1c-1 Arvidson's Addition Plat
CITY OF
CHANHASSEN
MEMORANDUM
TO:
? CityCt1I1tr Drive, PO Box 147 FROM:
-:hanhasst1l, Minnesota 55317
Phon, 612.937.1900
G,neral Fax 612.937.5739
ngin,ering Fax 612.937.9152 DATE:
.bli, Safety Fax 612.934.2524
Web www.d..hanhassen.mn.UI SUBJ:
1 ~/.)
Scott Botcher, City Manager
Sharrnin AI-Jaff, Senior Planner
Matt Saam, Project Engineer
Lori Haak, Water Resources Coordinato,r
November 22, 2000
Final Plat to Subdivide 2.17 Acres into 4 single family lots,
Arvidsons Addition
£RQPOSAT.lSTfMMARV
On October 9, 2000, the City Council approved the preliminary plat for
Subdivision #00-8 for Arvidson's Addition for 4 single family lots as shown on L'1e
plans dated received June 30, 2000, subject to the following conditions:
1. The applicant shall be responsible for extending sanitary sewer and water
service to the development auJ tI.., p.vp".ly tv II." uv.tI.. Detailed
construction plans and specifications in accordance with the City's latest
edition of Standard Specifications and Detail Plates shall be submitted to
the city engineer for review and City Council approval. The applicant
shall also enter into a development contract with the City and provide the
City with a financial escrow to guarantee compliance with the conditions
of approval.
This condition has been modified to read, "The applicant shall be responsible
for extending sanitary sewer and water service to the development. Detailed
construction plans and specifications in accordance with the City's latest
edition of Standard Specifications and Detail Plates shall be submitted to the
City Engineer for review and City Council approval. The applicant shall
also enter into a development contract with the City and provide the City
with a financial escrow to guarantee compliance with the conditions of
approval."
2. The applicant shall apply for and obtain permits from the MWCC, Health
Department, and PCA for extension of the utility lines.
This condition has been modified to read, "The applicant shall apply for and
obtain permits from the MWCC, Health Department, and PCA for extension
ofthe utility lines and Watershed District."
, City of Chanhas't1I, A f.TOwint community wilh clean lakes, qualitv "hooh, a ,harminy downtown. Ihrivin, bUlin'IIt!, and beautifùl /!ark,. A mal .Iac, In live. work. and .Ia.
Arvidson Addition
1'Iovember22,2000
Page 2
3. Lots 1,2, and 3 will be subject to sanitary sewer and water hookup charges. These
charges shall be collected per city ordinance at time ofbuiJding permit issuance. ffthe-
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ful 11 pvJ.t~VJ1 uftlu;;. ,",vò)l vf~l1;)~I~l!!; au.., uta~6~ð vvheu the !leu""",} (Dvu.,,!Å..QJ.up) \,tVIU1""""b
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app];""Q.1ll tIn;;;! Ca.;J. ~lJ.Q.1{,;o vC tlu., ....v~L ;UIJJ.vvi,JiHg úLa;t} ~""J.. v~....~ Lv tIll,;; D()l""l~aJ.l1p pa.i....,.J.
This condition has been modified to read, "Lots 1,2, and 3 will be subject to sanitary sewer
and water hookup charges. These charges shall be collected per city ordinance at time of
building permit issuance"
4. If the utilities are not constructed within a public street right-of-way, the applicant shall
dedicate a 40-foot wide utility and drainage easement centered over the utilities on the
[mal plat.
This condition still applies.
5. If a public street is not constructed, the private street shall be built in accordance with the
City's private street ordinance. Cross-access and maintenance agreements will be
required to maintain access. Outlot A shall be eliminated in favor of these cross access
easements.
This condition has been modified to read, "The private street shall be built in accordance
with the City's private street ordinance and built to a 7 ton design. Provide the City with
executed cross-access and maintenance agreements over the private driveways serving Lots
1, 2, 3 and 4, Arvidson Addition, and the Dorenkamp property to the north.
6. During utility and street construction, provisions shall be made to maintain at least one
lane of traffic open at all times on Murray Hill Road.
This condition still applies.
