1f1 Lake Lucy Plat Approval
CITY OF
CHANHASSEN
7700 Markel Boulevard
POBo,147
Chanhassen,MN55317
Administration
Phone: 952.127.1100
Fax 952.1271110
Buiiding Inspections
Pho,,952.127.1180
Fax 952217.1190
Engineering
Fhcne 952.1271160
r"9522271170
Finance
PC:!ie 9522271140
Fa,952.127.1110
Park & Recreation
Fhone 9522271120
Fax 952227.1110
Recreali:Jn Cen~e r
2310Coul1erBoulevard
Phone 952227.1400
Fax 952227.1404
Planning &
Nalural Resources
Phone 952,227.1130
Fa. 952.127.1110
Public Works
1591 Park Road
Phone 952227.1300
Fax: 952227.1310
SeniorCenler
Phone 952227.1125
Fax 9522271110
WebSife
wwwci.char¡hassenmrr.us
~
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Shanneen Al-Jaff, Senior Planner
Matt Saam, Asst. City Engineer
DATE:
May 21,2002
SUBJ:
Final Plat Approval for Subdivision 2001-10, Lake Lucy Ridge,
Randy Noecker
PROPOSALS~RY
The applicant is requesting final plat approval to subdivide 18.57 acres into 17
single family lots and 2 outlots. The property is zoned RSF, Residential Single
Family.
The average lot size is 23,170 square feet with a resulting gross density of 0.9 units
per acre and a net density of 1.88 units per acre. The site is located south of Lake
Lucy Road, northwest of Lake Lucy, and east of Ashling Meadows. Access to the
subdivision will be primarily provided via Lake Lucy Road. All lots are proposed to
be served via internal residential streets. All lots are proposed to be served via an
internal residential street.
All of the proposed lots meet the minimum area, width, and depth requirements of
the Zoning Ordinance. There are two outlots shown on the plat. Outlot A contains a
wetland and Outlot B is proposed to contain a storm pond, wetland, and a trail. The
applicant intends to deed both outlots to the city. This will be a condition of
approval for the plat.
The site has some mature trees, which the applicant is removing and replacing with
new trees with the exception of a small stand.
Staff is recommending that the subdivision be approved with conditions outlined in
the staff report.
BACKGROUND:
On April 8, 2002, the City Council approved Land Use Plan Amendment #01-4 to
reguide Outlot A, Lake Lucy Highlands from Residential Large Lot to Residential
Low Density; Rezoning #01-4 to rezone 18.57 acres of property zoned RR, Rural
Residential, to RSF, Residential Single Family; Wetland Alteration Permit #2001-3
for Lake Lucy Ridge as shown on the plans dated received February 19, 2001,
The City of Chanhassen . A growing community Wlt~ clean lakes. quality schools a charming downlowrI, thriving businesses. winding trails, and beautilul parks. A great place la live. work, alld play.
to conditions; and the preliminary plat for Subdivision #01-10 for Lake Lucy Ridge for 17
ts and two outlots as shown on the plans received February 19,2002, subject to the following
Cmwtions:
CHANHAS8EN Street lights shall be located at all intersections and at the end of the cul-de-sac.
7700 Market Boulevard
PO Box 147
Chanhassen,MN55311
2.
Adminlslrallon
Phone 952.227.1100
Fax: 952.227.1110
Building Inspec~..
Phone: 952.227.fiSO
Fax 952.2271190
Engineering
Phone 952.2271160
Fax 952,2271170
Finance 4.
Phone: 952227.1140
Fax 9522271110
Park & Recreation
Phone 952.227.1120
Fax 952227.1110
Recreation Cen?er"
2310CoullerBoulevard
Phone: 952.2271400
Fax 952,2271404
Planning &
Natural Resources T
Phone: 952,227.1130
Fax 952227,1110
Pubtic Works
1591 Park Road
Phone 952.2271300
Fax 952.227.1310
Senior Cenrer
Phone 952.227.1125
fax 952.227,1110
WebSile
www.ci.chanhassen.mn
This condition has been met.
A minimum of three overstory trees shall be required in the front yard of each lot.
This condition still applies.
Proposed boulevard planting along all public streets shall be located outside of the
right-of-way. Planting and maintenance of these trees will be the responsibility of the
developer/development.
This condition still applies.
Tree protection fencing is required around all trees proposed to be saved. Any tree
lost will be replaced at a rate of 2: I diameter inches.
This condition still applies.
The applicant shall submit to the city a table listing the lot and block and the number
of trees required on that property.
This condition still applies.
d
hi
h
2W'di
rees require on eac ot, eac are 2 ameter:
Block I, lot I 8 Block 3, lot 3 13
Block I, lot 2 8 Block 3, lot 4 14
Block I, lot 3 II Block 3, lot 5 10
Block I, lot 4 14 Block 3, lot 6 12
Block 3, lot 7 7
Block 2, lot I 5 Block 3, lot 8 4
Block 2, lot 2 7 Block 3, lot 9 7
Block 2, lot 3 II Block 3, lot 7
10
u Block 3, lot I 16
Block 3, lot 2 12
6. The developer shall be responsible for installing all landscape materials proposed in
buffer yard and rear yard areas.
