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1a1 Marsh Glen/Plat Approval CITY OF CBANIlASSEN )(} City Cmter Drive, PO Box 147 ChanhllSSm, Minooota 55317 Phone 612.937.1900 Gmeral Fax 612.937.5739 ~ngin,ering Fax 612.937.9152 'ubhc Safety Fax 612.934.2524 Web www.ci.chanhllSSm.mn.us ~-1 MEMORANDUM TO: Scott Botcher, City Manager FROM: Cynthia Kirchoff, AICP, Planner II David Hempel, Assistant City Engineer DATE: July 19, 2000 RE: Final Plat Approval for Marsh Glen (SUB #00-1), MSS Holdings, LLC PROPOSAL The applicant is proposing to subdivide a 13.4 I-acre parcel into 19 single-family lots and 2 outlots. The property is zoned RSF, Single Family Residential and the land use plan guides this site residential, low density (1.2-4 units per acre). The site is located east ofTH 101, south of Villages on the Ponds, north of Mission Hills and west of Rice Lake Manor. Access will be gained via the extension of Mission Hills Lane and, in the future, TH 101. The development will allow the Mission Hills development to have an additional access to TH 101, when it is upgraded. The average lot area is 19,121 sq. ft. and the net density is 2.3 units per acre. All proposed lots meet tl'l,e required lot area, width and depth requirements of the RSF zoning district. The property has two natural features, numerous significant trees and Rice Marsh Lake, a natural environment lake. The applicant proposes to preserve 31 percent or 3.52 acres of the existing tree canopy. The tree preservation shown on Lots 6-8, Block 1 needs to be revised to show a 15 foot tree removal limits around the building pad. The increase in tree removal may require additional trees to be planted. Rice Marsh Lake is located on the northeastern portion of the site. The shoreland ordinance requires a 150 foot structure setback from the ordinary high water level. Outlot B extends over the water and the 75 foot lakeshore buffer. An aglurban wetland is also present on the northern portion of the site. A conservation easement extends over the 150 foot lakeshore setback and the 40 wetland setback and buffer. be City of Chanhassen. A fJOwin~ community with clean lakes, qualitv scboob, a channinr downtown, thrivinr busin",es, and b,autifùl parks. A ""at Plat, to live. work. and pia. Scott Botcher, City Manager Marsh Glen July 19,2000 Page 2 The City's comprehensive trail plan identifies a trail within this proposed development. This trail segment connects Marsh Glen to the Rice Marsh Lake/Lake Susan trail. A trail easement will be required between two of the lots to the proposed trail around Rice Marsh Lake. Further, the sidewalk on the east side of Mission Hills Lane is proposed to be extended to Outlot A, the. right-of-way for future TH 101. Staff recommends approval of the final plat request with conditions outlined in this report. BACKGROUND On June 12, 2000, the City Council approved the preliminary plat for Marsh Glen with 29 conditions, FINAL PLAT REQUEST The applicant is requesting final plat approval to subdivide 13.41 acres into 19 lots for single- family homes and 2 outlots. Outlot A extends over the right-of-way for future TH 101 and Outlot B extends over Rice Marsh Lake and the future trail. This site is zoned RSF, Single Family Residential and guided residential low density (1.2-4 units per acre). The development is consistent with the comprehensive plan and the zoning ordinance. The minimum requirements for properties zoned RSF are as follows: 15,000 sq. ft. for area, 90 feet for width and 125 feet for depth. As proposed, all lots meet the minimum lot area, width and depth requirements and are consistent with the preliminary plat. The average lot area is 19,121 sq. ft, The gross density is 1.4 units per acre and the net density is 2.3 units per acre. The site is 13.41 acres' however, only 8.4 acres are available for development after the outlots and right-of-way are deleted. The following table depicts the area, average width and depth and applicable wetland or lakeshore setbacks for each lot. The properties will have to maintain the required 30 foot front yard setback, 30 foot rear yard setback and 10 foot side yard setbacks as required by ordinance. TABLE 1 COMPLIANCE WITIf RSF REQUIREMENTS Legal Proposed Lot Width in feet Depth in Wetland Lakeshore Description Area in sq. ft. (average) feet Setback Setback (averae:e) RSF District 15,000 90* 125 40'+10' 150' Requirements buffer Block 1 Lot 1 21,051 110 201 40'+10' buffer Lot 2 21,335 93 238 40'+10' Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 3 buffer Lot 3 24,774 99 265 40'+10' buffer Lot 4 29,946 141 238 40'+10' 150' buffer Lot 5 19,426 108 185 150' Lot 6 15,674 104 151 150' Lot 7 15,209 73 (120 @ 30' 141 150' setback) Lot 8 19,731 100* 174 150' Block 2 Lot 1 15,000 109 138 Lot 2 15,830 104 160 Lot 3 21,612 109 219 Lot 4 28,429 110 288 Lot 5 16,652 91 212 Lot 6 20,589 120 224 Lot 7 16,645 98 156 Lot 8 15,172 63 (100 @ 30' 214 setback) Lot 9 15,000 111 157 Lot 10 15,000 104 143 Lot 11 16,228 125 177 A veralZe 19,121 Outlot B extends over a portion of Rice Marsh Lake, a future trail and the 75 foot lakeshore buffer, as recommended by staff. This outlot will ensure that the 75 foot buffer is protected from degradation and encroachment, since the zoning ordinance prohibits structures from being constructed on outlots this will remain open space. The only access to Rice Marsh Lake will be through the proposed trail between Lots 3 and 4, Block 1. The future structures on Lots 4-8, Block 1 must maintain the 150 foot setback from the ordinary high water level of Rice Marsh Lake, which is 877.0. A conservation easement will be extended over the portion of Lots 4-8, Block 1 that is within the lakeshore setback. An ag/urban wetland is located to the west of Rice Marsh Lake and north Lots 1-4, Block. The zoning ordinance requires a 40 foot setback and 10 foot average buffer, A conservation easement will be extended over the required setback and buffer. Scott Botcher, City Manager Marsh Glen July 19,2000 Page 4 GRADING The site characteristics are rolling in nature with wetlands and dense woodland areas over the northerly portion of the site. Mature oak and maple trees are scattered throughout the westerly and southerly portions of the site. The property previously contained a homestead and barn that have been razed. The plans propose on mass grading a majority of the site to prepare the streets, subgrades, house pads, and stormwater pond. The proposed grading plan generally maintains the rolling features of the site as it exists today. The significant oaks and maples located in the northwesterly corner of the project will be preserved. Outlot A which is proposed to be future Trunk Highway 101 right-of-way