1a.1. Golden Glow Acres: Final Plat.MEMORANDUM
CITY OF 4
CHANHASSEN
690 COULTER DRIVE 0 P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Don Ashworth, City Manager
FROM: Sharmin Al -Jaff, Planner II
Dave Hempel, Assistant City Engineer
DATE: December 6, 1996
SUBJ: Final Plat Approval for Golden Glow Acres (94 -22 SUB), located at 6660 Powers
Boulevard
BACKGROUND
On January 23, 1996, the City Council approved the preliminary plat ( #94 -22 SUB) to subdivide
2.22 acres into 4 single family lots, Golden Glow Acres, as shown on the plans dated November
18, 1995, with the following conditions:
1. The applicant will be required to plant 13 replacement trees as shown on the tree
inventory.
This condition has been met. The landscaping plan proposes planting 13 trees. The
development contract has security measures to guarantee installation.
2. Building Department conditions:
a. Revise Grading and Utility Plan to indicate lowest floor level elevation, top of
foundation elevation and garage floor elevation. This should be done prior to final
plat approval.
This condition has been met.
b. Revise the Grading and Utility Plan to show standard designations for dwellings.
This should be done prior to final plat approval.
This condition has been met.
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 2
C. Submit soils report to the Inspections Division. This should be done prior to
issuance of any building permits.
This condition still applies.
3. Fire Marshal conditions:
a. Submit street names to Public Safety for approval.
This condition has been met.
b. A ten foot clear space must be maintained around fire hydrants.
This condition still applies.
C. Fire hydrant location is accepted.
This condition has been met.
4 Full park and trail fees shall be collected per city ordinance in lieu of land acquisition
and/or trail construction.
This condition still applies.
5. The applicant shall provide the city with a $500 escrow prior to the city signing the final
plat for review and recording of the final plat documents and guarantee boulevard
restoration.
This condition will be met with the execution of the development contract.
Therefore, this condition will be deleted.
6. Importing or exporting material from the site will require approval of a haul route. The
haul route shall be submitted to the City for review and approval.
This condition still applies.
7. Lot 4 shall utilize an internal ejector pump system to service the lower level of the
dwellings, if necessary. The use of a forcemain shall be prohibited.
This condition still applies.
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 3
8. 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. Erosion
control fence shall be installed at the edge of the construction limits and not within the
' wetland buffer zone.
This condition still applies.
9. The applicant shall enter into a development contract with the City and provide the
Pp P
necessary security to guarantee installation of the public improvements and compliance
with the final plat conditions of approval.
' This condition still applies.
10. 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.
This condition still applies.
11. The applicant shall be responsible for extending a municipal water line to the north line of
Lot 2 and sanitary sewer and water services to the Infanger and Kohman properties to the
' east for future extension. Lots 2, 3 and 4 will be charged at time of building permit
issuance a hookup charge in accordance to city ordinance. The applicant shall be
reimbursed by the city, based on construction costs, for providing sanitary sewer and water
' service to the Infanger and Kohman properties. The construction costs for the sewer and
water system shall be evenly distributed over benefiting lots (Lots 2, 3 & 4, Golden Glow
Addition and the Infanger and Kohman parcels).
' This condition has been modified to read as follows:
"The applicant shall be responsible for extending a municipal water line to the .,^.. li- °
' ^frog- at 2 sanitary sewer and water services to the Infanger and Kohman properties to
the east for future extension. Lots 2, 3 and 4 will be charged at time of building permit
issuance a hookup charge in accordance to city ordinance. The applicant shall be
reimbursed by the city, by reducing or eliminating the hookup charges to the lots based
on e enstFaetien costs, for providing sanitary sewer and water service to the Infanger and
Kohman properties. The construction costs for the sewer and water system shall be evenly
' distributed over benefiting lots (Lots 2, 3 & 4, Golden Glow Addition and the Infanger
and Kohman parcels)."
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 4
12. The applicant shall receive the necessary access permit from the Carver County Highway
Department for relocating the driveway access prior to the City signing the final plat.
This condition still applies.
13. A cross - access easement agreement shall be prepared by the applicant to maintain access
to Lots 1, 2, 3 and 4 via the proposed private street.
This condition still applies.
14. The applicant shall pay the City a SWMP water quantity and quality connection fees in the
amount of $2,811.60 and $1,136.00 respectfully. These fees are payable prior to the City
signing the final plat.
This condition still applies.
15. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign. The applicant shall submit a letter to the City
documenting that there will be no alterations to the wetland as a result of the project.
