize or avoid tree removal along the north plat
line. The applicant will be responsible for acquiring the necessary drainage and utility
' easement outside the plat for extension of the storm water pipe through the church
property to the north of the site.
t 15. Staff and the applicant's engineer will be working to adjust site grades to preserve the
tree lines along the north and south property lines of the plat.
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16. The applicant shall revise the preliminary plat drawings to incorporate a private street
versus a public street along Oak Ridge Court, or verify that a public street works in
conjunction with a single storm water pond for the site.
17. The applicant shall add a 5 foot wide concrete sidewalk along Country Oaks Drive.
18. Erosion control measures shall be implemented on the site to control runoff. All catch
basins shall be protected with erosion control fence until the site has been fully
revegetated and the streets paved. Rock construction entrances shall be installed and
maintained at all construction entrance points until the first lift of asphalt has been
installed.
19. The applicant shall be responsible for payment of the deferred assessments for the
Minnewashta Parkway improvements including interest to date. In addition, the
applicant shall be responsible for seven additional lot assessments in the amount of
$760. per lot plus interest from October, 1993. The City Attorney will be consulted to
verify the legality of the additional assessments.
20. 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.
21. 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
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Planning Commission Meeting - March 6, 1996 II
completion of each activity in accordance with the City's Best Management Practice
Handbook,
21 All public 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 plans and specifications shall be submitted for staff review and City Council
approval. Oak Ridge Court shall be constructed in accordance with the City's private a
street ordinance.
23. The applicant shall provide detailed 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 and normal water level
and high water level calculations in existing basins, created basins and /or creeks. Water
quality ponding design calculations shall be based on Walker's Pondnet model.
24. 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.
25. 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, and Minnesota Pollution Control Agency.
26. The applicant shall submit to the city soil boring information prior to final plat
I'
consideration.
27. 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 should also be given for access for
maintenance of the ponding areas. I'
28. No berming or landscaping will be allowed within the right -of -way,
29. The lowest exposed floor or opening elevation of all buildings should be a minimum of
2 feet above the 100 year high water level.
30. The proposed stormwater ponds must have side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter or 4:1 throughout for safety
purposes.
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Planning Commission Meeting - March 6, 1996
31. Existing wells and /or septic systems will have to be properly abandoned in accordance
to the City and State Health Department codes. The existing home on Lot 12, Block 1
shall be connected to the sanitary sewer system within 30 days after the system becomes
' operational. The resident may continue to utilize the well until the well fails at which
time the parcel shall be connected to city water service.
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32. The applicant shall report to the City Engineer the location of any drain tiles found
during construction and shall relocate or abandon the drain tile as directed by the City
Engineer.
33. The applicant shall include a drain tile system behind the curbs to convey sump pump
discharge for these lots which are not adjacent to a wetland, storm pond or catch basin.
All voted in favor and the motion carried unanimously.
PUBLIC HEARING:
AMENDMENT TO SECTION 20 -482 OF THE CITY CODE REGARDING REMOVAL OR
ALTERATION OF VEGETATION IN THE SHORELAND DISTRICT.
John Rask presented the staff report on this item.
Mancino: Questions. Number 2 from the top. You're allowed to have 30 feet or 30% per
structure, that means primary and secondary structure?
Rask: Well you can have...
Mancino: Or is it 30 feet for both?
Rask: For both. Well what's showing here is, you'll notice it's not all clear. This would
show if somebody was to build a boathouse. They could clear for that separate use, and that's
allowed by ordinance now. Again it just wasn't, what we did was, if you create a view but
you don't have to put your boathouse in there. You don't have to put your beach in that area,
that you can work and clear vegetation in other areas as long as you basically adhere to the
standards that are currently in place.
Mancino: Can you clear for any other reasons? I mean what if it's not for view or you just
want to go down and clear?
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