also contains a number oflarger oak and maple trees. In the future when Trunk Highway 101 is upgraded, the road will be shifted easterly within Outlot A. The grades of future Trunk Highway 101 will be significantly lower which will result in removal of the trees in Outlot A at that time. The existing stormwater pond located in the southwest corner of the site, which pretreats stormwater runoff from the Mission Hills development, is proposed to be expanded and utilized. A future trail system is proposed between Lots 3 and 4, Block I and continuing down towards and along Rice Marsh Lake. Upon review of the trail grade, it is too steep to meet ADA requirements (8% maximum) as proposed. However, staff believes a maximum grade of8% slope can be achieved by redesigning the grade and alignment of the trail. We recommend that the 90 degree bend at the bottom of the hill be revised with a curve to provide a smoother transition for bike traffic and grade transition. Overall, given the site's constrains, the applicant's engineer has done well in blending the proposed building pads with existing topography to maintain the site's characteristics. The building sites range in elevation from 887 to 914. The building units on Lots 1 through 8, Block 1 are located in the most environmentally sensitive area of the site. Lots I through 5, Block I will be mass graded; Lots 6 through 8, Block 1 will be custom graded at the time of building permit. The home styles throughout the development will be walkouts and/or lookout-type dwellings. A detailed grading, drainage, trees removal and erosion control plan will be required on Lots 6 through 8, Block 1 at time of building permit application for City review and approval. Some grading will occur on Outlot A due to the utility extension through to Trunk Highway 101 and extension of Mission Hills Lane. Currently, Outlot A has a large knoll which will need to be graded to blend into the proposed street extension and stormwater pond. DRAINAGE For the most part, the site sheet drains in a north-northeasterly direction towards Rice Marsh Lake or the adjacent wetland body. Based on the grading and drainage plan, the adjacent neighborhood drainage patterns will be maintained with the proposed development. Stormwater Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 5 runoff is proposed to be conveyed via storm sewer systems into a stormwater holding pond on the site for pretreatment prior to discharging off site. The existing stormwater pond is proposed to be expanded to accommodate runoff generated from this development as well as the Mission Hills development. The applicant will be receiving SWMP credits for this pond. EROSION CONTROL The grading plan proposes Type I erosion control fence along the perimeter of the downstream grading limits. A rock construction entrance will also be provided at the entrance point to the site. Watershed District and NPDES permits will also be obtained in conjunction with this development. UTILITIES Detailed construction plans have been submitted for staff review and City Council approval. Staff has reviewed the plans and finds them prepared in accordance with the City's latest edition of Standard Specifications and Detail Plates. However, staff has recommended some last minutes minor revisions that will need to be incorporated. Therefore, staff requests that the City Council grant the flexibility to administratively approve the final construction plans after the changes have been made. The developer will be required to enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee installation of the public improvements and conditions of final plat approval. Drainage and utility easements shall be dedicated to the City over the public storm sewer lines outside of the right-of-way on the final plat. Depending on the depth of the utilities, the minimum drainage and utility easement width shall be 20 feet wide. The existing farmhouse was connected to city sewer. The applicant has since disconnected the sewer in conjunction with demolition of the farm. The existing well located behind the farmhouse has also been abandoned. The property was previously assessed for trunk sewer and water hook up charges in conjunction with the Lake Riley Boulevard Trunk Improvement Project No. 93-26A, however, only one of the 19 hookup assessments were levied; the remaining 18 were deferred. Since the applicant is creating more lots than was previously assessed, those lots will also be subject to city sanitary sewer and water hook up charges at time of building permit issuance. The 2000 trunk utility hook up charges are $1,300 per unit for sanitary sewer and $1,694 per unit for watermain. These charges may be specially assessed against the lot at time of building permit issuance. STREETS The plans propose on extending Mission Hills Lane from its current terminus to Outlot A (future Trunk Highway 101). At this time, there will not be a street connection to existing Trunk Highway 101 due to inadequate sight lines and impacts to the City's property which lies between Outlot A and existing Trunk Highway 101. Mission Hills Lane will be extended and connected Scott Botcher, City Manager Marsh Glen July 19,2000 Page 6 when Trunk Highway 101 is upgraded. Until Trunk Highway 101 is upgraded and the street connection made, this development will be limited to existing Mission Hills Lane and West 86th Street for access. A 5-foot wide concrete sidewalk is proposed along the easterly and northerly side of Mission Hills Lane. The sidewalk will connect with the existing sidewalk in the Mission Hills development and eventually to Trunk Highway 101. MISCELLANEOUS Upon review of the fmal plat, right-of-way for Market Boulevard needs to be dedicated over the westerly 40 feet of the southerly 182.56 feet of Outlot A. The dedication sheet of the final plat also requires some modifications regarding the plat name and dedication of boulevards, lane, and circle. WETLANDS Rice Marsh Lake The northern border of this property is Rice Marsh Lake, which has been classified as a natural environment lake by the Minnesota Department of Natural Resources. The natural environment classification is due to the large areas of shoreline that have not been influenced by development. Rice Marsh Lake has a large amount of emergent vegetation that discourages traditional recreational activities such as boating, swimming or fishing. Because of this classification, a 150 ft. building setback from the OHW (ordinary high water level) is required. AglUrban Weltands The original proposal indicated that there are two ag/urban wetlands located on the site. This plan only indicates one. However, staff will address both wetlands in this