Approval Letter 7-13-10 July 13, 2010
•
CITY OF
CHANHASSEN Mr. Mark Sonstegard
7700 Market Boulevard Ryland Homes
PO Box 147 7599 Anagram Drive
Chanhassen, MN 55317 Eden Prairie, MN 55344
Re: Pioneer Pass Preliminary Plat — Planning Case #10 -09
Administration
Phone: 952.227.1100 Dear Mr. Sonstegard:
Fax: 952.227.1110
Building Inspections This letter is to confirm that on July 12, 2010, the Chanhassen City Council
Phone: 952.227.1180 approved the following:
Fax: 952.227.1190
A. Preliminary Plat creating 94 lots, 4 outlots and right -of -way for public
Engineering streets, plans prepared by James R. Hill dated June 4, 2010, subject to the
Phone: 952.227.1160 following conditions:
Fax: 952.227.1170
Finance 1. Building Official:
Phone: 952.227.1140
Fax: 952.227.1110 a. The developer must submit a list of proposed street names for review and
approval prior to final plat of the property.
Park & Recreation
Phone: 952.227.1120 g
p b. Developer to provide 1:200 scale plat drawing (with lot numbers, block
Fax: 952.227.1110
numbers and street names only) for addressing purposes.
Recreation Center
2310 Coulter Boulevard c. Demolition permits must be obtained before demolishing any existing
Phone: 952.227.1400 structures.
Fax: 952.227.1404
d. A final grading plan and soils investigation /correction report must be
Planning & submitted to the Building Inspections Division before permits can be
Natural Resources p
Phone: 952.227.1130 issued.
Fax 952.227.1110
e. Retaining walls over four feet high require a building permit and must be
Public Works designed by a Structural Engineer registered in the State of Minnesota.
1591 Park Road
Phone: 952.227.1300 f. Each lot must be provided with separate sewer and water services.
Fax: 952.227.1310
Senior Center g. The developer and/or their agent shall meet with the Inspections Division
Phone: 952.227.1125 as early as possible to discuss plan review and permit procedures.
Fax: 952.227.1110
2. Engineer:
Web Site
www.ci.chanhassen,mn.us a. The developer must coordinate the proposed grading within the Liberty on
Bluff Creek property and the restoration with the homeowners association.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 2 of 10
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road- Bluff Creek Drive- to Pioneer Trail.
c. 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.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots 11 through 14, Block 2.
f. A drain tile service stub must be provided for any lot that drains from the back to the
front.
g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are
minimum three feet above the high water level of the adjacent pond.
h. Verify the first floor elevation of Lots 1 through 3, Block 1.
i. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
j. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
k. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
1. The developer will install 12 -inch trunk watermain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8 -inch lateral and 12 -inch trunk
watermain.
m. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
n. A pressure- reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
o. The developer shall install a pressure- reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 3 of 10
p. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: for 2010 the
portion collected with the development contract is $608.00 /unit of the sanitary sewer
hookup fee and $1,618.00 /unit of the water hookup fee.
q. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
r. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
s. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right -of -way.
t. The grade of the public streets must be adjusted so that they do not exceed 8 %.
u. The owner of the exception parcels shall work with MnDOT, the County and the City to
determine future access to these areas.
v. The outstanding assessments, plus accrued interest must be paid with the final plat or
reapportioned to the lots within the final plat.
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and
Outlot C.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the City before installation.
d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 10 trees of a species may be grouped together.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 4 of 10
f. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three -foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
5. Park Director:
a. Successful transfer of Outlot C (8.7+ acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year -round climate control for the homes adjacent to the T.H. 212 /Pioneer Trail
right -of -way.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 5 of 10
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway /trail easement and drainage and utility easement over
Outlot A, and conservation easement, trail easement and a drainage and utility easement
over Outlot B.
7. Water Resources Coordinator:
a. The HydroCAD model shall be revised to accurately reflect the post - development soil
conditions or evidence shall be provided that soils post development will have a water
transmission rate between 0.15 and 0.30 in /hr.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20 -412).
