CC Staff Report for Final Plat 02-28-20114
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
www.ci.chanhassen.mn.us
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Sharmeen Al -Jaff, Senior Planner
DATE: February 28, 2011
SUBJ: Reflections at Lake Riley 1 Addition Final Plat Approval,
US Home Corporation
Planning Case #10 -12
PROPOSED MOTION
"The Chanhassen City Council grants approval of the final plat for Reflections
at Lake Riley 1 Addition as shown in plans dated received January 28, 2011
and subject to the conditions of approval in the staff report."
Approval requires a simple majority vote of City Council present.
A e 1
PROPOSAL
SUMMARY
The developer is
requesting final plat
approval to subdivide
50.48 acres into 17 lots
and four outlots —
REFLECTIONS AT
LAKE RILEY 1sT
ADDITION, located
northwest of the
intersection of Lyman
Blvd. and Lake Riley
Blvd. and south of
Highway 212.
6
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1. PROPERTY
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ACTION REQUIRED
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Approval requires a simple majority vote of the City Council present.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
BACKGROUND
On December 13, 2010, the City Council adopted the following motions:
REZONING
"The City Council approves Planning Case #10 -12 to rezone 50.48 acres of property zoned
RSF, Single Family Residential District, and R -4 Mixed Low- Density Residential, to RLM,
Residential Low and Medium Density District for Lakeview Subdivision contingent upon final
plat approval, as shown in plans dated received November 5, 2010, and adoption of the findings
of fact."
PRELIMINARY PLAT
"The City Council approves the preliminary plat for Planning Case #10 -12 for Lakeview Subdivision
for 66 lots and 4 outlots as shown on the plans received November 5, 2010, subject to the following
conditions and adoption of the findings of fact:
1. The applicant shall add 34 trees to its total for tree planting. The landscape plan shall show a
total of 282 trees to be planted.
Finding: This condition has been met. The applicant has submitted revised
calculations. The total tree replacement is 248 trees.
2. All trees proposed to be preserved shall be protected by tree preservation fencing. Fencing
shall be installed prior to grading.
Finding: This condition still applies.
3. All work and drainage discharge within the MnDOT easement must be approved by
MnDOT.
Finding: This condition still applies.
4. The public drainage and utility easement on the north side of the development must be
vacated.
Finding: This condition is amended to read, "The public drainage and utility easement
on the north side of the development must be vacated when this area is
platted into lots and blocks."
5. The existing building and driveway on the north side of the site must be removed.
Finding: This condition still applies.
Reflections at Lake Riley I" Addition — Planning Case No. 10 -12
February 28, 2011
Page 3
6. Based on the proposed grading, a low area will be created west and north of the stub for
Street C. The developer must work with the adjacent property owner to either grade out the
low area, or install storm sewer to prevent water from ponding in the area.
Finding: This condition has been amended to read, "Based on the proposed grading, a
low area will be created west and north of the Chesterfield Lane street stub.
The developer must install storm sewer to prevent water from ponding in the
area."
7. The developer's engineer will shift the storm sewer at the back of Lots 38 to 41, Block 3,
further north in order to provide a larger unencumbered backyard area.
Finding: This condition has been met.
8. The storm sewer alignment at the back of Lots 19 and 20, Block 3 must be adjusted to
minimize the required drainage and utility easement.
Finding: This condition has been met.
9. The lowest opening of a building must be a minimum 18 inches above an adjacent
emergency overflow.
Finding: This condition has been met.
10. Additional information must be shown on the final grading plan to show how drainage from
the Highway 212 berm will be directed into the existing flared end section located north of
proposed Lot 27, Block 3.
Finding: This condition does not apply to this addition.
11. An encroachment agreement is required if the developer wishes to install an entrance
monument at the Street B intersection with Lyman Boulevard.
Finding: This condition has been amended to read, "An encroachment agreement is
required for the entrance monument at the Highland Court intersection with
Lyman Boulevard."
