6a&b. Woodridge Heights
CITY OF
CHANHASSEN
h ti.j.. b
PC DATE: 2/19/97
CC DATE: 3/10/97
CASE #: 93-14 SUB, 93-4 REZ
By: Generous:v
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STAFF REPORT
PROPOSAL: Rezoning of 37.92 acres of property from Rural Resldentlal, RR, to Smgle Family
Residential, RSF; final plat approval to subdivide 37.92 acres into 35 single-family lots, 2
ou11ots and 7 acres of right-of-way; preliminary and final plat approval for 10 lots and two
outlots, Woodridge Heights (formerly known as Shamrock Ridge). ActIon by City Administrator
Endorsed_ V'11d.a
Modified
Rejected
Dale ~ -,5 -'17 -
Date Submitted t~C;;-;~~;'
LOCATION:
6730 Galpin Blvd.
APPLICANT:
Centex Homes
12400 Whitewater Drive, Suite 120
Minnetonka, MN 55343
(612) 936-7833
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Date Submitted to CounC[
:3 -/0-97
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ACREAGE:
13.5 acres
DENSITY:
1.35 units per acre (gross)
1.5 units per acre (net)
ADJACENT ZONING
AND LAND USE:
N - RR, single family homes
S - RR, vacant, wetland
E - RR, single family homes, Galpin Blvd.
,,, - RSF, Brenden Ponds. single family subdivision
WATER AND SEWER:
Available to the site
PHYSICAL CHARACTER.: The site is partially cultivated for hay. There are severe slopes
throughout the site with elevation changes from 1046 feet to 980 feet, a natural wetland in the southwest
comer of the development and two ag/urban wetlands along the eastern edge of the development. There
are concentrations of trees to the north and east of the natural wetland, within the wetland, along the
west and north boundary of the site, and around the existing homestead. The Lake Lucy Road extension
is proposed through the site.
2000 LAND USE PLAN: Residential - Low Density (Net Density Range 1.2 - 4 units per acre)
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W oodridge Heights
February 19, 1997
Page 2
PROPOSAL/SUMMARY
The applicant is requesting rezoning of approximately 37.92 acres from Rural Residential (RR) to
Single Family Residential (RSF) second reading; final plat approval for 35 lots, two outlots, and
associated right-of-way (phase 1); preliminary and final plat approval for 10 lots and two outlots
(phase II), Woodridge Heights (formerly known as Shamrock Ridge). The proposed development
reconfigures the western third of the site. The previous preliminary plat had three lots north of
Lake Lucy Road and eight lots south of Lake Lucy Road. The proposed preliminary plat has only
two lots (Lots I and 2, Block 2) north of Lake Lucy Road. Access to these northerly lots was
proposed from the north/south street via a private driveway through one of the northerly lots.
This resulted in additional grading and tree removal on a very steep slope. The proposed plat has
redesigned driveway access to Lots 1 and 2, Block 2 from Lake Lucy Road through one shared
driveway access point.
Redesign of the lots south of Lake Lucy Road also permits wetland mitigation to occur in an area
already designated to be altered in conjunction with storm water ponding. The storm ponding
area is also able to be increased to accommodate future runoff upstream when development
occurs. Access to the lots south of Lake Lucy Road shall be through four common driveways
serving two lots each.
Staff believes that the proposed plat is an improvement over the previous plat and is
recommending approval of the proposed development.
BACKGROUND
On October 14, 1996, the city granted a one year preliminary plat extension for Shamrock Ridge
until November 27,1997. On August 28,1995, the City Council approved a one year extension,
until November 28, 1996 for preliminary plat for Shamrock Ridge Addition to subdivide 37.92
acres into 45 single-family lots and a wetland alteration permit to fill and dredge wetlands
located on site subject to the following conditions:
1. Revise the lot lines for Lots 1 through 4, Block 1, to provide a minimum of 90 feet of
frontage for Lots 1 and 4.
2. Submit revised utility plans for approval of fire hydrant locations. Fire hydrant spacing is
300 feet maximum. Contact Chanhassen Fire Marshal for details.
3. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, NW Bell, Cable TV, transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated. Pursuant to Chanhassen City
Ordinance Sec. 9-1.
W oodridge Heights
February 19, 1997
Page 3
4. A turn-around acceptable to the city's Fire Marshal shall be provided at the end of the
private road off of Jennifer Way.
5. The common portion of the private roads shall be signed "No Parking Fire Lane."
6. Either a monument sign or street sign shall be provided for the private roads to aid in the
location of homes on private roads for emergency vehicles.
7. Submit turning radius and cul-de-sac dimensions to City Engineer and Fire Marshal for
approval. Pursuant to 1991 Chanhassen Fire Code Sec. 1O.204(d) and 10.203.
8. Full park and trail fees shall be collected per city ordinance.
9. An 8 foot bituminous trail shall be constructed parallel to Lake Lucy Road. The
construction will be incorporated into the Lake Lucy Road extension project. The
developer shall be reimbursed for the full cost of said trail from the city's trail fund if the
developer constructs said trail as part of their project.
10. Obtain demolition permits for any buildings to be removed before their removal.
I I. A landscape buffer shall be required along the length of County Road 117, Galpin
Boulevard, and along both sides of the Lake Lucy Road extension, section 18-61 (a) (5).
This buffer landscaping shall be developed as part of the preliminary and final plat
submittal for city approval. Appropriate financial guarantees acceptable to the city shall
be required. A woodland management plan must also be prepared as part of the platting
process. A landscape plan including the landscape buffer, forestation and replacement
planting must be prepared and approved by the city. The landscape plan and woodland
management plan must be prepared by a landscape professional.
12. Prepare baseline canopy coverage calculations and estimated canopy coverage removal
area. Overlay the tree plan on the grading plan in order to verify tree preservation.
13. Boulevard trees along Lake Lucy Road, Jennifer Way, James Court, and Anne Alcove
must be diverse with no more than two trees of the same species in a row. Mary Bay may
be planting with one species considering the trees may provide a theme for the short cul-
de-sac.
14. Non-deciduous evergreens shall be incorporated into the tamaracks on the north side of
Lake Lucy Road and the west side of County Road 117. A minimum of nine non-
deciduous evergreens shall be used to create diversity, provide additional screening, and
W oodridge Heights
February 19, 1997
Page 4
add interest. The evergreens planted on the south side of Lot 1, Block 2, shall be
extended east to the rear lot line.
15. The landscaping plan requires an additional 42 trees based on staffs analysis of the tree
preservation, forestation, and replacement requirements for a total of 284 trees. Staff
recommends that the additional 42 trees be incorporated in the landscaping plan as
follows:
a. Nine trees staggered for a windbreak along the western property lines of Lots 1
and 2, Block 1. Windbreak trees shall include spruce (Black Hills, Norway,
White).
b. Five trees grouped near the comers of Lots 4,5, and 6, Block 1; 10 trees grouped
along the rear lot lines of Lots 8, 9, 10, 11, and 12, Block 1; and 18 trees in
groupings along the rear lot lines of Lots 2 through 11, Block 3. Rear yard tree
selection shall be River Birch, Ohio Buckeye, Catalpa, Silver Queen Maple,
White or Bur Oak, Hawthorne, Aspen, Arborvitae, and Balsam or White Fir.
16. The following tree conservation and forestation areas shall be dedicated as part of the
final plat: a 30 foot easement along the northern boundary of the site; a 30 foot easement
along the western lot lines of Lots 1 and 2, Block 1; the southern 100 feet of the eastern
30 feet of Lot 4, Block 1; the southern 30 feet of the western 30 feet of Lot 5, Block 1; the
northern 70 feet of the western 30 feet of Lot 6, Block 1; the eastern 30 feet of Lots 8 and
9, Block 1; the western 30 feet of Lots 10, 11, and 12, Block 1; the eastern 30 feet of
Lots 2 through 7, Block 3; and the western 30 feet of Lots 8 through 11, Block 3.
17. To provide slope stabilization north of Lake Lucy Road on Outlot B, Sumac shall be
planted 7 feet on center. Such plantings shall be staggered to provide better stabilization
and aesthetic appeal. Additionally, this areas must be seeded.
18. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year
storm events and provide ponding calculations for stormwater quality/quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed pre-developed and post-
developed stormwater calculations for 100-year storm events. Normal water level and
high water level calculations in existing basins and individual storm sewer calculations
between each catch basin segment will also be required to determine if sufficient catch
basins are being utilized. In addition, water quality ponding design calculations shall be
based on Walker's Pondnet model.
W oodridge Heights
February 19, 1997
Page 5
19. The proposed development will be responsible for a water quantity user fee of$63,360
assuming 32 acres of developable land. Water quantity and quality fees mayor may not
be assessed dependent upon the Lake Lucy Road improvement project assessment
methodology. These fees will be negotiated based on the developer's contribution to the
City's SWMP for the site. SWMP fees for water quantity and quality are pending formal
approval of the SWMP by City Council. Ifthere are any modifications to the fees, they
will be changed prior to final plat.
20. The applicant shall report to the City Engineer the location of all drain tiles found during
construction. Drain tile shall be relocated or abandoned as directed by the City Engineer.
21. The existing outbuildings and any septic system or wells on the site shall be abandoned in
accordance with City and/or State codes. The existing house on Lot 14, Block 3 shall be
connected to the new sanitary sewer line within 30 days after the line becomes available.
The well may be utilized as long as the well is on the lot and functional. Once the well
fails or the property is sold, the property owner shall connect to city water.
22. Drainage and utility easements shall be dedicated for all utility lines outside the plat. The
minimum easement width should be 20 feet. Maintenance access to the ponding areas
shall be provided. Slopes shall not exceed 4: lover the easement areas.
23. The applicant will be required to enter into a development contract with the City and
provide the necessary financial security to guarantee the installation of the public
improvements and compliance of the conditions of approval.
24. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detail Plates. Detailed street and utility
construction plans and specifications shall be submitted to staff for review and formal
approval by the City Council in conjunction with final plat consideration.
25. The applicant shall apply for and obtain the necessary permits from the Watershed
District, DNR, Department of Health, MPCA and other appropriate regulatory agencies
and comply with their conditions of approval.
26. Upon completion of site grading, all disturbed areas shall be restored with seed and disc-
mulched or wood-fiber blanket within two weeks of completing the site grading unless
the City's Best Management Practice Handbook planting dates dictate otherwise. All
erosion control measures shall be in accordance to the City's Best Management Practice
Handbook.
W oodridge Heights
February 19,1997
Page 6
27. Upon completion, the developer shall dedicate to the City the utility and street
improvements within the public right-of-way and drainage and utility easements for
permanent ownership.
28. The existing home shall change its address to be compatible with the City's addressing
system once the street has been constructed adjacent the house.
29. The grading plan shall be revised as follows: 1) provide for 2% boulevards and 3: 1 side
slopes adjacent to all streets in accordance to the City's typical street standards; 2)
berming shall be prohibited from all street right-of-ways; 3) the proposed pond between
Gwendolen Court and Mary Bay shall be combined/relocated to the west of Gwendolen
Court; 4) grading in the rear yards of Lots 4 through 8, Block 2 shall be revised to drain
rear to front; 5) an interim sediment pond shall be provided on Lot 12, Block 3 until Lots
1 through 12, Block 3 are fully revegetated; 6) storm ponds shall be designed and
constructed with a 10: 1 bench at the normal water level (NWL) for the first one foot
(depth) of water and then 3: 1 thereafter or 4: 1 slopes overall; 7) the proposed berm west
of the westerly private driveway shall be relocated westerly to improve sight distance on
Lake Lucy Road from the private driveway.
30. Lake Lucy Road shall be designed and constructed to meet State-Aid standards.
31. Preliminary and final plat approval shall be contingent upon utilities being extended from
Brenden Ponds unless other feasible alternatives are provided to the City for review and
approval.
32. Lake Lucy Road shall be realigned southerly to be compatible with the intersection
proposed in Brenden Ponds (Lake Lucy Road and Pondview Court).
33. Direct driveway access on to Lake Lucy Road shall be prohibited. A private driveway
shall be required to access Lots 4,5, and 6, Block 4 in accordance to the City's private
driveway ordinance.
34. Outlot B is deemed undevelopable.
35. The private drive servicing Lots 4,5, and 6, Block 4 must be located outside the 30 foot
conservation easement.
36. 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.
W oodridge Heights
February 19, 1997
Page 7
On November 24, 1994, the City Council approved the preliminary plat for Shamrock Ridge (#94-7
SUB) to subdivide 37.92 acres into 45 lots, 2 outlots, and associated right-of-way. On November
14, 1994, City Council approved a motion to reconsider the preliminary plat for Shamrock Ridge.
On October 24, 1994, City Council approved a preliminary plat for Shamrock Ridge creating 47
lots, 2 outlots, and associated right-of-way, the first reading of the rezoning fo the property from RR
to RSF, and a Wetland Alteration Permit.
SUBDIVISION REVIEW (PHASE In
LANDSCAPINGffREE PRESERVATION
The applicant's landscaping plan for phase II of the development consists of 16 boulevard trees
and 15 side lot plantings for a total of 31 trees. The minimum required number of trees for Phase
II is 22. The use of evergreen on the west side of Lot 1 will create an effective and practical
windbreak. Applicants' proposal of one deciduous tree in each front yard is incongruous with the
current and proposed landscaping for Lake Lucy Road from Highway 41 to Galpin Boulevard.
All plantings along the road are staggered groupings of trees or shrubs. Only the proposed Phase
II plantings are single and linear. Staff believes the applicant should revise the landscaping plan
for Phase II to be consistent with the rest of Lake Lucy Road. The applicant will be supplied
with the landscaping plan for Lake Lucy Road to the west of the development.