The City ot Chanhassen . A grcwing community with clean lakes. quali1y schools, a charming downlown, Ihriving businesses. winding trails. and beautijul parks. A great place 10 live. work, and play
Todd Gerhardt
May 21, 2002
Page 3
This condition still applies.
7. If importing or exporting materia] for development of the site is necessary, the
applicant wiIJ be required to supply the City with detailed haul routes and traffic
control plans.
This condition still applies.
8. Staff has reviewed the ponding calculations and found that only minor modifications
are necessary. Staff wiIJ work with the applicant's engineer to correct the
calculations.
This condition has been met.
9. Prior to final platting, storm sewer design calculations wiIJ need to be submitted.
The storm seWer wiIJ have to be designed for a 1O-year, 24-hour storm event.
Drainage and utilities easements wiIJ 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.
This condition has been met.
10. Erosion control measures and site restoration shall be developed in accordance with
the City's Best Management Practice Handbook (BMPH). Staff recommends that the
City's Type III erosion control fence, which is a heavy-duty silt fence, be used for the
areas adjacent to the existing wetlands. Erosion control matting or wood fiber
blankets will be required for the steep, rear yard slopes of those lots in the north and
southwesterly portions of the site. A 75-foot rock construction entrance is required
at the site access off of Lake Lucy Road.
This condition still applies. However, it has been modified to include conditions
28 and 29 and to read as follows: "Erosion control measures and site
restoration shall be developed in accordance with the City's Best Management
Practice Handbook (BMPH). StatT recommends that the City's Type III erosion
control fence, which is a heavy-duty silt fence, be used for the areas adjacent to
all wetland fill areas, areas to be preserved as butTer or, if no butTer is to be
preserved, at the delineated wetland edge. Erosion control matting or wood
fiber blankets will be required for the steep, rear yard slopes of those lots in the
north and southwesterly portions of the site. A 75-foot rock construction
entrance is required at the site access otT of Lake Lucy Road.
11. The two underlying parcels of this development have each been previously assessed
for one water hookup and connection charge. The assessments, however, have not
been paid. Staff is recommending that the two previously assessed connection
Todd Gerhardt
May 21, 2002
Page 4
charges, which total $8,670 (2002 rates), be respread over the 21 newly created lots.
In addition, each newly created lot will be required to pay a sewer and water hookup
charge of $1,383 and $1,802 (2002 rates), respectively. Since the property is within
the Lake Ann sewer district, a sewer interceptor charge of $1,057 and a sub-trunk
charge of $866 will also be due on each lot. The sewer and water lateral connection
charges for the new lots will be waived contingent on the developer installing the
internal lateral utility lines. All of the above fees are due at the time of building
permit issuance.
This condition stilI applies.
12. 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 to 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.
13. Increase the amount of platted right-of-way along Lake Lucy Road from 74-feet to
80-feet in width. This is the minimum required right-of-way width for collector
streets, such as Lake Lucy Road, in Chanhassen.
This condition stilI applies.
14. Submit a separate preliminary utility plan that shows the proposed rim elevations,
invert elevations, and pipe sizes for all proposed and existing utility lines.
This condition has been met.
IS. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies, i.e., Watershed District, Metropolitan Environmental Service Commission,
Health Department, Minnesota Pollution Control Agency, Army Corp. of Engineers,
Minnesota Department of Natural Resources, and comply with their conditions of
approval.
This condition still applies.
16. The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds or wetlands.
This condition still applies.
Todd Gerhardt
May 21,2002
Page 5
17. The horizontal curves at the south end of Lucy Ridge Lane do not meet a 30 m.p.h.
design. As such, the curves will have to be posted at a slower speed.
This condition still applies.
18. A temporary cul-de-sac turnaround for emergency vehicles will be required at the
south end of Lucy Ridge Lane along with a sign stating that the road will be
extended in the future.
This condition still applies.
19. Submit a temporary easement for the proposed offsite grading on Ashling Meadows
property. The proposed and existing contours for the Ashling Meadows site must be
shown on the grading plan to ensure that the grading and drainage will work.
This condition still applies.
20. Revise Lot 3 to be a full basement house pad with a rear pad elevation of 1004 and
change Lot 4 so it is reoriented toward Emerald Lane with front and rear pad
elevations of 1012± and 1008±, respectively. In'the area of Block 2, all three of the
proposed lots should be full basement house pads with matching front and rear
elevations or tuck-under type house pads. In addition, revise Lot 6, Block 3 to be
reoriented toward the adjacent cul-de-sac street with a front pad elevation of 994±
and a southeast walkout elevation of 986±.
This condition has been met.
21. The proposed sanitary sewer Jift station shall be designed to serve this development
and the neighboring properties to the east. Any oversizing of the sewer forcemain or
lift station pumps, beyond what is needed to serve this development, will be a City
cost.
This condition still applies.
22. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420).
This condition still applies.
23, Wetland buffer areas shall be preserved unless otherwise approved by the City. All
disturbed buffer areas shall be revegetated with native, non-invasive vegetation.
Buffers shall be 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.
Todd Gerhardt
May 21,2002
Page 6
This condition still applies.
24. All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
This condition still applies.
25. All bluff areas shall be preserved. In addition, all structures shall maintain a 30-foot
setback from the bluff and no grading shall occur within the bluff impact zone (i.e.,
the bluff and land located within 20 feet from the top or toe of a bluff).
