D-8a. Redstone Ridge Addition Final Plat Approval, Chris May and City of Chanhassen - Planning Case # 2015-08 E . �
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MEMORANDUM
C��1 o�C'� TO: Todd Gerhardt, City Manager
rv�i d"�I
�'���, FROM: Sharmeen Al-Jaff, Senior Planner
770o Market Boulevard DATE: May 26, 2015 ��
, s ,.Y''�`
PO Box 147 ��%��.-,��'
Chanhasscn�N1N 5531%
SUBJ: Redstone Ridge Addition Final Plat Approval,
Chris May and City of Chanhassen—Planning Case#2015-08
lAdntinistratios�
Phone:952227.I 100
Fax:952.227.1110 PROPOSED MOTION
Building Inspections ��The Chanhassen City Council approves the Final Plat with Variances to
Phone:952.2271180 replat 2.74 acres into four lots Redstone Ridge, on property zoned Single Family
Fax:952.227.1190 '
Residential (RSF) and located at 6341 and 6400 Teton Lane, subject to the
Engineering conditions of approval in the staff report."
Phone:952.27_7.1160
Fax:952.2z71��7o Approval requires a sunple majority vote of City Council present.
Finance
Phone�952.227:I14o PROPOSAL SUMMARY
1 ax 952.2?_7.1110
The developer is requesting final plat �" " � � �. ' � '��� - ��
.,� ,a� ���"� ���; .�;i, � �':
Park&F�ecreation approval to subdivide 2.74 acres into four ""`° `-` -- � ;�� � �' ' �
Phone�95��?7.1�i20 �. � '��„ � ��.��x�a �� ,�;�__
lots—REDSTONE RIDGE located � �,. � �-t ���_.. �
I�x 957.��/i110 ' s� � '�� .�' �� . ,,� ,, «�,�,. ,� .
southeast of the intersection of Teton Lane ��� f `� � �����.
<��.:-.
and Bretton Wa . `�'" . ;��� a`E"°"`var - - ;�q�,��
B��cb°eaiior�Gc��itcr Y r. �� � � t}� ��.�
2310 Coulter Boulevard � r,° ,- -� � ,�" � ��`�.,�•m :
� ,���r: r r , ` � =�
PhoI1e:952.227.1400 BACKGROUND .:� t&` �ce° a�- +��'+,r,. � '� Y:'
, �•; � ;,. � �`.
I�ix 9:i>>'l I1404 • *= "`*h ' �` • s
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On Apri127, 2015, the Chanhassen City ����'' ��, `, ,•� �;,�� �������" � ;���
Planni����� Council a roved the Pre'nar � Plat ��� � � �, �R � r � ���, •
Natural Resoi�i�ccs pp � �i; �
Phone:952.227 i�3o with a Variance for the use of a neck ����� �`�`��� ��'- +�'"`-�� `��� _'�`� � �
Fax:952.227I1 lo lot,to replat 2.74 acres into four lots, �'`1 � �"''��,�'` ��' � � �� �''��� ���' �
h �q i.
Redstone Ridge, as shown in plans dated � � � • �� ��
,.� � ,
Public Work;y received February 14, 2015, subject to the : �~- ' " � '� - �`��:
7901 Park��acc following conditions:
Phone�952227.i�00
Fax 952 22�1��o p�k and Trail Conditions
Senior Cent�;��
� Phone:952.22���2�� L Full park fees in lieu of additional parkland dedication and/or trail const�-uction shall
�ax��52 22���r�io be collected as a condition of approval for Redstone Ridge for the two new housing
units only. The park fees will be collected in full at the rate in force upon final plat
We�Ss�� submission and approval. Based upon the city's 2015 single-family park fee of
���ww.c��chan���as�•�cn rur�.��s $5,800 per unit, the total park fees for Redstone Ridge would be$11,600.
Finding: This condition still applies.
Chanhassen is a Community for Life-Providing for loday and f'lanning for lomorrow
Todd Gerhardt
May 26, 2015
Redstone Ridge—Planning Case 2015-08 �
Page 2
En�ineerin� Conditions
1. The plans shall show the first flooi-elevations of existing buildings on adjacent properties.
Finding: This condition has been modi�ed to read "The plans shall show the first f7oor
elevations of existing buildings on adjacent properties before a building permit is
issued." �
2. The grading plans shall be revised to show the proposed elevations at each lot corner and at �
the corners of the proposed structures.
Finding: This condition has been met.
3. Draintile seivice inust be provided for Lots 1 and 2 where runoff will flow fi�om the back to
the front of the lot.
Finding: This condition has been modified to read "Plans must show draintile service
provided for Lots 1 and 2 where runoff will flow from the back to the front of the lot.
