1d-1 Pinehurst Final Plat
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
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J-d.-1.
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
March 14, 2005
SUBJ:
Final Plat Approval for Pinehurst
Planning Case No. 04-36
PROPOSAL SUMMARY
The applicant is requesting final plat approval for Pinehurst creating 43 lots, 2
outlots, right-of-way for public streets and two private streets. The proposal
includes approximately 28 acres. The development complies with the Single-
Family Residential (RSF) District regulations.
BACKGROUND
On January 10,2005, the Chanhassen City Council approved the following:
Rezoning of the 27.62 acres located within the Pinehurst subdivision from
Rural Residential (RR) to Single-Family Residential (RSF);
And,
Preliminary plat for Pinehurst Addition with a variance for the use of
private streets, plans prepared by Westwood Professional Services, Inc.,
dated 9/17/04, revised 9/22/04 and 11/05/04.
FINAL PLAT
PROPOSAL SUMMARY
The applicant is requesting final plat approval for 43 lots, 2 outlots and associated
right-of-way for public streets, Pinehurst Addition. The developer will be donating
Outlot A to the City for permanent open space and Outlot B for a storm water pond.
The proposal includes approximately 28 acres.
SURFACE WATER MANAGEMENT PLAN (SWMP)
SURFACE WATER MANAGEMENT FEES (Note - SWMP fees were revised
effective January 1,2005.)
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown. thriving businesses, winding trails. and beautiful parks A great place to live. work. and play
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 2
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
$1,093/acre. Based on the proposed developed area of 23.68 acres, the water quality fees
associated with this project are estimated to be $25,882.24.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
City wide 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 $2,705 per developable acre.
This results in a water quantity fee of approximately $64,054.40 for the proposed development.
SWMP Credits
The developer is providing storm water ponding for off-site developments. For the oversizing of
the pond, the developer is being granted a credit of $11,902.77. For the installation of the outlet
control structure, the developer is provided an additional credit of $2,500.00.
Based on the proposed development area of 23.68 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording, is $75,522.87.
WETLANDS
Three aglurban wetlands exist on-site. Wetlands were delineated by Westwood Professional
Services on July 15,2004. The total area of wetlands is 0.14 acres (6,098 square feet). No
wetland impacts are proposed.
LANDSCAPING AND TREE PRESERVATION
The developer has revised the plan to attempt to preserve additional trees. While they have been
able to increase some areas of tree preservation, they will have to eliminate trees in other areas,
especially for the utility extensions. The landscape plan shall include a minimum of 260 trees. A
final revised plan must be submitted to the City for approval prior to recording the final plat.
PARK & RECREATION
Comprehensive Park Plan
The proposed Pinehurst development is located within the municipal park service boundaries of
Pheasant Hill Park and Herman Field Park. In addition, the property is directly adjacent to the
Minnetonka Middle School West campus and a short drive or walk from Lake Minnewashta
Regional Park. These three facilities will provide future residents significant access to park and
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 3
open space resources. No additional parkland dedication is recommended as a condition of this
plat. Full park fees shall be collected at the rate in force at the time of final plat. For the 41
additional single-family lots, a total park fee of $164,000.00 will be required based on 2005 park
fees.
Comprehensive Trail Plan
The site does not contain or directly access any portion of the City's trail plan. A sidewalk or
trail connection to the Middle School Campus should be included as a condition of approval. In
addition, appropriate sidewalks connecting to the east and south should be included.
GRADING. DRAINAGE & EROSION CONTROL
The existing site is about 28 acres and has tree cover over approximately 18 acres (65% of the
parcel.) The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of 1070± to a low of 1006±. These severe elevation differences
make this site a challenging one to both develop and minimize grading. The plans propose to
grade about 75-80% of the site for the 43 new house pads, a proposed street system, four cul-de-
sacs and a stormwater pond. The proposed grading will prepare the site for full basement, look-
out and walk-out type house pads. Retaining walls are proposed in numerous locations
throughout the site. The applicant must be aware that any retaining wall over four feet in height
must be designed by a registered civil engineer and a permit from the City building department
must be obtained. In addition, encroachment agreements will be required for any retaining wall
within a public easement.
