1 Powers Ridge Apartments~?~ CITYOF
~. :; : ~690 Ci~ Centerl)nve, POBox 1.47 FROM':
~/i~'- Chanha~sen, Minnesota 55317
.~,' Gen~IF~612193Z5739 DATE:
~:Pub~c Sap~ F~ 612 934.2524 SUBJ
MEMORANDUM
for the January
Powers Ridge'Apartrncnat Homes
January 19, 2000
Page 2
Bay Windows: " An attached xendering reflects the use of Bay Windows on building B2 as
requested by.the PlanningCommission.
Hard Surface Coverage: The revised plans reflect a Hard Surface Coverage of 33.6%. The PUD
agreement allows a maximum 0f32%. :The Plans submitted December 3, 1999, reflected coverage of
34.6%. Staff is still recommending the PUD agreement be amended to allow a maximum hard surface
coverage of 35%.
Parking: Parking plans have been revised to meet ordinance requirements. Under the R-12 parking
district requirements the applicant must provide 2 parking spaces per unit, one and a half of which must
be enclosed. Senior Housing parking requirement may be reduced due to the low demand generated by
seniors.
The total of enclosed parking required is 478. The applicant is providing 481 enclosed spaces. In some
of the buildings, the enclosed parking exceeds ordinance requirements, while in others; it falls short as
shown in the table below
Building A B C D Total
# Of Units 100 80 88 76 344
Enclosed Parking' 130 t13 152 86 481
Provided
Enclosed Parking 150 120 132 76 478
Required
Roof Pitch: The applicant submitted revised renderings that show the difference between a 4:12 and a
6:12 pitch. The change in pitch will lower the building by 4 feet.
Building Materials: The commission directed the applicant to apply the siding in a straight horizontal
line under the third floor windows.-:Theplans'have been changed accordingly. Deck railing and end caps
will be metal as requested by the Plamaing.Commission.
Benches: . .Benclaes have been atlded' to 'the, site plan within the common area.
Signs: -A,~ign plan reflects a:sign with a*orick frame, The ordinance allows one sign with an area
not to exceed 24 feet and a maximttm height of 5 feet. The signs must be setback a minimum of 10 feet
from the property line. The proposed sign meets minimum ordinance requirements.
Powers Ridge Apartment Homes
January 19, 2000
Page 3
Trash:
garage.
The buildings are equipped with trash shoots and dumpsters are stored in the enclosed
Utility Boxes:
All equipment will be framed with siding that matches the building.
Lighting: A lighting plan has been submitted with photometrics. The plan meets ordinance
requirements. Decorative lights will be used at entrances into the site, buildings, or the community space.
Shoebox type lights are used in the parking lots. All light fixtures are shielded as required by ordinance.
Landscaping: The landscape plans are still in progress. The overall plan shows general layout of
plantings and species type and size. The quantity and cost estimates are missing. A complete plan will
be presented at the January 19, 2000, Planning Commission meeting.
Site Grading: The Planning Commission requested staff revisit the grading issue of
whether or not there was verifiable evidence to present to the Commission and/or City Council
that there has been a change in land elevation on the apartment site. Staff has reviewed the final
grading plan for the Lake Susan Hills development and the existing conditions shown on the
Powers Ridge Apartments plan. Upon overlaying the two documents it appears there has been
land alteration directly behind Lots 4, 5, 6 and 7, Block 2, Lake Susan Hills. I have attached for
your convenience a copy of the final grading plan for the Lake Susan Hills development (Figure
1). I would like to point out the large knoll (elevation 940) on Lots 5 and 6, Block 2, Lake Susan
Hills prior to development which was lowered approximately 12 feet to facilitate Lake Susan
Hills Drive and building sites adjacent to the street. In addition, the backyard areas of Lots 2
through 7, Block 2 including part of the apartment site has been graded to provide an emergency
overflow outlet for the wetland located north of Lots 8 and 9 on the apartment site. The existing
elevation in this area ranged from 930 to 942. As a result of grading for Lake Susan Hills
development the backyard areas were lowered to 924 to 928. Staff has no evidence that supports
the material was deposited on the apartment site; however, staff believes it may have been.
