CC Staff Report 7-9-07
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952.227,1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227,1180
Fax: 952.227.1190
Engineering
Phone: 952,227,1160
Fax: 952.227,1170
Finance
Phone: 952.227.1140
Fax: 952.227,1110
Park & Recreation
Phone: 952.227,1120
Fax: 952.227,1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227,1400
Fax: 952,227,1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952,227,1110
Public Works
1591 Park Road
Phone: 952.227,1300
Fax: 952.227,1310
Senior Center
Phone: 952.227,1125
Fax: 952,227,1110
Web Site
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Sharrneen AI-Jaff, Senior Planner
DATE:
olJ,.I .
July 9, 2007 ~'-;"
SUBJ:
Fox Hill Final Plat Approval, 10 Spring Homes, Inc.
Planning Case #07-03
PROPOSAL SUMMARY
The developer is requesting final plat approval with variances to subdivide 1.69 acres
into three single-family lots for Fox Hill.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
BACKGROUND
On January 22,2007, the City Council adopted the following motion:
"The City Council approves the preliminary plat for Planning Case 07-03 for Fox Hill
Subdivision for three lots with variances to allow a private street as shown on the
plans dated received December 1, 2006, subject to the following conditions:
1. A minimum of two 2~-inch deciduous, overstory trees shall be required in the
front yard of each lot.
Finding: This condition still applies.
2. No more than one-third of the required trees may be from anyone species.
Finding: This condition has been met. The applicant submitted revised
landscape plans that show no more than one-third of each
species.
3. Tree preservation fence shall be installed at the edge of the grading limits
around all trees proposed to be preserved prior to any grading.
Finding: This condition still applies.
4. Any trees proposed for preservation that are lost due to grading and
construction acti vities will be replaced at a rate of 2: 1 diameter inches.
Finding: This condition still applies.
cCAtmED
The City ot Chanhassen · A growing community with clean lakes, quality schools, a chamning downtown, thriving businesses, winding trails, and beautiful parks, A great place to live, work, and play,
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 2
5. The Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City so it can
be reviewed by the Carver Soil and Water Conservation District.
Finding: This condition still applies.
6. The plans shall be revised to incorporate Chanhassen's standard details for erosion and
sediment control, including 5300, 5301, 5302A and 5302D.
Finding: This condition has been met.
7. In order to ensure that the proposed infiltration area functions properly, the contractor shall
minimize the number of equipment trips across this part of the site. Additionally, the lightest
equipment appropriate for the job shall be used. Once the infiltration area is graded, the
easement area shall be fenced off so no further compaction occurs. The applicant may want
to consider planting native shrubs, grasses and wildflowers within the infiltration area instead
of sod to promote volume reduction through infiltration and evapotranspiration.
Finding: This condition still applies.
8. A stable emergency overflow (EOF) for the infiltration area shall be provided. The EOF
could consist of riprap and geotextile fabric or a turf re-enforcement mat (a permanent
erosion control blanket). A typical detail shall be included in the plan.
Finding: This condition still applies.
9. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All
exposed soil areas shall have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
Finding: This condition still applies.
10. The plans shall be revised to show a rock construction entrance (minimum 75 feet in length) off
Fox Hollow Drive. The rock construction entrance shall be constructed in accordance with
Chanhassen's Standard Detail 5301. Street cleaning of soil tracked onto public streets shall
include daily street scraping and street sweeping as needed.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 3
Finding: This condition has been partially met and is modified to read "Street cleaning
of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed."
11. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $8,450.
Finding: This condition still applies.
12. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase IT Construction Site Permit), Minnesota Department of Natural Resources (for
dewatering), Carver County, Minnesota Department of Transportation, Minnesota Department
of Health) and comply with their conditions of approval.
Finding: This condition still applies.
13. Full park fees in lieu of parkland dedication and/or trail construction shall be collected in full at
the rate in force upon final plat submission and approval.
Finding: This condition still applies.
14. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
Finding:
This condition still applies.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
Finding:
This condition still applies.
c. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
Finding:
This condition still applies.
d. Separate sewer and water services must be provided to each lot.
Finding:
This condition still applies.
e. Any existing wells and on-site sewage treatment systems on the site must be abandoned
in accordance with State Law and City Code.
Finding:
This condition still applies.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 4
15. Fire Marshal conditions:
a. Add an additional fire hydrant at the intersection of Fox Hollow Drive and Fox Hollow
Court.
Finding:
This condition still applies.
b. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, 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.
Finding:
This condition still applies.
c. Temporary street signs shall be installed at street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota fire Code Section
501.4.
Finding:
This condition still applies.
d. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Finding:
This condition still applies.
e. No burning permits shall be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
Finding:
This condition still applies.
16. All existing buildings, driveways and accessory structures must be removed before grading
commences.
Finding: This condition still applies.
17. Submit calculations of storm sewer and NURP showing that the development meets the
requirements of the City and the MPCA. Determine the new HWL for the existing pond and
show it on the plan along with the NWL.
Finding: This condition has been partially met and modified to read "Storm sewer
calculations must be revised to reflect the changes to the current plans."
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 5
18. The swales on the eastern side of Lot 2, between Lots 2 and 3, and the swale west of Lot 3
must have a 2% minimum slope. Also, the swales in the northwest comer of the house of Lot
1, back yard of Lot 2, and side yard of Lot 3 should be moved away from the foundations of
the structures. Plantings shall be placed outside the swales to promote drainage. Add spot
elevations at the building comers of Lot 1.
Finding: This condition has been partially met and modified to read "Plantings must
be placed outside the swales to promote drainage. Show contours in the
proposed street and 100 feet south of the site."
19. A valley gutter shall be installed at the intersection of Fox Hollow Drive and the private
street to convey water through the intersection. Also, provide spot elevations on the curb to
ensure curb line has a minimum slope of 0.5%.
Finding: This condition has been modified to read "The valley gutter must be revised
to match city plate 5206. The catch basins shall be relocated accordingly."
20. The proposed storm line connecting to the existing storm sewer shows a bend without a
structure. A structure will be required at all bends of storm sewer. Maintain 18 inches of
separation between the sanitary sewer and drain tile.
Finding: This condition has been modified to read "A 48-inch catch basin shall be
installed to replace the existing undersized structure in Fox Hollow Drive."
21. On the Grading, Drainage and Erosion Control Plan, show:
a. Private street and driveway grades shall not exceed 10%.
Finding: This condition has modified to read "Private street and driveway grades
shall not exceed 10%. The grades of the driveways shall be shown on
grading plan.
b. Ground (i.e. non-paved) surface grades shall not be less than 2%.
Finding: This condition has been met.
c. Emergency overflow locations and elevations must be shown on the plan.
Finding: This condition still applies.
d. Add bottom elevations to the retaining walls.
Finding: This condition still applies.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 6
22. An easement is required from the appropriate property owner for any off-site grading.
Finding: This condition still applies.
23. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
Finding: This condition still applies.
24. Building permits are required for all retaining walls four feet tall or higher and must be
designed by a Structural Engineer registered in the State of Minnesota.
Finding: This condition still applies and has been modified to read "Building permits
are required for all retaining walls four feet tall or higher and must be
designed by a Structural Engineer registered in the State of Minnesota. The
retaining wall along Highway 101 must be removed per the letter from the
MN Department of Transportation dated December 21, 2006. The
watermain along Highway 101 must be located to ensure that adequate cover
remains after removal of the retaining wall. A permit will be required to
enter the right-of-way.
25. All sanitary sewer, watermain and storm sewer within this site shall be publicly owned and
maintained.
Finding: This condition still applies.
