CC Staff Report 01-09-20120
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Sharmeen Al -Jaff, Senior Planner
DATE: January 9, 2012 Gc %
SUBJ: Reflections at Lake Riley 2 nd Addition Final Plat Approval,
US Home Corporation
Planning Case 410 -12
ab
PROPOSED MOTION
"The Chanhassen City Council grants approval of the final plat for Reflections at
Lake Riley 2 nd Addition as shown in plans dated received November 14, 2011 and
subject to the conditions of approval in the staff report."
Approval requires a simple majority vote of City Council present.
PROPOSAL SUMMARY
The developer is requesting
final plat approval to replat
Oultot D with an area of 18.9
acres into 49 lots and 2 outlots —
REFLECTIONS AT LAKE
RILEY 2 ND ADDITION,
located northeast of
Reflections Road and south of
Highway 212.
Planning &
Natural Resources
Phone: 952.227.1130
BACKGROUND
Fax: 952.227.1110
On December 13, 2010, the
Public Works
City Council adopted the
7901 Park Place
following motions:
Phone: 952.227.1300
Fax: 952.227.1310
Rezoning
Senior Center "The City Council approves Planning Case #10 -12 to rezone 50.48 acres of property
Phone: 952.227.1125
Fax: 952.227.1110 zoned RSF, Single Family Residential District, and R -4 Mixed Low - Density
Residential, to RLM, Residential Low and Medium Density District for Lakeview
Web Site Subdivision contingent upon fmal plat approval, as shown in plans dated received
www.ci.chanhassen.mn.us November 5, 2010, and adoption of the findings of fact."
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Reflections at Lake Riley 2nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 2
Preliminary Plat
"The City Council approves the preliminary plat for Planning Case #10 -12 for Lakeview Subdivision
for 66 lots and 4 outlots as shown on the plans received November 5, 2010, subject to the following
conditions and adoption of the findings of fact:
1. The applicant shall add 34 trees to its total for tree planting. The landscape plan shall show a
total of 282 trees to be planted.
Finding: This condition has been met. The applicant has submitted revised
calculations. The total tree replacement is 248 trees.
2. All trees proposed to be preserved shall be protected by tree preservation fencing. Fencing
shall be installed prior to grading.
Finding: This condition still applies.
3. All work and drainage discharge within the MnDOT easement must be approved by
MnDOT.
Finding: This condition was met with the first addition.
4. The public drainage and utility easement on the north side of the development must be
vacated.
Finding: This condition still applies.
5. The existing building and driveway on the north side of the site must be removed.
Finding: This condition still applies.
6. Based on the proposed grading, a low area will be created west and north of the stub for
Street C. The developer must work with the adjacent property owner to either grade out the
low area, or install storm sewer to prevent water from ponding in the area.
Finding: This condition was met with the first addition.
7. The developer's engineer will shift the storm sewer at the back of Lots 38 to 41, Block 3,
further north in order to provide a larger unencumbered backyard area.
Finding: This condition has been met.
8. The storm sewer alignment at the back of Lots 19 and 20, Block 3 must be adjusted to
minimize the required drainage and utility easement.
Finding: This condition has been met.
Reflections at Lake Riley 2 °a Addition —Planning Case No. 10 -12
January 9, 2012
Page 3
9. The lowest opening of a building must be a minimum 18 inches above an adjacent
emergency overflow.
Finding: This condition still applies.
10. Additional information must be shown on the final grading plan to show how drainage from
the Highway 212 berm will be directed into the existing flared end section located north of
proposed Lot 27, Block 3.
Finding: This condition has been met.
11. An encroachment agreement is required if the developer wishes to install an entrance
monument at the Street B intersection with Lyman Boulevard.
Finding: This condition has been met.
12. A temporary turnaround is required at the western end of Street C.
Finding: This condition no longer applies.
13. The development is adjacent to Lyman Boulevard and is therefore subject to the arterial
collector fee at the time of final plat.
Finding: This condition has been amended to read, "The development is adjacent to
Lyman Boulevard and is therefore subject to the arterial collector fee at the
time of final plat, which is calculated as follows:
14.36 developable acres x $2,400.00 /acre = $34,464.00"
14. The developer will not be reimbursed for the relocation cost of the 12 -inch watermain since
the work is development driven.
Finding: This condition applies.
15. The watermain within Street B between Lyman Boulevard and Street A shall be 8 -inch.
Finding: This condition has been met.
