1c1 Springfield 3rd Addition, Final Plat Approval
1 c -1)
~
CITY OF
CIIANHASSEN
MEMORANDUM
TO:
Don Ashworth, City Manager'
J City CmteT Drive, PO Box 147
7hanhassen, Minnesota 55317 FROM:
Phone 612.937.1900
General Fax 612.937.5739 DATE:
ngineering Fax 612.937.9152
tblic Safety Fax 612.934.2524 SUBJ:
~b www.ci.chanhassen.mn.us
Bob Genero~, Senior Planner
March 9, 1998
Springfield 3rd Addition, FinalPlat Approval, 93-6 PUD
PROPOSAL SUMMARY
The applicant.is requestingfinalplatappl'e)yal creating 19 lots, one outlot and
associated right-of-way for Springfield ThiJ.'dAddition.
BACKGROUND
On May 12, 1997, the City Council approved the final plat for Springfield
Addition creating 261Qtsand . five outlots,the final rea<iing for.the rezoning of the
prQPerty frQm A2 tQ PUD-R. ~d the P1)l) Ilgreernent and development contract
for the project.
On May 20, 1996, the CityCouncilapprovedaoney~extensionuntil June I,
1997 for preliminary plat (934) Pun) to subdivide 80.8 acres into 135 single-
family. .
I. Submi~lofstreet naMes to the Public Safety DePartment, Inspections
Division for review and apprQval ptiQrto final plat.approval.
2. Revise grading and erosion control plaIltoi1.l4icate lowest floor level
elevation and garage floor elevation before final plat approval.
3. Tree pres.ervatiQnllandscaping:
a. Detailed plan:; for perimetertJermingandlandscaping. A
landscaped buffer.s~ll.beprovid~ alQng~~teHighway 101 and
Lyman Boulevard. This butfersl18ll. be' sufficient. to screen direct
views of the homesite from the roadway. . Additional landscaping
shall be provided along ~ake Ril~ ~~t!Vard to provide a natural
trat1Sition.ft'~~~1Uley;~lll~.,,~an..it)t<l~ development.
~ City of Challhassen. A growing community with clean lakes, quality schools, a charming downtown, thriving busint~,;~litauti.ffil parks. A great place to live, work,
Springfield 3rd Addition Final Plat
March 9, 1998
Page 2
b. Tree planting to meet minimum size standards in City Code and to
be selected from the official tree list.
c. Landscaping to be covered by satisfactory financial guarantees to
assure installation and survival.
d. Existing trees listed in the tree survey to be preserved as part of the
development.
e. Development of an approved landscape budget prior to City
approval of the final plat.
f. The development must perform the appropriate calculations and
comply with the requirements of the tree preservation ordinance
(section 18-61).
4. The applicant shall dedicate 5.3 acres of park land to the City in lieu of
park fees.
5. A trail easement to be dedicated in the southeast quadrant of the site to
provide pedestrian and bicycle access to Lake Riley Boulevard. The trail
segment shall be built by the developer as part of the phase of
development including the abutting property. Full trail fees will be
required as part of the development.
6. Demonstrate that each lot can accommodate at least a 60' x 40' homesite
and a 12' x 12' deck and maintain all setbacks on the final plat.
7. A minimum fifty (50) foot building setback shall be maintained from
Lyman Boulevard and State Highway 101. This setback shall be included
on the final plat.
8. Appropriate drainage and utility easements shall be conveyed with the
final plat for all utilities located outside the public right-of-way. The
minimum width shall be twenty (20) feet.
9. No lots shall have driveway access to State Highway 101, Lyman
Boulevard, or Lake Riley Boulevard.
10. The developer shall construct all utility and street improvements in
accordance with the City's latest edition of Standard Specifications and
Detail Plates and prepare final construction plans and specifications for
Springfield 3rd Addition Final Plat
March 9, 1998
Page 3
City staff review and formal City Council approval in conjunction with
final plat approval.
11. As a condition of final plat approval, the applicant shall be required to
enter into a PUD agreement and development contract with the City and
provide the necessary financial security to guarantee compliance with the
conditions of approval of final platting.
12. The City ofChanhassen Wetland Ordinance should be employed to
require a buffer strip and setback for the homes adjacent to the wetland in
the northeast comer of the site, specifically Lots 6, 7 and 8, Block 5.
13. The grading plan should be revised to include existing ground contours.
Street grades throughout the subdivision shall fall within the City's
standard of 0.50% to 7.0% percent grades.
14. Storm sewers shall be designed and constructed to facilitate a 10-year
storm event. The ponding basins are required to meet NURP water quality
standards and maintain the surface water discharge rate from the
subdivision at the predeveloped runoff rate for a 100-year, 24-hour storm
event. Detailed storm sewer and ponding calculations for the entire
development will be required in conjunction with final platting of Phase 1.
15. The drainage basins along Lyman Boulevard shall be sized to
accommodate the storm runoff for the future upgrade of Lyman Boulevard.
The City may contribute towards the cost of any pond oversizing as a
result of additional runoff generated from Lyman Boulevard. The City
will credit the applicant by means of an assessment or SWMP fees
reduction.
16. Storm sewer and ponding basins shall be designed in accordance to the
City's Surface Water Management Plan. The applicant shall work with
staff in relocating or adjusting the proposed NURP basins adjacent to
Lyman Boulevard to be compatible with the future upgrade of Lyman
Boulevard. The proposed development will also be subject to the
appropriate water quality and quantity connection fees.
17. The applicant shall dedicate on the final plat additional road right-of-way
along Lake Riley Boulevard to achieve a 60-foot wide right-of-way. The
street right-of-way throughout the subdivision shall be 60 feet wide.
18. During the construction of each phase, temporary turnarounds shall be
provided on all dead end streets which are proposed to be extended.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 4
Barricades shall be placed at the end of the temporary turnarounds with a
sign indicating that "this street shall be extended in the future."
19. The applicant/property owner of Outlot F shall enter into a driveway
easement with the adjoining three property owners for the use of the
existing driveway through Outlot F if orte currently does not exist or
eliminate the issue by relocating the driv~way off of the property.
20. Preliminary and final plat approval shall be conditioned upon the
Chanhassen City Council authorizing a public improvement project for the
extension of trunk utility service to the area and the upgrade of Lyman
Boulevard tourban standards.
21. Fire hydrants shall be spaced in accordance to the City's fire marshal
recommendations.
22. The applicant shall provide a 6-inch watermain stub to Lake Riley
Boulevard between Lots 15 and 16, Block 5 shall be provided.