26. The watermain extension from Fox Hollow Drive must be wet-tapped. Due to the alignment
of the watermain in Fox Hollow Drive, it appears that this connection cannot be done under
traffic. The sanitary sewer connection on Fox Hollow Drive connecting to an existing stub
shall also be completed under traffic.
Finding: This condition has been met.
27. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and
storm sewer lines. The actual elevations of existing utilities shall be determined.
Finding: This condition still applies and has been modified to read "Show the location
of curb stops and sanitary sewer services with elevations of both. Connect at
least one section of pipe to the existing sanitary sewer before placing a
manhole. Lower the invert of proposed manhole 2 a minimum of one foot.
Complete the storm profile and stationing on the plans. Direct the outlet of
the infiltration area east of the berm of Lot 6, Block 5, of Fox Hollow to the
ditch along Highway 101.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 7
28. Install cleanout for the sewer service for Lot 2 due to length.
Finding: This condition still applies.
29. Each new lot is subject to the sanitary sewer and water hookup charges. The 2006 trunk
hookup charge is $1,669 for sanitary sewer and $4,485 for watermain. Sanitary sewer and
watermain hookup fees may be specially assessed against the parcel at the time of building
permit issuance. All of these charges are based on the number of SAC units assigned by the
Met Council and are due at the time of building permit issuance.
Finding: This condition has been modified. The underlying property was assessed for
3 lots in 1975. This assessment has been paid. Therefore, the trunk sewer and water
charges are not due with the building permit. The new condition shall read "All
applicable Met Council fees will be collected with the application for a building
permit."
30. The utilities will need to be adjusted to allow a minimum of 10 feet horizontal separation
between the easement and the proposed utilities.
Finding: This condition has been modified to read "The drainage and utility easement
located along the western portion of the site must be revised to include a
cross-access easement in favor of all property owners within the Fox Hill
Subdivision. Revise the plat as necessary."
31. A 1O-foot drainage and utility easement will be required for the front of Lots 2 and 3.
Finding: This condition still applies and is modified to read "The final plat shall be
revised to show a 10-foot drainage and utility easement along the fronts of
Lots 2 and 3."
32. The private street entrance must connect to Fox Hollow drive at a 90-degree angle.
Finding: This condition has been modified to read "The private street must maintain a
minimum of 20 feet of length perpendicular to the valley gutter. Also,
correct the scale on the road profile."
33. Lot 3, Block 1, must maintain a 20-foot side yard setback along the westerly property line.
Finding: This condition still applies.
34. The applicant shall file covenants concerning maintenance of the private street against all
benefiting properties as required in section 18-57 (p) 2 of the city code.
Finding: This condition still applies.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 8
35. The applicant shall provide signs or other markings identifying the common areas of the
pri vate street.
Finding: This condition still applies."
FINAL PLAT
The applicant is proposing to subdivide a 1.69 acre site into three single-family lots. The density of
the proposed subdivision is 1.77 units per acre gross and 2.19 units per acre net. All lots exceed
the minimum 15,000 square feet of area, with an average lot size of 20,183 square feet.
All proposed lots meet the minimum width and depth requirements of the Zoning Ordinance.
The lots are proposed to be served via a private street.
The City Code requires a 30-foot front yard setback for lots served by private streets. The front
yard is the lot line nearest the public right-of-way that provides access to the parcel. As such, the
front lot line is the northerly property line on all three lots. Also, all three lots have frontage on
Highway 101. Consequently, these lots are considered comer lots and must maintain a 30-foot
setback along the easterly property line as well. All remaining setbacks are 10 feet as they are
side yard setbacks. Staff is recommending that Lot 3 maintain a 20-foot side yard setback along
the westerly property line to provide additional buffer for the property to the west. The City may
require an increase in a setback when a parcel is served by a private street (SectionI8-57 Streets
p-6).
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
No wetlands exist on site.
EROSION AND SEDIMENT CONTROL
A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota
Pollution Control Agency (MPCA) for this site. A Storm Water Pollution Prevention Plan
(SWPPP) will be required in conjunction with this application. The SWPPP should be provided
to the City so it can be reviewed by the Carver Soil and Water Conservation District.