This condition still applies.
26. The proposed development shall maintain existing runoff rates.
This condition has been met.
27. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas and storm water ponds.
This condition still applies. The applicant informed staff that he intends to deed
all outIots to the city. This will become a condition of approval.
28. Type III silt fence shall be provided adjacent to all wetland fill areas, areas to be
preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge.
This condition still applies; however, it has been combined with condition 10.
29. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1.
This condition still applies; however, it has been combined with condition 10.
30. Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a
similar seed mix that is approved for wetland soil conditions. 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.
This condition still applies.
31. Based on the proposed developed area of approximately 12.94 acres, the water
quality fees associated with this project are $10,352; the water quantity fees are
approximately $25,621. The applicant will be credited for water quality where
NURP basins are provided to treat runoff from the site. This will be determined
Todd Gerhardt
May 21,2002
Page 7
upon review of the ponding and storm sewer calculations. At this time, the estimated
total SWMP fee, due payable to the City at the time of final plat recording, is $35,973.
This condition still applies.
32. 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 applies: however, it duplicates condition 15.
33, Fire Marshal Conditions:
a. Submit a plan to the Fire Marshal indicating roads and location of proposed fire
hydrants only for review. The submitted plans: grading, drainage, erosion
control plan and preliminary utility plan are too congested at this time.
This condition still applies.
b. A 1O-foot clear space must be maintained around fire hydrants i.e., street lamps,
trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This
is to ensure that fire hydrants can be quickly located and safely operated by
firefighters. Pursuant to Chanhassen City Ordinance #9-1.
This condition still applies.
c. No burning permits will be issued for trees to be removed. Trees and brush must
be either removed from site or chipped.
This condition still applies.
d. An approved turn around shall be designed and installed at the south end of Lucy
Ridge Lane to allow the turning around of fire apparatus. Submit cul-de-sac
design and dimensions to City Engineer and Chanhassen Fire Marshal for review
and approvaL Pursuant to 1997 Uniform Fire Code Section 902.2.2.4.
This condition still applies.
e. When fire protection, including fire apparatus access roads and water supplies for
fire protection is required to be installed, such protection shall be installed and
made serviceable prior to and during time of construction. Pursuant to 1997
Uniform Fire Code Section 901.3.
Todd Gerhardt
May 21,2002
Page 8
This condition still applies.
£. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface so as to
provide all weather driving capabilities. Pursuant to 1997 Uniform Fire Code
Section 902.2.2.2.
This condition still applies.
34. Park and Recreation Conditions:
The following conditions describe the trail alignment:
a. A 20-foot trail easement is identified.
b. The trail alignment is not within the wetland buffer.
c. The trail easement may abut lot lines, but the trail alignment must
maintain a minimum 6-foot separation from lot lines.
d. The pond berm, which the trail crosses, must maintain a minimum top
width of 12 feet to allow for a 2 foot "clear" on either side of the trail.
e. The 8 foot bituminous trail shall be extended to Lake Lucy Road.
£. The applicant shall be responsible for the construction of the trail with
reimbursement for material costs being made from the City's Park and
Trail Fund. The trail shall be 8-feet wide and built of bituminous material
to city specifications. Full park fees ($25,500 Park Fees, and $8,500 Trail
Fees), with one-third being paid at the time of platting and two-thirds at
the time of the indi vidual building permits, shall also be paid.
This condition still applies; however, the applicant informed staff that he intends to
deed all outlots to the city. The trail is located within proposed Outlot B. This will
become a condition of approval,
35. Building Official Condition:
a. Final grading plans and soil reports must be submitted to the Inspections
Division before building permits will be issued.
This condition still applies.
b. A demolition permit will be required prior to removal of the existing structures
on the site.
This condition still applies.
Todd Gerhardt
May 21,2002
Page 9
36. All structures shall comply with the following table:
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot Lot Lot Home
Area Width Depth Setback
Ordinance 15,000 90' 125' 30' front/rear
10' sides
BLOCK I
Lot 1 25,322 170.79' 176' 30'/50'*/30***
10'
Lot 2 21,931 1l0.59' 188' 30'/30'/30***
10'
Lot 3 21,120 1l0' 192' 30'/30'
10'
Lot 4 26,700 115.42' 206.59 30'/30'
206.59 comer lot 10'
Block 2
Loti 21,055 120' 175' 30'/30'
10'
Lot 2 22,008 116' 194' 30'/30'
10'
Lot 3 22,689 127.54 187.69 30'/30'
164'comer lot 10'
Block 3
Lot I 22,080 89.22' on curve 160' 30'/30'/60**
125.87' comer lot 10'
Lot 2 19,596 84.08' on curve 181' 30'/30'/60**
10'
Lot 3 19,670 94.21 175 30'/30'/60**
10'
Lot 4 19,877 109 on curve 170' 30'/30'/60**
10'
Lot 5 29,583 127.69' on curve 229' 30'/30'/60**
10'/30'***
Lot 6 18,781 77.76' on curve 180' 30'/30'/
218' and 128' corner lot 10'
Lot 7 18,526 207' 146' 30'/30' .
