1e-1 Settlers West Final PlatCITYOF
CHANHASgEN
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
DATE:
Bob Generous, Senior Planner_(
June 28, 2004('~',.~.
SUB J:
Settlers West Final Plat Approval, The Pemtom Land Company
Planning Case #04-05
PROPOSAL SUMMARY
The developer is requesting final plat approval to subdivide 44.6 acres in to 48
lots, 3 outlots and a variance for right-of-way for Settlers West Road.
As a part of the overall development, the applicant will be working with staff over
the next few months to create a revised grading plan (IUP) for the Moon Valley
site.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
BACKGROUND
On May 10, 2004, the Chanhassen City Council approved the following:
A. The Comprehensive Plan Amendment to incorporate the property in the
2000 Metropolitan Urban Service Area (MUSA).
B. Rezoning of the property from A2, Agricultural Estate District to RSF,
Single Family Residential District.
C. Preliminary Plat (Subdivision) to create 48 lots, three outlots and public
right-of-way with a variance for street width.
D. Wetland Alteration Permit to fill and alter wetlands on site.
The proposed development is located within the Cities of Chanhassen and Eden
Prairie. Most of the development is located in Chanhassen. As such, the
majority of my comments are in relation to the 48 lots, one outlot and two
stormwater ponds in Chanhassen. However, the entire sanitary sewer and water
system will be provided by the City of Eden Prairie.
Settlers West Addition
June 28, 2004
Page 2
GRADING~ DRAINAGE & EROSION CONTROL
The existing site over the Chanhassen lots has tree cover over approximately 10 acres. The
existing bluff limit line surrounds all sides except a small portion at the northeasterly and
northwesterly sides along the property lines. The plans propose to grade about 60% of the site
for the new house pads, a proposed street, two cul-de-sacs and stormwater ponds. The proposed
grading will prepare the site for full basement, look-out and walk-out house pads. Since the first
plan submittal, the developer has done a better job of attempting to work with the existing
topography and to minimize the amount of grading.
The existing site drainage is encompassed within three different drainage areas. Under existing
conditions, the northern part of the site drains off-site to an existing wetland to the north; the
west/southwest portion of the site drains off-site to the County Railway corridor and eventually
south to a tributary creek of the Minnesota River; the east/southeast portion of the site drains off-
site over the existing bluff to the east. Under developed conditions, the applicant is proposing to
capture all of the street drainage and all of the front-yard drainage. This stormwater will be
conveyed via storm sewer to proposed ponds in the easterly and westerly center of the site for
treatment. The proposed ponds must be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL. The outlet for the ponds is a
proposed storm sewer which drains to the existing Hennepin County Regional Trail corridor.
This drainage alignment will require a permit from Hennepin County. Additionally, the City will
require that the developer obtain approval from Hennepin County for the City's use of the trail
for maintenance access to the storm sewer.
Drainage calculations for the site have been submitted and only minor changes remain. 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 sized 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 is
proposing a combination berm/swale and storm sewer system for the rearyards of lots adjacent to
the bluff. Staff is in favor of this design as it will help prevent future erosion issues with the
bluff.
Because of the sensitive nature of the site, staff recommends that Type II silt fence be used
around the perimeter of the entire site. In addition, tree preservation fencing must be installed at
the limits of tree removal. All disturbed areas, as a result of construction, must be seeded and
mulched or sodded immediately after grading to minimize erosion. The applicant should be
aware that any off-site grading will require an easement from the appropriate property owner. 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.
UTILITIES
Municipal sanitary sewer and water for the development will be provided by the City of Eden
Prairie. The plans propose on extending sewer and water from both Explorer Trail and Pioneer
Trail to service the development. Overall, the utility layout looks fine and all of the utility
improvements are required to be constructed in accordance with the City of Eden Prairie's latest
Settlers West Addition
June 28, 2004
Page 3
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City of Eden Prairie for maintenance and
ownership. A cooperative agreement covering this unique situation is currently being negotiated
between the cities and will be a condition of approval for this development.
