E-3a. Camden Ridge, Approve Final PlatCITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
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Phone: 952.227.1100
Fax: 952.227.1110
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2310 Coulter Boulevard
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Natural Resources
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Web Site
www.ci.chanhassen.mn.us
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: September 9, 2013 d F.
SUBJ: Final Plat Approval — Camden Ridge
Planning Case #2013 -13
PROPOSED MOTION
"The Chanhassen City Council approves the final plat for Camden Ridge subject to
the conditions of the staff report."
Approval requires a majority vote of City Council.
PROPOSAL SUMMARY
The applicant, Lennar a subdivision of U.S. Home Corporation, is requesting final plat
approval for a 32 single - family lots, 26 twinhome lots, and seven outlots on
approximately 23 acres zoned Planned Unit Development - Residential (PUD -R)
located at 1500 Pioneer Trail and legally described as Outlot A, Jeurissen Ridge.
On July 22, 2013, the Chanhassen City Council approved the following:
A. Rezoning from Agricultural Estate (A -2) to Planned Unit Development -
Residential (PUD -R) for Camden Ridge;
B. Preliminary plat of approximately 23 acres into 32 single - family lots, 26
twinhome lots and 7 outlots;
C. Conditional Use Permit to allow for development within the Bluff Creek
Overlay District for the Camden Ridge development; and
D. Development Contract for grading of Camden Ridge.
E. The Final Plat for Jeurissen Ridge which created four outlots. Outlot B
contains the Bluff Creek primary zone to be preserved in conjunction with
Camden Ridge, and Outlot A contains the land for Camden Ridge.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow SCAM
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 2
SUBDIVISION REVIEW
The applicant is requesting final plat
approval for 32 single - family lots, 26
twinhome lots, and seven outlots in a
residential subdivision. The Bluff Creek
primary zone boundary follows the
southern perimeter of the site. Access will
be via an extension of River Rock Drive
South which serves the development to the
north, The Preserve at Bluff Creek.
STREETS AND ACCESS
CAMDEN RIDGE
uu-
9 � I
,s E
1 t
The developer proposes to construct 31 -foot wide local streets throughout the development. The
portion of River Rock Drive South that connects to Bluff Creek Boulevard must be within a
60 -foot wide right of way.
The other streets must be within a 55 -foot wide right of way. The right of way is reduced 5 feet
in the development to reduce impacts to the Bluff Creek primary zone.
Henry Court and Jeurissen Drive are 90 -foot diameter cul -de -sacs within 120 -foot wide right of
way.
The profile of Henry Court must be revised to ensure the profile meets the minimum length
requirements for vertical curves.
The proposed centerline grade within 30 feet of an intersection must not exceed 3%
According to City Code § 18- 57(k), a street terminating in a cul -de -sac cannot be longer than 800
feet. This site is bordered by TH 212 and Bluff Creek Boulevard, so an additional street
connection is impractical. To comply with § 18- 57(k), the Access Path, located in the northwest
portion of the development, will act as an emergency access in the future. It will provide access
to the north of the development in case of an emergency that could block access to Bluff Creek
Boulevard via River Rock Drive. The Access Path is not intended to regularly carry traffic. It is
20 feet wide and is within 30 feet of right of way. The City of Chanhassen shall own and
maintain this access.
The Access Path shall be shifted as far east as practical to reduce impact to the Bluff Creek
primary zone.
The development is adjacent to Bluff Creek Boulevard and is therefore subject to the arterial
collector fee at the time of final plat. The fee shall be $32,904.00 ($2,400 x 13.71 developable
acres).
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 3
The proposed trail begins at the southeast corner of the development in Outlot F and runs along
the southern edge of the development, following Bluff Creek. It ties into an existing trail near
the existing storm water pond.
The trail profile shall be revised to have a minimum slope of 1.0 percent to facilitate drainage on
the bituminous pavement.
GRADING, DRAINAGE AND EROSION
Bluff Creek flows through the property from west to east. The existing drainage on the
northwest corner of the development drains into an existing retaining pond before discharging to
Bluff Creek. The majority of the property's surface water runoff drains to Bluff Creek. The
eastern section of the property drains into the TH 212 ditch system, and the northeast corner of
the property drains northeast into a wetland.
The proposed drainage would divert storm water to the existing retaining pond and two new
ponds before it leaves the site. Pond 1 and Pond 2 would discharge water to Bluff Creek.
Erosion Prevention and Sediment Control
The applicant has provided a detailed erosion prevention and sediment control plan. This plan
covers best management practices that will be used for all phases of the project from demolition
and removals to final stabilization. The plan adequately addresses the requirements of Chapter
19 in city code and the required elements under the General Permit Authorization to Discharge
Stormwater Associated with Construction Activity MNR100001.
A standalone Surface Water Pollution Prevention Plan (SWPPP) was submitted for review.
While elements of the SWPPP will need to be updated with the project, the document is
extremely well organized and thorough — addressing all obviously foreseeable scenarios.
Section 1.2 of the SWPPP "Contact Information/Responsible Parties" needs to be updated to
include contractor information and the on -site inspector.
The proposed seed mixes shown on the seeding plan are acceptable. Given the existing tree
cover which will likely result in a shaded condition along the southern portion of the subject
property, the applicant may wish to consider state mix 36 -211 "Woodland Edge South and
West " This seed mix is more likely to successfully establish in the shaded condition.
Drainage
The revised plans eliminated the most easterly pond. This was accomplished by bringing the
drainage from the cul -de -sac on Jeurissen Drive back to pond 2 and shifting the low point on
River Rock Drive south. This configuration is preferred for a variety of reasons: it eliminates the
need for a retaining wall behind Lots 15 and 16 of Block 3; it reduces the storm water
maintenance costs associated with the development, and it minimizes the number of outfalls into
pond 2.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 4
Pond 1 will most likely be accessed via the bituminous trail although in order to maintain the
pond inlet, it will be necessary at times to access the pond between Lot 5 and Lot 6 of Block 1.
Access to pond 2 will be from Jeurissen Drive and the trail within Outlot D.
RETAINING WALLS
The developer proposes six retaining walls on this site.
Retaining Wall A runs parallel to River Rock Drive and will be located on Outlot A. It is 420
feet long and has a maximum height of 9 feet. A 4 -foot, split rail fence will be installed at the
top. Walls taller than 6 feet shall not be constructed with boulder rock.
The retaining wall in the center of Block 2 runs along the back lot lines of the houses that front
River Rock Drive South. This wall is 429 feet long and has a maximum height of 4 feet. A 4-
foot, split rail fence will be installed at the top.
The retaining wall in Outlot G runs parallel to the western edge of the property. It is 121 feet
long with a maximum height of 2.5 feet.
Three walls less than 4 feet in height will run parallel to sections of the trail. The intent of these
short walls is to delineate the back yards of the homes from the trail and Bluff Creek. The
developer may elect to install a different feature, such as landscaping boulders, which would
serve the same purpose
The retaining wall near Lot 1, Block 1, is 120 feet long, with a maximum height of 3 feet. A
4 -foot split rail fence will be installed on the top. The grading behind the retaining wall near Lot
1, Block 1 must be modified so that water will not drain down the face of the wall.
The retaining wall near Lot 13, Block 1 is 204 feet long, with a maximum height of 2.5 feet. A
4 -foot split rail fence will be installed on the top.
The retaining wall near Lot 3, Block 5 is 286 feet long, with a maximum height of 2.5 feet.
A Homeowners Association must be created to own and maintain all retaining walls and the
draintile along the face of Retaining Wall B.
SANITARY SEWER AND WATERMAIN
The developer proposes to construct new 8 -inch PVC watermain that will connect to the existing
watermain that is stubbed out from Bluff Creek Boulevard.