10'
Lot 8 20,003 73.80' on curve 173' 30'/30'
10'
Lot 9 30,755 84.550n curve 235' 30'/30'***
10'/60**
Todd Gerhardt
May 21, 2002
Page 10
Lot 10
33,213
95'
278'
30'/30'***
10'/60**
Outlot A
Outlot B
27,000
291,196
*
The 50-foot setback includes a lO-foot average wetland buffer in addition to a 40-foot
structure setback.
**
The 60-foot setback includes a 20-foot average wetland buffer In addition to a
40-foot structure setback.
*** The 30-foot bluff setback includes a 20-foot bluff impact zone."
This condition still applies.
At this point, the applicant is requesting final plat approval. Staff is recommending approval of this
application with conditions.
FINAL PLAT
The applicant is proposing to subdivide a 18.57 acre site into 17 single family lots and two outlots.
The density of the proposed subdivision is 0.9 units per acre gross, and 1.88 units per acre net after
removing the roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with
an average lot size of 23,170 square feet.
All of the proposed lots meet the minimum width, and depth requirements of the Zoning
Ordinance. There are two outlots shown on the plat. Outlot A contains a wetland. Outlot B
contains a wetland basin, a proposed trail and stonn pond. The applicant contacted staff regarding
the placement of a monument sign within one of the outlots. First, the sign is a structure and will
need to maintain required setbacks. Second, staff will not support the filling of wetlands for the
placement of signs, and third, if the outlots are deeded to the city, the sign will be on city property.
Monument signs must maintain a 10 foot setback from property lines and remain outside sight
triangles. Based upon the above, there does not appear to be a reasonable location for a monument
sign on the outlots.
All wetlands on site are contained within an outlot and are not counted as part of the overall area of
the individual lots. The ordinance requires all structures to maintain a 40-foot setback from the
outside edge of a wetland buffer strip. The ordinance also requires a buffer zone (0-20 feet wide)
with an average of 10 feet for the wetland located northwest of the site and (10-30 feet wide) with
an average of 20 feet from the wetland located east of the site. The plans show the wetland buffer.
The trail located to the east of the property parallels the wetland buffer.
Todd Gerhardt
May 21,2002
Page II
There are bluffs on the site. One of these bluffs is located along the northwesterly comer of the
site. The second bluff is located along the southeast corner of the site. The ordinance requires all
structures to maintain a 30-foot setback from the edge of a bluff.
Staff notes that the proposal is consistent with the Comprehensive Plan and the Zoning Ordinance.
WETLANDS
Existing Wetlands
Two wetlands exist on-site: one natural wetland and one aglurban wetland. Aquatic
EcoSolutions delineated the wetlands in May 1996 and reexamined the site on April 26, 2001.
Wetland I is a Type 3 wetland located in the northwest comer of the property, just south of Lake
Lucy Road. The wetland is dominated by reed canary grass and common cattail. The applicant
is proposing to fill a portion of this wetland in conjunction with the widening of the access road
(Lucy Ridge Lane). The total proposed impact to Wetland I is 2,297 square feet (0.05 acres).
The applicant is also proposing the construction of new wetland along the south side of this
basin for replacement purposes.
Wetland 2 is a Type 4 wetland located east of the upland on the parceL It extends to the south
from Lake Lucy Road to Lake Lucy (OHW=956.1 MSL). It is dominated by reed canary grass
and common cattail with some lake sedge and a few black willow trees. The applicant is
proposing to fill a portion of this wetland in conjunction with the widening of the access road
(Lucy Ridge Lane). The total proposed impact to Wetland 2 is 2,283 square feet (0.05 acres).
On May 7, 2001, city staff conducted an on-site review of a portion of the wetland delineation.
The on-site review raised questions about the accuracy of the delineation of Wetland 1. The city
met the delineator on-site on May 8, 2001. The conclusion of that site visit was that a portion of
the wetland boundary established by the delineator was inaccurate. Staff recommended the
wetland boundary be changed to be consistent with the findings of the delineator and city staff
from May 8. The wetland boundary shown on the plans is consistent with the staff
recommendation.
Wetland Replacement
To achieve the required 2: I replacement ratio, the applicant is proposing the construction of
4,910 square feet of new wetland credit (NWC) adjacent to Wetland I and 6,525 square feet of
public value credit (PVC) through stonnwater ponding.
Wetland replacement must occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The plans should show a fixed photo monitoring point for the
replacement wetland. A five-year wetland replacement monitoring plan should be submitted.
The applicant should provide proof of recording of a Declaration of Restrictions and Covenants
for Replacement Wetland. The City must approve a wetland replacement plan prior to wetland
impacts occurring.
.,
Todd Gerhardt
May 21, 2002
Page 12
Wetland buffer areas should be preserved unless otherwise approved by the City. All disturbed
buffer areas must be revegetated with native, non-invasive vegetation. Buffers must be surveyed
and staked in accordance with the City's wetland ordinance. The applicant must install wetland
buffer edge signs, under the direction of City staff, before construction begins and must pay the
City $20 per sign. All other structures must maintain a 40-foot setback from the edge of the
wetland buffer.
LAKE LUCY
The proposed project is within 1,000 feet of the ordinary high water level (OHW) of Lake Lucy
and is therefore within the lake's shoreland district; however, none of the lots proposed are
riparian lots. The Minnesota Department of Natural Resources (DNR) classifies Lake Lucy as a
recreational development lake. The minimum lot size is 15,000 square feet and the minimum lot
width is 90 feet.
