2b Highcrest Meadows/Plat
~b
CITY OF
CHANHASSEN
MEMORANDUM
TO:
Todd Gerhardt, City Manager
7700 Market Boulevard
PO Box 147
Chanhassen, MN55317
Admtnistration
Phone 952.227.1100
Fax: 9522271110
DATE:
Sharmeen AI-Jaff, Senior Planner ~
o .
April 25, 2005 I
FROM:
SUBJ:
Approval of Construction Plans and Specifications for
Highcrest Meadows, Highcrest Meadows Second Addition,
and Highcrest Meadows Third Addition (formerly known as
Yoberry Farm); Planning Case No. 04-43
Building Inspections
Phone 952.2271180
Fax: 952.227.1190
Engineering
Phone: 9522271160
Fax 952.227.1170
BACKGROUND
Finance
Phone: 952.227.1140
Fax: 9522271110
On April 25, 2005, the City Council approved the final plat for Subdivision
#04-43 to Subdivide 35.79 Acres into 56 single-family lots and \3 outlots,
Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest
Meadows Third Addition as shown on the final plat received March 28, 2005,
subject to conditions. The plat approval was contingent upon review and approval
of the construction plans and development contract. All fees will be determined
as part of the development contract.
Park & Recreation
Phone 952227.1120
Fax: 952.227.1110
RecrealionCenter
2310 Coulter Boulevard
Phone 952.227.1400
Fax 952.227.1404
Planning &
Natural Resourees
Phone: 9522271130
Fax 952.227.1110
When the final plat report appeared before the City Council, it addressed the
zoning requirements (lot area, lot width, and lot depth). This report will address all
issues dealing with grading, drainage, landscaping, tree preservation, utilities,
parks, fees associated with the development, etc.
Public Works
1591Parklioad
Phone 9522271300
Fax 952.2271310
On February 14, 2005, the City Council adopted the following motion:
Senior Center
Phone: 952.227.1125
Fax: 952.2271110
"The City Council approves Planning Case #04-43 to rezone 35.79 acres of
property zoned RR, Rural Residential to RSF, Residential Single Family for
Yoberry Farm as shown on the plans dated received December 20, 2004, and to
approve the preliminary plat for Subdivision Case #04-43 for Yoberry Farm for
57 lots and 8 outlots as shown on the plans dated received December 20, 2004,
and the plan presented February 28, 2005 and dated February 22, 2005, subject
to the following conditions:
Web Site
www.ci.chanhassen.mr1.Us
1. A minimum of two overstory trees shall be required in the front yard of each
lot. The applicant shall supply the city with a list of the number of trees
required on each lot as shown on the landscape plan dated 12120/04.
Finding: This condition still applies; however, the date on the plan has been
changed and staff has amended the condition accordingly.
Tbe Cily 01 Cbanbassen . A growing community with clean iakes, quality schools, a channing downtown, thriving businesses, winding tralis, and beaut!tui parks A great piace 10 live, work, and play
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25. 2005
Page 2
2. The developer shall be responsible for installing all landscape materials proposed in rear and
side yard areas.
Finding: This condition still applies.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
Finding: This condition still applies; however, the following language has been added
"Fencing must be maintained until all infrastructure and home construction is complete."
4. Tree preservation on site shall be according to tree preservation plans dated 12/20/04. Any
trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1
diameter inches.
Finding: This condition still applies; however, the date on the plan has been changed and
staff has amended the condition accordingly.
5. Tree removal calculations must be shown for Lot 3, Block 1, Yoberry Farm 2nd Addition.
Revised calculations for the entire development will be required before final plat approval.
