Loading...
1c-1 Oaks Minnewashta 2nd Plat CITY OF CHAN HAS SEN 7700 IvlaíKel Boulevara PO BGy. 147 Cnanhass[:¡,¡ MIJ 55317 Administration 952.2271100 Fay. 952227.1110 Building Inspections PI,olle.9522271180 Fay. 952.227.1190 Engineering Phone 9522271160 Fay. 952.2271170 Finance 952.2271140 Fay. 9522271110 Park & Recreation Phorle 952.2271120 Fax. 952227.1110 RecrealiGI1 Ceiller 2310 Cou!ler Bou!evard PhGlle 952.2271400 Fay. 952.2271404 Planning & Natural Resources Pllolle 952.2271130 952.2271110 Public Works 1591 Park Road Phcne 952227 1300 Fax. 952.227.1310 Senior Center PI,olle 952.2271125 Fn 952 2271110 Web Site www.cr.chali.1asseI1.lr.¡l.us The City of Chanhassen · A ,.d ~ ,/ _L \~~ ~- _.._------~- _...~.~-------. MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Kate Aanenson AICP, Community Development Director ð~ DATE: September 13,2004 SUBJ: Oaks of Minnewashta 2nd Addition PROPOSAL SUMMARY Williams Development, Inc. is requesting Final Plat approval for seven lots within the Oaks of Minnewashta 2nd Addition. The subject site is part of the Oaks of Minnewashta plat approved in 1995. This portion of the plat was placed in an outlot because Kings Road was not built to city standards at this location. The balance of Kings Road was recently dedicated with the Lowell Carlson Plat, Cimarron, which was formerly known as Countryside, and is currently under construction. With the construction of the Kings Road this subdivision is able to receive final plat approval. ACTION REQUIRED City Council approval requires majority of City Council present. BACKGROUND The Oaks of Minnewashta was originally platted in 1995. The seven lots shown in the preliminary plat of Oaks of Minnewashta were final platted into Outlot B because Kings Road was not dedicated and built as a public street. The development of the Carlson property, Countryside, now Cimarron, has allowed this property to be final platted. The original conditions of approval of the plat were in good standing for three years. After this time period, the final plat is subject to city ordinances currently in effect. There is an ag/urban wetland in Victoria located directly to the west of Lot 7. This affects the setback of Lot 7. The original setback was 40 feet with an average buffer of 10 feet which is no longer in effect. The new wetland setback as amended in the City Code is 40 feet plus 16.5 feet of landscape buffer for a total setback from the wetland of 56.5 feet*. The applicant has modified the building envelope to reflect the wetland setback and buffer requirement. ANAL YSIS GRADING/DRAINAGE/EROSION CONTROL The property has some fairly good geographic relief for a site its size. It ranges from a high of 996 in the south-central portion to a low of 964 in the southwest comer of the site. This elevation change lends the site well to walk-out type lots, which the applicant is proposing for all seven of the new lots. Overall, the grading plan looks cOIDlmmlíy wilh ,:!ean lakes. quaiily llll"i\il',10\'VI" W'I1,jlllg tral!s bc¿ulllu! palks þ, ¡¡real p!ace 10 live work. arid play Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 2 fine. Staff would recommend that the pad elevation of Lot 7 be raised I-foot higher both in the front and rear. This will provide an additional foot of vertical elevation difference between the future home and the adjacent wetland to the west.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. The front yard runoff from the site all drains to Kings Road. From there the drainage is routed via storm sewer to one of two ponds for treatment: the Cimmaron development pond to the south or an existing pond along Kings Road to the east. Both of the ponds have been sized for development of this site so no further ponding improvements are required. There is a rearyard drainage swale proposed across Lots 4-7. As such, a 40-foot wide drainage and utility easement will be required across the rear yards of the lots. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Silt fence has been shown around most of the site. Staff would recommend that Type I silt fence be added along the east side of the site and that Type II, heavy-duty, silt fence be used along the west side adjacent to the existing wetland. Curbside inlet controls will be required for the catch basins in Kings Road. Also, the rock construction entrance must be lengthened to a minimum of 75 feet, per City Detail Plate No. 5301. UTILITIES Sanitary sewer and water services to each of the proposed lots will be provided as part of the Cimarron plat to the south. As such, the applicant will not be required to construct any additional sewer and water improvements. According to the City's Finance Department records, the site has no assessments due for utilities. However, sanitary sewer and water hook-up charges along with the Metropolitan Council's SAC fee will be due at the time of building permit issuance for each of the new lots. The 2004 trunk utility hook-up charge is $1,458 per unit for sanitary sewer and $2,814 per unit for water. The 2002 SAC fee is $1,425 per unit. The hook-up charges and SAC fee are based on the number of SAC units assigned by the Metropolitan Council. STREETS All of the proposed lots will access Kings Road. As with the utilities, the upgrade of Kings Road will be completed as part of the Cimarron development to the south. No further street improvements are required as part of this development. P ARK AND TRAIL Roundhouse Park is located directly east of this proposed development and satisfies the park service needs of the proposed development. A segment of the City's comprehensive trail system is also located east of the proposed development. The sidewalk connection to the trail from Kings Road should be extended as a condition of this project. Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 3 The applicant is subject to payment of full park dedication fees at the time of final platting as a condition of approval. At the current rate of $2,800 per single family unit, the applicable park fees total $19,600. 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 single-family residential development rates of $1,028/acre. Based on the proposed developed area of approximately 2.42 acres, the water quality fees associated with this project are $2,488. 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. Single- family residential developments have a connection charge of $2,545 per developable acre. This results in a water quantity fee of approximately $6,159 for the proposed development. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $8,647. LANDSCAPING Landscaping requirements for the seven lots in outlot B were approved with the Oaks of Minnewashta subdivision. Each lot is required to have two overstory trees planted in the front yard. REVIEW CONDITIONS OF APPROVAL 1. All areas disturbed during site grading shall be immediately restored with seed and disc mulched or wood fiber blanket or sod within two weeks of completing site grading unless the City's Best Management Practice Handbook planting dates dictate otherwise. All areas disturbed with slopes of 3: 1 or greater shall be restored with sod or seed and wood fiber blanket. This condition is no longer applicable 2. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detailed Plates. Detailed street and utility plans and specifications shall be submitted for staff review and City Council approval in conjunction with final plat approval. Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 4 This condition is no longer applicable 3. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (i.e. Watershed District, MWCC, Health Department, DNR) and comply with their conditions of approval. This condition is no longer applicable 4. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. This condition is no longer applicable 5. Storm drainage discharge from the site shall maintain the predeveloped runoff conditions. The applicant shall provide detailed storm sewer and ponding calculations for a lO-year and 100-year storm event of a 24-hour duration. Water quality and quantity ponding calculations shall be submitted in accordance with the City's SWMP for the City Engineer to review and approve. This condition is no longer applicable 6. The applicant shall have soil borings performed on the site and submit a soils report to the City for review prior to issuance of building permits. This condition still applies 7. Lot 32, Block 3 shall take direct access from Country Oaks Lane and not Kings Road unless Kings Road has been upgraded to City standards. This condition is no longer applicable 8. Wetlands on the site shall be staked, surveyed and included on the grading and drainage plan. In addition, a buffer strip shall be incorporated per City ordinance. This condition is no longer applicable 9. The proposed development shall be responsible for SWMP water quality and quantity connection fees. SWMP water quality and quantity connection fees may be credited/reduced depending on the applicant's contribution to on-site storm drainage improvements according to the City's SWMP design parameters. Staff will generate a breakdown of the appropriate SWMP fee after approval of the construction plans. Credits shall be given for the additional storm sewer required over and above what would have been required for Kings Road improvements. This condition shall be modified as follows: The estimated total SWMP fee, due payable to the City at the time of final plat recording, is $8,647. Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 5 10. Outlot A shall be dedicated to the City by warranty deed for construction of a sediment basin and parkland. This condition is no longer applicable 11. Staff recommends granting a variance to the City's ordinance regarding street grades. Street grades on Kings Road shall be permitted up to 10%. This condition is no longer applicable 12. Detailed grading, drainage, erosion control and tree removal plans shall be submitted for review and approval by the city prior to issuance of building permits on Lots 4 through 8, Block 3. This condition is no longer applicable 13. All private driveways shall be built in accordance to the City's Ordinance No. 209. This condition is no longer applicable 14. Erosion control fence adjacent to all wetland areas shall be the City's Type III. Erosion control fence on the entire site shall be maintained by the applicant until the entire site has been revegetated and removal is authorized by the City. This condition shall be modified as follows: Silt fence must be added along the east side of the site and Type II, heavy-duty, silt fence must be used along the west side adjacent to the existing wetland. Curbside inlet controls will be required