report. The first is a small ditch section approximately 2,500 sq. ft. located in the west-central portion of the site. This area appears to be part of a larger drainage swale that once drained runoff through the site. The stormwater pond built with the Mission Hills development to the south has interrupted the water runoff. There is no existing buffer along this wetland. An existing horse run, fill and a driveway define the wetland edge. This is a low quality wetland dominated by cattails, willow herb and reed canary grass. The original application indicated that this wetland would be filled entirely and mitigated on site. The second ag/urban wetland is located on the northwest edge of the property and is adjacent to Rice Marsh Lake. This wetland is slightly higher in elevation than the lake and there is an upland area at its edge, which separates it from the lake. This wetland is an emergent marsh dominated by reed canary grass and cattails, with an impressive buffer of dense woodland consisting of oaks, maples and willows. The original plan for Marsh Glen proposed to expand the wetland edge to mitigate for the filling of the smaller, lower quality wetland. However, due to the quality of this wetland, staff is recommending that the City permit the applicant to use the Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 7 WCA (Wetland Conservation Act) de minimis exemption, and allow the filling of2,000 sq. ft. of lower quality wetland without replacement. This recommendation is in an effort to minimize the grading and disturbance of the northern, higher quality wetland. . The applicant will be required to re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or a similar seed mix that is approved for wetland soil conditions. The wetland buffer area should be surveyed and staked in accordance with the City's wetland ordinance. In addition, the applicant will be required to provide a vegetative barrier to define the buffer edge. The applicant will install wetland buffer edge signs, under the direction of City staff, before construction begins and will pay the City $20 per sign. SURFACE WATER MANAGEMENT PLAN (SWMP) Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development would be based on single-family residential development rates with a medium density use at $800/acre. Based on the proposed developed area of 10.06 acres, the water quality fees associated with this project are $8,048. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city- wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single family/low Density developments h<!-ve a connection charge of$I,980 per developable acre. Based on the proposed developed area of IÒ.06 acres, the applicant will be responsible for a $19,918.80 water quantity connection fee. SWMP Credits The applicant has incorporated water quality ponding for the developed area of 10.06 acres in accordance with NURP standards. This provides the applicant with a credit of $8,048. The applicant has also incorporated 1 outlet control structure, for a credit of $2,500. The total SWMP fees due payable to the City at the time of final plat recording, are $17,419. TREE PRESERV ATlON/LANDSCAPING The applicant proposes to preserve 31 percent or 3.52 acres of the existing tree canopy. The tree preservation shown on Lots 6-8, Block 1 needs to be revised to show 15 foot tree removal limits around the building pads. The increase in tree removal may require additional trees to be planted. The applicant has shown that a 30 inch oak and a 24 oak tree are to be preserved with Scott Botcher, City Manager Marsh Glen July 19,2000 Page 8 retaining walls. A conservation easement will extend over the required lakeshore and wetland setback, including many significant trees. The City can require berming in addition to landscaping when the plat is contiguous with collector or arterial streets. Given the traffic volumes and noise of future TH 101, staff recommends the applicant install a 100 percent screening (or a berm) on Lot I, Block 1 and Lots 1-4, Block 2. The landscape plan shows a 4 foot tall berm with coniferous trees along the right- of-way for future TH 101. CONSERVATION EASEMENT Staff is recommending that a conservation easement be extended over the area shown on the plat as the "Drainage and Utility Easement" outside of the delineated wetland boundary on Lots 1-4, Block 1, with the exception of the 20 foot trail easement. This is essentially the 40 foot setback and 10 foot buffer required by the wetland ordinance and 150 foot lakeshore setback. This easement intends to preserve the significant trees as well. PARK AND TRAIL DEDICATION The City's comprehensive trail plan identities a trail to be extended through the northeast portion of the development. This trail segment will connect the development with the Rice Marsh LakelLake Susan trail. A 20 foot wide trail easement is shown to extend from Mission Hills Lane between Lots 3 and 4, Block 1 to the future trail around Rice Marsh Lake. This development would generate $7,600 in trail fees and $22,800 in park fees. Staff recommends these fees be utilized to construct the proposed trail along the lake. The applicant can coordinate this construction and be credited . appropriately or the City will collect the fees and construct the trail independently of the development. REVIEW CONDITIONS OF APPROVAL I. All signage shall comply with article XXVI of the City Code. A monument sign shall be limited to the access to TH 101. . This condition still applies. 2. Park and trail fees are required. Park fees are $1,200.00 per dwelling unit and trail fees are $400.00 per dwelling unit. One-third of these fees are required with the final plat and the remaining two-thirds will be paid with each building permit. The applicant can coordinate this construction and be credited appropriately. · This condition still applies, however, it shall be modified as follows "Park and trail fees are required. Park fees are $1,200.00 per dwelling unit and trail fees are $400.00 per dwelling unit. One-third of these fees are required with the final plat and the remaining two-thirds will be paid with each building permit." Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 9 ~ ,; \if i :,} t 'i '} ·4 ¡ 11 ¡ ~ 3. One hundred percent screening shall be installed along Lot 1, Block 1 and Lots 1-4, Block 2 to provide buffering from future TH 101. Detailed plans shall be submitted to the City for review. · This condition has been met. 4. The Fire Marshal conditions are as follows: a. When fire protection including fire apparatus access roads and water supplies for fire protection are required to be installed such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Uniform Fire Code Section 901.3. · This condition still applies. b. A ten-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, shrubs, bushes, NSP, US West, 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. If any trees or shrubs are to be removed, they must either be chipped or hauled off sight due to close proximity of neighboring homes. No burning permits will be issued. · This condition still applies. d. Additional fire hydrants will be required. Two will need to be relocated. This will be reviewed with the City Engineer and corrections will be made on his plans. · This condition has been met. 5. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. · This condition still applies. 6. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed construction plans and specifications shall be submitted for staff review and City Council approval. Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 10 The construction plans and specifications will need to be submitted a minimum of three weeks prior to fmal consideration. · This condition has been modified to state the following, "The utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. The construction plans and specifications shall be revised in accordance with staff recommendations and administratively approved by City staff." 7. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year storm events and provide ponding calculations for stormwater quality/quantity ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. The applicant shall provide detailed pre-developed and post- developed storm water calculations for 100-year storm events and normal water level and high water level calculations in existing basins, created basin, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. In addition, water quality ponding design calculations shall be based on Walker's Pond net model. Emergency overflows from all storm water ponds and wetlands will also be required on the plans. - . This condition has been met. 8. The applicant will be responsible for a $19,918.80 water quantity connection fee and $8,048.00 for water quality fees due payable to the city at the time of final plat recording. · This condition is a duplication of condition number 22 and as such has been deleted. 9. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. · This condition stilI applies. 10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Minnesota Department of Transportation, Watershed District, Metropolitan Environmental Service Commission, Minnesota Department of Health, and Minnesota Pollution control Agency and comply with their conditions of approval. · This condition stilI applies. 11. No berming or landscaping shall be permitted within the City's right of way. A 2% boulevard grade must be maintained along the City's right of way. ì; Scott Botcher, City Manager Marsh Glen July 19,2000 Page 11 " d ., 't ;{ 'x ,r .;¡ ~t )1 " Ii ~ · This condition still applies. 12. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. · This condition still applies. 13. The drive aisle width on the private street shall be a minimum of 20 feet wide bituminous surface and built to 7-ton per axle weight pursuant to Ordinance 18-570-1 and 20-1101. On street parking on the private street shall be prohibited. Cross-access easements and maintenance agreements shall be prepared and recorded by the developer over Lots 5, 6, and 7, Block 2 in favor of the property owners. The minimum driveway easement width shall be 30 feet wide. · This condition has been deleted because it does not apply to the revised plans. 14. The developer shall dedicate to the City a 20 foot wide trail easement between Lots 3 and 4, Block 1 to Outlot B. The exact alignment shall be determined in the field by staff. Compensation for the easement shall be applied to the developer's trail fees. · This condition still applies. 15. The developer shall dedicate on the final plat the following easements to the City at no cost: a. A 50-foot wide drainage and utility easement over the existing sanitary sewer line through Outlot A. · This condition has been modified as follows, "A 50-foot wide drainage and utility easement over the proposed water main and sanitary sewer line through Outlot A." b. Utility and drainage easements over all utilities, stormwater ponds and wetlands outside of the right of way. The minimum easement width over the utilities shall be 20 feet wide depending on the depth of the utility. Drainage easements over all ponds and wetlands shall be up to the 100-year flood level. · This condition has been modified as follows, "Utility and drainage easements shall be dedicated on the final plat over all utilities, stormwater ponds and wetlands outside of the right of way. The minimum easement width over the utilities shall be 20 feet wide depending on the depth of the utility. Drainage easements over all ponds and wetlands shall be up to the 100-year flood level." 16. The plans shall be revised as follows: Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 12 a. The lowest floor elevation of all buildings adjacent to stormwater ponds and wetlands shall be a minimum of two feet above the 100-year flood level. · This condition has been met. b. The street grade at the west end of Mission Hills Lane shall be lowered to 891± to match grade with the future intersection of Trunk Highway 101 and Mission Hills Lane. · This condition has been met. c. Provide emergency overflow swales for all ponds. · This condition has been met. d. Designate dwelling types on grading plan, i.e. walkout, lookout, and rambler, with lowest floor, top of block and garage floor elevations. · This condition has been met. e. Show existing structures and well location on grading plan. · This condition has been met. f. The sanitary sewer and watermain lines through Outlot A and the City's property (underneath future Trunk Highway 101) shall be cased. · This condition has been met. g. Provide ponding in accordance with NURP standards for development runoff. Pond slopes shall be 3:1 with a 10:1 bench for the first one foot depth of water or 4:1 slopes overall. · This condition has been met. h. Denote Lots 6-8, Block 1 as "custom graded" on the grading plan. · This condition has been met. i. Tree preservation fencing will need to be denoted on the final grading and drainage plan. · This condition has been met. Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 13 tJ .} "I ¡,'i: .J :4 ~7 ft ,;( i¡ i ¡¡ j. Show a rock construction entrance at access points to the site. . This condition has been met. 17. All lots, except the first building permit, shall be subject to current City sewer and water hook-up charges. The hook-up charges are due at time of building permit issuance. . This condition still applies. 