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1 SUB Lake Lucy Ridge AdditionCITY OF PC DATE: 11/20/01 CC DATE: 1/14/02 Review Deadline: 2/22/02 CASE #: 01-10 SLm 01-4 LUPA REZ 01-4 WET 01-3 By: A1-Jaff:v STAFF REPORT PROPOSAL: · Rezoning of approximately 18.57 acres of property zoned RR, Rural Residential, to RSF, Residential Single Family · Preliminary Plat to replat a 7.07'acre Outlot and an 11.5 acre lot (18.57 acres) into 22 single family lots and one outlot, Lake Lucy Ridge · Wetland Alteration Permit to fill 4,580 square feet of wetland · Land Use Plan Amendment from Residential Large Lot to Residential Low Density LOCATION: APPLICANT: East of Ashling Meadows, Northwest of Lake Lucy, and South of Lake Lucy Road, Lake Lucy Ridge, Noecker Development . Noecker Development, LLC 8315 Pleasant View Drive Moundsview, MN 55112 Randv Noecker (763) 786-6387 PRESENT ZONING: RR, Rural Residential District 2020 LAND USE PLAN: ACREAGE: Residential-Low Density (Net Density 1.2 - 4.0 units per acre) Residential Large Lot (1 unit per 2.5 Acre Minimum) Approximately 18.57 acres DENSITY: 2.3 Units per Acre Net 1.1 Units per Acre Gross SUMMARY OF REQUEST: Subdivision of 18.57 acres into 22 single-family lots and one outlot. Rezo. ning of approximately 18.57 acres of property zoned RR, Rural Residential to RSF, Residential Single Family. Wetland Alteration Permit to fill 4,580 square feet of wetland. Land Use Plan Amendment from Residential Large Lot to Residential Low Density. 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 Lake Lucy Ridge November 20, 2001 Page 2 Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City has a relatively high level of discretion in approving a rezoning because the City is acting in its legislative or policymaking capacity. A rezoning must be consistent with the City's Comprehensi ye Plan. The City's discretion in approving or denying a wetland alteration permit is limited to whether or not the proposed alteration meets the standards outlined in the wetland conservation act and the city's wetland ordinance. If it meets these standards, the City must approve the wetland alteration. This is a quasi-judicial decision. The City has a relatively high level of discretion in approving a land use amendment because the City is acting in its legislative or policymaking capacity. A land use amendment must be consistent with the City's goals and policies. PROPOSAL/SUMMARY The applicant is proposing to subdivide 18.57 acres into 22 single-family lots and one outlot. The property is zoned RR, Rural Residential, and the proposal calls for rezoning it to RSF, Residential Single Family. The westerly 7.07 acres of the site is guided Residential Large Lot and the applicant is requesting a Land Use Plan amendment to re-guide it to Residential Low Density. The applicant is also proposing to fill 4,580 square feet of wetland. The average lot size is 18,368 square feet with a resulting gross density of 1.1 units per acre and a net density of 2.3 units per acre. The site is located south of Lake Lucy Road, northwest of Lake Lucy, and east of Ashling Meadow. Access to the subdivision will be provided via Lake Lucy Road. All lots are proposed to be served via internal residential streets. All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance with the exception of one lot; however, the lot lines can be easily adjusted to meet ordinance requirements. 'There is one outlot shown on the plat. Outlot A contains wetlands and a proposed trail and storm water pond. The site consists of two parcels being assembled into one tract of land, and then subdivided. Two individuals own these parcels. Outlot A is part of Lake Lucy Highlands (a large lot subdivision served by an individual septic system and well within the minimum area of 2.5 acres). This outlot is mainly wetland. The buildable area on the site is physically separated from Lake Lucy Road by a natural wetland. In the past, the owner of the outlot had attempted to replat it and fill a portion of the wetland to create a connection between the outlot and Lake Lucy Road. As a condition of approval of the Lake Lucy Highland subdivision, the applicant was required to demonstrate that a Lake Lucy Ridge November 20, 2001 Page 3 future structure would be able to meet wetland setback requirements. The applicant did not submit the required surveys to replat the outlot and the plans never materialized. The current plan assembles the outlot with the parcel to the west. The westerly parcel contains a single family home that is proposed to be demolished. Two wetlands occupy the site. The site has bluffs and a meandering topography. The site has some mature trees, which the applicant is making an effort to preserve. There are retaining walls that extend into required bluff setbacks. These walls must be setback a minimum of 30 feet. In reviewing this plat, staff also had to look at access to the properties to the west and south. Ashling Meadow, located west of the site, is currently under construction. Emerald Lane will connect the two subdivisions. Staff has ensured that the surrounding parcels are not landlocked. During Phase li of Ashling Meadow, Emerald Lane will be stubbed to the eastern property line. When Lake Lucy Ridge develops, the street will extend to the north and eventually hook up with Lake Lucy Road. Lucy Ridge Lane will be stubbed to the south to provide access to the property along the south side of the site. Staff is unaware of any interest in developing that property at this time. Staff has been working with the applicant for the past year. The plan has gone through several changes. The critical issues that staff has been working to resolve are: The amount of grading, the location of the trail in the wetland buffer, and retaining walls in the bluff setback and wetland buffer. There are still some issues that need to be resolved and we believe they are workable. Revisions are required which may result in the loss of lots. We are recommending that it be approved with conditions outlined in the staff report. LAND USE PLAN AMENDMENT The applicant is requesting a land use plan amendment to re-guide the westerly 7.07 acres (outlot A) from Large Lot Residential to Residential Low Density. The outlot is part of the Lake Lucy Highland subdivision which has a minimum area of 2.5 acres per lot. A'll homes within that subdivision are served with individual septic systems and wells. Outlot A is physically separated from Lake Lucy Highlands by a wetland to the east and Lake Lucy Road to the north. Both these elements can be considered natural barriers, allowing Outlot A to fit better with uses proposed west of the subject site (in this case, Residential Low Density). It is a compatible use and allows transition to be maintained. Staff is recommending approval of this minor land use amendment. REZONING The applicant is proposing to rezone the property from RR, Rural Residential, to RSF, Residential Single Family. The area to the north, east, and south is zoned Rural Residential. The area to the Lake Lucy Ridge November 20, 2001 Page 4 west is zoned Residential Single Family. Ail the surrounding property, with the exception of the area to the north and west of the subject site, is guided for Residential Low Density. The area to the north and west is guided Residential Large Lot. If the City approves re-guiding the easterly 7.07 acres to Residential Low Density, the 2020 Land Use Plan will show this area designated for development as Low Density Residential, 1.2 - 4.0 units per acre. Appropriate zoning for this land use is RSF, R4 or PUD-R. The applicant's proposal has a gross density of 1.1 units per acre and 2.3 units per. acre net after the streets and wetlands are taken out. This area is in the MUSA area. Staff is recommending that this area be rezoned to RSF and finds that the rezoning is consistent with the Comprehensive Plan if the Land Use Plan was amended to re-guide the outlot to low density residential. PRELIMINARY PLAT The applicant is proposing to subdivide an 18.57 acre site into 22 single family lots. The density of the proposed subdivision is 1.1 units per acre gross, and 2.3 units per acre net after removing the roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot size of 18,368 square feet. All of the proposed lots meet the minimum width, and depth requirements of the Zoning Ordinance with the exception of Lot 2, Block 3. This lot has a width of 86.8 feet. The ordinance requires a minimum width of 90 feet. The lot lines can be easily adjusted to meet ordinance requirements. There is one outlot shown on the plat. Outlot A will contain wetlands, trail, and a storm water pond Lot 1, Block 1, contains a wetland. Staff is recommending the wetland be platted as an outlot, similar to outlot A. The ordinance requires all structures to maintain a 40-foot setback from the outside edge of a wetland buffer strip. The ordinance also requires a buffer zone (0-20 feet wide) with an average of 10 feet for the wetland located northwest of the site and (10-30 feet wide) with an average of 20 feet from the wetland located east of the site. The plans fail to show the wetland buffer. The trail located to the east of the property encroaches into the wetland buffer and will need to be relocated. A retaining wall is also located along the edge of the wetland. This wall must be shifted as well. These changes may affect the plat configuration. As mentioned earlier in the report, there are bluffs on the site. One of these bluffs is located along the northwesterly comer of the site. The plans reflect a retaining wall within 20 feet of the bluff. The ordinance requires all structures to maintain a 30-foot setback from the edge of a bluff. This wall must be moved to meet ordinance requirements. The second bluff is located along the southeast corner of the site. The trail appears to encroach into the 30-foot setback of the bluff. Again, the trail