The City of Chanhassen waives any fight to assess the lots for future trunk or lateral sewer and
water charges as long as the City of Eden Prairie provides such services. The developer will be
required to pay the City of Chanhassen an amount of money equal to the number of trunk hook-
up charges that are lost to the City of Chanhassen as a result of Pemtom not connecting with the
City of Chanhassen's future sewer and water systems. The payment would be made at the time
of building permit application and would be based upon the rates in place at that time. The
current rates per lot for the City of Chanhassen are $2,814 per unit for water trunk hook-up and
$1,458 per unit for sanitary sewer trunk hook-up.
STREETS
The plans propose on accessing the Chanhassen lots via Settlers West Road from the northeast
through Eden Prairie. The required fight-of-way for public streets is 60 feet wide with a 60-foot
radius for cul-de-sacs. The applicant is proposing a 50-foot wide street fight-of-way with a 28-
foot street width from back-of-curb to back-of-curb. The standard pavement width for public
streets in Chanhassen is 31 feet from back-of-curb to back-of-curb. In this case, staff is fine with
the street width staying at 28 feet and the fight-of-way of 50 feet. This size is consistent with the
existing street width in Eden Prairie and it will provide more flexibility in grading the rear yards
for the proposed lots.
The proposed street access from Pioneer Trail will require approval from Hennepin County and
the City of Eden Prairie. Since the last submittal, the applicant has provided information that a
safe roadway design with adequate sight distances can be obtained with the addition of a
westbound left turn lane on Pioneer Trail. However, there is insufficient pavement width on the
bridge deck, just west of the proposed access, to incorporate a fight turn lane into the site.
LANDSCAPING/TREE PRESERVATION
The developer for the Settler's West development has submitted tree canopy coverage and
preservation calculations. The calculations do not include tree removal necessary for the
installation of a storm sewer line through Outlot C; nor do they include any bluff areas. They are
as follows:
Total upland area (excluding wetlands and bluffs)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
25.5 ac.
38% or 9.7 ac.
30% or 7.65 ac.
6% or 1.6 ac.
The developer does not meet minimum canopy coverage allowed; therefore, the difference
between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Settlers West Addition
June 28, 2004
Page 4
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
263,538 SF or 6.05 ac.
1.2
316,245 SF
290 trees
The total number of trees required for the development is 290. The applicant has proposed a
total of 390 trees comprised of ash, basswood, cherry, cottonwood, elm and hackberry.
According to City ordinance, 290 of the trees must be a minimum of 21/2'' in diameter and an
overstory species. The City does not find cherry, cottonwood or elm acceptable species without
further information on the specific genus, species and varieties. A revised landscape plan with a
detailed plant schedule must be submitted to the City prior to final approval.
Staff is concerned about proposed tree preservation shown in submitted plans. There is one large
stand of significant trees on site. The species found in that area are mostly basswood and sugar
maple. There are little to no invasive species found there. According to the submitted plans, no
design creativity has been employed to preserve the trees. Grading is proposed to the edge of the
top of the bluff in all but two minor areas. The wooded area provides excellent protection to the
surrounding bluff and contains a large number of healthy and significant trees and should be
preserved. Staff recommends that the number of lots be reduced or the applicant be offered a
density transfer in order to preserve the high quality woods along the bluff.
According to the grading plans, elevation changes are proposed at the top of the bluff along a
majority of the entire bluff line. City ordinance does not allow grading within 20 feet of the top
of a bluff, defined by ordinance as the bluff protection zone. The applicant must eliminate
grading within the bluff protection zone.
City staff recommends that all bluff areas be placed in an outlot and be removed from individual
lot areas. The bluff outlots will be covered by a conservation easement and should become
public property.
There are no buffer yard requirements for this development.
