6. Preliminary Plat to subdivide 35.83 acres into 45 single family lots, two outlots and a neighborhood parkQ
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CITY OF
L e CHANHASSEN
STAFF REPORT
PC DATE: April 19, 1995
CC DATE: May 8, 1995
CASE #: 93 -11 SUB
LP
PROPOSAL: Preliminary Plat to Subdivide 35.83 Acres into 45 Single Family Lots, Two
Outlots and a Neighborhood Park
LOCATION: North of Kings Road, west of Minnewashta Parkway to the Victoria it pd str8��
Limits /
Endorsed 1� Du-' f }
APPLICANT: Harstad Companies Loucks and Associates Modl£Pe
Reject
2191 Silver Road 72000 Hemlock Lane -----
New Brighton, MN 55112 Maple Grove, MN 555369 sub'
53 S7 - 111ed to Coawa
PRESENT ZONING: RSF, Residential Single Family
ACREAGE: 35.83 acres (gross) 17.74 acres (net)
DENSITY: 1.2 units /acre gross 2.48 units /acre net
ADJACENT ZONING
AND LAND USE: N - RSF, Single Family
S - RSF, Single Family
E - RSF, Single Family
W - Victoria
WATER AND SEWER: Available to the Site
PHYSICAL CHARACTER: The site has a varied topography with the high point running
north and south through the center of the plat. There is a
significant stand of trees in the northwest corner of the site.
2000 LAND USE PLAN: Low Density Residential
640•
Harstad Companies
April 19, 1995
Page 3
is proposing the extension of the easterly leg of White Oak Lane as a cul -de -sac to serve this
0
Harstad Companies
April 19, 1995
Page 5
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 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 Quality 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 27.55 acres would then be
responsible for a water quality connection charge of $22,040. 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 Ouantitv 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
Harstad Companies
April 19, 1995
' Page 6
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. Credits towards this fee will be reviewed after the final construction plans have been
approved by the City.
' DRAINAGE AREAS
' The site is divided into two drainage subdistricts with the westerly one quarter of the site
draining west into wetlands located within the City of Victoria. These wetlands are part of
the Lake St. Joe basin and drain into Lake St. Joe from the west. The storm drainage plan
' should also be analyzed by the applicant's engineer in order to meet the City's Surface Water
Management Plan (SWMP). The drainage areas have changed enough since the original set
of plans that staff requires a new set of hydrologic calculations for the site.
' The pond in the park should be designed to pretreat approximately 16.5 acres of runoff
according to the SWMP. If there is additional acreage to this pond due to a change in the
watershed boundaries, the pond size should account for the additional runoff. Ponding must
meet Walker's Pondnet standards of approximately 65% total phosphorus removal before it is
discharged off -site. The SWMP calls for a 12 pipe to be directed south under Kings road
' and continue on to Lake St. Joe where the treated stormwater can be discharged. If the
adjacent property owners on the south side of Kings Road (Morgan/Scott) are willing to grant
the City a drainage and utility easement, the City will credit the applicant to install the storm
' sewer from Kings Road down to Lake St. Joe. If the City is not granted a drainage and
utility easement, then the pond will have to be enlarged to a water quantity pond and will be
required to maintain pre - developed runoff rates off -site for a 100 -year 24 -hour storm. This
' means the runoff will continue to drain underneath Kings Road through the Morgan/Scott
parcel to Lake St. Joe as it exists with predevelopment conditions.
' The runoff to the southwest portion of the site should be evaluated for pre - developed and post
developed conditions. Additional runoff to this area especially from impervious surfaces may
require a sediment pond prior to discharging into the wetland located just east of this site in
Victoria. Also, City ordinance requires that stormwater runoff from the site must be
controlled at pre - developed runoff rates.
' There will be some stormwater discharge from the southeast corner of the site and Kings
Road that will be conveyed via storm sewer through Outlot A south of Kings Road which is
' proposed to be dedicated to the City. A sediment pond is necessary to pretreat the runoff
from the road before it discharges into Lake St. Joe. The sediment trap should be designed to
remove 35% phosphorus according to Walker's Pondnet model.
Harstad Companies
April 19, 1995
Page 7
GRADING
The City half - section maps indicate and existing 33 -foot wide right -of -way for Kings Road.
However, after further research by the city attorney's office, it appears the City has not been
conveyed the necessary right -of -way as shown on the half - section maps. The city attorney's
office has advised staff that in cases such as this, where the existing gravel road has been
maintained (i.e. snow plowing, grading, etc.) by the City for over six years, the City attains
prescriptive rights to the public right -of -way for Kings Road which is generally defined to be
limited to the travelled portion of the roadway along with the shoulder, drainage ditch, inslope
and any land deemed to be a necessary appurtenance for the roadway. In this situation, Kings
Road has been maintained by the City for over the six -year period. The width of Kings Road
varies from 20 feet to 23 feet, thus limiting the public right -of -way use to this area. The
existing roadway is a substandard rural street meandering back and forth within the proposed
right -of -way. At the west end of Kings Road the roadway is entirely outside the 33 -foot
"right -of- way ". The City has received a request from the applicant to perform a 429 public
improvement project to construct Kings Road. The City considered the request and required
that an escrow be supplied to the City to perform a feasibility study. However, the applicant
did not provide the City with the escrow and thus, the petition was not acted upon. Staff has
met again with the applicant to discuss the issues involved in performing a 429 project to
upgrade Kings Road. A 429 public improvement project requires a feasibility study, public
hearing and authorization by the City Council. The applicant, through negotiation with the
City, is proposing to dedicate a 50 -foot wide right -of -way which includes the existing Kings
Road gravel surface to construct the new street. Staff has compromised on the City's
standard 60 -foot wide right -of -way as a part of negotiations.
The preliminary grading plan proposes to grade the entire site. For the most part, the site is
devoid of trees except in the northwest corner of the site. This area is proposed to be served
by a private street and the lots (4 -8, Block 3) custom graded at time of building permit. Due
to the size of the parcel, it is anticipated that the applicant will proceed with several phases in
order to complete the overall development. In conjunction with upgrading Kings Road the
grading appears to be contained within the proposed right -of -way and not encroaching upon
the properties south of Kings Road with the exception of Outlot A for a storm sewer and
sediment trap. The proposed street grades along Kings Road exceeds the City's ordinance
(0.50% to 7.0 %). A variance would be required for the street grades.
Staff is concerned with a proposed drainage swale on Lot 24, Block 3. Due to the
contributing drainage, staff believes this area will be saturated most of the time. Staff
recommends the grading be adjusted if possible to sheet drain across the rear yard into the
wetlands. Staff will be reviewing this after the final drainage calculations are submitted.
In conjunction with final platting and the construction plan review process, staff will require
the applicant to supply drainage plans providing the pre - developed and post- developed
I Harstad Companies
April 19, 1995
' Page 8
drainage areas along with runoff calculations for pre - development and post - development
' conditions for 10 -year and 100 -year 24 -hour storm events. Storm water runoff from the site
shall maintain the pre- developed conditions for a 100 -year, 24 -hour storm duration. The
grading plan shall also reflect the normal and high water elevations in the wetlands and storm
' water ponds for both pre - developed and post - developed conditions. Water quality ponds shall
be designed and constructed in accordance with the Walker Pondnet model which essentially
uses a 2 -inch rainfall, however, the rate of phosphorus retention will vary on the function
' and value of the wetlands downstream. In addition, detailed drainage plans and calculations
indicating drainage to individual catch basins will also be required.
' UTILITIES
There appears to be at least one existing structure (house) on the parcel located in the vicinity
of the parkland. The applicant shall be responsible for obtaining and complying with the
necessary agency permits. A majority of the site is capable of being serviced by municipal
sanitary sewer and water by extending utilities from Minnewashta Parkway along Kings Road.
A lift station is proposed to service the westerly portion of the development. The applicant
should size the lift station to accommodate future development south of Kings Road
(approximately 10 acres). The lift station will also need to be fitted with a telemetry system
' as consistent with the other City lift stations and well houses. The City has agreed to share
the cost of this telemetry system on a 50/50 basis with the applicant. The applicant has also
requested that the City compensate them for the oversizing of the lift station. The City does
not have a funding mechanism to assist the applicant in the cost of constructing the lift station
without doing a public improvement project ( §429 assessable project) which has been
discussed previously with the applicant. If the applicant wishes to further pursue City cost
' participation of the lift station, they should formally petition the City. The City is currently
scheduling developments and capital improvement projects for 1996 and 1997. All petitions
received by the City at this point will most likely be considered for a late 1996 or 1997
public improvement project. The westerly one -third of this development is dependant on the
lift station to provide sanitary sewer service as proposed. Without the lift station, the
westerly one -third of the development should be considered premature. The lift station design
will be further reviewed during the construction plan and specification review process.
' The plans are providing utility stubouts for the future extension to the adjacent parcels to the
north and east. The plans also propose to install individual utility services to the existing
homes south of Kings Road. Contingent upon parkland acquisition, the City is proposing to
' contribute towards a portion of the utility and street costs along Kings Road. According to
City ordinance, the parcel south of Kings Road must hook up to the new utilities within 12
months after the utilities are operational if it is within 150 feet of the utilities.
' Upon review of the utility plan layout, it appears fire hydrants have been revised in
accordance with the City Fire Marshal's recommendations. Staff has reviewed the alignment
Harstad Companies
April 19, 1995
Page 9
of the utility lines and recommends relocating the forcemain and sanitary sewer line proposed
between Lots 25 and 26, Block 3 to the westerly edge of Lot 25, Block 3 and Outlot B and
between Lots 24 and 25, Block 3 to avoid future conflicts with the homes. In addition, this
will result in the sanitary sewer line being much shallower. These types of revisions will be
further addressed during the construction plan and specification review process.