7. The applicant must plant 14 trees in development to meet minimum canopy coverage and
reforestation requirements. Trees must be from City's Approved Tree List and be of
minimum sized as stated in ordinance. Replacement plantings will be divided among the
lots as follows: Lot 1 - four trees, Lot 2 - two trees, Lot 3 - four trees, Lot 4 - four trees.
Reforestation plan must be submitted prior to final plat for city approval.
This application has been modified to read, "The applicant shall submit a planting
schedule."
8. Tree preservation fencing shall be installed at the grading limits prior to grading. Fencing
shall remain in place throughout the construction.
Arvidson Addition
November 22, 2000
Page 3
This condition still applies.
9. Building Department conditions:
a. Demolition permits must be obtained from the Inspectjons Division before
demolishing any structures on the property.
b. A final grading plan and soil report must be submitted to the Inspections Division
before building permits will be issued.
This condition still applies.
10. The existing ¡';<1.la¡,;", shed, and barn shall be removed no later than one month after final
plat approval by the City Council. Financial guarantees shall be posted with the city to
ensure compliance with this condition.
This condition has been modified to read, "The existing shed and barn shall be removed no
later than one month after final plat approval by the City Council. Financial guarantees
shall be posted with the city to ensure compliance with this condition."
11. Full park and trail fees shall be collected per city ordinance in lieu of land acquisition
and/or trail construction.
This condition still applies.
12. Fire Marshal conditions:
a. The new road servicing the four lots must be given a street name. Submit the
proposed street name to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
b. Súl.,ul~l ,",ul-d",-;::,a.,-, lad~u~ d~J.U,",lI~~VHo::t Lv C~ly LUè5;.lù.,,,,,.l (l.ud Cl.lwn.w.:).:),,-,u F~.l\..
?vIW0311ai fV1 H,,,V;""'", a.u.J ap}.uv v al.
c. If any trees are to be removed, they must be either chipped or hauled off site. No
burning permits will be issued due to close proximity of neighboring houses.
This condition still applies.
13. The proposed residential development of 2.17 net developable acres is responsible for a
water quality connection charge of$I,736. If tI." appl;"<1.l.1 dl..111vu.lìal<.. tI",1 pvud;üß
p.lvv;dçJ vu .,;h...UH,;""b tL,,", C;t.r';, vvak.l "fLu,Gly oval:>, dll VI a pUIGvuuft11;'::' f",t;.; luay 1.,1;;
wa; v<od. The applicant is also responsible for a water quantity fee of $4,296.60, These fees
are payable to the City at the time of final plat recording.
Arvidson Addition
November 22, 2000
Page 4
This condition has been modified to read, "The proposed residential development of2.17 net
developable acres is responsible for a water quality connection charge of $1,736. The
applicant is also responsible for a water quantity fee of $4,296.60. These fees are payable to
the City at the time of final plat recording."
14. The applicant shall dedicate a cross access easement in favor Qfthe northerly property.
This condition has been combined with condition number 5.
FINAL PLAT
The applicant is proposing to subdivide 2.17 acres into 4 single family lots. The property is
zoned RSF, Residential Single Family.
The average lot size is 21,918 square feet with a resulting net density of2 units per acre. The site
is located at the southwest comer of the intersection of Murray Hill Road and Melody Hill Road.
Access to the subdivision is proposed to be provided via a private driveway and serve all four
lots. There is a home on the existing parcel, which is proposed to remain. The existing shed and
barn are proposed to be removed to eliminate a nonconforming situation (The ordinance
prohibits accessory structures to be built prior to primary structures.)
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance. Mature trees are scattered throughout the site.
Staff believes that this plat request is a reasonable one and is generally consistent with guidelines
established by the city's Comprehensive Plan and the Zoning Ordinance. We are recommending
that it be approved with conditions outlined in the report.