18. The developer and future property owners should be aware there may not be any noise abatement improvements constructed in conjunction with the upgrade of Trunk Highway 101. Provisions for noise abatement (landscaping/berming) should be included in these development plans. . This condition still applies. 19. Mission Hills Lane is a temporary dead end street. In the future when Trunk Highway 101 is upgraded to urban standards Mission Hills Lane will be connected. · This condition has been modified as follows, "Mission Hills Lane is a temporary dead end street. In the future when Trunk Highway 101 is upgraded to urban standards Mission Hills Lane will be extended and connected to TH 101." 20. Lots 6, 7 and 8, Block 1, shall be custom graded at time of building permit issuance. A detailed grading, drainage, tree removal and erosion control plan shall be submitted to the city for review and approvaI'at time of building permit application. · This condition stilI applies. 21. The applicant shall be responsible for obtaining and complying with the appropriate building permits for demolition of the building, disconnection of the sanitary sewer and well abandonment. · This condition has been met. 22. The proposed residential development of 10.06 net developable acres is responsible for a water quality connection charge of $8, 152. Once the applicant demonstrates that the ponding provided on site meets the City's water quality goals, all or a portion ofthis fee may be waived. The applicant is also responsible for a water quantity fee of $20, 176. These fees are payable to the City prior to the City filing the final plat. · This condition still applies, however, it has been amended as follows, "The proposed residential development of 10.06 net developable acres is responsible for Scott Botcher, City Manager Marsh Glen July 19,2000 Page 14 a water quality connection charge of $8,048 and a water quantity fee of $19,918.80. The applicant demonstrated that the ponding provided on site meets the City's water quality goals, so $8,048 of the water quality fee may be waived. The applicant has also provided 1 outlet control structure for a credit of$2,500. The total SWMP fee of$17,419 is payable to the City at the time offmal plat recording." 23. The applicant shall re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or an approved seed mix for wetland soil conditions. · This condition still applies. 24. The wetland buffer area shall be surveyed and staked in accordance with the City's wetland ordinance. In addition the applicant shall provide a vegetative barrier to define the buffer edge. The Applicant will install wetland buffer edge signs, under the supervision of City Staff, before construction begins and will pay the City $20 per sign. · This condition still applies. 25. The applicant shall add a second NURP pond unless the applicant can satisfactorily demonstrate the single pond will suffice. · This condition has been met. 26. The applicant shall add 5 overstory trees to landscape plan for a total of 24 trees in order to meet replacement plantings requirements. · This condition has been met, however, additional plantings may be required based upon revised canopy calculations and has been integrated into the following condition. 27. The applicant shall expand tree removal limits on Lots 6 - 8, Block I and add the increase in removal to overall canopy calculations. .. 'This condition has not been met. The condition has been modified as follows, "The applicant shall show 15 foot tree removal limits around the proposed building pads on Lots 6 - 8, Block 1 and add the increase in removal to overall canopy calculations. Additional overstory trees may be required based upon the revised calculations." 28. The applicant shall work with city staff to explore other options for a retention pond in the southwest corner of the property that does not remove the four, large oak trees. ~..'..¡ "t 1 Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 15 J j iI <¡ " ',. ~J 't· j, ,l " , ~2¡This condition has met, as two of the four trees have been saved. There is not other feasible was to save the remaining trees unless water quality treatment is scarified by reducing the pond size. 29. A conservation easement shall be extended over the area noted on the preliminary plat as 'Drainage and Utility Easement' excluding the 20 foot trail easement on Lots 1-8, Block 1. . This condition still applies. RECOMMENDATION Staff recommends the City Council approve the request for final plat (SUB #00-1) to subdivide 13.41 acres into 19 single family lots and 2 outlots as shown on the plans received July 7,2000, with the following conditions: 1. All signage shall comply with article XXVI of the City Code. A monument sign shall be limited to the access to TH 101. 2. Park and trail fees are required. Park fees are $1,200.00 per dwelling unit and trail fees are $400.00 per dwelling unit. One-third of these fees are required with the final plat and the remaining two-thirds will be paid with each building permit. 3. The Fire Marshal conditions are as follows: a. When fire protection including fire apparatus access roads and water supplies for fire protection are required to be installed such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Uniform Fire Code Section 901.3. b. A ten-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, shrubs, bushes, NSP, US West, 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. If any trees or shrubs are to be removed, they must either be chipped or hauled off sight due to close proximity of neighboring homes. No burning permits will be issued. 4. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. Scott Botcher, City Manager Marsh Glen July 19,2000 Page 16 5. The utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. The construction plans and specifications shall be revised in accordance with staff recommendations and administratively approved by staff. 6. The applicant shall enter into a development contract with the City and provide the necessary fmancial security to guarantee compliance with the terms of the development contract. 7. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Minnesota Department of Transportation, Watershed District, Metropolitan Environmental Service Commission, Minnesota Department of Health, and Minnesota Pollution control Agency and comply with their conditions of approval. 8. No berming or landscaping shall be permitted within the City's right of way. A 2% boulevard grade must be maintained along the City's right of way. 9. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City-Engineer. 