SEH's watermain model shows that the watermain pressures would be high enough to cause
surge pressures that could damage the system. To lower the water pressure and prevent potential
damage by the water hammer effect, the developer's engineer must incorporate pressure
reducing valves and surge protection system into the watermain plans.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 5
The developer proposes to construct new 8 -inch sanitary sewer that will connect to the existing
8 -inch PVC sanitary sewer that is stubbed out from Bluff Creek Boulevard.
All sanitary sewer shall be constructed with PVC pipe to prevent corrosion damage.
Thirty percent (30 %) of the water and sewer hook -ups are due at the time of final plat. The
partial hook -up fees will be $143,202.00 ($1,818.00 x 58 units + $651 x 58 units).
ASSESSMENTS
An assessment for Bluff Creek Boulevard improvements is outstanding for this property. The
principal of $601,212.65 was deferred until development and it has been accruing 6% since
2009. As of June 6, 2013, the assessment amount due was $796,302.31. This assessment has
been paid.
SHORELAND MANAGEMENT DISTRICT
That portion of the property within 300 feet of Bluff Creek is considered to be within the
Shoreland Management District and is subject to the standards and requirements of this district.
The intent of the shoreland rules are to protect the habitat, viewscape and water quality of the
waters of the state by setting design standards to this end. The proposed plan is consistent with
the requirements of the Shoreland Management District and meets the intent of the shoreland
rules.
WETLAND PROTECTION
A wetland delineation was performed, reviewed and approved in the fall of 2012. The existing
conditions plan appears to accurately depict the wetland boundary. No wetland impacts are
proposed as part of the design. The wetland is contained within the Bluff Creek Overlay District
so the buffer protection will be coincidental to the protection of the Primary Zone.
Figure 1. Mitigation area 9, State Project 1017 -12
As part of State Project 1017 -12, T.H.212
Design Build, a large wetland mitigation area
was created east of the subject property. This
mitigation area included wetland buffer credit
extending to the property boundary. Signage
will need to be placed along this boundary
coincidental to the placement of erosion
control measures and prior to any earth -
disturbing activities. The city will provide
these five signs free of charge so that the
developer may place them while placing the
other signs.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 6
BLUFF CREEK OVERLAY DISTRICT
Much of the property lies within the Bluff Creek Overlay District. This is accurately reflected
within the plan set. Efforts were made during the design of this development to avoid
disturbances within the primary zone and setback where possible to do so. The only exception is
for the placement of the pond outlets. The erosion control plan and landscaping plan have
provided for establishment of vegetation in these areas and protection of the area from further
impacts.
Section 20 -1561 states that one of the intended purposes of the BCOR is "the creation of a
greenway connecting Lake Minnewashta Regional Park and the Minnesota River Valley. The
greenway will serve as an uninterrupted pedestrian trail, bikeway system, and wildlife corridor
affording opportunities for recreation, education, physical fitness and non - motorized
transportation ". This must be balanced with the protection of Bluff Creek and the natural
resources within the corridor. Staff and the applicant have worked together to achieve this
balance. This plan set reflects the product of those discussions.
Signage must also be placed to demarcate the corridor. The placement shown on the preliminary
erosion control plan, and elsewhere throughout the plan set, is adequate. These signs should be
placed concurrently with the perimeter control best management practices before any site
grading occurs.
STORM WATER MANAGEMENT
Under existing conditions, the entire site is tributary to Bluff Creek. The site is a mixture of
farmstead, cultivated land, woodlands and seasonally flooded wetlands. The majority of the land
area (59 %) discharges directly to Bluff Creek through sheet flow. The most northwesterly
portion of the property drains to an existing pond that was constructed with the Preserve at Bluff
Creek 1 s` Addition before discharging to Bluff Creek. This area accounts for 15% of the
watershed area. The most northeasterly portion of the property accounts for 14% of the
watershed and discharges to a large wetland mitigation area, which then discharges into MnDOT
right -of -way and then into Bluff Creek. The remaining 12% of the property discharges directly
to MnDOT right -of -way and then to Bluff Creek.
The design calls for the construction of two new stormwater ponds in which iron - enhanced
filtration benches will be constructed. The site will also include sump manholes with SAFL
baffles and will utilize the existing pond which was constructed with the Preserve at Bluff Creek
1 'e Addition.
Bluff Creek is listed under 303D of the Clean Water Act to have known impairments for
turbidity and indices of biological integrity for fish. The stressor identification report indicates
that extreme fluctuations in flow and sedimentation due to erosion are the most probable
candidate causes. The urbanization of the watershed contributes to this condition by:
1. Increasing the rate and volume of surface runoff into the stream. This increases the
frequency and intensity of "flashiness" or bank full events;
Todd Gerhardt
Camden Ridge - Planning Case 2013 -13
September 9, 2013
Page 7
2. Decreasing the amount of infiltration into the shallow aquifers and subsequently
decreasing base flows within Bluff Creek. This is observed annually as the flows fall
below detectable levels on monitoring equipment.
3. Increasing the pollutant load being delivered to the creek.
The developer and their consulting engineer have engaged city staff in an effort to develop a
storm water management plan that will include several best management practices designed
specifically to decrease these potential effects on Bluff Creek and improve the quality of the
water being discharged to Bluff Creek from this watershed.
Under all modeled rainfall events, the post - development runoff rate will be substantially reduced
from the pre - development rates. The following table from the Storm Water Management Plan
summarizes these reductions.
Drainage
2 -Year cfs
10 -Year cfs
100 -Year cfs
Area
Exi ng
Proposed
E)dstinR
Proposed
Existing
Proposed
1
8.81
0.83
22.37
2.15
41.78
8.52
2 Pond
8.11
4.81 1.27
19.32
10.53 3.16
35.03
22.30 10.12
3
6.00
3.04
12.97
6.44
22.34
11.51
5
3.83
2.05
9.67
4.28
18.03
7.25
4
1 0.00
0.00
1 0.00
0.00
0.00
0.00
Figure 2. Comparison of runoff rates pre- and post - development
City design standards require that water quality treatment is designed to the National Urban
Runoff Program (NURP) recommendations. The current General Permit Authorization to
Discharge Stormwater Associated with Construction Activity MNR100001 stipulates that
development with these characteristics must design the project so that "the water quality volume
of one (1) inch of runoff from the new impervious surface....is retained on site (i.e. infiltration or
other volume reduction practices) and not discharged to a surface water."
Infiltration practices, as discussed earlier, can help ameliorate the impairment issues within Bluff
Creek. To this end, the applicant has proposed iron - enhanced filtration/infiltration benches along
both newly constructed ponds. These benches will provide a reduction in runoff volume and an
increase in infiltration and, quite possibly, base flow. In addition, iron - enhanced filters have
been shown to have upwards of 90% phosphorus removal efficacy as they react with the
dissolved phosphorus and not just the particulate fraction. The city will provide the applicant
with the iron filings. These iron filings will come from iron filings that were left over from the
2012 road reconstruction project.
City design standards require that ponds that discharge to impaired waters be constructed with a
forebay and be constructed to have a water quality treatment volume in excess of NURP
recommendations. The forebay is intended to reduce long -term maintenance costs by decreasing
the area of pond dredging to just that forebay rather than the entire pond area. This feature also
decreases the potential for re- suspension of particulates that have settled out of suspension.
Because of site constraints, the applicant and city staff discussed using sump manholes equipped
with baffles designed at the University of Minnesota Saint Anthony Falls Laboratory commonly
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 8
referred to as SAFL Baffle. Several of these have been installed in Chanhassen and have been
observed to be functioning. This technology further reduces maintenance costs by increasing the
life cycle of the ponds and allowing maintenance to be performed in- house, with city owned
equipment and within city right -of -way, thus eliminating the need to access the pond with heavy
equipment through an easement on privately owned land.
