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1a1 Plat/Park Nicollet/Am Leg CITY OF CHANHASSEN 7700 Ma~et Boulevard POBox 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.2271140 Fax: 952.227.1110 Park & Recreation Phone: 952.2271120 Fax: 952.227.1110 Recrea1ionCenter 2310 Coulter Boulevard Phone:952.22~1400 Fax 952.227.1404 Planning & NaluralResources Phone: 952.227.1130 Fax 952.227.1110 Publl,Works 1591 Pa~Road Phone: 952.227.1300 F.x:952.227.1310 SenlorCenler Phone: 952.227.1125 Fax 952.227.1110 WebSlle WNW.ci.chanhassen.mn.us 1~ MEMORANDUM Todd Gerhardt, City Manager O~' TO: FROM: Shanneen AI-Jaff, Senior Planner Matthew Saam, Project Engineer Lori Haak, Water Resources Coordinator DATE: April 15, 2002 SUBJ: Final Plat for Park Nicollet Addition PROPOSAL SUMMARY The applicant is requesting final plat approval to replat 5.584 acres into two lots. The site is zoned BN, Neighborhood Business District and is located south of Highway 5, east of Great Plains Boulevard, and north of the Citgo Gas Station. Lot 1 is proposed to be the future site of a clinic (park Nicollet). Lot 2 will house the American Legion. Access to the subdivision will be provided via a full access curb cut off of Lake Drive East and a right in/out only off of Great Plains Boulevard. The subdivision request is a relatively straightforward action and staff is recommending approval with conditions. BACKGROUND On March 11, 2002, the City Council approved the preliminary plat for Subdivision 2002-3 for the replat of 5.58 acres into 2 lots, Park Nicollet Addition, as shown on plans dated received January 15, 2002, subject to the following conditions: 1. Calculations shall demonstrate that all downstream facilities are adequate to accommodate storm water from the proposed development. This condition still applies. 2. The applicant shall demonstrate that the property owners to the east have granted permission for grading to occur on their property and that they have agreed to combine the storm water ponds for both sites. This condition still applies. The City 01 Chanhassen . A growing community wilh clean lakes, Qualily schools, a charming downtown, Ihriving businesses, winding traits, and beautilul parks A gæal place 10 live, work, and play. Todd Gerhardt, City Manager April 15,2002 Page 2 3. Drainage and utility easements shall be provided over all storm water ponding areas. This condition still, appHes. 4. Silt fence shall be provided in areas where sediment may otherwise be carried off-site. This condition still appHes. 5. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. This condition still appHes. 6. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practices Handbook. This condition still appHes. 7. Based on the proposed developed area of approximately 5.58 acres, the water quality fees associated with this project are $32,972; the water quantity fees are approximately $24,329. The applicant wíII be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the storm water calculations. At this time, the estimated total SWMP fee, due and payable to the City at the time of final plat recording, is $57,301. This condition still appHes, with modifications. 8. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g. Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of approval. This condition still appHes. 9. Prior to final plat approval, a professional civil engineer registered in the state of Minnesota must sign all plans. This condition has been met. 10. The pond is required to be designed to National Urban Runoff Program (NURP) standards. Todd Gerhardt, City Manager April 15, 2002 Page 3 This condition has been met. 11. Cross-access easements for the shared driveway accesses must be obtained and recorded against the lots. This condition still appHes. 12. Staff will work with the applicant's engineer to revise storm water calculations. Prior to final platting, storm sewer design data will need to be submitted for staff review. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, and drainage swales, up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction plans. This condition has been partially met. 13. Minimum 20-foot wide easements will be required over the public portion of the utility lines. This condition still applies. 14. Each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. This condition still applies. 15. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. This condition still applies. 16. Park and Trail fees shall be paid at the rate in force upon application. The current fees are as follows: Legion Site (Lot 2): At the time of plat: Park Fee: Trail Fee: $3,180 $1,060 Todd Gerhardt, City Manager April 15, 2002 Page 4 At the time of building permit: Park Fee: Trail Fee: $6,360 $2,120 Park Nicollet Site (Lot 1): At the time of plat: Park Fee: Trail Fee: Park Fee: Trail Fee: $5,310 $1,770 $10,620 $3,540 At the time of building permit: This condition still applies. 17. The applicant shall enter into a development contract with the city and provide the necessary financial securities as required. This condition still appHes. 18. Any retaining wall that exceeds 4 feet in height shall be designed by a Registered Engineer. This condition still applies." At this point, the applicant is requesting final plat approval for Park Nicollet 1st Addition. Staff is recommending approval of this application with conditions. SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets the intent of the city code subject to the conditions of the staff report. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with applicable plans. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report. Todd Gerhardt, City Manager April 15, 2002 Page 5 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision will be served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause environmental damage subject to conditions if approved. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a, Lack of adequate storm water drainage. b, Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infrastructure. WETLANDS No wetlands exist on site. Storm Water Management The proposed development should be designed to meet the City's water quality and water quantity requirements. The applicant proposes to increases an existing outlet pipe from a 12" to a 15" pipe. Calculations should demonstrate that all downstream facilities are adequate to accommodate storm water from the proposed development. The applicant should demonstrate that the property owners to the east have granted permission for grading to occur on their property and that they have agreed to combine the storm water ponds for both sites. One of the conditions of approval for the site plan of the neighboring property (Northcott) stated, "A drainage easement or other recordable document to secure the use of the pond for the parcel to the west shall be drafted and recorded against the development. " The amount of riprap proposed may be excessive. The applicant may wish to reduce the amount of riprap below the normal water level. Sheet Cl states that the "Normal High Water Level" for the improved pond is 950.00. It is unclear whether this elevation is the normal water level or the Todd Gerhardt, City Manager April 15, 2002 Page 6 ordinary high water level. Drainage and utility easements should be provided over all storm water ponding areas. Erosion and Sediment Control Silt fence should be provided in areas where sediment may otherwise be carried off-site. Erosion control blanket should be installed on all slopes greater than or equal to 3:1. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc- mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 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 commercial development rates of $5,909/acre. Based on the proposed developed area of approximately 5.58 acres, the water quality fees associated with this project are $32,972. 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. Commercial developments have a connection charge of $4,360 per developable acre. This results in a water quantity fee of approximately $24,329 for the proposed development. SWMP Credits This project proposes the expansion of a NURP pond in the southeast comer of the site. The proposed NURP pond will provide water quality treatment for 4.68 acres of the site; therefore, the applicant will receive $27,654 credit The total SWMP fee, due payable to the City at the time of final plat recording, is $29,647. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of approval. GRADING/DRAINAGEIEROSION CONTROL The current plans show a building with a proposed floor elevation of 960.75 on Lot 2. At this elevation, storm water from the building will drain toward each of the proposed catch basins. The parking lot storm drainage will be conveyed via storm sewer to a proposed enlarged storm water pond at the southeasterly comer of the site for treatment prior to discharging to the existing storm sewer system. The applicant should be aware they will be responsible for cleaning the Todd Gerhardt, City Manager April 15, 2002 Page 7 existing storm water pond after enlargements have been completed. The pond is required to be designed to National Urban Runoff Program (NURP) standards. The applicant has submitted drainage calculations for the site. Staff has reviewed the calculations and found that only minor modifications remain. Drainage and utility easements will need to 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. Emergency overflows from all stormwater ponds will also be required on the construction plans. Silt fence has been shown around the grading limits of the site. The proposed rock construction entrance must be shown as 75-feet in length, as per City Detail Plate No. 5301. Temporary easements will be required for any off-site grading. UTILITIES The plans propose on extending the sanitary sewer from the existing sanitary manhole at Trunk Highway 5 and water from an existing watermain along the east side of the parcel. The watermain, which runs north/south through the site, is considered a public utility line since it serves more than one lot. As such, minimum 20-foot wide easements will be required over the public portion of the utility lines. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. Also, private utility easements will be required for the utility lines that serve one lot but cross through the other lot. The site has been previously assessed for utilities in the amount of $36,866.03. Since the developer will be installing the lateral utility lines, no additional lateral connection fees will be applied. Each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. Public utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, MnDOT, etc. STREETS AND PARKING LOT No public streets are proposed as part of this project. The applicant is proposing a full access to the site from Lake Drive East. A future right-inlright-out, shared access between this site and the Citgo site to the south will be constructed along the south property line of this site with the future development of Lot 1. The applicant should