12. A temporary turnaround is required at the western end of Street C.
Finding: This condition has been amended to read, "The developer must provide a
roadway, drainage and utility easement for the portion of the temporary
turnaround that lies outside of the right -of- way."
Reflections at Lake Riley 1 Addition — Planning Case No. 10 -12
February 28, 2011
Page 4
13. The development is adjacent to Lyman Boulevard and is therefore subject to the arterial
collector fee at the time of final plat.
Finding: This condition has been amended to read, "The development is adjacent to
Lyman Boulevard and is therefore subject to the arterial collector fee at the
time of final plat, which is calculated as follows:
4.94 developable acres x $2,400.00 /acre = $11,856.00"
14. The developer will not be reimbursed for the relocation cost of the 12 -inch watermain since
the work is development driven.
Finding: This condition applies to a future addition.
15. The watermain within Street B between Lyman Boulevard and Street A shall be 8 -inch.
Finding: This condition has been met.
16. The delineated wetland boundary must be moved so that no portion of the boundary is located at
an elevation less than the 868 -foot contour.
Finding: This condition has been met.
17. The delineated wetland boundary will not be considered approved until the public comment
period has ended on December 13, 2010.
Finding: This condition has been met.
18. The wetland buffer behind Lot 7 and Lot 8 of Block 4 shall be minimized to be coincidental
with the rear lot lines. The area of buffer that would otherwise be present shall be compensated
for elsewhere along the wetland boundary.
Finding: This condition has been met.
19. The applicant, with the assistance of the city, must show that adequate capacity exists within the
North Bay storm sewer system to accommodate the proposed drainage area to be directed to
North Bay.
Finding: This condition still applies.
20. The NPDES General Stormwater Permit for Construction Activity must be applied for and
obtained prior to any earth - disturbing activities. Proof of this must be provided to the city.
Reflections at Lake Riley 1 Addition — Planning Case No. 10 -12
February 28, 2011
Page 5
Finding: This condition still applies.
21. Reasonable efforts must be made to provide a maintenance access road to ponds 100 and 200 in
compliance with City Code and the NPDES General Stormwater Permit for Construction
Activity.
Finding: This condition has been met.
22. Additional data must be provided for cul -de -sac D to demonstrate sufficient grade for adequate
drainage.
Finding: This condition has been met.
23. A minimum of two feet of separation must be provided between the emergency overflow for the
MnDOT drainage swale and the low floor opening for Lot 5, Block 2.
Finding: This condition has been met.
24. Two -foot sumps shall be included with structures CBMH -104, MH -203 and MH -222.
Finding: This condition has been amended to read, "Two -foot sumps shall be included
with structures MH -103, MH -203 and MH -222 or construct forebay in corresponding
pond."
25. All storm sewer shall be within a drainage and utility easement.
Finding: This condition has been met.
26. Hydraulic calculations shall be provided to the city for review and approval before the final plat
can be issued.
Finding: This condition has been met.
27. Mulch, MnDOT Type 3, certified weed free shall be used in all of Block 4, Outlot A and Outlot
B whenever mulch is called for.
Finding: This condition has been met.
28. The remainder of the gully which originates under Lots 4 and 5, Block 2 shall be filled in. This
shall be done in such a manner as to avoid additional tree loss and the introduction of weeds and
invasive species.
Reflections at Lake Riley 1 sc Addition — Planning Case No. 10 -12
February 28, 2011
Page 6
Finding: This condition has been met.
29. The estimated SWMP fees, in the amount of $82,228.55, are due at the time of final plat.
Finding: This condition has been modified to read, "The SWMP fees for the first
addition of this subdivision, in the amount of $10,608.86, are due at the time of
final plat."
30. Phosphorus removal will need to meet the minimum 60% removal rate and should be
maximized to the greatest extent practicable.
Finding: This condition has been met.
31. The applicant shall be responsible to assure that all other agency permissions are applied for and
resulting conditions are met.