for the catch basins in Kings Road. Erosion control fence on the entire site shall be maintained by the applicant until the entire site has been revegetated and removal is authorized by the City. 15. Barricades shall be placed at the east end of the temporary cul-de-sac on White Oak Lane and County Oaks Road and a sign indicating that "THIS STREET WILL BE EXTENDED IN THE FUTURE." This condition is no longer applicable 16. The plat shall include a 8± acre park at the northwest intersection of where Kings Road currently is located and Minnewashta Parkway. The acquisition of the park to be accomplished through park dedication (l.8± acres) and purchase (6.2± acres). This acquisition shall be a condition of final plat approval. A purchase agreement shall be negotiated by the city contingent upon city council approval. Full park fee credit shall be granted as a part of these negotiations. The purchase agreement for the park property shall be signed before the plat is recorded. Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 6 Acceptance of full trail dedication fees in force upon building permit application is recommended. Current trail fees are $300 per single family residential unit, with 1/3 of these fees to be paid at the time of final plat. This condition shall be modified as follows: The applicant is subject to payment of full park dedication fees at the time of final platting as a condition of approval. At the current rate of $2,800 per single family unit, the applicable park fees total $19,600. 17. The applicant shall escrow with the city their fair share of the costs to extend Kings Road west of Country Oaks Road or a conveyance placed on the deed of Outlot B that these future lots will be responsible for 50% of the costs to upgrade Kings Road west of Country Oaks Road. This condition is no longer applicable 18. A woodland management plan shall has been prepared as per city ordinance Section 18.61. The staff is recommending modifications to the Woodland plan acceptable and approved by staff prior to recording. Surety for the landscaping shall be specified in the development contract. The landscaping plan shall be signed by a landscape architect. · Sugar Maples in the wet soils shall be modified to other species including Swamp White Oak, Linden, River Birch, Silver Maple or Red Maple. · Tree conservation easements are required on Lots 4-8, Block 3. In addition, tree removal plans for these lots shall be provided. At the time of building permit, the builder shall provide canopy removal calculations and tree removal/preservation plan. If trees removed in these lots exceed the original canopy coverage, trees shall be replaced at a 2 to 1 ratio. The developer shall provide accounting of the trees being utilized. They shall also provide a matrix of the block, lot, number and type of trees being placed on lots. The trees shall be placed on the site within the following ranges: Species Range American Linden 49 - 65 Littleleaf Linden Sugar Maple 49 - 65 Red Oak 19 - 49 White Oak Black Hills Spruce 39 - 49 Norway Spruce Red Cedar Weeping Willow 0-11 This condition is no longer applicable Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 7 19. Within 3 years after final plat approval, Outlot B must be subdivided consistent with the approved plat (shown with 7 lots). After that time, Outlot B will subject to city ordinances in effect. This condition has been met. Lot 7 has been modified to meet the new wetland setback and buffer requirements. 20. Lots 8 and 9, Block 1 and future Lot 7 (Outlot B) adjacent to the two ag/urban wetlands shall maintain the ordinance requirements of a 40' setback and 10' buffer strip. This condition is no longer applicable 21. Compliance Table The following table has been revised to meet the new wetland setback requirements: Block 1 Lot Area Lot Frontage Lot Depth 15,000 sq. ft. 90' required 125' required required Lot 1 15,019' 104 144.5' Lot 2 15,112' 102.79' 147.025' Lot 3 15,027' 100.88' 148.96 Lot 4 15,000' 100' 150' Lot 5 15,000' 100' 150' Lot 6 15,000 100' 150' Lot 7 15,300 102' 150 22. The City Council grants staff the flexibility to administratively approve the construction plans and specifications. This condition is no longer applicable 23. The applicant's Surface Water Management connection fees will be calculated upon final review and approval of the construction plan documents. The City will credit the applicant for the additional storm sewer required to reroute the stormwater easterly along Kings Road to Outlot A over and above what would normally be necessary to convey the drainage from Kings Road. The City will be participating in a 50-50 cost sharing with the applicant for the construction of the street, utilities, and storm drainage structures for Kings Road adjacent to the parkland. The City's share will also include a 50-50 cost split of the engineering inspection and legal fees specifically associated with the improvements on Kings Road adjacent to the parkland. The engineering, inspection and legal fees associated with the improvements on Kings Road adjacent to the parkland shall be determined as an equivalent ratio of the specific construction cost divided by the total construction cost for Kings Road. The City shall also compensate the applicant for the oversizing cost of the lift station and a Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13,2004 