23. The existing home on Outlot F shall be required to connect to City sewer
and water service within 12 months from the date the system becomes
available or sooner if the well and septic system fails.
24. The applicant shall receive and comply with all pertinent agency permits,
i.e. Watershed District, Health Department, MPCA, Williams Brothers
Pipeline Company, MWCC.
25. All disturbed areas during site grading shall be immediately restored with
seed and disc mulch or wood fiber blanket within two weeks after site
grading or before October 31 each construction season accept in areas
where utilities and street will be constructed yet that year. All disturbed
areas resulting from construction activities shall be restored in accordance
to the City's Best Management Practice Handbook for erosion and
sediment control.
26. As a condition of final plat approval, the applicant will be required to enter
into a development contract with the City and provide the necessary
financial security to guarantee compliance with the conditions of approval
and final platting.
27. The applicant shall be responsible for their fair share of the assessments
for the extension of trunk utility improvements and the upgrade of Lyman
Boulevard to urban standards.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 5
28. Outlot F shall be platted as a lot within the subdivision since outlots
cannot be built upon. Relocate the driveway for this lot so that it connects
perpendicularly to the proposed street within the subdivision at a location
acceptable to the Engineering Department.
29. Back-to-back cul-de-sacs shall be provided at the Kiowa Trail connection.
The pavement for the northern cul-de-sac shall be installed to the project
property line. A breakaway barricade shall be installed to prohibit through
traffic on Kiowa Trail. The cul-de-sac shall be temporary until either area
residents petition the City to open the connection or Highway 212 is
constructed at which time traffic patterns will be changed.
30. A declaration that the fields in Bandimere Community park will be lighted
shall be included in the chain of title for lots within the subdivision.
31. Sidewalks or pedestrian trails shall be provided connecting Lake Riley
Boulevard and Lyman Boulevard to Bandimere Park. This trail system
shall include a trail segment built within the 92nd Street right-of-way from
Kiowa Trail to Bandimere Park.
32. The City reserves the right to reevaluate the subdivision and require
changes to the plat based on the city's approval of any ordinances that may
be adopted during the preliminary plat time extension.
33. The applicant shall be responsible for acquiring the necessary right-of-
entry required to complete the Lyman Boulevard upgrade until such time
as the necessary right-of-way is platted with the development of the site.
On May 22, 1995, the City Council granted a one year time extension for the
preliminary plat for the Rogers/Dolejsi property (#93-6 PUD) until June 1, 1996.
On January 9, 1995, the City Council approved a six month time extension for the
preliminary plat for the Rogers/Dolejsi property (#93-6 PUD). On December 13,
1993, the City Council approved the preliminary plat for the Rogers/Dolejsi
property (#93-6 PUD) for 135 lots on 80.8 acres located south of Lyman
. Boulevard and east of Highway 101.
FINAL PLAT
PROPOSAL SUMMARY
At this time, the applicant is requesting final plat approval to create 19 lots and
one outlot and associated right-of-way for Springfield 3rd Addition. Staff is
Springfield 3rd Addition Final Plat
March 9, 1998
Page 6
recommending approval of the final plat of the Springfield 3rd Addition subject to
the conditions of this staff report.
PARKS & RECREATION
The applicant is proposing the dedication of approximately 5.3 acres to the City
for park land. This is adjacent to lands currently owned by the City for Bandimere
Heights Community Park. The City is requiring the dedication of5.3 acres of park
land as shown on the applicant's concept plan dated August 20, 1993, in lieu of
park fees. The applicant is dedicating a portion of the park with each phase of the
development.
The applicant is required to provide a park trail connection from the southeast
quadrant of the development to Lake Riley Boulevard. This trail will provide
pedestrian and bicycle access to Bandimere Park. The comprehensive plan shows
trail systems on State Highway 101 and Lyman Boulevard. These trails will be
included in the future upgrade of these roadways. Full trail fees shall be required
as a part of this development As an added amenity, sidewalk or trail connections
are being made from Lyman Boulevard and Lake Riley Boulevard through the
development to Bandimere Park.
LANDSCAPING
The applicant has prepared a master landscape plan for the project as well as a
final plan for the first phase of the development. This plan has incorporated tree
preservation requirements as well as buffer yard requirements. The plan contains
a total of 498 deciduous trees and 131 conifers. Detailed plans for landscaping
and berming all exterior roadways were required as part of the preliminary plat.
These features must be significant enough to buffer direct views of abutting home
sites from Lyman Boulevard and State Highway 101 and provide a natural
transition from Lake Riley Boulevard into the development.
STORMW A TER MANAGEMENT
The proposed single family residential development of 8.72 developable acres is
responsible for a water quality connection charge of$ 6,976 and a water quantity fee
of $17,265. The water quality fee will be waived upon the applicant meeting
NURP design for on site runoff. These fees are payable to the City prior to the City
filing the final plat.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 7
GRADING
Last fall the City approved the amended grading plans for Springfield 2nd
Addition which allowed grading to occur in the 2nd and 3rd Additions. For the
most part, the grading has been completed in accordance with the approved
grading plans. The storm water pond which lies on Lots 4 and 5, Block 3 still
needs to be resolved. Staffhas received a final grading/development plan for
Springfield 3rd Addition. Upon review of the final grading plan, staff found the
plans acceptable with a few minor modifications which have been returned to the
applicant's engineer. The revised plans will be available for review in the
Engineering Department by Wednesday, March 4, 1998.
UTILITIES
Staff has received detailed construction plans for utility and street improvements.
Upon review of the plans and specifications, staff finds the plans in general
conformance with City standards except for a few modifications which plans were
sent back for revisions and will be available for review in the City Engineering
Department on March 4, 1998. A six-inch water line is being extended from
Shoreview Court to Lake Riley Boulevard in an effort to loop the water system.
This should improve water quality and fire protection in both Shoreview Court
and Lake Riley Boulevard.
DRAINAGE
Storm water runoff from the site will be conveyed via a storm sewer drain system
to an on-site water quality pond for treatment prior to discharging into Lake Riley.
The storm water pond which is partially located on Lots 4 and 5, Block 3, was
constructed last fall. However, due to an elevation discrepancy in the outlet, the
pond was constructed somewhat smaller than originally required. Staff is working
with the developer's engineer to remedy the situation by increasing the pond size
within this phase or a future phase of Springfield Addition. This issue will be
resolved prior to recording the final plat of Springfield 3rd Addition.