Finding: This condition still applies.
32. A Landowner Statement and Contractor Responsibility form will need to be filled out and
submitted to the LGU (City of Chanhassen) and the DNR. The form can be found at:
http: / /www.bwsr.state.mn.us /wetlands /forms /Contractor Responsibility.doc
Finding: This condition still applies.
33. Appendix A, C.1 and C.2 must be addressed including:
a. Exposed soil areas must be stabilized as soon as possible but never later than seven (7) days.
b. A discussion of the feasibility of infiltration and the appropriate response to these findings.
Finding: This condition still applies.
34. Building Official Conditions:
a. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigative and
proposed mitigation reports.
Finding: This condition still applies.
b. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
Finding: This condition still applies.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 7
c. Retaining walls over four feet high must be designed by a professional engineer and
require permits, inspections and final approval.
Finding: This condition still applies.
d. Each lot must be provided with separate sewer and water services.
Finding: This condition still applies.
e. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
Finding: This condition still applies.
3 5. Fire Marshal conditions:
a. Submit street names to Building and Fire Marshal for review and approval.
Finding: This condition has been modified to read, "Submit alternative street
name for Highland Court (proposed street name conflicts with
existing street in northwest portion of the city).
b. No burning permits will be issued. Tress, scrubs, etc., must be removed from the site or
chipped.
Finding: This condition still applies.
c. Mains and fire hydrants shall be installed and made serviceable prior to combustible
construction.
Finding: This condition still applies.
d. A three -foot clear space must be maintained around fire hydrants.
Finding: This condition still applies.
e. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size as required by the Chanhassen Fire Marshal. They shall be weather -
resistant and maintained until replaced by permanent signs.
Finding: This condition still applies.
f. 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.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 8
Finding: This condition still applies.
g. The proposed hydrant between Lots 3 and 4, Block 2 must be relocated to the intersection
of Streets B and C.
Finding: This condition is amended to read, "The proposed hydrant between
Lots 3 and 4, Block 2 must be relocated to the intersection of Highland
Court and Chesterfield Lane."
h. The proposed hydrant between Lots 3 and 4, Block 1 must be relocated to the
intersection of Street B and Lyman Boulevard.
Finding: This condition has been met.
36. The lot width at the rear setback line for Lots 1 and 2, Block 4, must be adjusted to reflect 90
feet as required in the Shoreland Ordinance.
Finding: This condition does not apply to this phase of the development.
37. Successful transfer of Outlot B (4.83 acres) to the City of Chanhassen concurrent with the
final plat through a combination of dedication (3.08 acres) and fee purchase (1.75 acres)
at a cost of $112,716 per acre, for development and use as a public neighborhood park.
Finding: This condition still applies.
38. A sign reading, "This Road Will Be Extended in the Future" shall be placed at the west end
of Street C.
Finding: This condition shall be modified to read "A sign reading, (This Road Will Be
Extended in the Future) shall be placed at the west end of Chesterfield Lane."
39. The applicant shall work with staff to evaluate the use of a privacy fence and vegetation
along the north edge of the property to lessen the noise impact from Highway 212. A
solution will be presented with the final plat.
Finding: This condition does not apply to this phase of the development."
FINAL PLAT
The applicant is requesting final plat approval to plat 50.48 acres into 17 lots and 4 outlots. The
site is zoned RLM, Residential Low and Medium Density District and is located northwest of the
intersection of Lyman Boulevard and Lake Riley Boulevard and south of Highway 212.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 9
The ultimate development of this site will consist of 66 single family lots with a density of 1.3 units
per acre gross and 3.4 units per acre net after removing the wetland, roads, storm ponds and park.