The existing site drainage is encompassed within two different drainage areas. Under existing
conditions, the western part of the site drains off-site to an existing wetland to the west; the
eastern part of the site drains off-site to the south. Under developed conditions, the applicant is
proposing to capture all of the street drainage, all of the front yard drainage and some rearyard
drainage from the interior lots. This stormwater will be conveyed via storm sewer to a proposed
pond in the south center of the site for treatment. The proposed pond has been designed to
National Urban Runoff Program (NURP) standards with maximum 3: 1 slopes and a 10: 1 bench
at the NWL. In addition, the proposed ponding is sized to accommodate the drainage generated
from the property to the north, as shown in the City's Surface Water Management Plan (SWMP).
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 lO-year and 100-year, 24-hour
storm events. Storm sewer sizing calculations have also been submitted. The storm sewer must
be sized for a lO-year, 24-hour storm event. Drainage and utility easements have been dedicated
on the final plat over the public storm drainage system including ponds, drainage swales, and
wetlands up to the 100-year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
fence, be used adjacent to the existing wetland, existing creek area, and around the proposed
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14,2005
Page 4
pond. In addition, tree preservation fencing must be installed at the limits of tree removal.
Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation
change of eight feet or more. 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.
UTILITIES
Municipal sewer and water service is available to the site from Manchester Drive and water
service is available from Galpin Boulevard. The water and sewer mains will be extended north
from Manchester Drive to serve the site. The watermain will then be looped with the existing
12-inch diameter main along Galpin Boulevard. In addition, water will be extended to the north
property line for future development of the parcel to the north. The water and sewer is also
proposed to be extended within the two private streets off of Pinehurst Drive. The watermain in
Amberwood Lane is proposed to be connected with the existing watermain from the Brenden
Court private street to the west. This watermain connection will provide a "looped" system for
the majority of the western side of the site. In order to provide future access to this watermain
for maintenance purposes, staff is recommending that the existing bituminous driveway over the
watermain off Brenden Court remain.
The applicant is also proposing a second gravity sewer line to serve the western two-thirds of the
site. This sewer line, which runs from Amberwood Lane to an existing manhole in Lake Lucy
Road, is proposed to go south outside of the pavement and right-of-way, through three of the
proposed lots and cross over City-owned property prior to connecting to the existing sewer line
in Lake Lucy Road. The applicant will directional bore this sewer line in order to minimize the
amount of environmental degradation. The installation of this line will alleviate the need for a
very deep (40' +) sewer line in Pinehurst Drive.
The underlying property has been previously assessed for sewer and water improvements and
those assessments have been paid. The sanitary sewer and water hookup charges along with the
Lake Ann Interceptor charge will be applicable for each of the new lots. The 2005 trunk hookup
charge is $1,458.00 per unit for sanitary sewer and $2,955.00 per unit for watermain. The total
2005 Lake Ann Interceptor charge is $2,270 per unit and the SAC fee is $1,525.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
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
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 5
aware that all public utility improvements will require a pre-con 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, and Carver County.
STREETS
The plans propose two full accesses to the site; one off of Galpin Boulevard from the east side
and the other from the extension of Manchester Drive to the south. Additionally, Hemlock Lane
will be extended to the north property line to allow for a future street connection with Crestview
Drive when the property to the north is developed. A temporary cul-de-sac turnaround for
emergency vehicles will be required at the north end of Hemlock Lane along with a sign stating
that the road will be extended in the future. All of the proposed public streets comply with the
minimum required right-of-way and pavement widths.
The applicant is proposing two private streets off of Pinehurst Drive. The private streets are each
shown with a 20-foot pavement width, per City code. In addition, the private street must be built
to a 7-ton design and enclosed within a 30-foot private easement. The developer will be required
to submit inspection/testing reports from an independent geotechnical firm that the street is built
to a 7-ton design.
As with past developments that access off of Galpin, a right-turn lane into the site is required to
be constructed. During the preliminary plat approval process, concerns were raised about the
proposed design length of the turn lane. The turn lane is designed so that it will not conflict with
an existing driveway to the north. City staff, the applicant's traffic engineer, and Carver County
have all reviewed the design and believe the turn length is sufficient. Based on the fact that 43
lots could potentially access the site from the Pinehurst Drive entrance on Galpin, this translates
into approximately 430 total vehicle trips/day (assuming 10 trips/day/lot). In the P.M. peak hour
when the turn lane would be most heavily used, Pinehurst Drive could be expected to serve
approximately 50 trips divided as follows: approximately 30 trips entering the site and
approximately 20 trips exiting the site.