be aware that they will be responsible for closing Todd Gerhardt, City Manager April 15, 2002 Page 8 off the existing American Legion (west) access, removing the existing bituminous, extending the median in Great Plains Boulevard, and extending the curb along Great Plains Boulevard (east side) as part of the Lot 1 development. A traffic study was conducted by BRW, Inc. for the Villages on the Pond development which is just west of this site. The study recommended that the future Legion site access onto Great Plains Boulevard be limited to a right-in/right-out access due to its close proximity to State Trunk Highway 5 and the additional traffic volumes generated by development in this area. Currently, a raised concrete median exists along Great Plains Boulevard down to the current driveway access for the Legion site. A painted median extends from the concrete median south for, approximately, 85-feet. The raised concrete median then starts again and extends to the intersection of Lake Drive and Great Plains Boulevard. The purpose of the median (concrete and painted) is to delineate northbound and southbound traffic and restrict turning movements along Great Plains Boulevard. Under the site plan for Hidden Valley 2nd Addition (Citgo Station) the existing Citgo, right-in/right-out access onto Great Plains Boulevard (old Trunk Highway 101) was approved as an interim exit/entrance with closure required upon the construction of an access along the north property line (the line separating the subject site from the Citgo site) at a future date. The intent was to share the future access with the Legion site when it developed and to minimize the number of curb cuts on Great Plains Boulevard. Concrete driveway aprons will be required for all site accesses. As the two accesses will service more than one lot, 40-foot wide cross-access easements will need to be obtained and recorded against the lots. Also, the shared portion of the access drives must be built to a nine-ton pavement design. A geotechnical report for the design of the pavement must be submitted to the City for review and approval. Portions of the drive aisle for Lot 2 are shown as 26-feet wide on the plans, while other areas are shown as 22-feet wide. City code requires that the entire drive aisle width for two-way traffic in business districts be a minimum of 26-feet. As such, staff is recommending that the plans be revised to meet the minimum drive aisle width requirement of 26-feet. To minimize traffic congestion on Great Plains Boulevard during development, construction traffic shall be limited to the Lake Drive East access. The appropriate traffic control signage will also need to be implemented throughout the site in accordance with the Minnesota MUTCD. LANDSCAPING Minimum requirements for landscaping include two buffer yards for the legion site (Lot 2). These requirements are shown in the table below. Required Proposed Hwy.5 2 canopy trees 3 canopy Buffer yard B - 230' 5 understory trees 5 understory 5 shrubs >5 shrubs Todd Gerhardt, City Manager April 15, 2002 Page 9 East property line. 5 canopy trees 5 canopy Buffer yard A SOT 10 understory trees 10 understory 15 shrubs 15 shrubs The applicant meets minimum ordinance requirements. Currently existing at the southwest comer of the site (Lot I) are a number of significant oak trees. They range in size from 22 to 40 inches in diameter. Staff recommends that the applicant explore all options in an attempt to preserve any of the existing oaks by shifting roadways amI/parking areas. The oaks are in good condition and extremely valuable. Preserving them would enhance the development by providing an attractive and interesting focal point at the entrance. PARK AND TRAIL Park and Trail fees shall be paid at the rate in force upon application. The current fees are as follows: Legion Site (Lot 2): At the time of plat: Park Fee: $3,180 Trail Fee: $1,060 At the time of building permit: Park Fee: $6,360 Trail Fee: $2,120 Park Nicollet Site (Lot I): At the time of plat: Park Fee: $5,310 Trail Fee: $1,770 At the time of building permit: Park Fee: $10,620 Trail Fee: $3,540 At the March 11,2002 City Council meeting, members of the Legion requested the City waive the park and trail fees. The City Council directed Todd Hoffman, Park and Recreation Director to investigate this issue and make a recommendation. Following Mr. Hoffman's review, he continues to recommend that Park Nicollet 1 st Addition (American Legion) pay park and trail fees of $12,720." COMPLIANCE TABLE - BN DISTRICT Ordinance Total Lot Area Lot Frontage Chanhassen Legion (7,822 sJ.) !~,ººº_~f:".,..J'...~?,.?..'.I:~..~.:.r:.,."..,.,. 75' 214' ....,.1..?1..,9?'.I:...s:f:..". 259' & 430' Comer Lot ....m........................................................ 380' Future Park Nicollet Lot Depth Lot Coverage "i50""" ............]... ············"568"'" ..,..! "'65'%'" ..........'1,... "'59% ·······'i ....................................... Todd Gerhardt, City Manager April 15, 2002 Page 10 RECOMMENDATION Staff recommends the City Council adopt the following motion: "The City Council approves the final plat for Subdivision #02-3 for Park Nicollet 1st Addition to create two lots, as shown on plans dated April 1 , 2002, and subject to the following conditions: 1. Calculations shall demonstrate that all downstream facilities are adequate to accommodate storm water from the proposed development. 2. The applicant shall demonstrate that the property owners to the east have granted permission for grading to occur on their property and that they have agreed to combine the storm water ponds for both sites. 