A landscape buffer shall be required along both sides of the Lake Lucy Road extension, section
18-61 (a) (5). This buffer landscaping shall be developed as part of the preliminary and final plat
submittal for city approval. Berming shall be included south of Lake Lucy Road.
WETLANDS
The applicant received a Wetland Alteration Permit on October 24,1994 for activities to fill
and dredge wetlands as part of the Shamrock Ridge Addition preliminary plat approval.
The applicant has since been granted extensions of this permit in 1995 and 1996. The
applicant has since amended the mitigation design to reduce tree impacts and consolidate the
mitigation into one area. Staff has reviewed the current plan and found that it meets the
intent and replacement requirements of the original permit and is in accordance to Wetland
Conservation Act (WCA) regulations.
The following report is from the 1994 approved W AP.
According to the wetland delineation performed by Arlig Environmental, Inc. three wetlands have
been identified on-site and they are described as follows:
W oodridge Heights
February 19, 1997
Page 8
Basin 1 is the large wetland located on the western boundary of the site. The wetland extends off-
site to the west; approximately 4.7 acres of wetland is on-site. The wetland is classified as a
natural wetland under the City's Wetland Ordinance.
Basin 2 is located along the eastern edge of the property. The wetland is approximately 0.8 acre in
size. The wetland is classified as aglurban under the City's Wetland Ordinance. It appears that
this basin will be eliminated and converted into a stormwater treatment pond as a result of the
proposed development and the extension of Lake Lucy Road. As a result, the area filled will
require mitigation. The Army Corps of Engineers will require mitigation for fill and
excavation at a ratio of 1:1. However, in accordance to state and local regulations, a ratio of
2:1 is required.
Basin 3 is located in the southeastern comer of the site. The wetland extends off-site to the south;
approximately 0.4 acre of wetland is on-site. This wetland is part ofa wetland complex and it
drains south into Basin 1. The wetland is classified as ag/urban under the City's Wetland
Ordinance.
Regulations
A replacement plan will be required as part of the State Wetland Conservation Act (WCA) and
Wetland City Ordinance (CWO) requirements. The City administers the WCA. In addition to the
replacement plan requirements, staff would like the following information as part of the wetland
delineation report: a map with the locations of the wetland data points, at least one data sheet for
each wetland identifying upland, and a map of the soils. The Army Corps of Engineers will also
require a permit application for the alteration of wetlands. They should be contacted for their
requirements.
The WCA and the CWO require a wetland replacement ratio of 2: I for wetlands filled. The
wetland replacement plan should be designed to meet the existing functions and values that have
been removed as a result of filling in other wetlands. It is possible to replace the wetlands at a
ratio of 1:1 in upland and a ratio of 1:1 as wetland restoration. The City is going to start a
wetland bank in the near future by restoring wetlands that have been drained. It may be
possible to purchase banking points as part of the mitigation for this site. Staff believes that
wetland replacement should occur in the large wetland to the west rather than creating a
small wetland adjacent to a large stormwater pond.
The WCA was written to replace wetland values where avoidance of activity is not feasible or
prudent. Alternatives for avoiding wetland impacts should be considered as part of the wetland
alteration permit process.
In addition, to the requirements of the WCA, the CWO requires a buffer strip and buffer strip
monumentation around the wetlands. The buffer strip width required for natural wetlands is 10 to
W oodridge Heights
February 19, 1997
Page 9
30 feet with a minimum average width of20 feet and the buffer strip width required for an aglurban
wetland is 0 to 20 feet with a minimum average width of 10 feet. The principal structure setback is
40 feet measured from the outside edge of the buffer strip. The proposed grading plan will have to
show the buffer strip and the appropriate house setbacks.
SURFACE WATER MANAGEMENT PLAN (SWMP)
Storm Water Qualitv Fees
The SWMP has established a water quality connection charge for each new subdivision based on
land use. Dedication shall be equal to the cost ofland and pond volume needed for treatment of the
phosphorus load leaving the site. The requirement for cash in lieu ofland and pond construction
shall be based upon a schedule in accordance with the prescribed land use zoning. Values are
calculated using market values ofland in the City of Chanhassen plus a value of $2.75 per cubic
yard for excavation of the pond. The proposed SWMP water quality charge for residential
developments is $800/acre. The water quality fee for phase II of the proposed development is
estimated to be $6,792. The applicant has proposed to construct a water quality NURP basin to
manage runoff from this site in accordance with the City's SWMP plan. This pond will waive the
water quality fees for this phase. In addition the applicant would be eligible for a $2,500 credit by
installing a control structure at the outlet of this plan.
Storm Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
city-wide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels and storm water ponding areas for runoff storage.
Residential developments will have a connection charge of $1 ,980 per developable acre. The total
area of the proposed development of phase II is 6.78 acres. After applying credits for oversizing of
the drainage system, the applicant's SWMP fee for phase II is $979.40.
These SWMP fees will be due payable to the City at time of final plat recording.
GRADING
The replatting of this phase will reduce the amount of overall site grading, but more significantly
reduce soil corrections over the house pads south of Lake Lucy Road. According to soil borings,
organic soils exist up to 20 feet deep in some areas along the south slope. By relocating the
house pads closer to Lake Lucy Road the amount of soil correction is reduced.
The previous preliminary plat had three lots north of Lake Lucy Road and eight lots south of
Lake Lucy Road. The proposed preliminary plat has only two lots (Lots 1 and 2, Block 2) north
W oodridge Heights
February 19, 1997
Page 10
of Lake Lucy Road. Access to these northerly lots was proposed from the north/south street via a
private driveway through one of the northerly lots. This resulted in additional grading and tree
removal on a very steep slope. The proposed plat has redesigned driveway access to Lots 1 and
2, Block 2 from Lake Lucy Road through one shared driveway access point.
Redesign of the lots south of Lake Lucy Road also permits wetland mitigation to occur in an area
already designated to be altered in conjunction with storm water ponding. The storm ponding
area is also able to be increased to accommodate future runoff upstream when development
occurs.
The previous preliminary plat's grading plan required approximately 110,000 cubic yards of
material to be imported on site. According to the developer's engineer, the earthwork for this
plan balances on site.
The side slopes north of Lake Lucy Road on Outlot A are fairly steep (2.5 to 1). Staff
recommends that a landscape plan be developed to take into account the steep slopes such as
planting sumac or other various trees. Erosion control blankets are proposed on all slopes steeper
than 3 to 1 after the area is seeded.
DRAINAGE
The proposed plat will create additional area for regional storm water ponding and wetland
mitigation south of Lake Lucy Road. The revised lot configuration will also reduce the amount
of impervious surface and storm sewer pipe needed to convey runoff through the site. Storm
sewers will be constructed along Lake Lucy Road to convey storm water runoff from this
development and upstream properties. The storm sewers will carry runoff to the on-site regional
storm water pond for pretreatment prior to discharging into the wetlands south of Lake Lucy
Road.
UTILITIES
Municipal sewer and water service will be extended from Lake Lucy Road west of the
development (Brenden Ponds) to service this site as proposed with the previous preliminary plat.
This proposal requires less infrastructure to develop this site. The applicant will be receiving
credits against their hookup fees in conjunction with building permits for the oversizing of the
watermain from Lake Lucy Road and the sanitary sewer extension through the Brenden Ponds
subdivision. The amount of credit will be determined upon completion and acceptance of the
utility improvements.
Detailed construction plans and specifications have been submitted for both phases (Woodridge
Heights 1 sl and 2nd Additions). Staffhas performed a preliminary review of the street and utility
W oodridge Heights
February 19, 1997
Page 11
construction plans and specifications and finds the plans are in general accordance with City
standard specifications. A final set of construction plans and specifications will be submitted for
approval with the final plat for City Council approval. The applicant will be required to enter
into a development contract with the City and provide financial security to guarantee installation
of a public improvement and conditions of approval.
The City's Water Comprehensive Plan has identified the need for a future well site in the area.
Therefore, proactive planning necessitates that options be preserved for the future. One potential
site could be Outlot A.
STREETS
Access to the development will remain the same via Lake Lucy Road which is a collector road
according to the City's Comprehensive Plan. The roadway alignment is fairly consistent with
previous feasibility studies conducted by the City. Lake Lucy Road is listed on the City's
municipal state aid route; therefore, the vertical and horizontal alignment of the streets must be
reviewed and approved by MnDOT. One such requirement is that improved MSA streets be
designated as no on-street parking zones. To adhere with this requirement, a no parking zone
designation needs to be established through a resolution adopted by the City Council. In
conjunction with the final plat process, staffwill be preparing a resolution establishing a no
parking zone along both sides of Lake Lucy Road for consideration by the City Council. The
applicant will be constructing Lake Lucy Road from Galpin Boulevard (County Road 117) to the
west end of the plat. An 8-foot wide bituminous trail will also be constructed along the north
side of Lake Lucy Road. The remaining portion of Lake Lucy Road between the Brenden Ponds
subdivision and W oodridge Heights will be constructed later this summer under a City public
improvement project.
The plans propose on sharing driveway access points along Lake Lucy Road to reduce the
number of driveways directly accessing onto Lake Lucy Road. City Code 18-57(L) restricts
direct vehicular or pedestrian access from individual lots to highways, arterial or collector streets.
Staff believes this development should be granted an exception from this restriction for the
following reasons:
1. The revised plat reduces overall grading, tree removal and soil corrections in the development.
2. There are already existing driveway access points along Lake Lucy Road east and west of the
development which function without traffic safety concerns.
3. Reduces impervious surface in the development.
4. Retains site characteristics.
W oodridge Heights
February 19, 1997
Page 12
EROSION CONTROL
Erosion control measures will be implemented throughout the development in accordance with
the City's Best Management Practices. Detailed construction plans will require installation of
erosion control measures and tree preservation fencing.
PARK & RECREATION
The proposed development was reviewed by the Park & Recreation Commission on February 25,
1997. The commission recommended that full park and trail fees be collected from the
development.
REZONING
The property is designated as Residential - Low Density (net density range 1.2 - 4.0 units/ac.).
The proposed rezoning of the property to Single Family Residential is consistent with this land
use designation. Staff supports the requested rezoning.
MISCELLANEOUS
Structure information. Locations of proposed dwelling pads and the type of dwelling is necessary
to enable the Inspections Division and Engineering Department to perform a satisfactory plan
review of the structure at the time of building permit issuance. For the same reason, proposed
lowest level floor elevations as well as garage floor elevations are required to be indicated on the
proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TV, WO) must be
shown for proposed dwelling types. These standard designations lessen the chance for errors
during the plan review process. The memo explaining these designations is enclosed.
COMPLIANCE TABLE
Description
Code
Lot 1, Blk 1
Lot 2, Blk 1
Lot 3, Blk 1
Lot 4, Blk 1
Lot 5, Blk 1
Lot 6, Blk 1
Lot 7, Blk 1
Area (sq. ft.)
15,000
26,714
21,236
21,497
21,517
20,474
21,951
20,945
Frontage (ft.)
90
130
105
95
100
121
95
95
Depth (ft.)
125
216
231
226
230
238
228
220
W oodridge Heights
February 19, 1997
Page 13
Lot 8, Blk 1
Lot 1, Blk 2
Lot 2, Blk 2
Outlot A
Outlot B
ROW
TOTAL
20,945
16,780
22,023
74,699
298,611
81,240
668,646 (15.35 acres)
95
103
95
623
220
248
226
154
NA
none
FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential Single
Family District.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report.
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage subject to
conditions of approval.
6. The proposed subdivision will not conflict with easements of record.
W oodridge Heights
February 19, 1997
Page 14
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infrastructure.
FINAL PLAT REVIEW
DRAINAGE
1 st Addition
The applicant has submitted detailed construction plans and specifications for both phases of the
project. A series of catch basins will convey stormwater runoff into two regional stormwater
quality treatment ponds and one sediment basin all which are located on site. The storm water
drainage system has been developed in general accordance with the City's Surface Water
Management Plan. The applicant is providing regional stormwater ponds on site to pretreat
runoff from this development and other future developments upstream prior to discharging into
the wetlands. The applicant will be receiving credits against then Surface Water Management
fees for the oversizing of the regional storm water ponds and associated piping.
2nd Addition
The proposed plat will create additional area for regional storm water ponding and wetland
mitigation south of Lake Lucy Road. The revised lot configuration will also reduce the amount
of impervious surface and storm sewer pipe needed to convey runoff through the site. Storm
sewers will be constructed along Lake Lucy Road to convey storm water runoff from this
development and upstream properties. The storm sewers will carry runoff to the on-site regional
storm water pond for pretreatment prior to discharging into the wetlands south of Lake Lucy
Road.
W oodridge Heights
February 19, 1997
Page 15
SURFACE WATER MANAGEMENT PLAN (SWMP)
The SWMP has established a connection charge for the different land uses based on an average
city-wide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels and storm water ponding areas for runoff storage.
Residential developments will have a connection charge of $1 ,980 per developable acre. The total
area of the proposed development of phase I is 22.53 acres. After applying credits for oversizing of
the drainage system, the applicant' SWMP fee for phase I is $38,109.40.
SITE GRADING
1 st Addition
Overall, the grading for both phases have been improved over the previous preliminary grading
plan. Changes include preserving additional vegetation on the site, reducing the amount of site
earthwork, and consolidated wetland mitigation areas. The site grading plans have been revised
to incorporate staff and City Council recommendations from preliminary plat approval. The
previous preliminary plat's grading plan required approximately 110,000 cubic yards of material
to be imported on site. According to the developer's engineer the earthwork for this plan
balances on site.