A four-inch drain tile system is proposed behind the curbs and some back yards to
address sump pump discharge from the homes. According to soil borings, water
bearing soils exist throughout the subdivision resulting in a fairly high water table.
Staff believes that the drain tile system will adequately address this problem.
STREETS
Detailed street construction plans and specifications have been submitted for staff
review and City Council approval. Staffhas reviewed the construction plans and
specifications and find them to be in general conformance with City standards
Springfield 3rd Addition Final Plat
March 9, 1998
Page 8
with a few minor revisions. The revised plans will be available for final review
and approval after March 4, 1998. An 8-foot wide bituminous trail is proposed to
be constructed on Outlot A which will connect Lake Riley Boulevard to
Sunnyvale Drive. A 5-foot wide concrete sidewalk is proposed along Sunnyvale
Drive which will provide continuity between the neighborhoods and eventually
access to Bandimere Park. The developer will need to dedicate to the City a 20-
foot wide trail easement over Outlot A. The developer is proposing to have the
homeowners association maintain the outlot with the exception of the trail, i.e.
landscape maintenance.
Decorative street lights will be installed throughout the development by
Minnesota Valley Electric Company after the streets are constructed. A temporary
cul-de-sac will be constructed at the end of Sunnyvale Drive with barricades. A
sign will be placed on the barricades indicating that the street will be extended in
the future.
In conjunction with Springfield 1 SI Addition, the applicant dedicated an additional
7 feet of right-of-way along Lake Riley Boulevard. The previous subdivisions
(Shore Acres and Rogers Addition) dedicated 33 feet of right-of-way. The
conditions of preliminary plat approval for this development required that the
developer dedicate additional road right-of-way along Lake Riley Boulevard to
arrive at a 60-foot wide right-of-way. Staffhas had some discussions with
Lundgren Bros. regarding right-of-way dedication. The developer believes that a
40-foot wide right-of-way was agreed upon previously. However, review of the
City Council minutes dated December 13, 1993 and staff reports reveals that a 60-
foot wide right-of-way was approved by the City Council for Lake Riley
Boulevard. Staffhas reviewed the necessity for a 60-foot wide right-of-way along
Lake Riley Boulevard and believes that, since there are no other roadway
connections, a 50-foot wide right-of-way would be acceptable. The applicant in
the past has also requested that Lake Riley Boulevard be reduced to a 50-foot-
wide right-of-way as well. Therefore, staff is recommending that an additional 10
feet of right-of-way be dedicated to the City along Lake Riley Boulevard with the
Springfield 3rd Addition plat. In addition, the applicant shall dedicate to the City
10 feet of right-of-way in Springfield 1 sl Addition which has already been
recorded. This affects Lots 6, 7 and 8, Block I, Springfield or approximately 224
lineal feet (2,240 square feet) of frontage (see attached). Staff can
administratively process a subdivision split over these parcels to obtain the
necessary right-of-way. The lot size will not be significantly affected. The
developer has purchase agreements on two of the affected lots and new homes are
under construction on Lots 6 and 8, Block I, Springfield I sl Addition.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 9
COMPLIANCE TABLE
Description
Code
Area (Sq. Ft.)
minimum 11,000
average 15,000
12,889
13,167
13,783
13,921
13,853
13,359
12,241
11,937
27,037
19,534
16,778
16,632
19,669
21,025
23,497
22,360
24,007
28,970
23,247
4,269
66,3767
384,108
18,311
Block 1, Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Block 2, Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Block 3, Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Outlot A
Right-of-way
Total Area
Average Lot Size
. Meets minimum width at building setback line.
Minimum setbacks:
PUD exterior: thirty (30) feet
Front yard: thirty (30) feet
Rear yard: thirty (30) feet
Side yard: ten (10) feet
Frontage (Ft.)
90
112
113
119
119
110
92
90
90
83*
85*
84*
83*
83*
122
56*
56*
56*
121
88*
proposed trail
Adjacent to arterial or collector roads, a fifty (50) foot setback shall be
maintained.
Depth (Ft.)
100
139
143
151
154
152
148
137
133
250
196
169
166
191
156
180
161
165
202
239
Springfield 3rd Addition Final Plat
March 9, 1998
Page 10
REVIEW OF CONDITIONS OF APPROVAL
Staff has reviewed the conditions of approval and made a determination of the
compliance with the conditions.
1. Submittal of street names to the Public Safety Department, Inspections
Division for review and approval prior to ,final plat approval.
* This condition has been met.
2. Revise grading and erosion control plan to indicate lowest floor level
elevation and garage floor elevation before final plat approval.
* This condition has been met.
3. Tree preservation/landscaping:
a. Detailed plans for perimeter berming and landscaping. A
landscaped buffer shall be provided along State Highway 101 and
Lyman Boulevard. This buffer shall be sufficient to screen direct
views of the homesite from the roadway. Additional landscaping
shall be provided along Lake Riley Boulevard to provide a natural
transition from Lake Riley Boulevard into the development.
* This condition has been met.
b. Tree planting to meet minimum size standards in City Code and to
be selected from the official tree list.
* This condition has been met.
c. Landscaping to be covered by satisfactory financial guarantees to
assure installation and survival.
* This condition is being met as part of the development contract.
d. Existing trees listed in the tree survey to be preserved as part of the
development.
* This condition has been met.
e. Development of an approved landscape budget prior to City
approval of the final plat.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 11
* This condition has been met for this phase.
f. The development must perform the appropriate calculations and
comply with the requirements of the tree preservation ordinance
(section 18-61).
* This condition has been met.
4. The applicant shall dedicate 5.3 acres of park land to the City in lieu of
park fees.
* The applicant is dedicating a proportionate share of the park, Outlot F,
Springfield 2nd Addition, consisting of 0.6737 acres as part of this phase.
An additiona12.7814 acres will be required with future phases.
5.
A trail easement to be dedicated in the southeast quadrant of the site to
provide pedestrian and bicycle access to Lake Riley Boulevard. The trail
segment shall be built by the developer as part of the phase of
development including the abutting property. Partial trail fees will be
required as part of the development.
..
* This condition will be met with this phase. The applicant is proposing
the construction of the trail in Outlot A, Springfield 3rd Addition. This
outlot will be maintained by the Homeowners Association except for the
trail. The developer shall dedicate to the city a trail easement over Outlot
A.
.
6. Demonstrate that each lot can accommodate at least a 60' x 40' homesite
and a 12' x 12' deck and maintain all setbacks on the final plat.
* This condition has been met.
