1b-1. Vasserman Ridge 3rd AddMEMORANDUM
CITY OF
C gEN
7700 Market Bog eva d
PO Box147
Oha~ bassen MN 55317
Administration
P!icr e 952 2271!00
Fax 952 227 1i10
Building Inspections
Ph'~ne 952227
Fax: 952 227 !190
Engineering
Plw:~le c~[~2 227 1160
F~l~, ~52' 227 1170
Finance
Pron{ 952 227 !140
Fax 952 2271110
Park & Recreation
Phone 952 227 1!20
Fax 952 227 il 10
Re:~reatio ~ Oenter
23!0 Cc,~:lter BO,dievard
Phone 952227 1400
Fax 952227 !404
Planning&
Natural Resources
P~'.r~ 952 227
Fa,, 952227 1"'!3
Public Works
1591 P,]:~ Roa~cl
Pi~o;!e: 952227 13Q0
Fax 952 22Z 1310
Senior Center
Pho~,~ 952227 1!25
Fax S~52 227 1 ~10
Web Site
www c~ cl'ar':hass~ i~ '1 [' as
TO:
FROM:
DATE:
SUB J:
Todd Gerhardt, City Manager
Kate Aanenson, AICP community Development Director
February 23, 2004 0~.~.:~.::~,
Vasserman Ridge 3ra Addition
EXECUTIVE SUMMARY
On July 22, 2002, the City Council gave preliminary plat approval to the Vasserman
Ridge Subdivision subject to conditions, a land use amendment from residential low
density to commercial for 1.94 acres, a rezoning of the property to Mixed Low
Density Residential, R4, and Planned Unit Development, PUD, a wetland alteration
permit and a conditional use permit for development within the Bluff Creek
Corridor.
The applicants are requesting final plat approval for the 3rd Addition creating 34 lots
including 16 single family lots and 18 twin home lots and 2 outlots. Outlot A and B
will be used as entrance monuments from West 78th and Ridgeview Way.
There are two lots in the twin home area that do not meet the 50-foot minimum
for frontage. These will have to be revised to meet the standards of the district,
Staff is recommending approval with the conditions of the staff report.
ACTION REQUIRED
City Council approval requires majority of City Council present.
RECOMMENDATION
Staff recommends that the City Council approve the final plat for Vasserman
Ridge 3rd Addition, including 34 residential lots, and 2 outlots as shown on plans
dated January 30, 2004, subject to the 34 conditions in the staff report.
ATTACHMENTS
1. Staff Report Dated February 18, 2004.
2. Vasserman Ridge 3rd Addition Plat.
g:\plan\ka\subdivisions\v;tsscrm;tn fp3.cxcc summary.doc
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CITYOF
CHANHASSEN
PO Box 147
Ci~ariass( ~ MN 55317
Administration
P n~9522271i00
Fax 952227 1110
Building Inspections
Fax 952 227 1190
Engineering
Pn, r (~: 952 227 11
F~x %2 227 !1/0
Finance
Pix~ne 95222? !140
Fax 95,~ 227 1110
Park & Recreation
Phor e: 952 22/1120
Fax 952227 il 10
Recrea!ion Genier
2310 Coulter Boulevar(~
P!one 9522271400
Fax 952 2271404
Planning &
Natural Resources
Phone 952 227 !130
Fax 952227 I! 10
Public Works
1591 Pak Roa(]
Phane: !)52 227 !300
Pax 9522271310
Senior Center
Prx?e 952 22/i125
Fax 952227 ~110
Web Sile
A¢,'¢, ! Ciarhass(~! r'll
MEMORANUDM
TO:
FROM:
DATE:
SUB J:
Todd Gerhardt, City Manager
Kate Aanenson, AICP, Community Development Director
February 23, 2003
Vasserman Ridge 3rd Addition, Final Plat Approval
Background
On July 22, 2002, the City Council gave preliminary plat approval to the Vasserman
Ridge Subdivision subject to conditions, a land use amendment from residential low
density to commercial for 1.94 acres, a rezoning of the property to Mixed Low
Density Residential, R4, and Planned Unit Development, PUD, a wetland alteration
pe~Tnit and a conditional use permit for development within the Bluff Creek
Corridor.
The applicants are requesting final plat approval for the 3rd Addition creating 34
lots including 16 single family lots and 18 twin home lots and 2 outlots. Outlot A
and B will be used as entrance monuments from West 78th and Ridgeview Way.