The plans should be revised to incorporate Chanhassen's standard details for erosion and
sediment control, including 5300,5301, 5302A and 5302D.
In order to ensure that the proposed infiltration area functions properly, the contractor should
minimize the number of equipment trips across this part of the site. Additionally, the lightest
equipment appropriate for the job should be used. Once the infiltration area is graded, the
easement area should be fenced off so no further compaction occurs. The applicant may want to
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 9
consider planting native shrubs, grasses and wildflowers within the infiltration area instead of
sod to promote volume reduction through infiltration and evapotranspiration.
A stable emergency overflow (EOF) for the infiltration area should be provided. The EOF could
consist of riprap and geotextile fabric or a turf re-enforcement mat (a permanent erosion control
blanket). A typical detail should be included in the plan.
Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed
soil areas shall have temporary erosion protection or permanent cover year round, according to
the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 t03:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
The plans should be revised to show a rock construction entrance (minimum 75 feet in length) off
Fox Hollow Drive. The rock construction entrance should be constructed in accordance with
Chanhassen's Standard Detail 5301. Street cleaning of soil tracked onto public streets shall include
daily street scraping and street sweeping as needed.
SURFACE WATER MANAGEMENT FEES
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single-family residential development rates of $1,900/acre.
Based on the proposed developed area of approximately 1.69 acres, the water quality fees associated
with this project are $3,211.
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. Single-
family residential developments have a connection charge of $3,100 per developable acre. This
results in a water quantity fee of approximately $5,239 for the proposed development.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $8,450.
OTHER AGENCIES
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 10
Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering),
Carver County, Minnesota Department of Transportation, Minnesota Department of Health) and
comply with their conditions of approval.
GRADING AND DRAINAGE
The 1.7 acre site is bordered by Fox Hollow Drive to the north, State Highway 101 to the East
and Fox Hollow Subdivision to the south and west. There is an existing house, two accessory
structures, and a gravel drive on the site; all of these must be removed before site grading
commences.
The high point of the site divides the site into two main pieces. Approximately 60 percent of the
drainage drains to the new low area in the southeast corner of the site. The remaining 40 percent
drains through a series of catch basins and enters an existing pond north of Fox Hollow Drive.
Hydrology calculations were submitted which meet the requirements of the Minnesota
Department of Transportation and the City of Chanhassen. Storm sewer calculations were
provided, but will need to be updated to reflect changes to the current plans.
Contours will need to be shown in the roadway and 100 feet south of the site. Plantings shall be
placed outside of swales to promote drainage.
The outlet structure provides a 6-inch restrictor pipe. This will need to be removed to allow the
structure to be used as an overflow. An alternative solution is needed to restrict the flow in
normal conditions. The elevation of the beehive grate shall be added to the plans. The PVC
pipes will need to be replaced with RCP.
A valley gutter was installed at the intersection of the private drive and Fox Hollow Drive. This
valley gutter does not match city plate 5206. The elevations near this intersection will need to be
revised, along with the locations of the catch basins. Provide spot elevations around the
intersection to ensure that the curb line has a minimum of .5% slope.
The infiltration basin outlet shall be directed east of the berm of Lot 6, Block 5, Fox Hollow.
This will allow the storm water to enter the drainage ditch along Highway 101.
The connection to the existing catch basin in Fox Hollow Drive is not feasible because the
existing structure is too small. A new 48-inch structure will need to replace the existing structure
to make the connection.
Private driveway grades shall not exceed 10%.
Emergency overflow locations and elevations must be shown on the plan.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 11
An easement is required from the appropriate property owner for any off-site grading. If
importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
RET AINING WALLS
The proposed retaining walls are as follows:
Location
Alon the drivewa of lot 1
Rear ard of lot 1
Along the west side of the drive of lot 3
Length
(a roximate)
100 feet
25 feet
25 feet
Maximum Height
(a roximate)
4 feet
4 feet
4 feet
Elevations shall be added to the bottom of retaining walls to confirm actual height.
