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3 Subdivision La Haye Addition',! CITY OF PC DATE: 4/15/03 CC DATE: 5/12/03 Review Deadline: 5/13/03 CASE #: 03-3 SUB 03-1 VAC By: A1-Jaff:v STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Preliminary Plat to Subdivide 1~56 Acres into 2 single family lots with a Variance to allow two driveways across a single lot and Vacation of a" portion of Santa Fe Trail, La Has/e Addition West of Frontier Trail and northeast comer of the intersection of Great Plains Boulevard and Santa Fe Trail. Ernest Pivec 5060 Meadville Street Greenwood, MN 55331 (952)474-2828 .W PRESENT ZONING: RSF, Single Family Residential District 2020 LAND USE PLAN: Residential-Low Density (Net Density 1.2 - 4.0 units per acre) ACREAGE: 1.56 acres DENSITY: 1.28 Units per Acre SUMMARY OF REQUEST: Subdivision of 1.56 acres into 2 single family lots. Vacation of a portion of Santa Fe Trail and a variance to allow two driveways on a single lot. Notice of this public heating has been mailed to all property owners within 500 feet. Staff is recommending approval of the request. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the aPplicant is seeking a deviation from established standards. This is a quasi judicial decision. leW LaHaye Addition April 15, 2003 Page 2 PROPOSAL/SUMMARY The applicant is proposing to subdivide 1.56 acres into 2 single family lots. The property is zoned RSF, Single Family Residential District. The site contains a single family home which is proposed to be demolished. Access to the site is gained via an existing private street off of Great Plains Boulevard. An abandoned right-of-way is located south of the subject site. The applicant is requesting vacation of the right-of-way. Staff is recommending approval of the vacation with the condition that a drainage and utility easement be maintained over the vacated portion (the vacation of the right-of- way requires City Council action only). Approval of the subdivision will be contingent upon approval of the vacation. The variance in this application is to allow proposed Lot 2 to gain access off of Great Plains Boulevard rather than Frontier Trail. This will result in two driveway access points across Lot 1. The zoning ordinance allows one driveway access per lot. Staff is recommending approval of the variance for safety masons. This issue is discussed in detail later in the report. The average lot size is 34,145 square feet with a resulting density of 1.28 units per acre. The site is located west of Frontier Trail and at the northeast comer of the intersection of Great Plains Boulevard and Santa Fe Trail. Both lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. The site contains a bluff along the northeast comer. The required setbacks will be maintained from the edge of the bluff. The site has mature trees which the applicant is making an effort to preserve. LaHaye Addition April 15, 2003 Page 3 In reviewing this plat, staff worked with the applicant to correct the street system in the area. The current turnaround area, which the private street comes off of, is a convoluted mix of multiple driveways and irregular shaped pavement. In an effort to correct this non-standard turnaround area, the applicant is proposing to dedicate additional right-of-way and to install a cul-de-sac. The proposed cul-de-sac right-of-way is shown as a standard 60-foot radius; however, the pavement radius must be increased from 42- to 45-feet in accordance with City standards. In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be required. We are recommending that it be approved with a variance to allow two driveways on a single lot with conditions outlined in the staff report. PRELIMINARY PLAT The applicant is proposing to subdivide a 1.56 acre site into 2 single family lots. The density of the proposed subdivision is 1.28 units per acre. Both lots exceed the minimum 15,000 square feet of area, with an average lot size of 34,154 square feet. Both proposed lots meet the minimum width, and depth requirements of the Zoning Ordinance. A bluff occupies the north portion of proposed Lot 2. The ordinance requires all structures to maintain a 30 foot setback from the top of the bluff. The plans indicate that this setback can be accommodated and no grading is proposed within that area. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS There are no wetlands on this site. SURFACE WATER MANAGEMENT PLANT (SWMP) Based on the proposed developed area of 1.57 acres, the water quality fees associated with this project are estimated at $1,490 and the water quantity fees associated with this project are estimated at $3,686. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $5,176. LaHaye Addition April 15, 2003 Page 4 GRADING~ DRAINAGE~ AND EROSION CONTROL The existing 1.5 acre site contains, approximately, 62-feet of elevation change. From a low point of 922 in the northeast comer of the site to a high point of 984 along the westerly lot line, the site rises sharply from east to west. Significant site features include a bluff in the northeast part of the site along with, just over, an acre of tree canopy coverage. Every effort should be made to protect these significant features. There is one house on the existing site which will be demolished as a part of the site grading. Each of the proposed house pads are shown as walk-out type structures. The site lends itself to these type of houses due to the natural slope of the site. As a result, minimal grading will be