10. The developer shall dedicate to the City a 20 foot wide trail easement between Lots 3 and 4, Block I to Outlot B. The exact alignment shall be determined in the field by staff. Compensation for the easement shall be applied to the developer's trail fees. 11. The developer shall dedicate on the final plat the following easements to the City at no cost: a. A 50-foot wide drainage and utility easement over the proposed water main and sanitary sewer line through Outlot A. b. Utility and drainage easements shall be dedicated on the final plat over all utilities, stormwater ponds and wetlands outside of the right of way. The minimum easement width over the utilities shall be 20 feet wide depending on the depth of the utility. Drainage easements over all ponds and wetlands shall be up to the 100-year flood level. 12. All lots, except the first building permit, shall be subject to current City sewer and water hook-up charges. The hook-up charges are due at time of building permit issuance. 13. The developer and future property owners should be aware there may not be any noise abatement improvements constructed in conjunction with the upgrade of Trunk Highway 101. Provisions for noise abatement (landscaping/berming) should be included in these development plans. Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 17 14. Mission Hills Lane is a temporary dead end street. In the future when Trunk Highway 101 is upgraded to urban standards Mission Hills Lane will be extended and connected to TH 101. ¡ , 15. Lots 6, 7 and 8, Block 1, shall be custom graded at time of building permit issuance. A detailed grading, drainage, tree removal and erosion control plan shall be submitted to the city for review and approval at time of building permit application. 16. The proposed residential development of 10.06 net developable acres is responsible for a water quality connection charge of $8,048 and a water quantity fee of $19,918.80. The applicant demonstrated that the ponding provided on site meets the City's water quality goals, so $8,048 of the water quality fee may be waived. The applicant has also provided I outlet control structure for a credit of $2,500. The total SWMP fee of $17,419 is payable to the City at the time of final plat recording. 17. The applicant shall re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or an approved seed mix for wetland soil conditions. 18. The wetland buffer area shall be surveyed and staked in accordance with the City's wetland ordinance. In addition the applicant shall provide a vegetative barrier to define the buffer edge. The Applicant will install wetland buffer edge signs, under the supervision of City Staff, before construction begins and will pay the City $20 per sign. 19. A 40 foot wetland setback required from the buffer on Lots 1-4, Block I. 20. A 150 foot lakeshore setback is required from the ordinary high water level of Rice Marsh Lake on Lots 4-8, Block I." 21. The applicant shall show 15 foot tree removal limits around the proposed building pads on Lots 6 - 8, Block 1 and add the increase in removal to overall canopy calculations. Additional trees may be required based upon the revised calculations. 22. A conservation easement shall be extended over the area noted on the preliminary plat as 'Drainage and Utility Easement' excluding the 20 foot trail easement on Lots 1-8, Block 1. 23. The developer shall dedicate the following easements on the final plat: a. The westerly 40 feet of the southerly 182.56 feet of Outlot A as right-of-way for Market Boulevard b. A drainage easement over Outlot B. 24. The construction plans shall be revised as follows: Scott Botcher, City Manager Marsh Glen July 19, 2000 Page 18 a. Revise the grading plan between Lots 9 and 10, Block 2 to show positive drainage fall from the emergency overflow toward the street. The plan shall be revised to contain the drainage in a swale within the side lot line easement. b. Add a 10-foot stub of 4" drain tile with a cleanout from catch basin/manhole no. 5 to Lot 9, Block 2. c. Revise the pond outlet control structure detail plate to show an invert of 889.0 on the inlet pipe. Also change the inverts in the profile view for the inlet pipe to 889.0. d. Add an 85-foot piece of drain tile with a cleanout going east from catch basin/manhole no. 1 on the north side of Mission Hills Lane. e. Revise the rock construction detail plate to show a minimum length of75 feet. f. Work with City staff to redesign the path through Lots 3 and 4, Block 1 to meet ADA grade requirements. This includes both horizontal and vertical alignment. g. Add street lights and street signs to street construction plans. 25. The City Council grants City staff the ability to administratively approve the final construction plans after the requested changes herein are made. 26. Revise final plat dedication sheet as follows: a. Correct plat name throughout the plat dedication page. b. Revise language to donate/dedicate forever the "Boulevard, Lane and Circle." Attachment 1. Memorandum from David Hempel dated July 19, 2000 2. Memorandum from Lori Haak dated July 19, 2000 3. Marsh Glen Final Plat g:\plan\ck\plan comm\marsh glen final plat memo.doc CITY OF CBANIlASSEN i City Center Drive, PO Box 147 :hanhassen, Minnesota 55317 Phone 612,937.1900 General Fax 612.937.5739 ngineering Fax 612,937.9152 ¡blic Safety Fax 612,934.2524 ,{'eb www.ci.chanhassen.mn./IS MEMORANDUM TO: Cindy Kirchoff, Planner II David Hempel, Assistant City Engineer r!JJ(-- Matt Saam, Project Engineer ~ i Æ "i[ FROM: f DATE: July 19, 2000 SUBJ: Review of Final Plat for Marsh Glen Upon review of the plans prepared by Development Engineering dated July 10, 2000, we offer the following comments and recommendations: GRADING The site characteristics are rolling in nature with wetlands and dense woodland areas over the northerly portion of the site. Mature oak and maple trees are scattered throughout the westerly and southerly portions of the site, The property previously contained a homestead and barn that have been razed. The plans propose on mass grading a majority of the site to prepare the streets, sub grades, house pads, and stormwater pond. The proposed grading plan generally maintains the rolling features of the site as it exists today. The significant oaks and maples located in the northwesterly corner of the project will be preserved. Out~t A which is proposed to be future Trunk Highway 101 right- of-way also contains a number of larger oak and maple trees, In the future when Trunk Highway 101 is upgraded, the road will be shifted easterly within Outlot A. The grades of future Trunk Highway 101 will be significantly lower which will result in removal of the trees in Outlot A at that time. The existing stormwater pond located in the southwest corner of the site, which pretreats stormwater runoff from the Mission Hills development, is proposed to be expanded and utilized. A future trail system is proposed between Lots 3 and 4, Block 1 and continuing down towards and along Rice Marsh Lake. Upon review of the trail grade, it is too steep to meet ADA requirements (8% maximum) as proposed, However, staff believes a maximum grade of 8% slope can be achieved by redesigning the grade and alignment of the trail. We recommend that the 90 degree bend at the bottom of the hill be revised with a curve to provide a smoother transition for bike traffic and grade transition. 