must be shifted to meet bluff setback requirements. Staff notes that the proposal is Lake Lucy Ridge November 20, 2001 Page 5 generally consistent with the Comprehensive Plan if the' amendment was approved and generally consistent with the Zoning Ordinance with conditions outlined in the staff report. WETLANDS Existing Wetlands Two wetlands exist on-site: one natural wetland and one ag/urban wetland. Aquatic EcoSolutions delineated the wetlands in May 1996 and reexamined the 'site on-April 26, 2001. Wetland I is a Type 3 wetland located in the northwest comer of the property, just south of Lake Lucy Road. The wetland is dominated by reed canary grass and common cattail. The applicant is proposing to fill a portion of this wetland in conjunction with the widening of the access road (Lucy Ridge Lane). The total proposed impact to Wetland 1 is 2,297 square feet (0.05 acres). The applicant is also proposing the construction of a new wetland along the south side of this basin for replacement purposes. Wetland 2 is a Type 4 wetland located east of the upland on the parcel. It extends to the south from Lake Lucy Road to Lake Lucy (OHW=956.1.MSL). It is dominated by reed canary grass and common cattail with some lake sedge and a few black willow trees. The applicant is proposing to fill a portion of this wetland in conjunction with the widening.Of the access road (Lucy Ridge Lane). The total proposed impact to Wetland 2 is 2~283 square feet (0.05 acres). On May 7, 2001, City staff conducted an on-site review of a portion of the wetland delineation. The on-site review raised questions about the accuracy of the delineation of Wetland 1. The City met the delineator on-site on May 8, 2001. The conclusion of that site visit was that a portion of the wetland boundary established by the delineator was inaccurate. Staff recommended the wetland boundary be changed to be consistent with the findings of the delineator and City staff from May 8. The wetland boundary shown on the plans is consistent with staff recommendation. Wetland Replacement The applicant is proposing the construction of 4,910 square feet of new wetland credit (NWC) adjacent to Wetland 1. Plans submitted to the City do not show wetland replacement at the required 2:1 ratio. The applicant must demonstrate that an additional 4,250 square feet of NWC or public value credit (PVC) will be provided to achieve the required 2:1 replacement ratio. (The wetland permit application indicates that it will be provided, but neither it nor the supporting " plan sheets indicate how.) Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans should show a fixed photo monitoring point for the replacement wetland. A five-year wetland replacement monitoring plan should be submitted. The applicant should provide proof of recording of a Declaration of Restrictions and Covenants Lake Lucy Ridge November 20, 2001 Page 6 for Replacement Wetland. The City must approve a wetland replacement plan prior to wetland impacts occmring. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained around Wetland 1 and the wetland mitigation area. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) must be maintained around Wetland 2. (Those buffers considered for PVC must maintain a minimum width of 16.5 feet.) Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All retaining walls must be located outside of required buffer areas. Proposed trails must also be located outside of required buffer areas. All other structures must maintain a 40-foot setback from the edge of the wetland buffer. LAKE LUCY The proposed project is within 1,000 feet of the ordinary high water level (OHW) of Lake Lucy and is therefore within the lake's shoreland district; however, none of the lots proposed are riparian Jots. Lake Lucy is classified as a recreational development lake by the Minnesota Department of Natural Resources (DNR). The minimum lot size is 15,000 square feet and the minimum lot width is 90 feet. The location of the OITW .has not been included on the plans. The OHW must be shown on the plans. BLUFFS Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition, all structures must maintain a 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e. the bluff and land located within 20 feet from the top of a bluff). GRADING, DRAINAGE AND EROSION CONTROL Storm Water Management The proposed development is required to maintain existing runoff rates. Stormwater calculations should be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. Easements Drainage and utility easements should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. Lake Lucy Ridge November 20, 2001 Page 7 Erosion Control Type llI silt fence should be provided adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. Erosion control blanket should be installed on all slopes greater than or equal to 3:1. Any disturbed wetland areas should be reseeded with MnDOT seed mix 25 A, or a similar seed mix that is approved for wetland soil conditions. 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 12.94 acres, the water quality fees associated with this project are $10,352. 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 $25,621 for the proposed development. SWMP Credits This project proposes the construction of one NURP pond. 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 over sizing 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 and payable to the City at the time of final plat recording, is $35,973. 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, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of approval. Lake Lucy Ridge November 20, 2001 Page 8 GRADING The existing parcel has a wide variety of grade changes within its limits. The site elevations range from a high of 1026+ to a low of 960+. These severe elevation differences combined With a relatively small area (<15 buildable acres) make this site a challenging one to both develop and minimize grading. As such, the developer is proposing to grade the majority of the site. The area for the lots in the western portion of the site is proposed to be cut from 5 to 10 feet while the eastern portion of the site will be filled from 10 to 15 feet-for the house pads along the wetland. ' Steep slopes are proposed along the south and west property lines of the site to match with the existing topography. Small retaining walls (maximum of 4 feet) could be employed along the western side of the lots in Block 1 to increase the area provided for drainage swales. The applicant is proposing to grade offsite to the west for the construction of Emerald Lane, which will connect this proposed development with the Ashling Meadows development. St. aff has previously met with the applicant and the Ashling Meadows developer to try and come to some agreement on both the location and elevation of Emerald Lane. Following the meeting, a mutual compromise was agreeci upon for Emerald I~ane and the current plan shows this. In . addition, the Ashling Meadows developer agreed to sign a temporary easement allowing the applicant to grade on Ashling 'Meadows propertyl 'I'he proposed and existing contours along the co,ninon property line within the Ashhng Meadows site must be shown on the grading plan to ensure that the grading and drainage will work. The site contains two existing bluffs; one in the northwest corner and one in the southeast corner' of the site. The structure setback fi'om each bluff is 30 feet. This will require that the retaining wall shown on Lot 2, Block 1 be eliminated or moved. There is also a grove of various trees in the east cent:al portion of the site. All trees proposed to be saved must have tree preservation fencing around their perimeters. The applicant is proposing to grade the entire site at once. If importing or exporting material for development of the site is necessary, the applicant w'ill be required to supply the City with detailed haul routes and traffic Control plans. Staff would also recommend that the applicant revise Lot 1, Block 2 from a walkout structure to a lookout. This would help alleviate the extent of the steep slope in the rearyard and promote better drainage. DRAINAGE The majority of the existing site drains from a high point in the southwest comer of the property toward wetlands in the northwesterly and easterly portion of the site. On the drainage plan, the applicant is proposing to collect all of the street and front yard stormwater and transport it to a pond in the north central portion of the site. 