Detailed construction plans and specifications for the street and utility improvements will be
required for review by staff and City Council approval in conjunction with final plat approval.
The street and utility improvement shall be designated and constructed in accordance with the
City latest edition of the Standard Specifications and Detail Plates. The applicant will be
required to enter into a development contract with the City and provide the necessary
financial security to guarantee installation of the public improvements and conditions of
approval.
As with other typical city developments, the moisture content in the soil is relatively high and
the City has employed the use of draintile behind the curbs for improving both road sub -base
drainage as well as providing a discharge point for household sump pumps. The applicant
should be aware that the City will be requiring with the street and utility construction to
include a draintile system for those lots which do not abut a wetland or storm pond. In
addition, subdivision in the past have required up to a 2 -foot granular subcut for the street
section. The applicant should be advised that soil conditions may require some sort of
modification to the typical street sections.
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 shall be a minimum
of 20 feet wide. The City will also require that all ponding areas be designed to provide
access for maintenance equipment. The design shall be subject to approval by the City
Engineer.
EROSION CONTROL
The grading plan does provide minimal erosion control measures (Type 1); however, adjacent
to all wetland areas the erosion control fence should be Type III. All site restoration and
erosion control measures shall be in accordance with the City's Best Management Practice
Handbook. Additional erosion control fence (Type I) may be required by the City behind the
curbs during new home construction.
STREETS
Access to the development is proposed via Kings Road which is a narrow gravel roadway
between 20 to 23 feet wide. Kings Road is proposed to be upgraded to urban street standards
to adequately address traffic and ordinance requirements. The City's urban standards consist
Harstad Companies
April 19, 1995
' Page 10
of a 31 -foot wide back -to -back bituminous street section with concrete curb and gutter.
According to the ordinance right -of -way shall be 60 feet wide which the plans propose. On
Kings Road the applicant is proposing to dedicate 50 feet of the normally required right -of-
way. The City has compromised on the right -of -way width as a part of negotiations. The
' applicant will be constructing Kings Road only up to Country Oaks Road. Outlot B will not
be able to subdivide until Kings Road is upgraded to a full urban city street. The Outlot (B)
may be subject to assessments for the cost of upgrading Kings Road in the future. A 5 -foot
' wide concrete sidewalk is proposed along the west side of Country Oaks Lane.
The site will eventually be connected to the existing Country Oaks Road to the north once the
Hallgren parcel develops. On the east side of this development there exists a combination of
parcels (Headla/Wenzel) which could be further subdivided. Access to the Headla/Wenzel
parcels has been considered at this time. The Headla parcel abuts Stratford Lane which is
' only constructed for approximately 250 feet west of Minnewashta Parkway. When Stratford
Ridge was platted an Outlot B was created for future extension and deeded to the Stratford
Ridge Homeowners Association versus the City. Ms. Hallgren gains access to her property
' through/over this Outlot. Access to the Headla/Wenzel parcels is provided with the extension
of White Oak Lane. A temporary cul -de -sac is proposed at the east end of White Oak Lane.
Barricades shall be placed at the end of the temporary cul -de -sac and a sign indicating that
"THIS STREET WILL BE EXTENDED IN THE FUTURE." Staff will also place this
condition within the development contract which is recorded against all of the parcels in the
development.
With the exception of Kings Road, street grades appear to be within the City's ordinance. On
Kings Road the street was designed to be compatible with the existing topography which
' resulted in street grades between 0.49% to 10.00 %. Staff recommends a variance to the City
ordinance be approved.
Lot 32, Block 3 will have street access and utility service from Country Oak Lane. The
home should be required to access Country Oak Lane as well.
' PARK AND RECREATION
In the interest of fulfilling this recommendation, a series of meetings between the City of
' Chanhassen and Harstad Companies were held throughout 1994 and to date. The acquisition
of the park, among other issues, were discussed at these meetings. Specific to the park
' acquisition, the following information was forwarded to Harstad Companies. Generally, the
transaction would entail the following elements:
1. The city would accept the dedication of parkland from Harstad Companies. This
dedication would equal their required dedication per city ordinance. The land area
Harstad Companies
April 19, 1995
Page 11
requested would commence at the property's eastern border (Lake Minnewashta) and
extend to the west. This dedication would entail approximately 1.75 acres.
2. The remainder of the park would be purchased from Harstad Companies.
3. In assuming ownership of the park, the city would accept the responsibility for its
portion of public improvements. These improvements generally include street and
curb construction and utility costs (sanitary sewer, water and storm sewer). More
specifically, the city would pay for its 50 % of the Kings Road improvements along
the park frontage and underlying improvements including grading sewer and water,
and associated curb, a water and sewer unit (to accommodate any future hookup) and
stormwater costs.
On January 24, 1995, the Commission recommended the following:
Park
The plat shall include a 8± acre park at the northwest intersection of where Kings Road
currently is located and Minnewashta Parkway. The acquisition of the park to be
accomplished through park dedication (1.8 acres) and purchase (6.28± acres). This
acquisition shall be a condition of final plat approval. A purchase agreement shall be
negotiated by the city contingent upon city council approval. Full park fee credit shall be
granted as a part of these negotiations.
Trail
Acceptance of full trail dedication fees in force upon building permit application is
recommended. Current trail fees are $300 per single family residential unit.
COMPLIANCE TABLE
Block 1
Lot Area
(15,000 s.f. required)
Street Frontage
(90' required)
Lot Depth
(125' required)
Lot 1
15,588
90
169
Lot 2
15,728
93
169
Lot 3
18,335
100
176
Lot 4
18,272
110
155
Lot 5
18,769
90
193
C
1
0
Harstad Companies
April 19, 1995
Page 12
Lot 6
16,750
106
182
Lot 7
15,724
101
150
Lot 8
15,003
100
1 150
Lot 9
15,003
100
1 150
Block 2
Lot Area
(15,000 s.f. required)
Street Frontage
(90' required)
Lot Depth
(125' required)
Lot 1
15,605
90
171
Lot 2
15,057
90
162
Lot 3
15,590
100
151
Lot 4
16,991
114
1 150
Block 3
Lot Area
(15,000 s.f. required)
Street Frontage
(90' required)
Lot Depth
(125' required)
Lot 1
15,001
100
150
Lot 2
15,001
100
150
Lot 3
15,001
100
150
Lot 4
15,001
100
150
Lot 5
15,001
96
137
Lot 6
17,304
100
137
Lot 7
25,631
106
220
Lot 8
29,889
136
220
Lot 9
19,069
136
140
Lot 10
15,023
106
140
Lot 11
15,193
90
140
Lot 12
15,057
90
141
Lot 13
15,108
102
145
Harstad Companies
April 19, 1995
Page 13
Lot 14
15,001
100
150
Lot 15
15,001
100
150
Lot 16
16,497
110
150
Lot 17
18,302
107
150
Lot 18
15,062
100
150
Lot 19
15,249
100
152
Lot 20
15,318
100
147
Lot 21
15,959
118
147
Lot 22
15,317
116
142
Lot 23
24,025
90
128
Lot 24
18,467
90
128
Lot 25
21,765
90
157
Lot 26
15,264
117
137
Lot 27
15,154
100
151
Lot 28
15,341
100
152
Lot 29
15,716
105
145
Lot 30
15,225
105
145
Lot 31
15,225
105
145
Lot 32
15,150
105
144
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 lot dimension and area requirements. No variances are
being requested. Staff is proposing access via a private drive for four lots off
of White Oak Lane. The DNR supports the averaging of the lot sizes and
frontages in the Shoreland District.
Harstad Companies
April 19, 1995
' Page 14
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. The
' proposed density of the development is consistent with the comprehensive plan.
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. The conditions of the
staff report should mitigate all vegetation, soil and storm water issues.
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
as part of the improvements required of the subdivision.
' 5. The proposed subdivision will not cause environmental damage;
' Finding: Staff is requesting the applicant provide a woodland management
plan. This plan should preserve the integrity of the woodland canopy.
' 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 and is located within the Metropolitan Urban Services Area
(MUSA) line. Kings Road will have to be built to city urban standards
Harstad Companies
April 19, 1995
Page 15
between Minnewashta Parkway and Country Oaks Road in order for this
subdivision to go forward.
PLANNING COMMISSION UPDATE
On April 19, 1994, the Planning Commission recommended preliminary plat approval for the
Oaks at Minnewashta. The neighbors of the area were concerned about access to their
property during construction. The commission asked that a meeting be held with the
neighbors to the resolve this issue before final plat.
The other issue at the Planning Commission meeting was the drainage through the
Morgan /Scott property. On Wednesday, May 3, 1995, staff met with Ms. Morgan, Ms. Scott
and their attorney to discuss the concerns they had with the proposed drainage from the
development. Staff is working with Morgan /Scott to find an equitable compensation for the
drainage easement to extend storm sewer from this development underneath Kings Road
towards Lake St. Joe. At the time of final plat, staff intends to have this issue resolved with
Morgan /Scott.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motion:
"The Planning Commission recommends approval of the preliminary plat #93 -11 to subdivide
35.83 acres into 45 single family lots and two outlots as shown on the plans dated April 7,
1995 and subject to the following conditions:
1. Upon completion, the developer shall dedicate to the City the utilities and street within
all public right -of -way and drainage and utility easements for permanent ownership.
Maintenance access routes shall be provided to all storm water ponding. The routes
are subject to review and approval by the City Engineer. 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 shall be a minimum of 20 feet
wide.
2. All areas disturbed during site grading shall be immediately restored with seed and
disc mulched or wood fiber blanket or sod within two weeks of completing site
grading unless the City's Best Management Practice Handbook planting dates dictate
otherwise. All areas disturbed with slopes of 3:1 or greater shall be restored with sod
or seed and wood fiber blanket.
3. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detailed Plates. Detailed street and
' Harstad Companies
April 19, 1995
' Page 16
utility plans and specifications shall be submitted for staff review and City Council
' approval in conjunction with final plat approval.
4. The applicant shall apply for and obtain permits from the appropriate regulatory
' agencies (i.e. Watershed District, MWCC, Health Department, DNR) and comply with
their conditions of approval.
' S. 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.
' 6. Storm drainage discharge from the site shall maintain the predeveloped runoff
conditions. The applicant shall provide detailed storm sewer and ponding calculations
' for a 10 -year and 100 -year storm event of a 24 -hour duration. Water quality and
quantity ponding calculations shall be submitted in accordance with the City's SWMP
for the City Engineer to review and approve.
' 7. The applicant shall have soil borings performed on the site and submit a soils report to
the City for review prior to issuance of building permits.
' 8. Lot 32, Block 3 shall take direct access from Country Oaks Lane and not Kings Road
unless Kings Road has been upgraded to City standards.
9. A report or letter of clarification prepared by a qualified wetland delineator shall be
submitted to the City documenting the location and integrity of all wetlands on the
' site. If there are wetlands on the site they shall be staked, surveyed and included on
the grading and drainage plan. In addition, a buffer strip shall be incorporated by City
' ordinance.
10. The proposed development shall be responsible for SWMP water quality and quantity
connection fees of $22,040 and $54,549, respectively. SWMP water quality and
' quantity connection fees may be credited /reduced depending on the applicant's
contribution to on -site storm drainage improvements according to the City's SWMP
' design parameters.
11. Storm drainage from the southwest portion of the site shall be evaluated for pre and
' post - development condition. The City shall determine, based on the amount of
impervious surface contributing to the wetlands located in the southwest portion of the
site, whether or not a sediment basin will be required to pretreat runoff prior to
' discharging runoff into the wetlands.
Harstad Companies
April 19, 1995
Page 17
12. Outlot A shall be dedicated to the City by warranty deed for construction of a
sediment basin and parkland.
13. Staff recommends granting a variance to the City's ordinance regarding street grades.
Street grades on Kings Road shall be permitted up to 10 %.
14. The existing structures on the site shall be razed within 30 days after the final plat has
been recorded. The applicant shall be responsible for obtaining and complying with
the appropriate permits for demolition of all structures, wells and septic systems.
15. Detailed grading, drainage, erosion control and tree removal plans shall be required by
the City for review and approval prior to issuance of building permits on Lots 4
through 8, Block 3.
16. All private driveways shall be built in accordance to the City's Ordinance No. 209
17. The lift station shall be designed to accommodate future development south of Kings
Road (approximately 10 acres) and the City's telemetry system. The City will be
responsible for up to a maximum of 50% of the cost of the telemetry system.
18. The applicant shall include with the street construction a drain tile system behind the
curbs on all lots which do not directly abut a wetland or storm drainage pond. The
drain tile system shall be designed and constructed in accordance with City standards
and detail plates.
19. Erosion control fence adjacent to all wetland areas shall be the City's Type III.
Erosion control fence on the entire site shall be maintained by the applicant until the
entire site has been revegetated and removal is authorized by the City.
20. Barricades shall be placed at the end of the temporary cul -de -sac on White Oak Lane
and a sign indicating that "THIS STREET WILL BE EXTENDED IN THE
FUTURE."
21. Park
The plat shall include a 8± acre park at the northwest intersection of where Kings
Road currently is located and Minnewashta Parkway. The acquisition of the park to
be accomplished through park dedication (1.8 acres) and purchase (6.2 acres). This
acquisition shall be a condition of final plat approval. A purchase agreement shall be
negotiated by the city contingent upon city council approval. Full park fee credit shall
be granted as a part of these negotiations.
Harstad Companies
April 19, 1995
' Page 18
Trail
'
Acceptance of full trail dedication fees in force upon building permit application is
recommended. Current trail fees are $300 per single family residential unit,with 1/3 of
'
these fees to be paid at the time of final plat.
22.
The applicant shall escrow with the city their fair share of the costs to extend Kings
Road west of Country Oaks Road or a conveyance placed on the deed of Outlot B that
these future lots will be responsible for 50% of the costs to upgrade Kings Road west
of Country Oaks Road.
'
23.
A woodland management plan shall be prepared as per city ordinance Section 18.61
(d). Prior to final plat approval, tree conservation easements shall be developed
'
between staff and the applicant. Preservation of the red cedar trees will be evaluated.
24.
Within 3 years after final plat approval, Outlot B must be subdivided consistent with
'
the approved plat. After that time, Outlot B will subject to city ordinances in effect.
25.
All park land shall be designated as an outlot on the final plat.
'
final
26.
Street names are subject to review and approval by Public Safety prior to plat
approval.
'
Road
27.
A neighborhood meeting shall be held to resolve tree locations along Kings
and access to the existing homes during construction prior to final platting.
'
28.
Lots adjacent to the two ag/urban wetlands shall maintain the ordinance
'
requirements of a 40' setback and 10' buffer strip.
ATTACHMENTS
'
1.
Memo from Dave Hempel dated April 11, 1995.
2.
Letter from DNR dated February 1, 1995
3.
Memo from Steve Kirchman dated February 6, 1995.
'
4.
Letter from Lee Harvey dated March 2, 1995
5.
Hearing notice
6.
Park and Recreation minutes dated January 24, 1995.
'
7.
Memo from Todd Hoffman dated January 9, 1995.
8.
Preliminary plat dated April 7, 1995.
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Kate Aanenson, Planning Director
FROM: Dave Hempel, Assistant City Engineer A",' --s
Diane Desotelle, Water Resources Coordinator
DATE: April 11, 1995
SUBJ: Preliminary Plat Review for The Oaks of Minnewashta
File No. 94 -2 LUR
WETLANDS
It appears that there may be a small wetland north of Kii
southwest corner of the site (Outlot B and Lot 25, Bloc
confirmation of exemption from the wetland permit proc
on site, they should be staked, surveyed, and included on
buffer strip width as required by City Ordinance. In any
is required from a qualified wetland delineator.
; Road on Lot 9, Block 1 and in the
3). A wetland alteration permit or
is necessary. If there are wetlands
grading and drainage plan with the
ise, a report or letter of clarification
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
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.
Kate Aanenson
The Oaks of Minnewashta
' April 11, 1995
Page 2
' Storm Water Quality 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 27.55 acres would then be responsible for a water quality connection charge of
$22,040. 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 27.55 acres would then be responsible for a water quantity connection charge of
$54,549. 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. Credits towards this fee will be
reviewed after the final construction plans have been approved by the City.
' DRAINAGE AREAS
The site is divided into two drainage subdistricts with the westerly one quarter of the site draining
west into wetlands located within the City of Victoria. These wetlands are part of the Lake St.
Joe basin and drain into Lake St. Joe from the west. The storm drainage plan should also be
analyzed by the applicant's engineer in order to meet the City's Surface Water Management Plan
' (SWMP). The drainage areas have changed enough since the original set of plans that staff
requires a new set of hydrologic calculations for the site.
t
Kate Aanenson
The Oaks of Minnewashta
April 11, 1995
Page 3
The pond in the park should be designed to pretreat approximately 16.5 acres of runoff according
to the SWMP. If there is additional acreage to this pond due to a change in the watershed
boundaries, the pond size should account for the additional runoff. Ponding must meet Walker's
Pondnet standards of approximately 65% total phosphorus removal before it is discharged off -site.
The SWMP calls for a 12" pipe to be directed south under Kings road and continue on to Lake
St. Joe where the treated stormwater can be discharged. If the adjacent property owners on the
south side of Kings Road (Morgan /Scott) are willing to grant the City a drainage and utility
easement, the City will credit the applicant to install the storm sewer from Kings Road down to
Lake St. Joe. If the City is not granted a drainage and utility easement, then the pond will have
to be enlarged to a water quantity pond and will be required to maintain pre- developed runoff
rates off -site for a 100 -year 24 -hour storm. This means the runoff will continue to drain
underneath Kings Road through the Morgan /Scott parcel to Lake St. Joe as it exists with
predevelopment conditions.
The runoff to the southwest portion of the site should be evaluated for pre- developed and post
developed conditions. Additional runoff to this area especially from impervious surfaces may
require a sediment pond prior to discharging into the wetland located just east of this site in
Victoria. Also, City ordinance requires that stormwater runoff from the site must be controlled
at pre- developed runoff rates.
There will be some stormwater discharge from the southeast corner of the site and Kings Road
that will be conveyed via storm sewer through Outlot A south of Kings Road which is proposed
to be dedicated to the City. A sediment pond is necessary to pretreat the runoff from the road
before it discharges into Lake St. Joe. The sediment trap should be designed to remove 35%
phosphorus according to Walker's Pondnet model.
GRADING
The City half- section maps indicate and existing 33 -foot wide right -of -way for Kings Road.
