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2 Halla Maryanne AdditionCITY OF PC DATE: August 6, 2002 CC DATE: August 26, 2002 REVIEW DEADLINE: 9-1-02 CASE #: 2002-11 SUB By: A1-Jaff _.1 n. STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Preliminary Plat to Subdivide 14.027 Acres into one lot and one outlot, Halla Maryanne Addition North of Creekwood Drive and West of State Highway 101. Don Halla 6601 Mohawk Trail Edina, MN 55439 (952) 941-8422 (952) 445-6555 Ld PRESENT ZONING: A2, Agricultural Estate District 2020 LAND USE PLAN: Residential Large Lot (2.5 Acre Minimum 1/10 acre Outside of MUSA) ACREAGE: 14.027 Acres 611,016.12 Square Feet DENSITY: 0.07 Units Per Acre SUMMARY OF REQUEST: The applicant is requesting to subdivide 14.027 Acres into one lot and one outlot. The lot contains a single family home, currently under construction. The outlot will be reserved for future development when sewer and water are made available to the site. Staff is recommending approval of the application. Notice of this public heating has-been mailed to all property owners within 500 feet. 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. Halla Maryanne Addition August 6, 2002 Page 2 BACKGROUND On June 21, 1995, the City Council approved the final plat for the subdivision of 102.73 acres into 33 lots and one outlot, Halla Great Plains Addition. Halla Nursery was platted with an area of 11.45 acres as part of the subdivision. HALLA GREAT PLAINS ADDITION On July 8, 2000, Carver County District Court approved the vacation of a portion of the plat (the area east of Highway 101 and south of Halla Nursery), at the request of the owners of the property. VACATED PORTIONS OF HALLA GREAT PLAINS ADDITION Halla Maryanne Addition August 6, 2002 Page 3 On April 9, 2002, the City issued a building permit for the construction of a single-family house on the southeast comer of the parcel located south of Halla Nursery. /-- SINGLE FAMILY HOME CURRENTLY UNDER CONSTRUCTION LOCATION OF PROPOSED SUBDIVISION Since this portion of the plat was vacated, it is technically a single lot with an area of 14.027 acres. The applicant is requesting to divide it into one lot and one outlot. PROPOSAL SUMARY The applicant is requesting to subdivide 14.027 acres into one lot and one outlot. The site is located north of Creekwood Drive and west of Highway 101. A single family home is under construction on the southeast comer of the property. The site is zoned Agricultural Estate District, A-2. Access to the property is gained via Creekwood Drive. There is no direct access onto Highway 101. The single family home, which is currently under construction, will utilize an Individual Sewer Treatment System (ISTS) and a well. There are a variety of trees on this site, none of which are proposed to be removed. Since the parcel is zoned Agricultural Estate District, A-2, and it is located outside Metropolitan Urban Service Area (MUSA), the area of the platted lot can be a minimum of 15,000 sq. ft., however, the minimum density of 1 unit per 10 acres must be maintained. The proposed lot and outlot meet the minimum requirements of the zoning ordinance. The outlot cannot be developed until urban services are available to that area. The proposed subdivision of the property is consistent with the guidelines established in the comprehensive plan and zoning ordinance. This is a very simple subdivision application and staff is recommending approval with conditions. Halla Maryanne Addition August 6, 2002 Page 4 PRELIMINARY PLAT The applicant is requesting the subdivision of 14.027 acres into one lot and one outlot. The lot, with an area of 1.97 acres (85,948 square feet), will house a single-family home currently under construction while the outlot, with an area of 12.05 acres (525,053 square feet), will be reserved for future development when sewer and water is available to the site. It is scheduled to be brought into the urban service area in the year 2020. The site is guided Residential Large Lot. If the applicant petitions the city to re-guide the property to Residential Low Density, and if the city approve the applicant's request, at that time the lot and outlot may be platted into smaller lots with a minimum of 15,000 sq. ft. COMPLIANCE WITH ORDINANCE - A-2, Agricultural Estate District Lot Lot Home Width Depth Setbacks Ordinance 15,000 sq. ft. subject to a 200' 200' 50' front/front density of 1 unit per 10 10' side .acres Lot 1 1.97 acres 