This condition still applies, however it has been modified. The applicant has
submitted a letter to the City documenting that there will be no alterations to the
wetland as a result of the project.
16. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year
storm events in accordance with the City's Surface Water Management Plan for the City
Engineer to review and approve. The grading plan shall be revised to include a storm
drainage swales which will convey runoff from the private street and lawn areas to the
wetlands.
This condition has been met.
IT Detailed construction plans and specifications for the utility improvements shall be
required for review and formal approval by the City Council. Construction plans and
specifications shall be in accordance with the City's latest edition of Standard
Specifications & Detail Plates.
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Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 5
This condition has been met.
18. On Lot 2, the setback shall be 50 feet versus the standard 30 feet from the front property
line to facilitate the possible future cul -de -sac.
This condition still applies.
19. The applicant shall dedicate a 50 foot cul -de -sac easement over Lots 1 and 2 so the
southerly terminus abuts the Kohman parcel south of Lot 1.
This condition still applies.
20. If the public street/cul -de -sac is constructed in the future, access to Lots 2, 3 and 4 shall be
limited to the public street /cul -de -sac and the private driveway along the south side of Lot
1 shall be abandoned and removed in conjunction with the project. In addition, Lot 1
would not be obligated for any future assessments for upgrade of the cul -de -sac and Lots
2, 3 and 4 would not be obligated to pay for additional sanitary sewer and watermain
construction in conjunction with the upgrade.
This condition still applies.
21. The applicant shall utilize best management practices in protecting trees on the Kohman
property. These measures will include, but are not limited to, shifting the private street to
the extent possible, away from the northerly property line of Mr. Kohman's property;
utilizing retaining walls; using a vibratory plow to cut the roots at the grading limits. Any
method used, must be approved by the City Forester."
This condition still applies.
At this point, the applicant is requesting final plat approval. Staff is recommending approval of this
application with conditions.
PROPASAL / SUMMARY
The applicant is requesting final plat approval to subdivide a 2.22 acre parcel into 4 single family
lots. The property is zoned RSF, Residential Single Family.
The average lot size is 23,304 square feet with a resulting net density of 1.87 units per acre. The
site is located west of Powers Boulevard and approximately 900 feet south of the intersection of
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 6
Lake Lucy Road and Powers Boulevard. Access to the subdivision is proposed to be provided
via a private street which will serve all four lots. There is a single family home on the existing
parcel.
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance. Sewer and water service is available to this area.
The site has a dense concentration of mature trees along its northerly portion. The applicant has
submitted a landscaping /reforestation plan. The majority of these trees will not be impacted.
The landscape plan also shows 13 additional trees proposed to be installed which will bring the
site landscaping plan into compliance with City ordinances.
One of the main issues of concern is access to the site. Back in September of 1991, in
conjunction with Lundgren's WillowRidge subdivision which lies directly to the west of this site,
access and utility service to this site were explored. Sanitary sewer was extended to the west line
of this site in conjunction with WillowRidge's development proposal. Access into the Ravis
parcel from WillowRidge was another matter, however. The Ravis parcel does have frontage
along Powers Boulevard (County Road 17) which allowed other alternatives to provide access to
the Ravis property rather than WillowRidge. Staff concluded at that time a cul -de -sac from
WillowRidge was not feasible due to environmental concerns. A cul -de -sac from Lundgren's
WillowRidge would have involved removal of trees and by the time the cul -de -sac was extended
through to the Ravis property, there was very little property left to be developed. Staff explored
other alternative development possibilities on the Ravis property and adjoining parcels. Staff
met with the residents regarding the alternative development proposals back on March 9, 1995.
At that meeting, there were numerous discussions pertaining to private driveway access points
along Powers Boulevard as well as a public street to serve all of the parcels. The general
consensus was that no one alternative could be completely agreed upon by all affected parcels.
This alternative provided the most flexibility for the other adjacent parcels to subdivide as well.
The private driveway proposal, as submitted, limits access to only the Ravis parcel until
adjoining parcels to the north subdivide. Staff believes that this parcel can be developed under a
different alternative which includes a public street. However, given the number of property
owners involved and lack of interest on subdividing, the Ravis' parcel would not be able to
subdivide for a number of years until a majority of the adjacent parcels wish to subdivide. This
proposal allows the flexibility to incorporate this development into the surrounding parcels when
they develop.
The Park and Recreation Commission is recommending that park fees be paid in lieu of park land
In summary, we are recommending that the subdivision be approved with conditions.
J
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 7
FINAL PLAT
The applicant is proposing to subdivide 2.22 acres into 4 single family lots. The property is
zoned RSF, Residential Single Family. The density of the proposed subdivision is 1.87 units per
acre net.