Landscaping and berming is proposed adjacent to Lake Lucy Road and Galpin Boulevard in
accordance with ordinances. Given the extra wide boulevard areas along Lake Lucy Road (22
feet), the applicant has requested the City to allow berming to occur within the City's right-of-
way. Staff is comfortable' with this as long as the berming commences 14-1/2 feet behind the
curb. If the applicant desires to install landscaping within the Lake Lucy Road boulevard, the
applicant should enter into an encroachment agreement with the City whereby responsibility for
maintenance and replacement of the landscape plantings will be addressed.
Extension of utilities from the west (Brenden Ponds) will require the applicant to perform some
rough grading outside of the development. This work shall also be covered in the overall site
improvements for this phase.
2nd Addition
The replatting of the westerly portion of this development (2nd Addition) will reduce the amount
of overall site grading, but more significantly will reduce soil corrections over the house pads
south of Lake Lucy Road. According to soil borings, organic soils exist up to 20 feet deep in
some areas along the south slope. By relocating the house pads closer to Lake Lucy Road the
amount of soil correction is greatly reduced and impacts to the wetland minimized.
W oodridge Heights
February 19, 1997
Page 16
The previous preliminary plat had three lots north of Lake Lucy Road and eight lots south of
Lake Lucy Road. The proposed preliminary plat has two lots (Lots 1 and 2, Block 2) north of
Lake Lucy Road. Access to these northerly lots was proposed from Manchester Drive via a
private driveway through one of the northerly lots. This resulted in additional grading and tree
removal on a very steep slope. The proposed plat has redesigned driveway access to Lots 1 and
2, Block 2 from Lake Lucy Road through one shared driveway access point.
Redesign of the lots south of Lake Lucy Road also permits wetland mitigation to occur in an area
already designated to be altered in conjunction with storm water ponding. The storm ponding
area is also able to be increased to accommodate future runoff upstream when development
occurs.
The side slopes north of Lake Lucy Road on Outlot A are fairly steep (2.5 to 1). The applicant
has developed a landscape plan to take into account the steep slopes such as planting sumac and
other various trees. Erosion control blankets are proposed on all slopes steeper than 3: I after the
area is seeded.
EROSION CONTROL
1 st and 2nd Additions
The applicant has developed the sediment and erosion control plans in general accordance with
the City's Best Management Practice Handbook. Erosion control fencing will be placed around
the wetlands. The steep slopes on Outlot A, Woodridge Heights 2nd Addition are addressed by
placement of landscaping and erosion control blanket immediately after the site grading is
completed. Tree protection fencing will be placed around all vegetated areas not being removed
in conjunction with site improvements.
STREETS
1 st Addition
The applicant has submitted detailed construction plans and specifications for both additions.
Access to the development will remain the same via Lake Lucy Road which is a collector road
according to the City's Comprehensive Plan. The roadway alignment is fairly consistent with
previous feasibility studies conducted by the City. Lake Lucy Road is listed on the City's
municipal state aid route; therefore, the vertical and horizontal alignment must also be reviewed
and approved by MnDOT. The applicant will be constructing Lake Lucy Road from Galpin
Boulevard (County Road 117) to the west end of the plat. An 8-foot wide bituminous trail will
possibly also be constructed along the north side of Lake Lucy Road. The remaining,
uncompleted portion of Lake Lucy Road between the Brenden Ponds subdivision and Woodridge
W oodridge Heights
February 19, 1997
Page 1 7
Heights may be constructed later this summer under a City public improvement project. This
will complete the extension of Lake Lucy Road from Galpin Boulevard to Trunk Highway 41.
Future street and utility service is being provided to the adjacent properties north and south of the
site via Manchester Drive. A driveway access to all the lots in this addition will be restricted to
the interior streets and not Lake Lucy Road or Galpin Boulevard. The driveway to the existing
home on Lot 14, Block 3 will be removed once Manchester Drive has been paved.
The applicant has performed a preliminary noise impact study on Lake Lucy Road (see attached).
According to the study, the noise level at dwellings 375 feet away from Lake Lucy Road would
be at an acceptable level based on HUD design level of acceptance.
Since Lake Lucy Road in a MSA route, parking will be restricted to the south side of Lake Lucy
Road. Staff recommends that the City Council adopt a resolution prohibiting parking along the
north side of Lake Lucy Road as a part of this subdivision request. Staff has provided a sample
resolution for the City Council to consider and act upon.
Since there will be public street and utility improvements constructed in conjunction with this
development, the applicant will be required to enter into a development contract with the City
and provide the necessary financial security and administration fees. Staffhas prepared one
single development contract for both phases.
Street lighting will be installed throughout both additions by NSP. Lighting requirements will be
similar to Lake Lucy Road east and west of this development.
2nd Addition
The plans propose on sharing driveway access points along Lake Lucy Road to reduce the
number of driveways directly accessing onto Lake Lucy Road. City Code 18-57(L) restricts
direct vehicular or pedestrian access from individual lots to highways, arterial or collector streets.
Staff believes this development should be granted an exception from this restriction for the
following reasons:
1. The revised plat reduces overall grading, tree removal and soil corrections in the development.
2. There are already existing driveway access points along Lake Lucy Road east and west of the
development which function without traffic safety concerns.
3. Reduces impervious surface in the development.
4. Retains site characteristics.
Since the number of lots accessing on to Lake Lucy Road has not changed, the number of turning
movements into the shared driveways will not be increased from the previous preliminary plat
W oodridge Heights
February 19, 1997
Page 18
layout (with two private driveways). Staff does not anticipate a traffic safety concern with the
proposed shared driveway access points as proposed.
MISCELLANEOUS
1 st Addition
Upon review of the applicant's landscaping plan, it appears there are five black hill spruce pine
trees to be planted in the right-of-way at the north end of Manchester Drive. The applicant
should be aware that these trees will be lost upon future extension of this street, they will not be
replaced or relocated by the City. It is recommended that these plantings be relocated elsewhere
in the development or adjacent private property so the trees are not destroyed in the future when
Manchester Drive is extended to the north. Since Manchester Drive will be extended in the
future, a condition will be placed in the development contract and signs placed on the barricades
indicating that these streets may be extended in the future.
The 25- foot drainage and utility easement proposed in the northeast comer of Lot 16, Block 3
will need to be increased to 35 feet to encompass the proposed storm sewer.
The applicant has requested two model home permits be issued for the 1 st Addition before the
streets are paved and utilities accepted. Typically, the City allows only one model home permit
adjacent to a paved street. Since this development will take most of the summer to construct and
there are technically two plats, staff is comfortable in supporting the applicant's request
conditioned upon meeting the Fire Marshal's requirements for access. The development contract
will reflect this condition.
2nd Addition
The applicant shall dedicate a drainage easement over the wetlands on Outlot B, Woodridge
Heights 2nd Addition.
UTILITIES
1 st Addition
Detailed construction plans and specifications have been submitted for both phases. Staff has
performed two reviews of the street and utility construction plans and specifications and finds the
plans are in general accordance with City standard specifications. The plans still require some
last minute changes however. A final set of construction plans and specifications will be
available for review with the final plat for City Council approval.
W oodridge Heights
February 19, 1997
Page 19
The existing home on Lot 14, Block 3 (Ryan's) is currently on a well and septic system.
According to City Code, the house will need to connect to the new sewer line after the line
becomes operational and accepted by the City. The well, if still located on the lot, may be
utilized as long as it is functioning properly. Once the well fails or the property owner sells, the
property shall be required to connect to city water.
In conjunction with this development, the existing well booster station at Galpin Boulevard will
be abandoned and parts salvaged. The applicant will be receiving credits against their sewer and
water hook-up fees at time of building permit issuance for this work as well as oversizing of the
waterline in Lake Lucy Road.
2nd Addition
Municipal sewer and water service will be extended from Lake Lucy Road west of the
development (Brenden Ponds) to service this site as proposed with the previous preliminary plat.
This proposal requires less infrastructure to develop this site. The applicant will be receiving
credits against their hookup fees in conjunction with building permits for the oversizing of the
watermain from Lake Lucy Road and the sanitary sewer extension and individual services
through the Brenden Ponds subdivision. The amount of credit will be determined upon
completion and acceptance of the utility improvements.
The City's Water Comprehensive Plan has identified the need for a future well site in the area.
Therefore, proactive planning necessitates that options be preserved for the future. One potential
site could be Outlot A, W oodridge Heights 2nd Addition.
REVIEW CONDITIONS OF APPROVAL (Phase n
1. Revise the lot lines for Lots 1 through 4, Block 1, to provide a minimum of 90 feet of
frontage for Lots 1 and 4.
* This condition shall be revised as follows: Revise the lot line between Lots 2 and 3,
Block 3, to provide a minimum of90 feet of frontage per Lot.
2. Submit revised utility plans for approval of fire hydrant locations. Fire hydrant spacing is
300 feet maximum. Contact Chanhassen Fire Marshal for details.
* This condition has been met.
W oodridge Heights
February 19, 1997
Page 20
3. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, NW Bell, Cable TV, transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated. Pursuant to Chanhassen City
Ordinance Sec. 9-1.
* This condition still applies.
4. A turn-around acceptable to the city's Fire Marshal shall be provided at the end of the
private road off of Jennifer Way.
* This condition no longer applies.
5. The common portion of the private roads shall be signed "No Parking Fire Lane'.
* This condition no longer applies.
6. Either a monument sign or street sign shall be provided for the private roads to aid in the
location of homes on private roads for emergency vehicles.
* This condition no longer applies.
7. Submit turning radius and cul-de-sac dimensions to City Engineer and Fire Marshal for
approval. Pursuant to 1991 Chanhassen Fire Code Sec. 1 0.204( d) and 10.203.
* This condition has been met.
8. Full park and trail fees shall be collected per city ordinance.
* This condition still applies.
9. An 8 foot bituminous trail shall be constructed parallel to Lake Lucy Road. The
construction will be incorporated into the Lake Lucy Road extension project. The
developer shall be reimbursed for the full cost of said trail from the city's trail fund if the
developer constructs said trail as part of their project.
* This condition still applies.
10. Obtain demolition permits for any buildings to be removed before their removal.
* This condition still applies.
W oodridge Heights
February 19, 1997
Page 21
11. A landscape buffer shall be required along the length of County Road 11 7, Galpin
Boulevard, and along both sides of the Lake Lucy Road extension, section 18-61 (a) (5).
This buffer landscaping shall be developed as part of the preliminary and final plat
submittal for city approval. Appropriate financial guarantees acceptable to the city shall
be required. A woodland management plan must also be prepared as part of the platting
process. A landscape plan including the landscape buffer, forestation and replacement
planting must be prepared and approved by the city. The landscape plan and woodland
management plan must be prepared by a landscape professional.
* This condition shall be amended as follows: A landscape buffer shall be required along
the length of County Road 117, Galpin Boulevard, and along both sides of the Lake Lucy
Road extension, section 18-61 (a) (5). Tree protection fencing shall be installed around
all treed areas to be preserved. Appropriate financial guarantees acceptable to the city
shall be required.
12. Prepare baseline canopy coverage calculations and estimated canopy coverage removal
area. Overlay the tree plan on the grading plan in order to verify tree preservation.
* This condition has been met.
13. Boulevard trees along Lake Lucy Road, Jennifer Way, James Court, and Anne Alcove
must be diverse with no more than two trees of the same species in a row. Mary Bay may
be planting with one species considering the trees may provide a theme for the short cul-
de-sac.
* This condition has been met.
14. Non-deciduous evergreens shall be incorporated into the tamaracks on the north side of
Lake Lucy Road and the west side of County Road 117. A minimum of nine non-
deciduous evergreens shall be used to create diversity, provide additional screening, and
add interest. The evergreens planted on the south side of Lot 1, Block 2, shall be
extended east to the rear lot line.
* This condition no longer applies.
15. The landscaping plan requires an additional 42 trees based on staff's analysis of the tree
preservation, forestation, and replacement requirements for a total of 284 trees. Staff
recommends that the additional 42 trees be incorporated in the landscaping plan as
follows:
W oodridge Heights
February 19, 1997
Page 22
a. Nine trees staggered for a windbreak along the western property lines of Lots 1
and 2, Block 1. Windbreak trees shall include spruce (Black Hills, Norway,
White).
b. Five trees grouped near the comers of Lots 4,5, and 6, Block 1; 10 trees grouped
along the rear lot lines of Lots 8, 9, 10, 11, and 12, Block]; and 18 trees in
groupings along the rear lot lines of Lots 2 through 11, Block 3. Rear yard tree
selection shall be River Birch, Ohio Buckeye, Catalpa, Silver Queen Maple,
White or Bur Oak, Hawthorne, Aspen, Arborvitae, and Balsam or White Fir.
* This condition shall be revised as follows: The landscape plan shall be revised to
relocate three of the trees from between Lots 5 - 10, Block 3, to create another grouping
consisting of two white oak and one ash in the area of Lots 3 and 11, Block 3.
]6. The following tree conservation and forestation areas shall be dedicated as part of the
final plat: a 30 foot easement along the northern boundary of the site; a 30 foot easement
along the western lot lines of Lots ] and 2, Block 1; the southern ] 00 feet of the eastern
30 feet of Lot 4, Block 1; the southern 30 feet of the western 30 feet of Lot 5, Block 1; the
northern 70 feet of the western 30 feet of Lot 6, Block 1; the eastern 30 feet of Lots 8 and
9, Block 1; the western 30 feet of Lots 10, 1], and 12, Block 1; the eastern 30 feet of
Lots 2 through 7, Block 3; and the western 30 feet of Lots 8 through 11, Block 3.
