1e-1 Gateway North Final Plat
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engi neering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Pia nning &
Natura I Resources
Phone: 952.227.1130
Fax: 952.227.1110
Publ ie Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Sen! or Cenler
Phone: 952.227.1125
Fax: 952.227.1110
ie-i.
MEMORANDUM
TO:
Todd Gerhardt, City Manager .
FROM:
Sharmeen AI-Jaff, Senior Planner
DATE:
o~
April 10, 2006
~
SUBJ:
Gateway North Final Plat Approval,
Chanhassen Gateway Place, LLC
Planning Case #06-05
PROPOSALS~RY
The developer is requesting final plat approval to subdivide a 6.26 acre parcel into
three lots and two outlots for Gateway North.
ACTION REQillRED
City Council approval requires a majority of City Council present.
BACKGROUND
On February 27, 2006, the City Council adopted the following motions:
PRELIMJNARY PLAT
"The Chanhassen City Council approves the preliminary plat for Planning Case 06-05
for Gateway North as shown on the plans received January 6, 2006, subject to the
following conditions:
1. Submit storm sewer design calculations with full-size drainage map for a 10-
year, 24-hour storm event.
Finding: This condition has been met.
2. Work with staff to revise the pond design calculations for the 10- and 100-
year storm event.
Web Site
www.cLchanhassen.mn.us Finding: This condition has been amended to read: "Work with staff to
revise the storm sewer and pond design calculations for the 10- and 100-
year storm event".
3. Realign Lot 1, Block 2 full access perpendicular at Highway 101 and Lake
Susan Drive intersection.
Finding: This condition has been met.
The City of Chanhassen . A growing community with clean lakes, quality schools, a Channing downtown, thriving businesses, Winding trails, and beautiful parks. A great place to live, work, and play.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 2
4. The applicant is required to coordinate with MnDOT on the full access at Lake Susan Drive
and the storm pond outlet control sewer construction.
Finding: This condition still applies.
5. The applicant is responsible for obtaining and complying with all regularity agency permits:
Watershed District, MPCA, NPDES, MnDOT, Health Department, etc.
Finding: This condition still applies.
6. On the grading plan:
a. Show an emergency over flow.
Finding: This condition has been met.
b. Show stormwater pond easement.
Finding: This condition has been met.
c. Show silt fence Type II around the proposed pond.
Finding: This condition has been met.
d. Extend Type I silt fence to the north along the west side.
Finding: This condition has been met.
e. Show minimum 75-feet construction rock entrance.
Finding: This condition has still applies.
f. Add a bench mark.
Finding: This condition has been met.
7. On the utility plan:
a. Show the watermain within the street Right-of-Way as a public utility.
Finding: This condition has been met.
b. Revise the existing sanitary sewer flow direction.
Finding: This condition has been met.
c. Add a note that any connection to any existing structure must be core drilled.
Finding: This condition has been met.
d. Show all utility sewer pipe type, class, and size.
Finding: This condition has been amended to read: "Show storm sewer pipe
type, class, and size."
e. Show all utility manholes rim and invert elevations.
Finding: This condition has been amended to read: "Show all storm water
manholes rim and invert elevations."
f. Add a gate valve to Lot 1, Block 1.
Finding: This condition has been met.
8. Plan and profile views are required for the entire public utility.
Finding: This condition has been met.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 3
9. To guarantee the installation of the public improvements, the applicant must supply the City
with a financial security in the form of a letter of credit or cash escrow and enter into a
development contract.
Finding: This condition still applies
10. On the plans, show the pedestrian ramps and a sidewalk connection between the south and
north sides of proposed Lake Susan Drive and add a sidewalk along the north portion of Lot
1, Block 2.