Figure 2 denotes the area on the apartment site that appears to be altered since the grading plan
for Lake Susan Hills was prepared. Based on Figure 2 it appears approximately 1.77 acres were
altered. The amount of fill placed in this area is approximately 5700 cubic yards. The original
elevations ranged from 938 to 942. After alteration the grades range from 938 to 946.
I believe that the grading plan for Lake Susan Hills Phase I development would be a good
example for the Commission to use when comparing the two developments. As you will note,
the existing contours in Phase I of Lake Susan Hills was significantly altered in order to prepare
the site for streets and building pads very similar to all building sites within Chanhassen where
topographic constraints require mass grading and land alteration. The apartment site hasvery
similar constraints with Lake Drive West to the north, Powers Boulevard to the east and existing
wetlands and steep slopes on the site. Using these parameters, a site grading plan is prepared
Powers Ridge Apartment Homes
January 19, 2000
Page 4
which tries to retain these natural or man-made features. The engineer also takes into account the
balance in earthwork material to minimize importing to and exporting from material from the
site. The other part of the equation is building type. Basements generate excess material that
needs to be incorporated into the equation of the earthwork balance. Overall, staff believes that
the site grading plan submitted on behalf of the developer is fairly well done and retains the
natural features of the site (steep slopes and significant trees), protects wetland bodies and is
compatible with the adjacent street system.
Development of this site is also very similar to the development of the Chanhassen Lakes
Business Park directly north of the site and/or Villages on the Ponds apartments off of Highway
101. Both of these sites had significant topographic change which requires significant alteration
in order to prepare the building site yet still have manageable street and parking lot grades. Staff
believes overall the preliminary grading plan submitted for Powers Ridge is not excessive and
retains the characteristics of the existing parcel. It is unfortunate that there is such a great
difference in elevation resulting between the apartment site and the single-family development to
the south. Although, as indicated on the grading plan for the Lake Susan Hills development, the
original terrain was approximately the same elevation as the apartment site before development
of the single-family homes. Staff is recommending approval of the grading plan for the Powers
Ridge development as submitted.
RECOMMENDATION
PRELIMINARY PLAT APPROVAL AND SITE PLAN APPROVAL
Staff recommends the Planning Commission adopt the following motion:
"The Planning Commission recommends approval of the preliminary plat of 21.34 acres into 4
lots (SUB-99-14) and Site Plan Review #99-19, approval of PHASE I (Building A), 106 units, as
shown on the plans dated received December 3, 1999, revised and received January 12, 2000,
and subject to the following conditions:
Amend the PUD contract to state the impervious surface coverage of the site cannot
exceed 35% and underground parking shall be provided at a rate of 1 space per unit.
The applicant should submit a street lighting plan for staff review and approval. A
lighting plan shall be submitted for the interior private streets.
3. A cross-access easement shall be conveyed to all the lots for use of the private street.
Park and trail dedication fees shall be paid in lieu of park land dedication. The PUD
contract requires no trail fees and ½ park fees.
Powers Ridge Apartment Homes
January 19, 2000
Page 5
o
The applicant shall increase proposed buffer yard landscape plantings for the north, south
and east property lines in order to meet minimum requirements. Native species are
recommended.
6. Boulevard plantings shall be increased to one tree per 30 feet of frontage.
The applicant shall show the sod/seed limits on official landscape plan submitted to city.
The PUD agreement also states that the applicant shall provide $500.00 of landscaping
per multiple family unit. The applicant shall provide the city with a cost estimate for the
required landscaping.