7. A minimum fifty (50) foot building setback shall be maintained from
Lyman Boulevard and State Highway 101.
* This condition does not apply with this phase.
8. Appropriate drainage and utility easements shall be conveyed with the
final plat for all utilities located outside the public right-of-way. The
minimum width shall be twenty (20) feet.
* This condition has been met.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 12
9. No lots shall have driveway access to State Highway 101, Lyman
Boulevard, or Lake Riley Boulevard.
* This condition still applies.
10. The developer shall construct all utility and street improvements in
accordance with the City's latest edition of Standard Specifications and
Detail Plates and prepare final construction plans and specifications for
City staff review and formal City Council approval in conjunction with
final plat approval.
* This condition has been met. Staff has received plans and specifications
and finds them after revisions in accordance with City standards. Plans
and specification approval is recommended.
11. As a condition of final plat approval, the applicant shall be required to
enter into a PUD agreement and development contract with the City and
provide the necessary financial security to guarantee compliance with the
conditions of approval of final platting.
*This condition still applies. A development contractlPUD agreement is
also being considered for approval.
12. The City ofChanhassen Wetland Ordinance should be employed to
require a buffer strip and setback for the homes adjacent to the wetland in
the northeast corner of the site, specifically Lots 6, 7 and 8, Block 5.
* This condition does not apply to this phase.
13. The grading plan should be revised to include existing ground contours.
Street grades throughout the subdivision shall fall within the City's
standard of 0.50% to 7.0% percent grades.
* This condition has been met.
14. Storm sewers shall be designed and constructed to facilitate a IO-year
storm event. The ponding basins are required to meet NURP water quality
standards and maintain the surface water discharge rate from the
subdivision at the predeveloped runoff rate for a IOO-year, 24-hour storm
event. Detailed storm sewer and ponding calculations for the entire
development will be required in conjunction with final platting of Phase 1.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 13
* This condition has been partially met. Staff is still waiting to review the
final pond design in phase 3. This condition shall be modified as follows:
The developer shall work with City staff in revising the storm water
treatment pond design on portions of Lots 4 and 5, Block 3, Springfield 3rd
Addition or Outlot C, Springfield 1 sl Addition to arrive at a pond design
that meets the City's Surface Water Management Plan for the watershed.
15. The drainage basins along Lyman Boulevard shall be sized to
accommodate the storm runoff for the future upgrade of Lyman Boulevard.
The City may contribute towards the cost of any pond oversizing as a
result of additional runoff generated from Lyman Boulevard. The City
will credit the applicant by means of an assessment or SWMP fees
reduction.
* This condition has been met.
16.
Storm sewer and ponding basins shall be designed in accordance to the
City's Surface Water Management Plan. The applicant shall work with
staff in relocating or adjusting the proposed NURP basins adjacent to
Lyman Boulevard to be compatible with the future upgrade of Lyman
Boulevard. The proposed development will also be subject to the
appropriate water quality and quantity connection fees.
.
* This condition has been partially met. Again, staff is working with the
developer's engineer to finalize the pond design in the third phase to meet
NURP standards. The proposed single family residential development of
8.72 developable acres is responsible for a water quality connection charge
of$ 6,976 and a water quantity fee of $17,265. The water quality fee will
be waived upon the applicant meeting NURP design for on site runoff.
These fees are payable to the City prior to the City filing the final plat.
4
17.
The applicant shall dedicate on the final plat additional road right-of-way
along Lake Riley Boulevard to achieve a 60-foot wide right-of-way. The
street right-of-way throughout the subdivision shall be 50 feet wide ifthe
City Engineer approves as adequate.
* This condition has been modified. Staff has required a 60 foot wide
right-of-way along streets with sidewalks. On streets without sidewalks,
the city is permitting 50 foot right-of-ways. Springfield 1 sl Addition
dedicated seven feet of right-of-way along Lake Riley Boulevard for a
total of 40 feet (33 feet was dedicated with Rogers Addition and Shore
Acres). Staff believes that the dedication requirement along Lake Riley
Boulevard could be reduced to a total width of 50 feet versus 60 feet since
Springfield 3rd Addition Final Plat
March 9, 1998
Page 14
there will be no other street extensions or connections. Therefore, the
developer shall dedicate to the City an additional 10 feet of right-of-way
along Lake Riley Boulevard in both Springfield 1 st Addition and
Springfield 3rd Addition.
18. During the construction of each phase, temporary turnarounds shall be
provided on all dead end streets which are proposed to be extended.
Barricades shall be placed at the end of the temporary turnarounds with a
sign indicating that "this street shall be extended in the future."
* This condition is being met.
19. The applicant/property owner of Outlot F shall enter into a driveway
easement with the adjoining three property owners for the use of the
existing driveway through Outlot F if one currently does not exist or
eliminate the issue by relocating the driveway off of the property.
* This condition does not apply to this phase.
20. Preliminary and final plat approval shall be conditioned upon the
Chanhassen City Council authorizing a public improvement project for the
extension of trunk utility service to the area and the upgrade of Lyman
Boulevard to urban standards.
* This condition has been met.
21. Fire hydrants shall be spaced in accordance to the City's fire marshal
recommendations.
* This condition has been met.
22. The applicant shall provide a 6-inch watermain stub to Lake Riley
Boulevard between Lots 15 and 16, Block 5 shall be provided.
* This condition has been met.
23. The existing home on Outlot F shall be required to connect to City sewer
and water service within 12 months from the date the system becomes
available or sooner if the well and septic system fails.
* This condition does not apply to this phase.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 15
24. The applicant shall receive and comply with all pertinent agency permits,
i.e. Watershed District, Health Department, MPCA, Williams Brothers
Pipeline Company, MWCC.
* This condition still applies.
25. All disturbed areas during site grading shall be immediately restored with
seed and disc mulch or wood fiber blanket within two weeks after site
grading or before November 15 each construction season accept in areas
where utilities and street will be constructed yet that year. All disturbed
areas resulting from construction activities shall be restored in accordance
to the City's Best Management Practice Handbook for erosion and
sediment control.
* This condition still applies.
26. As a condition of final plat approval, the applicant will be required to enter
into a development contract with the City and provide the necessary
financial security to guarantee compliance with the conditions of approval
and final platting.
* This condition is a duplicate and can be deleted.
27. The applicant shall be responsible for their fair share of the assessments
for the extension of trunk utility improvements and the upgrade of Lyman
Boulevard to urban standards.
* This condition has been met.