The applicant is proposing to develop the site in phases. Phase I will consist of 17 single family lots
and 4 outlots. A portion of the site falls within the
Shoreland overlay district, however, none of the lots
within this phase are within the district. Outlot A
contains a wetland, B contains a future park, C
contains a MnDOT drainage easement, and D is for
future phases of the subject development. All lots
meet the minimum area, width and depth of the
zoning ordinance requirements. - a
Access is gained off of an internal road. The I
subdivision request is a relatively straightforward
action and staff is recommending approval with \
conditions.
Staff notes that the proposal is consistent with the
Comprehensive Plan and the Zoning Ordinance.
WATER RESOURCES }
WETLANDS r
,I o
g
One wetland exists on the property. This wetland
r
was delineated in October of 2010 by Graham
Environmental Services, Inc. Terry Jeffery of the
City of Chanhassen reviewed the delineation on November 10, 2010. The applicant submitted
the Application for Approval of Wetland Type and Boundary on November 18, 2010. This
application was noticed for public comment as required under the revised Wetland Conservation
Act on November 18, 2010. Comments were due to the city by December 13, 2010.
Based upon the field review and a review of the submitted delineation report, the boundary
appears to be accurately delineated with the following exception. Per the Department of the
Army - Corps of Engineer Permit 95- 00665- NW -GAE issued to the City of Chanhassen for the
Yuma Wetland, the wetland on the subject property to the 868 -foot contour is mitigation for the
Yuma project. Therefore, no part of the delineated boundary may be below the 868 -foot contour.
This wetland is also a Public Water Wetland identified as 10 -213W. The Minnesota Department
of Natural Resources has jurisdiction to the ordinary high water elevation of 865.3. The DNR
has indicated that contingent upon the final plan, the DNR may or may not waive authority to the
City but given the avoidance of any wetland impacts, that may be unnecessary.
This phase of the proposed development plan does not result in any impacts to the wetland.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 10
The buffer must meet the requirements set forth in § 20 -412. This includes a minimum of 51 %
of the vegetation must be native. No noxious weeds may be present. The slopes must be
reasonably stable. The applicant and the City should work together to assure that appropriate
buffers are established or remain undisturbed as circumstances may warrant.
SHORELAND REQUIREMENTS
A portion of the proposed project lies within 1,000 feet of the ordinary high water level (OHW)
of Lake Riley, a Minnesota DNR Public Water, and therefore is within the City's shoreland
district.
This phase of the proposed development plan does not result in the creation of any single family
lots within the shoreland overlay district.
GRADING. EROSION AND SEDIMENT CONTROL
The developer proposes to grade the majority of the site to balance the dirt work. The northern
portion of the site next to Highway 212 will not be graded in order to keep adequate cover over
the existing trunk watermain. Based on the proposed grading, a low area will be created west
and north of the Chesterfield Lane street stub. The developer must install storm sewer to prevent
water from ponding in the area.
A NPDES General Stormwater Permit for Construction Activity will be required because of the
amount of disturbance. A Storm Water Pollution Prevention Plan (SWPPP) was submitted for
review with the preliminary plat; however, it needs to be updated to reflect the proposed phase of
the development.
As was identified in the SWPPP, Lake Riley is listed as an impaired water and the pollutant is
nutrients. Since there is not an approved Total Maximum Daily Load Implementation Plan
(TMDL) yet for Lake Riley, no waste load allocation has been established. Riley Creek is also
impaired. The pollutant for Riley Creek is sediment. Again, no TMDL has been performed.
However, every practicable management practice eliminating the possibility of sediment delivery
to Lake Riley and, subsequently Riley Creek should be considered and, where appropriate,
implemented.
The applicant and their consultant have done a commendable job of showing the sequencing of
erosion and sediment control best management practices. The details provided are consistent
with city standards. As is noted in the SWPPP and in the plan set general notes, these are the
minimum anticipated BMPs. Additional BMPs will likely be necessary as the project progresses
and conditions change. These changes will need to be incorporated into the SWPPP.
Temporary ponding has been shown on the erosion control plans as is required. It is likely that
the permanent pond areas will be used for temporary ponding as well. In the event that these
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 11
ponds are used during construction, they will need to be cleaned out and restored to proposed
plan conditions prior to final project approval. This shall be included as a note on the plan set.