Given the proximity of the site to TH 5, it could be reasonably assumed that the majority of trips
will be destined to from TH 5 (i.e., to/from the south). Therefore, the right turn lane from Galpin
into the site will serve a small amount of the site entering trips. Assuming, conservatively, that
25% of the site traffic will come to/from the north, this translates into P.M. peak hour traffic of 8
trips into the site from the right turn lane. In other words, it can be expected that on average, a
vehicle will be using the right turn lane about every 7 to 8 minutes. Given the very low expected
southbound right turn volume from Galpin and the fact that the right turn from a dedicated turn
lane will be an unimpeded movement, staff concurs with the adequacy of the 94-foot turn lane as
designed.
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 6
COMPLIANCE TABLE
Area (square feet) Frontage (feet) Depth (feet) Setback (feet)
Code 15,000 90, 100 on private 125 Front - 30, side - 10,
street rear - 30, wetland
buffer - 40
Lot 1, Block 1 18,413 110 135 30, 10, 30, na
Lot 2, Block 1 16,486 101 132 30, 10, 30, na
Lot 3, Block 1 23,324 106 189 30, 10, na, na
Lot 4, Block 1 19,249 176 165 30, 10, 30, na
Lot 5, Block 1 17,355 123 189 30, 10, 30, na
Lot 6, Block 1 16,189 122 168 30, 10, 30, na
Lot 7, Block 1 20,221 56 @ 139 30, 10, 30, na
Lot 8, Block 1 15,996 49@ 145 30, 10, 30, na
Lot 9, Block 1 29,879 123 358 30,10,30,40
Lot 10, Block 1 37,037 100 380 30, 10, 30, na
Lot 11, Block 1 25,240 69@ 296 30, 10, 30, na
Lot 12, Block 1 20,487 95 226 30, 10, 30, na
Lot 13, Block 1 19,574 111 205 30, 10, 30, na
Lot 14, Block 1 31,944 209 178 30,10,30,40
Lot 15, Block 1 29,489 137 198 30,10,30,40
Lot 16, Block 1 27,576 83# 219 30,1O,30,na
Lot 17, Block 1 24,030 103 172 30, 10, 30, na
Lot 18, Block 1 23,009 80 @ 210 30, 10, 30, na
Lot 19, Block 1 18,446 80 @ 176 30, 10, 30, na
Lot 20, Block 1 19,290 80@ 169 30,1O,30,na
Lot 21, Block 1 15,361 81 @ 150 30, 10, 30, na
Lot 22, Block 1 15,935 106 137 30,1O,30,na
Lot 23, Block 1 15,452 131 139 30, 10, 30, na
Lot 24 Block 1 15,743 134 152 30,1O,30,na
Lot 25, Block 1 15,850 110 165 30, 10, 30, na
Lot 26, Block 1 17,649 139 165 30,1O,na,na
Lot 27, Block 1 18,323 182 182 30,1O,30,na
Lot 1, Block 2 18,008 156 176 30,1O,30,na
Lot 2, Block 2 18,292 118 131 30, 10, na, na
Lot 3, Block 2 16,393 88 @ 158 30,1O,30,na
Lot 4, Block 2 16,163 106 142 30, 10, 30, na
Lot 5, Block 2 15,972 112 143 30, 10, 30, na
Lot 6, Block 2 16,019 112 143 30,10,30,na
Lot 7, Block 2 15,992 112 143 30, 10, 30, na
Lot 8, Block 2 17,246 123 139 30,1O,na,na
Lot 1, Block 3 26,181 128 175 30, 10, na, na
Lot 2, Block 3 17,049 130 130 30, 10, na, na
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 7
Area (square feet) Frontage (feet) Depth (feet) Setback (feet)
