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1h-1. Highlands Final Plat// , CITYOF CHANHASSEN PO B,, 147 ~dministration P 't %2:? 110() Building Inspeclions ? )2: i19J Engineering Finance Park & Recreation i~x L6'/;27 1110 PhOUe %2227 1400 F~x 950 227 14}4 Planning a Nalural Resources Public Works i~g! Pi~ F~x %2 2271310 Se~ior Oozier Ph(qn 9572271125 F¥~'722271~1) W~b Sit~ MEMORANDUM TO: Todd Gerhardt, City Manager FROM: DATE: Bob Generous, Senior Planner June 15, 2004 SUB J: Highland of Bluff Creek Final Plat, Plowshares Development Planning Case #04-01 PROPOSAL SUMMARY The developer is requesting final plat approval to subdivide six acres into 16 lots and three outlots and final Planned Unit Development Ordinance approval. The city has granted site plan approval for the 16 townhouse units contingent on final plat approval. City Council has approved the sale of a portion of Outlot G, Arboretum Village, to the developer. Outlot J, Arboretum Village, is owned by the Minnesota Department of Transportation (MnDOT). However, MnDOT currently is unable to release the property to another owner and will need to be an exception to the plat. BACKGROUND On April 26, 2004, the Chanhassen City Council approved the following: Land Use Amendment from Residential - Low Density to Residential - Medium Density. Conceptual and preliminary approval of the rezoning of the property from Agricultural Estate District, A2, to Planned Unit Development - Residential, PUD-R. Preliminary Plat approval of the proposed development for Highlands of Bluff Creek with a variance to permit a 20-foot setback from the Bluff Creek Primary Zone. · Conditional Use Permit to permit development within the Bluff Creek Overlay District. · Site Plan approval for 16 townhouse units. The City of Chanhassen ,,:, ,,,r,, , " " . Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 2 BLUFF CREEK OVERLAY DISTRICT The northern portion of the site is enveloped by the Bluff Creek Overlay District. The Primary Zone extends to the edge of the canopy/tree line. The property contains a forested riparian corridor. Due to site constraints, a variance allowing a 20-foot setback from the Primary Zone boundary with no grading occurring within the first I0 feet of the setback is being approved with the development. In discussion with the developer, the developer has stated that he is dedicating Outlot A to the City as permanent open space. Outlot A contains the Bluff Creek Primary Zone on the property. LANDSCAPING/TREE PRESERVATION The development has prepared a landscape plan that complies with city ordinance. The developer has provided a double row of evergreens at the east end of the private street. Four of the evergreens are 12 - 14 foot tall and four are 6 feet tall. These staggered tree heights will provide a more thorough screening than the use of all taller trees. The wooded area on the north of the property within the primary zone shall be preserved in its entirety. Additionally, a grouping of significant trees are being preserved adjacent to Highway 41. Tree preservation fencing shall be installed at the limits of tree removal. PARKS AND RECREATION The developer shall pay park dedication fees for 15 units at the time of final plat recording. One of the 16 units is exempt from these charges due to the existing single-family home on the property. The 2004 fees are $2,200.00 per unit. GRADING~ DRAINAGE & EROSION CONTROL The plans propose to grade about 70% of the site for the new 16-unit townhouse pads, a proposed private driveway ending with a partial hammer-head turnaround and a stormwater pond. The proposed grading will prepare the site for lookout and walkout lots. Drainage swales have been proposed along the sides of the houses to maintain the neighborhood drainage pattern through the property. The plan proposes a 5-foot retaining wall along the south side of the proposed storm pond. A retaining wall of this size will require the wall to be designed by a professional structural engineer. The existing site drainage runs off site from the southwesterly quarter of the parcel to the east and north toward Bluff Creek. Under developed conditions, the applicant is proposing to capture all of the drainage from the street, the front yards, and the rear yards of the lots adjacent to the pond and route the stormwater to a proposed NURP pond in the southeasterly comer of the site. The applicant is proposing an outlet control structure to control the discharge of water from the proposed pond. The overflow water will be conveyed via storm sewer to an existing storm sewer, along the south side of West 78th Street, ending at a regional storm pond at the northwest quadrant of Century Boulevard and Highway 5. The amount of area that will still drain off site to the north toward Bluff Creek has been reduced. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 3 The applicant has submitted drainage calculations for staff review. Staff has reviewed the calculations and found that they comply with City requirements. The applicant is required to meet the existing site runoff rates for the 10-year and 100-year, 24-hour storm events. The storm sewer must be designed for a 10-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Staff recommends that Type II silt fence be used along all sides adjacent to the grading area and Type III along the north side adjacent to the Bluff Creek overlay line. In addition, tree preservation fencing must be installed at the limits of tree removal. A 75-foot rock construction entrance has been shown at the entrance to the site from West 78th Street. Erosion control blankets are recommended for the steep slopes along the east and west sides of the site. Surface Water Management Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on residential townhome development rates of $1,967/acre. Based on the proposed developed net area of approximately 3.27 acres, the water quality fees associated with this project are $6,432. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Medium density townhome developments have a connection charge of $3,824 per developable acre. This results in a water quantity fee of approximately $12,504 for the proposed development. SWMP Credits This project proposes the construction of one NURP pond. The applicant will be credited for water quality if NURP basins are provided to treat runoff from off-site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $16,437. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 4 UTILITIES Municipal sewer and water service is available to the site from Century Trail; also, water service is available from West 78th Street. The applicant is proposing to extend the sewer line along the private street to service the proposed lots from an existing stub on the southeast corner of the parcel. The watermain is proposed to be looped through the site from West 78th Street and connect with the existing water stub at the southeast corner of the property. A minimum 30-foot wide public easement will be required over the public sewer and watermain. The underlying property has been previously assessed for sewer and water improvements as a part of the BC-7/BC-8 project. The remaining assessment due payable to the City is $3,495.59. This balance may be re-spread against the newly platted lots on a per-area basis. The assessments for the BC-7/BC-8 project were based on the existing zoning for the site which contained one residential unit. Since the applicant is now proposing more units (16) than what the property had been assessed for, the additional 15 units (16-1=15) will be charged the sanitary sewer and water assessment unit that was in place for the BC-7/BC-8 project. The sanitary sewer assessment unit for the BC-7/BC-8 project was $300 and the water assessment unit was $1,694 for a total per unit cost of $1,994. Based on these rates, the total amount due payable to the City for the additional 15 units will be $29,910 (15 @ $1,994). 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 hookup charges are $1,458 per unit for sanitary sewer and $2,814 per unit for water. The hook-up charges are based on the number of SAC units assigned by the Met Council. Hook-up charges are for core utility system infrastructure, i.e. wells, lift stations, water towers, etc. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the utilities will be turned over to the City for maintenance and ownership. 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. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, Watershed District and MnDOT. STREETS/SITE ACCESS The plan shows a full access off of West 78th Street along the south side of the parcel. The applicant is proposing a 26-foot wide private street with concrete curb and gutter and a partial hammer-head turnaround. The partial hammer-head turnaround must be reviewed and approved by the City's Fire Marshall. The private street must be enclosed in a 40-foot wide private easement. The developer must submit an inspection report certifying that the street is built to a 7-ton design per City code. From an engineering and safety standpoint, the steepness required for the private street to access off of Century Trail would make the access less safe than if it came off of West 78th Street. This Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 5 is because the required grade for the private street to access off of Century Trail is nearly 14%. The elevation of the private street within the site is set by the elevation of the townhomes on the south side of the street. The basement elevation of these townhomes must be three feet above the high water level (HWL) of the adjacent pond. This is a Watershed District requirement and it applies whether the townhomes are walk-out units or not. The applicant's engineer has provided a road design that shows a required street grade of nearly 14% for the private street to tie into Century Trail. The maximum private street grade allowed by City Code is 10%. For comparison purposes, the maximum allowable public street grade is 7%. The private street grade that would be required to access off of Century Trail would be nearly double the maximum public street grade. This raises obvious concerns with road icing and the ability of residential traffic to stop on a street this steep prior to the intersection