16. The delineated wetland boundary must be moved so that no portion of the boundary is located at
an elevation less than the 868 -foot contour.
Finding: This condition has been met.
17. The delineated wetland boundary will not be considered approved until the public comment
period has ended on December 13, 2010.
Finding: This condition has been met.
Reflections at Lake Riley 2nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 4
18. The wetland buffer behind Lot 7 and Lot 8 of Block 4 shall be minimized to be coincidental
with the rear lot lines. The area of buffer that would otherwise be present shall be compensated
for elsewhere along the wetland boundary.
Finding: This condition has been met.
19. The applicant, with the assistance of the city, must show that adequate capacity exists within the
North Bay storm sewer system to accommodate the proposed drainage area to be directed to
North Bay.
Finding: This condition still applies.
20. The NPDES General Stormwater Permit for Construction Activity must be applied for and
obtained prior to any earth - disturbing activities. Proof of this must be provided to the city.
Finding: This condition still applies.
21. Reasonable efforts must be made to provide a maintenance access road to ponds 100 and 200 in
compliance with City Code and the NPDES General Stormwater Permit for Construction
Activity.
Finding: This condition has been met.
22. Additional data must be provided for cul -de -sac D to demonstrate sufficient grade for adequate
drainage.
Finding: This condition has been met.
23. A minimum of two feet of separation must be provided between the emergency overflow for the
MnDOT drainage swale and the low floor opening for Lot 5, Block 2.
Finding: This condition has been met.
24. Two -foot sumps shall be included with structures CBMH -104, MH -203 and MH -222.
Finding: This condition has been amended to read, "The applicant shall install a five -foot
sump at structure CBNM -123 and a four -foot sump at CBMH -303. Both of these shall be
fitted with a SAFL Baffle as well."
25. All storm sewer shall be within a drainage and utility easement.
Finding: This condition has been met.
Reflections at Lake Riley 2 nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 5
26. Hydraulic calculations shall be provided to the city for review and approval before the final plat
can be issued.
Finding: This condition still applies.
27. Mulch, MnDOT Type 3, certified weed free shall be used in all of Block 4, Outlot A and Outlot
B whenever mulch is called for.
Finding: This condition has been amended to read "Mulch, MnDOT Type 3, certified
weed free shall be used in all of Block 2, Outlot A and Outlot C whenever mulch is called
for."
28. The remainder of the gully which originates under Lots 4 and 5, Block 2 shall be filled in. This
shall be done in such a manner as to avoid additional tree loss and the introduction of weeds and
invasive species.
Finding: This condition has been met.
29. The estimated SWMP fees, in the amount of $82,228.55, are due at the time of final plat.
Finding: This condition has been modified to read, "SWMP fees, in the amount of
$76,510.34 are due at the time of final plat."
30. Phosphorus removal will need to meet the minimum 60% removal rate and should be
maximized to the greatest extent practicable.
Finding: This condition still applies.
31. The applicant shall be responsible to assure that all other agency permissions are applied for and
resulting conditions are met.
Finding: This condition still applies.
32. A Landowner Statement and Contractor Responsibility form will need to be filled out and
submitted to the LGU (City of Chanhassen) and the DNR. The form can be found at:
http: / /www.bwsr.state.mn.us /wetlands /forms /Contractor Responsibility.doc
Finding: This condition still applies.
33. Appendix A, C.1 and C.2 must be addressed including:
a. Exposed soil areas must be stabilized as soon as possible but never later than seven (7) days.
b. A discussion of the feasibility of infiltration and the appropriate response to these findings.
Finding: This condition still applies.
Reflections at Lake Riley 2nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 6
34. Building Official Conditions:
a. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigative and
proposed mitigation reports.
Finding: This condition still applies.
b. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
Finding: This condition still applies.
c. Retaining walls over four feet high must be designed by a professional engineer and
require permits, inspections and final approval.
Finding: This condition still applies.
d. Each lot must be provided with separate sewer and water services.
Finding: This condition still applies.
e. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
Finding: This condition still applies.
35. Fire Marshal conditions:
a. Submit street names to Building and Fire Marshal for review and approval.
Finding: This condition has been modified to read, "Submit alternative street name
for Lakeview Circle (proposed street name conflicts with existing street).
b. No burning permits will be issued. Tress, scrubs, etc., must be removed from the site or
chipped.
Finding: This condition still applies.
c. Mains and fire hydrants shall be installed and made serviceable prior to combustible
construction.