Finding: This condition has been amended to read: " The sidewalk along the north
portion of Lot 1, Block 2, must connect with the Highway 101 sidewalk and be
approved by Minnesota Department of Transportation. The developer is responsible
for the construction of the sidewalk from existing Highway 101 to the new Highway
101 extension. If a site plan for Lot 2, Block 2, is approved by the City Council before
a Certificate of Occupancy issued for the building on Lot 1, Block 2, the developer of
Lot 2, Block 2, will be responsible for constructing the sidewalk west of the entrance to
the apartment building on Lot 1, Block 2."
11. Temporary easements are required for any off-site grading.
Finding: This condition still applies.
12. The applicant must provide a proposed haul route for review and approval.
Finding: This condition still applies.
13. If fill is coming from and/or going to another site in Chanhassen, a separate grading permit
will be required for the other property.
Finding: This condition still applies.
14. All disturbed areas as a result of construction are required to be reseeded and mulched
within two weeks of site grading.
Finding: This condition still applies.
15. Add City Detail Plates Nos. 1002, 1004, 1005, 1006,2001,2101,2109,2110,2201,2202,
3101,3102,3107,3108,3109,5200,5203,5206,5214,5215,5217,5300,and5301.
Finding: This condition still applies but has been revised to read: "Use the 2006 City
Detail Plates Nos. 1002, 1004, 1005, 1006,2001, 2101, 2109, 2110,2201, 2202, 3101,
3102,3104,3107,3108,3109,5200,5203,5206,5214,5215,5217, 5300, 5301, 5302A,
and 5313.
16. On the site plan, show the dimensions of the parking stalls and driveway widths.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 4
Finding: This condition still applies but has been amended to read: "On the sidewalk
and paving plan, show the dimensions of the parking stalls and driveway widths. Also,
add a stop sign at the curb cut on Lake Susan Drive."
FINAL PLAT
The applicant is proposing to subdivide 6.2 acres into three lots and two outlots. Lot 1, Block 1 has
an area of 1.1 acres and is proposed to remain vacant at the present time. The Concept Plan showed
a townhouse development on this lot.
Lot 1, Block 2 has an area of 2.19 acres and is proposed to house an apartment building.
Lot 2, Block 2 has an area of 2.28 acres and is proposed to remain vacant at the present time. The
Concept Plan showed a townhouse development on this lot.
Outlot A has an area of 0.38 acres and will house a storm pond.
Outlot B is currently a portion of Highway
101. The west one-half right-of-way for
Highway 10 1 was acquired via the
Chanhassen Hills plats and MnDOT's
purchase of "Parcel 267" from James A.
Curry as shown on MnDOT Right-of-Way
Map Number 10-18. Highway 101 is
being realigned to the east; therefore the
portion of the existing Highway 101
adjacent to this plat will be removed and
the right-of-way vacated. Since "Parcel
267" was not platted right-of-way, this
vacated right-of-way has been turned back
to the underlying property, in this case, the
parent property of the Gateway project.
The property is zoned Planned Unit
Development-Mixed Use. Access to the
site is gained via Lake Susan Drive.
MRINNESOTA DEPARTMENT OF TRANSPORTATION
IGHT OF WAY PLAT NO.lO-IS
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Staff notes that the proposal is consistent
with the Comprehensive Plan and generally consistent with the Zoning Ordinance.
WATER RESOURCES
Storm Water Management
Details on the storm sewer connections to proposed Lake Susan Drive and proposed TH 212
should be provided. An emergency overflow for the proposed pond should be illustrated. The
applicant should submit a routing plan for any pond overflows from the site to a public water
body. The storm water pond should be platted in an outlot.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 5
Easements
Drainage and utility easements (minimum 20 feet in width) should be provided over all storm
water infrastructure, including any emergency overflow structures.
Erosion and Sediment Control
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type 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 stann 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 man made systems
that discharge to a surface water.
The plans should be revised to show rock construction entrance installation per Chanhassen
Detail Plate 5301.