City design standards also require that ponds that discharge to impaired waters be constructed to
have a water quality treatment volume in excess of NURP recommendations. The applicant has
accommodated in their design as well as shown in the following table from the storm water
management plan.
Wet Volume Re uirement
Basin
Volume Required
Ac *Ft
Volume Provided
Ac *Ft
1P
0.67
1.37
2P
1.11
2.03
Figure 3. Proposed volume vs. NURP volume
By sizing the ponds in this way, the treatment efficacy will remain higher longer. This will also
increase the duration of time before maintenance of the pond is necessary.
The borings were performed in November of 2012. On an annual cycle this is the time of year
when the water tables are the furthest from the surface. However, no ground water was observed
in any of the 10 borings and only boring #3 and #10 showed any secondary indications of
subsurface hydrology. Boring 10 is in the location of the proposed westerly pond while boring
#3 is in the vicinity of Lot 6 of Block 3. The profile at boring #3 indicates that a buried hydric
soil unit exists at about 12 feet below the surface. The proposed grading plan shows fill in this
area. Therefore there will be no cut necessary and should groundwater be present it will likely
be at an elevation of approximately 973'msl or 12 feet below the proposed low floor elevation.
SURFACE WATER MANAGEMENT
Surface Water Management trunk storm sewer fees are collected with each subdivision. The fee
is based upon buildable land area and is intended to be scalar according to potential surface water
runoff contribution.
The fee for this development was estimated with the following assumptions:
• That Outlots B, C and E would not be assessed as they are used expressly for stormwater best
management practices and/or regional trail.
• That the land dedicated for public right -of -way is 1.2934 acres and would not be assessed.
• That the net density of the site is over 4 units /acre — medium density
• That the stormwater best management practices constructed for this project will receive and
treat 10.17 acres of watershed.
• That the assessable land is 17.01 acres.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 9
The fees are calculated as follows:
Figure 4. Surface Water fee calculation table
These fees will be due with the final plat.
PARKS AND RECREATION
The city's comprehensive park plan calls for a neighborhood park to be located within one -half
mile of every residence in the city. The proposed Camden Ridge development is located within
the park service area of Pioneer Pass Park. Construction of the 8.7 -acre Pioneer Pass Park site is
currently underway and Phase 1 of development is expected to be complete in 2014.
One of the most anticipated trail extensions within the city is the north/south Bluff Creek
Corridor Pedestrian Trail that extends from Lyman Boulevard south to Pioneer Trail. The
proposed Camden Ridge development is poised to complete this extension. The proposed
development will construct a trail starting at the current southern terminus of the Bluff Creek
Trail and extending south — stopping at a location north of TH 212. In order to complete a link
to Pioneer Trail, the city would like to work with the property owner of Outlots B, C and D,
Jeurissen Ridge to extend the trail under the TH 212 bridge to a point connecting with the
existing pedestrian trail along Pioneer Trail.
The developer shall pay parks fees of $315,600 (32 single - family x $5,800 = $185,600 plus 26
twinhome units x $5000 = $130,000) prior to recording the final plat.
COMPLIANCE TABLE
BASE FEE
ACRES
TOTAL
WATER QUANTITY
$5,590
17.01
$95,099.32
WATER QUALITY
$2,830
17.01
$48,145.09
SUBTOTAL
$143,244.11
BASE CREDIT
ACRES TREATED
(Feet)
WATER QUALITY CREDIT
$2,830(0.5 )
10.17
$14,390.55
TOTAL SWM trunk sewer fee
$128,853.86
Figure 4. Surface Water fee calculation table
These fees will be due with the final plat.
PARKS AND RECREATION
The city's comprehensive park plan calls for a neighborhood park to be located within one -half
mile of every residence in the city. The proposed Camden Ridge development is located within
the park service area of Pioneer Pass Park. Construction of the 8.7 -acre Pioneer Pass Park site is
currently underway and Phase 1 of development is expected to be complete in 2014.
One of the most anticipated trail extensions within the city is the north/south Bluff Creek
Corridor Pedestrian Trail that extends from Lyman Boulevard south to Pioneer Trail. The
proposed Camden Ridge development is poised to complete this extension. The proposed
development will construct a trail starting at the current southern terminus of the Bluff Creek
Trail and extending south — stopping at a location north of TH 212. In order to complete a link
to Pioneer Trail, the city would like to work with the property owner of Outlots B, C and D,
Jeurissen Ridge to extend the trail under the TH 212 bridge to a point connecting with the
existing pedestrian trail along Pioneer Trail.
The developer shall pay parks fees of $315,600 (32 single - family x $5,800 = $185,600 plus 26
twinhome units x $5000 = $130,000) prior to recording the final plat.
COMPLIANCE TABLE
Lot
Lot
Allowable
Block
Lot
Lot Area
Width
Depth
Impervious
Notes
(SF)
(Feet)
(Feet)
Area (SF)
*75 feet in Shoreland
Single - Family
9,000
70*
130
District
Twin Home
5,100
32
120
1
1
90
131
4,606
2
3,273
90
148
4,606
3
j12,272
0,417
72
133
4,606
4
2,157
80
133
4,606
Corner lot
Todd Gerhardt
Camden Ridge - Planning Case 2013 -13
September 9, 2013
Page 10
Lot
Lot
Allowable
Block
Lot
Lot Area
Width
Depth
Impervious
Notes
(SF)
(Feet)
(Feet)
Area (SF)
*75 feet in Shoreland
Single- Family
9,000
70*
130
District
Twin Home
5,100
32
120
5
12,272
91
135
4,606
6
14,049
91
154
4,606
Shoreland District
7
15,384
96
156
4,606
Shoreland District
@ 85 ft. at setback,
Bluff Creek primary
8
15,504
66 @
134
4,606
zone and Shoreland
District
@ 84 ft. at setback,
9
13,836
57 @
130
4,606
Bluff Creek primary
zone and Shoreland
District
@ 88 ft. at setback,
Bluff Creek primary
10
16,767
60 @
132
4,606
zone and Shoreland
District
Bluff Creek primary
11
15,592
116
131
4,606
zone and Shoreland
District
Bluff Creek primary
12
15,997
93
176
4,606
zone and Shoreland
District
Bluff Creek primary
13
14,160
108
152
4,606
zone and Shoreland
District
Bluff Creek primary
14
13,043
120
133
4,606
zone and Shoreland
District
2
1
11,164
86
132
3,984
Corner lot
2
10,009
77
133
3,984
3
10,449
75
138
3,984
4
10,983
86
142
3,984
5
11,244
78
146
3,984
6
11,541
93
148
3,984
7
11,234
93
143
3,984
8
10,587
77
140
3,984
9
10,427
73
135
3,984
Todd Gerhardt
Camden Ridge - Planning Case 2013 -13
September 9, 2013
Page 11
Block
Lot
Lot Area
(SF)
Lot
Width
(Feet)
Lot
Depth
(Feet)
Allowable
Impervious
Area (SF)
Notes
Single - Family
9,000
70*
130
*75 feet in Shoreland
District
Twin Home
5,100
32
120
10
10,731
71
132
3,984
11
10,205
72
130
3,984
12
10,005
77
134
3,984
13
11,848
95
132
3,984
Corner lot
3
1
14,003
56
161
3,051
twin home
2
6,813
43
160
3,051
twin home
3
6,787
42
160
3,051
twin home
4
7,782
42
160
3,051
twin home
5
9,567
34
170
3,051
twin home
6
11,114
34
177
3,051
twin home
7
7,560
31
141
3,051
twin home
8
5,920
43
139
3,051
twin home
9
6,157
42
145
3,051
twin home
10
6,851
47
147
3,051
twin home
11
7,999
33
151
3,051
twin home
12
8,865
35
159
3,051
twin home
13
8,338
40
160
3,051
twin home
14
6,656
43
156
3,051
twin home
15
6,520
42
154
3,051
twin home
16
9,523
83
147
3,051
Corner lot, twin home
4
1
5,223
42
124
1 3,051
twin home
2
5,305
47
124
3,051
twin home
3
6,262
66
127
3,051
twin home
4
6,765
64
138
3,051
twin home
5
8,160
93
135
3,051
twin home
6
8,467
100
127
3,051
twin home
7
1 6,131
56
129
1 3,051
twin home
8
5,177
43
126
3,051
twin home
9
5,129
43
125
3,051
twin home
10
7,152
60
125
3,051
Corner lot, twin home
5
1
13,435
153
133
4,606
Bluff Creek primary
zone and Shoreland
District
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 12
Lot
Lot
Allowable
Block
Lot
Lot Area
Width
Depth
Impervious
Notes
(SF)
(Feet)
(Feet)
Area (SF)
*75 feet in Shoreland
Single - Family
9,000
70*
130
District
Twin Home
5,100
32
120
Bluff Creek primary
2
13,356
87
141
4,606
zone and Shoreland
District
Bluff Creek primary
3
14,745
86
148
4,606
zone and Shoreland
District
Bluff Creek primary
4
13,237
106
142
4,606
zone and Shoreland
District
Bluff Creek primary
5
12,949
61
166
4,606
zone and Shoreland
District
Outlot
91,582
2.1 ac. Open Space
A
Outlot
15,875
0.36 ac. Open Space
B
Outlot
1.36 ac. Stormwater
C
59,337
pond and Trail
Outlot
7,148
0.16 ac. Trail
D
Outlot
.67 ac. Stormwater
E
29,047
and
Outlot
7,747
0.18 ac. Trail
F
Outlot
0.86 ac. Noise wall
G
37,511
and Open Space
ROW
191,803
4.4 ac.