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20 -412).
f. Wetland buffers must be planted with native vegetation per Section 20 -412.
g. Make the Soil Boring report available to the City (18 -40).
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4 -30).
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right -of -way.
j. As stated in Section 18- 40(4)2v. Drain tile service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain tile shall be
extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also
encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2.
The soil boring report will be beneficial in making this determination (18 -40).
k. The swale between Street B and Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18 -76).
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 6 of 10
I. The outlet for Pond 2 is to be moved as far west as is practical (19 -144).
m. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in
addition to rip -rap (18 -62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18 -40).
p. Areas where proposed and existing grades are to be matched shall be done so that no
concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18 -62).
q. Type 3, weed -free mulch shall be used in outlot B.
r. Inlet protection will be required on the existing CBMH at the northerly intersection of
Bluff Creek Boulevard and proposed Street A (18- 62/63).
s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be
required on all backyard CB until final stabilization is achieved.
t. After the slopes are graded but before the erosion control blanket and seed is placed, the
use of silt fence with J- hooks, straw wattles, rock logs, bioroll or other BMP will be
required to break up any run 75 feet or longer (18 -62).
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of
untreated water will be allowed to the creek or to the fringe wetland (19 -145).
v. A detailed turf establishment plan shall be provided (19 -145).
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19 -145).
x. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 7 of 10
B. Conditional Use Permit for development within the Bluff Creek Overlay District with a
Variance for encroachment into the Primary Zone for the construction of a stormwater pond
subject to the following conditions:
1. Wetland must be protected at all times from impact.
2. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would
prevent the applicant or their agent from fulfilling the intent of the encroachment.
3. Signage shall be posted at the property corners indicating the Bluff Creek Overlay
District boundaries. The applicant and City shall work together to best determine
location, aesthetic and message.
4. Bluff Creek shall be shown and identified on the plan set.
5. Vegetative enhancement will be needed within the Bluff Creek Overlay District in
addition to the mitigation area. This area shall be planted with a native seed mix
appropriate to the area. Trees shall be planted on the south side of the pond for
temperature control as well as screening from the residences.
6. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
7. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -
rap (18 -62).
8. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the city before installation.
9. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
C. Interim Use Permit to allow site grading prior to final plat approval subject to the following
conditions:
1. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18 -40).
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 8 of 10
2. The erosion control and grading plan must be amended per Preliminary Plat comments.
3. The Wetland Alteration Permit conditions must be met.
4. A phasing and sequence plan must be prepared and submitted.
5. The grading operations must follow the preliminary grading plan as approved by City
Council.
6. The applicant must submit a $36,500 erosion control security before grading can
commence.
7. The applicant must obtain permission for any off -site grading.
8. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limit.
9. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
10. 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.
11. Erosion control measures must be installed and inspected prior to grading.
And,
Wetland Alteration Permit for the grading and filling of wetlands on site subject to the
following conditions:
1. Wetland I must be shown on the plans (18 -40).
2. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland credit
approved in the 2006 wetland replacement plan.
3. Wetland buffer must be extended around the mitigation area to achieve no less than
20,473 square feet and cannot include any portion of the pond.
4. A detailed wetland alteration and replacement plan needs to be developed that meets the
requirements of Minnesota Rules Chapter 8420.0528. this should include, at a minimum:
a. Two cross - sectional views and a plan view;
b. A detailed planting schedule;
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 9 of 10
c. A detailed vegetation management schedule including any mowing, herbicide
application, and performance goals (note: this should include the buffer area as
well as the created wetland);
d. A discussion of the soils as it pertains to their adequacy in wetland creation; and
e. A discussion of hydrology as it is not conclusive that there will be adequate
hydrology to take on wetland characteristics.
5. A five -year monitoring plan must be developed and submitted to the City for review and
comment per Minnesota Rules 8420.0810. This monitoring plan will require the
placement of shallow water monitoring wells as the intent is to create a type 1 wetland.