Wimco or similar inlet protection should be installed at all inlets that may receive storm water
from the site per Chanhassen Detail Plate 5302A. All inlet protection must be inspected and
maintained to comply with NPDES requirements.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
Temporary stabilization of the exposed area should include a straw or hay cover at a rate of 2
tons per acre, disc anchored into the soil, including the area around the apartment building. To
minimize tracking and erosion around the apartment building during construction, temporary
cover of straw or wood chips should be placed around the building in amounts sufficient to
control rutting.
The plans should be revised to show a concrete washout area, BMPs for containment and
potential stockpile locations. Silt fence (Chanhassen Type 1) is needed around the north and east
side of the pond within 24 hours of permanent outlet installation. The plans should be revised to
show inlet protection for sediment during construction for the trench drain at the garage and
should include a detail.
Surface Water Management Fees
All applicable water quantity and quality fees have been paid.
Other Agencies
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 6
Phase IT Construction Permit), :Minnesota Department of Natural Resources (for dewatering)) and
comply with their conditions of approval.
GRADING/DRAINAGE/EROSION CONTROL
The existing site is about 7.73 acres in size and almost 100% of the area will be graded by
MnDOT for the extension of the proposed Lake Susan Drive and by the applicant. The proposal
includes three lots and an outlot. The current plans show an apartment building with
underground parking. The applicant is proposing to grade the site to prepare the building pad,
parking lot, and stormwater ponding areas. The parking lot and building drainage will be
collected by a system of catch basins within the parking lot and conveyed by storm sewers to the
proposed pond in the southwest comer of the site. The plans show a catch basin at the low point
in the northwest comer of the proposed building with an emergency overflow discharging around
the building along the east side to the south. Also, the proposed pond outlet control structure
discharges to the south to the proposed Highway 212 storm sewer. The plans are not clear on
how the stormwater pond overflow and the south area at a flooding period will be draining. The
grading plan does not show the proposed development and Highway 212 contour elevations.
The applicant must coordinate and obtain MnDOT approval for this proposal and show the
overall proposed drainage flow direction in relation with Highway 212.
A public drainage and utility easement is required over the proposed pond. This easement shall
cover the pond up to the 100-year high water elevation. The applicant has submitted pond sizing
calculations for a 10- and 100-year, 24-hour storm event; minor revisions are necessary. The
pond must be built to National Urban Runoff Program (NURP) standards in accordance with the
City's Surface Water Management Plan (SWMP) and must satisfy the requirements ofMPCA's
phase 2 design standards. As per Walker model criteria, the proposed pond must have a mean
depth of three feet and be designed for a 2.5-inch rain event. Storm sewer sizing calculations
with a full-size map for a 1O-year, 24-hour storm event are required.
Proposed erosion control consists of silt fence along the east and south grading limits of the site.
A rock construction entrance is proposed at the access off proposed Lake Susan Drive, but it
must be minimum 75 feet long. 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.
The applicant must be aware that any retaining wall exceeding four feet in height must be
designed by a registered structural engineer, with an approved safety fence. A building permit
from the City's Building Inspections Dept. must be obtained.
UTIUTJES
The site has access to public sanitary sewer and watermain from the proposed Lake Susan Drive
and existing Highway 101. The developer must show a connection to the existing watermain
within Highway 101, extend it to the east along the south side of the proposed Lake Susan Drive
to serve the proposed building and the lots in the future phase. The applicant must be aware that
the watermain within the public street right-of-way will be a public utility and needs to
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 7
coordinate with MnDOT on the construction of the watermain. The private watermain that
services Lots 1 & 2, Block 2 must be located within a 20-foot wide private utility easement along
the property line. A private sanitary sewer service to the proposed building will be extended from
the existing sanitary manhole within the proposed Lake Susan Drive extension at the northeast
comer of Lot 1, Block 2. The installation of the private utilities for the site will require permits
and inspections through the City's Building Department.
