1a. Hiscox Addition: Final Plat.1
I MEMORANDUM
L
CITY OF 1 0-.
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Don Ashworth, City Manager
FROM: Bob Generous, Senior Planner
DATE: October 23, 1996
SUBJ: Final Plat Approval, Hiscox Addition, Sub #87 -31
BACKGROUND
Action by City Adm1
Endorsed_ ✓,l) �
Nodii ied__. _..._.
Re ;ected_____ _
Date,..10_-ow 22 -qb
Date
On September 9, 1996, the Chanhassen City Council granted a three month extension until
November 30, 1996 for the preliminary plat (87 -31 SUB) of Hiscox Addition, to subdivide 2.8
acres replatting parts of Lots 14 and 15, and all of Lot 16, Auditor's Subdivision Number 2, and
Lot 7, Block 4, South Lotus Lake Addition, into 3 single- family lots.
On February 12, 1996, the City Council approved a six month extension until August 31, 1996
for the preliminary plat (87 -31 SUB) of Hiscox Addition, to subdivide 2.8 acres replatting parts
of Lots 14 and 15, and all of Lot 16, Auditor's Subdivision Number 2, and Lot 7, Block 4, South
Lotus Lake Addition, into 3 single - family lots
On August 28, 1995, the City Council approved a six month extension for the preliminary plat
for the Hiscox Addition until February 29, 1996, to subdivide 2.8 acres replatting parts of Lots
14 and 15, and all of Lot 16, Auditor's Subdivision Number 2, and Lot 7, Block 4, South Lotus
Lake Addition, into 3 single- family lots.
On January 23, 1995, the City Council granted a six month extension for the preliminary plat for
Hiscox Addition, Subdivision 87 -31, until August 31, 1995.
On February 28, 1994, the City Council approved the preliminary plat for the Hiscox Addition,
Subdivision 87 -31, for 3 single - family lots located at 7500 Erie Avenue. The preliminary plat
would have expired on February 28, 1995.
J
Don Ashworth, City Manager
October 23, 1996
Hiscox Addition Final Plat
Page 2
FINAL PLAT
PROPOSAL SUMMARY
The applicant is requesting final plat approval for Hiscox Addition ( #87 -31 SUB), to subdivide
2.8 acres replatting parts of Lots 14 and 15, and all of Lot 16, Auditor's Subdivision Number 2,
and Lot 7, Block 4, South Lotus Lake Addition which are currently two lots into 3 single - family
lots.
LANDSCAPING /TREE PRESERVATION
The northerly portion of the lots contain steep slopes and a variety of trees. The Shoreland
Ordinance prohibits the clearcutting of vegetation within the shoreland area of a recreational lake.
Limited vegetative clearing, cutting, pruning, and trimming to provide a view of the water from the
principal dwelling and to accommodate the placement of stairways and landings, picnic areas,
access paths, beach and watercraft access areas, and permitted water oriented accessory structures is
permitted. Therefore, it is recommended that a tree removal plan be submitted for city approval
prior to the issuance of a building permit for access to the lake. The two spruce trees located in the
front yard of proposed Lot 2 meet the subdivision requirements for landscaping and, if preserved,
no additional trees will be required.
GRADINGIDRAINAGE
The final plat is fairly straightforward. Two lots are being combined and resubdivided into three
lots. This new lot (Lot 2) should be required to provide a detailed grading, drainage, erosion
control, and tree preservation plan in conjunction with issuance of the building permit.
The proposed lots of which two are already constructed on (Lots 1 and 3) are situated so the
drainage pattern flows over land from Erie Avenue to Lotus Lake. Lot 2 is proposed to
accommodate a walkout -type structure which is best suited for the lot. Only minimal grading is
anticipated to accommodate the proposed dwelling. Staff recommends drainage swales be
constructed around both sides of the proposed dwelling to maintain the neighborhood drainage
pattern through the parcel. The house pad for Lot 2 is proposed to be lower than Erie Avenue.
Thus, the drainage from the proposed driveway will have to be diverted away from the building at
the garage entrance. The driveway should be constructed to direct runoff away from the building.
