1g-1 Burlwood Addn, Final PlatCITY OF CHANHASSEN
PC DATE:
CC DATE: December 8, 2003
REVIEW DEADLINE: December 20, 2003
CASE #: 03-12 SUB
BY: A1-Jaff:v
STAFF REPORT
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PROPOSAL:
LOCATION:
APPLICANT:
Final Plat to Subdivide 5.17 Acres into 7 single-family lots and two outlots
with a Variance to allow a private street, and a 50-foot right-of-way, Burlwood
Addition.
Southwest of the intersection of Lake Lucy Road and Powers Boulevard.
Richard Ragatz
Epic Development, LLC.
3441 St. Paul Avenue
Minneapolis, MN 55416
(612) 730-2814
Larry and Kathy Kerber
6420 Powers Boulevard
Chanhassen, MN 55317
(952) 474-4710
PRESENT ZONING:
RSF, Single Family Residential District
2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 5.17 acres DENSITY: 1.3 Units per Acre Gross 2.0 Units per Acre Net
SUMMARY OF REQUEST: Subdivision of 5.17 acres into 7 single-family lots, and a variance to
allow a private street to serve four homes.
LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving
or denying a preliminary plat is limited to whether or not the proposed plat meets the standards
outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City
must approve the preliminary plat. This is a quasi-judicial decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high
level of discretion with a variance because the applicant is seeking a deviation from established
standards. This is a quasi judicial decision.
Burlwood Addition
December 8, 2003
Page 2
BACKGROUND
On October 27, 2003, The City Council approved preliminary plat for Subdivision #03-12 for
Burlwood Addition for 7 lots and two outlots with variances to allow a private street and a
50 foot right-of-way as shown on the plans received September 29, 2003, subject to the
following conditions:
o
o
The applicant shall revise the landscape plan to show a minimum of 51 trees to be
planted.
This condition still applies.
A minimum of three deciduous, overstory trees shall be required in the front yard of each
lot.
This condition still applies.
No more than one-third of the required trees may be from any one species.
This condition still applies.
Tree preservation fence shall be installed at the edge of the grading limits on Lots 1-4 and
6, Block 1 prior to any grading.
This condition still applies.
All transplanted evergreens must be warranted for two growing seasons.
This condition still applies.
A revised landscape plan must be submitted to the city before final approval.
This condition has been modified. The applicant submitted revised plans, however,
additional revisions are required. The revised condition will read "A revised
landscape plan must be submitted to the city."
In lieu of any public improvements, a park dedication charge of $19,200 will be
applicable at the time of platting.
This condition still applies.
Show all of the proposed and existing easements on the preliminary plat.
This condition has been modified to read "Show all of the proposed and existing
easements on the plans."
On the grading plan:
Co
Add a rock construction entrance per City Detail Plate No. 5301.
This condition still applies.
Revise the grading on the east side of Lot 6, Block I to prevent trapping water near
the house pads.
This condition still applies.
Show new ditch grades in the areas where driveways will be removed.
This condition has been met.
Show the proposed contours for the berms along Powers Boulevard.
This condition still applies.
Burlwood Addition
December 8, 2003
Page 3
10.
e. Show all existing and proposed easements.
This condition still applies.
f. Add a benchmark to the plan.
This condition still applies.
On the utility plan:
Co
Show all proposed and existing utility easements.
This condition still applies.
Show all existing utilities and services in the area. Also, call out the pipe type,
manhole numbers, and rim/invert elevations for all existing and proposed utilities.
This condition still applies.
Add street lights at the intersection of Powers and the new street.
This condition still applies.
11.
12.
13.
14.
15.
16.
17.
18.
19.
All of the existing driveway entrances to the property from Powers Boulevard must be
removed during construction.
This condition still applies.
A driveway culvert is required under the proposed street entrance to the site. A Carver
County permit will also be required.
This condition has been met.
An outlet control structure is required for the proposed pond per City Detail Plat No.
3109. Also, install a storm sewer line from the pond outlet to Lake Lucy Road and west,
approximately 350 feet to an existing storm sewer line in Mulberry Circle.
This condition has been inet.
Revise all slopes that exceed 3:1 or install a retaining wall.
This condition still applies.
A temporary easement is needed for the portion of the cul-de-sac that is outside of the
proposed right-of-way.