Before a building permit is issued, this draintile shall tie in to the existing manhole-
catch basin in front of Lot 2."
4. A soils report is required indicating soil conditions,permeability, slope and water level if
detected.
Finding: This condition has been modified to read "A soils report is required
indicating soil conditions, permeability, slope and water level if detected before a
building permit is issued.
5. The plan rnust indicate that all swales discharging off site are to have the fina1200 feet
stabilized and the method to be used.
Finding: This condition still applies.
6. The silt fence must comply with City Detail 5300 which requires the use of inetal tee-posts.
Finding: This condition still applies.
7. The silt fence shown across Lots 3 and 4 must be placed twenty (20) feet fi•om the top of the
bluff to ensur•e that entire bluff impact zone is protected.
Finding: This condition still applies.
8. Inlet protection shall be shown on all existing catch basins with the potential to receive
runoff fi•om the site ar tracked material.
Finding: This condition has been met.
Planning Commission
Redstone Ridge—Plarming Case 2015-08
May 26, 2015
Page 3 of 10
9. Plan must demonstrate the placement of a rock construction eiltrance aild include a detail.
Finding: This condition has been met.
10. A note shall be made that no less than six (6) inches of topsoil, meeting the MnDOT �I
specifications for 3877.2 Loam Topsoil Bon-ow, must be placed to achieve the final grade �
and prior to the placement of any sod. �
Finding: This condition has been met. �
11. The plan must show a stockpile area for sti7pped topsoil.
Finding: This condition has been met.
12. The erosion escrow shall be required reflecting the quantity of topsoil necessary to place six
(6) inches over Lots 1 and 2, excluding the 25%hardcover allowed with the Development
Contract.
Finding: This condition still applies.
13. The grading plan shall label the elevation at the centerline of the proposed driveways.
Finding: This condition has been modified to read "The grading plan shall label the
elevation at the centerline of the proposed driveways before a building permit is
issued."
14. The plan must label the proposed grade of the new driveway for the home on Lot 3.
Finding: This condition has been met.
15. The new driveway pavement being installed at Lot 3 may not exceed a width of 50 feet.
Finding: This condition has been met.
16. Esc1•ow for the construction of the new sanitary sewer and water services and the associated
restoration of part of Teton Lane will be collected with the Development Contract.
Finding: This condition still applies.
17. Su1•face Water Management Utility fees totaling $6,025.80 shall be due at final plat.
Finding: This condition still applies.
18. Pai�tial water and sewer hookup fees will be due at the time of final plat; the remaining hook-
up fees will be due with the building permit. The fees wi11 be assessed at the rate in effect at
that time.
Finding: This condition still applies.
Planning Commission
Redstone Ridge—Plarming Case 2015-08
May 26, 2015
Page 4 of 10
Environmental Resource Conditions
L Tr•ee protection fencing will be required at the edge of grading liinits near any preseived
trees. It shall be installed prior to gradulg.
Finding: This condition still applies.
2. Each lot will be required to have a minirnum of one tree in the front yard.
Finding: This condition still applies.
Plannin�Conditions
1. Approval of the subdivision is contingent on approval of the right-of-way vacation. ',I
Finding: This condition still applies.
2. All lots must maintain a maximum hard surface coverage of 25%.
Finding: This condition still applies.
FINAL PLAT
The applicant is requesting final plat approval to ---'
subdivide a 2.74 acre site into four single-fa�nily lots. :�`+.
The propei�ty is zoned RSF, Single Family Residential �'', - .
District. The site contains two single-family homes -�_r.. '
(built in 1956 and 1989), a swunming pool and a ' ' �"�"
detached garage which are proposed to remain. , �
Access to the site is gained via existing di�veways off
of Bretton Way and Teton Lane. The site consists of ��' �;
two parcels with existing single-family homes and two � � ` �?
remnant unbuildable 1ots. The applicant is proposing
to replat those lots into four single-family lots. �� � �::
r:;
The gross density of the site is 1.4 muts per acre and - -
net density is 1.5 units per ac1•e. All four lots exceed `:'
the minimum 15,000 square feet of area,with an �
average lot size of 29,916 square feet. � -
All four proposed lots meet the miniinum width, and � � :
depth requirements of the Zoning Ordinance.
The maximum hard surface coverage permitted in the �� . ,. - ,- � -�°�-��- ., ..�
RSF Disti7ct is 25%. The applicant has not shown
these calculations for Lots 3 and 4. Approval of the subdivision is conditioned upon the applicant
demonstrating that the hard surface coverage does not exceed 25%. The applicant is proposing one
Planning Commission
Redstone Ridge—Planning Case 2015-08 I
May 26, 2015 ,
Page5of10
neck lot (Lot 3). Neck lots require a variance. The applicant has demonstrated that there will be
less environinental impact through the use of a neck lot.