There are two lots in the twin home area that do not meet the 50 foot minimum
for fi'ontage. These will have to be revised to meet the standards of the district.
Grading/Drainage/Erosion Control
The entire site was previously mass graded with the first two phases of the
project. As such, all stormwater ponds are currently in with no further drainage
improvements needed other than storm sewer piping.
In an effort to save as many of the significant trees on the site as possible, the
applicant is proposing to custom grade Lots 4-8, Block 2 in the west-central
portion of the site. Staff agrees that this is the most environmentally sensitive
way to develop these lots. Detailed grading, drainage, tree removal and erosion
control plans will be required for each lot at the time of building permit
application for City review and approval. In addition, as-built surveys will be
required on each lot prior to occupancy.
The applicant has submitted drainage calculations for the site but some revisions
are needed. Staff will work with the engineer to correct the calculations.
Drainage and utility easements will need to be dedicated on the final plat over the
public storm drainage system including ponds, drainage swales, emergency
overflows, access routes for maintenance, and wetlands up to the 100-year flood
level. The minimum easement width shall be 20 feet wide. Emergency overflows
from all stormwater ponds have been shown on the construction plans.
The City ol Cbanbassen · ,a {]ro'~,in~ sorn!ndrlit,~ ~s,i[ i c~ ar/ lakes fluaJ h, schools a charFlil/g dc, wrltc, wr~ thr v ng busiriesses wirldin0 hails and b¢,auliful parks A gsat :;,ace l(; ii,x ?,, x ard pla)
Todd Gerhardt
Vasserman Ridge 3''~ Addition
February 23, 2004
Page 2
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type I erosion
control fence be used for the area around the existing pond in the southwest portion of the site.
This will prevent silt and dirt from washing into the pond during home construction. A 75-foot
rock construction entrance has been shown at the entrance of Ridgeview Way off of W. 78th
Street.
Utilities
The plans propose on connecting to the existing sanitary sewer and watermains which were
previously installed and extending them to serve the third phase. The watermain extension will
complete a loop system through the site which is always preferred to improve water quality.
As part of the preliminary plat approval for this development, it was determined that 30
additional sanitary sewer and water lateral connection charges would be required. These
connection charges were based on the additional number of units that will be platted versus the
amount of units that the property had been assessed fol'. As part of the first two development
phases, 11 of the 30 additional connection charges were applied at the time of final plat. With
the third and final phase, 19 additional connection charges will be required to be paid upon final
plat approval of the third addition. Based on the cun'ent 2004 rate, the total amount due payable
to the City for the 19 additional connections charges will be $90,041 (19 @ $4,739). In addition,
each newly created lot will be subject to City sanitary sewer and water hook up charges at the
time of building permit issuance. The 2004 trunk utility hook up charges are $1,458 per unit for
sanitary sewer and $2,814 per unit for water. Hook-up charges are for core utility system
infl'astructure, i.e. wells, lift stations, water towers, etc. Connection fees are in lieu of
assessments which were absorbed by the City instead of being levied at the time of construction.
In this case, more units are proposed to be constructed than originally anticipated.
Utility improvements are required to be constructed in accordance with the City's latest edition
of Standard Specifications and Detail Plates. Detailed construction plans and specifications have
been submitted fol' staff review. The applicant is also 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 will be required prior to
construction, including but not limited to MPCA, Department of Health, MnDOT, etc.
Streets
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60-foot wide public right-of-way with 31-foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of all the through streets. This sidewalk will
connect with the existing sidewalk from previous phases and with the existing trail along W. 78th
Street. The proposed cul-de-sac (Ridgeview Point) contains a landscaped "island" in the center.
This island will be encircled by curb and gutter and maintained by the development's
homeowners association. The City has allowed similar islands in the past and staff would
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 3
recommend only that the configuration be acceptable to the City's Fire Marshal. An
encroachment agreement will be required for the island within the right-of-way.