This condition has been inet.
All final construction plans must be signed by a professional engineer registered in the
State of Minnesota.
This condition still applies.
Any work outside of the subject property or right-of-way will require temporary
easements.
This condition still applies.
Seed and mulch or sod the site within two weeks of grading completion. If dirt is
required to be brought into or out of the site, provide a haul route for review and approval.
This condition still applies.
The applicant has submitted drainage calculations for the site; however, additional
information is still needed. Staff will work with the applicant's engineer to revise the
calculations. Prior to final platting, storm sewer design data will need to be submitted for
Buriwood Addition
December 8, 2003
Page 5
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
Council's SAC fee will be due on all of the lots at the time of building permit issuance.
All of these charges are based on the number of SAC units assigned by the Met Council.
The current 2003 sanitary hookup charge is $1,440 per unit, the water hookup charge is
$1,876 per unit and the SAC fee is $1,275 per unit.
This condition still applies.
A financial security must be supplied to the City to cover the cost of the future street
extension and removal of the existing private street to the south.
This condition is incorporated into condition #22.
Additional right-of-way will need to be platted to achieve a total of 40 feet from the
center line of Lake Lucy Road.
This condition has been met.
The existing gravel driveway to the neighboring parcels must be maintained until the new
street is graded in and curb is installed.
This condition still applies.
A storm sewer stub must be extended to the south to handle drainage from the future cul-
de-sac, just south of the site.
This condition has been met.
The damage~ ~;^"rv.~l,,.. ul"c ~,,~L.,,~ existing storm line that goes through Lot 1, Block 2 must be
replaced and connected with the proposed street storm sewer.
This condition still applies, however, it has been partially modified.
The proposed water-main must be extended to the south with the new cul-de-sac and
connected with the existing water-main in the Golden Glow Acres Development
pmpel+,plme for gttur-e looping purposes.
This condition still applies, however, it has been partially modified.
Sanitary and water services shall be extended to the west property line for future
development of the neighboring parcels.
This condition still applies.
The developer is required to pave the portion of the existing neighbor's driveways that are
within the subject property as per city ordinance. A private driveway easement will also
be required for the shared portion of the driveway. In addition, any shared portion of the
driveway must be constructed to a 7 ton design. The developer is required to provide
inspection reports verifying this.
This condition still applies.
A minimum 20 foot wide public drainage and utility easement is required over the
existing ditch/drainage way on the Martinka property.
This condition still applies.
The entire public street and cul-de-sac must be installed with this project into the Golden
Glow Acres right-of-way. The portion of the existing private street from Powers
Boulevard that is within the right-of-way for the public cul-de-sac must be removed and
replaced with sod.
This condition still applies.
Burlwood Addition
December 8, 2003
Page 6
40. Building official conditions:
a. Final grading plans and soil reports must be submitted to the Inspections Division
before building permits will be issued.
This condition still applies.
b. Each lot must be provided with a separate sewer and water service.
This condition still applies.
c. Demolition permit must be obtained before demolishing any structures.
This condition still applies.
d. The homes located at 6648 and 6650 Powers Boulevard will require address changes
as they will be accessed from a different street.
This condition still applies.
41. Fire Marshal conditions:
a. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, Qwest, Excel Energy, cable TV and transformer boxes. This is
to ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance #9-1.
This condition still applies.
b. Dead end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus. Submit turn around
dimensions to City Engineer and Fire Marshal for review and approval. Exception:
Fire Marshal is authorized to increase the dimension of 150 feet where 1) the
buildings are equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1,903.3.1.2 or 903.3.1.3 of
the Fire Code.
This condition still applies.
c. Block I and 2, Streets will be required to have street names. Submit names to
Chanhassen Building Official and Fire Marshal for review and approval.
This condition still applies.
d. No burning permits will be issued for trees/shrubs disposal. Any trees removed must
be removed or chipped on site.
This condition still applies.
e. Three additional fire hydrants will be required: one at the intersection of Lake Lucy
and the driveway serving Block 1, one at the end of Block 1, Lot 4 near the
emergency turn-around, and the third one must be installed near the temporary turn
around proposed for Block 2. Contact Chanhassen Fire Marshal and City Engineer
for exact location of required fire hydrants.
This condition still applies.