'The pond will treat the stormwater before Lake Lucy Ridge November 20, 2001 Page 9 discharging into the existing wetland. The pond must be designed to National Urban Runoff Program (.N'URP) standards with 3:1 side slopes and a 10:1 slope bench below the normal water lev. el. Staff recommends that the proposed outlet structure of the pond be moved to the easterly end of the pond to prevent short-circuiting and to outlet the water to the eastern wetland. This would better follow the proposed drainage pattern shown in the City's Surface Water Management Plan. Pre- and post-development ponding.calculations have been submitted for the site. Staff has reviewed the calculations and found that additional information and revisions are necessary,. Staff will work with.the applicant's engineer to correct the calculations. Prior to final platting, storm sewer design calculations will need to be submitted. The storm sewer will have to be designed for a 10-year, 24-hour sto~n event. Drainage and utilities easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20' feet wide. EROSION CONTROL .' Erosion control measures and site restoration shall be developed in accordance with the C1Ly s Best Management Practice Handbook (BMPH). -Staff recommends that the City's Type 117 erosion control fence, which is a heavy-duty gilt fence, be used for the areas adjacent to the existing wetlands. Erosion control matting or Wood fiber blankets will be required for the steep, rear yard slopes of those lots in the west and southwesterly portions of the site. In addition, a 75-foot rock construction entrance is required at the site access off of Lake Lucy Road. UTILITIES Currently, there is no public sanitary sewer available to the site. The nearest sewer line is approximately 600 feet west of the site within the Ashling Meadows development. This sanitary sewer will be extended to the Emerald Lane property line with the second phase of the Ashling Meadows development. Staff exPects this to happen in the summer of 2002. Additionally, the applicant has previously'petitioned the City to extend the sewer as part of a public improvement project. Staff believes-that the sewer extension should be a developer driven project, especially when the project is planned within a year. In the absence of the sewer, the applicant has requested to install the sanitary sewer through the Lake Lucy Ridge site and leave a stub pipe for the Ashling Meadows 2nd Addition development to connect to. Staff has no objections to this scenario as long as the applicant is aware that no building permits will be allowed until the sanitary sewer is functional. The City~ Comprehensive Sewer Plan shows the proposed development and neighboring properties to the east as being serviced within the same sanitary sewer subdistrict. As such, staff I Lake Lucy Ridge November 20,2001 Page 10 is recommending that a sanitary sewer manhole be extended to Lake Lucy Road to service future development from the east. In addition, the proposed sanitary sewer lift station shall be designed to serve this development and the neighboring properties to the east. Any over sizing of the sewer forcemain or lift station pumps, beyond what is needed to serve this development, will be a City cost. Municipal water is available to the site from Lake Lucy Road. The applicant is proposing to connect to the existing water stub and extend watermain throughout the site. In the future, the watermair~ from this development will be connected to the watermain from Ashling Meadows 2nd Addition. Staff will perform a more detailed review of the utility layout at the time of final platting. Additional hydrants and/or water valves may be required at that time. The two underlying parcels of this development have each been previously assessed for one water hookup and connection charge. The assessments, however, have not been paid. Staff is recommending that the two previously assessed connection charges, which total $8,288 (2001 rates), be respread over the 22 newly created lots. In addition, each newly created lot will be required to pay a sewer and water hookup charge of $1,322 and $1,723 (2001 rates), respectively. Since the property is within the Lake Ann sewer district, a sewer interceptor charge of $t,011 and a sub-trunk charge of $828 will also be due on each lot. The sewer and water lateral connection charges for the new lots will be waived contingent on the developer instaliing the internal lateral utility lines. All of the above fees are due at the time of building permit issuance. Utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. STREETS There is one current access available for the site off of Lake Lucy Road. In the near future, the proposed stub street to the west, Emerald Lane, will be extended when Ashling Meadows 2nd Addition develops. This will provide a secondary access to/from the site. In addition, a street access has been provided for future development to the south. Overall. the proposed street layout appears to work well. The entire street system is shown within a 60-foot wide public right-of-way with 31-foot wide streets. As stated earlier, the site has some major grade changes. Staff has worked with the applicant to meet the City's maximum allowable street grade of 7%. The horizontal curves at the south end of Lucy Ridge Lane do not meet a 30 m.p.h, design. As such, the curves will have to be posted at a slower speed. In Lake Lucy Ridge November 20, 2{)0.1 Page 11 addition, a temporary cui-de-sac turnaround for emergency vehicles will be required at the south end of Lucy Ridge Lane along with a sign stating that the road will be extended in the future. PARK DEDICATION . PARKS Neighborhood Park needs for the proposed 22-1ot subdiVision would be served by the existing Pheasant Hill Park. The park is-located just north of the site on Lake LUcy Road. In the future', residents will have access to Greenwood Shores and Lake Ann Parks. TRAILS A trail segment identified in the City's Comprehe.n. sive Plan has been included on this plat. However, the alignment as currently depicted, is not acceptable. The following conditions need to be met for the trail alignment to be acceptable. -. . A 20-foot trail easement must be identified: The trail alignment cannot be within the wetland, buffer. '.['he ~rail easement may abut lot lines, but the trail alignment must maintain a m. inimum 6-foot separation from lot lines. The pond berm, which the trail crosses, must maintain a minimum top width of- 12 feet to allow for a 2 foot "clear" on either side of the trail. The applicant shall be responsible for the construction of the trail with reimbursement for " materia! costs being made from the City's Park and Trail Fund. The trail shall be 8 feet-wide and built of bituminous material to city specifications. Full park fees, with one-third being paid at the time of platting and two-thirds at the time of the individual building permits, shall also be paid. ' TREE PRESERVATION/LANDSCAPING Tree. c. anopy coverage and preservation calculations have been sUbmitted for the Lake Lucy Ridge develor, ment. They are as follOws: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 1_3.11 ac. 30% or 3.88 ac. 30% or 3.93 ac. 11% or 1.49 ac. Developer does r~ot meet minimum canopy coverage allowed by ordinance, therefore the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required rep!acement plantings. Lake Lucy Ridge November 20, 2001 Page i2 Difference in canopy coverage Multiplier Total replacement Total number of trees to be planted 2.44 ac. 1.2 2.9 ac 117 trees The applicant has submitted a proposal that states that 114 trees will be planted. The proposal is short 3 trees. Staff' has reviewed aerial photographs of the site and based on a visual assessment believes that the proposed percentage of canopy cover and removal are underestimated. Staff is proposing the following calculations: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 13.11 ac. 50 % or 6.56 ac. 35 % or 4.6 ac. 1 1% or 1.38 ac. 'Developer does not meet minimmn canopy c'ovcrag,z allowed bv ordi'rmnce, tinerefore the difference bet,veet~ the bnseline and proposed tree areservation ~s multiplied by 'the required replacement plantings. Difference in canopy coverage Maltiplier Total replacement Total number of trees to be planted 3.22 ac. 1.2 3.73 ac 155 trees If the applicant disagrees with staff's proposal, canopy coverage calculations ma5' be re-submitted. A written p~0pc, sal outlini~g the number of trees that will be planted on each lot and the total rmmber of trees to be planted in the development has been submitted. However, no landscape plan that includes a plant schedule or visually identifies planting locations was submitted.. Bufferyard requirements are as shown in the table: Landscaping Item Required Bufferyard B* -- North 6 overstory trees property line; 6 [ 3' 12 'understory trees ~ 12 shrubs Proposed 0 overstory trees 0 understory trees 0 shrubs __ Applicant does not meet minimum requirements for buffervard plantings. The landscape plan shall be revised to show the minimum number of plantings required. Lake Lucy Ridge Novetnber 2.0. 2001 Page 13 Ordinance BLOCK 1 Lot 1 Lot 2 I_x)t 3 Lot 4 Loi' 5' Block Lot I .Lot 2 Lot3 Lot 4 Block 3 Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 COMPLIANCE WrFH ORDINANCE - RSF DISTRICT Lot Lot Lot Area Width Depth 15,000 90' 125' 49,534 Home Setback 16,356 15,856 !5,850 16,721 15,682 30' front/rear 10' sides 1.6,803 16,841 18,739 !7,993 15,4.17 293' 171' 30750W30'* 10' 99' 164' 30750W30' 10' 102' 156.5' 30730' 10' 1'02' 155' 30730' 10' 95'comerlot 155' 30730' 160 10' 90' 175' 30'/30' !0' 97' 185' 30'/30' 10' 114' 172' 30'/30' - Iff 136' comer lot 142' 30730' 114 10' 88'.. on curve 144' 162 comer lot 86.8**** 163' 15,301 92' 150' 15,020 100 149' 17,536 52'0n Curve 159' 29,315 112' 220' 30'/30'/60** 10' 30'/30760** 10' 30'/30'/60** 10' 30'/30'/60** iff 30'/30760** Iff 30'/30'/30*** Lake Lucy Ridge November 20, 2001 Page 14 Lot 7 Lot 8 Lot 9 .Lot i0 LOt 11 I_,ot 12 Lot 13 ,.)ut~ot A 15,638 94' comer lot [43' 117 21,805 182' 156' 202' comer lot 17,637 94' 150' 158' comer lot 15,013 67'on Curve 143.5' i6,301 79' on curve 162' 32,159 69' on curve 239' 21,597 90' 240' 10760** 30730' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30' 10' 30'/30'*** 10~ 30'/30'*** 10' ]7'he 50-foot setback includes a 10-foot average wetland buffer in addition to a 40-foot structure setback. The 60-foot setback includes a 20--foot average wetland buffer in addition to a 40-foot structure setback. The 30-foot bluff setback includes a 20-foot bluff impact zone. The width of Lot 2, Block 3, must be adjusted to maintain 90 feet. SLIBDFVISiON - FINDINGS The. proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District with the exception of Lot 2, Block 3, which can easily be corrected. The retaining walls must meet bluff and wetland setback requirements. Wetland buffer must be shown on the plans. 