A turf establishment plan has been submitted for this phase. This turf establishment plan will
also need to address the species composition and possible vegetation establishment and control
within the wetland buffer area as discussed in the wetland section.
DRAINAGE AND TREATMENT
Water quality treatment and runoff control will be provided through three detention ponds located
throughout the property. These ponds will be referred to as 100, 200 and 300 as indicated on the
plan set and the HydroCAD model.
The proposed drainage areas post - development largely mimic pre - development conditions. One
notable exception is that 2.686 acres will be directed to North Bay under the proposed conditions.
City staff is currently reviewing North Bay to determine if there is adequate capacity in their storm
sewer system. The applicant must provide calculations showing that there are no downstream
capacity issues in the existing storm sewer conveyance.
Of the three ponds, pond 300 is readily accessible for maintenance. Ponds 100 and 200 will be
difficult to access. Pond 100 has 3:1 slopes from the ingress location to the NWL. While city code
does allow for 3:1 side slopes, it would be beneficial if the applicant and their consultant were to
evaluate how these slopes could be made less severe. At a minimum, a maintenance access road
shall be provided. This is also a requirement of the NPDES permit. As stated in Part III.C.1 of
NPDES Permit No: MN R 100001, "adequate maintenance access must be provided (typically 8
feet wide)..."
To increase the lifecycle of these ponds between requisite maintenance, the applicant shall install
two -foot sumps at structures CBMH -104, MH -203 and MH -222. City staff has worked with the
consulting engineer in an effort to resolve access issues in both ponds.
This area discharges within one (1) mile of Lake Riley and Riley Creek. As a result, the conditions
in Appendix A of the NPDES General Stormwater Permit for Construction Activity will need to
be addressed throughout all phases of this development.
WATER QUALITY AND WATER QUANTITY FEES
The applicant shall apply for and obtain permits from the appropriate regulatory agencies and
comply with their conditions of approval.
Water quality and water quantity fees are based upon net developable acreage. For Lakeview this
was calculated based upon the numbers provided in the plan set for the first phase of development.
The gross acreage of the property equals 50.84 acres. After deducting Outlots A, B, C, D and the
public right -of -way, net developable acreage for phase 1 was determined to be 4.946 acres.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 12
Water quality fees for a low density residential development are calculated by multiplying net
developable acres by $2,540 /acre. Water quality fees were calculated to be $12,562.84. Water
quantity fees are calculated by multiplying net developable acres by $3,640 /acre. Water quantity
fees were calculated to be $18,003.44.
Credits are applied to water quality fees at a rate of 50% of the per acre water quality fee multiplied
by the total number of acres treated in the on -site treatment features. In this case, 13.746 acres are
being treated in Pond 100 based upon subcatchment area 100 as shown in the Stormwater
Management Plan dated January 28, 2011. In addition, a credit of $2,500 per skimmer structure is
also granted. One structure is proposed for this phase. Total estimated credit is $19,957.42.
The estimated SWMP fees due at final plat are $10,608.86. Note that these fees are based upon
Block 1, Lots 1 -8; Block 2, Lots 1 -5; and Block 3, Lots 1 -4. The credit was based upon Pond 100
and subcatchment area 100. The remaining stormwater fees, as well as the credits for Ponds 200
and 300 will be applied when Outlot D develops.
EASEMENTS AND EXISTING CO NDITIONS
There are two easements within the development area. The Minnesota Department of
Transportation (MNDOT) easement extends from the Highway 212 right -of -way in the
northwest corner of the plat to the wetland in the southeast corner of the plat. All work and
drainage discharge within this easement must be approved my MnDOT.
A public drainage and utility easement exists on the north side of the property. A 12" trunk
watermain lies within this easement and will be relocated within the platted right -of -way of the
plat, therefore the easement must be vacated when this area is platted into lots and blocks.