28. Outlot F shall be platted as a lot within the subdivision since outlots
cannot be built upon. Relocate the driveway for this lot so that it connects
perpendicularly to the proposed street within the subdivision at a location
acceptable to the Engineering Department.
* This condition does not apply to this phase.
29. Back-to-back cul-de-sacs shall be provided at the Kiowa Trail connection.
The pavement for the northern cul-de-sac shall be installed to the project
property line. A breakaway barricade shall be installed to prohibit through
traffic on Kiowa Trail. The cul-de-sac shall be temporary until either area
residents petition the City to open the connection or Highway 212 is
constructed at which time traffic patterns will be changed.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 16
* This condition does not apply to this phase.
30. A declaration that the fields in Bandimere Community park will be lighted
shall be included in the chain of title for lots within the subdivision.
* This condition still applies.
31. Sidewalks or pedestrian trails shall be provided connecting Lake Riley
Boulevard and Lyman Boulevard to Bandimere Park. This trail system
shall include a trail segment built within the 92nd Street right-of-way from
Kiowa Trail to Bandimere Park.
* This condition is partially being met. The eight foot wide bituminous
trail connection to Lake Riley Boulevard will be constructed on Outlot A,
Springfield 3rd Addition, with this phase.
32. The City reserves the right to reevaluate the subdivision and require
changes to the plat based on the city's approval of any ordinances that may
be adopted during the preliminary plat time extension.
* This condition no longer applies. The only ordinance that has been
amended since the original approval of the plat is the tree preservation
ordinance which is being incorporated in the landscaping plan.
33. The applicant shall be responsible for acquiring the necessary right-of-
entry required to complete the Lyman Boulevard upgrade until such time
as the necessary right-of-way is platted with the development of the site.
* This condition has been met.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council approves PUD #95-1 granting Final Plat approval for Springfield
3rd Addition creating 19 lots, one outlot and associated right-of-way as shown on
the plans prepared by Pioneer Engineering, dated stamped received February 27,
1998 and subject to the following conditions:
1. Contingent on City approval of and the recording of Springfield 2nd Addition.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 17
2. The applicant is dedicating a proportionate share of the park, Outlot F,
Springfield 2nd Addition, consisting of 0.6737 acres as part of this phase. An
additional 2.7814 acres will be required with future phases.
3. The applicant is proposing the construction of the trail in Outlot A, Springfield
3rd Addition. This outlot will be maintained by the Homeowners Association
except for the trail. The developer shall dedicate to the city a trail easement
over Outlot A.
4. No lots shall have driveway access to State Highway 101, Lyman Boulevard,
or Lake Riley Boulevard.
5. As a condition of final plat approval, the applicant shall be required to enter
into a PUD agreement and development contract with the City and provide
the necessary financial security to guarantee compliance with the conditions of
approval of final platting.
6. The developer shall work with City staff in revising the storm water treatment
pond design on portions of Lots 4 and 5, Block 3, Springfield 3rd Addition or
Outlot C, Springfield 1 sl Addition to arrive at a pond design that meets the
City's Surface Water Management Plan for the watershed.
7. The proposed single family residential development of 8.72 developable acres is
responsible for a water quality connection charge of $ 6,976 and a water quantity
fee of $17,265. The water quality fee will be waived upon the applicant
meeting NURP design for on site runoff. These fees are payable to the City
prior to the City filing the final plat.
8. The developer shall dedicate to the City an additional 10 feet of right-of-way
along Lake Riley Boulevard in both Springfield 1 sl Addition and Springfield
3rd Addition.
9. The applicant shall receive and comply with all pertinent agency permits, i.e.
Watershed District, Health Department, MPCA, Williams Brothers Pipeline
Company, MWCC.
10. All disturbed areas during site grading shall be immediately restored with seed
and disc mulch or wood fiber blanket within two weeks after site grading or
before November 15 each construction season accept in areas where utilities
and street will be constructed yet that year. All disturbed areas resulting from
construction activities shall be restored in accordance to the City's Best
Management Practice Handbook for erosion and sediment control.
Springfield 3rd Addition Final Plat
March 9, 1998
Page 18
11. A declaration that the fields in Bandimere Community Park will be lighted
shall be included in the chain of title for lots within the subdivision.
12. On street parking shall be prohibited in the cul-de-sac on Shoreview Court."
ATTACHMENTS
1. Location Map
2. Reduced Preliminary Plat
3. Springfield 3rd Addition
4. City Council Minutes dated December 13, 1993
5. Location Map-Springfield 1 st Addition, Lots 6, 7 and 8, Block 1
6. Final plat dated stamped received February 27, 1998
g:\plan\bg\springfield 3rd addition.doc
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Chanhassen City Council - December 13, 1993
Charlie James: Mr. Mayor, I'd just like to also pledge my cooperation to support...staff identifies. As far as I'm
concerned it doesn't end here. It doesn't end until we have a project that everybody's happy with so we'll
continue to work with staff to get..
PLANNED UNIT DEVELOPMENT TO REZONE 80.8 ACRES AND PRELIMINARY PLAT
PROPOSAL TO SUBDIVIDE 80.8 INTO 134 SINGLE F AMIL Y LOTS AND 7 OUTLOTS. THE
PROPERTY IS LOCATED JUST SOUTH OF LYMAN BOULEVARD, EAST OF HIGHWAY 101, AND
WEST OF LAKE RILEY BOULEVARD; DOLEJSI AND ROGERS PROPERTY, LUNDGREN
BROTHERS.
Public Present:
Name
Address
Del Smith
Leslie Tidstrom
Alan Dirks
R.H. & Cherie Peterson
Peter Pemrick
Jim Dolejsi
9051 Lake Riley Blvd.
340 Deerfoot Trail
9203 Lake Riley Blvd.
9101 Lake Riley Blvd.
9251 Kiowa Trail
9260 Kiowa Trail
Bob Generous: The applicant is requesting a PUD so that he can use the flexibility in our zoning ordinance to
shift around the common lot sizes while maintaining an average lot consistent with the city's goals and minimum
requirements. This development is in the southwest comer of Highway 101 and Lyman Blvd. Or southeast of
Lake Riley, TH 101 and Lyman Blvd. It consists of 134 lots. It will be developed over six stages. It's currently
an existing farm site. Farm land. The Comp Plan has designated for low density residential which would permit
1.2...per acre. The subdivision, the grading plans for...similar to other residential subdivisions. Providing NURP
ponds...storm water treatment. They're requesting right-of-way widths for internal roads for 50 foot right-of-
ways and 60 foot is required. He's providing additional right-of-way for Lake Riley Blvd. and for Highway 101
and Lyman Boulevard. The project is within the MUSA line, however they are not currently sufficient capacity
for the entire project. There's a project feasibility study on that issue to put water service in. They're proposing
dedications of approximately 5.3 acres of parkland to the city. Staff is recommending approval of... Recommend
denial of the variance request for side setbacks.
