1c1 Shadow Ridge 3rd AdditionCITYOF
O~y Center Drive, PO Box 147
~anhassen, Minnesota 55317
Phone 612.937. I900
5eneral l ax 612.93Z5739
gineering Fax 612.93Z9152
Wic Safe{y Fax 612.934.2524
~eb wzw. ci. chanhassen.,m.m
MEMORANDUM
TO:
FROM:
DATE:
Todd Gerhardt, Acting City Manager
Bob Oenerous, Senior Planner 0 %
April 12, 1999
SUB J:
Shadow Ridge 3ra Addition, Final Plat Approval, 94-4 SUB
PROPOSAL SUMMARY
The applicant is requesting final plat aPproval creating one lot for Shadow Ridge
3rd Addition. The proposed lot complies with the requirements of the RSF
district.
Staff is recommending approval of the final plat for the 3rd Addition subject to the
conditions of the staff report.
BACKGROUND
On August 26, 1996, the Chanhassen City Council approved the preliminary and
final plat for ShadOw Ridge 2na Addition splitting one lot into two lots.
On September 12, 1994, the Chanhassen City Council approved the final plat for
Shadow Ridge (Sub 94-4) creating 17 lots, one outlot, and associated right-of-
way; the rezoning of the property from RR, rural residential, to RSF, single family
residential; and setback variances to preserve natural features.
On July 25, 1994, the Chanhassen City Council approved the preliminary plat for
Shadow Ridge.
FINAL PLAT
PARKS & RECREATION
The developer will be required to Pay park and trail fees pursuant to city
ordinance.
LANDSCAPING
The development preserves a signifi.cant area of eXisting vegetation. A minimum
of one tree must be located within the front yard of each lot.
fity of Chanhassen. A growing commum'ff wt?h clean lakes, quali(y schvoh, a charming downtown, thriving businesses, and beaut!fal parks. A great place to live, work, and plaY'
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Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 2
STORMWATER MANAGEMENT
The proposed single family residential development of 0.98 developable acres is
responsible for a water quality connection and a water quantity charge of $2,447.00.
GRADING
In conjunction with Phase I of Shadow Ridge, the lots along Yosemite Lane were
partially graded. Over the last few years, additional fill material has been placed
on Lot 1 to create the proposed house pad. Due to the sanitary sewer elevation in
Yosemite, it was necessary to elevate the house pad approximately three feet
higher than the preliminary plat proposal. Staff does not anticipate any additional
fill material will be needed to build on this lot. Some additional tree loss may be
encountered with the extension of the sewer and water service to the property
from Yosemite Lane.
DRAINAGE
Due to the size of this development, no storm drainage improvements are
necessary. The front portion of the property will drain towards Yosemite and
eventually back towards the wetland through adjacent lots to the south. The rear
yard area of the lot will drain towards the existing wetland.
The development will be required to pay Surface Water Management fees
pursuant to city ordinance. Phase I of the development did not include the area
now being platted. Therefore, staff has calculated the Surface Water Management
fees for this phase at $2,447.00 assuming a net developable acreage of 0.98 acres.
These fees are payable prior to the city signing the final plat.
UTILITIES
During review of the preliminary plat for this subdivision, the lots along Yosemite
were considered premature without the extension of sanitary sewer and water
service along Yosemite from Lake Lucy Road and Yosemite being upgraded to an
urban street section. The developerhas demonstrated that sanitary sewer service
could be extended from the existing sanitary manhole in Yosemite to the lot. The
upper level of the home will be serviced via gravity. The basement will require
the use of a grinder pump however, Staff has reviewed this proposal and
considers it feasible given the timing of extending sewer and water along
Yosemite. The remaining lots south of Lot 1 will require sanitary sewer and water
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 3
extension along Yosemite from Lake Lucy Road and upgrading Yosemite to urban
street standards in conjunction with final platting.
The developer will be responsible for sanitary sewer and water hook up and
connection charges in the amount of $10,736.00 (1999 charges). The developer
will be entitled to a credit against the sewer and water hook up fees for extending
the sewer and water services to the property line. Staff has estimated a typical
sanitary sewer and water service at $2,500.00. Therefore, the developer's net
sewer and water hook up connection fees payable to the city will be $8,236.00.