The existing building and gravel driveway on the north side of the side must be removed.
ASSESSMENTS
On December 13, 2010, the Chanhassen City Council reapportioned outstanding assessments
that affect this development: $16,928.56 for the 2006 Trunk Watermain Extension and
$94,453.82 for the Lake Riley Area Trunk Sanitary Sewer and Watermain Project. This
assessment has not been paid, therefore the amount of the outstanding assessment amounts will
be added to the letter of credit requirement.
UTILITIES
The sanitary sewer serving this phase will extend from an existing stub within the Lyman
Boulevard right -of -way on the east side of the site. It is necessary to extend the lateral sanitary
sewer through the city park to provide adequate cover over the sewer. Staff is working with the
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 13
developer's engineer to finalize the sanitary sewer alignment to minimize the amount of cover
over the pipe while minimizing tree loss.
The proposed hydrant between Lots 3 and 4, Block 2 must be relocated to the intersection of
Highland Court and Chesterfield Lane.
The reapportioned assessments for the Lake Riley Trunk Sanitary Sewer and Watermain Project
was approved by the City Council on December 13, 2010. The assessment included trunk sewer
and water area assessments for 69 units, therefore the city sanitary sewer and city water hookup
fees do not apply.
The developer will be responsible for extending lateral sewer and water service to the lots,
therefore the sanitary sewer and water connection charges do not apply.
All of the utility improvements are required to be constructed in accordance with the city's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
agencies will be required, including the MPCA, NPDES, Department of Health, Carver County,
MnDOT and Watershed District.
STREETS
The developer proposes to construct 31 -foot wide local streets within 60 foot wide right -of -way
throughout the development. Highland Court will provide access from Lyman Boulevard and
will align with Springfield Drive to the south. The right -of -way at this location will be wider to
accommodate an island. An encroachment agreement is required for the installation of the
entrance monument at this location.
Chesterfield Lane will ultimately extend to the west when that property develops. A temporary
turnaround will be constructed at the western end of Chesterfield Lane. The developer must
provide a roadway, drainage and utility easement for the portion of the temporary turnaround
that lies outside of the right -of -way. When the property to the west is platted, the developer of
that property will be responsible for the removal of the temporary turnaround on Chesterfield
Lane and for the associated restoration costs.
A temporary turnaround is also proposed at the north end of Highland Court. This turnaround
will be removed when the next phase is developed.
The development is adjacent to Lyman Boulevard and is therefore subject to the arterial collector
fee at the time of final plat, which is calculated as follows:
4.94 developable acres x $2,400.00 /acre = $11,856.00
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 14
OTHER AGENCIES
The applicant shall apply for and obtain permits from the appropriate regulatory agencies and
comply with their conditions of approval. This may include a DNR dewatering permit, MPCA
NPDES Permit of Construction Activity, and other permissions.
LANDSCAPING
Tree canopy coverage and preservation calculations for the Lakeview development are as
follows:
Total upland area (excluding wetlands/parkland) 35.7 ac
Total canopy area (excluding wetlands /parkland) 7.0 ac or 304,920 SF
Baseline canopy coverage 19%
Minimum canopy coverage allowed 25% or 388,773 SF /8.9 ac.
Proposed tree preservation 9% or 148,104SF/3.4 ac
Developer does not meet minimum canopy coverage allowed, therefore the difference between
the ending coverage and existing coverage is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage (7 ac -3.4) 3.6 ac or 156,816 SF
Multiplier 1.2
Total replacement 188,179 SF
Total number of trees to be planted 172 trees
Additionally the applicant must provide trees to meet the 25% minimum coverage required. The
calculations are as follows:
Total reforestation area (8.9 ac — 7 ac) 1.9 acres
Required canopy coverage (1,089 sq ft per tree) 76 trees
The total number of trees required for the development is 248. Applicant has proposed a total of
248 trees. All replacements must meet minimum size requirements.