Mayor Chmiel: Great Who's going to.
Paul Krauss: Maybe we ought to explain what the Planning Commission action was.
Mayor Chmiel: Okay, yeah. I was going to ask a question. Why was denial given the first time on this?
Bob Generous: The Planning Commission recommended denial on both the preliminary PUD and the
preliminary subdivision because they weren't sure that it justified being a planned unit development, nor were
they all that excited about the large number of smaller lot sizes. Even though those lot sizes were consistent
with what the PUD requirements were.
Councilman Senn: Clarification. PUD requirements or our ordinance requirements? I thought it was consistent
with our ordinance requirements regardless of PUD.
58
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...--- .--" . ._~----_.._------------_._..._.
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/
Chanhassen City Council - December 13, 1993
Councilwoman Dockendorf: I'll second that. With the clarification Mark on 18. That you want on the road that
will have the trail we'll require the 60 foot Otherwise.
Councilman Senn: Or 55, whatever you can get by with. You know, I don't want to get into a whole redesign
but it seems to me that if there's some distance we could take off there and still get the trail in, in that area
without maybe having to go the full 60. Well, I'd rather leave that up to Charles.
Councilwoman Dockendorf: Otherwise it'd be 50 on all the rest?
f
Councilman Mason: So you want it to be 50 feet then, not 6O?
Councilman Senn: 50 except where it's necessary. Be 60 where it's necessary. Because I haven't seen the
justification really in here for the 60.
Mayor Chmiel: Does that give you a lot of problems, from a 50 to a 60? And I think there can be some
problems that would be there.
Charles Folch: Well I mean, you certainly can make that decision but again, maybe it would be helpful for me
to understand the rationale why we'd go to 50.
Mayor Chmiel: Yeah, I don't understand that either.
Councilman Senn: I would base it on basically the premise that we're maintaining the large lots around the
perimeter. The much more than required setback from the roads in the existing neighborhoods and in effect the
buffering that that's going to accomplish as a result of that condition. And I view that basically, like I said
earlier, in the same way as I would view trees or other types of things that we require in there. The only other
thing I would like to add is I would like to still add what I said earlier and I'd like to see some landscaping
along that portion of Lyman Blvd.
Mayor Chmiel: There's a motion on the floor with a second.
Councilman Senn moved, Councilwoman Dockendorf seconded to approve the Preliminary PUD of 80.8
acres of property to create 135 single family lots, preliminary plat approval, and rezoning of the property
from A-2, Agricultural Estate to PUD-R, Planned Unit Development-Residential, subject to the following
conditions:
1. Submittal of street names to the Public Safety Department, Inspections Division for review and approval
prior to fmal plat approval.
2. Revise grading and erosion control plan to indicate lowest floor level elevation and garage floor elevation
before fmal plat approval.
3, Tree preservation/landscaping:
a. Detailed plans for perimeter berming and landscaping. A landscaped buffer shall be provided along
State Highway 101 and Lyman Boulevard. This buffer shall be sufficient to screen direct views of the
homesite from the roadway. Additional landscaping shall be provided along Lake Riley Boulevard to
73
. ~. -.:......:..... -'.,.."-,,. ,.,'
/\,
J
Chanhassen City Council - December 13, 1993
provide a natural transition from Lake Riley Boulevard into the development
b. Tree planting to meet minimum size standards in City Code and to be selected from the official tree list.
c. Landscaping to be covered by satisfactory financial guarantees to assure installation and survival.
d. Existing trees listed in the tree survey to be preserved as part of the development.
e. Development of an approved landscape budget prior to City approval of the flilal plat.
4. The applicant shall dedicate 5.3 acres of park land to the City in lieu of park fees.
5. A trail easement to be dedicated in the southeast quadrant of the site to provide pedestrian and bicycle
access to Lake Riley Boulevard. The trail segment shall be built by the developer as part of the phase of
development including the abutting property. Partial trail fees will be required as part of the development
6. Demonstrate that each lot can accommodate at least a 60' x 40' homesite and a 12' x 12' deck and
maintain all setbacks on the final plat
7. A minimum fifty (50) foot building setback shall be maintained from Lyman Boulevard and State Highway
10 1. This setback shall be included on the final plat
8. Appropriate drainage and utility easements shall be conveyed with the final plat for all utilities located
outside the public right-of-way. The minimum width shall be twenty (20) feet.
9. No lots shall have driveway access to State Highway 101, Lyman Boulevard, or Lake Riley Boulevard.
10. The developer shall construct all utility and street improvements in accordance with the City's latest edition
of Standard Specifications and Detail Plates and prepare fmal construction plans and specifications for City
staff review and formal City Council approval in conjunction with fmal plat approval.
11. As a condition of final plat approval, the applicant shall obe required to enter into a PUD agreement and
development contract with the City and provide the necessary fmancial security to guarantee compliance
with the conditions of approval of final platting.
12. The City of Chanhassen Wetland Ordinance should be employed to require a buffer strip and setback for the
homes adjacent to the homes in the northeast comer of the site, specifically Lots 6, 7 and 8, Block 5.
13. The grading plan should be revised to include existing ground contours. Street grades throughout the
subdivision shall fall within the City's standard of 0.50% to 7.0% percent grades.
14. Storm sewers shall be designed and constructed to facilitate a lO-year storm event. The ponding basins are
required to meet NURP water quality standards and maintain the surface water discharge rate from the
subdivision at the predeveloped runoff rate for a loo-year, 24-hour storm event. Detailed storm sewer and
ponding calculations for the entire development will be required in conjunction with final platting of Phase I.
15. The drainage basins along Lyman Boulevard shall be sized to accommodate the storm runoff for the future
74
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Chanhassen City Council - December 13, 1993
upgrade of Lyman Boulevard. The City may contribute towards the cost of any pond oversizing as a result
of additional runoff generated from Lyman Boulevard. The City will credit the applicant by means of an
assessment reduction.
16. Storm sewer and ponding basins shall be designed in accordance to the City's Surface Water Management
Plan. The applicant shall work with staff in relocating or adjusting the proposed NURP basins adjacent to
Lyman Boulevard to be compatible with the future upgrade of Lyman Boulevard.