The underlying property has been assessed for sewer, water, and street improvements and there
is no remaining assessment due payable to the City. The applicant has already paid all SAC and
sanitary and water hook-up fees.
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 public 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. Permits from the
appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA,
NPDES, MN Department of Health, Watershed District, Carver County, MnDOT, etc.
STREETS
The plans propose three full accesses off the proposed Lake Susan Drive, two to serve Lots 1 and
2, Block 2 and one to serve Lot 1, Block 1. No public streets are proposed in conjunction with
this project. MnDOT proposes to extend Lake Susan Drive from existing Highway 101 to the
proposed Highway 101 realignment. The timing of the Lake Susan Drive extension is unknown;
therefore, the applicant must coordinate the proposed construction access with MnDOT. A
temporary access of existing Highway 10 1 may be required. The applicant must be aware that
the MnDOT right-of-way turnback issue will not be resolved before this is platted. Also, the
applicant must extend the sidewalk further east to the proposed Highway 101 intersection.
INTERNAL SITE CIRCULATION
The approved site plan identified a 24 foot wide shared driveway between Lots 1 and 2. The
westerly 12 feet of this shared driveway was shown on Lot 2.
The current proposal identifies a shared access to Lake Susan Drive. Since the site plan for Lot 2
is unknown at this time, the developer proposes to construct the eastern 12 feet of the shared
driveway within Lot 1. Given the current configuration, staff recommends that a "Do Not Enter,
One Way" sign be installed within the northern parking lot island and that the 12 foot driveway
be striped for one-way traffic for north-bound vehicles.
If a site plan for Lot 2 is submitted and does not require the shared access from Lake Susan
Drive, staff recommends that the developer of Lot 1 examine an alternative parking lot layout in
this vicinity to reduce the amount of hard surface coverage. This would be a minor change that
can be approved administratively.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 8
LANDSCAPING
Landscaping requirements for the proposed development is shown in the following table:
Landscapilll! Item Required Proposed
Parking lot 1,533 fe landscape area 1,890 frllandscape area
6 overstory trees 7 overstory trees
3 islands/peninsulas 6 understory trees
East/South property line - 6 overs tory trees 18 overstory trees
Bufferyard B, 570' 12 understory trees 20 understory trees
12 shrubs 48 shrubs
berm provided
North property line - 3 overstory trees 3 overstory trees
Bufferyard B, 300' 6 understory trees 14 understory trees
12 shrubs 52 shrubs
berm provided
West property line - 2 overs tory trees 2 overstory trees
Bufferyard A, 160' 4 understory trees 4 understory
6 shrubs 16 shrubs
Boulevard Trees - 1 per 30 feet - 13 overstory trees
Lake Susan Drive 13 overs tory trees
The applicant meets all landscaping requirements.
Staff recommends that the applicant replace the Colorado blue spruce specified on the landscape
plan with an alternate species of spruce or evergreen such as white spruce, Black Hills spruce, or
white fir. Colorado blue spruce tends to become unsightly with age due to disease problems.
TRAILS AND SIDEWALKS
Maintaining and creating new pedestrian/bicyc1e routes to the subject site is very important. The
construction of new Highway 101 will include the installation of a lO-foot trail along the east
side of the highway. In conjunction with the construction of Highway 212, trails will be installed
from Great Plains Boulevard to Lyman Boulevard, and along the north side of Lyman Boulevard.
Appropriate and adequate internal sidewalk connections are planned to allow convenient and
safe non-vehicular traffic throughout the site. Park dedication is not being required as part of the
approval. Park dedication fees were prepaid with the application.
RECOMl\1ENDA TION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval of Planning Case #06-05 for Chanhassen Gateway
North for three lots and two outlots, as shown on the plans stamped 'Received March 3, 2006',
subject to the following conditions:
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 9
1. Details on the storm sewer connection to proposed Lake Susan Drive and proposed TH 212
should be provided.
2. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All
exposed soil areas shall have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type 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 man
made systems that discharge to a surface water.