2~ 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 subdivision ordinance with recommended conditions. Lake Lucy Ridge November 20, 2001 Page 15 . De . The physical characteristics of'the site, including but nol limited to topography, soils,. vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; 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 nearest sewer line is approximately 600 feet west of the site within the Ashling Meadows development. This sanitary sewer will be extended to the Emmald Lane property line with tt:e second phase of the Ash!ing Meadows development, Staff expects this to happen in the summer of 2.002. Addition.ally, the applicant has previously petitioned the City to extend the sewer as part of a public improvement project. Staff beiievCs that the sewer extension should be a developer driven project, especially when the projeCt is planned within a year. the absence of the sewer, the applicant has requested, to install 'the sanitary sewer through the Lake I,ucy 'Ridge site and leave a stub pipe for the Ashling iMeadOws- z Addition development to connect to. Staff has no objections to thi. s scenario as long as the applicant is aware that no building permits wil; be allowed until the sanitary sewer is functional. The proposed subdivision ,,'ill not cause environmental damage; Finding: The proposed subdivision w-ill cause some environmental damage, however, staff is recommending some modification to the plans to minimize impacts. The proposed subdivisi°n contains adequate open areas to accommodate house pads. The proposed subdivision ,,'ill not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will exr~and and provide all necessary easements. The proposed subdivision is not premature. A subdiviSion is premature if any of the following exists: a. Lack of adequate storm water drainage. Lake Lucy' Ridge November 20, 2001 Page 16 b. 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 subject to finding in #4. RECOMMENDATI ON . .. Staf~ is recommending approval of the Land Use'Plan Amendment, Rezoning, Subdivision, and wetland aiteration permit; however, changes based on conditions of approval may alter the design of the plat. The commissmn may want to review these changes, therefore recommend tabling this item. Should the commission wish to approve the request, then: Smfl recommends the Planning Comrnission adopt tl~e foiJowing motions' LAND US E FLAN AMENDMENT "The '~'t- tann' i-,.,,,._4 '~ Commission recommends app)ovai o:/-' l.and Use Plan Amendment :#01'-,4 to re:guide e. tttiot A fr.:.,m Residential Large Lot to Residential .l,ew .'Density. for l~ake Cucy Ridge .as shown-on i:h'e ¢ia~s dar. ed received October 24, 2001" .. ~. .. · . "The Planning Commission recomlnends approval of Rezoning #01-4 to rezo~e 18.57 acres of property zoned RR, Rural Residential, to RSF, Residential Single Family, for Lake Lucy Ridge as shown on the plans dated received October 24, 2001." PRELIMINARY PLAT "The Pla:ming Commission tecomntends approval of the preliminary plat for Subdivision g0'l-'10 for Lake Lucy Ridge for 22 lots and one outlot as shown on ~:be plans received October 24, 200~, subject to the following conditions: 4~ Applicant shall, revise landscape plan to show a minimum of 149 trees to be planted.' Minimum requirements for bufferyard plantings shall, also be met. Applicant shall submit canopy coverage calculations if in dispute. 5. Applicant shall submit a landscape plan to the City for approval. 6. A minimum of three overstory trees shall be required in the fl'ont yard of each lot. Lake Lucy Ridge November 20. 200l' Page i 7 7. o 10. 12. 13. 14. The developer shall be responsible for installing all landscape materials proposed in bufferyard and rear yard areas. Tree preservation fence shall be installed at the edge of the grading limits on Lots 1-2, Block 1, Lots 1-2.6-13, Block 3 prior to any construction. Any trees removed in excess of proposed tree preservation Plans will be replaced at a ratio of 2'1 diameter inches. .. . . If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. '-~ The proposed pond must be designed-to National Ui'ban R,anoff Program (NURP) standards with 3:1 side slopes and a 10: l slope'ber~ch below the normal water level. Staff recommends that the.proPosed outlet structure of the pond be moved tO the easterly end of the pond to prevent short-circuiting and to outlet the treated water to the eastern wetland. This would 'better follow the proposed drainage pattern ShOwn in -the City's Surface Water Management Plan. - " · · Staff has reviewed the ponding calculations and found that additional information and revisions are necessary. Staff will work with the applicant's engineer to correct the · calculations. Prior to final platting, storm sewer design calculations will need to be submitted. The storm sewer will have to be designed for a 10-year, 24-hour storm event. Drailaage and utilities easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Erosion control ~neasures and site restoration shall be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type Ill erosion control fence, which is a heavy-duty silt fence, be used for the areas adjacent to the existing wetlands. In addition, tree preservation fencing should be denoted on the grading and drainage plan as well. Erosion control matting or wood fiber blankets will be required for the steep, rear yard slopes of those lots in the north and southwesterly portions of the site. A 75-foot rock construction entrance is required at the site access off of Lake Lucy Road. Lake Lucy Ridge November 20, 2001 Page 18 15. The two underlying parcels of this development have each been previously assessed for one water hookup and connection charge. The assessments, however, have not been paid. Staff is recommending that the two previously assessed connection charges, which total $8,288 (2001 rates), be re-spread over the 22 newly created lots. In addition, each newly created lot will be required to pay a sewer and water hookup charge of $1,322 and $1,723 (2001 rates), respectively. Since the property is within the Lake Ann sewer district, a sewer interceptor charge of $1,011 and a sub-trunk charge of $828 will also be due on each lot. The sewer and water lateral connection charges for the new lots will be waived contingent on the developer installing the internal lateral utility lines. All of the above fees are due at the time of building permit issuance. 16. Utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development Contract with the City and. to supply the necessary financial security in the form of a letter of credit or cash escrow to ,,guarantee installation of the improvements and the conditions of final plat approval. 17. increase the amount of platted right-of-way along Lake Lucy' Road from 74-feet to SO-feet in width. This is the minimum required right-of-way width for. coilector streets, such as Lake Lucy Road, Jn Chanhassen. 18. Submit a separate preliminary utility plan that shows the proposed rim elevations, invert elevations, and pipe sizes for all proposed and existing utility lines. 19. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e., Watershed District, Metropolitan Environmental Service Commission, Health Department, Minnesota Pollution Control Agency, Army Corp. of Engineers, Minnesota Department of Natural Resources, and comply with their conditions of approval. 20. The applicant shall include a draintile system behind the curbs to convey' sump pump discharge from homes not adjacent to ponds or wetlands. 21. 5/latch the existing ground elevation (approximately 1011.0) at the south property line of Lucy Ridge Lane. 22. The horizontal curves at the south end of Lucy Ridge Lane do not meet a 30 m.p.h. design. As such, the curves will have to be posted at a slower speed. Lake Lucy Ridge November 20, 2001 Page 19 23. A temporary cul-de-sac turnaround for emergency vehicles will be required at the somb. end of Lucy Ridge Lane along with a sign stating that the road will be ex. tended in the fUture. 24. Submit a temporary easement for the proposed offsite grading on Ashling Meadows l~rope..,-ty. The Proposed and existing contours for the Ashling Meadows site must be shown on the grading plan to ensure that the grading and drainage will work. .- 25. The structure setback from each of the existing bluffs is 30-feet. This will require that the retaining wall shown on Lot 2, Block 1 be eliminated or moved. 26. Revise Lot 1, Block 2 from a walkout structure to a lookout. 27. Extend a sanitarv sewer manhole to Lake Lucy Road to service future development . from the east. In addition, the proposed sar, itary sewer lift station shall be desigr, ed-to serve this development a~nd the neighboring properties to the east. Any oversizing of the sewer forcemain or ti. It station pumps, beyond whatSs needed to serve this development, will be a City cost. 28. Revise I;he grading plan as follows: a. Show all existing utilities including the storm sewer and watermain in Lake Lucy. Road and the existing driveway culvert.- b. Show the proposed NWL a I-tV?L of the pond. . c. 'Add silt fence along the south prope~y line of Lot 13,' Block 3. d. Revise the contours in the rear yards of Lots 1-3, Block 2 to meet the maximum allowable side slope of 3:1. e. Add a legend, survey benchmark., and all proposed and existing easmnents to the plan. 29. Wetland replacement must occur m a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). 30. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be maintained around Wetland 1 and the wetland mitigation area. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) shall be maintained around Wetland 2. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, ui'~der the direction of City staff, before construction begins and shall pay the City $20 per sign. Lake Lucy Ridge November 20, 2001 Page 20 3i. All retaining wall,~ shall be located outside of required buffer areas. Proposed trails shall also be located outside of required buffer areas. All other structures shall maintain a 40-foot setback from the edge of the wetland buffer. 32. The ordinary water level (OHW) for Lake Lucy (956.1) shall be shown on the plans. 33. Al! structures shall maintain a 30-foot setback from the bluff and no grading is permitted within the bluff impact zone (i.e., the bluff and land located within 20 feet. from the top of a bluff). 