of Century Trail. There are also non-engineering related concerns with moving the site access to Century Trail. Staff has received a letter from the resident who lives just north of the City owned park/open space land which the private street would go through to connect with Century Trail. This resident is opposed to having the private street connect with Century Trail. Also, in order for the private street to come off of Century Trail, the applicant would need to purchase a piece of park/open space land from the City. Staff has concerns with potentially selling off this property because it was originally dedicated as permanent open space to the City. Moving the roadway would bisect this open space and add traffic to an area that was meant to be permanent open space. The applicant has also expressed concern over the time it would take to negotiate a price for the land purchase. For the above reasons, staff does not feel that the access location to the site should be moved. Staff also took a second look at the proposed site access location off of West 78th Street. The proposed access is in the same location as the existing driveway access to the property. The existing access was installed by MnDOT as part of the Highway 5 project and is located just east of the raised concrete median at the intersection of Highway 41 and West 78th Street. The access was designed to provide full access to the property from either direction. The worst potential traffic conflict at the proposed access to the site would be the eastbound traffic attempting to turn left into the site and having to cross the westbound traffic lane during p.m. peak periods. MnDOT took traffic counts for the Highway 41/West 78th Street intersection the week of April 12, 2004. Staff enlisted the services of a professional traffic engineer who evaluated potential left turn traffic conflicts into the site. Based on 16 townhomes, a conservative (high) estimate of traffic making a left turn into the development during the p.m. peak hour is 11 vehicles. The traffic counts indicate that the westbound p.m. peak hour traffic flow, which would be the conflict for the entering vehicles, is 30 vehicles. These numbers do not indicate any potential for operational problems with regard to access to the site. There will be approximately one vehicle every six minutes entering the site that could be potentially opposed by one vehicle every two minutes driving west past the site. It should also be pointed out that MnDOT has reviewed the plans for this development. The MnDOT comments have not stipulated any type of restriction on the West 78th Street access to the site nor have they recommended the addition of a turn lane into the site. In summary, it does not appear that the existing traffic or the development-generated traffic will be great enough to require modifications to the proposed access location. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 6 RIGHT-OF-WAY DEDICATION Staff is currently working with Westwood Community Church on concept plans for the extension of West 78th Street, west of Highway 41. Because of the existing alignment of the Highway 41/West 78th Street intersection on the east side of Highway 41 and the property line location of Westwood Community Church on the west side, the existing West 78th Street intersection will need to be realigned to the north. This will require an additional area of right- of-way in the southwest comer of the site to be dedicated to the City from the applicant on the final plat. This right-of-way dedication will not impact the proposed lots. The applicant has shown the additional right-of-way dedication on the final plat. LOT TABULATIONS Lot/Block Area (sq. ft.) Width (ft.) Depth (ft.) LI B1 3,960 46 86 L2 B1 3,119 36 86 L3 B 1 3,925 47 86 L4 B 1 3,969 52 86 L5 BI 3,115 36 86 L6 B 1 4,061 47 86 L1 B2 4,014 47 86 L2 B2 3,079 36 86 L3 B2 4,014 47 86 L1 B3 4,061 47 86 L2 B3 3,115 36 86 L3 B3 4,061 47 86 L1 B4 4,373 47 93 L2 B4 3,354 36 93 L3 B4 3,354 36 93 L4 B4 4,286 47 93 Outlot A 79,724 NA NA Outlot B 90,224 NA NA Outlot C 16,228 TH 41 37,871 Total 284,006 REVIEW CONDITIONS OF APPROVAL 1. The plat shall show a property line creating Outlots A and B which common boundary shall follow the Bluff Creek Overlay District Primary Zone boundary. * This condition has been met. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page ? 2. Final Plat approval is contingent on the developer acquiring the two parcels adjacent to West 78th Street. * This condition shall be modified as follows: Outlot J, Arboretum Village, shall be shown as an exception to the plat. The applicant shall submit association covenants to the City for review prior to recording. The association shall be responsible for the maintenance of any common elements of the development. * This condition still applies. The applicant shall pay park fees in lieu of land dedication on fifteen of the sixteen lots based on the fees in effect at the time of final plat approval. One lot is exempt from these charges due to the existing single-family home on the property. The park fee, using 2004 park fees, is $2,200 per unit, which shall be paid prior to recording the final plat. * This condition shall be modified as follows: The developer shall pay park dedication fees in the amount of $33,000.00 at the time of final plat recording. 