* This condition shall be modified as follows: The following tree conservation and
forestation areas shall be dedicated as part of the final plat: a 30 foot easement along the
northern boundary of the site; the eastern 30 feet of Lots 2 through 7, Block 3; and the
western 30 feet of Lots 8 through 11, Block 3.
] 7. To provide slope stabilization north of Lake Lucy Road on Outlot B, sumac shall be
planted 7 feet on center. Such plantings shall be staggered to provide better stabilization
and aesthetic appeal. Additionally, this area must be seeded.
* This condition has been met.
18. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year
storm events and provide ponding calculations for stormwater quality/quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed pre-developed and post-
developed stormwater calculations for 100-year storm events. Normal water level and
high water level calculations in existing basins and individual storm sewer calculations
between each catch basin segment will also be required to determine if sufficient catch
W oodridge Heights
February 19, 1997
Page 23
basins are being utilized. In addition, water quality ponding design calculations shall be
based on Walker's Pondnet model.
* This condition has been met.
19. The proposed development will be responsible for a water quantity user fee of$63,360
assuming 32 acres of developable land. Water quantity and quality fees mayor may not
be assessed dependent upon the Lake Lucy Road improvement project assessment
methodology. These fees will be negotiated based on the developer's contribution to the
City's SWMP for the site. SWMP fees for water quantity and quality are pending formal
approval of the SWMP by City Council. If there are any modifications to the fees, they
will be changed prior to final plat.
*This condition shall be modified as follows: The applicant's SWMP fee for Woodridge
Heights Addition is $38,109.40 assuming 22.53 acres of developable land. The SWMP fees
are payable to the city at time of signing the final plat.
20. The applicant shall report to the City Engineer the location of all drain tiles found during
construction. Drain tile shall be relocated or abandoned as directed by the City Engineer.
* This condition still applies.
21. The existing outbuildings and any septic system or wells on the site shall be abandoned in
accordance with City and/or State codes. The existing house on Lot 14, Block 3 shall be
connected to the new sanitary sewer line within 30 days after the line becomes available.
The well may be utilized as long as the well is on the lot and functional. Once the well
fails or the property is sold, the property owner shall connect to city water.
* This condition still applies.
22. Drainage and utility easements shall be dedicated for all utility lines outside the plat. The
minimum easement width should be 20 feet. Maintenance access to the ponding areas
shall be provided. Slopes shall not exceed 4: lover the easement areas.
* This condition has been met.
23. The applicant will be required to enter into a development contract with the City and
provide the necessary financial security to guarantee the installation of the public
improvements and compliance of the conditions of approval.
* This condition still applies.
W oodridge Heights
February 19, 1997
Page 24
24. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detail Plates. Detailed street and utility
construction plans and specifications shall be submitted to staff for review and formal
approval by the City Council in conjunction with final plat consideration.
* This condition still applies.
25. The applicant shall apply for and obtain the necessary permits from the Watershed
District, DNR, Department of Health, MPCA and other appropriate regulatory agencies
and comply with their conditions of approval.
* This condition still applies.
26. Upon completion of site grading, all disturbed areas shall be restored with seed and disc-
mulched or wood-fiber blanket within two weeks of completing the site grading unless
the City's Best Management Practice Handbook planting dates dictate otherwise. All
erosion control measures shall be in accordance to the City's Best Management Practice
Handbook.
* This condition still applies.
27. Upon completion, the developer shall dedicate to the City the utility and street
improvements within the public right-of-way and drainage and utility easements for
permanent ownership.
* This condition still applies.
28. The existing home shall change its address to be compatible with the City's addressing
system once the street has been constructed adjacent the house.
* This condition shall be modified as follows: The existing home on Lot 14, Block 3 shall
change its address to be compatible with the City's addressing system once the street has
been constructed adjacent the house. The existing driveway from Galpin Boulevard shall
be relocated to Briarwood Court after the new street is constructed.
29. The grading plan shall be revised as follows: 1) provide for 2% boulevards and 3:1 side
slopes adjacent to all streets in accordance to the City's typical street standards; 2)
berming shall be prohibited from all street right-of-ways; 3) the proposed pond between
Gwendolen Court and Mary Bay shall be combined/relocated to the west of Gwendolen
Court; 4) grading in the rear yards of Lots 4 through 8, Block 2 shall be revised to drain
W oodridge Heights
February 19, 1997
Page 25
rear to front; 5) an interim sediment pond shall be provided on Lot 12, Block 3 until Lots
1 through 12, Block 3 are fully revegetated; 6) storm ponds shall be designed and
constructed with a 10: 1 bench at the normal water level (NWL) for the first one foot
(depth) of water and then 3: 1 thereafter or 4: 1 slopes overall; 7) the proposed berm west
of the westerly private driveway shall be relocated westerly to improve sight distance on
Lake Lucy Road from the private driveway.
* This condition has been met.
30. Lake Lucy Road shall be designed and constructed to meet State-Aid standards.
* This condition has been modified to read as follows: Lake Lucy Road shall be designed
and constructed to meet state aid horizontal and vertical standards. A no parking zone
shall be designated along the north sides of Lake Lucy Road.
31. Preliminary and final plat approval shall be contingent upon utilities being extended from
Brenden Ponds unless other feasible alternatives are provided to the City for review and
approval.
* This condition still applies.
32. Lake Lucy Road shall be realigned southerly to be compatible with the intersection
proposed in Brenden Ponds (Lake Lucy Road and Pondview Court).
* This condition has been met.
33. Direct driveway access on to Lake Lucy Road shall be prohibited. A private driveway
shall be required to access Lots 4,5, and 6, Block 4 in accordance to the City's private
driveway ordinance.
* This condition shall be modified as follows: Direct driveway access on to Lake Lucy
Road or Galpin Blvd. shall be prohibited.
34. Outlot B is deemed undevelopable.
* This condition no longer applies.
35. The private drive servicing Lots 4,5, and 6, Block 4 must be located outside the 30 foot
conservation easement.
* This condition no longer applies.
W oodridge Heights
February 19, 1997
Page 26
36. 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.
Upon review of the final plat, staff recommends the addition of the following conditions:
37. Berming and landscaping may encroach upon the City's right-of-way along Lake Lucy
road commencing 14 feet behind the curb conditioned upon the applicant entering into an
Encroachment Agreement with the City.
38. The applicant shall be responsible for rough grading and restoration of the portion of
Lake Lucy Road through Brenden Ponds for the extension of utilities to W oodridge
Heights.
39. The applicant's engineer shall work with City staff in revising the construction plans and
specifications to meet the city design standard for street and utility construction.
40. The proposed Black Hills spruce trees within Manchester Drive right-of-way should be
relocated outside the right-of-way or on adjacent private property outside the plat. If the
trees are to remain, the City shall not be responsible for replacement or relocation when
the street is extended or performing maintenance functions to the City's infrastructure.
41. The final plat shall be revised to increase the 25-foot wide drainage and utility easement
in the northeast comer of Lot 16, Block 3 to 35 feet in order to encompass the proposed
storm sewer.
42. The applicant shall receive credits against their sanitary sewer and water hook-up fees at
time of building permit issuance for the oversizing cost of the watermain (12" vs. 8") in
Lake Lucy Road abandonment of the City's booster station and utility extension through
Brenden Ponds. The total amount of credit shall be determined based on final quantities
and formal acceptance of the utilities by the City.
43. Two model home permits may be issued in the first addition upon the final plat being
recorded. Access to the dwellings shall meet the fire marshal's requirements.
W oodridge Heights
February 19, 1997
Page 27
RECOMMENDATION
Staff recommends that the City Council adopt the following motions:
"The City Council approves rezoning of approximately 37.92 acres from Rural Residential (RR) to
Single Family Residential (RSF) second reading; final plat approval for 35 lots, two outlots, and
associated right-of-way, W oodridge Heights Addition (phase I) subject to the following conditions:
1. Revise the lot line between Lots 2 and 3, Block 3, to provide a minimum of90 feet of
frontage per Lot.
2. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, NW Bell, Cable TV, transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated. Pursuant to Chanhassen City Ordinance
Sec. 9-1.
3. Full park and trail fees shall be collected per city ordinance.
4. An 8 foot bituminous trail shall be constructed parallel to Lake Lucy Road. The construction
will be incorporated into the Lake Lucy Road extension project. The developer shall be
reimbursed for the full cost of said trail from the city's trail fund if the developer constructs
said trail as part of their project.
5. Obtain demolition permits for any buildings to be removed before their removal.
6. A landscape buffer shall be required along the length of County Road 117, Galpin Boulevard,
and along both sides of the Lake Lucy Road extension, section 18-61 (a) (5). Tree protection
fencing shall be installed around all treed areas to be preserved. Appropriate financial
guarantees acceptable to the city shall be required.
7. The landscape plan shall be revised to relocate three of the trees from between Lots 5 - 10,
Block 3, to create another grouping consisting of two white oak and one ash in the area of
Lots 3 and 11, Block 3.
8. The following tree conservation and forestation areas shall be dedicated as part of the final
plat: a 30 foot easement along the northern boundary of the site; the eastern 30 feet of Lots 2
through 7, Block 3; and the western 30 feet of Lots 8 through 11, Block 3.
9. The applicant's SWMP fee for Woodridge Heights Addition is $38,109.40 assuming 22.53
acres of developable land. The SWMP fees are payable to the city at time of signing the final
plat.
W oodridge Heights
February 19, 1997
Page 28
10. The applicant shall report to the City Engineer the location of all drain tiles found during
construction. Drain tile shall be relocated or abandoned as directed by the City Engineer.
11. The existing outbuildings and any septic system or wells on the site shall be abandoned in
accordance with City and/or State codes. The existing house on Lot 14, Block 3 shall be
connected to the new sanitary sewer line within 30 days after the line becomes available. The
well may be utilized as long as the well is on the lot and functional. Once the well fails or the
property is sold, the property owner shall connect to city water.
12. The applicant will be required to enter into a development contract with the City and provide
the necessary financial security to guarantee the installation of the public improvements and
compliance of the conditions of approval.
13. All utility and street improvements shall be constructed in accordance with the latest edition
of the City's Standard Specifications and Detail Plates. Detailed street and utility
construction plans and specifications shall be submitted to staff for review and formal
approval by the City Council in conjunction with final plat consideration.
14. The applicant shall apply for and obtain the necessary permits from the Watershed District,
DNR, Department of Health, MPCA and other appropriate regulatory agencies and comply
with their conditions of approval.
15. Upon completion of site grading, all disturbed areas shall be restored with seed and disc-
mulched or wood- fiber blanket within two weeks of completing the site grading unless the
City's Best Management Practice Handbook planting dates dictate otherwise. All erosion
control measures shall be in accordance to the City's Best Management Practice Handbook.
16. Upon completion, the developer shall dedicate to the City the utility and street improvements
within the public right-of-way and drainage and utility easements for permanent ownership.
17. The existing home on Lot 14, Block 3 shall change its address to be compatible with the
City's addressing system once the street has been constructed adjacent the house. The
existing driveway from Galpin Boulevard shall be relocated to Briarwood Court after the new
street is constructed.
18. Preliminary and final plat approval shall be contingent upon utilities being extended from
Brenden Ponds unless other feasible alternatives are provided to the City for review and
approval.
19. Direct driveway access on to Lake Lucy Road or Galpin Blvd. shall be prohibited.
W oodridge Heights
February 19, 1997
Page 29
20. Berming and landscaping may encroach upon the City's right-of-way along Lake Lucy Road
commencing 14 feet behind the curb conditioned upon the applicant entering into an
Encroachment Agreement with the City.
21. The applicant shall be responsible for rough grading and restoration ofthe portion of Lake
Lucy Road through Brenden Ponds for the extension of utilities to Woodridge Heights.
22. The applicant's engineer shall work with City staff in revising the construction plans and
specifications to meet the city design standard for street and utility construction.
23. The proposed Black Hills spruce trees within Manchester Drive right-of-way should be
relocated outside the right-of-way or on adjacent private property outside the plat. If the trees
are to remain, the City shall not be responsible for replacement or relocation when the street
is extended or performing maintenance functions to the City's infrastructure.
24. The final plat shall be revised to increase the 25-foot wide drainage and utility easement in
the northeast comer of Lot 16, Block 3 to 35 feet in order to encompass the proposed storm
sewer.
25. The applicant shall receive credits against their sanitary sewer and water hook-up fees at time
of building permit issuance for the oversizing cost of the watermain (12" vs. 8") in Lake Lucy
Road, abandonment of the City's booster station and utility extension through Brenden
Ponds. The total amount of credit shall be determined based on final quantities and formal
acceptance of the utilities by the City.
26. Two model home permits may be issued in the first addition upon the final plat being recorded.
Access to the dwellings shall meet the fire marshal's requirements.
27. Lake Lucy Road shall be designed and constructed to meet state aid horizontal and vertical
standards. A no parking zone shall be designated along the north sides of Lake Lucy Road.
"The City Council approves the preliminary and final plat for the subdivision of 13.5 acres (Outlots
A and B, Woodridge Heights) into 10 lots, 2 outlots, Woodridge Heights 2nd Addition subject to the
following conditions:
1. The following tree conservation and forestation areas shall be dedicated as part of the
final plat: a 30 foot easement along the northern boundary of the site; a 50 foot easement
along the western lot line of Outlot A.
W oodridge Heights
February 19, 1997
Page 30
2. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, US West, Cable TV, transformer boxes, mailboxes. This is to
ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance 9-1.
3. No burning permits for trees removed will be issued. Any downed trees will have to be
chipped on site or hauled off site.
4. The proposed development will be responsible for a water quantity and quality fees of
$979.40 assuming 6.78 acres of developable land.
5. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The city will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign. The proposed buffer strip shall be shown on the
grading plan.