Staff notes that the proposal is consistent with the Comprehensive Rem�P,tPa '
Plan and generally consistent with the Zoning Ordinance. �'�''�-°`-`�"` e.,�,.,,,
\'acatluu
� �► ���.
RIGHT-OF-WAY AND EASEMENTS
The final plat incorporates a 500 square-foot segment of public
right-of-way uito the northwest coiner of Lot 1. The City
Council approved the vacation of the right-of-way on Apri127,
2015.
The standard 10-foot at front and 5-foot drainage and utility s,��,;e�r s;rr
easements shown on the final plat will be granted to the city.
The western sideyard drainage and utility easement on Lot 4 is
proposed to be 10 feet wide to accommodate future maintenance
of the storm sewer that i•uns along that property line.
EXISTING CONDITIONS
The site currently has four parcels. Two of these parcels are unbuildable in their present
configurations. The applicant is proposing to subdivide to make four buildable lots. Two will
include the existing houses and the other two will becoine available building sites.
The site decreases in elevation froin north to south. The grade change is gradual for the fis•st 400
feet or so and then bluff conditions are present. The bluff is cun•ently wooded. The remainder of
the site is maintained as lawn.
Soils on the site consist of Lester-Kilkenny loams as identified in the United States Department
of Agriculture Web Soil Sui-vey. The soils on the site fall into the B hydrologic soils group and
would be conducive to infilhation.
The plans shall show the first-floor elevations of existing buildings on adjacent properties.
GRADING AND DRAINAGE
The proposed design maintains the same overall drainage pattern as existing. The site maintains
the same setbacks froln the bluff area.
Draintile service must be provided for Lots 1 and 2 where runoff will flow from the back to the
front of the lot. This draintile shall tie into the existing manhole catch basin located in front of
Lot 2.
A soils repoi-t is required indicating soil conditions, permeability, slope and water level if
detected.
Planning Commission
Redstone Ridge—Plaiming Case 2015-08
May 26, 2015
Page6of10
EROSION PREVENTION AND SEDIMENT CONTROL
This project will not eXceed the one (1) acre threshold for an NPDES Construction Peimit and
therefore does not require a SWPPP. However, it must meet Section 19-145 of City Code. Items
that need to be con-ected prior to final plat approval and any eai-th-disturbing activity includes the
following:
• The plan must indicate that all swales discharging off site are to have the fina1200 feet
stabilized and must indicate the method to be used.
• The silt fence must comply with City Detail 5300 which requiz•es the use of inetal tee-posts.
• The silt fence shown across Lots 3 and 4 must be placed twenty (20) feet from the top of the
bluff to ensure that entire bluff impact zone is protected.
Escrow for topsoil necessaiy to place six inches over Lots 1 and 2 excluding the 25% hardcover
shall be collected with the development contl•act.
DRIVEWAY
The grading plan shall label the elevation at the centerline of the proposed driveways. The
driveway of Lot 1 must be located a minimum of 40 feet from the intersection of Teton Lane and
Bretton Way. The location shown on the plan meets this minimum.
SANITARY SEWER AND WATERMAIN
Sanitary sewei•and watermain were constructed under Teton Lane as part of the Curry Farms 2"a
Addition development. New sanitary sewer and watermain service hook-ups are proposed for
Lots 2 and 3. Escrow for the construction of these services and the associated restoration of part
of Teton Lane will be collected with the Development Connact.
STORM WATER UTILITY
The Surface Water Utility Charges are calculated based upon land use type and land area. ��
Credits may be applied based on storm water practices being implemented but as there are none
proposed with the project, the fees will not be adjusted. The fee will be based upon the two
newly-created lots with a total area of 0.83 acre. The following table illustrates the Storm Water
Utility Charges associated with the development of this parcel.
Area Rate Total
Water Quality 0.83 ac $2,990/ac $2,481.70
Water Quantity 0.83 ac $4,270/ac $3,544.10
Treatment BMP Credit 0.00 ac $2,830(0.5)/ac ($0.00)
$6,025.80
Planning Commission
Redstone Ridge—Planning Case 2015-08
May 26, 2015
Page 7 of 10
ASSESSMENTS
Partial water and sewer hookup fees will be due at the time of final plat; the remaining hookup
fees will be due with the building pei�rnit. The fees will be assessed at the rate in effect at that
time.
PARKS
This property is located within the neighborhood park seivice area for Curry Fai�ns Park. Future
residents of Redstone Ridge will have access to the park via a trail connection near the end of Teton
Lane. Cuny Fai7ns Park is 6.82 acres in size and features a playground,basketball court, open play
field,natui•al areas, small sledding hill and bituminous trails. Off-street parking is available at the
park along Stratton Court. The amenities at the park have been updated within the past 10 years.