The developer will also need to supply an escrow in the amount of $2,500.00 with
the city for street restoration and supply the city with a two-year maintenance
bond to guarantee against poor materials and faulty workmanship. The developer
shall be responsible for obtaining a Construction in Right-of-Way Permit and the
appropriate building permits from the city for the extension of the sewer and water
service to the lot.
STREETS
Lot 1, Block 1 is adjacent to Yosemite which is a substandard urban street section.
Staff does not recommend that the segment of roadway in front of this lot be
upgraded at this time to city urban standards until the remaining outlot is
developed. It should be denoted in the development contract that this lot will be
subject to future street assessments for the upgrade of Yosemite Road.
The parcel north of this development (Stewart) is serviced via a gravel driveway
from Yosemite Avenue. The developer is dedicating one-half of the necessary
right-of-way (30 feet) to provide public right-of-way for future development of the
Stewart parcel in accordance with preliminary plat approval.
EROSION CONTROL
Erosion control measures have been installed adjacent to the wetlands in
conjunction with placing fill on the lot. Maintenance of the existing erosion
control fence will be required until all disturbed areas are revegetated. Additional
erosion control fence shall be provided adjacent to Yosemite Road. All disturbed
areas as a result of site grading shall be restored within two weeks after grading is
completed in accordance with the City's Best Management Practice Handbook.
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 4
COMPLIANCE TABLE
Description
Code
Lot 1, Block 1
Outlot A
ROW
Total
Minimum setbacks:
Area (Sq. Ft.)
minimum 15,000
42,748.6
155,173.8
10,408.1
208,330.6
Frontage (Ft.)
90
127.3
491.1
Depth (Ft.)
125
338.1
310.8
Front yard:
Rear yard:
Side yard:
Wetland:
thirty (30) feet
thirty (30) feet
ten (10) feet
fifty (50) feet from the wetland edge
REVIEW OF CONDITIONS OF APPROVAL
Staff has reviewed the conditions of approval and ~~td6'a determination of the
compliance with the conditions.
The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year
storm events and provide ponding calculations for stormwater quality/quantity ponds in
accordance with the city's Surface Water Management Plan for the city engineer to
review and approve. The applicant shall provide detailed pre-developed and post-
developed stormwater calculations for 100-year storm events. Normal water level and
high water level calculations in existing basins and individual storm sewer calculations
between each basin segment will also be required to determine if sufficient catch basins
are being installed. In addition, water quality ponding design calculations shall be based
on Walker's Pondnet model.
*This condition does not apply to this phase.
The proposed development will be responsible for a water quality assessment fee of
$25,938.00 assuming 13.1 acres of developable land. Water quality assessments will be
waived if the applicant constructs an on-site Walker pretreatment basin. The fees will
be negotiated based on the developer's contribution to the city's SWMP for the site.
SWMP fees for water quantity and quality are pending formal approval of the SWMP
by City Council. If there are any modifications to the fees, they will be changed prior to
final plan.
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 5
*This condition shall be modified as follows: The proposed single family residential
development of 0.98 developable acres is responsible for a water quality connection an,
a water quantity charge of $2,447.00 which shall be payable to the city prior to
recording the final plat.
Stormwater runoff from Lot 16 and the access road is shown to discharge to Lake Luc3
Road. The applicant shall demonstrate the runoff fi.om this portion of land can be
handled by the existing drainage system on Lake Lucy Road. Detailed storm
calculations shall be provided to the city.
*This condition is not applicable to this phase.
The applicant shall report to the City Engineer the location of all drain tiles found
during construction. Drain tiles shall be relocated or abandoned as directed by the city
engineer.
*This condition does not apply to this phase.
The existing home on Lot 1, Block 1, will be required to connect to city water once th~
well fails.
*This condition does not apply to this phase.
The applicant shall work with staff in determining the feasible location to extend
sanitary sewer and water services to the north (Stewart parcel).
*This condition does not apply to this phase.
The grading plan shall be revised to limit the house types on Lots 2, 3, 6 and 7, Block
to rambler style homes and Lots 4, 5, 8 and 13, Block I, to side/comer walkout type
dwelling. The lot grading on Lots 2 and 3, Block 1, shall be revised to maintain the
existing "sheet flow" to the west. Concentrated or funneled runoff shall be prohibited
*This condition does not apply to this phase. ·
The existing outbuildings and septic system and wells on the site shall be abandoned i
accordance with city and/or state codes.