STRRRTS
The plans propose a private street to service the development. As per city ordinance, the private
street is shown to be 20-feet wide with a 30-foot wide access easement. Additionally, the private
street must be built to a 7-ton design standard. At the west end of the private street, a hammer-
head turnaround has been proposed. In order to accommodate emergency fIre apparatus, the
hammer-head shall be lengthened in the north/south direction from 50 to 60 feet and the
turnaround radii increased to a minimum of20-feet. No additional street right-of-way or
improvements have been proposed for this project.
r.RAOTNr. & ßRATNAr.R
The existing neighborhood drainage pattern is predominantly to the north. As a result of the
proposed site grading, the drainage is proposed to sheet drain over land in an east, west, and north
direction. Additional runoff from this development is relatively small in comparison to the
Arvidson Addition
November 22, 2000
Page 5
existing conditions. No additional storm drainage improvements are proposed nor are any
recommended as a result of this development. The existing streets and drainage system in the area
are substandard to the City's current street design standards (curb and gutter and storm sewers).
In the future when streets are reconstructed, storm sewer will be installed.
According to the site plan, approximately 65% of the parcel will be graded to develop the house
pads, private street, and installation of utilities. Overall, there are no major issues with the
grading plan. The only area that staff is concerned with is in the southwest comer of the site. In
this area, the proposed grades do not appear to work with the existing topography. As such, the
grading plan will have to be revised to correct the problem.
Staff recommends that the Surface Water Management Fees (SWMP) be paid in lieu of water
quality or quantity improvements. Currently, SWMP fees for single-family residential
developments are $800 per acre for water quality and $1,980 per acre for water quantity. These
fees are due to the City at the time of final plat recording.
TTTTT .TTTFS
Municipal sewer and water service is available to the site from Murray Hill Road. Watermain is
also bordering the parcel on the west side from Melody Hill Road and on the south side near the
city water tower. The existing home on the site is connected to city sewer and water. The plans
propose on extending a common sewer and water line along the private street to service the four
lots. All mainline utilities in the subdivision will be owned and maintained by the City upon
completion. All utilities will be installed in accordance with the City's latest edition of Standard
Specifications and Detail Plates. Detailed construction plans have been submitted in conjunction
with the final plat review. As a condition of final plat approval, the applicant will be required to
enter into a development contract with the City and provide financial security to guarantee
installation of the public utilities.
Since the mainline utilities will be installed outside of the public right-of-way, drainage and utility
easements will be needed on the final plat. A 40-foot wide easement is required over the parallel
sanitary sewer and water lines on the eastern half of the site. A 20-foot wide easement is required
over the watermain on the western half of the site.
According to the City's Finance Department records, the parcel was previously assessed for one
sanitary sewer and water hookup and connection charge. As a result ofthe development, three of
the lots will be subject to hookup charges at the time of building permit issuance.
As a condition of preliminary plat approval, the applicant was directed to extend sanitary sewer
and water to the parcel (Dorenkamp) to the north. After reviewing the existing topography of the
Dorenkamp property along with the sewer elevations in Murray Hill Road, staff recommends that
the Dorenkamp site be serviced from the sewer in Murray Hill Road. This existing sewer is at a
lower elevation than the proposed sewer for the Arvidson site. Utilization of the Murray Hill
Arvidson Addition
November 22, 2000
Page 6
Road sewer would allow the Dorenkamp site to be serviced by gravity flow sewer and provide for
greater flexibility in the grading design of the house pads. Staff does recommend that a 6" water
stub be extended to the property line in the northwest corner of the Arvidson site for future
watermain looping through the Dorenkamp site. For extending water to the north property line,
the applicant will be entitled to compensation for a portion of the utilities. When the Dorenkamp
parcel develops and connects to the system, the City will collect conn~ction charges. In return, the
City would refund a portion of the connection charge back to the applicant. This scenario has
happened on a number of projects where the adjacent parcel wasn't ready to subdivide at the time
utilities are provided.
As proposed, connection to the City's sanitary sewer system may require temporary closing of
Murray Hill Road for up to a day. Special construction techniques such as a construction box or
creating a temporary bypass lane in the boulevard to maintain ingress and egress to the residences
at the end of Murray Hill Road (cul-de-sac) are recommended.
F,ROSTON CONTROl.
Type 1 silt fence is proposed around the perimeter of the site. A rock construction entrance will
also be required at the entrance to the site off of Murray Hill Road.