34. Stormwater calculations shall be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. 35. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC a'nd "* ~ ~,o:m water po~ds. .36. Tyae [II silt fence shall be provided a4iacent to all wetland fill areas, areas to be p¢'eserved as buffer or, if 1~o buffer i,: to be ~ ' ~ . _ pr~servec[, :ti-. the delineated wetland edge 37, .aresion control blanket :shall be installed on all slopes greater than or equal tO 3: !, ' 38. Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar seed mix that is approved for Wetland soil conditions. 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. 39. Based on the proposed developed area of approximately 12.94 acres, the water quality fees associated with this project are $10,352; the water quantity fees are approximately $25,62 I. The applicant will be credited for water quality where NURP ~-asins are provided to treat runoff from the site. This will be determined upon review of the pending and storm sewer calculations. Ar this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $35,973. 40. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g, Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution C_:ontrol Agency, Minnesota Department of Natmal Resom'ces, Army Corps of Engineers) and comply with their conditions of approval. 41. F~.re Marshal Conditions' Lake Lucy Ridge November 20, 2001 Page 21 Submit a plan to the Fire Marshal indicating roads and location of proposed fire hydrants only for review. The submitted plans' grading, drainage, erosion control plan and preliminary utility plan are too congested at this time. b. A 10-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. c. No burning permits will be issued for trees to be removed. Trees and brush must be either removed from site or chipped. do An approved turn around shall be designed and installed at the south end of Lucy Ridge Lane to allow the turning around of fire apparatus. Submit cul-de-sac design and dimensions to City Engineer and Chanhassen Fire Marshal for review ..and approval. Pursuant to 1997 Uniform Fire Cede Section 902.2.2.4. When fire protection, including fire apparatus access roads and .water supplies for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during.time of construction. Pursuant to 1997 Uniform Fire Code Section 901.3. - - Fire apparatus access roads shall be designed and maintained to support the imposed: loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities. Pursuant to 1997 Uniform Fire Code Section 902.2.2.2. Street names Lucy Ridge Lane, Lake Lucy Court are confusing. The city already has a number of Lake Lucy Roads, Lake Lucy Lane with similar street names. Submit new street names for review and approval.. 42. Park and Recreation Conditions: The following conditions need to be met for the trail alignment to be acceptable: a. A 20-foot trail easement must be identified. b. The trail alignment cannot be within the wetland buffer. c. The trail easement may abut lot lines, but the trail alignment must maintain a minimum 6--foot separation from lot lines. d. The pond berth, which the trail crosses, must maintain a minimum top width of 12 feet to allow for a 2 foot :'clear" on either side of the trail. Lake Lucy Ridge Nm,ember 20, 2001 Page 22 The applicant shall be responsible for the construction of the trail with reimbursement for material costs being made from the City's Park and Trail Fund. The trail shall be 8-feet wide and built of bituminous material to city specifications. Full park fees, with one-third being paid at the time of platting and two-thirds at the time of the individual building permits, shall also be paid. 43. Building Official Condition: a. Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. b. A demolition permit will be required prior to removal of the existing structures on the site. ~ 44. The lot width for Lot 2, Block 3 shall be adjusted to maintain 90 feet. 45. The northwesterly wetland shall be platted as an outlot." ",~,~,TL AND ALTERATION PERMIT "The Planning Commission recommends approval of Wetland Alteration Permit #01-3 for Lake ' Lucy Ridge as shown on the plans dated received October 24, 200[ and subject to the fo[lowing conditic.,ns: To achieve the required 2: I replacement ratio, an additional 4,250 square feet of NWC or PVC shall be provided. (rhe total amount of wetland replacement (NWC + PVC) required is 9,160 square feet and at least 4,580 square feet must be NWC.) be Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show a fixed photo monitoring point for the replacement wetland. A five-year wetland replacement monitoring plan shall be submitted. '['he applicant shall provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. C. 'The applicant shall demonstrate that a wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be maintained around Wetland 1 and the wetland mitigation area and a wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) shall be maintained around Wetland 2. (Those buffers considered for PVC'shall maintain a minimum width of 16.5 feet.) d. All retaining walls shall be located outside of required buffer areas. Proposed trails shall also be located outside of required buffer areas. All other structures shall maintain a 40-foot setback from the edge of the wetland buffer. Lake Lucy Ridge November 20, 2001 Page 23 eo Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as-PVC and storm water ponds. f. T~vpe 1II silt fence shall be provided adjacent to all wetland fill areas, areas to be - preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge.- g. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1: ho Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar' - seed mix that is approved for wetland soil conditions. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulck, ed, - 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. , fl'he applicant shall apply for and obtain pe~.Tnits fi-om the appropriate regulatOry agencies ._ - (e.g., Riley-Purgatory-Bluff Creek Watershed. District, Army Corps of Engineers) aud. cc.~npiy with their conditions of approval. ' ATTACHN'~ N-FS . 5. 6. 7. Memo from DNR dated October 31,2001. Memo from Matt Saam, Project Engineer dated November 14, 200l. Memo From Mark Littfin, Fire Marshal dated October 31,2001. "' Memo From Todd Hoffman; Director of Parks and Recreation, dated November 5, 2001. Letter to Mr. Noecker extending the 60-day review process. Application and Notice of Public Hearing. Preliminary' plat dated received October 24, 2001. Minnesota Department of Natural Resources Metro Waters - 1200 Warner Road, St. Paul, MN 55106-6793 Telephone: (651) 772-7910 Fax: (651) 772-7977 October 31,2001 Ms. Sharmin Al-Jeff City of Chahassen 690 City Center Drive P.O. Box 147 Chanhassen, MN 55317 RE: Preliminary Plat, Lake Lucy Ridge, City of Chanhassen, Carver County Dear Ms. Al-Jeff: Thank you for sending the preliminary plat, received October 29, 2001, for the Lake Lucy Ridge Development to the DNR for review. The Lake Lucy Ridge development is located in the SE ~A of Section 3, Township 116N, Range 23 West, Carver County. After reviewing the preliminary plat of Lake Lucy Ridge, we have the following comments to offer: . . . o It appears that a portion of Lake Lucy may extend north along Outlot A, based on the existing elevations (indicated as a wetland). The Ordinary High Water (OHW) for Lucy lake is actually 956.1' and not 957.0 as stated on the plan. However, that juridical elevation is not topographical shown on the plat. Additional ground elevations are needed to clearly define the northerly extent of the OHW boundary and wetland juridical matters. The extent of vegetation clearing identified on the grading plan is unclear. The southeast section of the project area contains bluffs. These areas should not be disturbed and all structures should be set back at least 30' from the top of the bluff. Other portions of the site appear to be steep slopes and therefore, major topographic alterations should be avoided to prevent erosion and to preserve existing vegetation screening of structures. The Grading, Drainage and Erosion Control Plan is very busy and difficult to review. The drainage plan shows a detention pond adjacent to Lake Lucy Road. It is unclear where the remaining runoff will be routed to. The 100 year flood elevation of Lake Lucy is 957.0'. All work that is done for this development must comply with applicable floodplain regulation of both the city and the Riley-Purgatory-Bluff Creek Watershed District. It appears that a retaining wall will be placed around the entire development. It is unclear as to the need for such a structure. DNR Information: 651-296-6157 · 1-888-646-6367 · TTY: 651-296-5484 ° 1-800-657-3929 An Equal Opportunity Employer ,,4~ Printed on Recycled Paper Containing a Who Values Diversity ~4~ Minimum of 20% Post-Consumer Waste Page 2 Ms. Sharmin A1-Jaff October 31,2001 The following comments are general and apply to all proposed developments; 6. If construction invOlves dewatering in excess of 10,000 gallons per day or 1 million gallons per year, a DNR appropriation permit is needed. If the application is for less than 50 million gallons, than it typically takes five days to process the permit. 