42. Approval of subdivision 03-12 shall be contingent upon approval of the Wetland
Alteration Permit #03-1.
Burlwood Addition
December 8, 2003
Page 7
This condition has been met.
43. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shall have an approved wetland
replacement plan prior to wetland impacts occurring.
This condition still applies.
44. The applicant shall work with staff and downstream property owners to address
storm water issues in this area prior to the development of Lot 1, Block 2 and the
extension of the proposed street to Golden Glow Court.
This condition still applies.
45. Based on preliminary estimates, the water quality fees for the development are
$4,906 and the water quantity fees are approximately $12,139. AT this time, the
estimated total SWMP fee, due payable to the City at the time of final plat recording
is $17,045.00.
This condition still applies.
46. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies (e.g. Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution
Control Agency) and comply with their conditions of approval.
This condition still applies.
47. Outlots A and B shall be deeded to the City to facilitate flexibility in future road
alignment.
This condition still applies.
48. The applicant has agreed to pay all costs associated with the extension of the cul-de-
sac into the Golden Glow right-of-way.
This condition still applies.
49. The applicant shall provide that portion of the fight-of-way on the Martinka property
required for a 50 foot width.
This condition still applies.
50. All lots shall be custom graded.
This condition still applies.
51. Staff approval of the underground detention system for storm water management.
This condition no longer applies. The applicant deleted the underground
detention system.
PROPOSAL/SUMMARY
The applicant is proposing to subdivide 5.17 acres into 7 single family lots and two outlots. The
property is zoned RSF, Single Family Residential District. The site is located at the southwest
intersection of Lake Lucy Road and Powers Boulevard, and contains a single family home and a
detached garage. Access to the site is proposed off of Powers Boulevard and Lake Lucy Road.
Burlwood Addition
December 8, 2003
Page 8
Lake Lucy Road
All lots meet the minimum lot area, width and depth requirements of the zoning ordinance with an
average lot area of 21,323 square feet. Each parcel contains a 60' x 60' house pad. Ix)ts 1, 2, 3, and
4, Block ! are proposed to be served via a private street which will require a variance. The
proposed right-of-way is 50 feet wide. The ordinance requires 60 feet. The existing fight-of-way
located on the Golden Glow Subdivision, is 50 feet wide. This fight-of-way will be in keeping with
the existing right-of-way.
Outlots A and B are being created to be incorporated into the Christensen property. When the
Christensen's are ready to subdivide their property, these outlots will serve as street frontages.
A wetland alteration permit was approved with the preliminary plat. it will result in filling 5,963
square feet of wetland and replacing it off site.
The right-of-way for the entire cul-de-sac extending into the Golden Glow Acres has been dedicated
with the final plat.
Staff is recommending approval of the subdivision with variances with conditions outlined in the
staff report.
Burlwood Addition
December 8, 2003
Page 9
PRELIMINARY PLAT
The applicant is proposing to subdivide a 5.17 acre site into 7 single family lots and two outlots.
The density of the proposed subdivision is 1.3 units per acre gross and 2.0 units per acre net. All
lots exceed the minimum 15,000 square feet of area, with an average lot size of 21,323 square feet.
All proposed lots meet the minimum width, and depth requirements of the Zoning Ordinance. A
wetland occupies the northerly portion of the site and is proposed to be filled and replaced off
site. Lots 1, 2, 3, and 4, Block 1, are proposed to be served via a private street. This layout is in
keeping with a previous council recommendation.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
Existing Wetlands
One ag-urban wetland exists in the northern portion of the property. GME Consultants, Inc.
delineated the wetland in May 2003. The wetland is dominated by reed canary grass. The
applicant is proposing to fill the wetland and mitigate it off-site through the purchase of wetland
credits from a wetland bank. The total proposed impact to the wetland is 5,963 square feet (0.14
acres). Because the existing wetland is of low quality and future property owners would likely
impact the entire wetland if the wetland was preserved during the subdivision process, staff is
recommending sequencing flexibility. This will allow the applicant to fill the wetland and
replace it with a wetland of greater function and value off-site through the state wetland bank.
Wetland Replacement
Wetland replacement must occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The City Council approved a wetland replacement plan on October
27, 2003.