BLUFFS
Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition,
all structures must maintain a 30-foot setback from the bluff and no grading may occur within
the bluff impact zone (Le., the bluff and land located within 20 feet from the top or toe of a
bluff).
GRADING
The existing parcel has a wide variety of grade changes within its limits. The site elevations
range from a high of 1026± to a low of 960±. These severe elevation differences combined with
a relatively small area (<IS buildable acres) make this site a challenging one to both develop
and minimize grading. As such, the developer is proposing to grade the majority of the site.
The area for the lots in the western portion of the site is proposed to be cut from 5 to 10 feet
while the eastern portion of the site will be filled from 10 to IS feet for the housepads along the
wetland. Steep slopes are proposed along the south and west property lines of the site to match
with the existing topography. Small retaining walls (maximum of 4 feet) could be employed
along the western side of the lots in Block I to increase the area provided for drainage swales.
The applicant is proposing to grade offsite to the west for the construction of Emerald Lane,
which will connect this proposed development with the Ashling Meadows development. Staff
has previously met with the applicant and the Ashling Meadows developer to try and come to
some agreement on both the location and elevation of Emerald Lane. Following the meeting, a
mutual compromise was agreed upon for Emerald Lane and the current plan shows this. In
addition, the Ashling Meadows developer agreed to sign a temporary easement allowing the
applicant to grade on Ashling Meadows property. The proposed and existing contours along the
Todd Gerhardt
May 21,2002
Page 13
common property line within the Ashling Meadows site have been shown on the grading plan to
ensure that the grading and drainage work.
The applicant is proposing to grade the entire site at once. If importing or exporting material for
development ofthe site is necessary, the applicant will be required to supply the City with
detailed haul routes and traffic control plans.
DRAINAGE
The majority of the existing site drains from a high point in the southwest corner of the property
toward wetlands in the northwesterly and easterly portion of the site. On the drainage plan, the
applicant is proposing to collect all of the street and front yard stormwater and transport it to a
pond in the north central portion of the site. The pond will treat the stormwater before
discharging into the existing wetland. The pond has been designed to National Urban Runoff
Program (NURP) standards with 3:1 side slopes and a 10:1 slope bench below the normal water
level.
Pre- and post-development ponding calculations and storm sewer design calculations have been
submitted for the site. The storm sewer has been designed for a 1O-year, 24-hour storm event as
per City Code. Drainage and utilities 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.
EROSION CONTROL
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type III
erosion control fence, which is a heavy-duty silt fence, be used for the areas adjacent to the
existing wetlands. Erosion control matting or wood fiber blankets will be required for the steep,
rearyard slopes of those lots in the west and southwesterly portions of the site, In addition, a 75-
foot rock construction entrance is required at the site a~cess off of Lake Lucy Road.
UTILITIES
Currently, there is no public sanitary sewer available to the site. The nearest sewer line is
approximately 600 feet west of the site within the Ashling Meadows development. This sanitary
sewer will be extended to the Emerald Lane property line with the second phase of the Ashling
Meadows development. Staff expects this to happen in the fall of 2002. Additionally, the
applicant has previously petitioned the City to extend the sewer as part of a public improvement
project. Staff believes that the sewer extension should be a developer driven project, especially
when the project is planned within a year. In the absence of the sewer, the applicant has
requested to install the sanitary sewer through the Lake Lucy Ridge site and leave a stub pipe for
the Ashling Meadows 2nd Addition development to connect to. Staff has no objection to this
Todd Gerhardt
May 21, 2002
Page 14
scenario as long as the applicant is aware that no building permits will be allowed until the
sanitary sewer is functional.
The City's Comprehensive Sewer Plan shows the proposed development and neighboring
properties to the east as being serviced within the same sanitary sewer subdistrict. As such, the
proposed sanitary sewer lift station shall be designed to serve this development and the
neighboring properties to the east. Any oversizing of the sewer forcemain or lift station pumps,
beyond what is needed to serve this development, will be a City cost.
Municipal water is available to the site from Lake Lucy Road. The applicant is proposing to
connect to the existing water stub and extend watermain throughout the site. In the future, the
watermain from this development will be connected to the watermain from Ashling Meadows
2nd Addition.
The two underlying parcels of this development have each been previously assessed for one
water hookup and connection charge. The assessments, however, have not been paid. Staff is
recommending that the two previously assessed connection charges, which total $8,670 (2002
rates), be respread over the 21 newly created lots. In addition, each newly created lot will be
required to pay a sewer and water hookup charge of $1,383 and $1,802 (2002 rates),
respectively. Since the property is within the Lake Ann sewer district, a sewer interceptor
charge of $1,057 and a sub-trunk charge of $866 will also be due on each lot. The sewer and
water lateral connection charges for the new lots will be waived contingent on the developer
installing the internal lateral utility lines. All of the above fees are due at the time of building
permit issuance.
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 have been submitted. The applicant will also be required to enter into a
development contract with the City and to 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.
STREETS
There is one current access available for the site off of Lake Lucy Road. In the near future, the
proposed stub street to the west, Emerald Lane, will be extended when Ashling Meadows 2nd
Addition develops. This will provide a secondary access to/from the site. In addition, a street
access has been provided for future development to the south.