Finding: This condition has been amended to read :A total of 409 trees are required to be
planted as reforestation requirements. The following table will list all front yard trees:
Highcrest Meadows front yard tree requirements
LOT BLOCK ADDITION FRONT YARD
TREES REQUIRED
1 1 1ST 5
2 1 1ST 2
3 1 1 '1 2
4 1 1'1 2
5 1 1ST 2
6 1 1ST 2
7 1 P' 5
8 1 iST 2
9 1 1sT 2
10 1 1''1' 2
11 1 1'1 2
12 1 1ST 3
\3 1 1'1 2
14 1 1'1 2
IS 1 1ST 2
16 1 1ST 3
1 2 P' 3
Highcrest Meadows First. Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 3
2 2 1ST 3
3 2 1 4
1 3 1ST 4
2 3 1ST 2
3 3 1''1' 2
4 3 1ST 2
5 3 1ST 3
6 3 1ST 2
7 3 1 '1 2
8 3 1"1 5
1 4 1ST 2
2 4 1ST 2
3 4 1 4
4 4 1 8
1 5 1ST 4
2 5 1'1 4
3 5 1'1 3
4 5 1'1 2
5 5 1ST 2
6 5 1" 2
7 5 1'1 2
8 5 1ST 2
9 5 1ST 3
10 5 1ST 2
11 5 1ST 3
12 5 1 4
1 1 2'u 2
2 1 2NU 3
3 1 2NU 2
1 2 2NU 4
2 2 2NU 2
3 2 2NIJ 2
1 1 3rd 3
2 1 3KIJ 2
3 1 3 <IJ 2
4 1 3KU 2
5 1 3<U 2
6 1 3= 2
7 1 3KU 2
6. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval.
Highcrest Meadows First. Second. and Third Addition
Planning Case No. 04-43
April 25. 2005
Page 4
Finding: This condition still applies; however, it has been amended to read, "The applicant
will be required to pay full park and trail fees at the rate in force at the time of final plat. In
addition, a trail easement must be dedicated over the segment of traiVsidewalk located on
Outlot D, Highcrest Meadows 1st Addition. Outlot H of Highcrest Meadows 1st Addition and
Outlot B of Highcrest Meadows 2nd Addition shall be deeded to the City."
7. The applicant will be required to meet the existing site runoff rates for 10-year and 100-year,
24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Program (NURP) standards.
Finding: This condition has been met. The applicant submitted plans that reflect adequate
pond sizing.
8. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm sewer
sizing calculations and drainage map prior to final plat for staff review and approval.
Finding: This condition has been amended to read, "The storm sewer must be designed for
a 10-year, 24-hour storm event. A minimum of IS-inch diameter pipe must be used. Also,
revise the slope and/or size of pipes between MHI12-CBMHI02, MHI04-CBMHI03, and
CBMHI02-CBMHI03.
9. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the 100-year flood
level.
Finding: This condition has been met.
10. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to the
existing wetlands and around the ponds. In addition, tree preservation fencing must be
installed at the limits of tree removal. Erosion control blankets are recommended for all
areas with a steep slope of 3: 1 and an elevation drop of eight feet or greater.
Finding: This condition has been met.
11. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
Finding: This condition has been met.
12. On the utility plan:
a. All watermain pipes must be PVC-C900.
b. Maintain lO-foot horizontal separation between all sanitary/water/storm sewer mains.
c. Sanitary manhole #4 must be with outside drop structure.
d. Show existing sanitary, storm, and watermain pipe type and size.
e. Show all existing utilities in Longacres Drive.
f. Reroute the proposed watermain in the southwest comer of the parcel to be between Lots
5 and 6 and 10 feet off the proposed sanitary sewer within the 30-foot utility easement.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 5
g. Add the following notes: Any connection to an existing structure must be core drilled.
Finding: Condition 12 a-g has been met; however, a new condition has been added to
read, "Revise the raw water pipe size from 10 to 12 inches in diameter."
\3. On the grading plan:
a. Show the l00-year HWL of wetlands 1 and 5.
Finding: This condition still applies.
b. Show the benchmark used for the site survey.
Finding: This condition still applies.
c. Show the location and elevation of all emergency overflows. The elevation must be 1.5
feet lower than adjacent house elevations.
Finding: This condition still applies.
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2nd
Addition.
Finding: This condition has been met.
e. Revise the retaining wall top and bottom elevations on the southwest comer of the parcel.
Finding: This condition has been met.
f. Remove existing temporary cul-de-sac pavement and re-sod it at the north on Highover
Drive.
Finding: This condition still applies.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry 1st Addition.
Finding: This condition has been met.
h. Remove the existing outlet control structure after installing the proposed outlet control
structure on the existing north storm pond.
Finding: This condition still applies.
i. Show the location of the existing power lines along the eastern property line of the site.
Finding: This condition has been met.
14. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City's Building Department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public easement.
Approved safety fence will be required on top of all retaining walls which are adjacent to
sidewalk or trails.
Finding: This condition still applies.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 6
IS. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,45S.oo per
unit for sanitary sewer and $2,955.00 per unit for watermain. The total 2005 Lake Ann
Interceptor charge is $2,270.00 per unit and the SAC fee is $1,525.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
Finding: This condition still applies.
16. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
Finding: This condition still applies.
17. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
Finding: This condition still applies.
IS. 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.
Finding: This condition still applies.
19. All private driveway accesses for the demolished home sites off TH 41 must be removed.
Finding: This condition still applies; however it has also been amended to read, "All private
driveway accesses for the demolished home sites off TH 41 must be removed and
resodded/restored up to the Highway 41 pavement edge."
20. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a Development Contract with the City and supply the necessary financial security
in the form of a letter of credit or cash escrow to guarantee installation of the improvements
and the conditions of final plat approval.
Finding: This condition still applies.
21. All lots must have a minimum usable area off the back of the house pad with a maximum
slope of 10: 1.
Finding: This condition has been met.
22. The applicant will be required to cover the cost of all necessary upgrades to L.S. #27 for the
wastewater from the 11 additional homes.
Finding: This condition still applies; however, it has been amended to read, "The applicant
will be required to cover the cost of all necessary upgrades to L.S. #27 for the wastewater
from the 11 additional homes."
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 7
23. A curve sign with a 20 mile per hour speed limit at the eastern end of Gunflint Trail is
required on both sides of the curve.
Finding: This condition still applies.
24. Existing drainage and utility easements within the site must be vacated prior to recording of
the final plat.
Finding: This condition has been met.
25. The pond built in conjunction with the Highover subdivision must be maintained to ensure it
meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
Finding: This condition still applies.
26. The applicant will either have to expand the existing pond or provide onsite ponding for the
drainage from the south-central portion of the site.
Finding: This condition has been met.
27. The applicant will need to obtain an agreement from Xcel Energy that prohibits any future
encroachment of the power poles into the street pavement or move the street and right-of-
way outside of the existing easement area.
Finding: This condition still applies.
28. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign.
Finding: This condition still applies.
29. All structures must maintain 40-foot setbacks from wetland buffer edges.
Finding: This condition still applies.
30. All bluff 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 (i.e., the bluff and land
located within 20 feet from the top of a bluff).
Finding: This condition still applies.
31. Silt fence must be installed between wetland impact areas and the remaining wetland.
Finding: This condition still applies.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 8
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32. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Tvve of Slope
Steeperthan 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or
manmade systems that discharge to a surface water.
Finding: This condition still applies.
33. Street cleaning of soil tracked onto public streets Highover Drive, Lake Lucy Road, Gunflint
Trail, Longacres Drive, Hunter Drive and Highway 41 should include daily street scraping and
street sweeping as needed.
Finding: This condition has been amended to read, "Street cleaning of soil tracked onto
public streets Highover Drive, Lake Lucy Road, Gunflint Trail, Longacres Drive, Hunter
Drive and Highway 41 must include daily street scraping and sweeping. A brush-type sweeper
shall be on-site at all times and the streets must be cleaned once a week with a pickup-type
sweeper."
34. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
Finding: This condition still applies; however, the total SWMP fee has been changed to
$100,341.13.
35. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering),
Minnesota Department of Health, Minnesota Department of Transportation, and comply with
their conditions of approval.
Finding: This condition still applies.
36. Submit streets names to the Building Department for review prior to final plat approval.
Finding: This condition has been met.
37. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 9
c. Existing wells and on-site sewage treatment systems be abandoned in accordance with
State Law and City Code.
d. Separate sewer and water services must be provided to each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with the
construction of the development and provide access for emergency vehicles at all times.
Finding: This condition still applies.
38. Fire Marshal conditions:
a. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, 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.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
c. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Temporary street signs shall be installed on each street intersection when construction of
new roadways allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code
Section SO 1.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the fire
hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an additional
fire hydrant between Lots 1 and 8.
Finding: This condition still applies.
39. On Sheets C3.1, C4.1, C5.1 and L2.1 of the plans, a gap appears on the western edge of Lots 4,
19, 20 and 21 of Block 1 and Outlot A, Yoberry Farm. This gap must be eliminated.
Finding: This condition has been met.
40. A windmill appears within the front yard setback on Lot 4, Block 1, Yoberry Farm. The
applicant shall remove or relocate this structure prior to final plat recording.
Finding: This condition still applies.
41. Approval of this subdivision is contingent upon vacation of existing drainage and utility
easements located on Lots 1 through 3, Block 2, Yoberry Farm 2nd Addition.