TOTAL
1,037,148
23.8 ac.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 13
The PUD ordinance requires setbacks from roadways and property lines. The following table
displays those setbacks.
* The entire development, including the public and private streets and Outlots, may not exceed
35 percent hard coverage. Individual lots may exceed the 35 percent site coverage. Lots
within the shoreland district may not exceed 25 percent site coverage on average. Lot
coverage may not exceed those established in the compliance table.
REVIEW CONDITIONS OF APPROVAL
Building Conditions:
1. Demolition permits are required for the removal of any existing structures.
*This condition still applies.
2. Buildings maybe required to be designed by an architect and /or engineer as determined by
the Building Official.
*This condition still applies.
3. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
*This condition still applies.
Setback Standards
Highway 212
50 feet
Exterior (Perimeter) Lot Lines
50 feet
Front Yard
25 feet
Front Yard (side street)
20 feet
Side Yard: garage side and house side
7.5 feet (minimum separation
between buildings is 15 feet
Rear Yard
25 feet
Hard Surface Coverage
35%*
Bluff Creek Primary zone boundary (BCO)
40 feet with the first 20 feet as buffer
Minimum Lot Dimensions
Standards
Single-family detached area
9,000 square feet
Single-family detached (lot width )
70 feet 75 feet in shoreland district
Single-family detached (lot depth)
130 feet
Twinhome lot area per unit)
5,100 square feet
Twinhome lot (lot width)
32 feet
Twinhome lot (lot depth)
120 feet
* The entire development, including the public and private streets and Outlots, may not exceed
35 percent hard coverage. Individual lots may exceed the 35 percent site coverage. Lots
within the shoreland district may not exceed 25 percent site coverage on average. Lot
coverage may not exceed those established in the compliance table.
REVIEW CONDITIONS OF APPROVAL
Building Conditions:
1. Demolition permits are required for the removal of any existing structures.
*This condition still applies.
2. Buildings maybe required to be designed by an architect and /or engineer as determined by
the Building Official.
*This condition still applies.
3. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
*This condition still applies.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 14
4. Retaining walls over four feet high require a permit and must be designed by a professional
engineer.
*This condition still applies.
5. Each lot must be provided with separate sewer and water services.
*This condition still applies.
6. The applicant and/or their agent shall meet with the Inspections Division as early as possible
to discuss plan review and permit procedures.
*This condition still applies.
7. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal
for review and approval.
*This condition has been met.
Based on review of the final plat, the following condition shall be added:
8. Provide a 1:200 "clean" plat drawing.
Engineering Conditions:
1. The developer must obtain right -of -way for the part of River Rock Road that connects to
Bluff Creek Boulevard.
*This condition has been met.
2. The proposed "Easement Detail" must be revised to include how the easements around the
perimeter of the twinhome lots will be platted.
*This condition has been met.
3. The developer's engineer must adjust the grading on the trail near Outlot F so that it will
meet ADA standards.
*This condition has been met.
4. The contours near the northwest corner of Pond 2, between Lots 6 and 7 must be smoothed
out.
*This condition has been met.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 15
5. Additional information needs to be noted (such as elevation points between the lots) between
lots on the north side of Street B to show the grading will allow water to drain away from the
structures.
*This condition has been met.
6. The final plans must note the survey benchmark on the plan set.
*This condition has been met.
7. The final plans must note the existing and proposed elevations at the corners of each lot.
*This condition has been met.
8. The grading behind all the retaining walls must be modified so that water will not drain down
the face of the wall.
*This condition shall be modified as follows:
The grading behind all the retaining walls near Lot 1, Block 1 must be modified so that
water will not drain down the face of the wall.
9. Walls taller than 6 feet shall not be constructed with boulder rock.
*This condition has been met.
10. Retaining Wall B must be moved so that it is outside the drainage and utility easement at the
back of the lots.
*This condition has been met.
11. A Homeowners Association must be created to take ownership of all retaining walls and the
draintile along the face of Retaining Wall B.
*This condition still applies.
12. Local streets must be within a 60 -foot wide right -of -way.
*This condition has been met.
13. At final plat, the Engineering Department will review the profile of Street A between stations
2 +00 and 4 +00 to ensure the profile meets the minimum length requirements for vertical
curves.
*This condition shall be modified as follows:
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 16
At fiae4 plat the E..gineefin° Depaftmeat will .° ° .. The profile of Street Henry Court
must be revised betty°°° 4 «: E)as 2 ! 00 and 4+00 to ensure the profile meets the minimum
length requirements for vertical curves.
14. The proposed centerline grade at the intersection of River Rock Drive and Street A must not
be greater than 3 %.
*This condition shall be modified as follows:
The proposed centerline grade at4he within 30 feet of an intersection of Rive_ Reek Drive
array Street must not be greater than 3 %.
15. The existing driveway access to TH 212 must be closed except for access for agricultural
purposes only on Outlot C, Jeurissen 1st Addition. An access easement across Outlot B,
Jeurissen 1st Addition, shall be recorded which shall follow the existing driveway alignment
with a width of approximately 26 feet. Said easement shall be vacated should alternate
access to Outlot C, Jeurissen l st Addition become available.
*This condition applies to the Jeurissen Ridge plat.
16. The developer's engineer must design a Street C typical section.
*This condition shall be modified as shown in Condition 14 above.
17. The development is adjacent to Bluff Creek Boulevard and is therefore subject to the arterial
collector fee at the time of final plat for Camden Ridge. The fee shall be $55,030.56 ($2,400
x 22.9294 acres of Outlot A, Jeurissen 1st Addition).
*This condition shall be modified as follows:
The development is adjacent to Bluff Creek Boulevard and is therefore subject to the arterial
collector fee at the time of final plat for Camden Ridge. The fee shall be $32,904.00
55,^�S090.56 ($2,400 x 22.9294 13.71 acres of Outlot A, Jeurissen 1" Addition).