6. Access to Lots 1 through 8, Block 1 and Lots 1 and 2, Block 2 along Lake Lucy Road will
be restricted to shared access points shown on the final construction plans.
7. The applicant shall report to the City Engineer the location of all drain tiles found during
construction. Drain tiles shall be relocated or abandoned as directed by the City
Engineer.
8. Upon completion of site grading all disturbed areas shall be restored with seed and disc-
mulched or wood-fiber blanket within in one week of completing site grading unless the
City's Best Management Practice Handbook planting dates dictate otherwise.
9. Upon completion the developer shall dedicate to the City utility and street improvements
within the public right-of-way and drainage and utility easements for permanent
ownership.
10. Lake Lucy Road shall be designed and constructed to meet state aid horizontal and
vertical standards. A no parking zone shall be designated along the north sides of Lake
Lucy Road.
11. The storm water pond south of Lake Lucy Road shall be constructed with the initial phase
of grading.
12. The applicant shall dedicate on the final plat a drainage easement over the wetlands on
Outlot B, Woodridge Heights 2nd Addition."
W oodridge Heights
February 19, 1997
Page 31
ATTACHMENTS
1. Application, letter from applicant, narrative and canopy coverage calculations.
2. Reduced copy of preliminary plat.
3. Memo from Mark Littfin, Fire Marshal dated January 30, 1997.
4. Memo from Steve Kirchman, Building Official dated February 10, 1997.
5. Photo of Sumac.
6. Preliminary plat of Shamrock Ridge.
7. Public hearing notice and property owners list.
8. Planning Commission Minutes dated 2/19/97
9. Preliminary Noise Study on Lake Lucy Road dated February 19, 1997.
10. Resolution for No Parking along Lake Lucy Road.
11. Memo from Todd Hoffman dated March 4, 1997.
March 5, 1997
Dear
The summer season is fast approaching. As a valued employee during the summer of 1996,
the City of Chanhassen is inviting you back again this summer.
You will return in the position of playground leader for the 1997 season. Your rate of pay
will be $6.75. Tentative employment dates will be June 2 through August 22. You will
receive a letter in May regarding orientation dates.
Please call me at 937-1900 extension 144 if interested in accepting the position of
playground leader. IfI do not hear from you before April 15 your position will be filled by
another qualified candidate.
I look forward to hearing from you soon.
Sincerely,
Patty Dexter
Recreation Supervisor
PD:ns
g: \park\patty\p layleader .Itr
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
DEVELOPMENT REVIEW APPLICATION
APPUCANT: CENTEX HOME~ - MTNNE~OTA nTVT~TON
OWNER: EnT.JARn ANn MARY RYAN
ADDRESS: 12400 Whitewater Dr.. Ste 120
ADDRESS: 6730 Galoin Boulevard
Minnetonka. MN 55343
Excelsior. MN 55331
TELEPHONE (Daytime) 936-7833
TELEPHONE: 474-1013
_ Comprehensive Plan Amendment _ Temporary Sales Permit
- Conditional Use Permit - Vacation of ROW/Easements
- Interim Use Permit - Variance
_ Non-conforming Use Permit - Wetland Alteration Permit
_ Planned Unit Development* _ Zoning Appeal
l Rezoning $500.00 _ Zoning Ordinance Amendment
_ Sign Permits
_ Sign Plan Review -.JL Notification Sign
$50fee + $100 deposit
- Site Plan Review* -1L Escrow for Filing Fees! Attorney Cost**
($50 CUP/SPRlVACNARlWAP/Metes
and Bounds, $400 Minor SUB)
X Subdivision* $400 + 10 lots & 2 outlots TOTAL FEE $ 1280.00
- @ $15/each ($180) = $580.00
A list of all property owners within 500 feet of the boundaries of the property must be Included with the
application.
Building material samples must be submitted with site plan reviews.
"Twenty-six full size folded copies of the plans must be submitted, Including an 8W' X 11" reduced copy of
transparency for each plan sheet.
... Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME Woodridge Heights ( previously known as Shamrock Ridge)
LOCATION West side of Galpin Boulevard. at Lake Lucy Road Extension
LEGAL DESCRIPTION
!'If'f' Rt"t"Rrhf'n
TOTAL ACREAGE
WETlANDS PRESENT
PRESENT ZONING RR
13.49 acres
x YES
NO
REQUESTED ZONING RSF
PRESENT LAND USE DESIGNATION Residential Low Density
REQUESTED LAND USE DESIGNATION Residential Low Density
REASON FOR THIS REQUEST
Subdivision to develop 10 lot addition.
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning
Department to determine the specific ordinance and procedural requirements applicable to your application.
r.. determination of completeness of the application shall be made within ten business days of application submittal. A written
lotice of application deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
:ill City requirements with regard to this request. This application should be processed in my name and I am the party whom
:he City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either
:opy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make
~his application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
Jnderstand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
:iuthorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
ny knowledge.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
"equirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
3xtension for development review. Development review shall be completed within 120 days unless additional review
3xtensions are approved by the applicant.
.~~~ '/ /-/~11
Signatu~ of Applic~nt /7 :2 I / )/1/ Il Date
;11.:~~,v / : . /. ,'~1- {/';,l;!;</7! I ! !III/iii ftt' - -'/'. . ~ /1
Signature of Fee Owner! II JI}/ v...,.' '-" l/ / (~../ l I v/.. L- bate
v ~ 13
4.ppJication Received on Fee Paid 1" IJ-fD, - Receipt No. f;; 3 c; f ~
fhe applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
Jf not contacted, a copy of the report will be mailed to the applicant's address.
CENTEXHoMES
Designed (or today. Built (or tomorrow.
January 20, 1997
Dave Hempel
Assistant City Engineer
690 Coulter Drive
Chanhassen, MN 55317
RE: Preliminary Plat Application, Rezoning, and Final Plat Submission for Wood ridge Heights
Dear Mr. Hempel:
Please accept the following packet of information as submission for the following: preliminary plat
application and rezoning for phase II, and final plat application for phase I and II of Wood ridge Heights.
We respectfully request that this application be reviewed by the Planning Commission at the February 19,
1997 meeting, and by the City Council at the March 10, 1997 meeting.
If there is any additional information that you require, or any questions that you may have, please do not
hesitate to contact me.
Sincerely,
I/t ,/
1) , ((;'7LU-/
Kathy aragher-
Assistant Land Development Manager
cc: Dwight Jelle, Westwood Professional Services
12400 Whitewater Drive, Suite 120, Minnetonka, Minnesota 55343
Builders License #1333 (612) 936-7833 Fax (612) 936-7839
Woodridge Heights Subdivision Narrative
Tree Preservation and Landscape Plan
Introduction
W oodridge Heights, previously known as Shamrock Ridge, is a 45 lot subdivision located within
the City of Chanhassen, north of Trunk Highway 5 and west of Galpin Boulevard. Centex
Homes has revised the grading plan to reduce grading and increase the amount of tree canopy
that is to be preserved. The current topography of the site, the high percent of wetlands, and the
requirement to provide a right-of-way for the extension of Lake Lucy Road has made this parcel
a challenge to design with the desire to save existing vegetation and limit grading. Since the
western portion of the site requires significant grading to allow for the roadway, there is a
significant loss of trees in that portion of the site that can not feasibly be avoided. However,
every attempt to save trees and limit the impact to the wetlands on the site has been made.
Woodridge Heights Tree Preservation Philosophy
Centex Homes makes every effort to save significant trees, including attempting to design around
preservation areas, and protecting trees during grading and construction. Centex understands the
benefit of preserving and replanting trees including reducing erosion, increasing air quality,
providing wind and visual barriers, reducing noise, providing a natural habitat for birds and
wildlife, and the conserving of energy. Acknowledged also is that home buyers recognize value
in tree and wetland conservation.
Landscape and Tree Preservation Plan
Centex Homes, through Dean Bailey Associates, Inc., a Minnesota registered landscape architect,
has prepared a landscape and tree conservation plan for the Woodland Heights neighborhood.
The plan details areas of tree canopy preservation, and methods of protection. On the grading
plan, the protected wetland areas, storm water ponding areas, and wetland mitigation areas were
also detailed. The landscape replacement plan utilizes species that are compatible with the soil
characteristics, moisture content, and the overall preferred tree list that the city details in the
subdivision ordinance. Trees of the same species were limited to how many could be used
adjoining each other to limit the amount of potential disease spread throughout the
neighborhood, preventing complete elimination of a clump of trees. The boulevard areas were
planted with trees that would establish a canopy look to the streets and provide a quality
hardwood tree environment throughout the subdivision.
Components of the Plan
Entry and Galpin Road Buffer
Clusters of sixteen and eighteen foot conifers frame the entrance to Woodridge Heights while
providing a noise and visual screen to the lots just beyond the entrance. Galpin Boulevard is
designed with a mix of berms, conifers, deciduous trees, and shrubs to provide noise and visual
screening to the remainder of the lots abutting Galpin Boulevard throughout the year. This gives
the neighborhood a more private feel, while also blending the existing landscape around the
Ryan's homestead with the new landscaping and provides a similar feel along Galpin Boulevard
as does the Mancino's established buffering to the north.
Lake Lucy Road Landscapin~
In order to provide visual interest to motorists and residence using Lake Lucy Road, the storm
water pending to the north of the entrance was designed with a mix of deciduous trees and
shrubs, so that passersby could enjoy the view of the pond while still allowing privacy to the lots
adjoining the pond. Plantings along Lake Lucy Road were primarily aimed at providing visual
and noise screening, as well as a more natural feel to the neighborhood. Between lots 8 through
11 and lots 2 through 7 block 3, lots 1 through 3 block 1, and in phase II lots 1 and 8, a
preservation and reforestation area is provided. These areas serve as privacy screening, wind
breaks, and noise buffers between residents as well as an area to encourage future plantings.
Typically, in the market range of homes that Centex is proposing for this development,
homeowners do invest in personal landscaping to supplement what is already established and
planted.
Boulevard Trees
Along all neighborhood streets, boulevard trees will be planted at the time of move-in. Trees
will be 2.5" diameter with a mix of two species per street for continuity. The type of tree will
vary with no more than two trees in a row being of the same species so that the possibility of
eliminating an entire street of trees by disease will be reduced.
Conservation Easement
Along the northern edge of the property there is a natural buffer between Woodridge Heights and
the Mancino's property. Although it is comprised of deciduous trees and brush, the winter
screening does not allow for a visual recognition of any structures on the Mancino property.
This natural buffer will be protected by a recorded conservation easement that will prevent future
homeowners from disturbing or cutting trees within the easement.
Tree and Wetland Protection
During mass grading and construction, the tree canopies that are being preserved will be
protected with a either a snow fence around the drip edge or will be within an erosion control
fence area. Tree protection signage will be in place stating that the area is off limits to
construction activities including dirt stockpiling.
Outlot B
The 2.5: 1 slope on this outlot will be covered by wood fiber blanket once grading is complete.
The area will be treated with a MNDOT roadside seed mix which will be mixed with sumac seed
applied at a rate of four pounds to the acre. This will establish a permanent root system over the
entire slope, and natural grassland vegetation which will provide soil stability and a natural
aesthetic appeal. The boulevard area of the outlot will also be planted with boulevard trees
spaced evenly to maintain the feel of a canopied street.
Wetlands
Mitigation for the wetland to the east of the site will take place at a 2:1 ratio in the existing
natural wetland to the west. Wetland soil will line the mitigation area and it will be treated with
a seeding comprised of native wetland vegetation in the buffer strip. The natural wetland to the
west and the agricultural wetland to the south will be protected by a erosion control fence and
there will be no grading in these areas as well as in most of the buffer strips.
Chanhassen Canopy Coverage
Acres of Developable Land
Existing Canopy - acres
Existing Canopy - percent
Finsihed Canopy required - acres
Finished Canopy required - percent
Canopy to plant to reach 25%
Canopy to be removed - acres
Canopy to plant to replace removed
Total canopy to be planted
Total trees to plant
Trees on Phase I landscape plan
Minimum required trees in Phase II
01/20/97103:58 PM
32.63
4.7
14.40%
8.16
25.00%
3.46
1.6
1.92
5.38
215.2
193
22.2
CITY OF
CHANHASSEN
690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317
(612) 937-1900 . FAX (612) 937-5739
MEMORANDUM
TO:
Robert Generous, Senior Planner
FROM:
Mark Littfin, Fire Marshal
DATE:
January 30, 1997
SUBJECT:
Request for rezoning approximately 13.5 acres from rural residential (RR) to single
family residential (RSF), preliminary plat approval for 10 lots and 2 outlots (in revision
to preliminary plat for 35 lots) located at 6730 Galpin Boulevard, Woodridge Heights
(formerly known as Shamrock Ridge), Centex Homes
Planning Case: 93-14SUB (file 2), and 93-4REZ (file 2)
I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire
Department/Fire Prevention Division, I have the following fire code or City Ordinance/Policy
requirements. The site plan is based on the available information submitted at this time. If additional
plans or changes are submitted the appropriate code or policy items will be addressed.
1. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes,
NSP, US West, Cable TV, transformer boxes, mailboxes. This is to ensure that fire hydrants can be
quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1.
2. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire
apparatus and shall be provided with the surface so as to provide all-weather, year-round driving
capabilities. Pursuant to 1991 Uniform Fire Code Sec. 1O.204(b).
3. No burning permits for trees removed will be issued. Any downed trees will have to be chipped on
site or hauled off site.
4. Submit turning radiuses to City Engineer and Chanhassen Fire Marshal for review and approval.
These dimensions should be for the cul-de-sac designs of James Court and Ann Alcove.