required, outside of the housepad area, to prepare each of the lots for building. If grading material will need to be imported or exported to construct the lots and streets, the applicant and/or contractor must supply the City Engineer with a haul route for review and approval prior to grading activities commencing. Also, the applicant should be aware that any grading outside of the property limits or right-of-way will require a temporary easement. The existing site drains from west to east. Currently, stormwater from Great Plains Boulevard flows overland, through the site, to Frontier Trail. The proposed grading plan will maintain the existing drainage pattern. Staff would like to see more detail concerning the proposed drainage in the cul-de-sac area. Specifically, how the applicant is planning on routing the stormwater from the cul-de-sac to the east. Staff is recommending that a catchbasin be installed at the low point in the cul-de-sac with a storm sewer that discharges just east of the proposed driveway for Lot 2. The stormwater from the cul-de-sac would then flow in the proposed swale along the south lot line of the plat to Frontier Trail. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Silt fence is shown along the grading limits of the site where stormwater and sediment can run off. In addition, tree preservation fencing needs to be added around any and all trees to be saved adjacent to construction areas. UTILITIES No public utilities are proposed with this lot split. The existing house is already connected to municipal sewer and water. The plans propose to connect the new house to "possible" sanitary and water mains along the south property line of the plat. There is an existing sanitary main in this area, however, there is no water main. As such, water service for Lot 2 will have to be obtained from the existing main in Frontier Trail. LaHaye Addition April 15, 2003 Page 5 According to the City's Finance Department records, there are no assessments due for the existing lot. The site will be subject to one sanitary sewer and water connection charge; however, for the benefit of the lateral mains to the new lot. The 2003 connection charges for both sanitary sewer and water are $4,513. The property is also subject to sanitary sewer and water hook-up charges for the new lot. The 2003 trunk utility hook-up charges are $1,440 per unit for sanitary sewer and $1,876 per unit for water. The 2003 SAC charge is $1,275 per unit. These charges are collected prior to the building permit issuance. STREETS Currently, access to the existing house on Lot 1 is via an existing private street off of Great Plains Blvd. This private street does not meet the current standards for such streets, i.e. 7-ton per axle design and 20-foot wide pavement. As a part of the site development, the applicant is proposing to upgrade the private street to meet the above-mentioned standards and to remove one of the existing driveway accesses on the private street. In order to save the two existing Oak trees on each side of the private street near the proposed cul-de-sac, staff would like the flexibility to narrow or keep the same street width in this area. The existing private street upgrades should also include a vehicle turnaround area, acceptable to the City's Fire Marshal. A copy of the existing cross access easement benefiting the property owners utilizing the private street shall be submitted to the city. The current turnaround area, which the private street comes off of, is a convoluted mix of multiple driveways and irregular shaped pavement. In an effort to correct this non-standard turnaround area, the applicant is proposing to dedicate additional right-of-way and to install a cul-de-sac. The proposed cul-de-sac right-of-way is shown as a standard 60-foot radius; however, the pavement radius must be increased from 42- to 45-feet in accordance with City standards. The applicant has shown two possible options for access to Lot 2. One option is to install a driveway from the east off of Frontier Trail (grading plan alternate 2). While Frontier Trail is the street that Lot 2 will have the most frontage on, the steep driveway grades that would be required and reduced sight lines of Frontier Trail make this option unappealing. In addition, access from Frontier Trail may require the removal of significant trees that could otherwise be saved. The second option is for Lot 2 to gain access from the west off of the proposed cul-de-sac on Great Plains Boulevard (grading plan alternate 1). Following the upgrades to the private street off of Great Plains Blvd., there will be three homes accessing off of it. One of the existing lots (Manarin lot at 7552 Great Plains Blvd.) off the private street has the potential to subdivide in the future. If this happened, them would be a total of four homes served by the private street. The City Code allows a maximum of four homes off a private street. Therefore, Lot 2 should not use the same driveway access off of Great Plains Blvd. as the private street. Staff recommends that LaHaye Addition April 15, 2003 Page 6 the two driveway accesses be separated by a minimum of five feet. Staff is in support of the Lot 2 access coming from the west and the variances associated with it. The City has an existing 60-foot area of right-of-way just south of the existing site's property. As a condition of the subdivision, the applicant is requesting that the City vacate the north half of the right-of-way and deed the land back to the applicant. This 