The proposed street layout appears to work well. All of the roads are shown within a 60-foot
wide public right-of-way with 3 I-foot wide streets. Staff has worked with the applicant to meet
the City's maximum allowable street grade of 7%. The horizontal curves at the south end of
Lucy Ridge Lane do not meet a 30 m.p.h. design. As such, the curves will have to be posted at a
slower speed. In addition, a temporary cul-de-sac turnaround for emergency vehicles will be
r
Todd Gerhardt
May 21, 2002
Page 15
required at the south end of Lucy Ridge Lane along with a sign stating that the road will be
extended in the future.
PARK DEDICATION
PARKS
Neighborhood Park needs for the proposed 17-lot subdivision would be served by the existing
Pheasant Hill Park. The park is located just north of the site on Lake Lucy Road. In the future,
residents will have access to Greenwood Shores and Lake Ann Parks.
TRAILS
A trail segment identified in the City's Comprehensive Plan has been included on this plat. The
following conditions must be met for the trail alignment.
I. A 20-foot trail easement is identified.
2. The trail alignment is not within the wetland buffer.
3. The trail easement abuts lot lines, but the trail alignment maintains a minimum 6-
foot separation from lot lines.
4. The pond berm, which the trail crosses, maintains a minimum top width of
12 feet to allow for a 2 foot "clear" on either side of the trail.
The applicant shall be responsible for the construction of the trail with reimbursement for
material costs being made from the City's Park and Trail Fund. The trail shall be 8 feet wide
and built of bituminous material to city specifications, Full park fees, with one-third being paid
at the time of platting and two-thirds at the time of the individual building permits, shall also be
paid.
An internal sidewalk will be located on Lucy Ridge Lane and Emerald Lane to provide residents
access to the trail system.
TREE PRESERV A TlON/LANDSCAPING
Tree canopy coverage and preservation calculations for the Lake Lucy Ridge development are
as follows:
Total upland area (including outlots)
Total canopy area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
13.11 ac
6.56 ac
50%
35% or 4.6 ac.
11 % or 1.5 ac.
The applicant does not meet minimum canopy coverage allowed, therefore the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Todd Gerhardt
May 21, 2002
Page 16
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
3.1 ac. or 135,036 SF
1.2
162,043 SF
149 trees
The applicant has submitted a landscape plan that meets ordinance requirements.
Buffer yard requirements are as shown in the table:
Buffer yard B* - North
property line, 613'
6 overstory trees
12 understory trees
12 shrubs
6 overstory trees
12 understory trees
12 shrubs
The applicant has submitted a buffer yard-planting plan that meets ordinance requirements.
The applicant is proposing to preserve single trees on Lots 3 and 4, Block I and Lots I, 7 and
10, Block 3. Based on past experience of tree preservation in subdivision development, saving
isolated trees in front yards is a difficult task accomplished only by strict protection of the tree's
root area. Today's building practices often fully utilize the front yard area for access, storage,
parking, etc. making protection of untouched root area extremely difficult. Additionally, the
trees proposed to be saved on Lots 3 and 4, Block I are elms and the trees on Lot 7, Block 3 are
box elders. Staff questions the validity of preserving these trees in light of the potentially short
life spans due to, respectively, disease susceptibility and their existing elevations as to those
proposed. Rather than penalizing the builder/developer 2: I diameter inches after the tree is lost,
staff recommends that front yard trees be added to the canopy removed and if saved, then
credited against the overall total replacement plantings required.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot Lot Lot Home
Area Width Depth Setback
15,000 90' 125' 30' front/rear
10' sides BLOCK I
Lot I 25,480 170.79' 177' 30'/50'*/30***
10'
Lot 2 20,933 1I0.59' 188' 30'/30'130***
10'
Lot 3 2 I,I 20 II 0' 192' 30'/30'
10'
Lot 4 26,700 II 5.42' 206.59 30'/30'
206.59 comer lot 10'
Todd Gerhardt
May 21, 2002
Page 17
Block 2
Lot I 21,055 120' 175' 30'/30'
10'
Lol2 22,008 116' 194' 30'/30'
10'
Lot 3 22,688 127.35 169.46 30'/30'
164'corner lot 10'
Block 3
Lot 1 22,478 89.22' on curve 160' 30'/30'/60**
126' corner lot 10'
Lot 2 20,1l7 84.08' on curve 181' 30'/30'/60**
10'
Lot 3 20,141 94.36 175 30'/30'/60**
10'
Lot 4 20,108 109 on curve 170' 30'/30'/60**
10'
Lot 5 29,583 127,69' on curve 229' 30'/30'/60**
10'/30'***
Lot 6 18,784 77.76' on curve 180' 30'/30'/
218' and 128' corner lot 10'
Lot 7 18,532 201' 146' 30'/30'
10'
Lot 8 20,005 73.80' on curve 173' 30'/30' "
10'
Lot 9 30,780 84.550n curve 235' 30'/30'***
10'/60**
Lot 10 33,378 95' 288' 30'/30'***
10'/60**
Outlot A 33,344
OutlotB 288,274
* The 50-foot setback includes a 1O-foot average wetland buffer in addition to a
40- foot structure setback.
** The 60-foot setback includes a 20-foot average wetland buffer m addition to a
40-foot structure setback.
***
The 30-foot bluff setback includes a 20-fool bluff impact zone.