5. One tree shall be added to the landscape plan in the northeast comer of Lot 1, Block 4. * This condition has been met. Applicant shall be responsible for all development plantings located on public property. The applicant shall submit to the City a maintenance agreement signed by the homeowners association to assume responsibility of the plantings once the development is completed. Twelve to fourteen-foot evergreens shall be located at the end of the cul-de-sac and positioned so as to alleviate headlight glare into the neighboring home. * This condition still applies. 7. Tree preservation fencing shall be installed at the edge of grading limits prior to any work commencing. * This condition shall be modified as follows: Tree preservation fencing shall be installed at the edge of grading limits prior to any work commencing. Tree protection fencing surrounding trees #7115 and 7119 shall be set at the maximum distance from the tree. Fencing shall be field located prior to construction. 8. The developer shall enter into a Development Contract/PUD agreement with the City. The Development Design Standards shall be incorporated in the development contract. * This condition still applies. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 8 All structures shall maintain a 20-foot setback from the Primary Zone boundary and no grading may occur within the first 10 feet of the setback. All slopes and vegetation within the Primary Zone shall be preserved. * This condition still applies. 10. A conservation easement shall be dedicated over the Bluff Creek Primary Zone (Outlot A). Outlot A may be dedicated to the city to be preserved as open space. * This condition shall be modified as follows: Outlot A shall be dedicated to the city to be preserved as open space. 11. Prior to final plat approval, a professional civil engineer registered in the State of Minnesota must sign all plans. * This condition has been met. 12. The applicant is required to meet the existing site runoff rates for the 10-year and 100-year, 24-hour storm events. The storm sewer must be designed for a 10-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The applicant must submit storm sewer sizing calculations for staff review. * This condition shall be revised as follows: The applicant is required to meet the existing site runoff rates for the 10-year and 100-year, 24-hour storm events. The storm sewer must be designed for a 10-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. 13. Staff recommends that Type II silt fence be used along all sides adjacent to the grading area and Type III along the north side adjacent to the Bluff Creek overlay line. In addition, tree preservation fencing must be installed at the limits of tree removal. A 75-foot rock construction entrance has been shown at the entrance to the site from West 78th Street. Erosion control blankets are recommended for the steep slopes along the east and west sides of the site. The silt fence shall be removed once the site has been revegetated. * This condition still applies. 14. Show all of the proposed and existing easements on the preliminary plat. * This condition has been met. 15. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. * This condition still applies. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 9 16. The total amount due payable to the City for the additional 15 units will be $44,910 (15 @ $2,994). 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 hookup charges are $1,458 per unit for sanitary sewer and $2,814 per unit for water. The hook-up charges are based on the number of SAC units assigned by the Metropolitan Council. * This condition shall be modified as follows: The total amount due payable to the City for the additional 15 units will be $29,910 (15 @ $1,994). 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 hookup charges are $1,458 per unit for sanitary sewer and $2,814 per unit for water. The hook-up charges are based on the number of SAC units assigned by the Metropolitan Council. 17. The underlying property has been previously assessed for sewer and water improvements as a part of the BC-7/BC-8 project. The remaining assessment due payable to the City is $3,495.59. This balance may be re-spread against the newly platted lots on a per-area basis. * This condition still applies. 18. The applicant must be aware that the public sewer and watermain require a preconstruction meeting before the building permit issuance. * This condition still applies. 19. Public 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 the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, MnDOT, etc. * This condition still applies. 20. Addthefollowing City of Chanhassenlatest Detail Plates Numbers: 1002,1004,1005, 1006,2001,2101,2109,2109,2201,3101,3104,3107,3108,3109,5200,5203,5207,5214, 5215,5216,5300 and 5301. * This condition has been met. 21. Add a stop sign at the exit side of the access. * This condition has been met. 22. Add a street light at the access. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 10 * This condition has been met. 23. On the utility plan: a. Show all the existing and proposed utility easements. b. Remove/delete the last note. c. Call out water-main fittings. d. Show sanitary sewer pipe class & slope and watermain pipe class. e. Watermain shall be 8" PVC C-900 pipe. * This condition shall be revised as follows: On the utility plan, show all the existing and proposed utility easements. 24. On the grading plan: a. Show all existing and proposed utility and pond easements. b. Show the benchmark used for the site survey. c. Last storm manhole discharging to the pond must be a 3-foot sump. * This condition shall be revised as follows: On the grading plan: a. Show all existing and proposed utility and pond easements. b. Show the benchmark used for the site survey. 25. Seed and mulch or sod the site within two weeks of grading completion. If dirt is required to be brought into or out of the site, provide a haul route for review and approval. * This condition shall still apply. 26. The partial hammer-head turnaround must be reviewed and approved by the City's Fire Marshall. * This condition shall be modified as follows: Increase the width of the north leg of the hammerhead from 20 to 25 feet. 27. The private street must be enclosed in a 40-foot wide private easement. The developer must submit an inspection report certifying that the street is built to a 7-ton design. * This condition still applies. 28. CBMH-6 shall have a two-foot sump since it is the last structure that is road accessible prior to discharge to the storm water pond. * This condition has been met. 29. The General Grading and Drainage Notes state that "Positive drainage from the site must be provided at all times." The note regarding positive drainage shall be amended to indicate that the site must meet sediment and erosion control regulations while providing positive drainage and to address National Pollutant Discharge Elimination System (NPDES) dewatering regulations. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 11 * This condition still applies. 30. A drainage and utility easement shall be provided over the proposed storm water pond. * This condition has been met. 31. Riprap and geotextile fabric shall be installed at the flared end sections of the inlet of the storm water basin. Inlet control shall be provided following installation of inlet structures. * This condition still applies. 32. Silt fence shall be provided as needed to prevent sediment from leaving the site. A light duty silt fence shall be installed between the town homes and the storm water pond following the outlet installation and during home construction. * This condition shall be deleted. This condition duplicated condition number 13. 33. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. * This condition shall be deleted. This condition duplicated condition number 13. 34. All exposed soil areas shall have temporary erosion protection or permanent cover for the exposed soil areas year round, according to the following table of slopes and time frames: Type of Slope Stabilized within Steeper than 3:1 7 days 10:1 to 3:1 14 days Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. * This condition still applies. 35. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. * This condition still applies. 36. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $32,777. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 12 * This condition shall be modified as follows: The developer shall pay a total SWMP fee to the City at the time of final plat recording of $16,437.00. 37. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. * This condition still applies. 38. Additional area of right-of-way in the southwest comer of the site shall be dedicated to the City for West 78th Street on the final plat. This right-of-way dedication will not impact the proposed lots. The exact size of the required right-of-way will be determined at the time of final plat. * This condition has been met. 39. The walkout elevations of the units adjacent to the proposed pond shall be lowered to an elevation of 1003 and an elevation of 1008 on the east end of the private road." * This condition has been met. Based on the review of the final development plans, staff is recommending that the following condition be added: 1. The proposed 5-foot retaining wall must be designed by a registered structural engineer. RECOMMENDATION Staff recommends that the City Council adopt the following motion: "The City Council approves the ordinance rezoning the property to Planned Unit Development- Residential (PUD-R) and grants final plat approval of Planning Case #04-10 creating 16 lots and three outlots and right-of-way for Highway 41 and West 78th Street subject to the following conditions: 1. Outlot J, Arboretum Village, shall be shown as an exception to the plat. The applicant shall submit association covenants to the City for review prior to recording. The association shall be responsible for the maintenance of any common elements of the development. 3. The developer shall pay park dedication fees in the amount of $33,000.00 at the time of final plat recording. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 13 Applicant shall be responsible for all development plantings located on public property. applicant shall submit to the City a maintenance agreement signed by the homeowners association to assume responsibility of the plantings once the development is completed. Twelve to fourteen-foot evergreens shall be located at the end of the cul-de-sac and positioned so as to alleviate headlight glare into the neighboring home. The Tree preservation fencing shall be installed at the edge of grading limits prior to any work commencing. Tree protection fencing surrounding trees #7115 and 7119 shall be set at the maximum distance from the tree. Fencing shall be field located prior to construction. 6. The developer shall enter into a Development Contract/PUD agreement with the City. The Development Design Standards shall be incorporated in the development contract. All structures shall maintain a 20-foot setback from the Primary Zone boundary and no grading may occur within the first 10 feet of the setback. All slopes and vegetation within the Primary Zone shall be preserved. 8. Outlot A shall be dedicated to the city to be preserved as open space. The applicant is required to meet the existing site runoff rates for the 10-year and 100-year, 24-hour storm events. The storm sewer must be designed for a 10-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. i0. Staff recommends that Type II silt fence be used along all sides adjacent to the grading area and Type III along the north side adjacent to the Bluff Creek overlay line. In addition, tree preservation fencing must be installed at the limits of tree removal. A 75-foot rock construction entrance has been shown at the entrance to the site from West 78th Street. Erosion control blankets are recommended for the steep slopes along the east and west sides of the site. The silt fence shall be removed once the site has been revegetated. 11. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 12. The total amount due payable to the City for the additional 15 units will be $29,910 (15 @ $1,994). 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 hookup charges are $1,458 per unit for sanitary sewer and $2,814 per unit for water. The hook-up charges are based on the number of SAC units assigned by the Metropolitan Council. 13. The underlying property has been previously assessed for sewer and water improvements as a part of the BC-7/BC-8 project. The remaining assessment due payable to the City is $3,495.59. This balance may be re-spread against the newly platted lots on a per-area basis. 14. The applicant must be aware that the public sewer and watermain require a preconstruction meeting before the building permit issuance. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 14 15. Public 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 the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, MnDOT, etc. 16. On the utility plan, show all the existing and proposed utility easements. 17. On the grading plan: a. Show all existing and proposed utility and pond easements. b. Show the benchmark used for the site survey. 18. Seed and mulch or sod the site within two weeks of grading completion. If dirt is required to be brought into or out of the site, provide a haul route for review and approval. 19. Increase the width of the north leg of the hammerhead from 20 to 25 feet. 20. The private street must be enclosed in a 40-foot wide private easement. The developer must submit an inspection report certifying that the street is built to a 7-ton design. 21. The General Grading and Drainage Notes state that "Positive drainage from the site must be provided at all times." The note regarding positive drainage shall be amended to indicate that the site must meet sediment and erosion control regulations while providing positive drainage and to address National Pollutant Discharge Elimination System (NPDES) dewatering regulations. 22. Riprap and geotextile fabric shall be installed at the flared end sections of the inlet of the storm water basin. Inlet control shall be provided following installation of inlet structures. 23. All exposed soil areas shall have temporary erosion protection or permanent cover for the exposed soil areas year round, according to the following table of slopes and time frames: Type of Slope Stabilized within Steeper than 3:1 7 days 10:1 to 3:1 14 days Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Mr. Todd Gerhardt Highlands of Bluff Creek June 14, 2004 Page 15 24. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 25. The developer shall pay a total SWMP fee to the City at the time of final plat recording of $16,437.00. 26. The applicant shall apply for and obtain permits fi'om the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. 27. The proposed 5-foot retaining wall must be designed by a registered structural engineer." ATTACHMENTS 1. Final Plat. 2. Ordinance Rezoning Property to Planned Unit Development - Residential. 3. Letter from Phyllis Hanson (Metropolitan Council) to Robert Generous dated May 13, 2004. g:\plan\2004 planning cases\04-10 - walnut grove 2nd addition\walnut grove 2nd fp.