Page 8 prorated share of the telemetry system. The final compensation amount will be determined upon completion of the project improvements. This condition is no longer applicable 24. The landscape plan shall be revised to locate plant materials so they are not placed over any utility lines or within drainage swales. This condition is no longer applicable 25. The applicant shall dedicate on the final plat a 20 ft. x 20 ft. area for a drainage and utility easement for the lift station over the southwest comer of Outlot B. This condition is no longer applicable 26. It will be the applicant's responsibility to remove the existing structures from the site and disconnect the utility services from each dwelling. In addition, the applicant shall be responsible for the abandonment of the existing wells and septic systems in accordance with local and state health codes. Upon razing of the structures on the park property, all debris shall be removed off site and the basements backfilled with clean fill material. The City will reseed the areas where the structures existed. The demolition of these existing structures on the park property shall be completed within 30 days after the final plat has been recorded. This condition is no longer applicable 27. The applicant may commence site grading contingent upon the applicant entering into the development contract and supplying the City with a financial security to guarantee site grading, erosion control, and site restoration. This condition still applies Based on review of the final plat, staff is recommending that the following conditions be added: 1. Lots 1-7, Block 1 are required to have two overstory trees, minimum 2.5" diameter, in each front yard. 2. A sidewalk shall be extended along Kings Road to the public trail. 3. On the grading plan: a. Show the HWL and topography of the wetland, just west of the site. b. Show the existing lift station and all other existing utilities. c. Show all existing and proposed easements. d. Show the survey benchmark. 4. The pad elevation of Lot 7 must be raised I-foot higher both in the front and rear. Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13, 2004 Page 9 5. A 40-foot wide drainage and utility easement will be required across the rear yards of Lots 4- 7. 6. The rock construction entrance must be lengthened to a minimum of 75 feet. 7. 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. 8. Sanitary sewer and water hook-up charges along with the Metropolitan Council's SAC fee will be due at the time of building permit issuance for each of the new lots. RECOMMENDA TION Staff recommends that the City Council adopt the following motion: "The City Council grants final plat approval for Oaks of Minnewashta 2nd Addition, subject to the following conditions: 1. The applicant shall have soil borings performed on the site and submit a soils report to the City for review prior to issuance of building permits. 2. The estimated total SWMP fee, due payable to the City at the time of final plat recording, is $8,647. 3. Silt fence must be added along the east side of the site and Type II, heavy-duty, silt fence must be used along the west side adjacent to the existing wetland. Curbside inlet controls will be required for the catch basins in Kings Road. Erosion control fence on the entire site shall be maintained by the applicant until the entire site has been revegetated and removal is authorized by the City. 4. The applicant is subject to payment of full park dedication fees at the time of final platting as a condition of approval. At the current rate of $2,800 per single family unit, the applicable park fees total $19,600. 5. Compliance Table: Block 1 Lot Area Lot Frontage Lot Depth 15,000 sq. ft. 90' required 125' required required Lot 1 15,019' 104 144.5' Lot 2 15,112' 102.79' 147.025' Lot 3 15,027' 100.88' 148.96 Lot 4 15,000' 100' 150' Lot 5 15,000' 100' 150' Lot 6 15,000 100' 150' Todd Gerhardt Oaks of Minnewashta 2nd Addition Final Plat September 13,2004 Page 10 Block 1 Lot Area Lot Frontage Lot Depth 15,000 sq. ft. 90' required 125' required req uired Lot 7 15,300 102' 150 6. The applicant may commence site grading contingent upon the applicant entering into the development contract and supplying the City with a financial security to guarantee site grading, erosion control, and site restoration. 7. Lots 1-7, Block 1 are required to have two overstory trees, minimum 2.5" diameter, in each front yard. 8. A sidewalk shall be extended along Kings Road to the public trail. 9. On the grading plan: a. Show the HWL and topography of the wetland, just west of the site. b. Show the existing lift station and all other existing utilities. c. Show all existing and proposed easements. d. Show the survey benchmark. 10. The pad elevation of Lot 7 must be raised I-foot higher both in the front and rear. 11. A 40-foot wide drainage and utility easement will be required across the rear yards of Lots 4- 7. 12. The rock construction entrance must be lengthened to a minimum of 75 feet. 13. 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. 14. Sanitary sewer and water hook-up charges along with the Metropolitan Council's SAC fee will be due at the time of building permit issuance for each of the new lots." A TT ACHMENTS 1. Oaks of Minnewashta 2nd Addition Final Plat. g:\plan\ka\subdivísíons\oaks of mínnewashta 2nd.doc