/
v
17. Deleted.
~e applicant shall dedicate on the fmal plat additional road right-of-way along Lake Riley Boulevard to
. achieve a 6O-foot wide right-of-way. The street right-of-way throughout the subdivision shall be 50 reet
wide if the City Engineer approves as adequate.
19. During the construction of each phase, temporary turnarounds shall be provided on all dead end streets
which are proposed to be extended. Barricades shall be placed at the end of the temporary turnarounds with
a sign indicating that "this street shall be extended in the future".
20. The applicant/property owner of Outlot F shall enter into a driveway easement with the adjoining three
property owners for the use of the existing driveway through Outlot F if one currently does not exist ill:
eliminate the issue bv relocatinll: the driveway off of the property.
21. Preliminary and final plat approval shall be conditioned upon the Chanhassen City Council authorizing a
public improvement project for the extension of trunk utility service to the area and the upgrade of Lyman
Boulevard to urban standards.
22. Fire hydrants shall be spaced in accordance to the City's fire marshal recommendations.
23. The applicant shall provide a 6-inch watermain stub to Lake Riley Boulevard between Lots 15 and 16, Block
5 shall be provided.
24. The existing home on Outlot F shall be required to connect to City sewer and water service within 12
months from the date the system becomes available or sooner if the well and septic system fails.
25. The applicant shall receive and comply with all pertinent agency permits, i.e Watershed District, Health
Department, MPCA, Williams Brothers Pipeline Company, MWCC.
26. All disturbed areas during site grading shall be immediately restored with seed and disc mulch or wood fiber
blanket within two weeks after site grading or before November 15th each construction season accept in
areas where utilities and street will be constructed yet that year. All disturbed areas resulting from
construction activities shall be restored in accordance to the City's Best Management Practice Handbook for
erosion and sediment control.
27. As a condition of final plat approval, the applicant will be required to enter into a development contract with
the City and provide the necessary financial security to guarantee compliance with the conditions of approval
and final platting.
75
,
,
Chanhassen City Council- December 13, 1993
28. The applicant shall be responsible for their fair share of the assessments for the extension of trunk utility
improvements and the upgrade of Lyman Boulevard to urban standards.
29. Outlot F shall be Dialled as a lot within the subdivision since outlots cannot be built uoon. Relocate the
driveway for this lot so that it connects oeroendicularly to the Drooosed street within the subdivision at a
location acceDtable to the Enltineerinlt DeDartment.
30. Back-to-back cul-de-sacs shall be Drovided at the Kiowa Trail connection. The Davement for the northern
cul-de-sac shall be installed to the oroiect Drooertv line. A breakaway barricade shall be installed to Drohibit
throulth traffic on Kiowa Trail. The cul-de-sac shall be temoorarv until either area residents oetition the
City to ooen the connection or Hhthway 212 is constructed at which time traffic Datterns will be chanlted.
11. A declaration that the fields in Bandimere Community Dark will be lilthted shall be included in the chain of
title for lots within the subdivision.
32. Sidewalks or oedestrian trails shall be orovided connectinlt Lake Riley Boulevard and Lyman Boulevard to
Bandimere Park. This trail system shall include a trail sement built within the 92nd Street ril!ht-of-way
from Kiowa Trail to Bandimere Park,
All voted in favor, except Mayor Chmiel who opposed, and the motion carried with a vote of 4 to 1.
Councilwoman Dockendorf: Lot size?
Mayor Chmiel: Lot sizes are my concern.
SELECT PREFERRED ALIGNMENT AL TERNA TIVE FOR GALPIN BOULEVARD SOUTH OF
TRUNK IDGHW A Y 5; AMEND FEASIBILITY SCOPE. PROJECT NO. 93-26.
Councilwoman Dockendorf: I move approval Mr. Mayor.
Councilman Wing: Which one?
Councilman Mason: Alternative 1.
Councilwoman Dockendorf: Yes, Alternative 1.
Mayor Chmiel: I don't see that as any given problem.
Jim Leirdahl: You're already voting on that?
Councilman Mason: Which?
Councilman Senn: No, no, no. This is relating to Galpin Boulevard.
Mayor Chmiel: Sometimes we move quickly. Are you here for this?
Jim Leirdahl: Yes I am.
76
10/29/93 09:48
'B612 337 5601
DSU. INC.
I4l 002/004
DAHLGREN
SHARDLDW
AND. UBAN
INcor.rOR.\Ti:,n
CONSULTING PLANNERS
LANDSCAPE ARCHITE.CTS
300 FIRST AVENUE NORTH
SUITE 210
MINNEAPOLIS, MN 55401
612.3.39.33Dll
MEMORANDUM
DATE:
TO:
28 October 1993
FROM:
Chanhassen City Staff
John Uban
RogerslDolejs"i Property, Lundgren Bros. Proposal
RE:
A number of concerns have been brought up by City staff concerning the proposed PUD for the
Rogers/Dolejsi property. We've been talking with Dave Hemple and following is a summary of our
adjustments and explanations raised to date.
1. City Engineering staff is requesting that the interior roads have a 60-foot right-of-way. We
have designed the roads to have a 50-foot right-of-way as part of the flexibility of the PUD .
The needed flexibility is not because of wooded areas, but because of the pressure placed on
the property for significant amount of land to be dedicated for other public purposes. The
property is encumbered also by a gas pipeline that runs diagonally through the western edge.
Additional right-of-way is being dedicated for State Highway 101 and for Lyman Boulevard,
specifically to adjust around wetlands which pushes the right-of-way further into the
Roger/Dolejsi parcel. Additionally, the land is being dedicated for Lake Riley Boulevard
which was not completely platted when developed. There is no proposed access from Lake
Riley Boulevard or Highway 101. Access will come from Lyman Boulevard. Additionally,
full complement of park dedication is being made to make the development of Bandimere
Park more cost efficient for the City. Much less grading will have to take place with the
additional land being dedicated. This is a distinct benefit to the community. Because of
this, we are trying to take full advantage of the property that is left for development and
create an efficient and attractive plan as possible. The 50-foot right-of-way is an integral
part of that design, and concerns about that were not known to us until just recently. We
believe that this adjustment allows the homes to be properly placed in a system with grading
and utilities within a 50-foot corridor and overall helping in the efficiency of that grading
and utility extension to individual homesites.