Compliance Table
Lot/Block Area
Lot 1, Block 1
(square feet)
28,163
Lot 2, Block 1 44,159
Lot 3 Block 1 48,101
Lot 4 Block ! 17,451
Lot 1 Block 2 37,463
Lot 2 Block 2 22,524
Lot 3 Block 2 19,326
Lot 4 Block 2 18 938
Lot 5 Block 2 17 723
Lot 6, Block 2 18 662
Lot 7, Block 2 17 740
Lot 8, Block 2 21 853
Lot 9, Block 2 10 226
Lot 10, Block 2 * 12 854
Lot 11, Block 2 12 116
Lot 12, Block 2 13 978
Lot 13, Block 2 16,337
Lot 14, Block 2 22,078
Lot 15, Block 2 25,855
Lot 16, Block 2 24,344
Lot 17, Block 2 15,116
Lot 18, Block 2
Lot 19, Block 2
Lot 20, Block 2
Lot 21, Block 2
Lot 22, Block 2
Lot 23, Block 2
Lot 24, Block 2 *
15,890
38,524
16,157
14,108
10,081
12,327
10,286
Lot 25, Block 2 10,496
Lot 26, Block 2 12,017
Lot 1, Block 3 17,887
Lot 2, Block 3 15,074
Lot 3, Block 3 15,053
Lot 4, Block 3 15,008
Outlot A 1,623
Outlot B 1,793
* lot is deficient of the 50' minimum lot width
Preliminary Plat Conditions of Approval
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 4
On July 22, 2002, the City Council approved the preliminary plat with the following conditions
The City Council approves the preliminary plat for Vasserman Ridge, including 84 residential
lots, I commercial lot, and 6 outlots as shown on plans dated June 24, 2002 and subject to the
findings of the staff report and the following conditions:
Detailed grading, drainage, tree removal and erosion control plans will be required for
each lot at the time of building permit application for City review and approval. In
addition, as-built surveys will be required on each lot prior to occupancy.
This condition has been revised as follows:
Detailed grading, drainage, tree removal and erosion control plans will be required for
Lots 4-8, Block 2 at the time of building permit application for City review and approval.
In addition, as-built surveys will be required on said lots prior to occupancy.
If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with detailed haul routes and traffic control plans.
This condition still applies.
o
Each of the ponds shall be designed to National Urban Runoff Program (NURP)
standards.
This condition has been tnet.
The existing well and septic systems must be capped and/or removed in compliance with
State health codes.
This condition has been met.
5. Staff will work with the engineer to con'ect the drainage calculations.
This' condition still applies.
Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at
that time. The storm sewer will have to be designed for a 10-year, 24-hour storm event.
Drainage and utility easements will need to be dedicated on the final plat over the public
storm drainage system including ponds, drainage swales, emergency overflows, access
routes for maintenance, and wetlands up to the 100-year flood level. The minimum
easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds
will also be required on the construction plans.
This condition still applies.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 5
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type III erosion control fence, which is a heavy-duty silt fence, be used for the area
adjacent to the existing wetlands on the north, east and west grading limits of the site.
Type II silt fence shall be used in all other areas. A rock construction entrance must be
shown at the entrance drive that will be utilized during construction. In addition, wood-
fiber blankets will be required on the steep slopes of the proposed berms and off the west
side of the "D" street cul-de-sac.
This condition has been revised as follows:
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type I erosion control fence be used for the area around the existing pond in the
southwest portion of the site. This will prevent silt and dirt from washing into the pond
during home construction. A 75-foot rock construction entrance has been shown at the
entrance of Ridgeview Way off of West 78th Street.
o
Utility improvements will be required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans
and specifications will be required at time of final platting. Additional manholes and/or
valves may be required at that time. 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 fi'om the appropriate regulatory agencies
will be required prior to construction, including but not limited to MPCA, Department of
Health, MnDOT, Watershed District, etc.
This condition has been revised as follows:
Utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications have been submitted for staff review. The applicant is also 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 will be required prior to construction, including but not limited to
MPCA, Department of Health, MnDOT, etc.
The assessments for the BC-7/BC-8 project were based on the existing zoning for the site
yielding a developed total of 68 units. Since the applicant is now proposing more units
(84 + 3 units for the commercial lot) than what the property has been assessed for, the
additional 19 units (87 - 68=19) will be charged a sanitary sewer lateral connection
charge. The assessments for the Highway 5 project, based on existing zoning, yielded a
developed total of 76 units. As above, since more units are now being proposed than
what was assessed for (87 vs. 76), the additional 11 units will be charged a watermain
lateral connection charge. The cun'ent 2002 lateral connection charge for sanitary or
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 6
water is $4,335 per unit. Based on the current rate, the total amount due payable to the
City for the additional 30 units would be $130,050 (30 @ $4,335). In addition, each
newly created lot will be subject to City sanitary sewer and water hook up charges at the
time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per
unit for sanitary sewer and $1,802 per unit for water. Hook-up charges are for core utility
system infrastructure, i.e. wells, lift stations, water towers, etc. Connection fees are in
lieu of assessments which were absorbed by the City instead of being levied at the time of
construction. In this case, more units are proposed to be constructed than originally
anticipated.