18. The developer's engineer must incorporate pressure- reducing valves and a surge protection
system into the watermain plans.
*This condition still applies.
19. The developer's engineer will ensure that CBMH -102 does not conflict with the nearby
watermain.
*This condition has been met.
20. Unless the Bluff Creek Boulevard Improvements assessment, City Project 06 -05, levied
against the property described on Exhibit "A" is paid in full before the plat is recorded the
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 17
assessment is reapportioned against Outlot A (Jeurissen Ridge). As of June 6, 2013, the
assessment amount with accrued interest was $796,302.31.
*This condition has been met.
21. Water and sewer hook -up fees must be paid at the time of final plat.
*This condition shall be modified as follows:
Water and sewer hook -up fees in the amount of $143,202 must be paid c m�ue time a with
the final plat and is calculated as follows: SAC 58 units x $651 /unit = $37,758, WAC 58
units x $1,818 /unit = $105,444. The remaining 70 percent of the fees must be paid with
the building permit at the rate in effect at that time.
22. Preserving 60 feet of right -of -way to the property straight north of Camden Ridge.
*This condition has been met.
Based on review of the final plat documents, staff is recommending that the following conditions
be added:
23. The Access Path shall be shifted to the east to preserve the Bluff Creek primary zone.
24. All sanitary sewer shall be constructed of PVC pipe to prevent corrosion.
25. The trail profile shall be revised to have a minimum slope of 1.0 percent to facilitate
drainage on the bituminous pavement.
Fire Conditions:
1. A three -foot clear space must be maintained around fire hydrants.
*This condition still applies.
2. Temporary street signs must be installed prior to home construction.
*This condition still applies.
3. No burning permits will be issued. Any trees removed must either be chipped on site or
removed from site.
*This condition still applies.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 18
4. Water mains shall be made serviceable prior to combustible construction.
*This condition still applies.
5. Posts, fences, utility boxes etc. shall not be placed near fire hydrants which would hinder
firefighters to quickly locate and /or operate fire hydrants in a safe manner.
*This condition still applies.
Natural Resources Conditions:
1. The applicant shall increase bufferyard plantings to meet minimum requirements.
*This condition still applies.
2. The applicant shall plant a minimum of 130 trees in the development.
*This condition still applies.
3. The applicant shall diversify the plant schedule so that no one species comprises more than
one third of the total number of trees.
*This condition has been met.
4. The applicant shall specify vegetation proposed for Outlots A, B and C.
*This condition has been met.
5. The applicant shall submit a revised landscape plan to the city prior to final approval.
*This condition still applies.
6. The applicant shall preserve trees #1301, 1302, 1303. These trees along with trees #1393-
1398 shall be protected by fencing prior to and during any grading or construction activities.
*This condition has been met.
7. The developer shall install signage at lot lines to demarcate the Bluff Creek Primary Zone.
*This condition still applies.
Parks Conditions:
1. Full park dedication fees shall be collected per city ordinance in lieu of requiring parkland
dedication.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 19
*This condition shall be modified as follows:
X11 Park dedication fees of $315,600 shall be collected per city ordinance in lieu of requiring
parkland dedication.
2. Construction of Bluff Creek Trail from its current southerly terminus, extending between the
new homes and Bluff Creek to a terminus point at TH 212. The developer shall provide
design, engineering, construction and testing services required of the "Bluff Creek Trail."
All construction documents, including material costs, shall be delivered to the Park and
Recreation Director and City Engineer for approval prior to the initiation of each phase of
construction. The trail shall be 10 feet in width, surfaced with asphalt and constructed to
meet all city specifications. The applicant shall be reimbursed by the City for the cost of the
aggregate base, asphalt surfacing, and stone water systems utilized to construct the trail. This
reimbursement payment shall be made upon completion and acceptance of the trail and
receipt of an invoice documenting the actual costs for the construction materials noted.
Labor and installation, design, engineering and testing services are not reimbursable
expenses.
*This condition still applies.
Planning Conditions:
1. The developer shall pay $6,285.00 as its portion of the 2005 AUAR prior to recording the final
plat.
*This condition still applies.
2. The developer shall prepare a noise analysis for noise generated by traffic on Highway 212.
The analysis shall identify appropriate noise mitigation measures to meet noise standards for
residential homes as specified by the Minnesota Pollution Control Agency, which shall be
implemented by the developer.
*This condition shall be modified as follows:
The developer ,.hall .. a neise ....1. sis for- noise g ...,40.7 by 4raf'fie on Highway 21'1
The Camden Ridge Chanhassen, Minnesota Traffic Noise Assessment prepared for 1L
Pioneer Engineering by David Brauslau Associates, Inc. dated August 2, 2013 aaal-ysis
shall identi identified appropriate noise mitigation measures to meet noise standards for
residential homes as eified by the r imnegst„ u,.11utiea Ge 4rel A..o. ey, ,..l.:a shall be
implemented by the developer.
Note: The Assessment specified that with the construction of the proposed noise wall, the
use of year -round climate control for homes and construction standards that provide an
Exterior - Interior Noise Reduction of 30 dBA standard will provide the appropriate level of
noise mitigation.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 20
3. The Bluff Creek Overlay District primary zone, Outlot `B ", shall be conveyed to the City by
warranty deed free and clear of any encumbrances or a preservation easement acceptable to
the City shall be established over Outlot B before the plat is recorded.
*This condition applies to the Jeurissen Ridge plat.
4. Before any development plans are submitted for Outlot C, the property owner shall provide
appropriate technical information, including but not limited to a topographical survey, flora
and fauna survey and soil data deemed necessary for the city to determine the exact
watershed zone boundary on Outlot C, Jeurissen 151 Addition. Data for watershed zone
delineation shall be generated and provided by a qualified professional specializing in
watershed management, environmental science or other related profession.
Development of Outlot C Jeurissen I" Addition would be inconsistent with the adopted
Alternate Urban Areawide Review, AUAR. Any development would need to conduct
additional environmental documentation or review or request an amendment to the 2005
AUAR.
*This condition applies to the Jeurissen Ridge plat.
5. The property owner must advise the city of the intended use of Outlot C, Jeurissen 1"
Addition, and how it shall be accessed. This Outlot may not be developable or accessible in
the future.
*This condition applies to the Jeurissen Ridge plat.
6. Final plat approval will be contingent on the developer resolving the access issue. Either an
access easement or right -of -way must be in place prior to any site development.
*This condition has been met.
7. Individual lots may not exceed the maximum hard cover per lot established in the compliance
table.
*This condition still applies.
Water Resources Conditions:
Land disturbance within the first twenty feet of the Bluff Creek Overlay District setback shall
not be allowed unless the applicant can demonstrate that the goal cannot be achieved without
the proposed disturbance.
*This condition has been met.
2. A mitigation/restoration plan must be provided for any disturbance within the Bluff Creek
Overlay District or setback from the BCOR.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 21
*This condition has been met.
3. Trail must be aligned to minimize the encroachment into the BCOR primary zone and
minimize loss of natural vegetation and habitat.
*This condition has been met.
4. Efforts must be made to minimize the number of inlets into each pond.
*This condition has been met.
5. The proposed ponds must be designed with a forebay.
*This condition has been met.
6. The plans must demonstrate how water quality basin #1 and water quality basin #3 will be
accessed. This includes all inlets, outlets and filtration benches as well as sediment removal
from forebay and water quality volume.
*This condition has been met.
7. The stormwater design shall, to the greatest extent practicable, seek to maximize infiltration,
extend detention times and protect Bluff Creek from scour and other erosive conditions.
*This condition has been met.
8. The applicant must evaluate downstream flow conditions as indicated in Section 19 -144.
*This condition has been met.
9. A Surface Water Pollution Plan and all required elements must be provided to the city for
review. This plan must be compliant with NPDES requirements as well as the requirements
of Chapter 19 of city code.