30-foot wide area has been included in the applicant's preliminary plat drawing. Staff has no problem with this vacation since the existing topography within the right-of-way is very steep and would require retaining walls to incorporate a public street. Detailed street construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates will be required for review and approval by the City Council at the time of final plat consideration. Since the street improvements will become owned and maintained by the City, the applicant must enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee construction of the public improvements. Permits from the appropriate regulatory agency will be required, including but not limited to: Watershed District, MPCA, etc. PARK DEDICATION Full park and trail fees will be collected in lieu of land dedication for the newly created lot in the amount of $2,400. TREE PRESERVATION/LANDSCAPING The developer for the LaHaye Addition has submitted tree canopy coverage and preservation calculations. There are two sets of figures; one assuming access from Great Plains Boulevard, one from Frontier Trail. From Great Plains Boulevard: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 1.56 ac. 65% or 1.01 ac. 46% or .72 ac. 65% or 1.01 ac. The developer does meet minimum canopy coverage allowed. From Frontier Trail: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 1.56 ac. 65% or 1.01 ac. 46 % or .72 ac. 56 % or .88 ac. LaHaye Addition April 15, 2003 Page 7 The developer does meet minimum canopy coverage allowed. Accessing the lot from Great Plains Boulevard, allows for greater tree preservation and is the preferred alternative for saving trees within the subdivision. There are no buffer yard requirements for this subdivision. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 Lot 2 31,400 145' 284' 30'/30'* 10' 24,430 117' 305' 30'/30'* 10' The 30 foot bluff setback includes a 20 foot bluff impact zone. SUBDIVISION - FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District and the zoning ordinance if the driveway variance is approved. . The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with the comprehensie plan and subdivision ordinance. o The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; LaHaye Addition April 15, 2003 Page 8 Finding: The proposed site is suitable for development subject to the conditions specified in this report . The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause significant environmental damage subject to conditions of approved. The proposed subdivision contains adequate open areas to accommodate house pads. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. . The proposed subdivision is not premature. A subdivision is premature if any of the following exists: ao Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. VARIANCE Section 20-1122. Access and Driveways. h. states "One driveway access is allowed from a single residential lot to the street." Staff is recommending Lot 2 be permitted access off of the cul-de-sac, via a driveway across Lot 1. LaHaye Addition April 15, 2003 Page 9 VARIANCE FINDINGS The Planning Commission shall not grant a variance unless they find the following facts: a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet these criteria. Finding: The applicant has shown two possible options for access to Lot 2. One option is to install a driveway from the east off of Frontier Trail (grading plan alternate 2). While Frontier Trail is the street that Lot 2 will have the most frontage on, the steep driveway grades that would be required and reduced sight lines of Frontier Trail make this option unappealing. In addition, access from Frontier Trail requires the removal of significant trees that could otherwise be saved. The second option is for Lot 2 to gain access from the west off of the proposed cul-de-sac on Great Plains Boulevard (grading plan alternate 1). Staff is in support of the Lot 2 access coming from the west and the variances associated with it. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. Finding: The conditions upon which this variance is based are applicable to properties in the RSF zoning district. However, it is due to the unique site characteristics that the variance is being pursued. Co The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: The proposed variation will prevent excessive grading and improved sight lines. d. The alleged difficulty or hardship is not a self-created hardship. Finding: The applicant has shown two alternatives to access the lot. The topography of the site in relation to Frontier Trail is steep. This is an existing situation that is not created by the applicant. LaHaye Addition April 15, 2003 Page 10 e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. Finding: Approval of the variance will improve sight lines and access to the property. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets. Based upon these findings, staff is recommending approval of this variance. RECOMMENDATION Staff recommends the Planning Commission adopt the following motions: PRELIMINARY PLAT "The Planning Commission recommends approval of the preliminary plat for Subdivision ~03-3 for LaHaye Addition for 2 lots and a variance to allow two driveways on a single residential lot as shown on the plans received March 14, 2003, subject to the following conditions: 1. Install sod in all of the pavement removal areas. o If grading material will need to be imported or exported to construct the lots and streets. The applicant and/or contractor must supply the City Engineer with a detailed haul route for review and approval prior to site grading. o The new cul-de-sac on Great Plains Boulevard shall be constructed to current City design standards with B-618 curb and gutter. . A minimum 30-foot wide drainage and utility easement is required over the public sanitary sewer line on Lots 1 & 2. o Remove any existing pavement within the cul-de-sac right-of-way so the existing driveways have a maximum width of 24-feet, as per City Code. LaHaye Addition April 15, 2003 Page 11 o , o o 10. 