No additional parkland acquisition is being recommended as a condition of this subdivision.
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TRAILS
The subject site does not have direct access to a trail; however, convenient access to the Powers
Boulevard and Lake Lucy Road bituminous trails is available via local streets. A trail connection
from Teton Lane to Knob Hill Lane further enhances the pedestrian opportunities in this
Planning Commission
Redstone Ridge—Planning Case 2015-08
May 26, 2015
Page8of10
neighborhood. No additional trail construction is being recommended as a condition of this
subdivision.
LANDSCAPING
The applicant for the Redstone Ridge development has submitted tree canopy coverage and
preservation calculations. They are as follows: �,
Total upland area (excluding wetlands) 2.74 ac. or 119,354 SF ��
Baseline canopy coverage 38% or 45,354 SF
Minimum canopy coverage allowed 30% or 35,806 SF
Proposed tree preservation 33% or 39,386 SF
The developer meets minimum canopy coverage allowed.
All adjacent uses are compatible with the proposed development and therefore no bufferyard
plantings are required for this subdivision.
COMPLIANCE WITH ORDINANCE- RSF DISTRICT
Lot Lot Lot Home
Area Width Depth Setback
Ordinance 15,000 90' 125' 30 front/rear
10' sides
BLOCK 1
Lot 1 15,128.52 110' 130' 30'/30'
10'
Lot 2 21,058.05 90.34' 180' 30'/30'
10'
Lot 3 57,191.04 190' 260' 30'/30''�
10'
Lot 4 26,290.31 102' 253' 30'/30'
10'
Total 119,667.92
"The 30-foot bluff setback includes a 20-foot bluff impact zone.
RECOMMENDATION
Staff recoininends adoption of the following motion:
"The City Council approves Final Plat with a Variance for the use of a neck lot,to replat 2.74
acres into four lots, Redstone Ridge, as shown in plans dated received April 2, 2015, including the
attached Findings of Fact and Recommendation, subject to the following conditions:
Planning Commission
Redstone Ridge—Planning Case 2015-08
May 26, 2015
Page9of10
Park and Trail Conditions
1. Full park fees in lieu of additional paikland dedication and/or trail construction shall be ��,
collected as a condition of approval for Redstone Ridge for the two new housing units only. ',
The park fees will be collected in full at the rate in force upon final plat submission and I
approval. Based upon the city's 2015 single-family park fee of$5,800 per unit, the total pask
fees for Redstone Ridge would be $11,600.
En ing eerin� Conditions
1. The plans shall show the first floor elevations of existing buildings on adjacent properties
before a building permit is issued.
2. Plans must show draintile service provided for Lots 1 and 2 where runoff will flow from the
back to the front of the lot. Before a building permit is issued, this draintile shall tie-in to the
existing mai�liole-catchbasin in front of Lot.
3. A soils report is required indicating soil conditions,permeability, slope and water level if
detected before a building permit is issued.
4. The plan must indicate that all swales discharging off site are to have the fina1200 feet
stabilized and the method to be used.
5. The silt fence must comply with City Detail 5300 which requires the use of inetal tee-posts.
6. The silt fence shown across Lots 3 and 4 must be placed twenty(20) feet from the top of the
bluff to ensui•e that entire bluff impact zone is pi-otected.
7. The erosion escrow shall be requu•ed reflecting the quantity of topsoil necessary to place six
(6) inches over Lots 1 and 2, excluding the 25% hardcover allowed with the Development
Contract.
8. The grading plan shall label the elevation at the centei-line of the proposed di-iveways before
a building permit is issued.
9. Escrow for the construction of the new sanitary sewer and water services and the associated
restoi-ation of part of Teton Lane will be collected with the Development Contract.
10. Surface Water Management Utility fees totaling $6,025.80 sha11 be due at final plat.
11. Partial water and sewer hookup fees will be due at the time of final plat; the remaining
hookup fees will be due with the building pei�nit. The fees will be assessed at the rate in
effect at that time.
12. Plans must show most recent city standard detail plates that are applicable before issuance of
a building pennit.
Planning Coinmission
Redstone Ridge—Planning Case 2015-08
May 26, 2015
Page 10 of 10
Enviromnental Resource Conditions
1. Tree protection fencing will be required at the edge of grading limits near any preserved
trees. It shall be installed prior to grading.
2. Each lot will be required to have a ininimuin of one tree in the front yard.
Planning Conditions
1. Approval of the subdivision is contingent on appl-oval of the right-of-way vacation.
2. All lots must maintain a maximum hard surface coverage of 25%."
ATTACHMENTS
L Reduced Copy final Plat dated received April 2, 2014.
g:\plan�2015 planning cases�2015-08 redstone ridge sub var vac\staff report cc final plat.doc
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