Finding: This condition still applies.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 10
42. The applicant shall remove the sidewalk on the west side of Gunflint Trail.
Finding: This condition has been met.
43. Trees that should be located and field verified prior to grading to determine whether or not
they should be removed include: #312, #42, #192, #250, 46, SI, 270 and #251.
Finding: This condition has been revised to read ''Trees that should be located prior to
grading field verified as to whether or not they should be removed include: #42, #192, #250,
#SI, #270 and #251."
44. The developer will be required to install a lO-inch raw water transmission main for future
connection to the City's second water treatment plant as a part of the utility construction and
provide public drainage and utility easements over the transmission main. As this is a
system-wide improvement, the construction cost for the raw water main will be paid by the
City from the water portion of the utility fund.
Finding: This condition still applies.
45. The applicant shall provide a permanent trail easement or Outlot dedicated to the City
between Lots 1 and 2, Block 1, Yoberry Farm 2nd Addition as depicted on the diagram:
Finding: This condition has been met. The applicant dedicated an outlot on the final plat for
the trail.
46. The construction access off ofTH 41 shall be maintained for as long as possible.
Finding: This condition no longer applies. Minnesota Department of Transportation has
denied construction access off of 41. Therefore, the condition will read "No construction access
is permitted off of Highway 41."
46. No connection of Highover and Gunflint Trail, specifics to be proposed by staff and the
developer.
Finding: This condition has been met."
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 11
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GRADING. DRAINAGE & EROSION CONTROL
The existing site is about 36 acres and has tree cover over approximately 16 acres (45% of the
parcel). The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of IOS4± to a low of 992±. These severe elevation differences make
this site a challenging one to both develop and minimize grading. The plans propose to grade
about SO% of the site for the 56 new house pads, a proposed street system, five cul-de-sacs and
storm-water ponds. The proposed grading will prepare the site for full basement, look-out and
walk-out type house pads. Retaining walls are proposed in numerous locations throughout the
site. The applicant must be aware that any retaining wall over four feet in height must be
designed by a registered civil engineer and a permit from the city building department must be
obtained. In addition, encroachment agreements will be required for any retaining wall within a
public easement.
The applicant did a good job in revising the eastern end of Gunflint Trail by increasing the street
grades moving west from the cul-de-sac which lowered the street in the area of the curve and
existing wetland and decreased the amount of filling.
The existing site drainage is encompassed within three main drainage areas. Under existing
conditions, the eastern portion of the site drains to an existing wetland complex to the east and
south; the northwestern part of the site drains off-site to a western TH 41 ditch; and the
southwestern part of the site drains off-site to the south. Under developed conditions, the
applicant is proposing to capture the street drainage, front yard drainage and rear yard drainage
from most of the lots. The storm-water that is captured will be conveyed via storm sewer to
proposed ponds in the southeasterly and southwesterly comers of the site for treatment. The
proposed ponds must be designed to National Urban Runoff Program (NURP) standards with
maximum 3: 1 slopes and a 10: 1 bench at the NWL.
Two storm water ponds are proposed in conjunction with this development. In addition, a
temporary pond that was constructed with the Highover subdivision is proposed to remain. The
applicant has indicated that he has met with the property owners of Lot 23, Block 3, Highover
who are aware that the temporary pond will not be relocated. The applicant has submitted a
letter from the owners of Lot 23, Block 3 that indicate they understand that the pond will not be
moved. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
The applicant is proposing to treat most of the site drainage with on-site ponding.
Drainage calculations for lO-year and 100-year, and storm sewer sizing for a lO-year, 24-hour
storm event calculations for the site have been submitted and some changes remain.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 12
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fence, be used adjacent to the existing wetlands and around the ponds. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all areas with a steep slope of 3: 1 and an elevation drop of eight feet or greater.
All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware that any off-site
grading will require an easement from the appropriate property owner. If importing or exporting
material for development of the site is necessary, the applicant will be required to supply the City
with detailed haul routes. Silt fence must be installed between wetland impact areas and the
remaining wetland.