Finding: This condition still applies.
d. A three -foot clear space must be maintained around fire hydrants.
Finding: This condition still applies.
Reflections at Lake Riley 2 nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 7
e. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size as required by the Chanhassen Fire Marshal. They shall be weather -
resistant and maintained until replaced by permanent signs.
Finding: This condition still applies.
f. Fire apparatus access roads and water supply for fire protection is required to be
installed. Such protection shall be installed and made serviceable prior to and during
time of construction except when approved alternate methods of protection are provided.
Finding: This condition still applies.
g. The proposed hydrant between Lots 3 and 4, Block 2 must be relocated to the intersection
of Streets B and C.
Finding: This condition has been met.
h. The proposed hydrant between Lots 3 and 4, Block 1 must be relocated to the intersection
of Street B and Lyman Boulevard.
Finding: This condition has been met.
36. The lot width at the rear setback line for Lots 1 and 2, Block 4, must be adjusted to reflect 90
feet as required in the Shoreland Ordinance.
Finding: This condition has been met.
37. Successful transfer of Outlot B (4.83 acres) to the City of Chanhassen concurrent with the
final plat through a combination of dedication (3.08 acres) and fee purchase (1.75 acres)
at a cost of $112,716 per acre, for development and use as a public neighborhood park.
Finding: This condition has been met.
38. A sign reading, "This Road Will Be Extended in the Future" shall be placed at the west end
of Street C.
Finding: This condition applied to the 1 St Addition.
39. The applicant shall work with staff to evaluate the use of a privacy fence and vegetation
along the north edge of the property to lessen the noise impact from Highway 212. A
solution will be presented with the final plat.
Finding: This condition still applies."
Reflections at Lake Riley 2 nd Addition — Planning Case No. 10 -12
January 9, 2012
Page 8
FINAL PLAT
The applicant is requesting final plat approval to plat 18.9 acres into 49 lots and 2 outlots. The
site is zoned RLM, Residential Low and Medium Density District and is located northeast of
Reflections Road and
south of Highway 212.
This is the second phase of
this development. The
ultimate development of
this site will consist of 66
single - family lots with a
density of 1.3 units per
acre gross and 3.4 units per
acre net after removing the
wetland, roads, storm
ponds and park. Phase I
consisted of 17 single -
family lots and 4 outlots.
The second phase consists
of 49 lots and 2 outlots. A
portion of the site falls
within the Shoreland overlay district, and all the lots meet the minimum requirements of the
Shoreland ordinance. Outlot s A and B will contain drainage basins and will be dedicated to the
City. All lots meet the minimum area, width and depth of the zoning ordinance requirements.
The site abuts Highway
212. The applicant has
been working with staff
to evaluate the use of a
privacy fence and
vegetation along the
north edge of the
property to lessen the
noise impact from
Highway 212. The
applicant is currently
conducting a noise study.
The height of the wall
will be determined by the
noise study. The wall is
proposed to be built of
block material similar to
the exhibit to the right.
Access is gained off of internal roads. The subdivision request is a relatively straightforward
action and staff is recommending approval with conditions.
Reflections at Lake Riley 2 nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 9
Staff notes that the proposal is consistent with the Comprehensive Plan and the Zoning Ordinance.
WETLANDS
One wetland exists on the property. This wetland was delineated in October of 2010 by Graham
Environmental Services, Inc. Terry Jeffery of the City of Chanhassen reviewed the delineation
on November 10, 2010. The applicant submitted the Application for Approval of Wetland Type
and Boundary on November 18, 2010. This application was noticed for public comment as
required under the revised Wetland Conservation Act on November 18, 2010. The delineation
was approved and is accurately represented on page G5 of 7: Seeding and Restoration Plan being
that no part of the delineated boundary is located below the 868 -foot contour.
This wetland is also a Public Water Wetland identified as 10 -213W. The Minnesota Department
of Natural Resources has jurisdiction to the ordinary high water elevation of 865.3. Based upon
the avoidance of any wetland impacts there was no need for a jurisdictional determination.
The proposed development plan does not result in any impacts to the wetland. The wetland is
classified as a manage 2 wetland which requires a twenty (20) foot wetland buffer and a thirty
(30) foot setback from the buffer. The proposed development plan provides for this 20 -foot
buffer with the exception of Lots 7 and 8 of Block 4. The City allows for buffer averaging so
long as it is a minimum of 16 feet in width. Further, the area of buffer that would otherwise be
present shall be compensated for elsewhere along the wetland boundary.