Code 15,000 90, 100 on private 125 Front - 30, side - 10,
street rear - 30, wetland
buffer - 40
Lot 3, Block 3 17,203 61 @ 143 30, 10, 30, na
Lot 4, Block 3 21,819 58 @ 186 30,10,30,na
Lot 5, Block 3 22,868 58 @ 189 30, 10, 30, na
Lot 6, Block 3 18,977 66@ 174 30,1O,30,na
Lot 7, Block 3 19,386 133 146 30, 10, na, na
Lot 8, Block 3 18,297 159 136 30, 10, 30, na
Outlot A 127,278 Open Space
Outlot B 50,592 Storm Water Pond
ROW 179,833
Total 1,221,154
28.03 Acres
A verage Lot 19,821
Size
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
REVIEW OF CONDITIONS OF APPROVAL
1. Setbacks shall be a minimum of 20 feet from the back of the private street.
*This condition shall be modified as follows: Setbacks on Lots 9, 10, 11, 14, 15 and 16,
Block 1 shall be a minimum of 20 feet from the back of the private street.
2. Outlots A and B shall be donated to the City.
*This condition still applies.
3. Water Resources Coordinator Conditions:
a. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands
on-site.
*This condition still applies.
b. All structures shall maintain a 40-foot setback from wetland buffer edges.
*This condition still applies.
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 8
c. The building pad on Lot 9, Block 1 shall be revised to reflect the wetland setback
requirements.
*This condition has been met.
d. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of City staff, before construction begins and shall pay the City $20 per sign.
Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All
exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Time
(maximum time an area can remain unvegetated
Type of Slope when area is not actively beim! worked)
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, 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 man
made systems that discharge to a surface water.
*This condition still applies.
e. Daily scraping and sweeping of public streets shall be completed any time construction
site soil, mud, silt or rock is tracked or washed onto paved surface or street that would
allow tracked materials or residuals of that material to enter the storm water conveyance
system.
*This condition still applies.
f. Construction site access points shall be minimized to controlled access points with rock
entrance and exit pads installed and maintained throughout construction.
*This condition still applies.
g. Based on the proposed developed area of 23.36 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $83,465.
*This condition shall be modified as follows: Based on the proposed developed area
of 23.68 acres, the estimated total SWMP fee, due payable to the City at the time of
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 9
final plat recording is $75,533.87.
h. 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 (NPDES Phase II Construction Permit), Minnesota Department of Natural
Resources (for dewatering)) and comply with their conditions of approval.
*This condition still applies.
4. Natural Resources Coordinator Conditions:
a. A minimum of two overstory trees shall be required in the front yard of each lot.
*This condition shall be modified as follows: A minimum of two overstory trees
shall be required in the front yard of each lot. The landscape plan shall include a
minimum of 260 trees. A final revised plan must be submitted to the City for
approval.
b. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
*This condition still applies.
c. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
*This condition still applies.
d. Tree preservation on site shall be according to tree preservation plans dated 09/17/04.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2: 1 diameter inches.
*This condition shall be modified as follows: Tree preservation on site shall be
according to tree preservation plans dated 02/21/05. Any trees removed in excess of
proposed tree preservation plans will be replaced at a ratio of 2:1 diameter inches.
e. The feasibility of preserving vegetation along Galpin will be studied and presented at the
time of final plat.
*This condition has been met.
5. Engineer's Conditions:
a. The applicant will be required to meet the existing site runoffrates for lO-year and 100-
year, 24-hour storm events. The proposed ponds must be designed to National Urban
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 10
Runoff Program (NURP) standards. In addition, the proposed ponding must be sized to
accommodate the drainage generated from the property to the north, as shown in the
City's Surface Water Management Plan (SWMP).
*This condition still applies.
b. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm
sewer sizing calcs and drainage map prior to final plat for staff review and approval.
*This condition still applies.
c. 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.
*This condition has been met
d. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to
the existing wetland, existing creek area, and around the proposed pond. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control
blankets are recommended for all of the steep 3: 1 slopes with an elevation change of
eight feet or more.
*This condition still applies.
e. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
*This condition has been met.
f. On the utility plan:
1. Show all existing and proposed utility and pond easements.
2. Maintain 10-foot horizontal separation between all sanitary/water/storm sewer mains.
3. Increase the watermain pipe size in Street D to 8-inches in diameter.
4. Add a storm sewer line between Lots 7 and 8, Block 1 with a catch basin at the north
property line for future connection by the property to the north.