Building permits are required for all retaining walls four feet tall or higher and must be designed
by a Structural Engineer registered in the State of Minnesota.
There is an existing retaining wall along Highway 101 which is approximately 2 feet high and
110 feet long. This retaining wall needs to be removed per the letter from the Minnesota
Department of Transportation. The watermain along Highway 101 will need to be located to
ensure that plenty of cover remains after removal of the retaining wall. A permit will be required
to enter the right-of-way.
UTILITIES
The developer proposes to extend lateral sanitary sewer, watermain and storm sewer within the
development. The sanitary sewer, watermain, and storm sewer will be publicly owned and
maintained. Draintile and the culvert under the driveway of Lot 1 will be the responsibility of
the homeowners. Proposed watermain will extend from the existing watermain within Fox
Hollow Drive. The proposed watermain will terminate at the hydrant of Lot 3 having a total
length of 270 lineal feet. Due to the alignment of the watermain off of Fox Hollow Drive, it
appears that the connection cannot take place under traffic. The connection on Fox Hollow
Drive must be wet-tapped. Sanitary sewer for this development will extend off of Fox Hollow
Drive. A stub was provided during the construction of the Fox Hollow Subdivision which
should allow this connection to be completed under traffic.
Utility plans provided show both plan view and profiles of all utilities (sanitary sewer, water, and
storm lines). Actual elevations of existing utilities shall be verified for accuracy. A cleanout for
the sanitary sewer service will be needed for Lot 2 because of the length. Show the location of
curb stops and sanitary sewer services with elevations of both. Connect at least one section of
pipe to the existing sanitary sewer before placing a manhole. This will prevent the rim to be out
of the curb line area. Also the invert of proposed manhole 2 should be lowered a minimum of
one foot. The storm stationing is not shown on the plan and the profile is incomplete.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 12
The underlying property was assessed for three lots in 1975. This assessment has been paid;
therefore, the trunk sewer and water charges are not due with the building permit. The Met
Council fees still apply and will be collected with the application for a building permit.
The developer will be responsible for extending lateral sewer and water service to the lots;
therefore, the sanitary sewer and water connection charges will be waived.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that all public utility improvements will require
a preconstruction meeting before building permit issuance. Permits from the appropriate
regulatory agencies will be required, including the MPCA, Minnesota Department of Health,
Watershed District and Minnesota Department of Transportation.
EASEMENTS
A drainage and utility easement has been provided for the utilities. This easement will need to
be revised to allow all users access to their driveways. The utilities in this easement will need to
be adjusted to ensure that there is a minimum of a 1O-foot horizontal separation between the
easement and the proposed utilities.
The front of Lots 2 and 3 require a 1O-foot drainage and utility easement.
STREETS
Access to the site will be a private street off of Fox Hollow Drive. The private drive must
connect to Fox Hollow Drive at a 90 degree angle. The developer has provided plans showing
the street as both private and public. Staff supports the variance to a private street because no
additional houses will connect to this street.
The private street within the development will be privately owned and maintained. The street
must be built to a 7 -ton design, paved to a width of 20 feet, utilize a maximum grade of 7
percent, maintain 20 feet of length perpendicular to the valley gutter, and provide a turnaround
area acceptable to the Fire Marshal. Upon completion of the pri vate street, the applicant shall
submit a set of "as-built" plans signed by a professional civil engineer.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 13
PARKS AND TRAILS
PARKS
This property is located within the
neighborhood park service area for North
Lotus Lake Park. Future residents of Fox
will have convenient access to the park
from Fox Hollow Drive. North Lotus Lake
is 19.8 acres in size and features a
playground, picnic shelter, trails, hockey
skating rink, seasonal shelter,
tennislbasketball court, and a ball field.