GRADING~ DRAINAGE AND EROSION CONTROL
GRADING/DRAINAGE/EROSION CONTROL
· The grading plan needs to be revised along the east side of Lot 6, Block 1 to avoid trapping
stormwater against the housepad.
· The basement elevations of Lots 1 through 4, Block I must be a minimum of three feet above
the HWL of the proposed pond.
Burlwood Addition
December 8, 2003
Page 10
· The proposed storm sewer at the south end of the cul-de-sac must be located five-feet from
the existing sanitary line to avoid impacting the existing tree line.
Since the preliminary plat approval, the applicant has revised the drainage plan as follows: a
storm sewer outlet from the proposed northerly pond has been added which runs west along
Lake Lucy Road to an existing public storm sewer system, the underground detention system
that was previously proposed has been deleted, and a storm sewer line has been added to
handle the stormwater from the south part of the site and the new cul-de-sac.
There is a small area at the south end of the site which drains offsite but does not receive any
water quality treatment. In accordance with City SWMP requirements, the applicant is
required to treat this area to meet water quality standards prior to discharging offsite.
· The existing storm line that goes through Lot 1, Block 2 must be replaced and connected
with the proposed street storm sewer.
· A minimum 20-foot wide public drainage and utility easement is required over the existing
ditch/drainage way on the Martinka property.
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that a rock
construction entrance be shown on the plans in accordance with City Detail Plate No. 5301.
UTILITIES
· According to City as-built plans, all of the proposed lots have both sewer and water stubs
except Lot 6, Block 1.
The proposed watermain must be extended to the south with the new cul-de-sac and
connected with the existing watermain in the Golden Glow development for looping
purposes.
· Sanitary and water services shall be extended to the west property line for future
development of the neighboring parcels.
The underlying parcel has been previously assessed for five utility units and those
assessments have been paid. Since the applicant is now proposing more units than what was
previously assessed, the one additional unit will be charged a watermain and sanitary sewer
lateral connection charge at the time of building permit issuance. The current 2003
connection charge for water and sewer is $4,513 each. Sanitary sewer and water hookup
charges along with the Met Council's SAC fee will be due on all of the lots at the time of
Burlwood Addition
December 8, 2003
Page 11
building permit issuance. All of these charges are based on the number of SAC units
assigned by the Met Council. The current 2003 sanitary hookup charge is $1,440/unit, the
water hookup charge is $1,876/unit and the SAC fee is $1,275/unit.
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant will also be required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. Permits from the appropriate regulatory agencies must
be obtained, including but not limited to the MPCA, Department of Health, Watershed
District, Carver County, etc.
STREETS
The applicant's street layout follows a previous Council approved layout for this property
and the street connection with Golden Glow Court to the south. The applicant is proposing
to build a public street on his property and to complete a cul-de-sac (Golden Glow Ct.) to the
south of his property. The applicant has a signed agreement with the adjacent land owners to
dedicate the necessary right-of-way to complete the street. Upon completion of the full street
and cul-de-sac, the existing private street, which serves Lots 3 and 4 of Golden Glow and the
Rohman/Infanger parcels, would access onto the new public street and not Powers
Boulevard. Lot 1 of Golden Glow would, however, continue to access Powers Boulevard
through its existing driveway.
The developer will be required to pave the portion of the existing neighbors' driveways that
are within the subject property as per City ordinance. A private driveway easement will also
be required for the shared portion of the driveway. In addition, any shared portion of the
driveway must be constructed to a 7-ton design. The developer will be required to provide
inspection reports verifying this.
PARKS
This property lies within the neighborhood park service areas of both Curry Farms Park and
Carver Beach Park.
TRAILS
Two segments of the City's Comprehensive Trail Plan are located near this property. The first is
an on-street trail located along both the eastbound and westbound lanes of Lake Lucy Road. The
second is an off-street 8 ft. wide bituminous trail located on the east side of Powers Boulevard.
Burlwood Addition
December 8, 2003
Page 12
This is across the street from the subject plat. The best crossing location for pedestrians is at the
intersection of Powers Boulevard and Lake Lucy Lane.
With these public services in place, the Park and Recreation Director is not recommending any
additional public park or trail services be constructed as a part of this subdivision. In lieu of any
public improvements, a park dedication charge of $19,200 will be applicable at the time of
platting.