*This condition shall be modified as follows:
A Surface Water Pollution Prevention Plan shall be updated to include contact
information of responsible parties and A reqtfired elements ffv:st be pFevidea to the ei .,
for r-e-Aew. This plan ffiust be eeffipliant with NPDES Fequir-emeffts as well as the
10. SWMP trunk fees due at final plat are estimated to be $104,930.25.
*This condition shall be modified as follows:
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 22
SWMP trunk fees due at final plat are estiffteted calculated to be $128,853.86 S104,930,25
11. The development must comply with the MN Rules chapter 6120 and the DNR must issue
their concurrence to this effect.
*This condition still applies.
12. No alterations are allowed within the primary corridor or within the first 20 feet of the
setback from the primary corridor. Grading activities have been observed within this area
along the south side of Bluff Creek. The applicant should submit a plan for the revegetation
of this area that incorporates native plants and is consistent with the City's Bluff Creek
Natural Resources Management Plan Appendix C. Any such areas that have been disturbed
through the removal or addition of soils material prior to approval shall be addressed prior to
commencement of other grading activities but no later than seven (7) days from approval.
*This condition still applies.
RECOMMENDATION
Staff recommends approval of the final plat for Camden Ridge subject to the following
conditions:
Building Conditions:
1. Demolition permits are required for the removal of any existing structures.
2. Buildings may be required to be designed by an architect and/or engineer as determined by
the Building Official.
3. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
4. Retaining walls over four feet high require a permit and must be designed by a professional
engineer.
5. Each lot must be provided with separate sewer and water services.
6. The applicant and /or their agent shall meet with the Inspections Division as early as possible
to discuss plan review and permit procedures.
7. Provide a 1:200 "clean" plat drawing.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 23
Engineering eering Conditions:
1. The grading behind the retaining wall near Lot 1, Block 1 must be modified so that water will
not drain down the face of the wall.
2. A Homeowners Association must be created to own and maintain of all retaining walls and
the draintile along the face of Retaining Wall B.
3. The profile of Henry Court must be revised to ensure the profile meets the minimum length
requirements for vertical curves.
4. The proposed centerline grade within 30 feet of an intersection must not exceed 3 %.
5. The Access Path shall be shifted as far east as practical to reduce impact to the Bluff Creek
primary zone.
6. The trail profile shall be revised to have a minimum slope of 1.0 percent to facilitate drainage
on the bituminous pavement.
7. The developer's engineer must incorporate pressure reducing valves and a surge protection
system into the watermain plans.
8. All sanitary sewer shall be constructed with PVC pipe to prevent corrosion damage.
9. The development is adjacent to Bluff Creek Boulevard and is therefore subject to the arterial
collector fee at the time of final plat. The fee shall be $32,904.00 ($2,400 x 13.71
developable acres).
10. Water and sewer hook -up fees in the amount of $143,202 must be paid with the final plat and
are calculated as follows: SAC 58 units x $651 /unit = $37,758, WAC 58 units x $1,818 /unit
= $105,444. The remaining 70 percent of the fees must be paid with the building permit at
the rate in effect at that time.
Fire Conditions:
1. A three -foot clear space must be maintained around fire hydrants.
2. Temporary street signs must be installed prior to home construction.
3. No burning permits will be issued. Any trees removed must either be chipped on site or
removed from site.
4. Water mains shall be made serviceable prior to combustible construction.
5. Posts, fences, utility boxes etc. shall not be placed near fire hydrants which would hinder
firefighters to quickly locate and /or operate fire hydrants in a safe manner.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 24
Natural Resources Conditions:
1. The applicant shall increase bufferyard plantings to meet minimum requirements.
2. The applicant shall plant a minimum of 130 trees in the development.
3. The applicant shall submit a revised landscape plan to the city prior to final approval.
4. The developer shall install signage at lot lines to demarcate the Bluff Creek Primary Zone.
Parks Conditions:
1. Park dedication fees of $315,600 shall be collected per city ordinance in lieu of requiring
parkland dedication.
2. Construction of Bluff Creek Trail from its current southerly terminus, extending between the
new homes and Bluff Creek to a terminus point at TH 212. The developer shall provide
design, engineering, construction and testing services required of the "Bluff Creek Trail."
All construction documents, including material costs, shall be delivered to the Park and
Recreation Director and City Engineer for approval prior to the initiation of each phase of
construction. The trail shall be 10 feet in width, surfaced with asphalt and constructed to
meet all city specifications. The applicant shall be reimbursed by the City for the cost of the
aggregate base, asphalt surfacing, and storm water systems utilized to construct the trail. This
reimbursement payment shall be made upon completion and acceptance of the trail and
receipt of an invoice documenting the actual costs for the construction materials noted.
Labor and installation, design, engineering and testing services are not reimbursable
expenses.
Planning Conditions:
The developer shall pay $6,285.00 as its portion of the 2005 AUAR prior to recording the final
plat.
2. The Camden Ridge Chanhassen, Minnesota Traffic Noise Assessment prepared for Pioneer
Engineering by David Brauslau Associates, Inc. dated August 2, 2013 identified appropriate
noise mitigation measures to meet noise standards for residential homes shall be
implemented by the developer.
Note: The Assessment specified that with the construction of the proposed noise wall, the
use of year -round climate control for homes and construction standards that provide an
Exterior - Interior Noise Reduction of 30 dBA standard will provide the appropriate level of
noise mitigation.
3. Individual lots may not exceed the maximum hard cover per lot established in the compliance
table.
Todd Gerhardt
Camden Ridge — Planning Case 2013 -13
September 9, 2013
Page 25
Water Resources Conditions:
1. A Surface Water Pollution Prevention Plan shall be updated to include contact information of
responsible parties.
2. SWMP trunk fees due at final plat are calculated to be $128,853.86.
3. The development must comply with the MN Rules chapter 6120 and the DNR must issue
their concurrence to this effect.
4. No alterations are allowed within the primary corridor or within the first 20 feet of the
setback from the primary corridor. Grading activities have been observed within this area
along the south side of Bluff Creek. The applicant should submit a plan for the revegetation
of this area that incorporates native plants and is consistent with the City's Bluff Creek
Natural Resources Management Plan Appendix C. Any such areas that have been disturbed
through the removal or addition of soils material prior to approval shall be addressed prior to
commencement of other grading activities but no later than seven (7) days from approval.
ATTACHMENTS
1. Reduced Copy Final Plat.
2. Traffic Noise Assessment dated August 2, 2013.
g: \plan\2013 planning eases\2013 -13 camden ridge \camden ridge final plaAstaff report camden ridge 1p.doc
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4UG 0 2 2013
CHANHASSEN PLANNING DEPT
PMNEERenenwting
SCANNED .EYe
HE "'RISERVI AT �RE9<
1ST A'.21 "'.O." RUFF
59896101 350.00
i_._. .... ..........
SECnO 25, rW 116. Ra. zi
L&A OONi MAP
CAMDEN RIDGE
.m�essc nix. na au.» 1004.18
m
PI8NEERengineming
SCANNED
O 1
'r
c�
r�
PI8NEERengineming
SCANNED
of � �
0
A
A.
OUTLOT A
1
2 3 x
4 i
n
s
-i
5
OUTIOT C
6
7
6
10
CAMDEN RIDGE
AREA SKETCH
RIVER ROCK DRIVE SOUTH ,_><
t
2
5 3
AREA SUMMARY
BLOIX 1
194.123 SF.
4.4700 AC,
BIOCx 3 =
H0.427 V.
3.2239 AC.
OLOOR 3
130.455 SF.
29946 AC,
610IX 4
53.11, SF.
1.9638 AC.
BLOOM 5 =
67.722 SF.
1.5547 AC.
W LOT AREA =
597.098 SF.
1}1010 AC.