ML/be
g: \safety\ml\p lrevwoodri d ge
CITY OF
CHANHASSEN
690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317
(612) 937-1900. FAX (612) 937-5739
MEMORANDUM
TO: Bob Generous, Planner II
FROM: Steve A. Kirchman, Building Official ~ 'q.t;
DATE: February 10,1997
SUBJECT: 93-14 SUB (file 2) and 93-4 REZ (WoodridgeHeights (formerly Shamrock Ridge), Centex
Homes)
I was asked to review the proposal stamped "CITY OF CHANHASSEN, RECEIVED, JAN
17, 1997, CHANHASSEN PLANNING DEPT. .. for the above referenced project.
Analysis:
Structure information. Locations of proposed dwelling pads and the type of dwelling is necessary to
enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the
structure at the time of building permit issuance. For the same reason, proposed lowest level floor elevations
as well as garage floor elevations are required to be indicated on the proposed pad location. Standard
designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These
standard designations lessen the chance for errors during the plan review process. The memo explaining
these designations is enclosed.
Recommendations:
The following condition should be added to the conditions of approval.
1. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard
designations and the lowest level floor and garage floor elevations. This should be done prior to final
plat approval.
enclosure:
January 29, 1993 memorandum
'Isafetylsak\memoslplanlwoodrdg I
CITY OF
CHAHHASSEH
690 COULTER DRIVE. P:O. BOX 147. CHANHASSEN, IV'IINNESOTA 55317
(612) 937-1900. FAX (612) 937-5739
TO:
FROM:
Inspections, Planning, & Engineering Staff
Steve A. Kirchman, Building Official .11.
.T\f-q ~ .
DATE:
January 29, 1993
SUBJ:
Dwelling Type Designation
We have been requesting on site plan reviews that the developer designate the type of
dwelling that is acceptable on each proposed lot in a new development. I thought perhaps
it might be helpful to staff to explain and diagram these designations and the reasofling
behind the requirements.
Fill or RLO
Designates Pront Lookout or Rear Lookoul This includes dwellings with tile basement floor level
approximately 8' below grade at its deepest with the surrounding grade sloping down to approximately 4'
above the basement floor level.
R
Designates Rambler. This includes dwellings with the basement floor level approximately 8' below grade
with the surrounding grade approximately level. This would include two story's and many 4 level dwellings.
SE
Designates Split Entry. This includes dwellings with the basement floor level approximately 4' below grade
with the surrounding grade approximately level.
srnvo
Designates Split Entry Walk Out This includes dwellings with the basement floor level approximately 4'
below grade at its deepest with the surrounding grade sloping down to lowest floor level.
'IlJ
Designates Tuck Under. This includes dwellings with the basement floor level approximately 8' below
grade at its deepest with the surrounding grade sloping down to the lowest floor level in the front of the
dwelling.
WO
Designates Walk Out This includes dwellings with the basement floor level approximately 8' below grade
at its deepest with the surrounding grade sloping down to the lowest floor level in the rear of the dwelling.
N~
Inspections staff uses these designations when reviewing plans which are then passed to the
engineering :;taff for further review. Approved grading plans are compared to proposed building
plans to insure compliance to approved conditions. The same designation must be used on all
documents in order to avoid confusion and incorrect plan reviews.
n
tJ PRINTED ON RECYCLED PAPER
_ an _I
foliage. Some winter injury is common with this
selection but it is desirable to cut the shrub back to 1
foot from the ground, even if no injury occurs. It
makes a quick recovery and is more attractive than if it
is not pruned. It must be grown in full sun to achieve
the desired deep color. This plant seldom blooms
because it is cut back. Adapted to zones 3 and 4 if
handled as described above.
SNOWBALL BUSH
(see CRANBERRY BUSH, European)
SNOWBERRY
Snowberry (Symphoricarpos albus), 3 ft., is a fine-
textured shrub with small pink flowers. It is grown
primarily for its clusters of white berries borne at the
tips of the branches. These are attractive from fall into
early winter. This arching shrub is useful for founda-
tion plantings, shrub borders, and bank covers. Zones
3 and 4.
SPIREA
32
There are many spireas but only a few are offered
in the nursery trade. Possibly one reason for this is that
some spireas have a short period of bloom, sometimes
for less than a week. Most spireas have little or no color
change in the fall. Spireas grow best in full sunlight
and on well-drained soils.
Anthony Waterer Spirea (Spiraea bumalda 'An-
thony Waterer'), 2 ft., becoming broad with age. This
plant has a bright rosy lavender flower for a couple of
months of the summer. Best bloom is achieved if
plants are cut to the ground before growth starts in the
spring. Zones 3 and 4.
Froebel Spirea (Spiraea bumalda 'Froebelii'), 3 ft.,
has flat clusters of bright pink flowers for a long
season. Zone 4.
Goldflame Spirea (Spiraea bumalda 'Goldflame'), 3
ft., is new to Minnesota. In the spring, it has a bright
golden yellow color that turns to green in the summer.
The blooms are a light crimson in color. The fall foliage
is often red. Adapted to zone 4; trial in zone 3.
Snowmound Spirea (Spiraea nipponica 'Snow-
mound'), 3 ft., is covered with white flowers in May.
The foliage is dark green. It has had some severe
dieback after severe winters. It makes a quick recovery
after pruning. Zone 4.
Thunberg Spirea (Spiraea thunbergii), 4 ft., is the
earliest spirea to bloom. It has white flowers and fine
narrow leaves. Zone 4.
Vanhoutte Spirea (Spiraea x vanhouttei), 4 ft., is an
arching shrub that has been planted in Minnesota
landscapes for many years. It has an abundance of
white bloom, but for only a short period. Zones 3 and 4.
Culleaf slaghorn sumac
SUMAC
This is a diverse group that is useful for extensive
plantings. As a group sumacs are fast growing and
tolerant of dry, infertile sites. Most have an attractive
fall color. Many people are concerned about sumacs
being poisonous. Although poison sumac is a native
shrub, it is nevertheless uncommon. It occurs on moist
sites, mostly in swamps. Poison sumac has hanging
clusters of white berries. Sumacs with upright clusters
and red fruits are not poisonous.
Culleaf Sumac (see Staghorn Sumac).
Fragrant Sumac (Rhus aromatica), 4 ft., grows as a
dense mound, making it useful where large mounds I
are desired in the landscape. Unlike the other sumacs
described here, it has three-lobed leaves. The red
berrylike fruits are produced in dense clusters at the
tip of some branches. There is usually little fall color.
Hardy in zone 4; trial in zone 3.
Smooth Sumac (Rhus glabra), to 8 ft., depending on
the site and strain. This native shrub is useful for a tall
bank cover. It spreads over a large area by root
suckers, creating colonies. Some of the colonies will
have upright clusters of red fruits, while others will
have none. Autumn color is normally a bright red.
Zones 3 and 4.
Staghorn Sumac (Rhus typhina), 12 ft., is usually
shrublike but if pruned can have a large trunk and
become treelike. This native shrub spreads by root
suckers. It can be differentiated from the smooth
sumac by the dense, velvetlike hairs on the stems.
Colonies may produce fruit, depending on their sex.
Fall color is an intense red. Zones 3 and 4.
CUTLEAF ST AGHORN SUMAC (Rhus typhina 'Lacini-
ata'), 7-8 ft., is similar to the species but has finely cut
leaves. The fall color varies from yellow to a red-
orange, which is the more common. This selection
sometimes suffers winter injury, which ranges from
tip dieback to dieback almost to the ground. Even if
winter injury is extensive, the plant can be pruned to
the ground and it will make a quick recovery. It is often
used as a tall bank cover but can be used as a specimen
plant. Because of the coarsness of the branching, it
takes on an almost sculptured appearance. Zones 3
and 4.
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION
VVednesday, February 19, 1997
at 7:00 p.m.
City Hall Council Chambers
690 Coulter Drive
(/
SUBJECT: Rezoning and Preliminary Plat
APPLICANT: Centex Homes
LOCATION: 6730 Galpin Blvd.
(formerly known as Shamrock Ridge)
NOTICE: You are invited to attend a public hearing about a proposal in your area. The
applicant, Centex Homes, request for rezoning approximately 13.5 acres from Rural
Residential (RR) to Single Family Residential (RSF) and preliminary plat approval for
10 lots and 2 outlots (and revision to preliminary plat for 35 lots) located at 6730 Galpin
Blvd., Woodridge Heights.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the
developer's request and to obtain input from the neighborhood about this project. During the
meeting, the Commission Chair will lead the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The Developer will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses project. The commission will then
make a recommendation to the City Council.
Questions and Comments: If you want to see the plans before the meeting, please stop by City
Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to
someone about this project, please contact Bob Generous at 937-1900 ext. 141. If you choose to
submit written comments, it is helpful to have one copy to the department in advance of the meeting.
Staff will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on February 6, 1997.
Owner
Ownadr
Owncty, Location
BRECK 0 & MARLlESE JOHNSON
6621 GALPIN BLVD
EXCELSIOR, MN 55331 8022
NANCY K MANCINO
6620 GALPIN BLVD
EXCELSIOR, MN 55331 8021
PETER A & MARY S DAVIS
6640 GALPIN BLVD
EXCELSIOR, MN 55331 8021
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 55318 1920
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 55318 1920
STEVEN W & WENDY LAM BURESH
6651 GALPIN BLVD
EXCELSIOR. MN 55331 8022
CITY OF CHANHASSEN C/O CITY
TREASURER
690 COULTER DR PO BOX 147
CHANHASSEN, MN 55317 0147
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 553181920
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 553181920
JOHN F & MARl ELLEN WALDRON
1900 LAKE LUCY RD
EXCELSIOR, MN 55331 6505
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 553181920
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 553181920
E JEROME & LINDA CARLSON
6950 GALPIN BLVD
EXCELSIOR, MN 55331 8023
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 55318 1920
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 553181920
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 553181920
MARTIN G & KAREN M GUSTAFSON
6691 GALPIN BLVD
EXCELSIOR, MN 55331 8022
, No Address
GREENERY COMPANY/DON MEZZENGA C/O
SCOTT MEZZENGA
6931 GALPIN BLVD
EXCELSIOR, MN 55331 8024
MARTIN C & BETH KUDER
6831 GALPIN BLVD
EXCELSIOR, MN 55331 8024
EARL C GILBERT III
6901 GALPIN BLVD
EXCELSIOR, MN 55331 8024
CHARLES C S & IRENE L Y SONG
7200 GALPIN BLVD
EXCELSIOR, MN 55331 8058
PRINCE R NELSON
7801 AUDUBON RD
CHANHASSEN, MN 55317 8201
PRINCE R NELSON
7801 AUDUBON RD
CHANHASSEN, MN 55317 8201
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
FEBRUARY 19, 1997
Vice Chairman Joyce called the meeting to order at 7:15 p.m.
MEMBERS PRESENT: Kevin Joyce, Allison Blackowiak, Jeff Farmakes, Ladd Conrad and
Allyson Brooks
MEMBERS ABSENT: Craig Peterson and Bob Skubic
STAFF PRESENT: Kate Aanenson, Planning Director; Bob Generous, Senior Planner;
Sharmin AI-Jaff, Planner II; Dave Hempel, Asst. City Engineer; and Anita Benson, Project
Engineer
PUBLIC HEARING:
REZONING APPROXIMA TEL Y 13.5 ACRES FROM RURAL RESIDENTIAL (RR) TO
SINGLE FAMILY RESIDENTIAL (RSF): PRELIMINARY PLAT APPROVAL FOR 10
LOTS AND TWO OUTLOTS. (AND REVISION TO PRELIMINARY PLAT FOR 35
LOTS) LOCATED AT 6730 GALPIN BLVD.. WOOD RIDGE HEIGHTS (FORMERLY
KNOWN AS SHAMROCK RIDGE). CENTEX HOMES.
Public Present:
Name Address
Dwight Jelle
Kathy Faragher
Scott Rickter
Dan Blake
Eden Prairie
Chaska
Eden Prairie
Eden Prairie
Bob Generous presented the staff report on this item.
Blackowiak: I would like to see the, and I don't know ifit's at this point the previous plat...
Okay, and what has changed?
Generous: In the previous plat there were three lots on the north side. In this plat they're
proposing two lots. The lot lines for the three have been slightly modified. The eastern two-
thirds of the project is basically consistent with the preliminary plat approval that they have. The
other item that changed on this site is previously the lots were being served by a private drive
along the north boundary of the property and that's been eliminated. Instead they'll have a
shared driveway on Lake Lucy Road. And additionally we will have a 30 foot wide conservation
easement along the north side which is the same, but because of the revisions to the plat, we were
able to save trees along the western and northwest corner of this site and thus we're
recommending a 50 foot conservation easement over... On the south side you have two... One
Planning Commission Meeting - February 19, 1997
with three houses served by a private street. The third house pad was pushed out into the poor
soils area of the site, and closer to the wetland... with the rear two lots pushed closer. Where the
building pads pushed closer to the lot line. With the proposed replat, all of that is pushed out of
the way. Out of the poor soils area and it allows us to concentrate all our wetland mitigation in
one area rather than on the previous site it was scattered on. . .
Blackowiak: And a second question. It talks in here about a future site for a city well. I think
am I on the right? Where is that going to be or I mean have you picked a spot for that?
Hempel: No, we have not picked a spot for that yet. We have done some preliminary survey
work to determine a well field in the area. The area is conducive to constructing a well. We're
also looking further south along Galpin Boulevard or south of The Woods at Longacres, the
Lundgren development there as well. We're just keeping the options open at this time.
Blackowiak: Okay. I was just wondering if that would be a factor in this tonight.
Hempel: No, it would not.
Blackowiak: All right, that's it for me.
Joyce: Any other questions?