3. Rock construction entrance shall be installed as illustrated on Chanhassen Detail Plate 5301.
4. Wimco or similar inlet protection shall be installed at all inlets that may receive storm water
from site per Chanhassen Detail Plate 5302A. All inlet protection shall be inspected and
maintained to comply with NPDES requirements.
5. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
6. Temporary stabilization of the exposed area shall include a straw or hay cover at a rate of 2
tons per acre, disc anchored into the soil, including the area around the apartment building.
7. On the grading plan, the following should be revised:
a. The second note should include language to address maintenance of the rock construction
entrance as needed.
b. The sixth note should be revised to read "All exposed soils not actively worked must be
seeded and mulched within..."
c. The tenth note should include a statement about maintaining compliance with the
requirements of the NPDES permit.
d. Show storm water structures rim and invert elevations.
e. Show minimum 75-feet construction rock entrance.
f. Show the contours for proposed Highway 212 and the area south of Highway 212.
g. The applicant must coordinate and obtain MnDOT approval for the proposed drainage
discharge south of the proposed pond.
8. Work with staff to revise the storm sewer and pond design calculations for the 10- and 100-
year storm event.
9. The applicant is required to coordinate with MnDOT regarding the full access at Lake Susan
Drive and the storm pond outlet control sewer construction.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 10
10. The applicant is responsible for obtaining and complying with all regularity agency permits:
Watershed District, MPCA, NPDES, MnDOT, Health Department, etc.
11. On the utility plan:
a. Show storm sewer pipe type, class, and size.
b. Show all storm water manholes rim and invert elevations.
12. The developer shall coordinate the watermain construction within the Right-of-Way of Lake
Susan Drive extension with MnDOT and Zumbro River Construction.
13. To guarantee the installation of the public improvements, the applicant must supply the City
with a financial security in the form of a letter of credit or cash escrow and enter into a
development contract.
14. The sidewalk along the north portion of Lot 1, Block 2, must connect with the Highway 101
sidewalk and be approved by Minnesota Department of Transportation. The developer is
responsible for the construction of the sidewalk from existing Highway 101 to the new
Highway 101 extension. If a site plan for Lot 2, Block 2, is approved by the City Council
before a Certificate of Occupancy issued for the building on Lot 1, Block 2, the developer
of Lot 2, Block 2, will be responsible for constructing the sidewalk west of the entrance to
the apartment building on Lot 1, Block 2.
15. Temporary easements are required for any off-site grading.
16. The applicant must provide a proposed haul route for review and approval.
17. If fill is coming from and/or going to another site in Chanhassen, a separate grading permit
will be required for the other property.
18. All disturbed areas as a result of construction are required to be reseeded and mulched
within two weeks of site grading.
19. Use the 2006 City Detail Plates Nos. 1002, 1004, 1005, 1006,2001,2101,2109,2110,
2201,2202,3101,3102,3104,3107,3108,3109,5200,5203,5206,5214,5215,5217,
5300, 5301, 5302A, and 5313.
20. On the sidewalk and paving plan:
a. Show the length of the parking stalls.
b. The access at Lake Susan Drive must be minimum 26 feet wide.
c. All driveway aisles must be minimum 26 feet wide.
d. A "Do Not Enter, One Way" sign must be installed within the northern parking lot
island and the 12 foot driveway be striped for one-way traffic for north-bound
vehicles.
Chanhassen Gateway North - Planning Case No. 06-05
April 10, 2006
Page 11
21. Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
22. On the plat and plans, show a 20 foot drainage and utility easement centered on the property
line between Lots 1 and 2, Block 2.
23. A cross access easement over the shared driveway must be obtained and recorded against
Lots 1 and 2, Block 2.
ATTACHMENT
1. Final Plat.
g:\plan\2006 planning cases\06-05 gateway north subdivision-gateway place site plan\final plat.doc
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