TREE PRESERVATION/LANDSCAPING
Canopy coverage and preservation calculations have been submitted for the Burlwood
development. They are as follows:
Total upland area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
5.27 ac. or 229,583 SF
35 % or 79,465 SF
30% or 68,875 SF
$15% or 22,958 SF
The developer does not meet minimum canopy coverage allowed, therefore the difference
between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage (68,875 -22,958)
Multiplier
Total replacement
Total number of trees to be planted
45,917 SF
1.2
55,100 SF
51 trees (55,100+ 1089)
The total number of trees required for the development is 51. The developer has proposed a total
of 12 trees. An additional 39 trees must be added to the landscape plan. All replacements must
meet minimum size requirements. No more than one-third of the trees may be from any one
species.
The canopy coverage and replacement calculations submitted by the applicant differ from those
presented by staff. According to the submitted calculations, the canopy coverage saved is 30%.
Staff does not agree with their calculations for two important reasons: 1) some of the trees listed
and counted as preserved are not on the applicant's property; 2) many of the trees listed as
preserved are actually within the grading limits such as in the areas proposed as berm or pond.
Staff does not accept the claim of tree preservation for any trees that are not protected by fencing
and outside of grading limits. Therefore, tree preservation on site has been calculated at 15%
which includes trees located on Lot 1, Block 2, the west side of the property behind a silt fence
located at the grading limits, and the 12 evergreens scheduled for transplanting.
Burlwood Addition
December 8, 2003
Page 13
The subdivision is also required to have buffer yard plantings along Powers Blvd. and Lake Lucy
Road. Requirements are as follows:
Location Required Proposed
Powers Blvd. - buffer 10 overstory trees 0 overstory
yard B - 20' width 15 understory trees 12 understory
500' length 25 shrubs 0 shrubs
Lake Lucy Road 4 overstory trees 0 overstory
Buffer yard B - 15' 8 understory trees 3 understory
width 12 shrubs 0 shrubs
The developer has proposed a 4' berm along Powers Blvd. on top of which would be placed
transplanted evergreens. The buffer yard area is only 20 feet wide and a 4' berm would require
at least 24 feet in width in order to meet the city's 3:1 slope standard. The developer should
reduce the berm to 3' in height or install a fence instead.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot Lot Lot Home
Area Width Depth Setback
Ordinance 15,000 90' 125' 30' front/rear
10' sides
BLOCK 1
Lot I 21,057 100' 210' 30'/30'
10'
Lot 2 18,862 90' 209' 30'/30'
10'
Lot 3 18,778 90' 208' 30'/30'
10'
Lot 4 18,694 90' 207' 30'/30'
10'
Lot 5 15,038 111' 134' 30'/30'
10'
Lot 2 15,193 95' 134' 30'/30'
10'
BLOCK 2
Lot 1 41,336 141' 295' 30'/30'/30'
10'
Burlwood Addition
December 8, 2003
Page 14
SUBDIVISION- FINDINGS
o
°
°
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District and the zoning ordinance if the private street and right-of-
way width variances are approved.
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 the comprehensive plan and
subdivision ordinance.
The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
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.
The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause significant environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas to accommodate house pads.
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.
Burlwood Addition
December 8, 2003
Page 15
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
Lack of adequate storm water drainage.
Lack of adequate roads.
Lack of adequate sanitary sewer systems.
Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
VARIANCE
Section 18-57. Streets. (r) Private streets serving up to four (4) lots may be permitted in the A2,
RR, RSF and R4 if the criteria in variance section 18-22 are met and upon consideration of the
following:
(1) The prevailing development pattern makes it unfeasible or inappropriate to construct a
public street. In making this determination, the city may consider the location of
existing property lines and homes, local or geographic conditions and the existence of
wetlands.
(2) After reviewing the surrounding area, it is concluded that an extension of the public
street system is not required to serve other parcels in the area, improve access, or to
provide a street system consistent with the comprehensive plan.
(3) The use of a private street will permit enhanced protection of the city's natural
resources, including wetlands and protected areas.
Staff is recommending approval of the private street based upon the analysis provided in the
background section of the report.
VARIANCE FINDINGS
Sec. 18-22. Variances.