The City Planning Commission recently, on the Song parcel, in areas that were unwooded
requested a 6Q-foot right-of-way with a compensating 25-foot front yard setback. This keeps
the arrangement of lots and grading the same while allowing the legal setback line to move
inward 5 feet on either side of the road. The City staffs request for additional right-of-way
throughout the plat to make the roads all 60 feet in width affects a number of the lots in total
size, bringing an estimated five lots below the 11,000 square foot area calculation.
Additionally, we have intentionally created the largest lots around the perimeter of the
property to adjust to many varied conditions and constraints that exist on the site (pipelines,
10/29/93 09:49
U612 337 5601
DSU. INC.
~ 003/004
Chanhassen City Starr
28 October 1993
Page 2
roads, future development, etc.) This further speaks to the flexibility needed in the PUD to
be able to consolidate development in the interior as efficiently as possible. We propose to
continue with a SO-foot right-of-way with a 30-foot front yard setback for the interior street
with an 11,000 square foot lot size minimum.
2. City staff has raised some concerns on the details of the ponding and storm drainage plan
specifically for those ponds lying along the northern edge in common with the Lyman
Boulevard right-of-way. Lundgren Bros. will continue to work with City staff on the
development of an appropriate combined drainage system. We understand the City has not
yet finalized the road design for the upgrading of Lyman Boulevard and we will work
through our final plan development to organize the drainage system with City staff. We are
now making adjustments to the plan to show that the outlets from the ponds will flow along
Lyman Boulevard connecting the westerly ponds on througJt to the east and connecting to
the most easterly IS-inch culvert under Lyman Boulevard. We will adjust this basic concept
as is needed. Lundgren Bros. will work with City staff so that storage and ponding areas
will be kept primarily on the private property without severely encumbering the R.O.W.
3. At staff request, greater details of these plans are being submitted to the City for review.
The grading plan will be reprinted so it is easier to read the existing topographic lines.
Also, the scale of all of the drawings is 1- = 100' and will be corrected to show that.
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4. The City prefers that the drainage pond outlot on the southeast side of'the project be
changed with a different alignment. This may affect other property owners and Lundgren
Bros. will work with the City to develop this new alignment. Should difficulty arise and
this new alignment not be possible, and if the City elects to not use their right of eminent
domain, then Lundgren Bros. would wish to develop the outlot as proposed rather than
reach an impass delaying development.
S. The City is requesting access to Lake Riley Boulevard through the southeast cul-de-sac of
the RogerslDolejsi Property. There is no benefit to the RogerslDolejsi Property for this
connection nor any need. The development of the cul-de-sac creates lookout lots facing out
to the east and protects the edge of the property for the existing neighbors along Lake Riley.
Additional connection would only encourage additional traffic into both neighborhoods. This
additional connection would not enhance the health, safety and welfare of either
neighborhood.
Lundgren Bros. will provide a 100foot trail easement to connect the Lake Riley Boulevard
neighborhood to the road system in the RogerslDolejsi project so that the Bandimere Park
may be more easily accessed by the area residents. This trail easement is proposed on Lot
14 of Block 5, adjacent to Lot 13.
The City is requesting an additional 10' R.O.W. dedication for Lake Riley Boulevard above
what has been proposed by Lundgren Bros. The City staff is looking for an additional 20
feet and we are proposing to complete a dedication for Lake Riley Boulevard to maintain a
SO-foot right-of-way for that neighborhood street. As Lake Riley Boulevard intersects with
Lyman Boulevard, additional right-of-way has been shown as being dedicated by Lundgren
Bros. These additional requests clearly show the kind of pressure that is being placed on this
property to provide adequate right-of-way for permanent roads that do not directly serve this
project. Lundgren Bros. proposes to continue with the dedication with Lake Riley
Boulevard as proposed initially. Lake Riley Boulevard is presently a 40' R.O.W.
7.
Parks - The applicant, in its negotiation with the Parks Director to dedicate S.4 acres of land
for public purpose, understood that a complete waiver of park and trail fees would take
LundgrenlDolejsi/Ro gers
November 3, 1993
Updated December 7, 1993
Page 18
Block 5) be extended to Lake Riley Boulevard to provide additional access for the Lake Riley
Boulevard residents. This access would reduce the length of the dead end on Lake Riley
Boulevard by 1,200 feet. Staff does not believe by connecting these two neighborhood would
inadversely increase traffic volumes through either neighborhoods. It simply will provide an
additional access to Lyman Boulevard for the Lake Riley Hills residents.
t) Lake Riley Boulevard is currently is constructed within a 40-foot wide right-of-way for the
-X:- most part except for that portion of the boulevard which lies approximately 600 feet south of
.L "/ Lyman Boulevard. In this area, the right-of-way meanders back and forth. The applicant is
proposing to dedicate an additional 10 feet of right-of-way for a total of 50 feet of right-of-
way along Lake Riley Boulevard. Staff recommends that the applicant dedicate an additional
10 feet of right-of-way to meet City standards which is 60 feet of right-of-way. The existing
plat (Shore Acres) which lies immediately adjacent to the east of Lake Riley Boulevard
dedicated 33 feet of right-of-way which is was subdivided some time ago. The applicant has
not altered this dedication since the last public hearing.
The applicant is also proposing to dedicate additional right-of-way for the upgrade of Lyman
Boulevard pursuant to staff recommendations. Provisions have been made for realigning
Lyman Boulevard to the south to avoid impact to the wetlands located on the north side of
Lyman Boulevard. Once the City completes the feasibility study for upgrading Lyman
Boulevard, the unnecessary right-of-way may be vacated back to the applicant.
The plans do not provide street grades for staff review. However, staff has been in contact
with the applicants engineer who has informed staff that the street grades will meet the City
requirements which are 0.50% to 7.0% slope.
The plans propose the new streets be constructed within a 50-foot wide right-of-way
subdivision. The City's subdivision ordinance requires a 60-foot wide right-of-way be
dedicated. Staff believes even though this is a PUD, we feel there should be no
compromising on the street right-of-way width. We have typically only allowed undersized
right-of-way when tree preservation is an issue and in this case it is not. Engineering staff
has already compromised on a couple of design standards such as the distance between
intersections and geometric layouts. The applicant requested two three-way intersections to
facilitate the existing property owner's homesite on Outlot F. From a traffic circulation and
safety standpoint, the preferred street configuration would be one four-way intersection. The
City's ordinance under subdivision regulations requires that the intersections be spaced
approximately 300 feet apart. There are currently four intersections that do not meet this
design standard. Staff, however, has had conversations with the applicant and feels since the
traffic volumes are fairly low that the intersection spacing as proposed is acceptable.
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