SUBDNISION - FINDINGS
l. The proposed subdivision is consistent with the zoning ordinance;
Todd Gerhardt
May 21,2002
Page 18
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District.
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 the subdivision ordinance
with recommended conditions.
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.
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 nearest sewer line is approximately 600 feet west of the site within
the Ashling Meadows development. This sanitary sewer will be extended to the
Emerald Lane property line with the second phase of the Ashling Meadows
development. Staff expects this to happen in the summer of 2002. Additionally,
the applicant has previously petitioned the City to extend the sewer as part of a
public improvement project. Staff believes that the sewer extension should be a
developer driven project, especially when the project is planned within a year. In
the absence of the sewer, the applicant has requested to install the sanitary sewer
through the Lake Lucy Ridge site and leave a stub pipe for the Ashling Meadows
2nd Addition development to connect to. Staff has no objections to this scenario as
long as the applicant is aware that no building permits will be allowed until the
sanitary sewer is functional.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will cause some environmental damage,
however, staff is recommending some modification to the plans to minimize
impacts. The proposed subdivision contains adequate open areas to accommodate
house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdi vision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
Todd Gerhardt
May 21, 2002
Page 19
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 will have access to public utilities and streets
subject to finding in #4.
RECOMMENDATION
The City Council approves the final plat for Subdivision #01-10 for Lake Lucy Ridge for 17 lots
and two outlots as shown on the plans received May 6,2002, subject to the following
conditions:
I. Street lights shall be located at all intersections and at the end of the cul-de-sac.
2, A minimum of three overstory trees shall be required in the front yard of each lot.
3. Proposed boulevard planting along all public streets shall be located outside of the right-
of-way. Planting and maintenance of these trees will be the responsibility of the
developer/development.
4. Tree protection fencing is required around all trees proposed to be saved. Any tree lost
will be replaced at a rate of 2: I diameter inches.
5. The applicant shall submit to the city a table listing the lot and block and the number of
trees required on that property.
T
, d
hI
h
2W'd'
rees requIre on eac ot, eac are 2 lameter:
Block I, lot I 8 Block 3, lot 3 13
BJock 1, lot 2 8 Block 3, lot 4 14
Block I, lot 3 II Block 3, lot 5 10
Block 1, lot 4 14 Block 3, lot 6 12
Block 3, lot 7 7
Block 2, lot I 5 Block 3, lot 8 4
Block 2, lot 2 7 Block 3, lot 9 7
Block 2, lot 3 II Block 3, lot 7
10
Block 3, lot I 16
Mr. Todd Gerhardt
May 21, 2002
Page 20
Block 3, lot 2 I 12
6. The developer shall be responsible for installing all landscape materials proposed in
buffer yard and rear yard areas.
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. Erosion control measures and site restoration shall be developed in accordance with the
City's Best Management Practice Handbook (BMPH). Staff recommends that the City's
Type III erosion control fence, which is a heavy-duty silt fence, be used for the areas
adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be
preserved, at the delineated wetland edge. Erosion control matting or wood fiber
blankets will be required for the steep, rear yard slopes of those lots in the north and
southwesterly portions of the site. A 75-foot rock construction entrance is required at the
site access off of Lake Lucy Road.
9. The two underlying parcels of this development have each been previously assessed for
one water hookup and connection charge. The assessments, however, have not been
paid. Staff is recommending that the two previously assessed connection charges, which
total $8,670 (2002 rates), be respread over the 21 newly created lots. In addition, each
newly created lot will be required to pay a sewer and water hookup charge of $1,383 and
$1,802 (2002 rates), respectively. Since the property is within the Lake Ann sewer
district, a sewer interceptor charge of $1,057 and a sub-trunk charge of $866 will also be
due on each lot. The sewer and water lateral connection charges for the new lots will be
waived contingent on the developer installing the internal lateral utility lines. All of the
above fees are due at the time of building permit issuance.
10. 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 to 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.
II. Increase the amount of platted right-of-way along Lake Lucy Road from 74-feet to 80-
feet in width. This is the minimum required right-of-way width for collector streets, such
as Lake Lucy Road, in Chanhassen.
12. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e., Watershed District, Metropolitan Environmental Service Commission, Health
Department, Minnesota Pollution Control Agency, Army Corp. of Engineers, Minnesota
Department of Natural Resources, and comply with their conditions of approval.
Mr, Todd Gerhardt
May 21, 2002
Page 21
13. The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes not adjacent to ponds or wetlands.
14. The horizontal curves at the south end of Lucy Ridge Lane do not meet a 30 m.p.h.
design. As such, the curves will have to be posted at a slower speed.
15. A temporary cul-de-sac turnaround for emergency vehicles will be required at the south
end of Lucy Ridge Lane along with a sign stating that the road will be extended in the
future.
16. Submit a temporary easement for the proposed offsite grading on Ashling Meadows
property. The proposed and existing contours for the Ashling Meadows site must be
shown on the grading plan to ensure that the grading and drainage will work.
17. The proposed sanitary sewer lift station shall be designed to serve this development and
the neighboring properties to the east. Any oversizing of the sewer forcemain or lift
station pumps, beyond what is needed to serve this development, will be a City cost.
18. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420).
19. Wetland buffer areas shall be preserved unless otherwise approved by the City. All
disturbed buffer areas shall be revegetated with native, non-invasive vegetation. Buffers
shall be 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.