Erosion control fence is proposed along the downstream side of the proposed house footprint. Staff
recommends Type I erosion control fence be employed during construction of the dwelling. Due to
the steep slopes, the site should be restored as soon as possible after construction with either sod or
erosion control blanket to minimize erosion and sedimentation. A second set of erosion control
1
L
r
Don Ashworth, City Manager
October 23, 1996
Hiscox Addition Final Plat
Page 3
fencing may be necessary at the toe of the slope if weather conditions are conducive to high runoff
rates into Lotus Lake.
' UTILITIES /EASEMENTS
Individual sewer and water service will need to be extended from the cul -de -sac to the property
line when the building permit has been issued for Lot 2. The City will contract this work out and
collect fees through the appropriate connection and hookup charges. These charges will be
added to the building permit or may be specially assessed against the property.
According to the survey, an existing overhead power line intersects Lots 1 and 2. It may be prudent
at this time to relocate this power line underground along the common property within a dedicated
utility and drainage easement to resolve the current situation on Lot 1 and avoid future problems on
Lot 2.
A 15 -foot wide sanitary sewer easement exists through the northerly portion of Lots 1, 2 and 3.
Staff recommends that the final plat dedicate a 20 -foot wide drainage and utility easement centered
over the existing 15 -foot wide sewer easement to provide sufficient room for maintenance. The
typical 5 -foot side and 10 -foot front and rear drainage and utility easement should also be dedicated
on the final plat.
' PARK AND TRAIL DEDICATION
A proposed ten foot trail easement is provided across Lot 1 to provide access for the beach lot
located to the north of this site. However, this trail is something that the developer is providing for
the homeowners association and is not being required by the city. Therefore, no trail fee credits
shall be provided.
Park and trail fees shall be as established by city ordinance. One -third (1/3) of such fees shall be
payable at the time of final platting. Park and trail fees shall be payable at the time of building
permit application at the rate in force at that time, less any fees paid at the time of platting.
' STREETS /ACCESS
' The plat is serviced by Erie Avenue which is constructed to city urban standards. Erie Avenue is a
local street consisting of a cul -de -sac approximately 1,100 feet in length.
J
Don Ashworth, City Manager
October 23, 1996
Hiscox Addition Final Plat
Page 4
MISCELLANEOUS
A development contract will be necessary for final plat approval. The applicant should provide a
cash escrow of $400.00 to the city for review and recording of the final plat by the City Attorney's
office.
COMPLIANCE TABLE
REQUIRED BY CODE PROPOSED
Lots
Area 20,000 sq. ft 37,250 - 46,750 sq. ft
Frontage 90 feet 90 - 125 ft at building setback
Depth 125 feet 133.72 - 396 ft
Setbacks
Front
30 ft
30 ft
Rear
30 ft
30 ft
Sides
loft
loft
Shoreland
75 ft
130 ft
REVIEW CONDITIONS OF APPROVAL
The plat was preliminarily approved based on the plans dated December 6, 1993, subject to the
following conditions:
I. The driveway access to Lot 2 should be constructed to direct runoff away from the
building. Drainage swales should be constructed to convey runoff around both sides of
the proposed building to maintain the neighborhood drainage pattern through the parcel.
*This condition still applies, but shall be modified to replace "should" with "shall."
2. Type I erosion control should be installed on Lot 2 prior to construction and maintained
until the site is fully revegetated.
*This condition still applies.
3. Upon issuance of a building permit for Lot 2 and payment of the applicable connection
hookup fees, the city will extend the sewer and water service to the southerly property
F
L
Don Ashworth, City Manager
October 23, 1996
Hiscox Addition Final Plat
Page 5
line for the applicant or property owner to connect on to.
*This condition shall be modified as follows:
4. An existing overhead power line should be relocated underground along the common
property line between Lots 1 and 2 within the dedicated drainage and utility easement.
*This condition still applies.
5. Final plat shall dedicate a 20 -foot wide drainage and utility easement centered over the
existing 15 -foot wide sanitary easement through Lots 1, 2 and 3. The final plat shall
dedicate 5 -foot wide side yard and 10 -foot front and rear drainage and utility easements
on each lot.
*This condition has been partially met. The second sentence may be deleted.
6. The applicant shall provide the city with a $400.00 cash escrow account for review and
recording of the final plat by the City Attorney's office. Additionally, a development
contract containing these conditions shall be entered into between the developer and the
city and be recorded with the final plat.
*This condition shall be modified to delete the second sentence. There are no public
improvements required of this development.
A tree removal plan shall be submitted for city approval prior to the issuance of a
building permit for access to the lake.