11. 12. 13. 14. Any grading or utility work outside of the property limits or right-of-way will require a temporary easement. A maximum slope of 3:1 is allowed without a retaining wall. Revise the grading plan to comply. A private easement is required for the driveway of Lot 2 which crosses over Lot 1. Revise the grading plan as follows: ao do e° Show the proposed neck radius for the cul-de-sac. Show the proposed grades for the private street and cul-de-sac upgrades. Add a benchmark and legend to the plan. The legend should define all of the different line types, easements, silt fence, etc. Move the building pad of Lot 2 out of the public easement fro the sanitary sewer line. Show all existing and proposed easements on the plans. Revise the utility plan as follows: a° Show the existing sanitary sewer line in Great Plains Blvd. Show the existing watermains in Great Plains Blvd. & Frontier Trl. Add a legend to the plan. Label the existing size and type of pipe for both the sanitary and watermains. Add a catchbasin at the low point in the cul-de-sac with a storm sewer line that discharges just east of the proposed driveway for Lot 2. The water service for Lot 2 will have to be obtained from the existing main in Frontier Trail. The proposed private street upgrades should include a vehicle turnaround area, acceptable to the City's Fire Marshall, and a copy of the private easement dedicated to the benefiting property owners. In order to save the two existing Oak trees on each side of the private street, the existing street width may be maintained in this area. Lot 2 cannot use the same driveway access off of Great Plains Blvd. as the private street. The two driveway accesses shall be separated by a minimum of five feet. LaHaye Addition April 15, 2003 Page 12 15. Detailed street construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates will be required for review and approval by the City Council at the time of final plat consideration. Since the street improvements will become owned and maintained by the City, the applicant must enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee construction of the public improvements. Permits form the appropriate regulatory agency will be required, including but not limited to: Watershed District, MPCA, etc. 16. The site will be subject to one sanitary sewer and water connection charge for the new lot. The 2003 connection charges for both sanitary sewer and water are $4,513. The property is also subject to sanitary sewer and water hook-up charges for the new lot. The 2003 trunk utility hook-up charges are $1,440 per unit for sanitary sewer and $1,876 per unit for water. The 2003 SAC charge is $1,275 per unit. These charges are collected prior to the building permit issuance. 17. Building Official Conditions: a. Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. b. Each lot must be provided with separate sewer and water services. c. Retaining walls over 4' high require a permit and must be designed by an engineer licensed in the State of Minnesota. 18. Fire Marshal Conditions: a. Because of the setbacks of the proposed new house, additional address numbers will be required at the driveway entrance. Address numbers must comply with Chanhassen Fire Department Policy regarding premise identification pursuant to Policy no. 29-1992 (copy enclosed). bo Submit new proposed driveway dimensions to City Engineer and Chanhassen Fire Marshal. This is to ensure that Fire Apparatus can safely negotiate the driveway to the new proposed single family dwelling. 19. The bluff impact zone should be shown on the grading plan. 20. Based on the proposed developed area of 1.57 acres, the water quality fees associated with this project are estimated at $1,490 and the water quantity fees associated with this project are estimated at $3,686. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $5,176. LaHaye Addition April 15, 2003 Page 13 21. Approval of the subdivision is contingent upon the City Council approving the vacation of the Right-of-Way. 22. Environmental Resource Specialist conditions: a. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction. b. Access to Lot 2 should be from Great Plains Boulevard to increase tree preservation. 23. Full park and trail fees will be collected in lieu of land dedication for the newly created lot in the amount of $2,400. 24. Access to Lot 2 shall be prohibited off of Frontier Trail." ATTACHMENTS . 2. 3. 4. 