WRTT.ANßS
There does not appear to be any wetlands present on-site, however, staff recommends that a
wetland delineator assess the site to verifY the City's planning maps.
STJRFACR WATRR MANAr.F,MRNTPT.ANT (SWMP)
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 with a medium
density use at $800/acre. Based on the proposed developed area of 2.17 acres, the water quality fees
associated with this project would be $1,736,
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average city-
wide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family/low density developments have a connection charge of$I,980 per developable acre.
Therefore the applicant will be responsible for a $4,296.60 fee.
These fees will be due payable to the City at time of final plat recording.
Arvidson Addition
November 22, 2000
Page 7
PARK OFOTCATTON
The Park and Recreation Director recommends full park and trail fees be collected per city
ordinance in lieu of land acquisition and/or trail construction.
COMPLIA]\/CE WITH ORDINA]\/CE - RSF D~STRICT
Lot
Area
Lot
Width
Lot
Depth
Home
Setback
Ordinance 15,000.
90'
125'
30' front/rear
10' sides
BLOCK 1
Lot 1 21,151
Lot 2 24,900
Comer Lot
154'
166.65'
30'/30'
10'
30'/30'
10'
142.89'
150'
Lot 3 24,940
Comer Lot
139.74'
172.01 '
30'/30'
10'
Lot 4 22,605
155.50'
150'
30'/30'
10'
TRF.F PRF.SF,RVATTONIT,ANOSCAPTNG
The applicant has not submitted canopy coverage calculations for the site; therefore staff has
calculated approximate canopy coverage.
Tree canopy coverage and preservation calculations for the Arvidsons Addition development are
as follows:
Total upland area (including outIots)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
94,525 SF or 2.17 ac.
65% or 61,441 SF
46% or 43,482 SF
33% or 31,193 SF
The developer does not meet minimum canopy coverage allowed, therefore the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
12,289 SF
1.2
14,747 SF
Arvidson Addition
1'Iovember 22, 2000
Page 8
Total number oftrees to be planted
14 trees
A replacement planting plan has been submitted to the city, incorporating 14 trees as replacement
plantings. All replacements must meet minimum size requirements, location, species and size of
replacements.
RFC'OMMFNßATTON
Staff recommends the City Council adopt the following motion:
The City Council approves the final plat for Subdivision #00-8 for Arvidson's Addition for 4
single family lots as shown on the plans dated received 1'Iovember 16, 2000, subject to the
following conditions:
1. The applicant shall be responsible for extending sanitary sewer and water service to the
development. Detailed construction plans and specifications in accordance with the City's
latest edition of Standard Specifications and Detail Plates shall be submitted to the city
engineer for review and City Council approval. The applicant shall also enter into a
development contract with the City and provide the City with a financial escrow to
guarantee compliance with the conditions of approval."
2. The applicant shall apply for and obtain permits from the MWCC, Health Department, and
PCA for extension of the utility lines and Watershed District.
3. Lots 1, 2, and 3 will be subject to sanitary sewer and water hookup charges. These charges
shall be collected per city ordinance at time of building permit issuance"
4. If the utilities are not constructed within a public street right-of-way, the applicant shall
dedicate a 40-foot wide utility and drainage easement centered over the utilities on the
final plat.
5. The private street shall be built in accordance with the City's private street ordinance and
built to a 7 ton design. Provide the City with executed cross-access and maintenance
agreements over the private driveways serving Lots 1, 2, 3 and 4, Arvidson Addition, and
the Dorenkamp property to the north.
6. During utility and street construction, provisions shall be made to maintain at least one
lane oftraffic open at all times on Murray Hill Road.
7. The applicant shall submit a planting schedule incorporating tree size, location, and species
of replacements. These trees must meet minimum ordinance requirements.
8. Tree preservation fencing shall be installed at the grading limits prior to grading. Fencing
Arvidson Addition
November 22, 2000
Page 9
shall remain in place throughout the construction.
9. Building Department conditions:
a. Demolition permits must be obtained from the Inspections Division before
demolishing any structures on the property. ,
b. A final grading plan and soil report must be submitted to the Inspections Division
before building permits will be issued.