3. Drainage and utility easements shall be provided over all storm water ponding areas. 4. Silt fence shall be provided in areas where sediment may otherwise be carried off-site. 5. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. 6. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practices Handbook. 7. Based on the proposed developed area of approximately 5.58 acres, the water quality fees associated with this project are $32,972; the water quantity fees are approximately $24,329. The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. The total SWMP fee, due and payable to the City at the time of final plat recording, is $29,647. 8. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g. Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of approval. 9. Cross-access easements for the shared driveway accesses must be obtained and recorded against the lots. 10. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, and drainage swales, up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction plans. Todd Gerhardt, City Manager April 15, 2002 Page 11 II. Minimum 20-foot wide easements will be required over the public portion of the utility lines. 12. Each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. 13. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. 14. Park and Trail fees shall be paid at the rate in force upon application. The current fees are as follows: Legion Site (Lot 2): At the time of plat: Park Fee: Trail Fee: Park Fee: Trail Fee: At the time of building permit: Park Nicollet Site (Lot 1): At the time of plat: Park Fee: Trail Fee: Park Fee: Trail Fee: At the time of building permit: $3,180 $1,060 $6,360 $2,120 $5,310 $1,770 $10,620 $3,540 15. The applicant shall enter into a development contract with the city and provide the necessary financial securities as required. 16. Any retaining wall that exceeds 4 feet in height shall be designed by a Registered Engineer. 17. Concrete driveway aprons are required for all site accesses. 18. The shared portion of the access drives must be built to a nine-ton pavement design. A geotechnical report for the design of the pavement must be submitted to the City for review and approval. 19. Revise the plans to meet the minimum drive aisle width requirement of 26-feet. Todd Gerhardt, City Manager April 15, 2002 Page 12 20. Increase the curb radii on the Lot 2 entrance to a minimum of 20 feet." Attachments: 1. Memo from Todd Hoffman, dated March 29, 2002. 2. Final Plat dated April 1, 2002. CITY OF CHANHASSEN 7700 Market Boulevard POBox 147 Chanhassen. MN55317 Adminislralion Phone: 952227.1100 Fax 952.227.1110 Building Inspeclions Phone 952.227.1180 Fax 952227.1190 Engineering Phone 952227.1160 Fax 952.2271170 Finance Phone 952227.1140 Fax 952.2271110 Park & Recreation Phone 9522271120 F3X.952227.1110 Recreation Center 2310 Coulter Boulevard Phone 952.227.1400 Fax 952227.1404 Planning & Nalural Resources Phone,952.227.1130 F31952227.111O Public Works 1591 Park Road Phone 952227.1300 Fax 9522271310 Senior Center Pho",,952227.1125 Fax 952227.1110 WebSile Vlww.cl,char¡hassen,mn,us MEMORANDUM TO: Todd Gerhardt, City Manager ! Todd Hoffman, Park and Recreation Director --#v 0 ~ . March 29, 2002 FROM: DATE: SUBJ: American Legion Post #580 Park and Trail Fees Members of the Chanhassen American Legion have contacted me on three separate occasions requesting the City waive their park and trail dedication fees. Two of these discussions occurred in person at City Hall and the third was carried out over the phone. One thing I can say for sure is that the Legion membership is persistent. In each meeting I listened to why the Legion feels it would be appropriate to wai ve these fees on this particular project. After hearing the Legion's point of view, I offered my perspective on the issue. In every case, I ended the meeting by explaining that I would seek additional input and offer a final response by calling the representative. To my knowledge, park and trail dedication fees have not been waived on any subdivision project in the City of Chanhassen. I made inquiries with the City Attorney's office and they do not recall any city that they work with, ever waiving park and trail fees. I made an inquiry with the Park and Recreation Commission to test their willingness to consider the Legion's request and found no support. This is one of those situations where as much as we would all like to make an exception, it is simply not in the best interest of the City. I informed each of the Legion representatives that the City appreciates all the contributions they have made to the City over the years and that we look forward to additional involvement with them. This office continues to recommend that Park Nicollet 1st Addition (America Legion) pay park and trail fees of $12,720. The City of Chanhassen . þ, gm'Ning cor.lmunity with clean lakes. quality schools, a charming downtown, thriving businesses. winding trails. and beau1ì1ui parks. A great place 10 live, work. and play_ !I 'Y'I\ '--..¿C'" : ) \ \\ \ \~. . /\1 ' '1'- - \ - \ ~ I S! t ... . ¡ . I ~ íI i P II ~ I ¡;; H I d n I m ~ I is n 'f i j ~ \\ ~ NOIl:aa'<f .J.::r'n\f:\ H3GŒH -~- "'" ..........,. ~. d d \ "" \ Zz \ <'",b \ \ 0;.' ~ U ..... '. #- \ ¡:¡:o ____~-ø;!!!-~-;. ~\ ~~ j\ ~'~\= <' ...J a: . \ ),. \ I v, a '/0.' ~, I ~\ 'ii'" '"'" ......... s '(... ...~ '\: \ " I "\> ~'Çj,\\.\ ! ,..y~ ~~~, \'~'\ ~v '" ~ "i~' \'~ 0 \\ ~, \ .> \ ~"I~,~\\d> \ .. 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