BLUFFS
A large portion of the site has been identified as bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition,
all structures must maintain a 30-foot setback from the bluff and no grading may occur within
the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff)
except for grading to accommodate a storm water system in rear yards. A conservation easement
shall be recorded over the bluffs and bluff impact zones. The developer should work with staff
to develop and install appropriate markers to demarcate the bluff impact zone.
A large amount of debris (including old cars, tires and appliances) has been discarded in the bluff
areas of this parcel. The applicant will work with City staff to develop a plan for bluff
management. The plan should include an assessment of the stability of bluff areas, an inventory
of the discarded materials, a plan for the clean-up of bluff areas, and a restoration plan for critical
and/or severely eroded areas. The plan should also address reclamation of the Moon Valley site.
The bluff management plan should be implemented prior to or concurrently with subdivision
Settlers West Addition
June 28, 2004
Page 5
construction. No building permits will be issued until the plan for bluff management and the
Moon Valley restoration plan are approved by the city.
PARKS AND RECREATION
The developer shall pay park dedication fees for the 48 new houses at the time of final plat
recording. The 2004 fees are $2,800.00 per unit for a total fee $134,400.00. The developer is
proposing the extension of a trail to the Regional Trail over Outlots C and D. Outlot D is in the City
of Chanhassen and shall be dedicated to the city for trail purposes.
COMPLIANCE TABLE
FRONTAGE DEPTH
BLOCK 4 AREA (sq. ft.) {ft) {ft.) Acres
Lot 1 15,458 68 * 144 0.35
Lot 2 15,227 87 * 149 0.35
Lot 3 16,741 89 * 159 0.38
Lot 4 16,095 92 173 0.37
Lot 5 17,800 94 189 0.41
Lot 6 17,570 94 190 0.40
Lot 7 17,747 91 180 0.41
Lot 8 21,901 84 * 197 0.50
Lot 9 22,077 91 220 0.51
Lot 10 22,907 95 251 0.53
Lot 11 25,643 107 291 0.59
Lot 12 20,347 133 282 0.47
Lot 13 17,599 140 231 0.40
Lot 14 15,978 94 171 0.37
Lot 15 15,847 80 * 149 0.36
Lot 16 17,719 81 * 163 0.41
Lot 17 22,275 81 * 173 0.51
Lot 18 19,514 81 * 175 0.45
Lot 19 17,484 88 * 174 0.40
Lot 20 16,783 88 * 178 0.39
Lot 21 15,376 95 159 0.35
Lot 22 15,046 109 156 0.35
Lot 23 16,287 116 166 0.37
Lot 24 16,805 132 161 0.39
Lot 25 23,721 104 139 0.54
Lot 26 21,046 99 145 0.48
Lot 27 16,938 104 153 0.39
Lot 28 15,570 115 149 0.36
Lot 29 21,342 152 137 0.49
TOTAL: 534,843 12.28
· Complies
with lot width
requirements
at the building
setback line.
Settlers West Addition
June 28, 2004
Page 6
FRONTAGE DEPTH
BLOCK 5 AREA {sq. ft.) (ft) {ft.} Acres
Lot 1 16,526 176 136 0.38
Lot 2 15,634 95 170 0.36
Lot 3 20,189 96 218 0.46
Lot 4 20,836 97 227 0.48
Lot 5 18,438 128 202 0.42
Lot 6 17,854 94 190 0.41
Lot 7 16,882 92 174 0.39
Lot 8 16,642 82 * 156 0.38
Lot 9 17,469 82 * 162 0.40
Lot 10 16,231 86 * 158 0.37
Lot 11 15,845 94 169 0.36
Lot 12 17,756 94 178 0.41
Lot 13 20,302 261 155 0.47
Lot 14 16,963 118 175 0.39
Lot 15 20,192 93 219 0.46
Lot 16 20,788 91 212 0.48
Lot 17 18,626 90 197 0.43
Lot 18 15,238 98 166 0.35
Lot 19 21,240 61 * 144 0.49
TOTAL: 343,651 7.89
· Complies
with lot width
requirements
at the building
setback line.