310.95' 315.18' 175'/142' Comer 85,948 square feet 345.98' 55'/70' Lot Lot Area GRADING/DRAINAGE The site contains a single family home, currently under construction. The remainder of the site is used as a tree fmrn. As part of the building permit application, an as-built survey will be required that shows the minor grading completed as a part of the home construction. No additional grading is proposed in conjunction with this subdivision proposal. The additional one home site will not impact or affect the existing drainage in the area. To insure that positive drainage is maintained away from the house under construction, proposed contour elevations shall be incorporated into the plans. UTILITIES The area is located outside of the Municipal Service Area (MUSA), therefore, the site will have a well and septic system. STREETS Access to the site is from Creekwood Drive, which is a city street with 66 feet width of Right-of- Way. No additional right-of-way is required. Halla Maryanne Addition August 6, 2002 Page 5 WETLANDS No wetland basins exist on-site according to the National Wetland Inventory and the City's Surface Water Management Plan. Storm Water Management The applicant has not proposed on-site storm water management. Erosion Control All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. Surface Water Management Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $800/acre. Based on the proposed developed area of approximately 1.97 acres, the water quality fees associated with this project are $1,576. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single- family residential developments have a connection charge of $1,980 per developable acre. This results in a water quantity fee of approximately $3,901 for the proposed development. SWMP Credits The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. 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 $5,477. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Army Corps of Engineers) and comply with their conditions of approval. Halla Maryanne Addition August 6, 2002 Page 6 TREE PRESERVATION Tree canopy coverage and preservation calculations for the Halla Maryanne Addition are as follows: Total upland area (including outlots) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 14.027 ac or 611,002 SF 3.50 ac or 152,754 SF 25% 35 % or 4.90 ac. 25 % or 3.50 ac. Developer does not meet minimum canopy coverage required; therefore the replacement plantings are required. Difference in canopy coverage 60,984 SF Total number of trees to be planted 56 trees There is no replacement-planting plan associated with the application. There are some issues that affect the required landscaping. First of all, the outlot is an actively managed agricultural production field. For that reason, the trees that exist today may be dug and sold tomon'ow thereby making the canopy coverage calculations obsolete or incorrect. It is therefore difficult to ascertain what are the true tree preservations requirements. Secondly, the land is changing form on paper only. As stated earlier, the outlot will continue to be managed for commercial purposes and as such seems incongruent with the usual standards for tree preservation. Thirdly, no tree removal is occurring due to the subdivision process. Staff recommends that the replacement-planting requirement be waived. When the outlot is subdivided, then proper tree preservation requirements can be applied. PARK AND RECREATION The applicant paid $1,500 in park fees and $500 in trail fees at the time of building pmTnit for the home on Lot 1. Therefore, no additional fees are required. GIS FEES The applicant shall pay the City GIS fees according to City ordinance. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat request (02-11 SUB) to subdivide a 14.027 acre parcel into a 1.97 acre lot and a 12.05 acre outlot, as shown on the plans dated received July 3, 2002, subject to the following conditions: 1. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks Halla Maryanne Addition August 6, 2002 Page 7 of completion of each activity in accordance with the City's Best Management Practice Handbook. . Based on the proposed developed area of approximately 1.97 acres, the water quality fees associated with this project are $1,576; the water quantity fees are approximately $3,901. The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $5,477. o The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply with their conditions of approval. . The applicant shall enter into a development contract with the City establishing that no building eligibility remains for the 12.05 acre parcel until such time urban services are available and the city reguides the site to Residential Low Density. 