,OTAL WROT AREA a
248,247 SE
56988 AC.
TOTAL R/ AREA =
191.803 SE
4AC31 AC.
TOTAL AREA =
1,037,148 SF,
23.8089 AC.
1
v
2
3
4
3
5
6
7
V
diM
5 a1n
6
�4
T
—
11
12
13
14
o,
-
15
16
o T
T
DurNoT 6
PMNEERenenwing
SCANNED
CITY OF CHANHASSEN
RECEIVED
AUG 0 2 2013
CHANHASSEN PLANNING DEPT
Camden Ridge
Chanhassen, Minnesota
TRAFFIC NOISE ASSESSMENT
Prepared for
Pioneer Engineering.
by
David Braslau Associates, Inc.
6603 Queen Avenue S. Suite N
Richfield, MN 55423
Tel: 612 - 331 -4571
Fax: 612-331-4572
Eml: david @braslau.com
Dr. David Braslau, President
2 August 2013
scwMil �
Camden Ridge Traffic Noise Assessment
Table of Contents
1.0 INTRODUCTION ............................................................................... ..............................1
1.1.
Objectives of this Noise Assessment ............................................... ...............................
1
1.2.
Site Location and Layout ................................................................. ...............................
1
1.3.
Minnesota Noise Standards .............................................................. ...............................
1
1.4.
Report Components .......................................................................... ...............................
4
2.0
METHODOLOGY FOR ANALYZING HIGHWAY NOISE ....... ...............................
5
2.1.
Noise Modeling Assumptions .......................................................... ...............................
5
3.0
TRAFFIC NOISE LEVELS .............................................................. ............................... 7
3.1.
Predicted Noise Levels ..................................................................... ...............................
7
3.2.
Compliance with State Standards for the 6 -7 AM (nighttime) Period ............................
9
3.3.
Construction needed to provide an Exterior - Interior Noise Reduction of 30 dBA.......
10
4.0
SUMMARY OF FINDINGS .............................................................. .............................11
Associates, Inc.
Camden Ridge Traffic Noise Assessment
List of Figures
Figure1.1 Site Location ........................................................................... ............................... 2
Figure 1.2 Site Layout and Grading Plan ............................................... ............................... 3
Figure 2.1 Location of Receptor Sites and Proposed Berm and Noise Wall ...................... 6
List of Tables
Table 1.1 Minnesota State Noise Standards for Residential Land Uses (NAC -1) ...........1
Table 3.1 Predicted L10 for the PM Peak Hour .................................. ............................... 7
Table 3.2 Predicted L10 for the 6 -7 AM Hour ..................................... ............................... 8
Table 3.3 6 -7 AM Level s relative to the NAC -2 Standards ................ .............................10
David Braslau Associates, Inc.
Camden Ridge Traffic Noise Assessment
1.0 INTRODUCTION
1.1. Objectives of this Noise Assessment
This Noise Assessment evaluates the potential impacts of noise from Trunk Highway 212 on the
proposed Camden Ridge residential development in Chanhassen, Minnesota.
Projected traffic noise levels from TH 212 are compared with the Minnesota daytime and
nighttime noise standards to determine the potential for noise impacts and effectiveness of the
proposed noise wall on top of the existing berms. The exterior- interior noise attenuation
provided by the proposed building construction is assumed for typical construction in Minnesota
and compared with the exemption provisions contained in the Minnesota rules.
1.2. Site Location and Layout
Location of the Camden Ridge development within the City of Chanhassen is shown in
Figure 1.1. The development and grading plan is shown in Figure 1.2. Noise impacts have
been evaluated for receptors at the ground floor and upper floor levels.
1.3. Minnesota Noise Standards
The Minnesota State Noise Standards for residential land uses are presented in Table 1.1.
Residential land uses are included in the NAC -1 (Noise Area Classification -1) under Minnesota
Rule 7030.0040.
Table 1.1 Minnesota State Noise Standards for Residential Land Uses (NAC -1)
L10 is the level exceeded 10% or 6 minutes of an hour. L50 is the level exceeded 50% or 30
minutes of an hour. The L101evel is used as the primary indicator of traffic noise impact since it
accurately reflects the potential impact of traffic.
Braslau Associates, Inc. Page 1
Daytime (7:00 am to .00m
Nighttime (10:00 pm to 7:00 am
L10
65 dBA
55 dBA
L50
60 dBA
50 dBA
L10 is the level exceeded 10% or 6 minutes of an hour. L50 is the level exceeded 50% or 30
minutes of an hour. The L101evel is used as the primary indicator of traffic noise impact since it
accurately reflects the potential impact of traffic.
Braslau Associates, Inc. Page 1
Camden Ridge Traffic Noise Assessment
Figure 1.1 Site Location
Source: Pioneer Engineerng
David Braslau Associates, Inc.
Page 2
Camden Ridge Traffic Noise Assessment
Source: Pioneer Engineering
I:
t.
i- L,L{ , it
q.
Figure 1.2 Site Layout and Grading Plan
i
David Braslau Associates, Inc.
Page 3
Camden Ridge Traffic Noise Assessment
1.4. Report Components
Section 2.0 of the report describes the methodology and assumptions used for analyzing traffic
noise.
Section 3.0 of the report addresses projected traffic noise and compliance with state noise
standards.
Section 4.0 presents a summary of findings.
David Braslau Associates, Inc. Page 4
Camden Ridge Traffic Noise Assessment
2.0 METHODOLOGY FOR ANALYZING HIGHWAY NOISE
Noise levels from TH 212 have been predicted using the MinnNoise highway noise model upon
MnDOT traffic counts on TH 212. Noise levels are evaluated at receptors facing the highway at
each of the proposed lots 5 feet above ground level where outdoor activity can be expected and
also at the upper floors of homes with living and sleeping rooms.
Predicted traffic noise levels are compared with the Minnesota state noise standards to determine
compliance with the standards.
2.1. Noise Modeling Assumptions
Model geometry was based upon the grading plan with adjacent highway layout and elevations
shown on Figure 2.1. Vehicle mix and volumes were taken from the MnDOT MinnNoise
model input for TH 212 just east of the project and adjusted based upon the 2012 volume of
41,500 vehicles per day.
An 8 foot high noise wall on a berm up to 4 feet in height, depending upon location, is proposed
along the entire property fronting TH 212 as shown on Figure 2.1.
Noise receptors have been assumed 5 feet above ground level and at the upper floors of the lots
closest to TH 212.. Some limited shielding of noise is assumed to be provided by homes.
David Braslau Associates, Inc.
Camden Ridge Traffic Noise Assessment
5/65./�6�.-yj
Ir
�J
�J 1 ,
I5 n6 19/14
Figure 2.1 Location of Receptor Sites and Proposed Berm and Noise Wall
David Braslau Associates, Inc.
Page 6
Camden Ridge Traffic Noise Assessment
3.0 TRAFFIC NOISE LEVELS
3.1. Predicted Noise Levels
Predicted daytime L10 noise levels at ground level receptors (5 feet above ground elevation) and the
upper floor at each of the receptor sites are shown in Table 3.1. The last two columns show the
predicted L101evel relative to the daytime standard of 65 dBA. All levels are expressed in dBA (A-
weighted decibels). Location of the receptor sites is shown on Figure 3.1.
Table 3.1 Predicted L10 for the PM Peak Hour
It can be seen from the table that all of the outdoor ground floor receptors are predicted to be below the
daytime noise standard. Levels at the upper floors upper floor levels are generally several dBA above the
daytime standard but are not intended for outdoor uses. With appropriate home construction required for
compliance with the nighttime standard (see discussion in Section 3.2, the applicable L10 standard will
be 70 dBA, so that these homes will be in compliance with the state noise standards.