OUTLOTS AREA (sq. ft.) ACRES
(Eden Prairie) A 76,329 1.75
(Eden Prairie) B 120,104 2.76
(Eden Prairie) C 1,293 0.03
(Eden Prairie) D 5,976 0.14
(Chanhassen) E 912,231 20.94
(Chanhassen) F 8,589 0.20
(Chanhassen) G 13,201 0.30
TOTAL: 1,137,723 26.12
RIGHT OF WAY
R/W 209,876 4.82
PIONEER TRAIL 2,489 0.06
TOTAL: 212,365 4.88
REVIEW CONDITIONS OF APPROVAL
1. The applicant will work with staff to reduce bluff impact and tree loss caused by Settlers Court.
*This condition has been met.
Settlers West Addition
June 28, 2004
Page 7
o
The development of the property is contingent on Eden Prairie approving the subdivision within
their jurisdiction. Without the road access and sewer and water service, this project would be
premature.
*This condition has been met.
3. The developer shall be responsible for paying park dedication fees at the time of final plat
recording.
*This condition shall be modified as follows: The developer shall be responsible for
paying park dedication fees in the amount of $134,400.00 at the time of final plat
recording. Outlot D shall be dedicated to the city for trail purposes.
Wetland replacement must occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant must receive approval of a wetland replacement
plan prior to wetland impacts occurring.
*This condition still applies.
o
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained
around Wetland G (if it is not mitigated). A wetland buffer 10 to 30 feet in width (with a
minimum average of 20 feet) must be maintained around Wetlands I and J. (Those buffers
considered for PVC must maintain a minimum width of 16.5 feet.) Wetland buffer areas shall
be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant must install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. Bluff areas must be preserved. All
structures must maintain a 30-foot setback from the bluff and no grading, except for the areas
identified for site drainage as shown in the approved grading plan, may occur within the bluff
impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). A
conservation easement shall be recorded over the bluffs and bluff impact zones. The developer
shall work with staff to develop and install appropriate markers to demarcate the bluff impact
zone.
*This condition has been modified to read "A wetland buffer 16.5 to 20 feet in width (with
a minimum average of 16.5 feet) must be maintained around Wetland G (if it is not
mitigated). A wetland buffer 20 to 30 feet in width (with a minimum average of 20 feet)
must be maintained around Wetlands I and J. Wetland buffer areas shall be preserved,
surveyed and staked in accordance with the City's wetland ordinance. The applicant
must install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. Bluff areas must be preserved.
All structures must maintain a 30-foot setback from the bluff and no grading, except for
the areas identified for site drainage as shown in the approved grading plan, may occur
within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of
a bluff). A conservation easement shall be recorded over the bluffs and bluff impact
zones. The developer shall work with staff to develop and install appropriate markers to
demarcate the bluff impact zone."
Settlers West Addition
June 28, 2004
Page 8
Bluff areas must be preserved. Ail structures must maintain a 30-foot setback from the bluff
and no grading, except for the areas identified for site drainage as shown in the approved
grading plan, may occur within the bluff impact zone (i.e., the bluff and land located within 20
feet from the top of a bluff). A conservation easement shall be recorded over the bluffs and
bluff impact zones. The developer shall work with staff to develop and install appropriate
markers to demarcate the bluff impact zone.
*This condition still applies.
The applicant shall work with City staff to develop a plan for bluff management. The plan shall
include an assessment of the stability of bluff areas, an inventory of the discarded materials, a
plan for the clean-up of bluff areas and a restoration plan for critical and/or severely eroded
areas. The plan shall also address reclamation of the Moon Valley site. The bluff management
plan shall be implemented prior to or concurrently with subdivision construction.