5. Application and Public Heating Notice. Memo from Matt Saam, Assistant City Engineer dated April 7, 2003. Memo from Steve Torell, Building Official dated April 2, 2003. Memo from Mark Littfin, Fire Marshal dated March 25, 2003. Preliminary plat dated received March 14, 2003. CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION ADDRESS: TELEPHONE (Day time) OWNER: ADDRESS: TELEPHONE: Comprehensive Plan Amendment Conditional Use Permit Interim Use Permit Temporary Sales Permit Vacation of ROW/Easements Variance Non-conforming Use Permit PJanned Unit Development* Rezoning Sign Permits Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment Sign Plan Review Site Plan Review* ')(' Subdivision* /,~ Notification Sign Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPR/VACNAR/VVAP/Metes and Bounds, $400 Minor, SUB) TOTAL FEE $ ~ f75 A list of all property owners within 500 feet of the boundaries of the property must be included with the application. :Building material samples must be submitted with site plan reviews. "Twenty-six full size ,folded copies of the plans must be submitted, including an 8Y2" X 11" reduced copy of tr~~..;, :~.' each plan sheet. ** Escrow will be required for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME ]_OCATION LEGAL DESCRIPTION TOTAL ACREAGE W~S PRESENT PRESENT ZONING YES ~NO REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST -rhis application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your aPplication. A determination of completeness of the application shall be ma..~de within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant ~ business days of application. -l'h~'s is to certify that I am making application for the described action by the City and that I am responsible for complying with ali City requirements with regard to this request. This applica!ion should be processed in my name and I am the party whom 'the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. · 1 w~ keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of ~y J~nowledge. The c'~y hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. Signature of Applicant Signature of Fee Owner ~p,icat, on Rece, ved on 3/) ~/_/) ~ Fee Paid Date Date The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. PROPOSAL: NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, APRIL 15, 2003 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. Subdivision of Parcel Into 2 Single Family Lots APPLICANT: Ernst Pivce LOCATION: 7551 Great Plains Blvd. NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Ernst Pivec, requesting subdivision of 1.56 acres into 2 single family lots with variances on property zoned RSF, Residential Single Family and vacation of a portion of Santa Fe Trail, located at 7551 Great Plains Blvd., La Haye Addition. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmeen at 227-1134. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on April 3, 2003. Smooth Feed SheetsTM Use template for 5160® ROBERT C BLAD 7602 ERIE AVE CHANHASSEN MN 55317 DAVID J & LESLIE A KRONK 7561 GREAT PLAINS BLVD CHANHASSEN MN 55317 RALPH W & MARLENE K BURRELL 7555 FRONTIER TRL CHANHASSEN MN 55317 RICHARD & ROSE MARY MINGO 7601 GREAT PLAINS BLVD CHANHASSEN MN 55317 STEVEN M ROGERS 7520 FRONTIER TRL CHANHASSEN MN 55317 TED H & KATHLEEN S DELANCEY 7505 FRONTIER TRL CHANHASSEN MN 55317 ROBERT SCOTT POLLOCK 7603 GREAT PLAINS BLVD CHANHASSEN MN 55317 LORI ANN BOTTENFIELD 7522 FRONTIER TRL CHANHASSEN MN 55317 JOHN B&GENELLMWLEMLEY 7523FRONTIERTRL CHANHASSEN MN 55317 DOUGLAS J & WENDY K SUEDBECK 7605 GREAT PLAINS BLVD CHANHASSEN MN 55317 ERNEST PIVEC 7554 GREAT PLAINS BLVD CHANHASSEN MN 55317 KAY TOUCHETTE 7389 VANCOUVER RD EDEN PRAIRIE MN 55346 DANIEL W & AUDREY E FUELLING 222 77TH ST W CHANHASSEN MN 55317 ERNEST F PIVEC 5060 MEADVILLE ST EXCELSIOR MN 55331 STREETER & ASSOCIATES INC 18312 MINNETONKA BLVD WAYZATA MN 55391 JAMES & ARLENE ZIMMERMAN 7602 FRONTIER TRL CHANHASSEN MN 55317 THOMAS V & NANCY G MANARIN 7552 GREAT PLAINS BLVD CHANHASSEN MN 55317 MICHAEL C & KRISTIN M MATTSON 2560 BRIDLE CREEK TRL CHANHASSEN MN 55317 DONALD D & MARY GOETZE 7610 FRONTIER TRL CHANHASSEN MN 55317 GLENN H & JUNE A MATTSON 7406 FRONTIER TRL CHANHASSEN MN 55317 TED H & KATHLEEN S DELANCEY 7505 FRONTIER TRL CHANHASSEN MN 55317 MICHAEL A BOGDEN 7617 FRONTIER TRL CHANHASSEN MN 55317 RYAN J SCHNELL & CAROLYN M LARSON 7423 FRONTIER TRL CHANHASSEN MN 55317 AUTUMN L THAYER 7528 ERIE AVE CHANHASSEN MN 55317 STEPHEN J BLAHA 7606 ERIE AVE CHANHASSEN 55317 BRADLEY C & MARY L JOHNSON 7425 FRONTIER TRL CHANHASSEN MN 55317 SANDOR L EORY 400 76TH ST W CHANHASSEN MN 55317 FRONTIER TRAIL ASSN C/O WILLIAM KIRKVOLD 201 FRONTIER CT CHANHASSEN MN 55317 FRANK B GIGLER & JENNIFER C MILLIRON 19 SOUTH FIRST STAPT B2506 MINNEAPOLIS MN 55401 STEPHEN P & CAROL M BECHER 402 76TH ST W CHANHASSEN MN 55317 I~AVERY® Address Labels Laser 5160® Smooth Feed SheetsTM DALE & KRISTINA LARSEN 404 76TH ST W CHANHASSEN MN 55317 STUART T & SHAWN C ROBERTSON 7500 FRONTIER TRL CHANHASSEN MN 55317 Use template for 5160® RICHARD E & KATHIE ENGELHARDT 403 SANTA FE TRL CHANHASSEN MN 55317 KEVIN KNOTT 7602 GREAT PLAINS BLVD CHANHASSEN MN 55317 NICOLE M FORSMAN 412 SANTA FE TRL CHANHASSEN MN 55317 STEVEN W & BETTY M JORGENSON 401 SANTA FE TRL CHANHASSEN MN 55317 WYCK R & LORALI G LINDER 7550 GREAT PLAINS BLVD CHANHASSEN MN 55317 JOHN A & ANN E CURTIS 410 SANTA FE CIR CHANHASSEN MN 55317 HENRY MARK & ANN C WEIS 400 DEL RIO DR CHANHASSEN MN 55317 CHARLES STINSON ETAL 4733 EASTWOOD RD MINNETONKA MN 55345 FRED & JULIA PRINZ 408 SANTA FE CIR CHANHASSEN MN 55317 KATHRYN G BEDFORD 405 DEL RIO DR CHANHASSEN MN 55317 STEVEN L & KELLY G WELL 391 DEL RIO DR CHANHASSEN MN 55317 DAVID G & KRISTI L HANS 406 SANTA FE CIR CHANHASSEN MN 55317 ROBERT T & SUSAN J WELLIVER 403 DEL RIO DR CHANHASSEN MN 55317 DAVID D & TAMERA S PRESLER 381 DEL RIO DR CHANHASSEN MN 55317 THOMAS P & DIANE K LENTZ BOX 693 CHANHASSEN MN 55317 HUBERT D & PHYLLIS L SWANSON 401 DEL RIO DR CHANHASSEN MN 55317 JAMES