5. Extend sanitary manhole #12 to the north property line with an invert elevation of
1049.0.
*These conditions have been met.
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 11
g. On the grading plan:
1. Show all existing and proposed easements.
*This condition has been met.
2. Show the benchmark used for the site survey.
*This condition has been met.
3. Maximum allowable side slope is 3: 1; revise in the rear yard of Lots 14 and 15,
Block 1 and the rear yard of Lot 3, Block 2.
*This condition shall be modified as follows: Maximum allowable side slope is
3: 1; revise in the rear yard of Lot 3, Block 2.
4. Show the location and elevation of all emergency overflows; the elevation must be
1.5' lower than any adjacent house pad elevations.
*This condition has been met.
5. Show the retaining wall top and bottom elevations.
*This condition has been met.
6. Use storm sewer class 5 in roadway; revise note under general grading and drainage
notes accordingly.
*This condition has been met.
h. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City building department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public
easement.
*This condition still applies.
1. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2004 trunk hookup charge is $1,458.00
per unit for sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake
Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of
these charges are based on the number of SAC units assigned by the Metropolitan
Council. Sanitary sewer and water-main hookup fees may be specially assessed against
the parcel at the time of building permit issuance.
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 12
*This condition shall be modified as follows: The sanitary sewer and water hookup
charges along with the Lake Ann Interceptor charge will be applicable for each of
the new lots. The 2005 trunk hookup charge is $1,458.00 per unit for sanitary sewer
and $2,955.00 per unit for watermain. The total 2005 Lake Ann Interceptor charge
is $2,270 per unit and the SAC fee is $1,525.00 per unit. All of these charges are
based on the number of SAC units assigned by the Metropolitan Council. Sanitary
sewer and water-main hookup fees may be specially assessed against the parcel at
the time of building permit issuance.
J. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
*This condition still applies.
k. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
*This condition still applies.
I. 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.
*This condition still applies.
m. Due to the depth of the proposed sanitary sewer from MH-20 to MH-17, the required
easement width will be increased to 50 feet.
*This condition has been met.
n. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. 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.
*This condition still applies.
o. Street B will be connected to the north to Crestview Drive.
*This condition has been met.
p. Lot 27 is approved with the following conditions:
1. A drainage and utility easement shall be dedicated over the entire width of the swale
on the northwest side of the buildable area on Lot 27, Block 1. No structures shall be
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 13
allowed within this drainage and utility easement, with the exception of the retaining wall
shown on the approved grading plan.
2. To ensure proper drainage, a survey shall be required for Lot 27, Block 1 upon
completion of the landscaping. The survey shall be submitted to the City and reviewed
by staff to ensure consistency between final grades and the approved grading plan. If
discrepancies exist, any inconsistent areas shall be re-graded to match the approved
grading plan. Additionally, any property owners should anticipate flowing and/or
standing water within the swale on the northwest side of the property (Lot 27, Block 1).
This may preclude mowing of the swale during times of above average precipitation.
*This condition still applies.
q. Revise Street C to be a standard 28 foot width.
*This condition has been met.
r. Lower the western end of the site in the area of the two private drives.
*This condition has been met.
s. This development is required to provide enough additional platted right-of-way which
results in 50 feet of right-of-way on the western side of the Galpin Boulevard centerline.
*This condition has been met.
t. A right-turn lane into the site off of Galpin Boulevard will be required to be constructed
with specifications determined by time of final plat.
*This condition has been met.
6. Geotechnical testing report and recommendation will be required and needs to be
provided to the City.
*This condition has been met.
7. A 30 foot wide private easement, cross access and maintenance agreement must also be
submitted for the private street.
*This condition still applies.
8. Provide an access trail from this neighborhood to Minnetonka Middle School West, the
location to be determined by time of final plat.
*This condition has been met.
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 14
9. A determination shall be made by final plat whether to remove the stub road off of
Brenden Court. If it is determined to remove it, the developer shall either do the work or
pay for it to be removed.
*This condition has been met. The City will keep the bituminous for access to the
utility lines.
Based on review of the final plat for the project, staff recommends that the following condition
be added:
. Full park fees shall be collected at the rate in force at the time of final plat.