The buffer must meet the requirements set forth in § 20 -412. This includes a minimum of 51 %
of the vegetation must be native. No noxious weeds may be present. The slopes must be
reasonably stable. The applicant and the City should work together to assure that appropriate
buffers are established or remain undisturbed as circumstances may warrant. Proper
monumentation shall be provided before the project is finalized and before any certificate of
occupancy can be issued as shown on the plan set provided to the City.
SHORELAND REQUIREMENTS
A portion of the proposed project lies within 1,000 feet of the ordinary high water level (OHW)
of Lake Riley, a Minnesota DNR Public Water and therefore is within the City's shoreland
district.
Lake Riley is a recreational development lake with an ordinary high water elevation of 865.3 feet
above msl on the 1929 datum. Lot standards for non - riparian lots within the shoreland area for a
recreational development lake must be a minimum of 15,000 square feet and have a minimum
width of 90 feet at the building line (setback line). All lots meet at least the minimum
specifications for non - riparian shoreland lots.
Reflections at Lake Riley 2 nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 10
GRADING, EROSION AND SEDIMENT CONTROL
Because 28.86 acres will be disturbed, an NPDES General Stormwater Permit for Construction
Activity will be required. The Storm Water Pollution Prevention Plan ( SWPPP) must be updated
to reflect the proposed activities and submitted for review.
Lake Riley is listed as an impaired water and the pollutant is nutrients. Because there is not an
approved Total Maximum Daily Load Implementation Plan (TMDL) yet for Lake Riley, no
waste load allocation has been established. Riley Creek is also impaired. The pollutant for Riley
Creek is sediment. Again, no TMDL has been performed. However, every practicable
management practice eliminating the possibility of sediment delivery to Lake Riley and,
subsequently Riley Creek should be considered and, where appropriate, implemented.
The applicant and their consultant have done a commendable job of showing the sequencing of
erosion and sediment control best management practices. The details provided are consistent
with City standards. As is noted in the SWPPP and in the plan set general notes, these are the
minimum anticipated BMPs. Additional BMPs will likely be necessary as the project progresses
and conditions change. These changes will need to be incorporated into the SWPPP.
Temporary ponding will likely be required for this phase. It is likely that the permanent pond
areas will be used for temporary ponding. In the event that these ponds are used temporarily,
they will need to be cleaned out and restored to proposed plan conditions prior to final project
approval. As- builts of the pond topography will be required prior to accepting the storm sewer
system and releasing all surety monies. This shall be included as a note on the plan set.
A turf establishment plan has been provided. The proposed seed mixtures are generally
appropriate although 34 -171 would be more appropriate for the area between the pond OHW and
wetland during long -term vegetation management. Currently the vegetation management plan
does not address maintenance of the area beyond initial planting. The management plan should
address performance expectations and annual management techniques required for establishment
of desirable cover. This management shall be consistent with the MN Wetland Restoration
Guide and other Board of Soil and Water Resource guidance.
(http://www.bwsr.state.nm.us/native
DRAINAGE AND TREATMENT
Water quality treatment and runoff control will be provided through three detention ponds located
throughout the property. These ponds will be referred to as 100, 200 and 300 as indicated on the
plan set and the HydroCAD model.
The proposed drainage areas post development largely mimic predevelopment conditions. One
notable exception is that 2.686 acres will be directed to North Bay under the proposed conditions.
City staff is currently reviewing North Bay to determine if there is adequate capacity in their storm
sewer system. The applicant must provide calculations showing that there are no downstream
capacity issues in the existing storm sewer conveyance.
Reflections at Lake Riley 2 Addition —Planning Case No. 10 -12
January 9, 2012
Page 11
Changes have been made to provide reasonable access to the three stormwater ponds although pond
100 may still prove difficult to access. Maintenance will need to occur in the winter months
through the park.
To increase the life cycle of these ponds between requisite maintenance, the applicant shall install a
five -foot sump at structure CBMH -123 and a four -foot sump at CBMH -303. Both of these shall be
fitted with a SAFL Baffle as well.
The hydraulic calculations were reviewed. While Watershed I and Watershed IV appeared
accurate, this was not the case with Watershed III. The cumulative areas did not match what was
shown on the plan set nor did the calculations appear accurate. Further, the inverts were not
accurate either. This watershed must be corrected and submitted to the City for review.
The P8 water quality model must be updated to reflect current conditions and provided to the City.