4 If construction activities disturb five acres of land, or more, the contractor must apply for a stormwater permit t~om the Minnesota Pollution Control Agency (Keith Cherryhomes ~ 651-296-6945). o The comments in this letter address DNR Waters jurisdictional maters and concerns. These comments should not be construed as DNR support or lack thereof for a particular project. Thank you for submitting the preliminary plat of Lake Lucy Ridge to the DNR for review. Please contact me at (651) 772-7914 should you have any questions about these comments. Sincerely, Travis Germundson Area Hydrologist c: Tim Gieseke, Carver County SWCD Bob Obermeyer, Riley Purgatory Bluff Creek Watershed District Keith Cherryhomes, MPCA Lucy Lake (10-7P) File City of Chanhassen Shoreland File CITYOF CHANHASSEN 690 G0, Ce;mr Drive PO Box 147 C/;a,hmse,, Pli,,esota 55317 952.937.1900 Ge,eral F~r Q52.93Z 5.73Q E, gi, eeri,g Departme, t Fax 952937.9152 B,ildi,g Deparo,e,t Fax 952934.2524 l13b Site MEMORANDUM TO: FROM: DATE: SUBJ: Sharmin A1-Jaff, Senior Planner Saam, Project Engineer ],/~[q Matt November 14, 2001 Preliminary Plat Review of Lake Lucy Ridge Project No. 01-03 Upon review of the plans prepared by Mattke Surveying & Engineering dated October 9, 2001, I offer the following comments and recommendations: GRADING The existing parcel has a wide variety of grade changes within its limits. The site elevations range from a high of 1026+ to a loW of 960+. These severe elevation differences combined with a relatively small area (<15 buildable acres) make this site a challenging one to both develop and minimize grading. As such, the developer is proposing to grade the majority of the site. The area for the lots in the western portion of the site is proposed to be cut from 5 to 10 feet while the eastern portion of the site will be filled from 10 to 15 feet for the housepads along the wetland. Steep slopes are proposed along the south and west property lines of the site to match with the existing topography. Small retaining walls (maximum of 4 feet) could be employed along the western side of the lots in Block 1 to increase the area provided for drainage swales. The applicant is proposing to grade offsite to the west for the construction of Emerald Lane, which will connect this proposed development with the Ashling Meadows development. Staff has previously met with the applicant and the Ashling Meadows developer to try and come to some agreement on both the location and elevation of Emerald Lane. Following the meeting, a mutual compromise was agreed upon for Emerald Lane and the current plan shows this. In addition, the Ashling Meadows developer agreed to sign a temporary easement allowing the applicant to grade on Ashling Meadows property. The proposed and existing contours along the common property line within the Ashling Meadows site must be shown on the grading plan to ensure that the grading and drainage will work. The site contains two existing bluffs; one in the northwest corner and one in the southeast corner of the site. The structure setback from each bluff is 30 feet. This will require that the retaining wall shown on Lot 2, Block 1 be eliminated or moved. There is also a grove of various trees in the east central portion of the The Gtv o£Cha,hmse,. A e;'owi;2e co;;~;;,.,,itv with c/e,'z, h~.kes, mt,l/tv schooh, a c/;.q;',,i,v dow;,ou,,, tl,'ivi,e 1;,4;wsse.v. ,,d hem,/E,.//~,;'ks. ',4 ~;'e,t ~/,re to Ii,e. work. ,,d ,/,~t Sharmin A1-Jaff November 14, 2001 Page 2 site. All trees that are proposed to be saved must have tree preservation fencing around their perimeters. The applicant is proposing to grade the entire site at once. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. Staff would also recommend that the applicant revise Lot 1, Block 2 from a walkout structure to a lookout. This would help alleviate the extent of the steep slope in the rearyard and promote better drainage. DRAINAGE The majority of the existing site drains from a high point in the southwest comer of the property toward wetlands in the northwesterly and easterly portion of the site. On the drainage plan, the applicant is proposing to collect all of the street and front yard stormwater and transport it to a pond in the north central portion of the site. The pond will treat the stormwater before discharging into the existing wetland. The pond must be designed to National Urban Runoff Program (NURP) standards with 3:1 side slopes and a 10:1 slope bench below the normal water level. Staff recommends that the proposed outlet structure of the pond be moved to the easterly end of the pond to prevent short circuiting and tO outlet the water to the eastern wetland. This would better follow the proposed drainage pattern shown in the City's Surface Water Management Plan. Pre- and post-development ponding calculations have been submitted for the site. Staff has reviewed the calculations and found that additional information and revisions are necessary. Staff will work with the applicant's engineer to correct the calculations. Prior to final platting, storm sewer design calculations will need to be submitted. The storm sewer will have to be designed for a 1 O-year, 24-hour storm event. Drainage and utilities easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. EROSION CONTROL Erosion control measures and site restoration shall be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type I11 erosion control fence, which is a heavy-duty silt fence, be used for the areas adjacent to the existing wetlands. Erosion control matting or wood fiber blankets will be required for the steep, rearyard slopes of those lots in the west and southwesterly portions of the site. In addition, a 75-foot rock construction entrance is required at the site access off of Lake Lucy Road. Sharmin A1-Jaff November 14, 2001 Page 3 UTILITIES Currently,. there is no public sanitary sewer available to the site. The nearest sewer line is approximately 600 feet west of the site within the Ashling Meadows development. This sanitary sewer will be extended to the Emerald Lane property line with the second phase of the Ashling Meadows development. Staff expects this to happen in the summer of 2002. Additionally, the applicant has previously petitioned the City to extend the sewer as part of a public improvement project. Staff believes that the sewer extension should be a developer driven project, especially when the project is planned within a year. In the absence of the sewer, the applicant has requested to install the sanitary sewer through the Lake Lucy Ridge site and leave a stub pipe for the Ashling Meadows 2nd Addition development to connect to. Staff has no obi ections to this scenario as long as the applicant is aware that no building permits will be allowed until the sanitary sewer is functional. The City's Comprehensive Sewer Plan shows the proposed development and neighboring properties to the east as being serviced within the same sanitary sewer subdistrict. As such, staff is recommending that a sanitary sewer manhole be extended to Lake Lucy Road to service future development from the east. In addition, the proposed sanitary sewer lift station shall be designed to serve this development and the neighboring properties to the east. Any oversizing of the sewer forcemain or lift station pumps, beyond what is needed to serve this development, will be a City cost. Municipal water is available to the site from Lake Lucy Road. The applicant is proposing to connect to the existing water stub and extend watermain throughout the site. In the future, the watermain from this development will be connected to the watermain from Ashling Meadows 2nd Addition. Staff will perform a more detailed review of the utility layout at the time of final plattingl Additional hydrants and/or water valves may be required at that time. The two underlying parcels of this development have each been previously assessed for one water hookup and connection charge. The assessments, however, have not been paid. Staff is recommending that the two previously assessed connection charges, which total $8,288 (2001 rates), be respread over the 22 newly created lots. In addition, each newly created lot will be required to pay a sewer and water hookup charge of $1,322 and $1,723 (2001 rates), respectively. Since the property is within the Lake Ann sewer district, a sewer interceptor charge of $1,011 and a sub-trunk charge of $828 will also be due on each lot. The sewer and water lateral connection charges for the new lots will be waived contingent on the developer installing the internal lateral utility lines. All of the above fees are due at the time of building permit issuance. Sharmin A1-Jaff November 14, 2001 Page 4 Utility improvements will be required to be constructed in accordance with the City's latest edition of Standard SPecifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. ' : STREETS There is one current access available for the site off of Lake Lucy Road. In the near future, the proposed stub street to the west, Emerald Lane, will be extended when Ashling Meadows 2nd Addition develops. This will provide a secondary access to/from the site. In addition, a street access has been provided for future development to the south. Overall, the proposed street layout appears to work well. The entire street system is shown within a 60-foot wide public fight-of-way with 31-foot wide streets. AS stated earlier, the site has some major grade changes. Staff has worked with the applicant to meet the City's maximum allowable street grade of 7%. The horizontal cUrves at the south end of Lucy Ridge Lane do not meet a 30 m.p.h. design. As such, the curves will have to be posted at a slower speed. In addition, a temporary cul-de-sac turnaround for emergency vehicles will be required at the south end of Lucy Ridge Lane along with a sign stating that the road will be extended in the future. RECOMMENDED CONDITIONS OF APPROVAL o If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. . The proposed pond must be designed to National Urban Runoff Program (NURP) standards with 3:1 side slopes and a 10:1 slope bench below the normal water level. Staff recommends that the proposed outlet structure of the pond be moved to the easterly end of the pond to prevent short- circuiting and to outlet the treated water to the eastern wetland. This would better follow the proposed drainage pattern shown in the City's Surface Water Management Plan. . Staffhas reviewed the ponding calculations and found that additional information and revisions are necessary. Staff will work with