Bufferyard requirements are as shown in the table:
Bufferyard B — North property 23 overstory trees 25 overstory trees
line, 1150' 34 understory trees 51 understory trees
57 shrubs 0 shrubs
Bufferyard B — South property 2 overstory trees 2 overstory trees
line, 100' 3 understory trees 4 understory trees
5 shrubs Existing vegetation
Reflections at Lake Riley I" Addition — Planning Case No. 10 -12
February 28, 2011
Page 15
The applicant meets the standards for bufferyard plantings. An increased number of evergreens
has been proposed in place of the shrubs. These trees will provide a lasting buffer with less
maintenance needs.
PARK DEDICATION
Comprehensive Park Plan
The city's comprehensive park plan calls for a neighborhood park to be located within one -half
mile of every residence in the city. Acquisition and development of Outlot B (4.83 acres) will
satisfy this requirement for all the new homes being built in Lakeview. Additionally, hundreds
of households currently residing in this park service area, and many more new households yet to
be developed will call this "their" neighborhood park. The city retained Hoisington Koegler
Group to prepare a basic concept plan for the proposed park area. The sketch plan includes an
open field, wooded hillsides, trail loop, playground, half -court basketball, a small shelter, and
parking area.
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Comprehensive Trail Plan
The city's comprehensive trail plan includes an existing trail along the south side of Lyman
Boulevard at the site of the proposed Lakeview subdivision. An internal sidewalk system has
been planned by the applicant to transport pedestrians in and around this new development to
this existing trail amenity. No additional construction of trails and/or trail segments is required.
Reflections at Lake Riley I" Addition - Planning Case No. 10 -12
February 28, 2011
Page 16
COMPLIANCE WITH ORDINANCE - WETLAND /SHORELAND/RLM DISTRICT
Block
Lot
Area
(SF)
Buildable
Area
Lot Width at Front
Setback Line
Lot Depth
Home Setback
Wetland
Setback
9,000
RLM
35% RLM
50' RLM
110' RLM
Front/Rear/
Garage Side/
House Side
50'(30'
Wetland +
20' Buffer)
1
1 1
13,906
4,867.10
117.47
148
25/25/5/10
N/A
1
2
9,440
3,304.00
65.00
145.24
25/25/5/10
N/A
1
3
11,713
4,099.55
113.74
126.5
25/25/5/10
N/A
1
4
12,669
4,434.15
65.49
195.89
25/25/5/10
N/A
1
5
13,512
4,729.20
59.96
177.18
25/25/5/10
N/A
1
1 6
11,654
4,078.90
63.38
169.82
25/25/5/10
N/A
1
7
11,047
3,866.45
65.00
169.91
25/25/5/10
N/A
1
8
15,995
5,598.25
102.26
162.40
25/25/5/10
N/A
2
1
14,645
5,125.75
78.53
147.13
25/25/5/10
N/A
2
2
9,743
3,410.05
65.25
139.12
25/25/5/10
N/A
2
3
9,150
3,202.50
66.88
135.69
25/25/5/10
N/A
2
4
10,352
3,623.20
58.31
138.82
25/25/5/10
N/A
2
5
15,452
5,408.20
78.27
162.91
25/25/5/10
N/A
3
1
14,368
5,028.8
136.31
217.5
25/25/5/10
N/A
3
2
15,852
5,548.2
77.44
198.78
25/25/5/10
N/A
3
3
13,221
4,627.3
76.28
177.76
25/25/5/10
N/A
3
4
12,838
4,493.3
69.18
151.6
25/25/5/10
N/A
Outlot A
(Wetland & Pond)
632,421
Outlot B (Park)
210,385
Outlot C
(MnDOT Pond)
178,684
Outlot D (Future
Development)
826,105
Right -of -Way
151,560
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval of Planning Case #10 -12 for Reflections at Lake Riley
I` Addition to subdivide 50.48 acres into 17 lots and four outlots as shown in plans dated received
January 28, 2011, subject to the following conditions:
1. All trees proposed to be preserved shall be protected by tree preservation fencing. Fencing
shall be installed prior to grading.