10. The existing shed, and barn shall be removed no later than one month after final plat
approval by the City CounciL Financial guarantees shall be posted with the city to ensure
compliance with this condition.
11. Full park and trail fees shall be collected per city ordinance in lieu of land acquisition
and/or trail construction.
12. Fire Marshal conditions:
a. The new road servicing the four lots must be given a street name. Submit the
proposed street name to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approvaL
b. If any trees are to be removed, they must be either chipped or hauled off site. No
burning permits will be issued due to close proximity of neighboring houses.
13. The proposed residential development of2.17 net developable acres is responsible for a
water quality connection charge of $1,736, The applicant is also responsible for a water
quantity fee of $4,296.60. These fees are payable to the City at the time of final plat
recording.
14. In order to accommodate emergency fire apparatus, the hammer-head turnaround shall be
lengthened in the north/south direction from 50 to 60 feet and the turnaround radii
increased to a minimum of20-feet.
15. Proposed grading in the southwest comer of the site does not appear to work with the
existing topography. As such, the grading plan will have to be revised to correct the
problem.
16. A 6" water stub shall be extended to the property line in the northwest comer of the
Arvidson site for future watermain looping through the Dorenkamp site. For extending
water to the north property line, the applicant will be entitled to compensation for a portion
of the utilities. When the Dorenkamp parcel develops and connects to the system, the City
will collect connection charges. In return, the City will refund a portion of the connection
charge back to the applicant.
Arvidson Addition
November 22, 2000
Page 10
17. After reviewing the existing topography of the Dorenkamp property along with the sewer
elevations in Murray Hill Road, staff recommends that the Dorenkamp site be serviced
from the sewer in Murray Hill Road.
18. Revise the construction plans as follows:
Shppt 1
a. Add the following, "CITY PROJECT #00-12".
b. The name of the city is spelled wrong. It should be Chanhassen.
Shppt?
a. Add a legend which describes both proposed and existing contours, silt fence, etc.
b. Show all existing utilities around the site, Contact the City for any missing as-built
information.
c. Show the rock construction entrance off of Murray Hill Road.
d. Delete the silt fence and rock construction details shown and replace with City
detail plates #5300 & 5301.
e. Move the house pad in lot lout of the proposed utility easement.
f. For each house pad, show the proposed garage floor, top of block;, and rear yard
elevations along with the house type (ex. WO, LO, R, etc.).
g. Show the benchmark used for the survey.
h. Show all overflow spot elevations.
1. Under the erosion control notes, revise #2(A) to a 75' rock entrance.
Shppt 1
a. Show all existing utilities around the site. Contact the City for any missing as-built
information.
b. The sanitary sewer invert and pipe slopes differ from the plan to profile view.
Revise the incorrect data.
c. Change the proposed watermain type to PVC C-900 in both the plan & profile
view.
d. Add a legend which describes the utility lines, property lines, easements, etc.
e. The proposed service lines to lot 2 may be deleted if the existing house is
remaining.
f. Add the following City of Chanhassen 2000 edition detail plates to the plans:
#1002,2109,2110,2203,5313, and the revised #1004. Also, show the plate
numbers, revision dates, and the name for each detail plate.
g. Revise the typical drive section as follows: increase the Class 5 thickness to 12"
and add 24" of select granular between the Class 5 and the subgrade.
19. Revise the final plat as follows:
Arvidson Addition
November 22, 2000
Page 11
a. Show the utility easement in the northwest corner of the site.
b. Increase the easement width along the western property line oflot 4 to 10',
c. Increase the easement width along the common property line oflots 2 & 3 to 40'.
d. The neighboring plat off the northwest corner of the site is "Golmen Hoff Golmen
Add." must be shown. Also, the width of Melody Hill Road in this area is 41' .
e. Under the County Recorder, the county should be Carver.
20. Supply the City with two copies of specifications and incorporate the City
of Chanhassen 2000 spec's into the booklets.
A TT ACT-IMFNTS
1. Final plat dated November 16, 2000.
e:\arvidson.fnl.doc