All the lots meet or exceed the minimum 15,000 square feet of area with an average lot size of
23,304 square feet. A single - family residence currently occupies proposed Lot 1. This structure
meets all zoning ordinance setback requirements. The site is located west of Powers Boulevard
and approximately 900 feet south of the intersection of Lake Lucy Road and Powers Boulevard.
Access to the subdivision is proposed to be provided via a private street from Powers Boulevard.
Staff notes that the proposal is consistent with the Comprehensive Plan.
WETLANDS
The edge of a large ag -urban wetland touches the Ravis property and has been staked by a trained
wetland delineator. A 0 to 20 foot wide buffer with an average 10 foot wide buffer will be
maintained as required in the City's Wetland Ordinance. A letter documenting that there will be
no alterations to the wetland as a result of the project has been submitted to the City.
Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before building construction begins
and will charge the applicant $20 per sign.
I DRAINAGE
The site generally drains to the southwest into the ag /urban wetland. This wetland will continue
to receive the stormwater runoff from the site. The applicant's engineer has developed a storm
water drainage plan to convey runoff from the driveways down to the wetland via overland
drainage swales. These drainage swales will provide some level of treatment prior to discharging
into the ag /urban wetland. At this time no ponding is required given the size of development.
Therefore, the applicant will be required to contribute to the city's SWMP fund.
Storm Water Quality Fees
Based on 1.42 net developable acres, the applicant is responsible for a water quality connection
charge of $1,136.00.
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 8
Storm Water Quantity Fees
Based on 1.42 acres of development, the applicant is responsible for a water quantity connection
charge of $2,811.60. These SWMP connection fees are payable to the city prior to the city
signing the final plat.
GRADING
The grading and utility plan proposes to grade a private street from Powers Boulevard (County
Road 17) to service the proposed four lots. The existing driveway access point will be
abandoned. The private street will be constructed along the south lot line of Lot 1. The Carver
County Highway Department will need to issue an access permit for the proposed access point.
A row of pine trees border this proposed street. In an effort to minimize impact to the trees, the
private street alignment in this vicinity has been required to be located to the northerly edge of
the driveway easement. In addition, a retaining wall and/or vibratory plow should be used to cut
the tree roots to minimize impacts. Between 6 to 8 feet of fill is needed to build up the house
pads for Lots 3 and 4. Fill material is proposed to be imported into the site to construct the house
pads. Haul routes will be required to be submitted to the City for review and approval prior to
construction commencing.
EROSION CONTROL
All disturbed areas, as a result of construction, shall be seeded and mulched or sodded
immediately after grading to minimize erosion. Erosion control fence is proposed adjacent to the
wetlands outside the buffer zone.
UTILITIES
Detailed construction plan and specifications were submitted to the city for review and approval
Staff has reviewed the plans and specifications and found them to be in general conformance
with city standards except for some minor changes. The plans and specifications were returned
to the project engineer for revisions. Formal construction plans and specifications approval is
also included with final plat approval.
Water service is available from Powers Boulevard. The applicant is proposing to extend a 6 -inch
water service line down for water service to the new lots. During the preliminary plat review
process, staff recommended that a 6" water line be extended to the north line of Lot 2 for future
extension. Upon further evaluation, staff believes it is unnecessary to extend this water line and
therefore, the condition modified accordingly.
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 9
Sanitary sewer service will be extended from WillowRidge Addition to serve this development.
In addition, sanitary sewer and water service will be provided to the Infanger and Kohman
parcels. The applicant will be received credit for extending utility service to these parcels by a
reduction or elimination of the hook -up charges to the lots in the subdivision. Hook -up charges
are applied to the building permit fees for lots that were not previously assessed a trunk sewer or
water assessment.
STREETS
The site will be accessed via a private driveway from Powers Boulevard (Co. Rd. 17) . Pursuant
to city code, up to 4 lots may access the private street. The private street is proposed to be built
pursuant to city code (20' wide bituminous surface, seven -ton design). An access permit through
Carver County Public Works Department still needs to be obtained but it is not expected to be a
problem.