2. All work and drainage discharge within the MnDOT easement must be approved by
MnDOT.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 17
3. The public drainage and utility easement on the north side of the development must be
vacated when this area is platted into lots and blocks.
4. The existing building and driveway on the north side of the site must be removed.
5. Based on the proposed grading, a low area will be created west and north of the Chesterfield
Lane street stub. The developer must install storm sewer to prevent water from ponding in
the area.
6. An encroachment agreement is required if for the entrance monument at the Highland Court
intersection at Lyman Boulevard.
7. The developer must provide a roadway, drainage and utility easement for the portion of the
temporary turnaround that lies outside of the right -of -way.
8. The development is adjacent to Lyman Boulevard and is therefore subject to the arterial
collector fee at the time of final plat, which is calculated as follows:
4.94 developable acres x $2,400.00 /acre = $11,856.00
9. The applicant, with the assistance of the city, must show that adequate capacity exists within the
North Bay storm sewer system to accommodate the proposed drainage area to be directed to
North Bay.
10. The NPDES General Stormwater Permit for Construction Activity must be applied for and
obtained prior to any earth - disturbing activities. Proof of this must be provided to the city.
11. Two -foot sumps shall be included with structures MH -103, MH -203 and MH -222 or construct
forebay in corresponding pond.
12. The SWMP fees for the first addition of this subdivision, in the amount of $10,608.86, are due
at the time of final plat.
13. The applicant shall be responsible to assure that all other agency permissions are applied for and
resulting conditions are met.
14. A Landowner Statement and Contractor Responsibility form will need to be filled out and
submitted to the LGU (City of Chanhassen) and the DNR. The form can be found at:
bq://www.bwsr.state.mn.us/wetlands/fonns/Contractor Responsibility.doc
15. Appendix A C.1 and C.2 must be addressed including:
Reflections at Lake Riley I" Addition — Planning Case No. 10 -12
February 28, 2011
Page 18
a. Exposed soil areas must be stabilized as soon as possible but never later than seven (7) days.
b. A discussion of the feasibility of infiltration and the appropriate response to these findings.
16. Building Official Conditions:
a. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigative and
proposed mitigation reports.
b. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
c. Retaining walls over four feet high must be designed by a professional engineer and
require permits, inspections and final approval.
d. Each lot must be provided with separate sewer and water services.
e. The developer and or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
f. If applicable, existing home(s) affected by a new street name will require address changes.
17. Fire Marshal conditions:
a. Submit alternative street name for "Highland Court" (proposed street name conflicts with
existing street in northwest portion of the City).
b. No burning permits will be issued. Trees, shrubs, etc., must be removed from the site or
chipped.
c. Mains and fire hydrants shall be installed and made serviceable prior to combustible
construction.
d. A three -foot clear space must be maintained around fire hydrants.
e. Temporary street signs shall be installed as soon as construction begins. Signs shall be
of an approved size as required by the Chanhassen Fire Marshal. They shall be weather -
resistant and maintained until replaced by permanent signs.
f. 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.
g. The proposed hydrant between Lots 3 and 4, Block 2 must be relocated to the intersection
of Highland Court and Chesterfield Lane.
Reflections at Lake Riley 1 St Addition — Planning Case No. 10 -12
February 28, 2011
Page 19
18. Successful transfer of Outlot B (4.83 acres) to the City of Chanhassen concurrent with the
final plat through a combination of dedication (3.08 acres) and fee purchase (1.75 acres)
at a cost of $112,716 per acre, for development and use as a public neighborhood park.
19. A sign reading, "This Road Will Be Extended in the Future" shall be placed at the west end
of Chesterfield Lane.
20. The applicant shall enter into a development contract and submit the required fees and
securities.
ATTACHMENT
1. Final Plat