'Citv ofChanhl1lsen. A I{'fowinuommunitv with clean lakes, qualitv schoob, a channinr downtown, thrivinr businesses, and beautifùl parks, A f"(eat place to live, work. and pla~ Cindy Kirchoff, Planner I Marsh Glen Final Plat Review July 19, 2000 Page 2 Overall, given the site's constrains, the applicant's engineer has done well in blending the proposed building pads with existing topography to maintain the site's characteristics. The building sites range in elevation from 887 to 914, The building units on Lots I through 8, Block I are located in the most environmentally sensitive area of the site. Lots 1 through 5, Block I will be mass graded; Lots 6 through 8, Block 1 will be custom graded at the time of building permit, The home styles throughout the development will be walkouts and/or lookout-type dwellings. A detailed grading, drainage, trees removal and erosion control plan will be required on Lots 6 through 8, Block I at time of building permit application for City review and approval. Some grading will occur on Outlot A due to the utility extension through to Trunk Highway 101 and extension of Mission Hills Lane. Currently, Outlot A has a large knoll which will need to be graded to blend into the proposed street extension and stormwater pond. DRAINAGE For the most part, the site sheet drains in a north-northeasterly direction towards Rice Marsh Lake or the adjacent wetland body. Based on the grading and drainage plan, the adjacent neighborhood drainage patterns will be maintained with the proposed development. Stormwater runoff is proposed to be conveyed via storm sewer systems into a stormwater holding pond on the site for pretreatment prior to discharging off site. The existing stormwater pond is proposed to be expanded to accommodate runoff generated from this development as well as the Mission Hills development. The applicant will be receiving SWMP credits for this pond, EROSION CONTROL The grading plan proposes Type I erosion control fence along the perimeter of the downstream grading limits. A rock construction entrance will also be provided at the entrance point to the site, Watershed District and NPDES permits will also be obtained in conjunction with this development. UTILITIES Detailed construction plans have been submitted for staff review and City Council approval. Staff has reviewed the plans and finds them prepared in accordance with the City's latest edition of Standard Specifications and Detail Plates. However, staff has recommended some last minutes minor revisions that will need to be incorporated. Therefore, staff requests that the City Council grant the Cindy Kirchoff, Planner I Marsh Glen Final Plat Review July 19, 2000 Page 3 flexibility to administratively approve the final construction plans after the changes have been made. The developer will be required to enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee installation of the public improvements and conditions of final plat approval. Drainage and utility easements shall be dedicated to the City over the public storm sewer lines outside ofthe right-of-way on the final plat. Depending on the depth ofthe utilities, the minimum drainage and utility easement width shall be 20 feet wide. The existing farmhouse was connected to city sewer. The applicant has since disconnected the sewer in conjunction with demolition of the farm. The existing well located behind the farmhouse has also been abandoned, The property was previously assessed for trunk sewer and water hook up charges in conjunction with the Lake Riley Boulevard Trunk Improvement Project No. 93- 26A, however, only one of the 19 hookup assessments were levied; the remaining 18 were deferred, Since the applicant is creating more lots than was previously assessed, those lots will also be subject to city sanitary sewer and water hook up charges at time of building permit issuance. The 2000 trunk utility hook up charges are $1,300 per unit for sanitary sewer and $1,694 per unit for watermain, These charges may be specially assessed against the lot at time of building pennit issuance, STREETS The plans propose on extending Mission Hills Lane from its current terminus to Outlot A (future Trunk Highway 101). At this time, there will not be a street connection to existing Trunk Highway 101 due to inadequate sight lines and impacts to the City's property which lies between Outlot A and existing Trunk Highway 101, Mission Hills Lane will be extended and connected when Trunk Highway 101 is upgraded. Until Trunk Highway 101 is upgraded and the street connection made, this development will be limited to existing Mission Hills Lane and West 86th Street for access. A 5-foot wide concrete sidewalk is proposed along the easterly and northerly side of Mission Hills Lane. The sidewalk will connect with the existing sidewalk in the Mission Hills development and eventually to Trunk Highway 101. MISCELLANEOUS Upon review of the final plat, right-of-way for Market Boulevard needs to be dedicated over the westerly 40 feet of the southerly 182.56 feet of Outlot A. The Cindy Kirchoff, Planner I Marsh Glen Final Plat Review July 19, 2000 Page 4 dedication sheet of the final plat also requires some modifications regarding the plat name and dedication of boulevards, lane, and circle. RECOMMENDED CONDITIONS OF APPROVAL I. The developer shall dedicate the following easements on the final plat: a. The westerly 40 feet of the southerly 182.56 feet of Outlot A as right-of-way for Market Boulevard b. A drainage easement over Outlot B. 2. The construction plans shall be revised as follows: a. Revise the grading plan between Lots 9 and 10, Block 2 to show positive drainage fall from the emergency overflow toward the street. The plan shall be revised to contain the drainage in a swale within the side lot line easement. b. Add a 10- foot stub of 4" drain tile with a cleanout from catch basin/manhole no. 5 to Lot 9, Block 2. c. Revise the pond outlet control structure detail plate to show an invert of 889.0 on the inlet pipe. Also change the inverts in the profile view for the inlet pipe to 889.0, d. Add an 85-foot piece of drain tile with a cleanout going east from catch basin/manhole no. I on the north side of Mission Hills Lane, e. Revise the rock construction detail plate to show a minimum length of75 feet. f. Work with City staff to redesign the path through Lots 3 and 4, Block I to meet ADA grade requirements. This includes both horizontal and vertical alignment. g, Add street lights and street signs to street construction plans. 