However, after further research by the city attorney's office, it appears the City has not been
conveyed the necessary right -of -way as shown on the half - section maps. The city attorney's office
has advised staff that in cases such as this, where the existing gravel road has been maintained
(i.e. snow plowing, grading, etc.) by the City for over six years, the City attains prescriptive
rights to the public right -of -way for Kings Road which is generally defined to be limited to the
travelled portion of the roadway along with the shoulder, drainage ditch, inslope and any land
deemed to be a necessary appurtenance for the roadway. In this situation, Kings Road has been
maintained by the City for over the six -year period. The width of Kings Road varies from 20
feet to 23 feet, thus limiting the public right -of -way use to this area. The existing roadway is a
substandard rural street meandering back and forth within the proposed right -of -way. At the west
end of Kings Road the roadway is entirely outside the 33 -foot "right -of- way ". The City has
' received a request from the applicant to perform a 429 public improvement project to construct
Kings Road. The City considered the request and required that an escrow be supplied to the City
to perform a feasibility study. However, the applicant did not provide the City with the escrow
' and thus, the petition was not acted upon. Staff has met again with the applicant to discuss the
issues involved in performing a 429 project to upgrade Kings Road. A 429 public improvement
project requires a feasibility study, public hearing and authorization by the City Council. The
' applicant, through negotiation with the City, is proposing to dedicate a 50 -foot wide right -of -way
which includes the existing Kings Road gravel surface to construct the new street. Staff has
compromised on the City's standard 60 -foot wide right -of -way as a part of negotiations.
The preliminary grading plan proposes to grade the entire site. For the most part, the site is
devoid of trees except in the northwest corner of the site. This area is proposed to be served by
' a private street and the lots (4 -8, Block 3) custom graded at time of building permit. Due to the
size of the parcel, it is anticipated that the applicant will proceed with several phases in order to
' complete the overall development. In conjunction with upgrading Kings Road the grading
appears to be contained within the proposed right -of -way and not encroaching upon the properties
south of Kings Road with the exception of Outlot A for a storm sewer and sediment trap. The
' proposed street grades along Kings Road exceeds the City's ordinance (0.50% to 7.0 %). A
variance would be required for the street grades.
' Staff is concerned with a proposed drainage swale on Lot 24, Block 3. Due to the contributing
drainage, staff believes this area will be saturated most of the time. Staff recommends the
grading be adjusted if possible to sheet drain across the rear yard into the wetlands. Staff will
' be reviewing this after the final drainage calculations are submitted.
In conjunction with final platting and the construction plan review process, staff will require the
applicant to supply drainage plans providing the pre - developed and post- developed drainage areas
along with runoff calculations for pre - development and post- development conditions for 10 -year
and 100 -year 24 -hour storm events. Storm water runoff from the site shall maintain the pre-
' developed conditions for a 100 -year, 24 -hour storm duration. The grading plan shall also reflect
the normal and high water elevations in the wetlands and storm water ponds for both pre -
developed and post - developed conditions. Water quality ponds shall be designed and constructed
in accordance with the Walker Pondnet model which essentially uses a 2'/2 -inch rainfall, however,
the rate of phosphorus retention will vary on the function and value of the wetlands downstream.
In addition, detailed drainage plans and calculations indicating drainage to individual catch basins
will also be required.
1 UTILMES
Kate Aanenson
The Oaks of Minnewashta
'
April 11, 1995
Page 4
' received a request from the applicant to perform a 429 public improvement project to construct
Kings Road. The City considered the request and required that an escrow be supplied to the City
to perform a feasibility study. However, the applicant did not provide the City with the escrow
' and thus, the petition was not acted upon. Staff has met again with the applicant to discuss the
issues involved in performing a 429 project to upgrade Kings Road. A 429 public improvement
project requires a feasibility study, public hearing and authorization by the City Council. The
' applicant, through negotiation with the City, is proposing to dedicate a 50 -foot wide right -of -way
which includes the existing Kings Road gravel surface to construct the new street. Staff has
compromised on the City's standard 60 -foot wide right -of -way as a part of negotiations.
The preliminary grading plan proposes to grade the entire site. For the most part, the site is
devoid of trees except in the northwest corner of the site. This area is proposed to be served by
' a private street and the lots (4 -8, Block 3) custom graded at time of building permit. Due to the
size of the parcel, it is anticipated that the applicant will proceed with several phases in order to
' complete the overall development. In conjunction with upgrading Kings Road the grading
appears to be contained within the proposed right -of -way and not encroaching upon the properties
south of Kings Road with the exception of Outlot A for a storm sewer and sediment trap. The
' proposed street grades along Kings Road exceeds the City's ordinance (0.50% to 7.0 %). A
variance would be required for the street grades.
' Staff is concerned with a proposed drainage swale on Lot 24, Block 3. Due to the contributing
drainage, staff believes this area will be saturated most of the time. Staff recommends the
grading be adjusted if possible to sheet drain across the rear yard into the wetlands. Staff will
' be reviewing this after the final drainage calculations are submitted.
In conjunction with final platting and the construction plan review process, staff will require the
applicant to supply drainage plans providing the pre - developed and post- developed drainage areas
along with runoff calculations for pre - development and post- development conditions for 10 -year
and 100 -year 24 -hour storm events. Storm water runoff from the site shall maintain the pre-
' developed conditions for a 100 -year, 24 -hour storm duration. The grading plan shall also reflect
the normal and high water elevations in the wetlands and storm water ponds for both pre -
developed and post - developed conditions. Water quality ponds shall be designed and constructed
in accordance with the Walker Pondnet model which essentially uses a 2'/2 -inch rainfall, however,
the rate of phosphorus retention will vary on the function and value of the wetlands downstream.
In addition, detailed drainage plans and calculations indicating drainage to individual catch basins
will also be required.
1 UTILMES
Kate Aanenson
The Oaks of Minnewashta
April 11, 1995
Page 5
There appears to be at least one existing structure (house) on the parcel located in the vicinity
of the parkland. The applicant shall be responsible for obtaining and complying with the
necessary agency permits. A majority of the site is capable of being serviced by municipal
sanitary sewer and water by extending utilities from Minnewashta Parkway along Kings Road.
A lift station is proposed to service the westerly portion of the development. The applicant
should size the lift station to accommodate future development south of Kings Road
(approximately 10 acres). The lift station will also need to be fitted with a telemetry system as
consistent with the other City lift stations and well houses. The City has agreed to share the cost
of this telemetry system on a 50/50 basis with the applicant. The applicant has also requested
that the City compensate them for the oversizing of the lift station. The City does not have a
funding mechanism to assist the applicant in the cost of constructing the lift station without doing
a public improvement project ( §429 assessable project) which has been discussed previously with
the applicant. If the applicant wishes to further pursue City cost participation of the lift station,
they should formally petition the City. The City is currently scheduling developments and capital
improvement projects for 1996 and 1997. All petitions received by the City at this point will
most likely be considered for a late 1996 or 1997 public improvement project. The westerly one -
third of this development is dependant on the lift station to provide sanitary sewer service as
proposed. Without the lift station, the westerly one -third of the development should be
considered premature. The lift station design will be further reviewed during the construction
plan and specification review process.
The plans are providing utility stubouts for the future extension to the adjacent parcels to the
north and east. The plans also propose to install individual utility services to the existing homes
south of Kings Road. Contingent upon parkland acquisition, the City is proposing to contribute
towards a portion of the utility and street costs along Kings Road. According to City ordinance,
the parcel south of Kings Road must hook up to the new utilities within 12 months after the
utilities are operational if it is within 150 feet of the utilities.
Upon review of the utility plan layout, it appears fire hydrants have been revised in accordance
with the City Fire Marshal's recommendations. Staff has reviewed the alignment of the utility
lines and recommends relocating the forcemain and sanitary sewer line proposed between Lots
25 and 26, Block 3 to the westerly edge of Lot 25, Block 3 and Outlot B and between Lots 24
and 25, Block 3 to avoid future conflicts with the homes. In addition, this will result in the
sanitary sewer line being much shallower. These types of revisions will be further addressed
during the construction plan and specification review process.
Detailed construction plans and specifications for the street and utility improvements will be
required for review by staff and City Council approval in conjunction with final plat approval.
The street and utility improvement shall be designated and constructed in accordance with the
City latest edition of the Standard Specifications and Detail Plates. The applicant will be
Kate Aanenson
The Oaks of Minnewashta
April 11, 1995
Page 6
required to enter into a development contract with the City and provide the necessary financial
security to guarantee installation of the public improvements and conditions of approval.
As with other typical city developments, the moisture content in the soil is relatively high and
the City has employed the use of draintile behind the curbs for improving both road sub -base
drainage as well as providing a discharge point for household sump pumps. The applicant should
be aware that the City will be requiring with the street and utility construction to include a
draintile system for those lots which do not abut a wetland or storm pond. In addition,
subdivision in the past have required up to a 2 -foot granular subcut for the street section. The
applicant should be advised that soil conditions may require some sort of modification to the
typical street sections.
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 shall be a minimum of
20 feet wide. The City will also require that all ponding areas be designed to provide access for
maintenance equipment. The design shall be subject to approval by the City Engineer.
EROSION CONTROL
The grading plan does provide minimal erosion control measures (Type I); however, adjacent to
all wetland areas the erosion control fence should be Type III. All site restoration and erosion
control measures shall be in accordance with the City's Best Management Practice Handbook.
Additional erosion control fence (Type I) may be required by the City behind the curbs during
new home construction.
STREETS
Access to the development is proposed via Kings Road which is a narrow gravel roadway
between 20 to 23 feet wide. Kings Road is proposed to be upgraded to urban street standards
to adequately address traffic and ordinance requirements. The City's urban standards consist of
a 31 -foot wide back -to -back bituminous street section with concrete curb and gutter. According
to the ordinance right -of -way shall be 60 feet wide which the plans propose. On Kings Road the
applicant is proposing to dedicate 50 feet of the normally required right -of -way. The City has
compromised on the right -of -way width as a part of negotiations. The applicant will be
constructing Kings Road only up to Country Oaks Road. Outlot B will not be able to subdivide
until Kings Road is upgraded to a full urban city street. The Outlot (B) may be subject to
assessments for the cost of upgrading Kings Road in the future. A 5 -foot wide concrete sidewalk
is proposed along the west side of Country Oaks Lane.