PARK DEDICATION
Full park and trail fees will be collected per city ordinance in lieu of land acquisition and /or trail
construction.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot
Lot
Lot
Home
Area
Width
Depth
Setback
Ordinance
15,000
100'
125'
30' front/rear
10' sides
BLOCK 1
Lot 1
31,437
125'
252'
30'/30'
10'
Lot 2
18,750
125'
150'
30730'
20'
Lot 3
20,456
140'
150
30750'
20'
Lot 4
22,575
169'
150'
30750'
20'
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 10
TREE PRESERVATION /LANDSCAPING
The applicant has submitted a tree inventory and canopy coverage calculation. Also noted on the
plan are required replacement plantings to be done. All trees, excluding those in the front yard of
the existing home, are along the property lines of the site. The private street will result in the
removal of a number of trees along the southerly portion of Lot 1. The diameters range from four
to 16 inches, not including a 48 inch willow that appears to be on the neighbor's property.
Five trees have been included on the survey, but do not appear to be on the property being
developed. Staff originally questioned the survival of these trees since the grading plan proposed
a three to four foot cut for the roadway and the four trees are 2 to 10 feet from the edge of the cut.
The applicant revised the grading plan by moving the paved portion to the north and away from
the trees. A vibratory plow and/or retaining walls may also be utilized to minimize grading and
impact on these trees.
The applicant's canopy coverage calculations are in order and they will be required to plant 13
replacement trees as shown on the tree inventory. During construction, trees 51 through 58 must
be protected at all times by tree protection fencing. The same preservation principles shall be
applied to trees near the existing house and along the proposed roadway.
RECOMMENDATION
The City Council approves the Final plat ( #94 -22 SUB) to subdivide 2.22 acres into 4 single family
lots, Golden Glow Acres, as shown on the plans dated December 2, 1996, with the following
conditions:
1. Building Department conditions:
a. Submit soils report to the Inspections Division. This should be done prior to
issuance of any building permits.
2. Fire Marshal conditions:
a. A ten foot clear space must be maintained around fire hydrants.
3. Full park and trail fees shall be collected per city ordinance in lieu of land acquisition
and/or trail construction.
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1
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 11
4. Importing or exporting material from the site will require approval of a haul route. The
haul route shall be submitted to the City for review and approval.
5. Lot 4 shall utilize an internal ejector pump system to service the lower level of the
dwellings, if necessary. The use of a forcemain shall be prohibited.
6. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of
each activity in accordance with the City's Best Management Practice Handbook. Erosion
control fence shall be installed at the edge of the construction limits and not within the
wetland buffer zone.
7. The applicant shall enter into a development contract with the City and provide the
necessary security to guarantee installation of the public improvements and compliance
with the final plat conditions of approval.
I
S. 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.
9. The applicant shall be responsible for extending municipal sanitary sewer and water
services to the Infanger and Kohman properties to the east for future extension. Lots 2, 3
and 4 will be charged at time of building permit issuance a hookup charge in accordance to
city ordinance. The applicant shall be reimbursed by the city, by reducing or eliminating
the hookup charges to the lots for providing sanitary sewer and water service to the
Infanger and Kohman properties. The construction costs for the sewer and water system
shall be evenly distributed over benefiting lots (Lots 2, 3 & 4, Golden Glow Acres and the
Infanger and Kohman parcels).
10. The applicant shall receive the necessary access permit from the Carver County Highway
Department for relocating the driveway access prior to the City signing the final plat.
11. A cross - access easement agreement shall be prepared by the applicant to maintain access
to Lots 1, 2, 3 and 4 via the proposed private street.
12. The applicant shall pay the City a SWMP water quantity and quality connection fees in the
amount of $2,811.60 and $1,136.00 respectfully. These fees are payable prior to the City
signing the final plat.
Don Ashworth
December 6, 1996
Golden Glow Acres Final Plat
Page 12
13. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign.
14. On Lot 2, the setback shall be 50 feet versus the standard 30 feet from the front property
line to facilitate the possible future cul -de -sac.
15 The applicant shall dedicate a 50 foot cul -de -sac easement over Lots 1 and 2 so the
southerly terminus abuts the Kohman parcel south of Lot 1.
16. If the public street /cul -de -sac is constructed in the future, access to Lots 2, 3 and 4 shall be
limited to the public street /cul -de -sac and the private driveway along the south side of Lot
1 shall be abandoned and removed in conjunction with the project. In addition, Lot 1
would not be obligated for any future assessments for upgrade of the cul -de -sac and Lots
2, 3 and 4 would not be obligated to pay for additional sanitary sewer and watermain
construction in conjunction with the upgrade.
17. The applicant shall utilize best management practices in protecting trees on the Kohman
property. These measures will include, but are not limited to, shifting the private street to
the extent possible, away from the northerly property line of Mr. Kohman's property;
utilizing retaining walls; using a vibratory plow to cut the roots at the grading limits. Any
method used, must be approved by the City Forester."
ATTACHMENTS:
1. Final Plat dated received December 2, 1996.
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