Ample off-street parking is available at the
park. Many amenities at the park have been
updated within the past few years. No
additional parkland acquisition is being
recommended as a condition of this
subdivision.
TRAILS
Hill
Park
rink,
The subject site has direct access to the Highway 101 North pedestrian trail. Upon development, all
three homes will abut Highway 101 and the pedestrian trail located on the west side of the highway.
No additional trail construction is being recommended as a condition of this subdivision.
TREE PRESERV A TIONILANDSCAPING
Canopy coverage and preservation calculations have not been submitted for the Fox Hill
development. Staff has calculated the following coverages:
Total upland area (including outlots)
Total canopy area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
73,700 SF
13,000 SF
17%
25 % or 18,425 SF
13% or 10,000 SF
The developer does not meet minimum canopy coverage allowed; therefore, the difference
between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Difference in canopy coverage
Total number of trees to be planted
3,000 SF
1.2
3,600 SF
5,425 SF
8
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 14
The total number of trees required for the development is 8. The applicant has proposed a total
of 8 deciduous, overs tory trees and 64 evergreens and 25 ornamentals within buffer yards.
The subdivision is also required to have bufferyard plantings along Highway 101. Requirements
are as follows:
Location Required Proposed
Hwy. 101- bufferyard B 6 overs tory trees o overstory trees
- 20' width 10 understory trees 26 understory trees
330' length 16 shrubs Berm on lots 1 & 2
The applicant generally meets the minimum requirements for bufferyard planting along Highway
10 1 by planting the overall total of over and understory trees and adding a berm.
The applicant is proposing to save many of the existing trees on site. Staff recommends that all
trees be thoroughly protected by installing fencing around all groups.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot
Area
Lot
Width
Lot
Depth
Home
Setback
Ordinance
15,000
100'
125'
30' front/rear
10' sides
BLOCK 1
Lot 1
18,067
115'
260'
30'/NA
10'
30'/NA
10'
30'/NA
20'
Lot 2
19,372
115'
260'
Lot 3
23,112
115'
260'
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval with a variance for a private street for Fox Hill-
Planning Case #07-03 for three lots as shown on the plans received June 11,2007 subject to the
following conditions:
1. A minimum of two 2Y2-inch deciduous, overstory trees shall be required in the front yard of
each lot.
2. Tree preservation fence shall be installed at the edge of the grading limits around all trees
proposed to be preserved prior to any grading.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9,2007
Page 15
3. Any trees proposed for preservation that are lost due to grading and construction activities
will be replaced at a rate of 2: 1 diameter inches.
4. The Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City so it can
be reviewed by the Carver Soil and Water Conservation District.
5. In order to ensure that the proposed infiltration area functions properly, the contractor shall
minimize the number of equipment trips across this part of the site. Additionally, the
lightest equipment appropriate for the job shall be used. Once the infiltration area is graded,
the easement area shall be fenced off so no further compaction occurs. The applicant may
want to consider planting native shrubs, grasses and wildflowers within the infiltration area
instead of sod to promote volume reduction through infiltration and evapotranspiration.
6. A stable emergency overflow (EOF) for the infiltration area shall be provided. The EOF
could consist of riprap and geotextile fabric or a turf re-enforcement mat (a permanent
erosion control blanket). A typical detail shall be included in the plan.
7. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All
exposed soil areas shall have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope
Steeper than 3:1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any
exposed soil areas with a positive slope to a storm water conveyance system, such as a curb
and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural
or man made systems that discharge to a surface water.
8. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
9. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $8,450.
10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Site Permit), Minnesota Department of Natural Resources (for
dewatering), Carver County, Minnesota Department of Transportation, Minnesota Department
of Health) and comply with their conditions of approval.
11. Full park fees in lieu of parkland dedication and/or trail construction shall be collected in full at
the rate in force upon final plat submission and approval.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 16
12. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
d. Separate sewer and water services must be provided to each lot.
e. Any existing wells and on-site sewage treatment systems on the site must be abandoned
in accordance with State Law and City Code.