Kate Aanenson
The Oaks of Minnewashta
April 11, 1995
Page 7
The site will eventually be connected to the existing Country Oaks Road to the north once the
Hallgren parcel develops. On the east side of this development there exists a combination of
parcels (Headla/Wenzel) which could be further subdivided. Access to the Headla/Wenzel parcels
has been considered at this time. The Headla parcel abuts Stratford Lane which is only
constructed for approximately 250 feet west of Minnewashta Parkway. When Stratford Ridge
was platted an Outlot B was created for future extension and deeded to the Stratford Ridge
Homeowners Association versus the City. Ms. Hallgren gains access to her property through /over
this Outlot. Access to the Headla/Wenzel parcels is provided with the extension of White Oak
Lane. A temporary cul -de -sac is proposed at the east end of White Oak Lane. Barricades shall
be placed at the end of the temporary cul -de -sac and a sign indicating that "THIS STREET WILL
BE EXTENDED IN THE FUTURE ". Staff will also place this condition within the development
contract which is recorded against all of the parcels in the development.
With the exception of Kings Road, street grades appear to be within the City's ordinance. On
Kings Road the street was designed to be compatible with the existing topography which resulted
in street grades between 0.49% to 10.00 %. Staff recommends a variance to the City ordinance
be approved.
Lot 32, Block 3 will have street access and utility service from Country Oak Lane. The home
should be required to access Country Oak Lane as well.
RECOMMENDED CONDITIONS OF APPROVAL
Upon completion, the developer shall dedicate to the City the utilities and street within
all public right -of -way and drainage and utility easements for permanent ownership.
Maintenance access routes shall be provided to all storm water ponding. The routes are
subject to review and approval by the City Engineer. 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 shall be a minimum of 20 feet wide.
2. All areas disturbed during site grading shall be immediately restored with seed and disc
mulched or wood fiber blanket or sod within two weeks of completing site grading unless
the City's Best Management Practice Handbook planting dates dictate otherwise. All
areas disturbed with slopes of 3:1 or greater shall be restored with sod or seed and wood
fiber blanket.
3. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detailed Plates. Detailed street and
utility plans and specifications shall be submitted for staff review and City Council
approval in conjunction with final plat approval.
Kate Aanenson
The Oaks of Minnewashta
April 11, 1995
' Page 8
' 4. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(i.e. Watershed District, MWCC, Health Department, DNR) and comply with their
conditions of approval.
' 5. 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.
6. Storm drainage discharge from the site shall maintain the predeveloped runoff conditions.
' The applicant shall provide detailed storm sewer and ponding calculations for a 10 -year
and 100 -year storm event of a 24 -hour duration. Water quality and quantity ponding
calculations shall be submitted in accordance with the City's SWMP for the City Engineer
' to review and approve.
7. The applicant shall have soil borings performed on the site and submit a soils report to
' the City for review prior to issuance of building permits.
' 8. Lot 32, Block 3 shall take direct access from Country Oaks Lane and not Kings Road
unless Kings Road has been upgraded to City standards.
' 9. A report or letter of clarification prepared by a qualified wetland delineator shall be
submitted to the City documenting the location and integrity of all wetlands on the site.
If there are wetlands on the site they shall be staked, surveyed and included on the
' grading and drainage plan. In addition, a buffer strip shall be incorporated by City
ordinance.
' 10. The proposed development shall be responsible for SWMP water quality and quantity
connection fees of $22,040 and $54,549, respectively. SWMP water quality and quantity
connection fees may be credited /reduced depending on the applicant's contribution to on-
' site storm drainage improvements according to the City's SWMP design parameters.
11. Storm drainage from the southwest portion of the site shall be evaluated for pre and post-
' development condition. The City shall determine, based on the amount of impervious
surface contributing to the wetlands located in the southwest portion of the site, whether
or not a sediment basin will be required to pretreat runoff prior to discharging runoff into
' the wetlands.
12. Outlot A shall be dedicated to the City by warranty deed for construction of a sediment
' basin and parkland.
Kate Aanenson
The Oaks of Minnewashta
April 11, 1995
Page 9
13. Staff recommends granting a variance to the City's ordinance regarding street grades.
Street grades on Kings Road shall be permitted up to 10 %.
14. The existing structures on the site shall be razed within 30 days after the final plat has
been recorded. The applicant shall be responsible for obtaining and complying with the
appropriate permits for demolition of all structures, wells and septic systems.
15. Detailed grading, drainage, erosion control and tree removal plans shall be required by
the City for review and approval prior to issuance of building permits on Lots 4 through
8, Block 3.
16. All private driveways shall be built in accordance to the City's Ordinance No. 209.
17. The lift station shall be designed to accommodate future development south of Kings
Road (approximately 10 acres) and the City's telemetry system. The City will be
responsible for up to a maximum of 50% of the cost of the telemetry system.
18. The applicant shall include with the street construction a drain tile system behind the
curbs on all lots which do not directly abut a wetland or storm drainage pond. The drain
tile system shall be designed and constructed in accordance with City standards and detail
plates.
19. Erosion control fence adjacent to all wetland areas shall be the City's Type III. Erosion
control fence on the entire site shall be maintained by the applicant until the entire site
has been revegetated and removal is authorized by the City.
20. Barricades shall be placed at the end of the temporary cul -de -sac on White Oak Lane and
a sign indicating that "THIS STREET WILL BE EXTENDED IN THE FUTURE ".
ktm
c: Charles Folch, City Engineer
g: \eng \projects \oaksm inn \harstad2.ppr
1
1
1
' MEMORANDUM
1
1
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 0 CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Kate Aanenson, Planning Director
FROM: Steve A. Kirchman, Building Official `�,(•��
DATE: February 6, 1995
SUBJECT: 93 -11 SUB -file 2 (The! Oaks of Minnewashta, Hardstad
Companies)
I was asked to review the proposed subdivision plans stamped "CITY OF
CHANHASSEN RECEIVED, JAN 17 1995 CHANHASSEN PLANNING DEPT. " for the
above referenced project.
Analysis:
Elevations. Proposed lowest floor level e:
elevations and garage floor, elevations are
adequate plan review by the Public Safety
While this information is provide, because
of the preliminary grading plan, many of the
evations, top of foundation
required in order to insure
ind Engineering Departments.
of the scale and complexity
designations are unreadable.
Dwelling Type., The proposed type of dwelling
to enable the Inspecti
Department to perform
time of building,permit
SE, SEWO, TU, 'W0). , mus 11
standard designations 7
process. I have inclu
designations.
designations are necessary
Department and Engineering
iew of the structure at the
esignations (FLO or RLO, R,
t be used for proposed dwelling types. These
essen the chance for errors during the plan review
9eci the 1993 memo which Lists and explains these
Soils Report. In addition, a soils report showing details and locations
of house pads and verifying suitability of natural and fill soil is
required for plan review purposes.
House Pads. House pads shown on the grading plan scale to 35' by 60'.
Building offsets, three car garages and three & four season porches
typically cause house pads to extend beyond forty feet in width. A fifty
foot wide pads will accommodate most dwellings and should be the minimum
pad width. Corrected house pads must be oversized to properly distribute
Kate Aanenson
February 6, 1995
Page 2
building loads. Pad limits are shown next to the proposed dwellings in
many cases. The limits of the corrected pads should be separated from
the dwelling by one foot for every foot of depth of the dwelling
footings.
Street Names. In order to avoid conflicts and confusion, street names,
public and private, must be reviewed by the Public Safety Department.
Proposed street names are not included with the submitted documents.
Demolition Permits. Existing structures on the property which will be
demolished will require demolition permits. Proof of well abandonment
must be furnished to the City and a permit for septic system abandonment
must be obtained and the septic system abandoned prior to issuance of a
demolition permit.
Recommendations:
The following conditions should be added to the conditions of approval.
1. Enlarge the grading plan to make the lowest floor level elevations,
top of foundation elevations and garage floor elevations legible.
This should be done prior to final plat approval.
2. Revise the grading plan to show standard designations for dwellings.
This should be done prior to final plat approval.
3. Submit soils report to the Inspections Division. This should be
done prior to issuance of any building permits.
4. Revise grading plan to permit a fifty foot wide building pad with
correct oversizing.
5. Submit street names to the Public Safety Department, Inspections
Division for review prior to final plat approval.
6. Obtain demolition permits. This should be done prior to any grading
on the property.
enclosure: 1/29/93 Dwelling Type Designation memo
g: \safety \sak \memos \plan \hardstad.ka2
t
TO:
FROM:
DATE:
SUBJ:
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Inspections, Planning, & Engineering Staff
Steve A. Kirchman, Building Official 4- cr . k
January 29, 1993
Dwelling Type Designation
We have been requesting on site plan reviews that the developer designate the type of
dwelling that is acceptable on each proposed lot in a new development. I thought perhaps
it might be helpful to staff to explain and diagram these designations and the reasoning
behind the requirements.
FW or RLO Designates Front Lookout or Rear,Lookout This includes dwellings with tite basement floor level
approximately 8' below grade at its, deepest with the surrounding grade sloping down to approximately 4'
above the basement floor level.
R Designates Rambler. This includes dwellings with the basement floor level approximately 8' below grade
with the surrounding grade approximately level. This would include two story's and many 4 level dwellings.
SL Designates Split Entry. This includes dwellings with the basement floor level approximately 4' below grade
with the surrounding grade approximately level.
SLrWO Designates Split En Walk Out This includes dwellings with the basement floor level approximately 4'
below grade at its deepest with the surrounding grade sloping down to lowest floor level.
TU Designates Tuck Under. This includes dwellings with the basement floor level approximately 8' below
grade at its deepest with the surrounding grade sloping down to the lowest floor level in the front of the
dwelling.