Total phosphorus removal must meet the minimum 60% removal and higher removal rates should
be sought.
Additionally, because this does discharge within one (1) mile of Lake Riley and Riley Creek, and
discharges to these water bodies, the conditions in Appendix A of the NPDES General Stormwater
Permit for Construction Activity will need to be addressed. This shall be reflected in the SWPPP
which shall be provided to the City prior to commencing any earth disturbing activities in the
area.
WATER QUALITY AND WATER QUANTITY FEES
The applicant shall apply for and obtain permits from the appropriate regulatory agencies and
comply with their conditions of approval.
Water quality and water quantity fees are based upon net developable acreage. For Reflections this
was calculated based upon the numbers provided in the plan set. The gross acreage of the 2nd
Addition equals 18.9648 acres. After deducting the outlot area and the public right -of -way, net
developable acreage was determined to be 14.348 acres.
Water quality fees for a medium density residential development are calculated by multiplying net
developable acres by $2,670 /acre. Water quality fees were calculated to be $38,309.16. Water
quantity fees are calculated by multiplying net developable acres by $3,820.00 /acre. Water quantity
fees were calculated to be $54,809.36.
Credits are applied to water quality fees at a rate of 50% of the per acre water quality fee multiplied
by the total number of acres treated in the on -site treatment features. In this case, subcatchments
200 and 300 totaled 8.508 acres of watershed being treated on -site (Subcatchment 100 was already
credit in the 1 St Addition). In addition, a credit of $2,625 per skimmer structure is also granted.
Two structures are proposed for this addition. Total estimated credit is $16,608.18.
The estimated SWMP fees due at final plat are:
($38, 309.16 +$54,809.36)- ($11,358.18 +$5,250.00) _ $76,510.34.
Reflections at Lake Riley 2 °a Addition —Planning Case No. 10 -12
January 9, 2012
Page 12
OTHER AGENCIES
The applicant shall apply for and obtain permits from the appropriate regulatory agencies and
comply with their conditions of approval. This may include a DNR dewatering permit, WCA
NPDES Permit of Construction Activity, and other permissions.
EASEMENTS AND EXISTING CONDITIONS
There is a public drainage and utility easement on the north side of the property. A 12 -inch trunk
watermain lies within this easement and will be relocated within the platted right -of -way of the
plat; therefore, the easement must be vacated. A temporary easement will be granted over the
existing trunk watermain until the new watermain is installed and passes the required testing.
Approval of the final plat shall be contingent upon approval of the easement vacation.
GRADING AND DRAINAGE
The site was graded with the first addition, with the exception of the area over the existing 12-
inch trunk watermain.
The lowest opening of a building must be minimum 18 inches above an adjacent emergency
overflow.
STREETS
The developer proposes to construct 31 -foot wide local streets within 60 -foot wide right -of -way
throughout the development. Lake Riley Road East will connect with the North Bay
development to the east. Highland Court and Lakeview Circle will be 90 -foot diameter cul -de-
sacs within 120 -foot wide right -of -way.
The development is adjacent to Lyman Boulevard and is therefore subject to the arterial collector
fee, which is calculated as follows:
14.36 developable acres x $2,400 /acre = $34,464.00
SANITARY SEWER AND WATERMAIN
The developer proposes to remove the existing 12 -inch trunk watermain that extends from the
Highway 212 right -of -way that connects to the North Bay development. New 12 -inch trunk
watermain will extend from the Highway 212 right -of -way, south within Highland Court, then
east within Lake Riley Road East, connecting to the existing watermain within the North Bay
development. The developer will not be reimbursed the oversizing costs to realign this
watermain since the work is development- driven. The watermain within Lakeview Circle shall
be eight inch.
The reapportioned assessments for the Lake Riley Trunk Sanitary Sewer and Watermain Project
were approved by the City Council on December 13, 2010. The assessment included trunk
Reflections at Lake Riley 2 nd Addition — Planning Case No. 10 -12
January 9, 2012
Page 13
sewer and water area assessments for 69 units; therefore, the City Sanitary Sewer and City Water
Hookup Fees do not apply. This assessment has been paid.
LANDSCAPING
Tree canopy coverage and preservation calculations for the Lakeview development are as
follows:
Total upland area (excluding wetlands /parkland) 35.7 ac
Total canopy area (excluding wetlands /parkland) 7.0 ac or 304,920 SF
Baseline canopy coverage 19%
Minimum canopy coverage allowed 25% or 388,773 SF /8.9 ac.