. The private streets must be built to a 7-ton design and enclosed within a 30-foot private
easement. The developer will be required to submit inspection/testing reports from an
independent geotechnical firm certifying that the street is built to a 7-ton design.
RECOMMENDA TION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the Final Plat for Pinehurst Addition creating 43 lots, 2
outlots and associated right-of-way for public streets (plans prepared by Westwood Professional
Services, Inc.) subject to the following conditions:
1. Setbacks on Lots 9, 10, 11, 14, 15 and 16, Block Ishall be a minimum of 20 feet from the
back of the private street.
2. Outlots A and B shall be donated to the City.
3. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands on-
site.
4. All structures shall maintain a 40-foot setback from wetland buffer edges.
5. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction
of City staff, before construction begins and shall pay the City $20 per sign. Erosion control
blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas
shall have temporary erosion protection or permanent cover year round, according to the
following table of slopes and time frames:
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 15
Type of Slope
Stee er than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
(maximum time an area can remain unvegetated
when area is not activel bein worked)
7 Da s
14 Da s
21 Da s
These areas include constructed storm water management pond side slopes, 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 man made systems
that discharge to a surface water.
6. Daily scraping and sweeping of public streets shall be completed any time construction site
soil, mud, silt or rock is tracked or washed onto paved surface or street that would allow
tracked materials or residuals of that material to enter the storm water conveyance system.
7. Construction site access points shall be minimized to controlled access points with rock
entrance and exit pads installed and maintained throughout construction.
8. Based on the proposed developed area of 23.68 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $75,533.87.
9. 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
(NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for
dewatering)) and comply with their conditions of approval.
10. A minimum of two overstory trees shall be required in the front yard of each lot. The
landscape plan shall include a minimum of 260 trees. A final revised plan must be submitted
to the City for approval.
11. The developer shall be responsible for installing all landscape materials proposed in rear and
side yard areas.
12. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
13. Tree preservation on site shall be according to tree preservation plans dated 02/21/05. Any
trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1
diameter inches.
14. The applicant will be required to meet the existing site runoff rates for lO-year and 100-year,
24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 16
Program (NURP) standards. In addition, the proposed ponding must be sized to
accommodate the drainage generated from the property to the north, as shown in the City's
Surface Water Management Plan (SWMP).
15. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm sewer
sizing calcs and drainage map prior to final plat for staff review and approval.
16. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to the
existing wetland, existing creek area, and around the proposed pond. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets
are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or
more.
17. On the grading plan: Maximum allowable side slope is 3: 1; revise in the rear yard of Lot 3,
Block 2.
18. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City building department must be obtained. In addition, encroachment
agreements will be required for any retaining wall within a public easement.
19. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458.00 per
unit for sanitary sewer and $2,955.00 per unit for watermain. The total 2005 Lake Ann
Interceptor charge is $2,270 per unit and the SAC fee is $1,525.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at
the time of building permit issuance.
20. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
21. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
22. 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.
23. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. 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.
24. Lot 27 is approved with the following conditions:
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 17
a. A drainage and utility easement shall be dedicated over the entire width of the swale on
the northwest side of the buildable area on Lot 27, Block 1. No structures shall be
allowed within this drainage and utility easement, with the exception of the retaining wall
shown on the approved grading plan.
b. To ensure proper drainage, a survey shall be required for Lot 27, Block 1 upon
completion of the landscaping. The survey shall be submitted to the City and reviewed by
staff to ensure consistency between final grades and the approved grading plan. If
discrepancies exist, any inconsistent areas shall be re-graded to match the approved
grading plan. Additionally, any property owners should anticipate flowing and/or
standing water within the swale on the northwest side of the property (Lot 27, Block 1).
This may preclude mowing of the swale during times of above average precipitation.
25. A 30-foot wide private easement, cross-access and maintenance agreement must also be
submitted for the private street.
26. Full park fees shall be collected at the rate in force at the time of final plat.
27. The private streets must be built to a 7-ton design and enclosed within a 30-foot private easement.
The developer will be required to submit inspection/testing reports from an independent geotechnical
firm certifying that the street is built to a 7 -ton design."
ATTACHMENTS
1. Final plat.
g:\plan\2004 planning cases\04-36 - Pinehurst Addition\Pinehurst fp.doc
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