*This condition does not apply to this phase.
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 6
The stormwater retention pond shall be relocated further to the northeast on Lots 10 and
11. The storm sewer system between Lots 15 and 16, Block 1, shall be redirected
within the proposed street and combined into one discharge point on Lot 11, Block 1.
*This condition does not apply to this phase.
10. Lots 1 through 5, Block 2, shall be platted as an outlot due to lack of adequate utilities
and street. This outlot would not be subdividable or buildable until Yosemite Road is
upgraded to the city's urban standard, municipal sanitary sewer and water is extended
adjacent to the parcel, and wetland setback and buffer area issues are resolved.
*This condition shall be modified as follows: Outlot A, Shadow Ride 3rd Addition, is
not subdividable or buildable until Yosemite Road is upgraded to the city's urban
standard and municipal sewer and water is extended adjacent to the parcel and wetland
setback and buffer area issues are resolved.
11. Drainage and utility easements shall be dedicated for all utility lines outside the plat.
The minimum easement width shall be 20 feet.
*This condition has been met.
12. The applicant shall enter into a development contract with the city and provide the
necessary financial security to guarantee the installation of the public improvements and
compliance of the conditions of approval.
*This conditions shall be modified as follows: The applicant shall enter into an
addendum to the development contract for Shadow Ridge with the city and provide the
necessary financial security to guarantee the installation of the public improvements and
compliance of the conditions of approval.
13. All utility and street improvements Shall be constructed in accordance with the latest
addition edition of the city's standard specification and detail plates. Detailed street and
utility construction plans and specifications shall be submitted to staff for review and
formal approval by the City Council in conjunction with final plat consideration.
*This condition does not apply t° this phase..
14. The applicant shall apply for and obtain the necessary permits form the Watershed
District, DNR, Department of Health, MPCA, and other appropriate regulatory agencies
and comply with their conditions of approval.
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 7
*This condition does not apply to this phase.
15. Upon completion of site grading, all disturbed areas shall be restored with seed and
disc-mulched or wood-fiber blanket within two weeks of completing the site grading
unless the city's best management practice handbook planting dates dictate otherwise.
All erosion control measures shall be in accordance to the city's best management
practice handbook.
*This condition still applies.
16. Upon completion, the developer shall dedicate to the city the utility and street
improvements within the public right-of-way and drainage and utility easements for
permanent ownership.
*This condition does not apply to this phase.
17. Wetland buffer areas shall be surveyed and staked in accordance with the city's wetland
ordinance. The city will install wetland buffer edge signs before construction begins
and will charge the applicant $20 per sign.
*This condition does not apply to this phase.
18. Prior to the final plat approval, a woodland management plan and tree preservation plan
must be developed by a landscape professional pursuant to section 18-61 (d) of the City
Code. This pan must be submitted to the city for staff approval.
*This condition has been met.
19. A 25 foot front setback is allowed on Lot 2, Block 1, and a 20 foot front setback is
granted on Lots 3 through 16, Block 1, to move the building pads away from the top of
the slope and to preserve trees. The applicant shall incorporate retaining walls and
custom grading to assure that slopes and trees are minimally impacted. Staff encourages
the developer to incorporate bluffprotection guidelines in the development.
*This condition does not apply to this phase.
20. Pay park and trail fees as specified by city ordinance.
*This condition still applies.
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 8
21. Submit revised utility plans for approval of locations of fire hydrants. Fire hydrant
spacing is 300 foot maximum.
*This condition does not apply to this phase.
22. A ten foot clear space must be maintained around all fire hydrants, i.e., street lamps,
trees, shrubs, bushes, NSP, NW Bell, cable TV, transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated.
*This condition does not apply to this phase.
23. Submit turning radius and cul-de-sac dimensions to the City Engineer and Fire Marshal
for approval.
*This condition does not apply to this phase.
24. Advise Fire Marshal of the status of water main and fire hydrant placement and spacing
on Yosemite Avenue, west of Lots 1 - 5, Block 2.
*This condition does not apply to this phase.