Conrad: Yeah. Outlot A and B, what can they be used for?
Generous: Nothing unless it's platted as a lot, but this is the potential well field of the well site.
. . . this is back to that whole question that we thought the western third would be better to develop
with the property to the north and have that walkout lot up on the top. So it's conceivable that it
could be sold to the property to the north in the future when that develops and may be able to be
platted as part of one of those lots. Outlot B, it will be wetlands. It's open space there.
There's...utility easement over it.
Joyce: I do have one question, sorry. On the original plat. How many curb cuts into Lake Lucy
were there?
Generous: On the original plat there were two proposed for driveway access points. On this plat
there are five.
Joyce: Okay, so we're increasing obviously.
Generous: The number by three, yes.
Joyce: Okay. And there is a, ifI'm reading correctly, we do have restrictions on that? Is that
something that we have to put into a condition or is that just?
2
Planning Commission Meeting - February 19, 1997
Hempel: Mr. Chairman, yes. I believe the code does want to restrict access, driveway accesses
on collector type streets whenever feasible. In this situation, given the topographic constraints,
the environmental sensitivity of the area, we believe it's a reasonable exception to allow these
additional curb cuts in this location. We have existing driveways east of this development along
Lake Lucy Road and as well west in the new subdivision Brenden Ponds. There will be a few
homes sharing driveway access points as well. We believe that the low speed on the street, with
the sight lines up and down the street will provide adequate safety.
Joyce: We don't have to put that into any of our conditions though then, is that correct?
Hempel: I don't believe so, no.
Joyce: Okay.
Hempel: The condition does state about common driveways along Lake Lucy.
Joyce: It does? Okay. All right, I guess with that, would the applicant like to make a
presentation at this time?
Dan Blake: Mr. Chair and members of the Planning Commission, my name is Dan Blake. I'm
with Centex Homes. I just want to say that we're happy to be back in Chanhassen. Centex is a
national builder that we've been building homes throughout the Twin Cities, in many of the
southwest suburbs, mostly in Eden Prairie lately. Chanhassen, last time we were here was about
10 years ago in the Curry Farms neighborhood. Just about a mile east of this site. I think Bob
explained everything quite well. There were 10 lots before and there's 10 lots now. Weare, the
site's been looked at a number of times. A lot of problems with the development with the
topography on the existing plan, the soil conditions. We think that this is the best scenario. The
development, as the plan is in front of you now. We agree with the staff conditions in the report
as amended here tonight and I guess I'd rather, instead of going on and on, just ask for any
questions that you might have at this time.
Joyce: Any questions from commissioners at this point? Are you going to show us something
there? I hate for you to bring it all the way out here. Same thing, okay.
Dan Blake: .. .the one that Bob has. Basically these lots with direct access onto Lake Lucy
Road, with the shared driveways that we talked about. And then the two lots up here...
Joyce: Was that original plat a Centex plat?
Dan Blake: No it's not. It was done by the landowner about 4 years ago, or 2 years ago.
Joyce: Okay. That's what I thought. Okay. With that I guess we'll open it up to the public.
Can I have a motion to open up the public hearing.
Conrad moved, Farmakes seconded to open the public hearing.
3
Planning Commission Meeting - February 19, 1997
Joyce: Would anybody like to address the Planning Commission at this time? Seeing no one,
can I have a motion to close the public hearing?
Conrad moved, Farmakes seconded to close the public hearing.
Joyce: Okay. Jeff.
Farmakes: I have no comments on this issue. Questions have already been asked.
Joyce: Allison.
Blackowiak: My major comment is regarding the traffic on Lake Lucy Road, and I talked to Kate
a little bit about this today. I am concerned about having so many driveway cuts on a collector
type road. And I was not on the commission when the other plat came through. It did seem like
it would be better to have fewer access points onto a main road but I don't know. I'm just not
sure about the traffic pattern here. I like the idea of trying to keep the wetlands in one area. It
does make sense but I don't know that that should be the driving force behind adding additional
cuts, if we don't need them, on Lake Lucy. So that's really what I'm concerned about tonight.
Joyce: Ladd.
Conrad: Looks better than the last time we saw it. And staff did a good job. I agree with their
report. Yeah, I don't have any comments.
Joyce: Allyson.
Brooks: No comments.
Joyce: This has such an extensive history, I think maybe Jeff and Ladd are the only two people
who really have been through the whole thing so I don't have a lot of comments. The only thing
I can echo is you know the curb cuts. It's not the most ideal thing, but I'm not going to get into
that. So, can we get a vote on it? Or a motion rather. Excuse me, a motion.
Farmakes: I make a motion the Planning Commission recommend approval of rezoning the
property from RR to RSF and preliminary plat approval for the subdivision of 13.5 acres into 10
lots, 2 outlots, the associated right-of-way as shown on the plat dated January 17, 1997 and
subject to the following conditions. With the proviso that 7, 8, 10 are deleted. 20, second
sentence should be read as, a no parking zone should be designated along the north side of Lake
Lucy Road.
Joyce: Do I hear a second to that?
Conrad: I'd second.
4
Planning Commission Meeting - February 19, 1997
Farmakes moved, Conrad seconded that the Planning Commission recommends approval
of rezoning of the property from RR to RSF and preliminary plat approval for the
subdivision of 13.5 acres into 10 lots, 2 outlots, and associated right-of-way as shown on the
plat dated January 17, 1997, and subject to the following conditions:
1. The applicant shall revise the landscaping plan for Phase II to be consistent with Lake Lucy
Road planting design. A landscape buffer shall be required along both sides of the Lake
Lucy Road extension, Section l8-6l(a)(5). This buffer landscaping shall be developed
prior to final plat submittal for city approval. Berming shall be included south of Lake
Lucy Road.
2. The following tree conservation and forestation areas shall be dedicated as part of the final
plat: a 30 foot easement along the northern boundary of the site; a 50 foot easement along
the western lot line of Outlot A.
3. Revise the preliminary grading plan to show the location of proposed dwelling pads, using
standard designations and the lowest level floor and garage floor elevations. This should be
done prior to final plat approval.
4. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, US West, Cable TV, transformer boxes, mailboxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance 9-1.
5. Fire apparatus access roads shall be designed and maintained to support the imposed loads
of fire apparatus and shall be provided with the surface so as to provide all-weather, year-
round driving capabilities. Pursuant to 1991 Uniform Fire Code Sec. 1 0.204(b).
6. No burning permits for trees removed will be issued. Any downed trees will have to be
chipped on site or hauled off site.
7. The proposed development will be responsible for a water quantity assessment fee of
$16,810 assuming 8.49 acres of developable land. SWMP fees for water quality will be
waived conditional to the construction of the proposed treatment ponds. Additional credit
will be given for the placement of a control structure at the outlet. The total SWMP fee for
Phase II is then estimated at $14,310. If there are any modifications to the fees, they will be
changed prior to final plat.
8. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The city will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign. The proposed buffer strip shall be shown on the
grading plan.
9. Access to Lots 1 through 8, Block 1 and Lots 1 and 2, Block 2 along Lake Lucy Road will
be restricted to shared access points shown on the final construction plans.
5
Planning Commission Meeting - February 19, 1997
10. A landscape plan directed towards slope stabilization north of Lake Lucy Road on Outlot A
shall be submitted for review and approval prior to final plat. Sumac shall be planted in
groupings within the Outlot to provide better stabilization and aesthetic appeal. The
quantity to be planted shall be calculated based on plantings seven feet on center. This area
shall also be seeded with a seed mixture conducive to the soil and slope conditions.
Erosion control mats shall be used after seeding.
11. The applicant should report to the City Engineer the location of all drain tiles found during
construction. Drain tiles should be relocated or abandoned as directed by the City
Engineer.
12. A 20 foot wide drainage and utility easement centered upon the common lot lines of Lots 6
and 7, Block 1 shall be dedicated on the final plat.
13. All utility and street improvements shall be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed street and utility construction
plans and specifications shall be submitted to staff for review and formal approval by the
City Council in conjunction with final plat consideration.
14. The applicant shall apply for and obtain the necessary permits from the Army Corps of
Engineers, Minnesota DNR, Minnesota Dept. of Health, MPCA and other appropriate
regulatory agencies and comply with their conditions of approval.
15. Upon completion of site grading all disturbed areas shall be restored with seed and disc-
mulched or wood-fiber blanket within one week of completing site grading unless the
City's Best Management Practice Handbook planting dates dictate otherwise.
16. Upon completion the developer shall dedicate to the City utility and street improvements
within the public right-of-way and drainage and utility easements for permanent ownership.
17. Lake Lucy Road shall be designed and constructed to meet state aid horizontal and vertical
standards. A no parking zone shall be designed along the north side of Lake Lucy Road.
18. Preliminary and final plat approval shall be contingent upon the applicant extending
utilities from Brenden Pond unless other feasible alternatives are provided to the City for
review and approval.
19. The storm water pond south of Lake Lucy Road shall be constructed with the initial phase
of grading.
All voted in favor and the motion carried.
6
CENTEXHoMES
Designed for today. Built for tomorrolV.
February 19, 1997
Mr. Bob Generous
City of Chanhassen
690 Coulter Drive
PO Box 147
Chanhassen, MN 55317
RE: Preliminary Noise Study on Lake Lucy Road
Dear Mr. Generous:
As discussed at the meeting between Centex Homes, the Mancinos, Jerome Carlson, and Kate Aanenson at
the neighborhood meeting on Monday, February 10, 1997, the Mancinos requested that Centex analyse the
noise impacts of Lake Lucy Road on their home.
To perform the analysis, we used the U.S. Department of Housing and Urban Development (HUD)
Worksheet C "Roadway Noise", out of The Noise Guidebook, and extrapolated traffic counts from a City
of Chanhassen traffic study performed in 1992 for the western portion of Lake Lucy Road, east of County
Road 41. Both information sheets are included for your review. I am also including some pages from The
Noise Guidebook that give background information on noise levels and design criteria. HUD's
regulations state that exterior noise levels below 65 Ldn are acceptable, with the belief that normal
construction materials would bring the noise down to under 45 Ldn inside a residence. As you can see in
Worksheet C, the Lake Lucy Road noise level would be at approximately 52.1 Ldn in 1997, and in 20
years it would go up to 55.1 Ldn at a straight-line horizontal distance of approximately 375 feet, which is
the distance to the Mancino home. This range of noise is comparable in Table 1 of the HUD guidebook to
an average office, and reflects the noise level at the exterior of a location. When general construction
materials are used, the noise level inside a residence would then go down to approximately 35 Ldn, which
is well under the HUD design level of acceptance. When you take into account that the Mancino's house
is on top and located in from a large slope, you can see in Figure 1 of page 21, the noise is no longer direct
path noise, but rather would become diffracted and significantly reduced. Add to this the fact that there are
currently established plantings between Lake Lucy Road and the Mancino home, the noise becomes
increasingly diminished. It is our opinion that there is no need for further analysis.
Please include this information in the Woodridge file. If you have any questions or would like, or
information, please do not hesitate to call.
Sincerely,
'0 ( _1r,(jjt~" /'ce,,-~/
Kathy Faragher'J
Assistant Land Development Manager
Enclosures (4)
~::
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FEB
c!! 1 \0
12400 W1zitewater Drive, Suite 120, Minnetonka, Minnesota 55343
Builders License #1333 (612) 936-7833 Fax (612) 936-7839
..-
u.s. Department of Housing and Urban Development
Office of Community Planning and Development
~
,r
The Noise
Guidebook
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-Q!'8pter 1
sasic Overview of the
Environmental Noise Problem
Introduction
Background
Definition and Scope of the Noise
Problem
Figure 1
eommon Sounds ,. - -t:. - -.,,!-'G
BasIc TheOry: eommon Sounds In DecIbeIa :
(dB) . - . .-- --.-'" --
Some common, easily recognized sounds are
listed below In order of lncr8aslng sound
Intensity JeYeJs in decibelS. The sound levels
shown for occupied rooms are typical general
activity levels only and do not represent
criteria for deSign.
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-~""I .
............ !.. -
..s.~. .r:_.; -
C:. -
_ 'T'.-..;.
-:-~~~-.-:..: .
The air around us is constantly filled
with sounds, yet most of us would
probably not say we are surrounded
by noise. What then is the difference
between ordinary sound and what we
call noise? The traditional definition
of noise is that it is "unwanted
sound." Sound becomes unwanted
when it either interferes with our
normal activities such as sleeping,
conversation or recreation, when it
causes actual physical harm such as
hearing loss or has adverse effects on
mental health. As we have become a
more urbanized country and as
technology has advanced, the level of
sound in our environment has reached
the point when it sometimes does
cause interference and does cause
physical and psychological harm, and
thus we have developed a noise
problem. (See Figure 1 for a listing of
common sounds.)
The dimensions of the noise
problem have grown larger and larger
over the past few decades. In its 1979
Annual Report, The Council on
Environmental Quality stated that
"nearly half the US population is
regularly exposed to levels of noise
that interfere with ...normal activities"
and about "1 in 10 ...are exposed to
noises of duration and intensity
sufficient to cause a permanent
reduction in their ability to hear."
~~...-
."" F:._"-____
Examples
Near jet engine
Threshold of pain
Threshold of feeling-hard
rock band
Accelerating motorcycle at a few feet away
(Note: 50 ft from motorcycle equals noise at
about 2000 ft from a 4-engine jet aircraft.)
Loud auto hom at 10 ft away
Noisy urban street
Noisy factory
School cafeteria w/untreated surfaces
Stenographic room
Near freeway auto traffic
Average office
Soft radio music in apartment
Average residence without stereo playing
Average whisper
Rustle of leaves in wind
Human breathing
Threshold of audibility
odB are "average" values as measured on the A.
scale of a sound-level meter
(From Concepts in Architectural AcoustiCS: M.