The city council may grant a variance from the regulations contained in this chapter as part of the
plat approval process following a finding that all of the following conditions exist:
(1)
(2)
(3)
The hardship is not a mere inconvenience;
The hardship is caused by the particular physical surroundings, shape or topographical
conditions of the land;
The condition or conditions upon which the request is based are unique and not generally
applicable to other property;
Burlwood Addition
December 8, 2003
Page 16
(4)
The granting of a variance will not be substantially detrimental to the public welfare and
is in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan.
Finding: Based upon the analysis within the background section of the report, it is possible
to serve the site through a public street; however, by doing so, site grading and the
dependence on other property owners increases. The applicant's request is fairly
reasonable. As to the 50 foot fight-of-way width, it is in keeping with the existing fight-
of-way for Golden Glow Court.
Based upon these findings, staff is recommending approval of this variance.
RECOMMENDATION
Staff recommends the City Council adopt the following motions:
FINAL PLAT
"The City Council approves the final plat for Subdivision #03-12 for Burlwood Addition for 7 lots
and two outlots with variances to allow a private street and a 50 foot right-of-way as shown on the
plans received October 20, 2003, subject to the following conditions:
1. The applicant shall revise the landscape plan to show a minimum of 51 trees to be
planted.
2. A minimum of three deciduous, overstory trees shall be required in the front yard of each
lot.
3. No more than one-third of the required trees may be from any one species.
4. Tree preservation fence shall be installed at the edge of the grading limits on Lots 1-4 and
6, Block 1 prior to any grading.
5. All transplanted evergreens must be warranted for two growing seasons.
6. A revised landscape plan must be submitted to the city.
7. In lieu of any public improvements, a park dedication charge of $19,200 will be
applicable at the time of platting.
8. Show all of the proposed and existing easements on the plans.
9. On the grading plan:
Co
Add a rock construction entrance per City Detail Plate No. 5301.
Revise the grading on the east side of Lot 6, Block 1 to prevent trapping water near
the house pads.
Show the proposed contours for the berms along Powers Boulevard.
Show all existing and proposed easements.
Add a benchmark to the plan.
Burlwood Addition
December 8, 2003
Page 17
10. On the utility plan:
a. Show all proposed and existing utility easements.
b. Show all existing utilities and services in the area. Also, call out the pipe type,
manhole numbers, and rim/invert elevations for all existing and proposed utilities.
c. Add street lights at the intersection of Powers and the new street.
1 l. All of the existing driveway entrances to the property from Powers Boulevard must be
removed during construction.
12. Revise all slopes that exceed 3:1 or install a retaining wall.
13.All final construction plans must be signed by a professional engineer registered in the
State of Minnesota.
14. Any work outside of the subject property or right-of-way will require temporary
easements.
15.Seed and mulch or sod the site within two weeks of grading completion. If dirt is
required to be brought into or out of the site, provide a haul route for review and
approval.
16.The applicant has submitted drainage calculations for the site; however, additional
information is still needed. Staff will work with the applicant's engineer to revise the
calculations. Prior to final platting, storm sewer design data will need to be submitted for
staff review. The storm sewer will have to be designed for a 10 year, 24 hour storm
event.
17.Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
18.Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant will also be
required to enter into a development contract with the City and supply the necessary
financial security in the form of a letter of credit or cash escrow to guarantee installation
of the improvements and the conditions of final plat approval. Permits from the
appropriate regulatory agencies must be obtained, including but not limited to the
MPCA, Department of Health, Watershed District, Carver County, etc.
19.The basement elevations of Lots 1 through 4, Block 1 must be a minimum of three feet
above the HWL of the proposed pond.
20.Private easements are required for the existing and proposed services to neighboring
parcels that are outside of the right-of-way.
21.A 30 foot wide private driveway easement is required for the private drive which serves
Lots 1-4, Block 1. In addition, the driveway must be constructed to a 7 ton design with a
cul-de-sac or hammerhead turnaround acceptable to the City Engineer and the Fire
Marshal. The developer will be required to provide inspection reports verifying the 7 ton
design.
22. Vacate the existing public utility easement in the area of the new street.
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December 8, 2003
Page 18
23.A public drainage and utility easement is required over the proposed pond up to the 100
year HWL.
24. A watermain and sanitary sewer lateral connection charge will be due for Lot 6, Block 1
at the time of building permit issuance. The current 2003 connection charge for water
and sewer is $4,513 each. Sanitary sewer and water hookup charges along with the Met
Council's SAC fee will be due on all of the lots at the time of building permit issuance.