Proposed tree preservation 9% or 148,104SF/3.4 ac
Developer does not meet minimum canopy coverage allowed, therefore the difference between
the ending coverage and existing coverage is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage (7 ac -3.4) 3.6 ac or 156,816 SF
Multiplier 1.2
Total replacement 188,179 SF
Total number of trees to be planted 172 trees
Additionally, the applicant must provide trees to meet the 25% minimum coverage required. The
calculations are as follows:
Total reforestation area (8.9 ac — 7 ac) 1.9 acres
Required canopy coverage (1,089 sq ft per tree) 76 trees
The total number of trees required for the development is 248. Applicant has proposed a total of
248 trees. All replacements must meet minimum size requirements.
Bufferyard requirements are as shown in the table:
Landscaping Item
Required
Proposed
Bufferyard B — North property
23 overstory trees
25 overstory trees
line, 1150'
34 understory trees
51 understory trees
57 shrubs
0 shrubs
Bufferyard B — South property
2 overstory trees
2 overstory trees
line, 100'
3 understory trees
4 understory trees
5 shrubs
Existing vegetation
The applicant meets the standards for bufferyard plantings. An increased number of evergreens
has been proposed in place of the shrubs. These trees will provide a lasting buffer with less
maintenance needs.
Reflections at Lake Riley 2 °d Addition — Planning Case No. 10 -12
January 9, 2012
Page 14
PARK DEDICATION
Comprehensive Park Plan
The city's comprehensive park plan calls for a neighborhood park to be located within one -half mile of
every residence in the city. On March 28, 2011 the City Council approved the purchase of the
4.83 -acre Riley Ridge Park property through a combination of park dedication and cash purchase
from Lennar. The City acquired the land for development. The 4.83 -acre park will satisfy this
requirement for all the new homes being built within the 2 nd Addition. Additionally, hundreds of
households currently residing in this park service area and many more new households yet to be
developed will call this "their" neighborhood park.
The city retained Hoisington Koegler Group to prepare a basic concept plan for the proposed
park area. The sketch plan includes an open field, wooded hillsides, trail loop, playground, half -
court basketball, a small shelter, and parking area.
On February 22, 2011 the City Council approved the park concept plan for Riley Ridge Park.
The current Park and Recreation Capital Improvement Program has designated this site for
development in 2014, however, due to the pace of development, staff will be recommending that
the schedule be advanced to 2013.
n . -
\X
\1
Lakeview Neighborhood Park Concept
City of Chanhassen, Minnesota .P F 0
OEM
Comprehensive Trail Plan
The city's comprehensive trail plan includes an existing trail along the south side of Lyman
Boulevard at the site of the proposed Reflections subdivision. An internal sidewalk system has
been planned by the applicant to transport pedestrians in and around this new development to
this existing trail amenity. No additional construction of trails and/or trail segments is required.
Reflections at Lake Riley 2 Addition -Planning Case No. 10 -12
January 9, 2012
Page 15
COMPLIANCE WITH ORDINANCE - WETLAND /SHORELAND/RLM DISTRICT
Block
Lot
Area (SF)
Buildable
Area
Lot Width at
Front Setback
Line
Lot Depth
Home
Setback
Wetland
Setback
15,000 Shoreland
9,000 RLM
25%
Shoreland