the applicant's engineer to correct the calculations. Sharmin A1-Jaff November 14, 2001 Page 5 , , o o o , Prior to final platting, storm sewer design calculations will need to be submitted. The storm sewer will have to be designed for a 1 O-year, 24- hour storm event. Drainage and utilities easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Erosion control measures and site restoration shall be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type 1I[ erosion control fence, which is a heavy-duty silt fence, be used for the areas adjacent to the existing wetlands. In addition, tree preservation fencing should be denoted on the grading and drainage plan as well. Erosion control matting or wood fiber blankets will be required for the steep, rearyard slopes of those lots in the north and southwesterly portions of the site. A 75-foot rock construction entrance is required at the site access off of Lake Lucy Road. The two underlying parcels of this development have each been previously assessed for one water hookup and connection charge. The assessments, however, have not been paid. Staff is recommending that the two previously assessed connection charges, which total $8,288 (2001 rates), be respread over the 22 newly created lots. In addition, each newly created lot will be required to pay a sewer and water hookup charge of $1,322 and $1,723 (2001 rates), respectively. Since the property is within the Lake Ann sewer district, a sewer interceptor charge of $1,011 and a sub-trunk charge of $828 will also be due on each lot. The sewer and water lateral connection charges for the new lots will be waived contingent on the developer installing the internal lateral utility lines. All of the above fees are due at the time of building permit issuance. Utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Increase the amount of platted right-of-way along Lake Lucy Road from 74-feet to 80-feet in width. This is the minimum required fight-of-way width for collector streets, such as Lake Lucy Road, in Chanhassen. Submit a separate preliminary utility plan that shows the proposed rim elevations, invert elevations, and pipe sizes for all proposed and existing Sharmin A1-Jaff November 14, 2001 Page 6 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. utility lines. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e., Watershed District, Metropolitan Environmental Service Commission, Health Department, Minnesota Pollution Control Agency, Army Corp. of Engineers, Minnesota Department of Natural Resources, and comply with their conditions of approval. The applicant shall include a draintile system behind the curbs to convey sump pump discharge from homes not adjacent to ponds or wetlands. Match the existing ground elevation (approximately 1011.0) at the south property line of Lucy Ridge Lane. The horizontal curves at the south end of Lucy Ridge Lane do not meet a 30 m.p.h, design. As sUch, the curves will have to be posted at a slower speed. A temporary cul-de-sac turnaround for emergency vehicles will be required at the south end of Lucy Ridge Lane along_with a sign stating that the road will be extended in the future. Submit a temporary easement for the proposed offsite grading on Ashling Meadows property. The proposed and existing contours for the Ashling Meadows site must be shown on the grading plan to ensure that the grading and drainage will work. The structure setback from each of the existing bluffs is 30-feet. This will require that the retaining wall shown on Lot 2, Block 1 be eliminated or moved. Revise Lot 1, Block 2 from a walkout structure to a lookout. Extend a sanitary sewer manhole to Lake Lucy ROad to service future development from the east. In addition, the proposed sanitary sewer lift station shall be designed to serve this development and the neighboring properties to the east. Any oversizing of the sewer forcemain or lift station pumps, beyond what is needed to serve this development, will be a City cost. Revise the grading plan as follows: a) Show all existing utilities including the storm sewer and watermain in Lake Lucy Road and the existing driveway culvert. b) Show the proposed NWL & HWL of the pond. Sharmin A1-Jaff November 14, 2001 Page 7 c) Add silt fence along the south property line of Lot 13, Bi. 3. d) Revise the contours in the rear yards of Lots 1-3, B1.2 to meet the maximum allowable side slope of 3:1. e) Add a legend, survey benchmark, and all proposed and existing easements to the plan. jms c: Teresa Burgess, Director of Public Works/City Engineer g:\eng\projects\lake lucy ridge\preliminary plat review.doc CffYOF 690 City Center Drive PO Box i47 Chanhassen, Minnesota 55317 Phone 952.937.1900 General Fax 952.937.5739 En~neering Department Fax 952.937.9152 Building Department Fax 952.934.2524 Web Site wwm ci. chanhassen, mn. us MEMORANDUM TO: Sharmin AI-Jaff, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: October 31,2001 SUBJECT: Preliminary plat to re-plat 7.05 acre outlot and 11.5 acre lot (18.57 acres) into 22 single-family lots and one outlet, land use amendment from residential large lot to residential low density, rezoning from rural residential to residential single-family dwelling and a wetland alteration permit for property located south of Lake Lucy Road, west of Lake Lucy and east of Ashling Meadows Subdivision, Lake Lucy Ridge, Noecker Development. Planning Case: 2001-10 SUB. I have reviewed the plat redevelopment. In order to comply with the Chanhassen Fire Department/Fire Prevention DMsion, I have the following fire code or city Ordinance/policy requirements. The plan review is done based on the available information supplied at this time. If additional plans or changes are submitted, the appropriate code or policy items will be - addressed. . o . . . Submit a plan to the Fire Makshal indicating roads and location of proposed fire hydrants only for review. The submitted Plans.: grading~ drainage, erOSion control plan and preliminm3, utilitY Plan are too congested at this 'rime.. A 1 O-foot clear space must be maintained around fire hydrants i,e,, street lamps, trees, bushes, shrubs, Qwest3 Xcel Energy, cable TV: and tranSformer boxes, This is tO ensure that fire hydrants can be quickly located and safelY operated bY firefighters, Pursuant to Chanhassen city Ordinance #9-1. No burning permits will be issued for treeS to be removed. Trees and brush must be either removed 'from site or chipped, An aPproved turn around shall be designed and installed at.the soutli end of Lucy Ridge Lane to alloW the turning around 0f fire apparatus. Submit cUl-de-sac design and di~nenSions to City Engineer and Chanhassen Fire Marsha! for review and approval. PUrsuant to 1997 Uniform Fire Code SectiOn 902,2.2,4. When fire protectiOn, including fire apparatuS accesSl roads, and water supplies for fire protection is required to be installed, sUCh. protection shall be installed and made serviceable prior to and during time of COnstruction. Pursuant to 1997 uniform Fire Code Section 901.3. Fire apparatus access roads Shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a SUrface so as to provide all weather drMng capabilities. Pursuant to 1997 uniform Fire Code Section 902.2.2.2. ~e Cin, o£ Cha,hmsen. A crowing community with clean l~kes, ctualit¥ schools, a channin~ downtown, thrivin£ businesses, and beautifid parks. A ~eat place to live, work, and play Shannin Al-jaff October 31,2001 Page 2 Street names Lucy Ridge Lane, Lake Lucy Court are confusing. The city already has a number of Lake Lucy Roads, Lake Lucy Lane with similar street names. Please submit new street names for review and approval. g:\safety'~nl\plrev2001-10 CITYOF CHAN SEN 690 Gty Center Drive PO Box 147 Chanhassen, Minnesota 55317 Pholle .952.93~ 1900 GeneraI F~r 952.93~5739 Engineering Deparonent Fax 252.937.9152 Bnilding Department Fax 952.934.2524 lI3b Site MEMORANDUM TO: FROM: Sharmin A1-Jaff, Senior Planner Todd Hoffman, Director of Parks and Recreatio DATE: November 5, 2001 SUBJ: Preliminary Plat, Lake Lucy Ridge, Noecker Development; Park and Recreation Department Review I have received a copy of the preliminary plat for Lake Lucy Ridge. Upon reviewing the application, I have the following comments: PARKS Neighborhood Park needs for the proposed 22-1ot subdivision would be served by the existing Pheasant Hill Park. The park is located just north of the site on Lake Lucy Road. In the future, residents will have access to Greenwood Shores and Lake Ann Parks. TRAILS A trail segment identified in the City's COmprehensive Plan has been included On this plat. However, the alignment as currently depicted, is not acceptable. The following conditions need to be met for the trail alignment to be acceptable. 1. A 20-foot trail easement must be identified. 2. The trail alignment cannot be within the wetland buffer. 3. The trail easement may abut lot lines, but the trail alignment must maintain a minimum 6 foot separation from lot lines. 