8. Fire Marshal conditions:
Fire hydrants: Additional fire hydrants will be required. Some proposed fire
hydrants will be required to be re-located. Contact the Chanhassen Fire Marshal
for exact location of new and relocation of proposed fire hydrants. Pursuant to
1997 Uniform Fire Code Section 903.2.
Install post indicator valves (P.I.Vs). Contact the Chamhassen Fire Marshal for
exact location.
Co
A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, NSP, US West, cable TV and transformer boxes. This is to
ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance 9-1.
Comply with Chanhassen Fire Department Policy regarding fire department notes
to be included on all site plans. Pursuant to Chanhassen Fire Department Policy
#04-1991. Copy enclosed.
Contact the Chanhassen Fire Marshal for exact location of fire lane signs and
curbing to be painted yellow. Pursuant to Section 904-1 1997 Uniform Fire Code.
Required access. Fire apparatus access roads shall be installed pursuant to
Section 902.2.1 of the 1997 Uniform Fire Code. In reviewing the plans, because
access cannot meet fire code requirements, the following additional fire protection
shall be required:
f-1. Attic spaces shall be sprinklered per NFPA 13.
f-2. Class 1 standpipes shall be installed in stair towers.
Powers Ridge Apartment Homes
January 19, 2000
Page 6
f-3. The exterior balconies shall be protected by the fire sprinkler system.
Water supplies for fire protection shall be installed and made serviceable prior to
and during the time of construction. Pursuant to Uniform Fire Code Section
901.3.
Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface so as to
provide all weather driving capabilities. These surfaces shall be provided for prior
to construction. Pursuant to 1997 Uniform Fire Code Section 902.2.2.2.
Comply with Chanhassen Fire Department Policy regarding premise
identification. Submit plans to Fire Marshal for review of building identification.
Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #29-
1992. Copy enclosed.
jo
Turning radius shall be reviewed by the Chanhassen City Engineer and
Chanhassen Fire Marshal for approval. Pursuant to 1997 Uniform Fire Code
Section 902.2.2.3.
9. Building Official conditions:
a. The buildings must be protected with automatic fire sprinkler systems.
bo
An accessible route must be provided to all buildings, parking facilities, public
transportation stops and all common use facilities.
Co
All parking areas, including parking garages, must be provided with accessible
parking spaces dispersed among the various building entrances.
do
Accessible dwelling units must be provided in accordance with Minnesota State
Building Code Chapter 1341.
The building owner and or their representatives should meet with the Inspections
Division as soon as possible to discuss plan review and permit procedures. In
particular, the locations of the property lines must be reviewed prior to final plat
to address allowable building area and exterior wall protection requirements.
10.
The developer shall supply the City with a detailed haul roate for review and approval by
staff for materials imported to or exported from the site. If the material is proposed to be
Powers Ridge Apartment Homes
January 19, 2000
Page 7
removed off site to another location in Chanhassen, that property owner will be required
to obtain an earthwork permit from the City.
11.
The applicant will need to develop a temporary sediment and erosion control plan in
accordance with the City's Best Management Practice Handbook. The plan shall be
submitted to the City for review and formal approval in conjunction with final plat
submittal.
12.
Ail areas disturbed as a result of construction activities shall be immediately restored with
seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of
each activity in accordance with the City's Best Management Practice Handbook.
13.
All utility improvements shall be constructed in accordance with the latest edition of the
City's Standard Specifications and Detail Plates. Detailed construction plans and
specifications shall be submitted for staff review and City Council approval. The
construction plans and sPecifications will need to be submitted a minimum of three weeks
prior to final consideration.
14.
Ail driveway access points shall incorporate the City's Industrial Driveway Apron Detail
Plate No. 5207.
15.
The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year
storm events and provide ponding calculations for storm water 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 storm water calculations for 100-year storm events and normal water level and
high water level calculations in existing basins, created basin, and/or creeks. 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. Emergency overflows
from all storm water ponds and wetlands will also be required on the plans.
16.
The applicant shall enter into a development contract/PUD agreement with the City and
provide the necessary financial security to guarantee compliance with the terms of the
development contract.