This condition is not applicable.
10.
The total remaining assessment due payable to the City for the BC-8/BC-8 Trunk Utility
Project is $77,350 for sanitary sewer.
This condition has been met.
11.
The total remaining assessment due payable to the City for the Trunk Highway 5 Project
is $112,651 for watermain.
This condition has been met.
12. Encroachment agreements will be required for the islands within the right-of-way.
This condition still applies.
13.
The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds.
This condition still applies.
14. Areas with a street grade greater than 7% must be revised to meet the criteria.
This condition has been met.
15. All plans must be signed by a registered engineer.
This condition still applies.
16.
Access to the commercial lot shall be via a shared driveway with the neighboring
commercial lot to the west. The access will be located just east of the median on West
78th Street.
This condition is not applicable.
17.
Move the pond outlet pipe for the pond in the southwest comer of the site from beneath
the 20-foot berm.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 7
This condition has been met.
18. The applicant shall revise landscape plan to show a minimum of 365 trees to be planted.
This condition is not applicable.
19.
The developer shall be responsible for installing all landscape materials proposed in rear
yard areas and buffer yards.
This condition still applies.
20.
Tree preservation fence shall be installed at the edge of the grading limits on Lots 29-34,
Block 1 and Lots 22-32, Block 2 prior to any construction. A conservation easement
shall be placed over said lots.
This condition has been revised as follows:
Tree preservation fence shall be installed at the edge of the grading limits on Lots 4-10,
Block 2 prior to any construction. A conservation easement shall be placed in the rear of
Lots 4-8, Block 2 over said lots.
21.
The following lots shall be custom graded: Lots 22-28, Block 2 and Lots 29-34 of Block
1. Any trees removed on Lots 29-34 Block ! and Lots 22-28, Block 2 in excess of
proposed tree preservation plans will be replaced at a ratio of 2:1 diameter inches.
This condition has been revised as follows:
The following lots shall be custom graded: Lots 4-8, Block 2. Any trees removed on
said lots in excess of proposed tree preservation plans will be replaced at a ratio of 2:1
diameter inches.
22.
All trees removed within the utility easement along the north side of the development
shall be replaced 1:1.
This condition is not applicable.
23.
All of the proposed house pads must have a rear yard elevation at least three feet above
the HWL of adjacent ponds.
This condition still applies.
24.
On the grading plan:
a. Show the emergency overflow for the back yard areas of Block 1.
b. Show the rear yard low points/'or the areas without a pond or wetland.
c. Show the existing contour elevations for the neighboring property to the east a
minimum of 100 feet outside of the site.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 8
d. Show ail existing and proposed easements.
e. Show the benchmark which was used for the site survey.
This condition has been met.
25.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shalt submit a wetland alteration permit
application. Prior to wetland impacts occurring, the applicant shall obtain City approval
of a wetland replacement plan.
This condition has been revised as follows:
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420).
26.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
This condition still applies.
27.
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction
of City staff, before construction begins and shall pay the City $20 per sign.
This comlition still applies.
28. All structures shall maintain a 40-foot setback fi'om the edge of the wetland buffer.
This condition still applies.
29. All proposed trails and trail easements shall be located outside of the wetland buffer area.
This condition still applies.
30.
The grading and erosion control plan shall show the actual wetland buffer widths
proposed to meet the minimum average buffer width requirements as well as the 40-foot
wetland buffer setback.
This condition still applies.
31.
Structures on Lots 11, 12 and 13 of Block 2 should be designed to accommodate decks or
other accessory structures within the 60 x 70 building pad or the lots should be
reconfigured to provide more flexibility.
This' condition does not apply.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 9
32.
The proposed development shall maintain existing runoff rates. Storm water calculations
shall be submitted to ensure the proposed storm water pond is sized adequately for the
proposed development. On-site storm water ponding shall be sufficient to meet all City
water quality and quantity standards.
This' condition has been met.
33.
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
This condition still applies.
34. Demolition permits must be obtained before demolishing any existing structures.
This condition does not apply.
35. All on-site sewage treatment systems must be abandoned in accordance with City Code.
This condition does not apply.
36.
Prior to permit submittals the developer shall meet with the Inspections Division to
discuss the design and construction of the twinhomes.
This condition still applies.
37.
Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
This condition still applies.