20. All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
21. All bluff areas shall be preserved. In addition, all structures shall maintain a 30-foot
setback from the bluff and no grading shall occur within the bluff impact zone (i.e., the
bluff and land located within 20 feet from the top or toe of a bluff).
22. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas and storm water ponds.
23. Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar
seed mix that is approved for wetland soil conditions. 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.
24. Based on the proposed developed area of approximately 12.94 acres, the water quality
fees associated with this project are $10,352; the water quantity fees are approximately
$25,621. The applicant will be credited for water quality where NURP basins are
Mr. Todd Gerhardt
May 21, 2002
Page 22
provided to treat runoff from the site. This will be determined upon review of the
ponding and storm sewer calculations. At this time, the estimated total SWMP fee, due
payable to the City at the time of final plat recording, is $35,973.
25. Fire Marshal Conditions:
a. Submit a plan to the Fire Marshal indicating roads and location of proposed fire
hydrants only for review. The submitted plans: grading, drainage, erosion control
plan and preliminary utility plan are too congested at this time.
b. A lO-foot clear space must be maintained around fire hydrants i.e., street lamps,
trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This
is to ensure that fire hydrants can be quickly located and safely operated by
firefighters. Pursuant to Chanhassen City Ordinance #9-1.
c. No burning permits will be issued for trees to be removed. Trees and brush must
be either removed from site or chipped.
d. An approved turn around shall be designed and installed at the south end of Lucy
Ridge Lane to allow the turning around of fire apparatus. Submit cul-de-sac
design and dimensions to City Engineer and Chanhassen Fire Marshal for review
and approval. Pursuant to 1997 Uniform Fire Code Section 902.2.2.4.
e. When fire protection, including fire apparatus access roads and water supplies for
fire protection is required to be installed, such protection shall be installed and
made serviceable prior to and during time of construction. Pursuant to 1997
Uniform Fire Code Section 901.3.
f. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface so as to
provide all weather driving capabilities. Pursuant to 1997 Uniform Fire Code
Section 902.2.2.2.
26. Park and Recreation Conditions:
The following conditions must be met for the trail alignment:
a. A 20-foot trail easement is identified.
b. The trail alignment is not within the wetland buffer.
c. The trail easement may abut lot lines, but the trail alignment must
maintain a minimum 6-foot separation from lot lines.
d. The pond berm, which the trail crosses, must maintain a minimum top
width of 12 feet to allow for a 2 foot "clear" on either side of the trail.
e. The 8 foot bituminous trail shall be extended to Lake Lucy Road.
f. The applicant shall be responsible for the construction of the trail with
reimbursement for material costs being made from the City's Park and
Trail Fund. The trail shall be 8-feet wide and built of bituminous material
Mr, Todd Gerhardt
May 21, 2002
Page 23
to city specifications. Full park fees ($25,500 Park Fees, and $8,500 Trail
Fees), with one-third being paid at the time of platting and two-thirds at
the time of the individual building permits, shall also be paid.
27. Building Official Condition:
a. Final grading plans and soil reports must be submitted to
the Inspections Division before building permits will be issued.
b. A demolition permit will be required prior to removal of the existing structures on
the site.
28. All Structures shall comply with the following table:
COMPUANCE WITH ORDINANCE - RSF DISTRICT
Lot
Area
Ordinance
15,000
BLOCK I
Lot I
25,322
Lot 2
21,931
Lot 3
21,120
Lot 4
26,700
Block 2
Lot I
21,055
Lot 2
22,008
Lot 3
22,689
Block 3
Lot I
22,080
Lot 2
19,596
Lot 3
19,670
Lot 4
19,877
Lot
Width
Lot
Depth
Home
Setback
90'
125'
30' front/rear
10' sides
170.79'
176'
30'/50'*/30***
10'
30'/30'/30***
10'
30'/30'
10'
30'/30'
10'
110.59'
188'
110'
192'
115.42'
206,59 comer lot
206.59
120'
175'
30'130'
10'
30'/30'
10'
30'/30'
10'
116'
194'
127.54
164'comer lot
187.69
89.22' on curve
125.87' corner lot
84.08' on curve
160'
30'130'/60**
10'
30'/30'/60**
10'
30'/30'/60**
10'
30'/30'/60**
10'
18!'
94.21
175
109 on curve
170'
Mr. Todd Gerhardt
May 21, 2002
Page 24
LotS 29,583 127.69' on curve 229' 30'/30'/60**
10'/30'***
Lot 6 18,781 77.76' on curve 180' 30'/30'/
218' and 128' corner lot 10'
Lot 7 18,526 201' 146' 30'/30'
10'
Lot 8 20,003 73.80' on curve 173' 30'/30'
10'
Lot 9 30,755 84.550n curve 235' 30'/30'***
10'/60**
Lot 10 33,213 95' 278' 30'/30'***
10'/60**
Outlot A 27,000
Outlot B 291,196
*
The 50-foot setback includes a 10-foot average wetland buffer in addition to a 40-foot
structure setback.
**
The 60-foot setback includes a 20-foot average wetland buffer In addition to a
40-foot structure setback.
***
The 30-foot bluff setback includes a 20-foot bluff impact zone."
ATTACHMENTS
l. Final Plat