3. The City Council grants City staffthe ability to administratively approve the final construction plans after the requested changes herein are made. Cindy Kirchoff, Planner I Marsh Glen Final Plat Review July 19, 2000 Page 5 4, Revise final plat dedication sheet as follows: a, Correct plat name. g :/ ii b. Revise language to donate/dedicate forever the "Boulevard, Lane and Circle". J Jms c: Teresa Burgess, Director of Public Works/City Engineer g:\eng\dave\pc\marsh glen fpr.doc CITY OF CHANIlASSEN 690 City Center Drive, PO Box 147 Chanhassen, Minn/lota 55317 Phone 612,937.1900 General Fax 612,937.5739 Engineering Fax 612,937.9152 Public Safety Fax 612,9342524 \ffeb wlllw.ci.chanhassen.mn.us MEMORANDUM TO: Cynthia Kirchoff, Planner II Lori Haak, Water Resources Coordinator ~ FROM: DATE: July 19, 2000 SUBJ: Marsh Glen Upon review of the plans prepared by Development Engineering, P.A. received July 7, 2000, I offer the following comments and recommendations: WETLANDS Rice Marsh Lake The northern border of this property is Rice Marsh Lake, which has been classified as a natural environment lake by the Minnesota Department of Natural Resources. The natural environment classification is due to the large areas of shoreline that have not been influenced by development. Rice Marsh Lake has a large amount of emergent vegetation that discourages traditional recreational activities such as boating, swimming or fishing. Because of this classification, a I 50-foot building setback from the OHW (ordinary high water level) is required. AglUrban Wetlands There are two aglurban wetlands located on the site. The first is a small ditch section approximately 2,500 square feet located in the west-central portion of the site. This area appears to be part of a larger drainage swale that once drained runoff through the site. A stormwater pond built with the Mission Hills development to the south has interrupted this runoff. There is no existing buffer along this wetland: a horse run, fill and a driveway define the edges. This is a low quality wetland dominated by cattails, willow herb and reed canary grass. The applicant is proposing to fill this wetland entirely. The second aglurban wetland is located on the northwest edge of the property and is adjacent to Rice Marsh Lake. This wetland is slightly higher in elevation than the lake and there is an upland area at its edge, which separates it from the lake. This wetland is an emergent marsh dominated by reed canary grass and cattails, with an impressive buffer of dense woodland consisting of oaks, maples and willows. ' Due to the low quality of the first wetland, staff is recommending that the City permit the applicant to use the WCA (Wetland Conservation Act) de minimis exemption, and allow the applicant to fill 2,000 square feet without replacement. The original plan for Marsh Glen proposed to expand the wetland edge of the The City of Chanhl1.fSen, A fl'owin[ communitv with dean lakes, qualitv schoob, a channinu/owntown, thrivinr businllJes, and beauti/ùl parks, A ""at olaC/ to live. work, and< Cynthia Kirchoff July 19,2000 Page 2 northern wetland to mitigate for fill occurring in the smaller, lower quality wetland. The staff recommendation would allow the applicant to fill the lower quality basin without replacement in order to minimize the grading and disturbance of the northern, higher quality wetland. The applicant will be required to re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or a similar seed mix which is approved for wetland soil conditions. The wetland buffer area should be surveyed and staked in accordance with the City's wetland ordinance. In addition, the applicant will be required to provide a vegetative barrier to defme the buffer edge. The applicant will install wetland buffer edge signs, under the direction of City staff, before construction begins and will pay the City $20 per sign. 1 ':!: SURFACE WATER MANAGEMENT PLANT (SWMP) Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development would be based on single-family residential development rates with a medium density use at $800/acre. Based on the proposed developed area of 10.06 acres, the water quality fees associated with this project are $8,048. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for rulloff storage. Single-family/low density developments have a connection charge of$I,980 per developable acre. This results in a $19,918.80 water quantity fee for the proposed development. SWMP Credits The applicant has incorporated water quality ponding for the developed area of 10.06 acres in accordance with NURP standards. This provides the applicant with a credit of $8,048. The applicant has also incorporated I outlet control structure, for a credit of $2,500. The total SWMP fee, due payable to the City at the time of final plat recording, is $17,419. RECOMMENDED CONDITIONS OF APPROVAL I. All wetland areas disturbed as a result of construction activities shall be re-seeded with MnDOT seed mix 25 A, or a similar seed mix approved for wetland soil conditions. Cynthia Kirchoff July 19, 2000 Page 3 2. The proposed residential development of 10.06 net developable acres is responsible for a water quality connection charge of $8,048 and a water quantity fee of$19,918.80. The applicant demonstrated that the ponding provided on site meets the City's water quality goals, so $8,048 of the water quality fee may be waived. The applicant has also provided I outlet control structure for a credit of $2,500. The total SWMP fee of$17,419 is payable to the City at the time of final plat recording. 3. The wetland buffer area shall be surveyed and staked in accordance with the City's wetland ordinance. In addition, the applicant shall provide a vegetative barrier to defme the buffer edge. The applicant will install wetland buffer edge signs, under the direction of City staff, before construction begins and will pay the City $20 per sign. c: Kate Aanenson, Community Development Director g:\eng\lori\admin\pJanning\Marsh Glen 3.doc '"I' ,:U. t. -"~ ~~í~if l!~~'~ ~~M'~_ ~ P. ~~~~1~ ~i.~,J / :~i¡~~' h,~~~~ z G::¡ ""::¡I c..Ji ~ en ~ ~'ë , f ~~ i.¡;f~:1 ;I::~~ " ~h~~ " ¡ ~~~l~~ Q If 2: ,,- ¡ '\'1" '-.oJ " ," r ~ ¡: i~ ,!iLl ¡WI' " ·r~~i H , !J ¡'i'r,! 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