WO Designates Walk Out This includes dwellings with the basement floor level approximately 8' below grade
' at its deepest with the surrounding grade sloping down to the lowest floor level in the rear of the dwelling.
/ r
TU r SE R SEWO WO FLO
-,, of RLO
' Inspections staff uses these designations when reviewing plans which are then passed to the
engineering staff for further review. Approved grading plans are compared to proposed building
plans to insure compliance to approved conditions. The same designation must be used on all
documents in order to avoid confusion and incorrect plan reviews.
IP14W PRINTED ON RECYCLED PAPER
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DEPARTMENT OF NATURAL RESOURCES
METRO WATERS - 1200 WARNER ROAD, ST. PAUL, MN 55106
PHONE NO. 772 - 7910 FILE NO.
February 1, 1995
Kathryn Aanenson, Planning Director
City of Chanhassen
690 Coulter Drive, P.O. Box 147
Chanhassen, MN 55317
RE: Harstad Companies, Lake Minnewashta (10 -9P) and Lake St. Joe (10-
11:), City of Chanhassen, Carver County (City 93 -11 SUB - File 2)
Dear Ms. Aanenson:
We have reviewed the site plans (received January 20, 1995) for the above -
referenced project (Sections 5 and 6, T116N, R23W) and have the following
comments to offer:
1. Lake Minnewashta (10 -9P) and Lake St. Joe (10 -11P), Public Waters, are on
the proposed site. Any activity below the ordinary high water (OHW)
elevation, which alters the course, current or cross - section of Public
Waters, is under the jurisdiction of the DNR and may require a DNR permit.
The OHW for Lake Minnewashta is 944.50' (NGVD, 1929) and the OHW for Lake
St. Joe is 945.2' (NGVD, 1929).
It appears there are wetlands on the site that are not under DNR Public
Waters Permit jurisdiction. You should be aware that the project may be
subject to federal and local wetland regulations. The Department may
provide additional comments on the project through our review of
applications submitted under these other regulatory programs.
2. It appears that most of the stormwater is routed through settling basins,
which is good. We would object to having the stormwater routed directly
to Lake Minnewashta or Lake St. Joe.
3. There should be some type of easement, covenant or deed restriction for
the properties adjacent to the wetland areas. This would help to ensure
that property owners are aware that the U.S. Army Corps of Engineers and
the City of Chanhassen have jurisdiction over the areas and that the
wetlands cannot be altered without appropriate permits.
4. The 100 -year flood elevation of Lake Minnewashta is 945' (NGVD, 1929).
All the work that is done for this project must comply with applicable
floodplain regulations of both the city and the Minneahaha Creek Watershed
District.
5. Lake St. Joe has a shoreland classification of Natural Environment and
Lake Minnewashta has a shoreland classification of Recreational
Development. The entire project area is within the shoreland districts of
these lakes. The development must be consistent with city's shoreland
management regulations. In particular you should note:
a. The project area contains steep slopes. Topographic alterations
should be minimized in these areas.
AN EQUAL OPPORTUNITY EMPLOYER
Kathryn Aanenson
February 1, 1995
' Page 2
b. The vegetation and topography should be retained in a natural
state in the shore impact zones. The minimum shore impact
zone is an area within 37.5' of Lake Minnewashta or within 75
of Lake St. Joe.
'
C. The structures in the development should be screened from view from
Lake St. Joe and Lake Minnewashta using topography, existing
vegetation, color, and other means approved by the city.
6. The following comments are general and apply to all proposed developments:
a. Appropriate erosion control measures should be taken during the
construction period. The Minnesota Construction Site Erosion and
Sediment Control Planning Handbook (Board of Water & Soil Resources
and Association of Metropolitan Soil and Water Conservation
Districts) guidelines, or their equivalent, should be followed.
b. If construction involves dewatering in excess of 10,000 gallons per
day or 1 million gallons per year, the contractor will need to
obtain a DNR appropriations permit. It typically takes
approximately 60 days to process the permit application.
'
C. If construction activities disturb more than five acres of land, the
contractor must apply for a stormwater permit from the Minnesota
Pollution Control Agency (Dan Sullivan @ 296 - 7219).
' d. The comments in this letter address DNR - Division of Waters
jurisdictional matters and concerns. These comments should not be
construed as DNR support or lack thereof for a particular project.
' Thank you for the opportunity to comment. Please contact me at 772 -7910 should
you have any questions regarding these comments.
' Sincerely,
tz-
Joe Richter
Hydrologist
JR /cds
' c: Minnehaha Creek Watershed District, Kristen George
U.S. Army Corps of Engineers, Gary Elftmann
Chanhassen Shoreland File
Lake St. Joe File (10 -11P)
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
Wednesday, APRIL 5, 1995
7:00 P.M.
City Hall Council Chambers
690 Coulter Drive
Project: The Oaks at Minnewashta
Developer: Harstad Companies
Location: North of Kings Road,
West of Minnewashta
Parkway
Notice: You are invited to attend a public hearing about a development proposed in
your area. Harstad Companies is proposing a revised preliminary plat of 35.83 acres of
property into 45 single family lots and 2 outlots on property zoned RSF, Residential Single
Family and located north of Kings Road and west of Minnewashta Parkway.
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 Planning 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 Kate at 937 -1900 ext. 118. If you
choose to submit written comments, it is helpful to have one copy to the Planning 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 March 22,
1995.
C RY & NADINE NELSON
RALPH & P. KARCZEWSKI
WARREN & JANET RIETZ
048 RED CEDAR COVE
7054 RED CEDAR COVE
7058 RED CEDAR COVE
XCELSIOR MN 55317
EXCELSIOR MN 55331
EXCELSIOR MN 55331
AVID & A. PRILLAMAN
COY & SANDRA SHELBY
ROBERT & JUDY ROYER
7064 RED CEDR COVE
7068 RED CEDAR COVE
7074 RED CEDAR COVE
XCELSIOR MN 55317
EXCELSIOR MN 55331
EXCELSIOR MN 55331
& SARAH MANEY
BERNARD & ALYCE FULLER
DONALD & B. BITTERMANN
� HN
78 RED CEDAR COVE
7075 RED CEDAR COVE
7085 RED CEDAR COVE
EXCELSIOR MN 55331
EXCELSIOR MN 55331
EXCELSIOR MN 55331
1
OUIS/LUANN GUTHMUELLER
DEBRA HOFER
PHILIP PITSCH
095 RED CEDAR COVE
7098 RED CEDAR COVE
7099 RED CEDAR COVE
XCELSIOR MN 55331
EXCELSIOR, MN 55331
EXCELSIOR MN 55331
RED CEDAR COVE TWNHOUSE
KEVIN & CYNTHIS CUDDIHY
ALLIN & SHIRLEY KARIS
BOX 181
3900 STRATFORD RIDGE
3920 STRATFO RIDGE
VCCELSIOR . MN 55331
EXCELSIOR MN 55331
N
EXCELSIOR MN 55331
t AN STREIF
JEFFREY & JANICE ADAMS
W. SCOTT MORROW &
3940 STRATFORD RIDGE
3960 STRATFORD RIDGE
CYNTIA M. HOUSE
XCELSIOR MN 55331
EXCELSIOR MN 55331
3980 STRATFORD RIDGE
I
EXCELSIOR MN 55331
WELLS
CURRENT RESIDENT
TERRY & BONNIE LABATT
1 ARTON
1000 STRATFORD RIDGE
4001 STRATFORD RIDGE
3981 STRATFORD RIDGE
XCELSIOR MN 55331
EXCELSIOR MN 55331
EXCELSIOR MN 55331
ITH & KATHRYN BEDFORD
WILLIAM J. MUNIG
CHARLES & C. CRUICKSHANK
09 61 STRATFORD RIDGE
6850 STRATFORD RIDGE
3921 STRATFORD RIDGE
EXCELSIOR MN 55331
EXCELSIOR MN 55331
EXCELSIOR MN 55331
DOUGLAS & JANET REICHERT
CURRENT RESIDENT
HAROLD & ELAINE TAYLOR
STRATFORD RIDGE
3881 STRATFORD RIDGE
3861 STRATFORD RIDGE
1 901
XCELSIOR MN 55331
EXCELSIOR MN 55331
EXCELSIOR MN 55331
I �E VIN & SUELLYN TRITZ STRATFORD RIDGE HOA MARK & JULIE GRUBE
851 STRATFORD RIDGE RD C/O KEITH F. BEDFORD 3931 COUNTRY OAKS DRIVE
JJXCELSIOR MN 55331 3961 STRATFORD RIDGE EXCELSIOR MN 55331
EXCELSIOR MN 55331
CRAIG &LINDA MACK LOREN H. BEAUDOIN BRUCE & JENNIFER LINN
3941 COUNTRY OAKS DRIVE 133 SPRING VALLEY CIRCLE 4001 COUNTRY OAKS DRIVE
EXCELSIOR MN 55331 EXCELSIOR MN 55331 EXCELSIOR MN 55331
LOREN L. BENSON &
TODD & FRANCIS BOYCE JEROME M. BACH LEE & JUANITA HARVEY
4011 COUNTRY OAKS DRIVE C/O NORWEST BANK, TRUSTEE 7120 KINGS ROAD
EXCELSIOR MN 55331 6TH MARQUETTE EXCELSIOR MN 55331
MINNEAPOLIS MN 55479 -0046
BARBARA B. WILSON
7050 KINGS ROAD
EXCELSIOR MN 55331
KRISTIN & JERRY KORTGARD
3901 GLENDALE DRIVE
EXCELSIOR MN 55331
� r
DAVID & MARbARE BORRIS
4071 KIND ROAD .
EXCELSIOR 'MN 55331
DARYL & DEBRA KIRT
50 HIL' L STREET
CHANHASSEN MN, 55317'
JEFFRY H. HALLGREN &
MICHELLE GEORGE
355 HIGHWAY 7
EXCELSIOR MN 55331
LINDA A SCOTT &
SUSAN E. MORGAN
4031 KINGS ROAD
EXCELSIOR MN 55331
JOHN P. BAUMTROG
7141 MINNEWASHTA PKWY
EXCELSIOR MN 55331
MARK & DONNA MALINOWSKI
7250 MINNEWASHTA PKWY
EXCELSIOR MN 55331
HOLY CROSS LUTHERAN LEE ANDERSON
CHURCH OF MINNESOTA PLEASANT ACRES HOA
4151 HIGHWAY 7 ' RT. 1
EXCELSIOR MN 55331 EXCELSIOR MN 55331
JAMES & R. BOYLAN
6760 MINNEWASHTA PKWY.
EXCELSIOR MN 55331
JAMES & JEFFREY KERTSON
6810 MINNEWASHTA PKWY
EXCELSIOR MN 55331
RLK ASSOCIATES
922 MAIN STREET
HOPKINS MN 55343
TERRY FORBORD
LUNDGREN BROS.