13. Fire Marshal conditions:
a. Add an additional fire hydrant at the intersection of Fox Hollow Drive and Fox Hollow
Court.
b. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters.
c. Temporary street signs shall be installed at street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section
501.4.
d. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
e. No burning permits shall be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
14. All existing buildings, driveways and accessory structures must be removed before grading
commences.
15. Storm sewer calculations must be revised to reflect the changes to the current plans.
16. Plantings must be placed outside the swales to promote drainage. Show contours in the
proposed street and 100 feet south of the site.
17. The valley gutter must be revised to match city plate 5206. The catch basins shall be
relocated accordingly.
18. A 48-inch catch basin shall be installed to replace the existing undersized structure in Fox
Hollow Drive.
19. On the Grading, Drainage and Erosion Control Plan, show:
a. Private street and driveway grades shall not exceed 10%. The grades of the driveways
shall be shown on grading plan.
b. Emergency overflow locations and elevations must be shown on the plan.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 17
c. Add bottom elevations to the retaining walls.
20. An easement is required from the appropriate property owner for any off-site grading.
21. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
22. Building permits are required for all retaining walls four feet tall or higher and must be
designed by a Structural Engineer registered in the State of Minnesota. The retaining wall
along Highway 101 must be removed per the letter from the Minnesota Department of
Transportation dated December 21,2006. The watermain along Highway 101 must be
located to ensure that adequate cover remains after removal of the retaining wall. A permit
will be required to enter the right-of-way.
23. All sanitary sewer, watermain and storm sewer within this site shall be publicly owned and
maintained.
24. Show the location of curb stops and sanitary sewer services with elevations of both. Connect
at least one section of pipe to the existing sanitary sewer before placing a manhole. Lower
the invert of proposed manhole 2 a minimum of one foot. Complete the storm profile and
stationing on the plans. Direct the outlet of the infiltration area east of the berm of Lot 6,
Block 5, of Fox Hollow to the ditch along Highway 101.
25. Install cleanout for the sewer service for Lot 2 due to length.
26. All applicable Met Council fees will be collected with the application for a building permit.
27. The drainage and utility easement located along the western portion of the site must be
revised to include a cross-access easement in favor of all property owners within the Fox Hill
Subdivision. Revise the plat as necessary.
28. The final plat shall be revised to show a lO-foot drainage and utility easement along the
fronts of Lots 2 and 3.
29. The private street must maintain a minimum of 20 feet of length perpendicular to the valley
gutter. Also, correct the scale on the road profile.
30. Lot 3, Block 1, must maintain a 20-foot side yard setback along the westerly property line.
31. The applicant shall file covenants concerning maintenance of the private street against all
benefiting properties as required in section 18-57 (p) 2 of the city code.
32. The applicant shall provide signs or other markings identifying the common areas of the
pri vate street.
Todd Gerhardt
Fox Hill Final Plat - Planning Case 07-03
July 9, 2007
Page 18
33. Remove the restriction from the outlet pipe. An alternative solution is needed to restrict the
flow during normal rain events. Add the elevations of the beehive grate to the plans. The
PVC pipes shall be changed to RCP.
34. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
Permits from the appropriate regulatory agencies will be required, including the MPCA,
Minnesota Department of Health, Carver County, Watershed District and Minnesota
Department of Transportation.
35. Add city detail plates 5235, 5236, 5202A, and 2109. Remove details 5240, 5242, and 5243
as they do not pertain to this development. The slope must be shown on the typical street
section. Revise the drain tile to show the correct location.
36. The specifications must include the city specifications for street construction. Working hours
in the special conditions should be changed to reflect the same working hours on page G-28
of the General Conditions."
ATTACHMENTS
1. Final Plat and Construction Plans.
G:\PLAN\2007 Planning Cases\07-03 Fox HiI1\Final Plat.doc
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