35% RLM
90' Shoreland
50' RLM
125' Shoreland
110' RLM
Front/Rear/
Garage Side/
House Side
50'
(30' Wetland
+ 20' Buffer)
1
1
10,722
3,752.70
75.00
140.00
25/25/5/10
N/A
1
2
10,500
3,675.00
75.00
140.00
25/25/5/10
N/A
1
3
10,500
3,675.00
75.00
140.00
25/25/5/10
N/A
1
4
10,500
3,675.00
75.00
140.00
25/25/5/10
N/A
1
5
10,511
3,678.85
75.00
141.00
25/25/5/10
N/A
1
6
11,241
3,934.35
75.00
144.00
25/25/5/10
N/A
1
7
16,724
5,853.40
112.59
170.00
25/25/5/10
N/A
1
8
19,317
6,760.95
111.21
171.00
25/25/5/10
N/A
1
9
1 9,806
3,432.10
65.00
153.00
25/25/5/10
N/A
1
10
9,938
3,478.30
65.00
153.00
25/25/5/10
N/A
1
11
9,225
3,228.75
65.00
142.00
25/25/5/10
N/A
1
12
9,476
3,316.60
65.00
146.00
25/25/5/10
N/A
1
13
9,727
3,404.45
65.00
150.00
25/25/5/10
N/A
1
14
1 9,978
3,492.30
65.00
153.50
25/25/5/10
N/A
1
15
13,861
4,851.35
89.65
146.50
25/25/5/10
N/A
1
16
15,039
5,263.65
95.40
155.00
25/25/5/10
N/A
1
17
10,005
3,501.75
65.00
154.00
25/25/5/10
N/A
1
18
9,861
3,451.35
65.00
152.00
25/25/5/10
N/A
1
19
11,414
3,994.90
65.00
154.00
25/25/5/10
N/A
1
20
9,884
3,459.40
65.00
146.50
25/25/5/10
N/A
1
21
9,999
3,499.65
65.11
153.50
25/25/5/10
N/A
1
22
10,551
3,692.85
65.00
150.00
25/25/5/10
N/A
1
23
15,089
5,281.15
90.00
169.00
25/25/5/10
N/A
1
24
16,612
5,814.20
90.00
186.00
25/25/5/10
N/A
1
25
11,498
4,024.30
65.00
144.50
25/25/5/10
N/A
1
26
9,572
3,350.20
65.00
142.50
25/25/5/10
N/A
1
27
9,691
3,391.85
65.00
140.50
25/25/5/10
N/A
1
28
9,472
3,315.20
65.00
144.00
25/25/5/10
N/A
1
29
9,526
3,334.10
65.00
144.00
25/25/5/10
N/A
1
30
9,127
3,194.45
65.00
140.50
25/25/5/10
N/A
1
31
15,015
3,753.75
105.40
153.00
25/25/5/10
N/A
1
32
9,044
3,165.40
67.00
134.50
25/25/5/10
N/A
1
33
10,660
3,731.00
65.00
150.00
25/25/5/10
N/A
1
34
17,105
5,986.75
65.00
186.50
25/25/5/10
N/A
1
35
15,546
5,441.10
65.00
188.00
25/25/5/10
N/A
1
36
12,679
4,437.65
65.00
160.50
25/25/5/10
N/A
1
37
11,917
4,170.95
65.00
163.00
25/25/5/10
N/A
2
1
16,122
4,030.50
95.56
166.60
25/25/5/10
50'(30'+20')
2
2
15,507
3,876.75
90.00
170.00
25/25/5/10
50'(30'+20')
2
3
15,310
3,827.50
90.00
170.00
25/25/5/10
50'(30'+20')
2
4
16,313
4,078.25
90.00
168.00
25/25/5/10
50'(30'+2
Reflections at Lake Riley 2 nd Addition — Planning Case No. 10 -12
January 9, 2012
Page 16
Block
Lot
Area (SF)
Buildable
Area
Lot Width at
Front Setback
Line
Lot Depth
Home
Setback
Wetland
Setback
15,000 Shoreland
9,000 RLM
25%
Shoreland
35% RLM
90' Shoreland
50' RLM
125' Shoreland
110' RLM
Front/Rear/
Garage Side/
House Side
50'
(30' Wetland
+ 20' Buffer)
2
5
18,453
4,613.25
90.00
174.00
25/25/5/10
50'(30'+20')
2
6
18,461
4,615.25
90.00
174.00
25/25/5/10
50'(30'+20')
2
7
16,333
4,083.25
90.00
168.00
25/25/5/10
50'(30'+20')
2
8
15,009
3,752.25
90.00
166.00
25/25/5/10
50'(30
2
9
15,090
3,772.50
90.00
168.50
25/25/5/10
50'(30'+20')
2
10
15,859
3,964.75
90.00
177.00
25/25/5/10
50'(30'+20')
2
11
16,804
4,201.00
90.00
179.00
25/25/5/10
50'(30'+20')
2
12
14,934
5,226.90
115.86
169.50
25/25/5/10
N/A
OL A
31,667
OL B
22,577
ROW
146,871
N/A Not Applicable
Lots within Shoreland Overlay District.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval of Planning Case #10 -12 for Reflections at Lake Riley
2 °d Addition to subdivide 18.9 acres into 49 lots and two outlots as shown in plans dated received
November 14, 2011, subject to the following conditions:
1. All trees proposed to be preserved shall be protected by tree preservation fencing. Fencing
shall be installed prior to grading.