935 EAST WAYZATA BLVD.
WAYZATA, MN 55391
ROBERT MOREHOUSE
4410 HIGHWAY 25
WATERTOWN MN 55388
LARRY WENZEL
6900 MINNEWASHTA PKWY
EXCELSIOR, MN 55331
JENNIFER J. HALLGREN
375 HIGHWAY 7
EXCELSIOR MN 55331
LOWELL & J. CARLSON
R. 1 BOX 822A
EXCELSIOR MN 55331
STATE OF MINNESOTA
DEPT. OF TRANSPORTATION
METRO SQUARE BUILDING
ST. PAUL MN 55101
JAMES & ARLENE CONNOR
3901 RED CEDAR POINT ROAD
EXCELSIOR MN 55331
JOANN HALLGREN
6860 MINNEWASHTA PKWY
EXCELSIOR MN 55331
KENNETH & DUANE E. LUND
395 HIGHWAY 7
,
EXCELSIOR MN 55331
DAVID HEADLA
6870 MINNEWASHTA PKWY
EXCELSIOR, MN 55331
'
u
7120 Kings Rd.
' Excelsior, MN 55331
March 25,1995
' Planning Commission
City of Chanhassen
690 Coulter Drive
Chanhassen, MN 55317
Regarding: The Oaks Development by Harstad Companies
' Dear Members:
My wife and I live at the dead end of Kings Road, in the city of Victoria Our only access
to the external world is via Kings Road and Minnewashta Parkway which lie entirely
within Chanhassen. Our access has been adversely affected during the Minnewashta
' Parkway renovation, and the more recent development project at the north end of
Minnewashta Parkway.
Unlike the obstructionist opinions expressed by many of our neighbors, we have no
objections to the plans for the orderly residential development in this area, and defer that
judgment entirely to the cognizant municipal authorities. There is, however, one suggestion
' that we would like to have you consider, regarding our egress and access during the
construction period:
The prime contractor of such projects are usually contentious in not blocking public
accesses, because of their continuing vulnerability to officialdom during construction. This
' attitude does not extend to the many subcontractors who intermittently deliver supplies
and/or services. The prime contractor has no financial or legal responsibility for the
criminal trespass or ordinance violations of his subs. They have wreaked their havoc and
are gone before any appropriate action can be initiated
Our suggestion is to make it the prime contractors responsibility, during construction, to
' continuously provide suitable all weather parking for him and his subcontractors on his
own private property, and to require his posting of a bond which is partially forfeited if he
or any subcontractors commit criminal actions such as blocking public access, trespass, or
' property damage. This is a pro - active way to prevent the actions which were so pervasive
and created such a burden during previous construction projects in the area.
I
While the developer could argue that this puts an unreasonable financial burden on him,
this is more fair than shifting the inevitable financial burdens to the people in the local
community that will otherwise be affected by the project
Ste, y�
Lee E. Harvey
Park and Rec Commission - January 24, 1995
Andrews: What we've done in the past is, just when a conflict comes up, call Todd and we'll
get it worked out.
Huffman: I won't be there for the January 23rd meeting. Well, how about if I just let you
know tonight that I won't be there last night.
LAND SUBDIVISION PROPOSAL: PRELIMINARY PLAT OF 37+ ACRES OF
PROPERTY ZONED RESIDENTIAL SINGLE FAMILY INTO 43 TO 53 LOTS LOCATED
NORTH OF KING ROAD AND WEST OF MINNEWASHTA PARKWAY HARSTAD
COMPANIES.
Todd Hoffman presented the staff report on this item.
Andrews: Mr. Birch, if you'd like to come address the commission.
John Birch: My name is John Birch. It gets pronounced a number of ways because it's got
the h on the end. First of all I have to say that I'm from ... and Associates. We are the
company that has done preliminary plat. This is per Mr. Harstad's wants and wishes.
Apparently he has done some marketing strategies and found out that the perceived park area
that the city wants is some of the highest valued land because of the close proximity to the
lake and they decided that that's what they would prefer to do is build single family
residences in here and if the city would want more park, the idea would be to cut these lots
off in this area here. Taking just 4 single family lots and then the 10 acres of park which
would be back in this area. That's what Mr. Harstad has asked me to convey to you. He
never showed up with his plan. Apparently he has talked to someone about it. I don't know
if it was Todd or whoever it was at the city but he felt that the 10 acres of park in that area
would be more equitable for him because of the costs involved in building streets that he
would incur. In essence what would happen is, in this plan when the park is here, he would
have to incur a lot of cost to build a road to this point in here with zero value. In other
words, he gets no value back on it. All his costs are involved and he would have to offset all
of this road cost with the exception of what the city picks up, with the rest of the lots, it
becomes a real high premium on those lots.
Andrews: Do you know what it costs per foot to build a roadway like that?
John Birch: I can give you a rough idea. It's right around $250.00 a running foot.
Andrews: And how many feet are we looking at along the proposed park along the lake?
12
I Park and Rec Commission - January 24, 1995
' John Birch: I'd have to guess. I don't remember exactly what that was. I think, it's probably
about 1,800 to 2,000 feet I believe.
' Andrews: So that works out to be about, does anybody have a calculator with them here.
t Hoffman: $800.00 to $1,000.00.
John Birch: So you have to get to this point over here which is zero value. So it's going to
' be pretty close to $1,000.00. But the streets, curb and gutter, storm sewers, sanitary sewer,
the approximately cost that we use just for a rough estimate ... is right around $250.00 a
' running foot.
Andrews: And does the property owner adjacent pick up part of that cost?
' John Birch: No. That's part of the problem. Kings Road has platted. What happens is ... that
all of the land that Kings Road is on this property. None of it is on this property. So not
' only does he build this or have to build this road but he's got no recourse to get money back
from these people who now have a nice road against their property and can develop their
properties.
Andrews: I would have to assume that there's more linear feet in a curved roadway than a
straight roadway.
John Birch: In this instance here? Is that what you're saying?
' Andrews: Yes.
John Birch: Yes there is. But with this type of alignment, what happens is, now he can
offset the cost of these higher value lots. He provides the roadway, gets the lots in here. If
he builds this road with the park system here, he's got no way to offset the cost of that
roadway at all. And it does get very expensive. Because that's an upfront cost. He also has
' to provide the bond of 150% of the total cost. And all of that becomes quite a burden.
Lash: Can someone refresh my memory as to why we decided on that specific location on
' this parcel. I know there had been discussion of locating it in other areas and I can't recall
right off.
Andrews: Access was the main.
13
Park and Rec Commission - January 24, 1995
Lash: Okay, that's what I was thinking. Because of the park deficient nature of that area we
wanted it to be more accessible to the parkway?
Andrews: And we wanted it to be on the trail system too. I guess one of my frustrations
here, some of the reasons I was asking the cost questions is, I count up approximately 8,
maybe 10 lots that are affected by the change in plat. I have nothing to base my guesses on
here other than to say that if those lots are worth $10,000.00 more a piece because they're
closer to the lake, you know that's $80,000.00 potentially for the property, or for the
developer here to perhaps increase his sale. But at the same time he's got to build some
additional roadway and now he's sat on that property for another 6 months. He's hired more
architects. More planners. More engineers. More attorneys to look at the property. It's very
frustrating for me as a part of our Park Board that this is an area, as a Park Board, we've been
looking for a quality piece of property for a number of years with very few opportunities.
Fortunately, or unfortunately, the Harstad property came along. Depending on who's side of
the fence you're on I think here. But we look at the location here as being one of, there's a
right way to do it and a wrong way to do it from our standpoint and I guess my opinion is to
locate the property in a distant corner of the parcel makes it inaccessible and not meeting our
needs and that's why, in both cases when this project came before us, we were quite strong in
our recommendation that that's why we wanted it located where it was. And when it left here
last year I think, young Mr. Harstad, I think it was.
John Birch: Paul.
Andrews: Paul Harstad. There's no way that he misunderstood our intentions on that night
because he came in here and he was I think a little shocked at the reception that he received
because I think he figured we were going to go along with what he thought was a plat similar
to this and there was no way. So I guess I'm going to have to speak personally that I'm
disappointed to see this back again. I understand what you're talking about as far as the costs
here. I mean there is a trade off here and I would think through the, there is a fairness issue
here that I think is dealt with through prior court cases I would imagine. If a property owner
is deprived of his, or injured by action of another, he has a right to recover that injury
through fair treatment or through the legal recourse. So I guess I would argue that ultimately
in the ideal world this should work out to be fair, and I'm hoping that it will. For that reason
I'm going to recommend that we follow the recommendation. That's my personal opinion so.