*This condition still applies.
8. Limited vegetative clearing, cutting, pruning, and trimming to provide a view of the water
from the principal dwelling and to accommodate the placement of stairways and landings,
picnic areas, access paths, beach and watercraft access areas, and permitted water oriented
accessory structures is permitted below the 958 contour.
*This condition still applies.
9. The top of bluff is designated at the 958 contour. Development of the site is governed by
the City's Bluff Protection Ordinance.
*This condition still applies, but shall be modified by adding the following: A survey of
0
1
Don Ashworth, City Manager
October 23, 1996
Hiscox Addition Final Plat
Page 6
the property locating the 958 contour shall be submitted as part of the building permit
application for Lot 2, Block 1, Hiscox Addition.
10. Park and trail fees are required of this development. One -third (1/3) of such fees shall be
payable at the time of final platting. Park and trail fees shall be payable at the time of
building permit application at the rate in force at that time, less any fees paid at the time
of platting.
*This condition still applies.
11. The Torrens proceedings must be completed and be resolved based on the legal
description used for this subdivision prior to submission of the mylars for signatures.
*This condition has been met.
12. 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.
*This condition no longer applies. There have been no revisions to city code which
would impact this subdivision.
In addition, staff recommends that the following condition be added:
Individual grading, drainage, erosion control, and tree removal plans for Lot 2 shall be
submitted to the City for review and approval prior to issuance of the building permit.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the final plat for Hiscox Addition (Sub #87 -31)
subdividing 2.8 acres replatting parts of Lots 14 and 15, and all of Lot 16, Auditor's Subdivision
Number 2, and Lot 7, Block 4, South Lotus Lake Addition which are currently two lots into 3
single- family lots subject to the following conditions:
The driveway access to Lot 2 shall be constructed to direct runoff away from the building.
Drainage swales shall be constructed to convey runoff around both sides of the proposed
building to maintain the neighborhood drainage pattern through the parcel.
r
1
P
L
r
L
Don Ashworth, City Manager
October 23, 1996
Hiscox Addition Final Plat
Page 7
' 2. Type I erosion control should be installed on Lot 2 prior to construction and maintained
I 11. Individual grading, drainage, erosion control, and tree removal plans for Lot 2 shall be
submitted to the City for review and approval prior to issuance of the building permit."
' ATTACHMENTS
1. Location Map
2. Final Plat
until the site is fully revegetated.
3.
Upon issuance of a building permit for Lot 2 and payment of the applicable connection
hookup fees, the city will extend the sewer and water service to the southerly property
line for the applicant or property owner to connect on to.
4.
An existing overhead power line should be relocated underground along the common
property line between Lots 1 and 2 within the dedicated drainage and utility easement.
5.
Final plat shall dedicate a 20 -foot wide drainage and utility easement centered over the
'
existing 15 -foot wide sanitary easement through Lots 1, 2 and 3.
6.
The applicant shall provide the city with a $400.00 cash escrow account for review and
recording of the final plat by the City Attorney's office.
7.
A tree removal plan shall be submitted for city approval prior to the issuance of a
'
building permit for access to the lake.
8.
Limited vegetative clearing, cutting, pruning, and trimming to provide a view of the water
from the principal dwelling and to accommodate the placement of stairways and landings,
picnic areas, access paths, beach and watercraft access areas, and permitted water oriented
'
accessory structures is permitted below the 958 contour.
9.
The top of bluff is designated at the 958 contour. Development of the site is governed by
the City's Bluff Protection Ordinance. A survey of the property locating the 958 contour
'
shall be submitted as part of the building permit application for Lot 2, Block 1, Hiscox
Addition.
10.
Park and trail fees are required of this development. One -third (1/3) of such fees shall be
payable at the time of final platting. Park and trail fees shall be payable at the time of
building permit application at the rate in force at that time, less any fees paid at the time
of platting.
I 11. Individual grading, drainage, erosion control, and tree removal plans for Lot 2 shall be
submitted to the City for review and approval prior to issuance of the building permit."
' ATTACHMENTS
1. Location Map
2. Final Plat
,q 9
1p
2 F RONTIER
17
12
;-lk-
JOHN P. GROSE
ANN KOLTY
� . o.
HERBERT N.BLOOM BERG
OF MISC. P. 416 (OPT. TO @VV
60 710 7 .
4
Ll
V
1100;