17.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County Public Works, Watershed District, Metropolitan Environmental
Service Commission, Minnesota Department of Health, and Minnesota Pollution control
Agency and comply with their conditions of approval.
Powers Ridge Apartment Homes
January 19, 2000
Page 8
18.
No .berming shall be permitted within the city's right,of way. A 2% boulevard grade must
be maintained. Landseapingmay be permitted subject t.o staff review and approval.
19.
The utility improvements located within the main drive aisles and trunk storm drainage
lines upon completion shall bee, omc ~ity maintained and owned. The individual sewer
and water services through each lot shall be privately :owned and maintained. Building
permits will be required from the City's Building Department for the private utility
portion of the project. Drainage and utility easements shall be dedicated over the public
utility lines located outside of the right-of-way on the final plat. Depending on the depth
of the utilities, the minimum drainage and utility easement width shall be 20 feet wide.
Consideration for access routes to the ponds for maintenance proposes shall also be
incorporated in the easement width.
20.
The developer shall escrow with the City a financial guarantee for a share of the local cost
participation based on traffic generated from the site for a future traffic signal at the
intersection of Lake Drive West and Powers Boulevard. The cost of the traffic signal is
not known at this time. Preliminary estimates between the City and County shall be used
for a security escrow.
21.
The westerly driveway access 'point shall be redesigned to align across from Upland
22.
Type III erosion control fence will be :required adjacent to the wetland areas. Storm water
ponds and/or temporary detention ponds shall be constructed with the initial grading
phases to minimize erosion potential~to the wetlands or downstream water bodies.
Erosion control blanket will'be required on slopes greater than 3:1. Revegetation of
exposed slopes should occur immediately after grading is completed in accordance with
the City's Best Management Practice Handbook.
23.
Storm water ponds must have side slopes of 10:1 for the first ten feet at the normal water
level and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
24.
The applicant shall report'to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
25.
All retaining walls in excess-~.~f4 feet in height wilt'need to be engineered and require
building permits. Alt retaining walls over 4 feet in height should be protected with fences
and/or landscaping materials to prevent children from falling off the walls. Emergency
overflows from all storm water ponds and wetlands will also be required on the plans.
Powers Ridge Apartment Homes
January 19, 2000
Page 9
26.
27.
The plans shall be revised to utilize the existing sewer and water services provided to the
site from Lake Drive West. Open cutting of the street Lake Drive West will not be
permitted.
The bus stop location along Lake Drive West is subject to city review and approval.
28.
29.
30.
31.
31.
The drive aisles shall be a minimum of 24 feet wide and 26 feet wide when adjacent to
parking stalls and built to 7-ton per axle weight pursuant to OrdinanCe 18-57 o-1 and 20-
1101. Parking lots shall be designed and constructed in accordance with section 20-1118.
Cross-access easements will need to be prepared and recorded by the developer over the
lots in favor of the property owners. The minimum easement width shall be 40 feet wide.
The applicant's engineer shall work with city staff in reviewing the turning radiuses
requirements over the entire site and make the necessary changes.
The proposed high density residential development of 21.34 net developable acres is
responsible for a water quality connection charge of $34,997. The applicant has provided
a water quality ponds to treat 18.6 acres which will waive $30,504 of this fee. The
applicant is also responsible for a water quantity fee of $93,042, for a total SWMP fee of
$97,536. These fees are payable to the City prior to the City filing the final plat.
The applicant shall re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or
an approved seed mix for wetland soil conditions.
The applicant shall be permittod to encroach into thc wetland setback located south of the
subject site, provided thcy do not disturb the wetland.
The applicant shall extend the proposed sidewalk located north of the subject site and connect it
with the sidewalk along Powers Boulevard."
ATTACHMENTS
Revised plans.
Figure 1 - Grading plan for Lake Susan Hills Phase I.
Figure 2 - Land alteration for apartment site.
g:\plan\sa\lake susan hills pud~apartments update.doc