4. The pond berm, which the trail crosses, must maintain a minimum top width of 12 feet to allow for a 2 foot "clear" on either side of the trail. The applicant shall be responsible for the construction of the trail with reimbursement for material costs being made from the City's Park and Trail Fund. The trail shall be 8 feet wide and built of bituminous material to city specifications. Full park fees, with One-third being paid at the time of platting and two-thirds at the time of the individual building permits, shall also be paid. G :\park\thLPrelimPlatLakeLucyRidge CITYOF CHANHASSEN 690 Ci7 Center Drive PO Box I47 Chanhassen, Minnesota 55317 Phone 952.937. I900 General Fax 952.937.5739 E,gineeri,g Departme, t Fax' 952.937.9152 &dldi,g Departmellt Fax 952.Q34.2524 l13b Site wwa ti. ch,z ,hasse,. m,. t~s October 26, 2001 Mr. Randy Noecker 8315 Pleasant View Drive Moundsview, MN 55112 Dear Mr. Noecker: This letter is to inform you that I am in receipt of your application. The wetland alteration application materials appear complete at this time; however, six additional copies are needed to complete review by other agencies (we do not need additional copies of the wetland delineation report). The 60-day review process began on October 24, 2001 (date of receipt of complete application). The deadline for the November 20, 2001 Planning Commission meeting was October 19, 2001; nevertheless, it is our intent to schedule your application for the November 20,2001 meeting. Since there is only one City Council meeting in December, the city may not be able to process your application within 60 days; therefore, we are hereby . notifying you that the City is taking the additional 60 day extension to process this request as permitted under MN STAT. 15.99. If you have any questions, please contact me at (952) 937-i900 ext. 120. Sincerely, Sharmin A1-Jaff Senior Planner- CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 .APP1JCANT: ADDRESS: DEVELOPMENT REVIEW APPLICATION 'TELEPHONE (Daytime) '~(~ ~ 7' '~b '- ~ ~'[' )7 ,' . ~ Comprehensive Plan Amendment I Conditional Use Permit 1 Interim Use Permit OWNER: ADDRESS: TELEPHONE: Temporary Sales Permit Vacation of ROW/Easements Variance Non-conforming Use Permit Wetland Alteration Permit PJanned Unit Development* Zoning Appeal , ~ Rezoning Zoning Ordinance Amendment Sign Permits Sign PJan Review' Site Plan Review* X Notification Sign EScrow for Filing Fees/Attorney Cost** ($50 CUPISPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) ~ __ Subdivision* TOTAL FEE $ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. l~u~ding 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 :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. PROJECT NAME ]_DCATIOhl .I_EGAL DESCRIPTION TOTAL ACREAGE ¥~/ETLANDS PRESENT ~RF_SENT ZONING 'PJEQUESTED ZONING PR.ESENT LAND USE DESIGNATION ]:~JEQUI:::STED LAND USE DESIGNATION 1, o ? Z,-/'YES REASON FOR THIS REQUEST NO -i'h3s 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 .De. partmer~ to determine the specific ordinance and procedural requirements applicable to your application. A determina't~on o~ completeness of the application shall be made within ten business days of application submittal. A written aetice of apj~lica~bn deficiencies shall be mailed to the applicant within ten business days of application. -Th]-s ~sto cert~ 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 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 ~is application and the fee owner has also signed this application. '1 w~ 'keep myseff informed of the deadlines for submission of material and the progress of this application. I further ~nderstand 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 xny knowledge. , -The arty ~,ereby notifies the applicant that development review cannot be completed within 60 days due to public hearing ~'equirements 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 appr/eved by the applicant;. Signature of Applicant Date Sigr',at. ure of,Fee Owner Date 7Lp. p]ica~]on Received on Fee Paid Receipt No. 'The appTicant st~ould 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. CITY OF CHANHASSEN '690 CITY CENTER DRIVE CHANHASSEN MN 55317 ~ayee: NOECKER DEVELOPMENT LLC Date: 07/23/2001 Time: Receipt Number: DW / 1747 Clerk: DANIELLE l:54pm LAKE LUCY RIDGE ITEM REFERENCE AMOUNT DEVAP LAKE LUCY RIDGE USE & VARIANCE SIGN RENT PLAT RECORDING REZONING SIGN ESCROW WETLAND SIGN PERMIT 1,230 50 400 500 100 275 0 0 .00 .00 .00 .00 .00 .00 .00 .00 Total: 2,555.00 Check 2245 2,555.00 Change: 0.00 THANK YOU FOR YOUR PAYMENT! NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, NOVEMBER 20, 2001 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Subdivision, Land Use Amendment Rezoning and Wetland Alteration Permit APPLICANT: Noecker Development LOCATION: Lake Lucy Road NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Noecker Development, is requesting Preliminary Plat to replat a 7.07 acre Outlot and 11.5 acre lot (18.57 acres) into 22 single family lots and one outlot, land use amendment from Residential Large Lot to Residential Low Density, Rezoning from Rural Residential to Residential Single Family District, and a Wetland alteration permit for property located south of Lake Lucy Road, west of Lake Lucy and east of Ashling Meadow Subdivision, Lake Lucy Ridge, Noecker Development. 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 Sharmin 937-1900 ext. 120. 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 November 8, 2001. Lake Lucy Road ~,g'~cY Ro Date: October 25, 2001 City of Chanhassen 690 City Center Drive, P.O. Box 147 Chanhassen, MN 55317 (952)937-1900 To: Development Plan Referral Agencies From: Planning Department By: Sharmin A1-Jaff, Senior Planner Subject: Preliminary Plat to replat a 7.07 acre Outlot and 11.5 acre lot (18.57 acres) into 22 single family lots and one outlot, land use amendment from Residential Large Lot to Residential Low Density, Rezoning from Rural Residential to Residential Single Family District, and a Wetland alteration permit for property located south of Lake Lucy Road, west of Lake Lucy and east of Ashling. Meadow Subdivision, Lake Lucy Ridge, Noecker Development. Planning Case: 2001-10 SUB The above described application for approval of a land development proposal was filed with the Chanhassen Planning Department on October 24, 2001. 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 Tuesday, November 20, 2001 at 7:00 p.m. in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than November 9, 2001. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is greatly appreciated. City Departments ~a'f',a2. City Engineer b. City Attorney ~ City Park Director .Fire Marshal Building Official . Water Resources Coordinator ~ Forester (_~ Telephone Company (US West or Sprint) ~/..) Electric Company (NSP or MN Valley) 10. Triax Cable System 2. Watershed District Engineer 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 ~) Minnegasco 13. Other 7. MN Dept. of Natural Resources L/CYLane Lak9 Lucy~ Road NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, NOVEMBER 20, 2001 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Subdivision, Land Use Amendment Rezoning and Wetland Alteration Permit APPLICANT: Noecker Development LOCATION: Lake Lucy Road NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Noecker Development, is requesting Preliminary Plat to replat a 7.07 acre Outlot and 11.5 acre lot (18.57 acres) into 22 single family lots and one outlot, land use amendment from Residential Large Lot to Residential Low Density, Rezoning from Rural Residential to Residential Single Family District, and a Wetland alteration permit for property located south of Lake Lucy Road, west of Lake Lucy and east of Ashling Meadow Subdivision, Lake Lucy Ridge, Noecker Development. 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 Sharmin 937-1900 ext. 120. 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 November 8, 2001. / J Lake Lucy Road I · Lane e~,~cy Ro REINHOLD & LORRAINE GUTHMILLER 8290 UNION HILL BLVD BELLE PLAINE MN 56011 ALLAN ROBERT & MARY E WEINGAR~I 1685 STELLER CT EXCELSIOR MN 55331 CITY OF CHANHASSEN C/O SCOTT BOTC~R~.._.....---~' 690 CITY C_]?.,h!:r~4k~Dt~O BOX 147 CHAI'CHAS SEN MN 553 i7 ERIC MICHAEL RIVKIN 1695 STELLER CT EXCELSIOR MN 55331 JOHN F & MARl]ELLEN WALDRON 1900 LAKE LUCY RD EXCELSIOR MN 55331 ALLEN L & BARBARA J FINSTAD 1701 STELLER CT EXCELSIOR MN 55331 JOHN W & MELANIE L GORCZYCA 1850 LAKE LUCY RD EXCELSIOR MN 55331 JUDITH A DIRKS 6 PI-EEASANT LAWN OLIVIA MN 56277 ALAN K PETERSON 1831 LAKE LUCY LN EXCELSIOR MN 55331 PRINCE R NELSON 7801 AUDUBON RD CHANHASSEN MN 55317 MERLE W & DIANE M STEINKRAUS 1800 LAKE LUCY RD EXCELSIOR MN 55331 JERRY REUEL GILL & CYNTHIA MILLER GILL 1760 LAKE LUCY RD EXCELSIOR MN 55331 PATRICK V JOHNSON & MARY C CORDELL 1730 LAKE LUCY LN EXCELSIOR MN 55331 WILLIAM R & PAMELA G ASPLIN 1665 STELLER CT EXCELSIOR MN 55331 PHILIP R THIESSE & KIM B TERNING THIESSE 1675 STELLER CT EXCELSIOR MN 55331 STATE OF MINNESOTA IN TRUST C/O AUDITOR - DNR WITHHELD 600 4TH ST E CHASKA MN 55318 WILLIAM D LAMBRECHT & JOANNE M LAMBRECHT 6990 UTICA LN CHANHASSEN MN 55317 ROGER M & E ELAINE SAMPSON 6710 POINTE LAKE LUCY CHANHASSEN MN 55317 JACK J & KATHRYN K RANDALL 1571 LAKE LUCY RD EXCELSIOR MN 55331 HEIDI J CARISCH 7000 UTICA LN CHANHASSEN MN 55317 BONNIE S MCCOSKEY 6720 POINTE LAKE LUCY CHANI-IASSEN MN 55317 JOSEPH J & D GAYLE MORIN 1441 LAKE LUCY RD CHANHASSEN MN 55317 ALICE L FOWLER 7050 UTICA LN CHANHASSEN MN 55317 ROBERT H MASON INC 14201 EXCELSIOR BLVD HOPKINS MN 55345 JAMES & CLAUDETTE G SCHI,UCK 6800 UTICA TER CHANHASSEN MN 55317 SCOTT E & TAMARA G SATHER 7090 UTICA LN CHANHASSEN MN 55317 ROBERT H MASON IN_C.-~ 14201 EXCELSIORB-I. TVD HOPKINSj j- MN 55345 GERALD F HOFFMANN 6830 UTICA TER CHANHASSEN MN 55317 ROCKFORD R WALDIN JUDY M CHRISTENSEN 7100 UTICA LN CHANHASSEN MN 55317 PRINCE R NELSON 7801 CHANHASSEN MN 55317 RONALD C & MARY ELLEN KNUDTEI' 6850 UTICA TER CHANHASSEN MN 55317 CITY OF CHANHASSEN C/O SCOTT BOTC~ 690 CITY_..CF. het'ER IIR3 BOX 147 C~ASSEN MN 55317 DENNIS E & SUSAN J SCHEPPMANN 16637 NORTH MANOR RD EDEN PRAIRIE MN 55346 PATRICK A MOHR & MAUREEN D LORD MOHR 6890 UTICA TER CHANHASSEN MN 55317 ALLAN ROBERT & MARY E WEINGAI~ 1685 STELLER CT ..... -- EXCELSIOR __ _- -' MN 55331 _ MATTHEW L & SUZANNE C WOODS 6745 LAKEWAY DR CHANHASSEN MN 55317 DALE E & GLORIA J CARLSON 6900 UTICA LN CHANHASSEN MN 55317 ' ERIC MICHAEL RIVKIN / 1695 STELLER/_CT----- EX.OR' MN 55331 LOSCHEIDER CUSTOM HOMES INC 1607 FLORIDA AVE N GOLDEN VALLEY MN 55427 EDWIN & CORREEN G NEWINSKI 6930 UTICA LN CHANHASSEN MN 55317 JUDITH A DIRKS 6 PHEASANT LAWN--- ' OLIVIA ~.~ .... ' MN 56277 . ALAN ROBERT WEINGART & MARY E WEING~T--~~--~''J 1685 STELL~-?( CT EXeEi~IOR MN 55331 WILLIAM B & PATRICIA C WARD 6960 UTICA LN CHANHASSEN MN 55317 ROGER M & E ELAINE SAMPSON 6710 POINTE LAKE LUCY CHANHASSEN MN 55317