J & KAREN L OLSON 386 DEL RIO DR CHANHASSEN MN 55317 W THOMAS & ROBERTA J BRUNBERG TRUSTEES OF TRUST 402 SANTA FE CIR CHANHASSEN MN 55317 THOMAS J & ANN MARIE V WILSON 7470 FRONTIER TRL CHANHASSEN MN 55317 CARROLL W & GLADYS A HANNA TRUSTEES OF TRUST 400 SANTA FE TRL CHANHASSEN MN 55317 JEFFREY J & TAMARA U SELL 7460 FRONTIER TRL CHANHASSEN MN 55317 JOSEPH E & LISA A JACOBS 407 SANTA IrE TRL CHANHASSEN MN 55317 BRIAN H KASBOHM 7480 FRONTIER TRL CHANHASSEN MN 55317 RONALD L & PATRICIA A MIELKE 405 SANTA FE TRL CHANHASSEN MN 55317 · AVERY® Address Labels Laser 5160® Date:' To.' From: City of Chanhassen 7700 Market Boulevard, P.O. Box 147 Chanhassen, ~ 55317 952-227-1134 Development Plan Refe~al Agencies / ~'' ~~~~ PLEASE RETURN PLANS WITH YOUR COMMENTS. Planning Department By: Sharmeen A1-Jaff, Senior Planner Subject: Request for subdivision of 1.56 acres into 2 single family lots with variances and vacation of a portion of Santa Fe Trail, Ernest Pivec Planning Case: 2003-3 SUB/2003-1 VAC The above described application for approval of a land development proposal was filed with the Chanhassen Planning Department on March 14, 2003. In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites, street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City Council. This application is scheduled for consideration by the Chanhassen Planning Commission on Wednesday, April 15, 2003 at 7:00 p.m. in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than April 7, 2003. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is greatly appreciated. City Departments a. City Engineer b. City Attorney c. City Park Director d. Fire Marshal e. Building Official f. Water Resources Coordinator g. Environmental Resources Coordinator 8. Telephone Company (US West or Sprint) 9. Electric Company (Xcel Energy or MN Valley) I0. Medicom Cable System 2. Watershed District Engineer - Riley Purgatory Bluff Creek Watershed District 11. U. S. Fish and Wildlife 3. Soil Conservation Service 4. MN Dept. of Transportation 12. Carver County a. Engineer b. Environmental Services 5. U.S. Army Corps of Engineers 13. Other 6. CenterPoint Energy/Minnegasco 7. MN Dept. of Natural Resources CITYOF CH SEN 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 ~,aw,,.ci.chanhassen.mn.us MEMORANDUM TO: FROM: DATE: SUB J: Sharmeen A1-Jaff, Senior Planner Matt Saam, Asst. City Engineer IF[ April 7, 2003 Preliminary Plat Review of Lahaye Addition Land Use Review File No. 03-04 Upon review of the plans prepared by Gronberg & Associates, dated February 11, 2003, I offer the following comments and recommendations: GRADING/DRAINAGE/EROSION CONTROL The existing 1.5 acre site contains, approximately, 62-feet of elevation change. From a low point of 922 in the northeast corner of the site to a high point of 984 along the westerly lot line, the site rises sharply from east to west. Significant site features include a bluff in the northeast part of the site along with, just over, an acre of tree canopy coverage. Every effort should be made to protect these significant features. There is one house on the existing site which will be demolished as a part of the site grading. Each of the proposed house pads are shown as walk-out type structures. The site lends itself to these type of houses due to the natural slope of the site. As a result, minimal grading will be required, outside of the housepad area, to prepare each of the lots for building. If grading material will need to be imported or exported to construct the lots and streets. The applicant and/or contractor must supply the City Engineer with a haul route for review and approval prior to grading activities commencing. Also, the applicant should be aware that any grading outside of the property limits or right- of-way will require a temporary easement. The existing site drains from west to east. Currently stormwater from Great Plains Boulevard flows overland, through the site, to Frontier Trail. The proposed grading plan will maintain the existing drainage pattern. Staff would like to see more detail concerning the proposed drainage in the cul-de-sac area. Specifically, how the applicant is planning on routing the stormwater from the cul-de-sac to the east. Staff is recommending that a catchbasin be installed at the low point in the cul-de-sac with a storm sewer that discharges just east of the proposed driveway for Lot 2. The stormwater from the cul-de-sac would then flow in the proposed swale along the south lot line of the plat to Frontier Trail. The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. Sharmeen A1-Jaff April 7, 2003 Page 2 Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Silt fence is shown along the grading limits of the site where stormwater and sediment can run off. In addition, tree preservation fencing needs to be added around any and all trees to be saved. UTILITIES No public utilities are proposed with this lot split. The existing house is already connected to municipal sewer and water. The plans propose to connect the new house to "possible" sanitary and water mains along the south property line of the plat. There is and existing sanitary main in this area, however, there is no water main. As such, water service for Lot 2 will have to be obtained from the existing main in Frontier Trail. According to the City's Finance Department records, there are no assessments due for the existing lot. The site will be subject to one sanitary sewer and water connection charge; however, for the benefit of the lateral