David Egan, McGraw Hill, 19n.)
Range of speech
Decibels (dB)- Subjective
Evaluations
140
130
Deafening
CD CD
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aI ~ .!!
CD aI Q.
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lll'O
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x_ '"
CD>~
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o:!:: 0
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-Q)"1: Very loud
alii!
u-'=-'= 90
Loud
Moderate
Faint
Very faint
1
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Evaluation of Impact
HUD Regulations set forth the
following exterior noise standards for
new housing construction assisted or
supported by the Department:
65 ~n or less - Acceptable
Exceeding 65 ~n but not exceeding
75 ~n - Normally
Unacceptable - appropriate sound
attenuation measures must be
provided: 5 decibels attenuation
above the attenuation provided by
standard construction required in 65
~n to 70 ~n zone; 10 decibels
additional attenuation in 70 ~n to 75
~n zone.
Exceeding 75 ~n - Unacceptable
H~D's 'reQl.Ilatiorlf;do notcont~!'7
standards for Interior noise Ievels.-s
Rathel' a goal of 45 ~Ibel~ Is ~
forth and the'attenuation .~. ,':~a
requirements are geared towards -
achieving that goal. It Is assumed that
w~~ ~ construction any
bl,lllding will provide sufficient
~t~;;J:i~~ :1~~ If the exterior level
li_ __ _--,----_ A Interior level will
hA 4.1\ I tJn or lV"
Once you have determined the
overall noise exposure for the site you
compare it to the above standards. If
the overall site exposure Is 65 ~n or
less the project is acceptable. If the
exposure is between 65 ~n and 75
~n you should consider alternative
locations or providing adequate
attenuation with the first preference,
as we've noted, being for the
construction of some kind of barrier
to prevent noise from reaching the
site. If providing adequate attenuation
is impossible or impractical then the
project should be considered
unacceptable.
Suggested Mitigation
General Considerations
Specific Considerations
Relocating Noise Sensitive Uses
By far the most desirable mitigation
approach is to relocate noise
sensitive uses out of the high noise
area although. If the site Is large
enough it may be possible to locate
non-noise sensitive uses between the
source and the sensitive use, for
example a parking lot might be
'located between a road and a park
(see Figure 5). The workcharts in the
Noise Assessment Guidelines can be
used in reverse to tell you exactly how
far away from the noise source you
need to be.
When sites are small, very dense or
when the source affects the entire
site it is very difficult to mitigate by
changing the site plan. Then the next
option must be considered: erecting
some type of barrier between the
source and the receiver.
FIgure 5
The Audible
Landscape
In cluster development, open space can be
placed near the highway to reduce noise
impacts on residences
Barriers
Barriers are most effective for at (
below ground level sources. They
have no effect on noise from alrcr
overflights and are limited In prac
application with elevated sources
such as elevated trains. The key t.
effectiveness of a barrier Is whett
or not It breaks the line of sight '"
between the source and the recer
If a barrier does not completely b,
the line of sight either because it
not high enough, or not long enol.
then Its effectiveness is greatly
reduced.
Barriers can be actual walls,
earthen mounds (called berms) 01
even other buildings. The use of (
non-noise sensitive buildings as
barriers is a particularly good
approach in that it need not add t
cost of the project and may not c
the aesthetic problem a large wa:
might create (see Figure 6).
As discussed briefly earlier, there are
three basic approaches for mitigating
the high noise exposures. The first
and best is to relocate noise sensitive
uses out of the high noise area. The
second is to prevent noise from
reaching the noise sensitive user
through some sort of barrier. And the Highway
third. and least desirable approach, is
to provide attenuation for at least the
:~~~;~~~~;~~y=.;ngSlocated;n ~
6
'spter 4
Jise Attenuation
ltroducton
UO's noise policy (24 CFR 51 B)
,early requires that noise attenuation
leasures be provided when proposed
rojects are to ~ located in high
oise areas. The requirements set out
"I Section 51.104(a) are designed to
"lsure that interior levels do not
ixceed the 45 ldn level established as
I goal in Section 51.101(a)(9). Thus, in
lffect, if the exterior noise level is 65
-dn to 70 ldn, 25 db of noise
attenuation must be provided; if the
9xterior noise level is between 70 and
75ldn, then 30 db of attenuation is
required. Ukewise. for projects
proposed for areas where noise levels
exceed 75 ldn. sufficient attenuaton
must be provided to bring interior
levels down to 45ldn or below.
There are three basic ways to provide
the noise attenuation required:
1. the use of barriers or berms
2. site design
3. acoustical construction
Of these, only the first two provide
any improvement in the exterior
environment. Because HUD considers
a quiet exterior environment to be
important, we prefer the use of those
measures that reduce exterior levels
as well as interior levels. The use of
acoustical construction by itself is.
therefore, the least preferred
alternative since it only affects the
interior levels. While we recognize
that in many cases barriers or site
design cannot provide a\l the
attenuation necessary, you should
combine them with acoustical
construction whenever possible.
Your responsibility as a HUD staff
member is to:
. make sure the project sponsor or
developer is aware of the attenuation
requirements for the project.
. make the sponsor aware of the
options available
and
. review attenuation proposals to
make sur~tt1ey are adequate.
While It Is not your responslblllty to
provide detailed design assistance to
the sponsor or developer, you should
know enough abOut the attenuation
options to give him or her a baSic
understanding of what must be done.
In many cases, you may be able to
reassure the sponsor or developer
that the necessary attenuation can be
achieved through the use of common
construction techniques or materials.
Or you may be able to point out how a
simple site design change can
achieve the desired result without
additional cost.
The following sections are
designed to provide you with the
information you will need to fulfill
your responsibilities. Each
attenuation approach is discussed
both in terms of basic concepts and in
terms of what to look for in reviewing
attenuation proposals. The
discussion does assume that you
have a working knowledge of the
Noise Assessment Gujidelines. If you
have not worked with the Guidelines
before or not recently you may want to
go back and review them, particularly
the section on calculating the effects
of barriers.
Figure 1
Alteration of Noise
Paths by a Barrier
Barrier Noise Reduction
Concepts
(The following, with some editing and
with some additional graphicS, Is
taken from the Federal Highway
Administration's Noise Barrier Design
Handbook.')
When no obstacles are present
between (a source] and adjoining
areas, sound travels by a direct path
from the "sources"... to (the]
"receivers"..., as shown in Figure 1.
Introduction of a barrier between the
source and receiver redistributes the
sound energy Into several pndirect]
paths: a diffracted path, over the top
of the barrier; a transmitted path,
through the barrier; and a reflected
path, directed away from the receiver.
These paths are also illustrated in
Figure 1.
, Noise Barrier Design HandbOO/l US Department of
Transportation. Federal Highway Administration.
FebruaIY 1976. (FHWA-RD-76-S8).
Reflected "
, //
//'-,
/ '
/ --
/ --
?~---
..!!Iffra
......~6r:t
'-'.
......
............
......
___~____. Receiver
Transmitted
~--
Receiver
21
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WORKSHEET C - ROADWAY NOISE
List all major Roads within 1000 feet of site:
1. Lake Lucy
2.
3.
4.
ROAD 1 ROAD 2 ROAD 3 ROAD 4
1. Distance in feet from the NAL
to the edge of the road
a. nearest lane 351
b. farthest lane 55.0679 388
c. average 370 0 0 0
2. Distance to Stop Sign (If no 1000 1000 1000 1000
Sign enter 1000)
3. Road Gradient in percent (.xx) 0 0 0 0
4. Average speed in mph
a. autos 35
b. heavy trucks - uphill 35
c. heavy trucks - downhill 35
5. Auto ADT
a. auto (data) 3589
(projected) 7141 0 0 0
b. medium trucks (data) 151
(projected) 300 0 0 0
c. effective ADT (data) 5099 0 0 0
(projected) 10146 0 0 0
6. Truck ADT
a.uphill (data) 70
(or total) (projected) 139 0 0 0
b. downhill (data) 70
(projected) 139 0 0 0
c.buses
d. total (data) 140 0 0 0
(projected) 279 0 0 0
7. Fraction of ntghtime traffic 0.13
(10 PM to 7AM)
8. Traffic Data Is For What Year? 1997.00
Traffic Projected To What Year? 2017.00
Growth Rate in %/yr. (as a whole #) 3.50
ROAD 1 ROAD 2 ROAD 3 ROAD 4
AUTO DNL Current 48.0 ERR ERR ERR
Future 51.0 ERR ERR ERR
TRUCK DNL Current 49.9 ERR ERR ERR
Future 52.9 ERR ERR ERR
COMBINE Trucks & Cars )
Current ":';::~:.-" . ';"52.1~: 0.0 0.0 0.0
, Future.i~r~"':"~~S'>~gS:'1;fi 0.0 0.0 0.0
02/12/97 09:45
e612 937 5822
WESTWOOD PRO SVS
~ 0011001
-,'
BITUMINOUS PAVEMENT DESIGN
STREET: Lake Lucy Road Date:
PROJECT: Road & UtilitY Inprovements Project No.:
CITY: Chanhassen, Mn. County Project No.:
SAP No.: n/a \
Present Average Daily Traffic (ADT): (A.'5,=>uW\i'> t5>)
Annual Grow-:h Factor (0%-6%) :
Number of L:mes :
Design Years 20 Design Year Projection Factor:
Time Grov.1h Factor:
20 Year Projcctd ADT : (M-&<,/ttP,at::t) ')
IIR" Value .
Bituminous r:l\ ernent Design Strength (7,9, or 10 Ton) :
Design Lar:e :\ADT :
PRESENT DAILY NI8 CALCULATION:
Vehicle Metro Design Metro
Type % of ADT Distribution NIB Factor
1 83.50% 1620 '0.0004
2 9.00% 175 0.007
3 1.60% 31 0.01
4 1.80% 35 0.25
5 0.50% 10 0.58
6 0.30% 6 0.39
7 0.40% 8 0.51
8 2.40% 47 1.13
9 ..*
10 0.50% 10 0.57
11 'J\ d.. I\,l ~,l \j;T" , 2.40
t6. :.. _ ((cd..<.-\.lL\L. Present Daily N18 :
Design (sigma Nl 'l) = 365 x (~iine growth factor) x (present daily N18) :
Granular Equivalent Required:
'(Y\.JJ'f ,""CvY"~
I. .
-c, : L t:. r -1.. .-:l
--v \.. _Co <-
I
~ ~lO
~h o--~ :;..-tr [)...-ch.A.. \.._~
1+-Uc;..
7-Feb-97
96398.00
n/a
lAu€. tA-
I Ii' '.n' .
~' .
I1Di u~t
3880 ('jt~~~ ~
3.50% Vrc\,u.,+.(.::.-
.0 " -to
2 .J....~~tLCt..., --
1.99 \ q :1'"1
28.85
7720
15
10
1940
Design L:l.:l.e
Daily N18
0.65
1.22
0.31
8.73
5.63
2.27
3.96
52.61
5.53
80.91
28.00
tt612 937 5822 WESTWOOD PRO SVS
.......~.... ------.. .... ....-....-
o. DESIGN POLlCV AND CRITERIA
l4J 0011001
7.5.0(3)
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
RESOLUTION NO:
SECONDED BY:
DA TE:
MOTION BY:
A RESOLUTION ESTABLISHING A NO ON-STREET PARKING ZONE ON LAKE
LUCY ROAD, MSA 101-010 FROM GALPIN BOULEVARD (C.R. 117) TO 700 FEET
WEST, PROJECT NO. 97-5
WHEREAS, on March 10, 1997, the City Council approved the plans and
specifications for the Woodridge Heights Improvement Project No. 97-5 from Galpin
Boulevard (C.R. 117) to 700 feet west; and
WHEREAS, the City of Chanhassen has previously designated, with MnDOT
approval, that Lake Lucy Road be classified as a Municipal State-Aid street; and
WHEREAS, Municipal State-Aid maintenance and needs is desired to continue
for this road; and
WHEREAS, MnDOT plan approval for this project requires that no on-street
parking be allowed on one side of Lake Lucy Road following the completion of the
improvement project.
NOW, THEREFORE, BE IT RESOL VED by the Chanhassen City Council that no
on-street parking be allowed on the north side of Lake Lucy Road following the
completion of the proposed Improvement Project No. 97-5, Woodridge Heights from
Galpin Boulevard (C.R. 117) to 700 feet west.
Passed and adopted by the Chanhassen City Council this 10th day of 1997.
ATTEST:
Nancy K. Mancino, Mayor
Don Ashworth, City Clerk/Manager
YES
NO
ABSENT
g:'eng'dave\pc\woodridge heights resolution.doc
CITY OF
CHANHASSEN
690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317
(612) 937-1900. FAX (612) 937-5739
MEMORANDUM
TO:
Dave Hempel, Assistant City Engineer A~
Todd Hoffman, Park & Recreation Director IIY
March 4, 1997
FROM:
DATE:
SUBJ:
Park & Trail Dedication Fees, Woodridge Heights
One-third of full park and trail shall be collected with the platting of Wood ridge Heights. This
amount equals $24,000, calculated as follows:
Park Fees: 45 x 1200 x 1/3 = $18,000
Trail Fees: 45 x 400 x 1/3 = $6,000
The remaining park and trail dedication fees will be collected at the time of building permit
Issuance.
It should be noted that per the development contract, Centex Homes will be reimbursed for the
cost ofJrailconstruction.along Lake Lucy Road.
! ---
. ~............,
~BOb_Ge:erollS:se~ot'~~ ~
g: \park\th \ woodridgefees.doc