38.
A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
bushes, shrubs, Qwest, Xcel 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.
39.
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota
Uniform Fire Code Section 901-3.
This condition still applies.
40.
In the cul-de-sacs with the center island "no parking" signs will be required. Contact
Chanhassen City Fire Marshal for additional information.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 10
41.
42.
43.
44.
45.
46.
This condition still applies.
No burning permits will be issued for trees to be removed. Trees or shrubs must be either
removed from site or chipped.
This condition still applies.
Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for
review and approval.
This condition still applies.
Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review
and approval.
This condition has been met.
Additional fire hydrants will be required. One will be required at the intersection of "A"
Street and "B" Street; one will be required between lots 23 and 24, and an additional
hydrant will be required at the intersection of "C" Street and West 78th Street Frontage
Road.
This condition has been met.
The applicant shall be required to build the "wetland" trail between Lots 18 and 19 and in
the rear of Lots 19, 20, 21, 22, 23, 24, and 25. This trail shall be 8 feet wide and
constructed from bituminous pavement per City standard specifications. The trail shall
be connected with the existing trail, which terminates at Lot 13 of The Meadows at
Longacres. A permanent 20-foot wide trail easement shall be described by the applicant
generally centered on the new trail and granted to the City to allow the maintenance and
upkeep of this public trail. The applicant is eligible for reimbursement of the
construction costs of said trail, including materials and labor, but excluding engineering,
surveying, legal and all other associated costs. To be eligible for reimbursement from the
city's trail fund the applicant shall submit construction plans and specifications and
construction costs to the City 45 or more days prior to the start of construction for review
and authorization. Assuming authorization to proceed is received and upon completion
of construction, the applicant shall be eligible for reimbursement. Said construction shall
be covered by warranties equal to or exceeding industry standards.
This condition has been met.
The City shall accept the small upland portion of Outlot F in the northwest comer of the
project as parkland dedication assuming all of Outlot F is transferred into public
ownership. The dollar amount of this credit will be calculated per City ordinance.
This condition has been met.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 11
47. All remaining Park and Trail lees be collected per City ordinance.
This condition still applies.
48. All lots meet the standards of the R-4 zoning district.
This condition still applies.
Wetland Alteration Permit and Conditional Use 2002-4: Recommendation
The City Council approves a wetland alteration permit for alteration and conditional use permit
for development within the Bluff Creek Overlay District as shown on plans dated June 24, 2002
and subject to the findings of the staff report and the following conditions:
1. The applicant shall install a bridge over the swale between Basins 2 and 3 to avoid
wetland impacts and enhance the aesthetics of this area.
This' condition does not apply.
2. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shall submit a wetland alteration permit
application. Prior to wetland impacts occun~ing, the applicant shall obtain City approval of
a wetland replacement plan.
This condition shall be revised as follows:
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420).
3. A five-year wetland replacement monitoring plan shall be submitted. The plans shall
show fixed photo monitoring points for the replacement wetlands.
This condition does not apply to this phase.
4. The applicant shall provide proof of recording of a Declaration of Restrictions and
Covenants for Replacement Wetland.
This condition does not apply to this phase.
5. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
(Those buffers considered for Public Value Credit (PVC) under the Wetland
Conservation Act (WCA) shall maintain a minimum width of 16.5 feet.)
This condition still applies.
Todd Gerhardt
Vasserman Ridge 3roi Addition
February 23, 2004
Page 12
o
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction
of City staff, before construction begins and shall pay the City $20 per sign.
This condition still applies.
7. All proposed trails and trail easements shall be located outside of the wetland buffer area.
This condition still applies.
o
The grading and erosion control plan shall show the actual wetland buffer widths
proposed to meet the minimum average buffer width requirements as well as the 40-foot
wetland buffer setback.
This condition still applies.
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
This condition still applies.
10.
Type III silt fence shall be provided adjacent to all wetland fill areas, areas to be
preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge.
Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar
seed mix that is approved for wetland soil conditions. All upland areas disturbed as a
result of construction activities shall be immediately restored with seed and disc-mulched,
covered with a wood-fiber blanket or sodded within two weeks of completion of each
activity in accordance with the City's Best Management Practice Handbook.
This condition still applies.
11.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley-Purgatory-Bluff Creek Watershed District, Army Corps of Engineers) and
comply with their conditions of approval.
This condition still applies.