All exposed soil areas should have temporary erosion protection or permanent cover yearround,
according to the following table of slopes and time frames:
Tvve of Slope
Steeperthan 3: 1
10:1 to 3:1
Flatter than 10:1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or manmade systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
UTILITIES
Municipal sewer and water service is available to the site from Gunflint Trail in the south and
from Highover Drive to the north. The applicant is proposing to connect to the existing water-
main at both ends and loop it through the site. The City's Water System Master Plan calls for a
12-inch diameter water-main to connect the existing 12-inch main in Highover Drive to the north
with the existing 16-inch main in Longacres Drive just south of the site. To comply with the
Master Plan, the applicant is proposing to install the 12-inch water-main connection through the
site. Since the applicant is only required to install an 8-inch main to serve the proposed lots, the
water-main oversizing cost will be paid by the City from the water portion of the City's utility
fund. This project was budgeted in the 2005 CIP, Project #W-006. This item will be brought
back for Council approval once the final design cost has been determined.
With the development of this parcel, staff believes it is an opportune time to extend a raw water
transmission main through the site for future connection to the City's west Water Treatment
Plant. This 12-inch water-main would run from Well 8, just north of the site, through the
property to the northeast comer of the Yoberry parcel. No service connections would come off
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 13
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of this transmission main since the raw water in the pipe will be untreatedlunchlorinated prior to
connecting to the treatment plant. Staff is proposing to directionally bore a portion of the pipe in
order to preserve the existing trees along the northeast property line of the site. Because this is a
system wide improvement, the construction cost for the raw water main will be paid by the City
from the water portion of the utility fund. The developer will be required to provide public
drainage and utility easements over the transmission main and to install the pipe as a part of the
utility construction. This project was budgeted in the 2005 CIP Project W -030. This item will
be brought back to Council for approval once final plans and costs have been determined.
Currently, there is an existing temporary lift station at the south end of Highover Drive. The lift
station pumps wastewater to a gravity sewer in Highover Drive to the north. This temporary lift
station, which serves five homes, has only one pump and is not owned or maintained by the City.
As part of the Highover subdivision approval and development contract, the temporary lift
station was to be removed when the property to the south (Yoberry Farms) was developed. In
fact, the City is holding a letter of credit to ensure this happens. When the temporary lift station
is removed, it was always the intention to have a permanent lift station installed within the north
part of the Yoberry Farms plat. The permanent lift station would be built to City standards and
would be turned over to the City for maintenance and ownership. This is in accordance with the
City's Sanitary Sewer Comprehensive Plan. Staff has previously informed the applicant of this
requirement. As an alternative, the applicant is proposing to deviate from the sewer
comprehensive plan and route the sanitary sewer from 11 homes (6 in Yoberry and 5 from
Highover) through the Yoberry site. This sewer, which was originally supposed to drain to the
north, will now drain to the south and eventually to lift station #27 (L.S. #27) in the Longacres
Development. Because the wastewater from these 11 homes was never meant to drain to
L.S. #27, the existing pumps in L.S. #27 are not sized for this additional wastewater. As such,
staff has no objection to the sanitary sewer layout as proposed, but the applicant will be required
to cover the cost of most of the necessary upgrades to L.S. #27 for the wastewater from the 11
additional homes in the amount of $20,000.
The underlying property has been previously assessed for sewer and water improvements and
those assessments have been paid. The sanitary sewer and water hookup charges along with the
Lake Ann Interceptor charge will be applicable for each of the new lots. The 2005 trunk hookup
charge is $1,45S.00 per unit for sanitary sewer and $2,955.00 per unit for water-main. The total
2005 Lake Ann Interceptor charge is $2,270 per unit and the SAC fee is $1,525.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
aware that all public utility improvements will require a pre-con meeting before building permit
issuance.
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Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 14
STREETS
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60-foot wide public right-of-way with 31-foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of all the through streets. The plans propose to
extend two public streets to service the site. The first is an extension of Highover Drive to
service the north half and the second is an extension of Gunflint Trail to service the southern half
of the parcel. The applicant has implemented MnDOT' s requirement of not accessing off
Highway 41. Also, any existing access off of the Highway will be removed. While the
minimum curve radius allowed on public streets is ISO feet, staff is willing to allow the tight
curve on the east end of Gunflint Trail because the curve is at the end of the street. Staff is
recommending that a curve sign with a 20 mile per hour speed limit be posted on both sides of
the curve.
There is a small portion of the proposed right-of-way for Gunflint Trail that encroaches into an
existing electric utility easement along the eastern property line of the site. The applicant will
need to obtain an agreement from Xcel Energy that prohibits any future encroachment of the
power poles into the street pavement or move the street and right-of-way outside of the existing
easement area.