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCENO. AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE, BY REZONING CERTAIN PROPERTY THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by rezoning all property within the following plat from Agricultural Estates (A2) to Planned Unit Development - Residential (PUD-R): Highlands of Bluff Creek Section 2. The following development Design Standards shall apply to all development within the project: DEVELOPMENT DESIGNSTANDARDS a. Intent The purpose of this zone is to create a Planned Unit Development (PUD) for a townhouse development consisting of two and three-unit structures. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. Each building proposed for development shall comply with the development standards outlined below. b. Permitted Uses Three and four-unit townhouse structures. (16 units total) Accessory Use (on Outlot B only) Gazebo Maintenance Shed Picnic Shelter Project Identification Sign Retaining Wall School Bus Shelter Sidewalks Street, Private c. Setbacks The following building setbacks shall apply West 78th Street 50 ft. TH 41 50 ft. Perimeter of townhouse lot (front, rear and end) 0 ft. Development Perimeter Property Line 30 ft. Bluff Creek Primary Zone (Outlot A) 20 ft., with the first 10 ft. as buffer do f. Development Site Coverage and Building Height 1. The standard for hard surface coverage is 30% for the overall development. 2. The maximum building height shall be two stories/35 feet. Building Materials and Design 1. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. 2. All materials shall be of high quality and durable. Materials used shall be from the approved material pallet. 3. Ail exterior equipment shall be screened by walls or landscaping. Site Landscaping and Screening 1. All buffer landscaping, including boulevard landscaping, shall be installed when the adjacent grading and construction is completed. 2. Native species shall be incorporated into site landscaping, whenever possible. Signage 1. One project identification sign shall be permitted for the development at the entrance on West 78th Street. Project identification signs shall not exceed 24 square feet in sign display area nor be greater than five feet in height. The sign treatment is an element of the architecture and thus should reflect the quality of the development. 2. Signage shall be comprised of individual dimensional letters and logos. Lighting 1. A shoe box fixture with decorative natural colored pole shall be used throughout the development for area lighting. 2. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 candle at the project perimeter property line. Section 3. The zoning map of the City of Chanhassen shall not be republished to show the aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the notations, references, and other information shown thereon are hereby incorporated by reference and made a part of this ordinance. Section 4. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED by the Chanhassen City Council this 14th day of June, 2004. ATTEST: Todd Gerhardt, City Manager Thomas A. Furlong, Mayor (Publish in the Chanhassen Villager on Metropolitan Council Building communities that work May 13, 2004 Robert Generous Senior Planner City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 RE: City of Chanhassen Comprehensive Plan Amendment Highlands of Bluff Creek - 6 acres Metropolitan Council Referral File No. 16500-8 Metropolitan Council District 4 Dear Mr. Generous: The Metropolitan Council staff found thc City ofChanhasscn's comprehensive plan amcndnlent (CPA) complete ibr review on May 13, 2004. The amendmcm proposes to re-guide 6 acres fi-om low dcnsity residential to medium density residential. Thc ('PA area is generally located along County Road 4t, just north of Arboretum Boulevard. At its May 24, 2000 regular meeting, the governing body of the ('ouncil identi fled certain types of local comprehensive plan amendments that may be reviewed by ('ouncil staff without further Ibrmal review by the governing body of the Council. Council staff applied the plan rcview waiver criteria established by the Council's governing body and finds that the amendlncnl is in conformance with metropolitan system plans, consistent with the Regional Bhwpri, t, and has no impact on the plans of other units of local government. Therefbre, the Council will waive fitrthcr rex'iow and the ('ity may place this amendment into effect. The amendment, explanatory materials supplied and lhc inlk)rmation submission ibrm will be appended to the City's Plan in thc Council's files, lfyou have any questions about this review, please contact Tom Caswell, Principal Reviewer, at 651-602-1319. Sincerely, Phyllis Itanson, Manager Planning and Technical Assistance CC: Julius Smith, Metropolitan Council District 4 Tom Caswell, Sector Representative Scott/( 'arx'cr ('ounly Cheryl Olsen, Reviews Coordinator www.metrocouncil.org Oily OF Clfl,fiNHASS~N Metro Info Line 602-1588 230 East Fifth Street · St. Paul, Minnesota 55101-1626 · (651) 602-1000 * Fax 602-1550 * TTY 291-0904