*This condition has been modified to read "The applicant shall work with City staff to
develop a plan for bluff management. The plan shall include an assessment of the stability
of bluff areas, an inventory of the discarded materials, a plan for the clean-up of bluff
areas and a restoration plan for critical and/or severely eroded areas. The plan shall also
address reclamation of the Moon Valley site. The bluff management plan shall be
implemented prior to or concurrently with subdivision construction. No building permits
shall be issued until the bluff management plan has been fully implemented."
o
The lots abutting bluff areas (Lots 12 through 39 and 46 through 50) shall be graded to drain
away from the bluff and bluff impact zone. In addition, a system of swales and storm sewer
with surface inlets shall be installed for the rear yards of the lots abutting bluff areas (Lots 12
through 39 and 46
through 50).
*This condition has been modified to read "The lots abutting bluff areas (Lots 7 through
19, Block 5 and Lots 5 through 29, Block 4) shall be graded to drain away from the bluff
and bluff impact zone. In addition, a system of swales and storm sewer with surface inlets
shall be installed for the rear yards of the lots abutting bluff areas (Lots 3 through 29,
Block 4 and Lots 7 through 19, Block 5).
The plans for the cross-country storm sewer on Outlot F shall be more detailed. Erosion
blanket, shade tolerant seed mix and fiber rolls are recommended to promote vegetation growth
and temporarily stabilize the exposed slope. Similar measures are needed shall the 20-foot
maintenance access be developed.
*This condition still applies.
10. To provide cost-effective sediment removal within Pond 3, a forebay shall be located at the
northern end of the pond near the inlet.
*This condition has been met.
Settlers West Addition
June 28, 2004
Page 9
11. A drainage and utility easement at least 20 feet in width shall be centered over any swales
and/or storm sewer, including pond inlets and outlets. Slopes within the easements shall be
gradual enough to permit access with heavy equipment.
*This condition is partially addressed by condition #30, therefore, it has been modified to
read "Slopes within the easements shall be gradual enough to permit access with heavy
equipment."
12. Adequate, non-compacted topsoil shall be applied to a depth of at least 6 inches prior to the
installation of permanent erosion control practices.
*This condition still applies.
13. Silt fence is needed at the HWL of storm water ponds once the ponds are final grade and
stabilized with mulch and seed or blanket and seed.
*This condition still applies.
14. After excavation of slopes adjacent to bluff areas and prior to home building activities (such as
excavating for foundations) the builders shall install silt fence or other perimeter control (snow
fence) to protect the temporary stabilization methods and final grade elevations.
*This condition still applies.
15. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed
soil areas must 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 Time
Steeper than 3:1 7 days
I0:1 to 3:1 14 days
Flatter than 10:1 21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
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.
16. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as-needed.
*This condition still applies.
17. The total SWMP fee, due payable to the City at the time of final plat recording, is $80,502.
Settlers West Addition
June 28, 2004
Page 10
*This condition has bee modified to read "The total SWMP fee, due payable to the City at
the time of final plat recording, is $78,179."
18. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Lower Minnesota River Watershed District, Minnesota Pollution Control Agency, City of Eden
Prairie, Minnesota Department of Natural Resources (for dewatering)) and comply with their
conditions of approval.
*This condition been modified to read "The applicant shall apply for and obtain permits
from the appropriate regulatory agencies (e.g., Lower Minnesota River Watershed
District, Minnesota Pollution Control Agency, City of Eden Prairie, Minnesota
Department of Natural Resources (for dewatering), Carver County, Hennepin County)
and comply with their conditions of approval."
19. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing shall be in place and maintained until all construction is completed. In no
areas shall the fencing be placed within the bluff impact zone.
*This condition still applies.
20. Any trees removed in excess of proposed tree preservation plans, dated 1/16/04, will be replaced
at a ratio of 2:1 diameter inches.
*This condition still applies.
21. Any trees removed must either be chipped or hauled off site. No burning permits will be issued.
*This condition still applies.