5. The applicant shall pay the City GIS fees according to city ordinance. 6. Show the width of the existing fight-of-way on Highway 101 and Creekwood Drive. 7. Add a legend to the plan that defines the different line types. 8. Show the proposed grading that is planned for Lot 1. 9. The applicant must obtain an encroachment agreement for the wire fence in the front yard easement or move the fence outside of the easement. 10. The replacement-planting requirement shall be waived. When the outlot is subdivided, then proper tree preservation requirements can be applied." ATTACHMENTS 1. Application. 2. Public Hearing Notice. 3. Plans dated July 3, 2002. CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: ,,~~ ~ / /~,~ ,/~ ~ OWNER: ADDRESS: ADDRESS: TFI FPHONE (Day time) Comprehensive Plan Amendment Conditional Use Permit Interim Use Permit Non-conforming Use Permit Planned Unit Development* Rezoning TELEPHONE: __ Temporary Sales Permit Vacation of ROW/Easements Variance Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign Site Plan Review* X Subdivision" Escrow for Filing Fees/Attorney Cost** ($50 CU P/SP R/VAC/VAR/WAP/Metes and Bounds, $400 Minor SUB) TOTAL FEE $ 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 81/2'' X 11" reduced copy of transparency for 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. ~~D8 P~ESE~T I HEQUESTED ZONING I - PRESENT LAND USE DESIGNATION REQUESTED ~ND USE DESIGNATION This 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 made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application 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. I will 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 my knowledge. The city 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, 6f-Applicant x__; Signature of Fee Owner 'Date Application Received on Fee Paid Receipt No. 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, NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, AUGUST 6, 2002 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. APPLICANT: Don Halla PROPOSAL: Preliminary Plat LOCATION: North of Creekwood Drive West of Hwy. 101 NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Don Halla, is requesting preliminary plat approval to subdivide 14.027 acres into one lot and one outlot to create Halla Maryanne Addition. The site is currently zoned Agricultural Estate District and is located north of Creekwood Drive and west of State Highway 101. 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 July 18, 2002. Smooth Feed SheetsTM Use template for 5160® 5LUFF CREEK GOLF ASSOC 1025 CREEKWOOD DR 2HASKA MN 55318 DAVID S & CLARE M JOHNSON 821 CREEKWOOD DR CHASKA MN 55318 GARY & DEBRA ANDERSON 725 CREEKWOOD CHASKA MN 55318 3LUFF CREEK GOLF ASSOC 1025 CREEKWOOI~DR~'''- 2HAS_.~~'' MN 5531 a JEFFREY & KATHLEEN DYPWICK 10300 GREAT PLAINS BLVD CHASKA MN 55318 MARK D WELLE LESLIE K MASON-WELLE 10220 MANDAN CIR CHASKA MN 55318 )ONALD E HALLA & CANDRA J CWAYNA HALLA 10000 GREAT PLAINS BLVD 2HASKA MN 55318 KAY M HALLA ~. 770 CREEK.WOOD DR CH.~j MN 55318 RENEE L STRICKLAND 10251 GREAT PLAINS BLVD CHASKA MN 55318 FHOMAS J & KATHLEEN R GERTZ 10001 GREAT PLAINS BLVD 7HASKA MN 55318 ANNE & CLARA VOGEL 815 CREEKWOOD DR CHASKA MN 55318 DANIEL SCHAITBERGER & CATHERINE A SCHAITBERGER 10241 MANDAN CIR CHASKA MN 55318 FI-IOMAS J & KATIiLEEN R GERTZ !0001 GREAT PLAINS BLVD 2HASKA MN 55318 DAVID R TEICH 1217 MONROE ST S SItAKOPEE MN 55379 BRUCE W PAUL 10240 MAND.&N CIR CHASKA MN 55318 DAVID R TEICH 1217 MONROE ST S SttAKOPEE MN 55379 MARK D & KAY M HALLA 770 CREEKWOOD DR CHASKA MN 55318 RICHARD T HALVER 10271 GREAT PLAINS BLVD CHASKA MN 55318 BLUFF CREEK GOLF ASSOC 1025 CREEKWOOD DR 7ttASKA ' ' MN 55318 . SPENCER L & GLORIA A BOYNTON TRUSTEES OF TRUSTS 777 CREEKWOOD CHASKA MN 55318 JOHN C & KATHLEEN M CHLEBECEK 10260 MANDAN CIR CHASKA MN 55318 DONALD E HALLA..& SANDRA J C\~A-Y-NA ItALLA i0000 GRE. F~-T PLAINS BLVD ~HAS,I~k' MN 55318 JAMES W SABINSKE 775 CREEKWOOD CHASKA MN 55318 WALTER G & CItRIS A ARNDT 10151 GREAT PLAINS BLVD 2HASKA MN 55318 HARRY E NIEMELA 10670 POPPITZ LN CHASKA MN 55318 DALE ALAN GUNDERSON g45 CREEKWOOD DR 2HASKA MN 55318 HARRY E NIEMELA 10670 POPPITZ LN --- CHASK~~-' MN 55318