PARK AND TRAIL
The applicant will be required to pay full park and trail fees at the rate in force at the time of final
plat. In addition, a trail easement must be dedicated over the segment of traiVsidewalk located on
Outlot D, Highcrest Meadows 1 st Addition. Outlot H of Highcrest Meadows 1st Addition and
Outlot B of Highcrest Meadows 2nd Addition shall be deeded to the City.
RECOMMENDATION
The applicant has submitted detailed construction plans and specifications for staff review and City
Council approval. Staff has reviewed the plans and specifications and finds the plans still in need of
some minor modifications in addition to what has been identified in this background. Staff requests
that the City Council grant staff the flexibility to administratively approve the plans after working
with the applicant's engineer to modify the plans accordingly. The applicant's engineer shall work
with city staff in revising the construction plans to meet city standards.
"The City Council approves Construction Plans for Highcrest Meadows, Highcrest Meadows
Second Addition, and Highcrest Meadows Third Addition (formerly known as Yoberry Farm)
as shown on plans dated May 20, 2005 subject to the following conditions:
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 15
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1. A minimum of two overstory trees shall be required in the front yard of each lot. The
applicant shall supply the city with a list of the number of trees required on each lot as
shown on the landscape plan dated May 20,2005.
2. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction. Fencing must be maintained until all infrastructure and home construction
is complete."
4. Tree preservation on-site shall be according to tree preservation plans dated 12/20/04.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2: 1 diameter inches.
5. A total of 409 trees are required to be planted as reforestation requirements. The
following table will list all front yard trees:
Highcrest Meadows front yard tree requirements
LOT BLOCK ADDITION FRONT YARD
TREES REQUIRED
1 1 1°' 5
2 1 1°' 2
3 1 1 " 2
4 1 1" 2
5 1 1'1 2
6 1 1" 2
7 1 1" 5
8 1 1" 2
9 1 1" 2
10 1 1>'1' 2
11 1 1" 2
12 1 1 '1 3
13 1 1" 2
14 1 1" 2
IS 1 1" 2
16 1 1" 3
1 2 1" 3
2 2 1" 3
3 2 1°1 4
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 16
1 3 1" 4
2 3 1" 2
3 3 1" 2
4 3 1" 2
5 3 1" 3
6 3 1" 2
7 3 l' 2
8 3 1''1' 5
1 4 1>1' 2
2 4 1>1' 2
3 4 1 '1 4
4 4 1'1 8
1 5 1" 4
2 5 1" 4
3 5 I" 3
4 5 1 2
5 5 1'1 2
6 5 1'1 2
7 5 1>1' 2
8 5 1>1' 2
9 5 1 '1 3
10 5 1>1' 2
11 5 1" 3
12 5 1" 4
1 1 2NIJ 2
2 1 2NIJ 3
3 1 2'1J 2
1 2 2NU 4
2 2 2NU 2
3 2 2NU 2
1 1 3rd 3
2 1 3KIJ 2
3 1 3KIJ 2
4 1 3KIJ 2
5 1 3 <IJ 2
6 1 3<U 2
7 1 3KU 2
6. The applicant will be required to pay full park and trail fees at the rate in force at the time of
final plat. In addition, a trail easement must be dedicated over the segment of traiVsidewalk
located on Outlot D, Highcrest Meadows 151 Addition. Outlot H of Highcrest Meadows 1st
Addition and Outlot B of Highcrest Meadows 2nd Addition shall be deeded to the City.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 17
7. The storm sewer must be designed for a lO-year, 24-hour storm event. A minimum of
IS-inch diameter pipe must be used. Also, revise the slope and/or size of pipes between
MHI12-CBMHI02, MHI04-CBMHI03, and CBMHI02-CBMHI03.
8. On the utility plan:
a. Revise the raw water pipe size from 10 to 12 inch diameter.
9. On the grading plan:
a. Show the loo-year HWL of wetlands 1 and 5.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be
1.5 feet lower than adjacent house elevations.
d. Remove existing temporary cul-de-sac pavement and re-sod it at the north on
Highover Drive.
e. Remove the existing outlet control structure after installing the proposed outlet
control structure on the existing north storm pond.
10. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City's Building Department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public easement.
Approved safety fence will be required on top of all retaining walls which are adjacent to
sidewalk or trails.
11. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458.00 per
unit for sanitary sewer and $2,955.00 per unit for watermain. The total 2005 Lake Ann
Interceptor charge is $2,270.00 per unit and the SAC fee is $1,525.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
12. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 18
13. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
14. 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.