22. Silt fence must be placed outside of the bluff impact zone boundary.
*This condition still applies.
23. A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, Qwest, Xcel Energy, Cable TV and transformer boxes. This is to insure fire hydrants
can be quickly located and operated by firefighters. Pursuant to Chanhassen City Ordinance #9-
1.
*This condition still applies.
24. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during time of construction
except when approved, alternate methods of protection are provided. Temporary street signs
shall be installed at each street intersection when construction of roadways allows passage by
vehicles in accordance with Section 505.2 of the Minnesota Fire Code.
*This condition still applies.
Settlers West Addition
June 28, 2004
Page 11
25. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
*This condition still applies.
26. Demolition permits must be obtained prior to demolishing any structures on the site.
*This condition still applies.
27. As utility service will be provided by the City of Eden Prairie, responsibility for permits and
inspections of the private sewer and water services must be determined.
*This condition still applies.
28. The applicant will be required to meet the existing site runoff rates for the 10-year and 100-
year, 24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Program (NURP) standards.
*This condition still applies
29. The storm sewer must be designed for a 10-year, 24-hour storm event. Submit storm sewer
sizing calcs and drainage map prior to final plat for staff review and approval.
*This condition has been modified to read "The storm sewer must be designed for a 10-
year, 24-hour storm event."
30. 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.
*This condition still applies.
31. Because of the sensitive nature of the site, Type III silt fence per City detail plate #5300 be
used around the perimeter of the entire site. Also, remove the silt fence detail from the
preliminary grading plan (sheet #8.) In addition, tree preservation fencing must be installed at
the limits of tree removal. All disturbed areas, as a result of construction, must be seeded and
mulched or sodded immediately after grading to minimize erosion. The applicant shall be
aware that any off-site grading will require an easement from the appropriate property owner.
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 has been revised to read "Because of the sensitive nature of the site, Type
II silt fence per City detail plate #5300 be used around the perimeter of the entire site.
In addition, tree preservation fencing must be installed at the limits of tree removal. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant shall be aware that any
off-site grading will require an easement from the appropriate property owner. If
Settlers West Addition
June 28, 2004
Page 12
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."
32. Revise the storm sewer pipe diameter from 12-inch to 15-inch minimum.
*This condition has been met.
33. Permits from the appropriate governmental agencies must be obtained including: MPCA,
Watershed District, Hennepin/Carver County.
*This condition has been combined with condition #18.
34. On the grading plan:
a. Add a 4-inch perforated drain tile at street low point, 4-feet in back of curb.
b. Show the benchmark used for the site survey.
c. The walkout elevation of Lot 12 must be a minimum of 1.5 feet above the adjacent
emergency overflow elevation.
*This condition has been revised to read "On the grading plan: Show the benchmark
used for the site survey."
35. Last storm structure that is road accessible prior to pond must be a 3-foot sump manhole.
*This condition has been met.
36. The proposed retaining wall at the end of Settlers Court will not be allowed within the street
right-of-way. Also, any retaining wall over 4-feet in height must be designed by a registered
Civil Engineer in the State of Minnesota and it will require a building permit.
*This condition has been met.
37. Extend the 5-foot sidewalk to the south end of Settlers West Road.
*This condition still applies.
38. The developer must obtain approval from Hennepin County for the City's use of the trail for
maintenance access to the storm sewer.
*This condition still applies.
39. The plans are acceptable with the 150-foot curve radius, but the applicant will be required to
install mitigation signage.
*This condition has been met.
40. The applicant is required to add 8-foot shoulders per state aid standards and 150 foot tapers
on the end of each turn lane and lengthen the left turn lane to maximize the usefulness of the
lane and/or comply with Hennepin County's requirements for improvements to Pioneer Trail.
Settlers West Addition
June 28, 2004
Page 13
*This condition still applies.