mains to the new lot. The 2003 connection charges for both sanitary sewer and water are $4,513. The property is also subject to sanitary sewer and water hook-up charges for the new lot. The 2003 trunk utility hook-up charges are $1,440 per unit for sanitary sewer and $1,876 per unit for water. The 2003 SAC charge is $1,275 per unit. These charges are collected prior to the building permit issuance. STREETS Currently, access to the existing house on Lot 1 is via a private street off of Great Plains Blvd. This private street does not meet the current standards for such streets, i.e. 7-ton per axle design and 20-foot wide pavement. As a part of the site development, the applicant is proposing to upgrade the private street to meet the above-mentioned standards and to remove one of the existing driveway accesses on the private street. In order to save the two existing Oak trees on each side of the private street near the proposed cul-de-sac, staff would like the flexibility to narrow or keep the same street width in this area. The proposed private street upgrades should also include a vehicle turnaround area, acceptable to the City's Fire Marshall, and a 30-foot wide private easement dedicated to the benefiting property owners. The current turnaround area which the private street comes off of is a convoluted mix of multiple driveways and irregular shaped pavement. In an effort to correct this non-standard turnaround area, the applicant is proposing to dedicate additional right-of-way and to install a cul-de-sac. The proposed cul-de-sac fight- Sharmeen A1-Jaff April 7, 2003 Page 3 of-way is shown as a standard 60-foot radius; however, the pavement radius must be increased from 42- to 45-feet in accordance with City standards. The applicant has shown two possible options for access to Lot 2. One option is to install a driveway from the east off of Frontier Trail (grading plan alternate 2). While Frontier Trail is the street that Lot 2 will have the most frontage on, the steep driveway grades that would be required and collector route designation of Frontier Trail make this option unappealing. In addition, access from Frontier Trail may require the removal of significant trees that could otherwise be saved. The second option is for Lot 2 to gain access from the west off of the proposed cul-de-sac on Great Plains Boulevard (grading plan alternate 1). Following the upgrades to the private street off of Great Plains Blvd., there will be three homes accessing off of it. One of the existing lots (Manarin lot at 7552 Great Plains Blvd.) off the private street has the potential to subdivide in the future. If this happened, there would be a total of four homes served by the private street. The City Code allows a maximum of four homes off a private street. Therefore, Lot 2 should not use the same driveway access off of Great Plains Blvd. as the private street. Staff recommends that the two driveway accesses be separated by a minimum of five feet. Staff is in support of the Lot 2 access coming from the west and the variances associated with it. The City has an existing 60-foot area of right-of-way just south of the existing site's property. As a condition of the subdivision, the applicant is requesting that the City vacate the north half of the right-of-way and deed the land back to the applicant. This 30-foot wide area has been included in the applicant's preliminary plat drawing. Staff has no problem with this vacation since the existing topography within the right-of-way is very steep and would require retaining walls to incorporate a public street. Detailed street construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates will be required for review and approval by the City Council at the time of final plat consideration. Since the street improvements will become owned and maintained by the City, the applicant must enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee construction of the public improvements. Permits form the appropriate regulatory agency will be required, including but not limited to: Watershed District, MPCA, etc. Sharmeen A1-Jaff April 7, 2003 Page 4 RECOMMENDED CONDITIONS OF APPROVAL 1. Install sod in all of the pavement removal areas. . If grading material will need to be imported or exported to construct the lots and streets. The applicant and/or contractor must supply the City Engineer with a detailed haul route for review and approval prior to site grading. o The new cul-de-sac on Great Plains Boulevard shall be constructed to current City design standards with B-618 curb and gutter. , A minimum 30-foot wide drainage and utility easement is required over the public sanitary sewer line on Lots 1 & 2. o Remove any existing pavement within the cul-de-sac right-of-way so the existing driveways have a maximum width of 24-feet, as per City Code. o Any grading or utility work outside of the property limits or right-of-way will require a temporary easement. ° A maximum slope of 3:1 is allowed without a retaining wall. Revise the grading plan to comply. ° A private easement is required for the driveway of Lot 2 which crosses over Lot 1. 9. Revise the grading plan as follows: ao Co do e° Show the proposed neck radius for the cul-de-sac. Show the proposed grades for the private street and cul-de-sac upgrades. Add a benchmark and legend to the plan. The legend should define all of the different line types, easements, silt fence, etc. Move the building pad of Lot 2 out of the public easement fro the sanitary sewer line. Show all existing and proposed easements on the plans. 