2. The public drainage and utility easement on the north side of the development must be
vacated.
3. The existing building and driveway on the north side of the site must be removed.
4. The lowest opening of a building must be a minimum 18 inches above an adjacent
emergency overflow.
5. The development is adjacent to Lyman Boulevard and is therefore subject to the arterial
collector fee at the time of final plat, which is calculated as follows:
14.36 developable acres x $2,400.00 /acre = $34,464.00
Reflections at Lake Riley 2 nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 17
6. The developer will not be reimbursed for the relocation cost of the 12 -inch watermain since
the work is development driven.
7. The applicant, with the assistance of the city, must show that adequate capacity exists within the
North Bay storm sewer system to accommodate the proposed drainage area to be directed to
North Bay.
8. The NPDES General Stormwater Permit for Construction Activity must be applied for and
obtained prior to any earth - disturbing activities. Proof of this must be provided to the city.
9. The applicant shall install a five -foot sump at structure CBMH -123 and a four -foot sump at
CBMH -303. Both of these shall be fitted with a SAFL Baffle as well.
10. Hydraulic calculations shall be provided to the city for review and approval before the final plat
can be issued.
11. Mulch, MnDOT Type 3, certified weed free shall be used in all of Block 2, Outlot A and Outlot
C whenever mulch is called for.
12. SWMP fees in the amount of $76,510.34 are due at the time of final plat.
13. Phosphorus removal will need to meet the minimum 60% removal rate and should be
maximized to the greatest extent practicable.
14. The applicant shall be responsible to assure that all other agency permissions are applied for and
resulting conditions are met.
15. A Landowner Statement and Contractor Responsibility form will need to be filled out and
submitted to the LGU (City of Chanhassen) and the DNR. The form can be found at:
hl�2://www.bwsr.state.mn.us/wetlands/fonns/Contractor Responsibili .doc
16. Appendix A, C.1 and C.2 must be addressed including:
a. Exposed soil areas must be stabilized as soon as possible but never later than seven (7) days.
b. A discussion of the feasibility of infiltration and the appropriate response to these findings.
17. Building Official Conditions:
a. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigative and
proposed mitigation reports.
b. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
c. Retaining walls over four feet high must be designed by a professional engineer and
require permits, inspections and final approval.
Reflections at Lake Riley 2 nd Addition —Planning Case No. 10 -12
January 9, 2012
Page 18
d. Each lot must be provided with separate sewer and water services.
e. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
18. Fire Marshal conditions:
a. Submit alternative street name for Lakeview Circle (proposed street name conflicts with
existing street).
b. No burning permits will be issued. Tress, scrubs, etc., must be removed from the site or
chipped.
c. Mains and fire hydrants shall be installed and made serviceable prior to combustible
construction.
d. A three -foot clear space must be maintained around fire hydrants.
e. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size as required by the Chanhassen Fire Marshal. They shall be weather -
resistant and maintained until replaced by permanent signs.
f. Fire apparatus access roads and water supply for fire protection is required to be
installed. Such protection shall be installed and made serviceable prior to and during
time of construction except when approved alternate methods of protection are provided.
19. The applicant shall work with staff to evaluate the use of a privacy fence and vegetation
along the north edge of the property to lessen the noise impact from Highway 212. A
solution will be presented with the final plat.
20. Approval is contingent on the approval and filing of the easement vacation.
21. The $34,464.00 arterial collector fee shall be collected with the development contract.
22. All outlots containing drainage basins shall be deeded to the City."
ATTACHMENT
1. Final Plat.
gAplan\2010 planning cases \10 -12 Lakeview- reflections at lake riley 1st addition\reflections at lake riley 2nd addition \final plat 2nd addition.doc
0
z
I M � 4 -
c; c; - T - 7—
<�2
LU z
0
VP -;1 SON
G/V,,
9*7" 'A.,Z.9L0 ON
Z.T"- 'i
----- -------
c
96
7
C)
>
0 4x
0.
CN '
5
I "
w F
O
ry
W KEIAEW CIRCLE
C
Ne
B -vo
r
M
C,
. . . . . ------
v
0
g-0
0
1 limo ONTIHOW
LL)
1 r onl--, r--Goc, r r
ry \� ,Ziti 61 1 1
8 8 1 1 1
W 4, p! 1 P
_ j L__-_J L-_J
M.99.ZLOON
WE S, cz,*9c
X
<
O
V
.o ..:.ZLLOON a T
0 0.
um