41. The developer will be required to pay the City of Chanhassen an amount of money equal to
the number of trunk hook-up charges that are lost to the City of Chanhassen as a result of
Pemtom not connecting with the City of Chanhassen's future sewer and water systems. The
payment would be made at the time of building permit application and would be based upon
the rates in place at that time, multiplied by the number of buildable lots platted.
*The condition has been revised to read "The developer will be required to pay the City
of Chanhassen an amount of money equal to the number of trunk hook-up charges that
are lost to the City of Chanhassen as a result of Pemtom not connecting with the City of
Chanhassen's future sewer and water systems. The payment would be made at the time
of building permit application and would be based upon the rates in place at that time."
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval of Planning Case #04-05 creating 48 lots and three
outlots, with street width variances for a 50-foot right-of-way and a 28-foot pavement width,
subject to the following conditions:
I. The developer shall be responsible for paying park dedication fees in the amount of $134,400.00
at the time of final plat recording. Outlot D shall be dedicated to the city for trail purposes.
Wetland replacement must occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant must receive approval of a wetland replacement
plan prior to wetland impacts occurhng.
A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be
maintained around Wetland G (if it is not mitigated). A wetland buffer 20 to 30 feet in width
(with a minimum average of 20 feet) must be maintained around Wetlands I and J. Wetland
buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland
ordinance. The applicant must install wetland buffer edge signs, under the direction of City
staff, before construction begins and must pay the City $20 per sign. Bluff areas must be
preserved. All structures must maintain a 30-foot setback from the bluff and no grading, except
for the areas identified for site drainage as shown in the approved grading plan, may occur
within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a
bluff). A conservation easement shall be recorded over the bluffs and bluff impact zones. The
developer shall work with staff to develop and install appropriate markers to demarcate the bluff
impact zone.
Bluff areas must be preserved. All structures must maintain a 30-foot setback from the bluff
and no grading, except for the areas identified for site drainage as shown in the approved
grading plan, may occur within the bluff impact zone (i.e., the bluff and land located within 20
feet from the top of a bluff). A conservation easement shall be recorded over the bluffs and
Settlers West Addition
June 28, 2004
Page 14
bluff impact zones. The developer shall work with staff to develop and install appropriate
markers to demarcate the bluff impact zone.
The applicant shall work with City staff to develop a plan for bluff management. The plan shall
include an assessment of the stability of bluff areas, an inventory of the discarded materials, a
plan for the clean-up of bluff areas and a restoration plan for critical and/or severely eroded
areas. The plan shall also address reclamation of the Moon Valley site. The bluff management
plan shall be implemented prior to or concurrently with subdivision construction. No building
permits shall be issued until the bluff management plan has been fully implemented.
The lots abutting bluff areas (Lots 7 through 19, Block 5 and Lots 5 through 29, Block 4) shall
be graded to drain away from the bluff and bluff impact zone. In addition, a system of swales
and storm sewer with surface inlets shall be installed for the rear yards of the lots abutting bluff
areas (Lots 3 through 29, Block 4 and Lots 7 through 19, Block 5).
The plans for the cross-country storm sewer on Outlot F shall be more detailed. Erosion
blanket, shade tolerant seed mix and fiber rolls are recommended to promote vegetation growth
and temporarily stabilize the exposed slope. Similar measures are needed shall the 20-foot
maintenance access be developed.
8. Slopes within the easements shall be gradual enough to permit access with heavy equipment.
9. Adequate, non-compacted topsoil shall be applied to a depth of at least 6 inches prior to the
installation of permanent erosion control practices.
10. Silt fence is needed at the HWL of storm water ponds once the ponds are final grade and
stabilized with mulch and seed or blanket and seed.
11. After excavation of slopes adjacent to bluff areas and prior to home building activities (such as
excavating for foundations) the builders shall install silt fence or other perimeter control (snow
fence) to protect the temporary stabilization methods and final grade elevations.
12. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed
soil areas must 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 Time
Steeper than 3:1 7 days
10:1 to 3:1 14 days
Flatter than 10:1 21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
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.
Settlers West Addition
June 28, 2004
Page 15
13. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
14. The total SWMP fee, due payable to the City at the time of final plat recording, is $78,179.
15. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Lower Minnesota River Watershed District, Minnesota Pollution Control Agency, City of Eden
Prairie, Minnesota Department of Natural Resources (for dewatering), Carver County, Hennepin
County) and comply with their conditions of approval.
16. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing shall be in place and maintained until all construction is completed. In no
areas shall the fencing be placed within the bluff impact zone.
17. Any trees removed in excess of proposed tree preservation plans, dated 1/16/04, will be replaced
at a ratio of 2:1 diameter inches.
18. Any trees removed must either be chipped or hauled off site. No burning permits will be issued.
19. Silt fence must be placed outside of the bluff impact zone boundary.
20. A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, Qwest, Xcel Energy, Cable TV and transformer boxes. This is to insure fire hydrants
can be quickly located and operated by firefighters. Pursuant to Chanhassen City
Ordinance #9-1.
21. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during time of construction
except when approved, alternate methods of protection are provided. Temporary street signs
shall be installed at each street intersection when construction of roadways allows passage by
vehicles in accordance with Section 505.2 of the Minnesota Fire Code.
22. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
23. Demolition permits must be obtained prior to demolishing any structures on the site.
24. As utility service will be provided by the City of Eden Prairie, responsibility for permits and
inspections of the private sewer and water services must be determined.
25. The applicant will be required to meet the existing site runoff rates for the 10-year and 100-
year, 24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Program (NURP) standards.
26. The storm sewer must be designed for a 10-year, 24-hour storm event.
27. 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
Settlers West Addition
June 28, 2004
Page 16
level. The minimum easement width shall be 20 feet wide.
28. Because of the sensitive nature of the site, Type II silt fence per City detail plate #5300 be
used around the perimeter of the entire site. In addition, tree preservation fencing must be
installed at the limits of tree removal. All disturbed areas, as a result of construction, must be
seeded and mulched or sodded immediately after grading to minimize erosion. The applicant
shall be aware that any off-site grading will require an easement from the appropriate
property owner. 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.
29. On the grading plan:
a. Show the benchmark used for the site survey.
30. Extend the 5-foot sidewalk to the south end of Settlers West Road.
31. The developer must obtain approval from Hennepin County for the City's use of the trail for
maintenance access to the storm sewer.
32. The applicant is required to add 8-foot shoulders per state aid standards and 150-foot tapers
on the end of each turn lane and lengthen the left turn lane to maximize the usefulness of the
lane and/or comply with Hennepin County's requirements for improvements to Pioneer Trail.
33. The developer will be required to pay the City of Chanhassen an amount of money equal to
the number of trunk hook-up charges that are lost to the City of Chanhassen as a result of
Pemtom not connecting with the City of Chanhassen's future sewer and water systems. The
payment would be made at the time of building permit application and would be based upon
the rates in place at that time.
34. A signed cooperative agreement between the City of Eden Prairie and City of Chanhassen
must be in place prior to the recording of the final plat.
35. Outlot F, Settlers West, Carver County, Minnesota shall be maintained by the owner of
Outlot F, such that erosion does not occur. If erosion does take place and extends into the
City of Eden Prairie, repair to the eroded areas located within the City of Eden Prairie shall
be repaired by the owner of Outlot F and at no expense to the City of Eden Prairie. The City
of Eden Prairie is an intended third party beneficiary of this paragraph and the City of Eden
Prairie shall have the fight to enforce the terms of this paragraph by all legal and equitable
remedies including but not limited to abatement, injunction and damages."
ATTACHMENTS
1. Final Plat.
g:\planL2004 planning cases\04-05 Settlers West fp.doc