10. Revise the utility plan as follows: a° Show the existing sanitary sewer line in Great Plains Blvd. Show the existing watermains in Great Plains Blvd. & Frontier Trl. Add a legend to the plan. Sharmeen A1-Jaff April 7, 2003 Page 5 11. 12. 13. 14. 15. 16. d. Label the existing size and type of pipe for both the sanitary and watermains. Add a catchbasin at the low point in the cul-de-sac with a storm sewer line that discharges just east of the proposed driveway for Lot 2. The water service for Lot 2 will have to be obtained from the existing main in Frontier Trail. The proposed private street upgrades should include a vehicle turnaround area, acceptable to the City's Fire Marshall, and a 30-foot wide private easement dedicated to the benefiting property owners. In order to save the two existing Oak trees on each side of the private street, the existing street width may be maintained in this area. Lot 2 cannot use the same driveway access off of Great Plains Blvd. as the private street. The two driveway accesses shall be separated by a minimum of five feet. Detailed street construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates will be required for review and approval by the City Council at the time of final plat consideration. Since the street improvements will become owned and maintained by the City, the applicant must enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee construction of the public improvements. Permits form the appropriate regulatory agency will be required, including but not limited to: Watershed District, MPCA, etc. The site will be subject to one sanitary sewer and water connection charge for the new lot. The 2003 connection charges for both sanitary sewer and water are $4,513. The property is also subject to sanitary sewer and water hook-up charges for the new lot. The 2003 trunk utility hook-up charges are $1,440 per unit for sanitary sewer and $1,876 per unit for water. The 2003 SAC charge is $1,275 per unit. These charges are collected prior to the building permit issuance. Teresa Burgess, Director of Public Works/City Engineer Mak Sweidan, Engineer g:\eng\proj ectsXlahaye addition\ppr.doc TO: FROM: DATE: Sharmeen A1-Jaff, Senior Planner Steven Torell, Building Official ~'~ April 2, 2003 SUBJ: Site Plan review for: Subdivision, Ernest Pivec, Lahaye Addition Planning Case: 2003-3 SUB/2003-1 VAC I have reviewed the plans for the for the above development and have the following conditions: 1. Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. 2. Each lot must be provided with separate sewer and water services. 3. Retaining walls over 4' high require a permit and must be designed by an engineer licensed in the State of Minnesota. G/safety/st/memos/plan/Pivec-Lahaye CITYOF CHAN EN 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 RecreaLion 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 w~,c,v, ci.chanhassen.mn.us MEMORANDUM TO: Sharmin A1-Jaff, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: March 25, 2003 SUB J: Request for subdivision of 1.56 acres into 2 single family lots with variances and vacation of a portion of Sante Fe Trail, Ernest Pivec. Planning case no: 2003-3 SUB/2003-1 VAC. I have reviewed the request for subdivision for the above project. In order for it to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following Fire Code or City Ordinance/Policy requirements. The plan review is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate quote or code policy items will be addressed. Because of the setbacks of the proposed new house, additional address numbers will be required at the driveway entrance. Address numbers must comply with Chanhassen Fire Department Policy regarding premise identification pursuant to Policy no. 29-1992 (copy enclosed). . Submit new proposed driveway dimensions to City Engineer and Chanhassen Fire Marshal. This is to ensure that Fire Apparatus can safely negotiate the driveway to the new proposed single family dwelling. g:Xsafety\fire\planreviewmemo The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. CHANHASSEN FIRE DEPARTMENT FIRE PREVENTION BUREAU 7700 Market Blvd BOX 147 CHANHASSEN, MN 55317 (952) 227-1150 FAX: (952) 227-1190 CHANHAS,REN FIRE DF. PA RTMF. NT POI,ICY PR EMISES' IDENTIFIC. A TION Revised 6/10/02 Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Fire Marshal, Fire Inspector, Building Official, Building Inspector. Requirements are for new construction and existing buildings where no address numbers are posted. Other Roquirernentq - General 1. Numbers shall be a contrasting color from the background. 2. Numbers shall not be in script. 3. If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mail box at driveway entrance may be a minimum of 4". However, requirement #3 must still be met. 5. Administrative authority may require additional numbers if deemed necessary. Residential Requirement~ (2 nr lo~ dwelling unit) 1. Minimum height shall be 5 inches. 2. Building permits will not be fmaled unless numbers are posted and approved by the Building Department. Cnmmercial Requirements 1. Minimum height shall be 12". 2. Multi-Tenant Buildings a. Building address range, minimum height of 12 inches. b. Address numbers required on all tenant doors. Minimum height of 6 inches. 3. If address numbers are located on a directory entry sign, additional numbers ~511 be required on the buildings main entrance. 4. Signage on overhead/delivery doors will also be required.