25. Revise the preliminary grading plan to show the location of house pads using standard
designation and lowest level floor and garage elevations prior to final plat approval.
*This condition has been met.
26. The tree preservation areas shall be delineated on the final grading plan as part of the
final plat approval. The tree preservation areas in Lots 2, 3, 11, 12, 14, and 15 shall be
re-evaluated and either be revised or realigned to avoid grading areas, or have the
grading plan revised to stay out of the tree preservation areas, or have the woodland
management plan address the replanting of these areas.
*This condition does not apply to this phase.
27. Calculations for buildable space on each lot shall be forwarded to City Council.
*This condition does not apply to this phaSe.
28. In conjunction with submittal of a building permit application for Lot 17, Block 1, the
applicant shall submit detailed grading, drainage and erosion control plan subject to the
Watershed District's approval prior to the issuance of a building permit.
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 9
*This condition does not apply to this phase.
29. The grading of the outlot is contingent on the applicant providing type I erosion control
around the wetlands and maintaining a minimum 20 foot buffer strip around the
northerly wetland (basin 3) and a minimum 30 foot buffer strip around the southerly
wetland (basin 2) as part of the revised grading plan.
*This condition has been met.
Upon review of the plans prepared by Schoell & Madson dated March 18, 1999,
the following recommendations are proposed to be added:
A sanitary sewer and water hook up and connection charge shall be collected
at time of building permit issuance for Lot 1, Block 1. A credit of $2,500.00
shall be applied to the sewer and water connection charge for the developer
installing a water and sewer service to the property.
The developer shall escrow with the city $2,500.00 to guarantee street
restoration in conjunction with extending the sewer and water service to Lot 1,
Block 1. In addition, the developer shall provide the city with a two-year
maintenance bond to guarantee against poor material and faulty workmanship.
3. Lot 1, Block 1 will be subject to future street and storm drainage assessments
in conjunction with the upgrade of Yosemite to city urban street standards.
Erosion control fencing shall be installed and maintained around the grading
limits until all disturbed areas are revegetated and the city authorizes removal.
The developer shall escrow with the city $1,000.00 to maintain erosion control
measures.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council approves SUB 94-4 granting Final Plat approval for Shadow
Ridge 3rd Addition creating one lot and one outlot subject to the following
conditions:
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 10
o
o
o
o
The proposed single family residential development of 0.98 developable acres is
responsible for a water quality connection and a water quantity charge of $2,447.00
which shall be payable to the city prior to recording the final plat.
Outlot A, Shadow Ride 3rd Addition, is not subdividable or buildable until Yosemite
Road is upgraded to the city's urban standard and municipal sewer and water is
extended adjacent to the parcel and wetland setback and buffer area issues are resolved.
The applicant shall enter into an addendum to the development contract for Shadow
Ridge with the city and provide the necessary financial security to guarantee the
installation of the public improvements and Compliance of the conditions of approval
Upon completion of site grading, all disturbed areas shall be restored with seed and
disc-mulched or wood-fiber blanket within two weeks of completing the site grading
unless the city's best management practice handbook planting dates dictate otherwise.
All erosion control measures shall be in accordance to the city's best management
practice handbook.
Pay park and trail fees as specified by city ordirf,'itte~?
A sanitary sewer and water hook up and connection charge shall be collected
at time of building permit issuance for Lot 1, Block 1. A credit of $2,500.00
shall be applied to the sewer and water connection charge for the developer
installing a water and sewer service to the property.
The developer shall escrow with the city $2,500.00 to guarantee street
restoration in conjunction with extending the sewer and water service to Lot 1,
Block 1. In addition, the developer shall provide the city with a two-year
maintenance bond to guarantee against poor material and faulty workmanship.
Lot 1, Block 1, Shadow Ridge 3rd Addition, will be subject to future street and
storm drainage assessments in conjunction with the upgrade of Yosemite to
city urban street standards.
Erosion control fencing shall be installed and maintained around the grading
limits until all disturbed areas are revegetated and the city authorizes removal.
The developer shall escrow with the city $1,000.00 to maintain erosion control
measures."
Shadow Ridge 3rd Addition Final Plat
April 12, 1999
Page 11
ATTACHMENT
1. Final plat.
g:\plan\bgXshadow ridge 3rd.doe