6. A letter of credit or other surety equal to 110% of the construction cost will be required.
This can be released upon the issuance of a Certificate of Compliance with Wetland
Replacement Plan.
7. The wetland area should use BWSR seed mix WT1 for any temporary seeding.
8. An as -built survey must be provided to the City for review and approval prior to final
seeding of the area.
9. Yellow tags shall be provided to the City after the area has been seeded.
10. The planting schedule and vegetation management plan shall incorporate the buffer area
as well.
11. The selected contractor and applicant must also provide the City with a signed Board of
Soil and Water Resources "Contractors Responsibility and Landowner Statement Form.
Final plat documents must be submitted to the City 30 days prior to the City Council meeting in
which you wish to have your final plat approved. Conditions of the preliminary plat approval
must be addressed for final plat approval. Enclosed is the list of items required for submittal for
final plat approval.
A revised grading plan for the Interim Use Permit must be submitted to the City for review and
approval. A security in the amount of $36,500 for erosion control must be submitted before site
grading can commence. Additionally, all erosion control measures and tree protection fencing
must be installed and inspected prior to the City authorizing grading operations.
A revised wetland mitigation plan must be submitted and approved by the City prior to any
wetland alterations occurring. Additional security based on the construction cost for the
mitigation shall be required. Contact Terry Jeffery at (952) 227 -1168 or
tjeffery @ci.chanhassen.mn.us if you have any questions.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 10 of 10
Should you have additional questions or need more information, please feel free to contact me at
(952) 227 -1131 or bgenerous @ci.chanhassen.mn.us.
Sincerely,
Robert Generous, AICP
Senior Planner
c: Peterson - Jacques Farm Land Co., LLC
15900 Flying Cloud Drive
Eden Prairie, MN 55347
ec: Kate Aanenson, Community Development Director
Alyson Fauske, Assistant City Engineer
Todd Gerhardt, City Manager
Terry Jeffery, Water Resources Coordinator
Enclosure
g: \plan\2010 planning cases \10 -09 pioneer pass\approval letter prelim plat cup var iup wap.doc
ITEMS REQUIRED FOR FINAL PLAT CONSIDERATION
The following items are required to be submitted a minimum of 30 days prior to
City Council meeting and payment of a $250.00 final plat review fee:
1. Submit three (3) sets of full size, 50 scale construction plans and
specifications for staff review and redline.
• Utility plans shall show both plan view and profiles of all utilities
(sanitary sewer, water and storm sewer lines). The plan view must
show all drainage and utility easements.
• Grading and drainage plans shall show dwelling type and elevations,
wetlands and wetland buffer areas, stormwater pond NWL and HWL,
EOF and catch basin and storm manhole numbers.
• The construction plans and specifications shall be in accordance to the
City's latest edition of Standard Specifications & Detail Plates.
• The plans shall include traffic signage and street Tight placement.
2. Drainage calculations for water quantity and quality ponding with maps
showing drainage areas for pre -and post - development conditions and
contributing areas to catch basins.
3. Hydraulic calculations and drainage map for the storm sewer design.
4. Tree Preservation Easements (if applicable).
5. Trail Easements (if applicable).
6. Engineer's Cost Estimate of Improvements:
a. Sanitary sewer system.
b. Water system.
c. Storm sewer drainage system including cleaning and
maintenance.
d. Streets, sidewalk and trails.
e. Erosion control.
f. Site restoration (seeding, sodding, etc.).
g. Site grading
h. Street lights & signs
i. Engineering, surveying & inspection
j. Landscaping
7. Five (5) sets (folded) of final plat, one (1) set of reductions (8W x 11"), and
a digital copy in .tif format.
8. Digital copy of the legal description of the property in a .doc format.
9. Lot tabulations
Failure to provide any of the above items by the required deadline will
result in delaying consideration of final plat before the City Council.
Updated 11 -29 -06
g: \eng \forms \final plat submittal.doc