All of these charges are based on the number of SAC units assigned by the Met Council.
The current 2003 sanitary hookup charge is $1,440 per unit, the water hookup charge is
$1,876 per unit and the SAC fee is $1,275 per unit.
25. The existing gravel driveway to the neighboring parcels must be maintained until the
new street is graded in and curb is installed.
26.The existing storm line that goes through Lot 1, Block 2 must be replaced and connected
with the proposed street storm sewer.
27.The proposed water-main must be extended to the south with the new cul-de-sac and
connected with the existing water-main in the Golden Glow Acres Development for
looping purposes.
28.Sanitary and water services shall be extended to the west property line for future
development of the neighboring parcels.
29.The developer is required to pave the portion of the existing neighbor's driveways that are
within the subject property as per city ordinance. A private driveway easement will also
be required for the shared portion of the driveway. In addition, any shared portion of the
driveway must be constructed to a 7 ton design. The developer is required to provide
inspection reports verifying this.
30. A minimum 20 foot wide public drainage and utility easement is required over the
existing ditch/drainage way on the Martinka property.
31.The entire public street and cul-de-sac must be installed with this project into the Golden
Glow Acres right-of-way. The portion of the existing private street from Powers
Boulevard that is within the fight-of-way for the public cul-de-sac must be removed and
replaced with sod.
32. Building official conditions:
a. Final grading plans and soil reports must be submitted to the Inspections Division
before building permits will be issued.
b. Each lot must be provided with a separate sewer and water service.
c. Demolition permit must be obtained before demolishing any structures.
d. The homes located at 6648 and 6650 Powers Boulevard will require address
changes as they will be accessed from a different street.
32. Fire Marshal conditions:
A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, Qwest, Excel Energy, cable TV and transformer boxes.
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December 8, 2003
Page 19
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This is to ensure that fire hydrants can be quickly located and safely operated by
firefighters. Pursuant to Chanhassen City Ordinance #9-1.
Dead end fire apparatus access roads in excess of 150 feet in length shall be
provided with an approved area for turning around fire apparatus. Submit turn
around dimensions to City Engineer and Fire Marshal for review and approval.
Exception: Fire Marshal is authorized to increase the dimension of 150 feet
where 1) the buildings are equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1,903.3.1.2 or
903.3.1.3 of the Fire Code.
Block I and 2, Streets will be required to have street names. Submit names to
Chanhassen Building Official and Fire Marshal for review and approval.
No burning permits will be issued for trees/shrubs disposal. Any trees removed
must be removed or chipped on site.
Three additional fire hydrants will be required: one at the intersection of Lake
Lucy and the driveway serving Block 1, one at the end of Block 1, Lot 4 near the
emergency turn-around, and the third one must be installed near the temporary
turn around proposed for Block 2. Contact Chanhassen Fire Marshal and City
Engineer for exact location of required fire hydrants.
33. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shall have an approved wetland
replacement plan prior to wetland impacts occurring.
34. The applicant shall work with staff and downstream property owners to address storm
water issues in this area prior to the development of Lot 1, Block 2 and the extension of
the proposed street to Golden Glow Court.
35. Based on preliminary estimates, the water quality fees for the development are $4,906
and the water quantity fees are approximately $12,139. AT this time, the estimated total
SWMP fee, due payable to the City at the time of final plat recording is $17,045.00.
36. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g. Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control
Agency) and comply with their conditions of approval.
37. Outlots A and B shall be deeded to the City to facilitate flexibility in future road
alignment.
38. The applicant has agreed to pay all costs associated with the extension of the cul-de-sac
into the Golden Glow right-of-way.
39. The applicant shall provide that portion of the right-of-way on the Martinka property
required for a 50 foot width.
40. All lots shall be custom graded.
41. The proposed storm sewer at the south end of the cul-de-sac must be located five feet
from the existing sanitary line to avoid impacting the existing tree line.
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December 8, 2003
Page 20
42. The small area at the south end of the site which drains to the cul-de-sac must meet water
quality standards prior to discharging offsite."
ATTACHMENTS
1. Final Plat dated received October 20, 2003.
g:\planksa\burlwood final cc