David Braslau Associates, Inc. Page 7
L10 PM Period
Re Day Standard
Receptor
Ground Flr
Upper Flr
Ground Flr
Upper Flr
LOT1 -3
62.9
64.4
-2.1
-0.6
LOT1 -4
64.2
66.3
-0.8
1.3
LOT1 -5
63.4
68.6
-1.6
3.6
LOT2 -15/16
62.8
67.8
-2.2
2.8
LOT2 -13/14
1 63.2
67.8
1 -1.8
2.8
LOT2 -11/12
63.2
67.4
-1.8
2.4
LOT2 -9/10
62.4
66.4
-2.6
1.4
LOT2 -7/8
61.2
65.6
-3.8
0.6
LOT2 -5/6
62.0
63.9
-3.0
-1.1
It can be seen from the table that all of the outdoor ground floor receptors are predicted to be below the
daytime noise standard. Levels at the upper floors upper floor levels are generally several dBA above the
daytime standard but are not intended for outdoor uses. With appropriate home construction required for
compliance with the nighttime standard (see discussion in Section 3.2, the applicable L10 standard will
be 70 dBA, so that these homes will be in compliance with the state noise standards.
David Braslau Associates, Inc. Page 7
Camden Ridge Traffic Noise Assessment
Sound levels have also been estimated for the 6 -7 AM period assuming 60% of the PM peak traffic
which is a typical value for this important commuting hour.
These levels are presented in Table 3.2. The last column shows the predicted LIO level relative to the
nighttime standard of 55 dBA. All levels are expressed in dBA (A- weighted decibels).
Table 3.2 Predicted L10 for the 6 -7 AM Hour
It can be seen that the predicted 6-7 AM L101evels exceed the nighttime level by as much as 12 dBA on
the upper floor. However, exceptions to the Minnesota rules permit a higher L10 standard or limit to be
applied if the land use meets certain conditions. These are addressed below in Section 3.2.
Braslau Associates, Inc.
L10 6- 7 AM
Re Night Standard
Receptor
Ground Fir
Upper Fir
Ground Fir
Upper Fir
LOTi -3
61
62
6
7
LOT1 -4
62
64
7
9
LOTt -5
61
67
6
12
LOT2 -15/16
61
66
6
11
LOT2 -13/14
1 61
66
6
11
LOT2 -11/12
61
65
6
1 10
LOT2 -9/10
60
64
5
9
LOT2 -7/8
59
64
4
9
LOT2 -5/6
60
62
5
7
It can be seen that the predicted 6-7 AM L101evels exceed the nighttime level by as much as 12 dBA on
the upper floor. However, exceptions to the Minnesota rules permit a higher L10 standard or limit to be
applied if the land use meets certain conditions. These are addressed below in Section 3.2.
Braslau Associates, Inc.
Camden Ridge Traffic Noise Assessment
3.2. Compliance with State Standards for the 6 -7 AM (nighttime) Period
Under exceptions contained in Minnesota Rules, commercial noise standards (NAC -2) can be applied to
a residential land use if provisions in the rules can be met. The applicable provisions of Minnesota Rule
7030.0050 are presented below.
Subp. 3. Exceptions. The noise area classification for a land use may be changed in the
following ways if the applicable conditions are met.
B. The standards for a building in a noise area classification 2 shall be applied to a building
in a noise area classification 1 if the following conditions are met:
(1) the building is constructed in such a way that the exterior to interior sound level
attenuation is at least 30 dB(A);
(2) the building has year-round climate control; and
(3) the building has no areas or accommodations that are intended for outdoor activities.
Since there are no areas outside of the upper floor that are specifically intended for outdoor use during
the nighttime period, condition (3) of the provisions can be met. Condition (2) will be met if the homes
are required to provide year-round climate control which is planned. Condition (1) can be met if the
exterior to interior sound attenuation of the homes is 30 dBA or greater,
Under NAC -2, the L10 is 70 dBA for both daytime and nighttime periods. Comparisons of the projected
nighttime (6 -7 am) L10 levels for receptors relative to the NAC -2 L10 70 dBA standard are presented in
Table 3.3.
Braslau Associates, Inc. Page 9
Camden Ride Traffic Noise Assessment
Table 3.3 6 -7 AM Level s relative to the NAC -2 Standards
It can be seen that the Upper Floor daytime levels will be 3 dBA or more below the L10 70 dBA
standard.
Therefore, all of the homes on the site will comply with the state noise standards if the homes meet or
exceed an exterior to interior noise reduction of 30 dBA.
3.3. Construction needed to provide an Exterior- Interior Noise Reduction of 30 dBA
Proposed construction for the homes in the development is noted below:
Exterior construction proposed:
LP Smart Board
15/32' sheathing
Tyvek wrap
2x6 studs 16 " o.c.
R -19 batt insulation
'/2" gypsum board
Mechanical ventilation system: 3 -ton central air unit
Windows STC 25 -28
Patio doors: STC 25 -28
Entry doors: STC 29
In order to achieve the 30 dBA exterior to interior sound attenuation, STC 28 windows would be required
if windows make up 15% of the wall area, and STC 29 windows if windows account for 20% of the wall
area facing the highway.
David Braslau Associates, Inc. Page 10
L10 6- 7 AM
Re L10 70
Receptor
Ground
2nd Floor
Ground
2nd Floor
LOT1 -3
61
62
-9
-8
LOT1 -4
62
64
-8
-6
LOT1 -5
61
67
-9
-3
LOT2 -15/16
61
66
-9
-4
LOT2 -13/14
1 61
66
1 -9
-4
LOT2 -11/12
61
65
-9
-5
LOT2 -9/10
60
64
-10
-6
LOT2 -7/8
59
64
-11
1
6
LOT2 -5/6
60
62
-10
8
It can be seen that the Upper Floor daytime levels will be 3 dBA or more below the L10 70 dBA
standard.
Therefore, all of the homes on the site will comply with the state noise standards if the homes meet or
exceed an exterior to interior noise reduction of 30 dBA.
3.3. Construction needed to provide an Exterior- Interior Noise Reduction of 30 dBA
Proposed construction for the homes in the development is noted below:
Exterior construction proposed:
LP Smart Board
15/32' sheathing
Tyvek wrap
2x6 studs 16 " o.c.
R -19 batt insulation
'/2" gypsum board
Mechanical ventilation system: 3 -ton central air unit
Windows STC 25 -28
Patio doors: STC 25 -28
Entry doors: STC 29
In order to achieve the 30 dBA exterior to interior sound attenuation, STC 28 windows would be required
if windows make up 15% of the wall area, and STC 29 windows if windows account for 20% of the wall
area facing the highway.
David Braslau Associates, Inc. Page 10
Camden Ridge Traffic Noise Assessment
4.0 SUMMARY OF FINDINGS
Traffic noise levels have been predicted for the Camden Ridge residential development northwest of TH
212 in Chanhassen, Minnesota.
The analysis has been performed for nine receptor locations (representing 15 proposed living units
closest to TH 212) both at the ground floor and upper floor level.
An 8 -foot noise wall on top of a berm up to feet in height is proposed along the entire frontage of the
development with TH 212.
With the berm and wall combination, all of the ground level receptors are predicted to be below the
daytime L10 65 dBA standard for residential land uses. Upper story receptors will experience levels
several dBA above the daytime standard but are not planned for outdoor uses.
Nighttime (6 -7 am) levels at all of the receptor sites are estimated to be over the L10 55 dBA standard.
However, exceptions to the noise standards permit the NAC -2 or Commercial Noise Standard to be
applied which is L10 70 dBA, providing certain conditions are met. With appropriate home construction,
these conditions should be met so that all receptor sites will be in compliance with the state noise
standards.
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Braslau Associates, Inc. Page 11