John Birch: The only thing I would say is, first of all he's got 12 lots, not 8 lots that he
can ... from. Again, if there was a way to realign the road to get down, or when the costs were
to be, we've looked at it a couple three different ways. Our company's, I haven't personally
looked at it over the period of time. I've only been working on it for about the last 3 to 4
14
I Park and Rec Commission - January 24, 1995
months but we've got a number of sketches in our office trying to come up with a reasonable
solution and because of the way the King's Road was originally aligned, it went down on this
property owner's property. All of it. None of it was split on the line the way it normally is
and so it does, it throws all the burden onto this property.
Hoffman: That piece of information is new information to me. I've had a number of
conversations with our engineers and our planners over some possibilities with the funding of
that roadway. It was certainly represented, due to past experience to the property owners on
' the south side of Kings Road that it would be difficult, it may be difficult to convince the
City Council to assess those people but they still benefit from it so, it's ... to assume that they
' could be assessed on the south side of Kings Road as well. So this is a new piece of
information presented... investigate on behalf of the commission.
Andrews: I agree with what you're saying Todd but yet I don't feel that's within our area of
concern. I mean we'd like to see it fairly divided, because it should be. It should be ideally
but.
' Hoffman: You're correct. That will be for the City Council.
' Andrews: That's for them to decide. And I think we have to look at the pure issue which is
where should a park be. How does it best serve our city. Yes, it may create an adverse
impact. I would have to admit you're not the first representative of a developer here that's
come in here and said I'd like you to build your park somewhere else. I would say that
happens virtually every time. For some reason, I don't know if it's coincidence but usually
they prefer to have the park on the least valuable property. Usually on the most isolated
' corner, on the lowest quality land and I think I've figured out why. But in this situation we
feel that as a Park Board, and you were here for part of our study here earlier of our
parkland, that we have a very scarce resource to work with here that we need to protect. I
' mean 20 -30 years from now I don't want to have to look at kids or grandkids and say geez,
you know. There almost was a nice park here. But we decided it really wasn't that big of a
deal and we decided we'd build it back in the woods there but, you know we could go back
' there but it's kind of hard to find it or it doesn't really hook up to anything quite the right
way. I can't do that.
' Lash: You can walk to it but you can walk an extra mile.
Andrews: Yeah. You can walk to it but once you're there, you can't see the lake anymore.
' You know the neighbors wish they had something closer to the lake but geez, you know the
developer wanted to put houses there. Boy that's just, to me this is an issue, there's a right
' way and a wrong way and in spite of the fact that this is going to result in less dollars for the
15
Park and Rec Commission - January 24, 1995
developer in his pocket, as we've discussed many times here, the developer isn't going to live
in the development. Most likely. And he'll be on his way to some other city to put in a
development using the same arguments again and we're left with a property that wasn't done
the best way it could have been done. So that's a personal opinion.
Berg: I couldn't say it as well as you but the issues for me are, we are so incredibly deficient
in that area and the access of the spot we've already decided upon. Or that we recommended
and I strongly support your point of view.
Roeser: So do I. I agree. I think that's the best spot for that park.
Huffman: Do you want to make a motion?
Roeser: I have no reason to change my mind and move it back up into there. I can think of
no reason why we would want to do that.
John Birch: Are there any other questions I can answer? Thank you.
Andrews: We need to make a, or are we staying on our prior motion or do we need to make
one here?
Hoffman: It's a new application.
Andrews: A new application would require a motion then.
Huffman: I'd like to move that, the correct verbiage being that we're under the new user
friendly rules, do I have to read the entire park and trail again? Do I have to read the whole
thing? I'd like to reference that, make a motion that for the park, the plat should include a 10
acre park at the northwest intersection of Kings Road and Minnewashta Parkway. The
acquisition of the park to be accomplished through park dedication and purchase of 1.72+
acres and purchase of 7.4 acres. This acquisition shall be conditioned of final plat approval.
A purchase agreement shall be negotiated by the City contingent upon City Council approval.
Full park fee credit shall be granted as part of these negotiations and acceptance of full trail
dedication fees in force upon building permit application is recommended. Current trail fees
are $300.00 per single family residential unit.
Andrews: I've got one clarification I'd like to add if I could. And that would be to the
reference to the northwest corner of Kings Road be where the road currently lies. Not as
where it's shown on this plat.
16
I Park and Rec Commission - January 24, 1995
' Me g er: Second.
' Andrews: Any further discussion?
Huffman moved, Meger seconded that the Park and Recreation Commission recommend
' approval of the Oaks at Minnewashta with the following conditions of approval in regard to
parks and hails:
Park
' The plat shall include a 10± acre park at the northwest intersection of where Kings Road
currently is located and Minnewashta Parkway. The acquisition of the park to be
accomplished through park dedication (1.72 acres) and purchase (7.48 acres). This
acquisition shall be a condition of final plat approval. A purchase agreement shall be
negotiated by the city contingent upon City Council approval. Full park fee credit shall be
granted as a part of these negotiations.
' Trail
' Acceptance of full trail dedication fees in force upon building permit application is
recommended. Current trail fees are $300.00 per single family residential unit.
' All voted in favor and the motion caned unanimously.
SELECTION OF REPRESENTATIVE FOR DISTRICT 112 COMMUNITY EDUCATION
' ADVISORY COUNCIL.
Hoffman: This is an issue that just won't go away. I'll let you take it from there.
' Huffman: No.
' Lash: You were our second choice. Actually you were our first choice but you weren't here
so we didn't nominate you.
' Huffman: Bless you.
Andrews: Well, are there are any volunteers here? Can we volunteer paid staff people? Are
' we allowed to do that?
' Berg: What happens if we don't have somebody?
17
CITY OF
CHANHASSEN
1
1
1
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739 1
TO: Park and Recreation Commission
FROM: Todd Hoffman, Park and Recreation Director O/
DATE: January 19, 1995
SUBJ: The Oaks at Minnewashta, Preliminary Plat, Harstad Companies
Exactly one year ago the commission reviewed a preliminary plat of Harstad Companies for
this same site. The staff report reviewing that application dated January 25, 1994 is attached.
On the evening of Tuesday, January 25, 1994, the commission took public comment on this
proposal, heard from the applicant and made the following recommendation to the city
council:
Roeser moved, Manders seconded that the Park and Recreation Commission
recommend the City Council approve the preliminary plat as presented with the
inclusion of acquisition of the l0 acre park depicted in Park Plan A including the
lakeshore property. The acquisition of the park is to be accomplished through park
dedication of 1.72 acres and purchase of 7.48± acres. This acquisition shall be a
condition of final plat approval. A purchase agreement shall be negotiated by the city
attorney contingent upon City Council approval, full park fee credit ($38,700) on 43
homes is to be granted as a part of these negotiations. Acceptance of full trail
dedication fees in force upon building permit'application is recommended. Current
trail fees are $300 per single family; residential unit. All voted in favor and the
motion carried unanimously.
In the interest of fulfilling this recommendation, a series of meetings between the City of
Chanhassen and Harstad Companies were held throughout 1994. The acquisition of the park,
among other issues, were discussed at these meetings. Specific to the park acquisition, the
following information was forwarded to Harstad Companies. Generally, the transaction would
entail the following elements:
1. The city would accept the dedication of parkland from Harstad Companies. This
dedication would equal their required dedication per city ordinance. The land area
MEMORANDUM
' The Oaks at Minnewashta
January 19, 1995
Page 2
requested would commence at the property's eastern border (Lake Minnewashta) and
extend to the west. This dedication would entail approximately 1.75 acres.
2. The remainder of the park would be purchased from Harstad Companies.
' 3. In assuming ownership of the park, the city would accept the responsibility for its
portion of public improvements. These improvements generally include street and
curb construction and utility costs (sanitary sewer, water and storm sewer). More
specifically, the city would pay for its half of the street and associated curb, a water
and sewer unit (to accommodate any future hookup) and stormwater costs.
Unfortunately, Harstad Companies has informed the city that they misunderstood the city's
position. Believing that the city would pay the full cost of public improvements for both
sides of the street along the park's frontage. As I informed Harstad Companies, such an
' arrangement has, to my recollection, never been consummated by the city. It would not be in
the best interests of the public to do so. Harstad Companies' options are to ask the City
Council to authorize construction of the road and assess the abutting properties, or in the
interest of their proposed development, assume the costs of that portion of Kings Road.
Harstad Companies has informed us that they do not accept the premise on which the city's
proposal is based and have chosen to submit a second preliminary plat. This proposed plat
again does not incorporate the recommendations of the Park and Recreation Commission.
' You will note that this submittal, dated January 13, 1995, includes 49 lots, proposes a partial
vacation of Kings Road, and includes 2.6 acres of parkland split between two locations, one
on the western edge of the plat adjacent to the City of Victoria and the other, labeled as
' Outlot "A" Park, adjacent to Lake Minnewashta. I have informed Mr. Paul Harstad of my
disapproval of this plan based on its lack of compliance with the desires communicated by the
Park and Recreation Commission.
' RECOMMENDATION
' It is recommended that the Park and Recreation Commission recommend approval of The
Oaks at Minnewashta with the following conditions of approval in regard to parks and trails:
Park ��;OA
The plat shall include a 10± acre park at the northwest intersection oPKings Road and
Minnewashta Parkway. The acquisition of the park to be accomplished through park
dedication (1.72± acres) and purchase (7.48 acres). This acquisition shall be a condition of
final plat approval. A purchase agreement shall be negotiated by the city contingent upon
city council approval. Full park fee credit shall be granted as a part of these negotiations.
Trail
'
Acceptance of full trail dedication fees in force upon building permit application is
P P gP
recommended. Current trail fees are $300 per single family residential unit.