IS. All private driveway accesses for the demolished home sites off TH 41 must be removed and
resodded/restored up to the Highway 41 pavement edge.
16. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a Development Contract with the City and supply the necessary financial security
in the form of a letter of credit or cash escrow to guarantee installation of the improvements
and the conditions of final plat approval.
17. The applicant will be required to cover the cost of all necessary upgrades to L.S. #27 for the
wastewater from the 11 additional homes.
IS. A curve sign with a 20 mile per hour speed limit at the eastern end of Gunflint Trail is
required on both sides of the curve.
19. The pond built in conjunction with the Highover subdivision must be maintained to ensure it
meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
20. The applicant will need to obtain an agreement from Xcel Energy that prohibits any future
encroachment of the power poles into the street pavement or move the street and right-of-
way outside of the existing easement area.
21. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign.
22. All structures must maintain 40-foot setbacks from wetland buffer edges.
23. All bluff 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 (i.e., the bluff and land
located within 20 feet from the top of a bluff).
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 19
24. Silt fence must be installed between wetland impact areas and the remaining wetland.
25. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Tvve of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or
manmade systems that discharge to a surface water.
26. Street cleaning of soil tracked onto public streets Highover Drive, Lake Lucy Road, Gunflint
Trail, Longacres Drive, Hunter Drive and Highway 41 must include daily street scraping and
sweeping. A brush-type sweeper shall be on site at all times and the streets must be cleaned
once a week with a pickup-type sweeper.
27. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $100,341.13.
28. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering),
Minnesota Department of Health, Minnesota Department of Transportation, and comply with
their conditions of approval.
29. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Existing wells and on-site sewage treatment systems must be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided to each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with the
construction of the development and provide access for emergency vehicles at all times.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 20
30. Fire Marshal conditions:
a. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, 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.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
c. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Temporary street signs shall be installed on each street intersection when construction of
new roadways allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code
Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the fire
hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an additional
fire hydrant between Lots 1 and 8.
47. A windmill appears within the front yard setback on Lot 4, Block 1, Yoberry Farm. The
applicant shall remove or relocate this structure prior to final plat recording.
48. Approval of this subdivision is contingent upon vacation of existing drainage and utility
easements located on Lots 1 through 3, Block 2, Yoberry Farm 2nd Addition.
49. Trees that should be located and field graded prior to grading to determine whether or not
they should be removed include: #42, #192, #250, #81, #270 and #251.
SO. The developer will be required to install a lO-inch raw water transmission main for future
connection to the City's second water treatment plant as a part of the utility construction and
provide public drainage and utility easements over the transmission main. As this is a
system-wide improvement, the construction cost for the raw water main will be paid by the
City from the water portion of the utility fund.
51. No construction access is permitted off of Highway 41.
52. The storm sewer must be designed for a lO-year storm event. Minimum IS-in pipe diameter
must be used and revised pipe slope and/or diameter size between MHI12-CBMHI02,
MHI04-CBMHI03 and CBMHI07-CBMHI03.
53. Storm manholes #102, 118 and 122 must be with sump.
54. On the demolition plan add a note to restore/sod any removed existing access of TH 41 up to
the pavement edge.
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Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 21
55. Add the following City Details No: 1001, 1002, 1003, 1004, 1005, 1006, 1009,2001,2002,
2101,2103,2107,2109,2110,2201,2202,2203,2204,2205,3101,3102,3104,3106,3107,
3108,3109,5200,5203,5204,5205,5214,5215,5216,5221,5232,5240,5241,5300,5301,
5302, 5302A, 5310, 5311, 5312 and 5313.
56. On sheet C3.1:
a. Show as shaded all slopes 3: 1 or more need erosion control blanket.
b. Call out type I or II silt fence per City detail 5300.
c. Callout "remove existing structure" between pond and wetland #4.
d. Many of the building pad elevation numbers are turned around--revise accordingly.
e. All EOF must be 1.5-ft lower than the building lower level elevation.
f. Show EOF end at cul-de-sac Highover Drive.
57. Lot 2, Block 2, Highcrest Meadows shall maintain a minimum lot area of 15,000 square feet
and Lot 6, Block 5, Highcrest Meadows shall maintain a minimum depth of 125 feet.
58. Existing drainage and utility easements within the site must be vacated prior to recording of
the final plat.
59. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign."
ATTACHMENT
1. Reduced copy of Construction Plans & Specifications dated June 2, 2005
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