Recommendation
The City Council approve the final plat for Vasserman Ridge 3rd Addition, including 34
residential lots, and 2 outlets as shown on plans dated January 30, 2004, with the following
conditions:
Nineteen (19) connection charges are required to be paid upon final plat approval of the
third addition. Based on the current 2004 rate, the total amount due payable to the City
for the 19 additional connections charges will be $90,041 (19 @ $4,739). In addition,
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 13
each newly created lot will be subject to City sanitary sewer and water hook up charges at
the time of building permit issuance. The 2004 trunk utility hook-up charges are $1,458
per unit for sanitary sewer and $2,814 per unit for water.
2. Lots 10 and 24, Block 2 need to be revised to meet the 50-foot minimum lot frontage.
Detailed grading, drainage, tree removal and erosion control plans will be required for
Lots 4-8, Block 2 at the time of building permit application for City review and approval.
In addition, as-built surveys will be required on said lots prior to occupancy.
If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with detailed haul routes and traffic control plans.
5. Staff will work with the engineer to con'ect the drainage calculations.
o
Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at
that time. The storm sewer will have to be designed for a 10-year, 24-hour storm event.
Drainage and utility easements will need to be dedicated on the final plat over the public
storm drainage system including ponds, drainage swales, emergency overflows, access
routes for maintenance, and wetlands up to the 100-year flood level. The minimum
easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds
will also be required on the construction plans.
o
Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type I erosion control fence be used for the area around the existing pond in the
southwest portion of the site. This will prevent silt and dirt from washing into the pond
during home construction. A 75-foot rock construction entrance has been shown at the
entrance of Ridgeview Way off of West 78th Street.
Utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications have been submitted for staff review. The applicant is also 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 will be required prior to construction, including but not limited to
MPCA, Department of Health, MnDOT, etc.
9. Encroachment agreements will be required for the islands within the right-of-way.
10.
The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds.
11. All plans must be signed by a registered engineer.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 14
12.
The developer shall be responsible for installing all landscape materials proposed in rear
yard areas and buffer yards.
13.
Tree preservation fence shall be installed at the edge of the grading limits on Lots 4-10,
Block 2 prior to any construction. A conservation easement shall be placed in the rear of
Lots 4-8, Block 2 over said lots.
14.
The following lots shall be custom graded: Lots 4-8, Block 2. Any trees removed on
said lots in excess of proposed tree preservation plans will be replaced at a ratio of 2:1
diameter inches.
15.
All of the proposed house pads must have a rear yard elevation at least three feet above
the HWL of adjacent ponds.
16.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420).
17.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
18.
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction
of City staff, before construction begins and shall pay the City $20 per sign.
19. All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
20. All proposed trails and trail easements shall be located outside of the wetland buffer area.
21.
The grading and erosion control plan shall show the actual wetland buft'er widths
proposed to meet the minimum average buffer width requirements as well as the 40-foot
wetland buffer setback.
22.
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
23.
Prior to permit submittals the developer shall meet with the Inspections Division to
discuss the design and construction of the twinhomes.
24.
Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
25.
A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
bushes, shrubs, Qwest, Xcel 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.
Todd Gerhardt
Vasserman Ridge 3rd Addition
February 23, 2004
Page 15
26.
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota
Uniform Fire Code Section 901-3.
27.
In the cul-de-sacs with the center island "no parking" signs will be required. Contact
Chanhassen City Fire Marshal for additional information.
28.
No burning permits will be issued for trees to be removed. Trees or shrubs must be either
removed from site or chipped.
29.
Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for
review and approval.
30. All remaining Park and Trail fees be collected per City ordinance.
31. All lots meet the standards of the R-4 zoning district.
32.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around Basins 1, 3 and the wetland mitigation areas. A wetland buffer 10 to
30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2.
(Those buffers considered for Public Value Credit (PVC) under the Wetland
Conservation Act (WCA) shall maintain a minimum width of 16.5 feet.)
33.
Type I11 silt fence shall be provided adjacent to all wetland fill areas, areas to be
preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge.
Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar
seed mix that is approved fol' wetland soil conditions. All upland areas disturbed as a
result of construction activities shall be immediately restored with seed and disc-mulched,
covered with a wood-fiber blanket or sodded within two weeks of completion of each
activity in accordance with the City's Best Management Practice Handbook.
34.
The applicant shall apply for and obtain permits fi'om the appropriate regulatory agencies
(e.g., Riley-Purgatory-Bluff Creek Watershed District, Army Corps of Engineers) and
comply with their conditions of approval.
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