2 SUB 6250 Powers Blvd.CITY OF
STAFF
REPOrt
PC DATE:
CC DATE:
CASE #:
11/l 7/99
12/13/99
99-10 SUB
By: Generous:v
Z'
PROPOSAL:
LOCATION:
APPLICANT:
Preliminary plat reqUest to subdivide a parcel into 2 single family lots of 23,719 sq.
ft. and 16,010 sq.. ft., Arrowhead Addition
Southwest of the intersection of Powers Boulevard and Holly Lane
Arrowhead Development Corporation
5400 Opportunity Court, #150
Minnetonka, MN 55343
(612) 979-1580
PRESENT ZONING:
ACREAGE:
Single Family Residential, RSF
0.91 acres
W
DENSITY:
2.19 'units per acre gross and net
ADJACENT ZONING
AND LAND USE:
N - RSF, Powers Blvd. and single family homes
S - RSF, single family homes
E - RSF, single family homes ~.
W - RSF, single family homes
WATER AND SEWER:
Available to the site.
PHYSICAL CHARACTER.: The site is heavily wooded. The high point of.the property is
approximately at elevation 1014 which is located in the southwest comer of the property. The low point of
the property is at elevation 980 which is located in the northeast comer of the property. The site slopes
generally from west to east. Access to the parcel is proposed from Powers Boulevard.
2000 LAND USE PLAN: Residential - Low Density (Net Density 1 - 4 units per acre)
Arrowhead Addition
November 17, 1999
Page 2
PRO PO SAL/SUMMARY
The applicant submitted an initial application for subdivision review on September 27, 1999. The
applicant submitted a revised plat proposal on October 28, 1999. Due to the revised plans, the sixty
day review period ends on December 27, 1999.
The applicant is proposing a two lot split on a 39,725 square foot parcel of land located in northern
Chanhassen. Both homes will be accessed via a private drive with one connection point to Powers
Boulevard. Since Lot 1 does not front on a public street, the front yard shall be considered the lot
line closest to Powers Boulevard. The required 30 foot front yard setback shall be maintained from
this lot line.
BACKGROUND
This parcel is located in northern Chanhassen. The property is currently vacant.
LANDSCAPING/TREE PRESERVATION
Tree canopy coverage and preservation calculations for the Arrowhead development are as
follows:
Total upland area (including outlots)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
39,725 SF or .91 ac.
80% - 100%
55% or 21,850 SF
30% or 11,850 SF
The applicant does not meet minimum canopy coverage allowed, therefore the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
10,000 SF
1.2
12,000 SF
11 trees
A replacement planting plan must be submitted to the city for approval. Included in the plan
shall be location, species and size of replacements. All replacements must meet minimum size
requirements.
Arrowhead Addition
November 17, 1999
Page 3
Buffer yard plantings will be required along the approximately 100 feet of altered frontage of
Powers Boulevard. Assuming a 20 foot buffer yard, minimum requirements include 2 overstory
trees, 4 understory trees and 5 shrubs. Staff recommends that a minimum of four of the trees be
conifers that shall be located along Powers Boulevard with a minimum spacing of 30 feet between
trees. Conifers shall average seven feet in height at planting. The balance of the trees may be from
the city's approved tree list.
PARKS AND RECREATION
The proposed development shall pay full park and trails fees in lieu of park land dedication
pursuant to city ordinance.
GRADING
The property contains a variety of trees and vegetation on a hillside with approximately a 20%
slope. The grading plan proposes to grade approximately the southerly one-half of the site to
develop house pads, driveway, and utility extensions. There is an approximate 30-foot elevation
change between Powers Boulevard and the westerly property line which makes the site rather
difficult to develop. The plans demonstrate one way of developing the site for homes, however,
staff believes that the actual home configuration may be different than what is shown and
therefore recommends the lots be custom graded at time of building permit issuance to minimize
grading and tree removal. It is recommended that a detailed grading, drainage, tree removal, and
erosion control plan be submitted for each lot at time of building permit application for City staff
review and approval.
DRAINAGE
The site sheet drains to the east into the drainage ditch along Powers Boulevard which drains
northerly towards Holly Lane. The additional two home sites should not require any additional
stormwater management improvements other than a driveway culvert as proposed on the plans.
The lots when developed upon may need retaining walls and drainage swales around the home
sites to ensure the neighborhood drainage pattern is maintained. These will be reviewed on an
individual basis in conjunction with the building permit review process.
EROSION CONTROL
The preparation of construction plans and specifications for the extension of sewer and water to
service the two lots should include erosion control measures. Erosion control measures will also
be addressed upon review of the individual building permits.
Arrowhead Addition
November 17, 1999
Page 4
UTILITIES
Municipal sewer and water is located in the northerly portion of the site. Sewer and water lines
are proposed to be extended south along Powers Boulevard to service the two proposed lots.
Detailed construction plans and specifications will need to be prepared in general accordance
with the City's Standard Specifications and Detail Plates and submitted to staff review and City
Council approval. Detailed construction plans and specifications for the s_ewer and water
extension shall be prepared and submitted to City staff three weeks prior to final plat
consideration. The applicant shall be required to enter into a development contract with the City
and provide the necessary financial security to guarantee installation or the necessary utilities to
serve the two lots.
The property has not been previously assessed for sewer and water service. According to city
ordinance, properties not previously assessed for sewer and water shall pay a connection and
hookup charge at time of building permit issuance. Since the applicant will be responsible for
extending lateral sewer and water service to the lots, the sanitary sewer and water connection
charges will be waived. However, the sanitary sewer and water hookup charges will still be
applicable for each lot. The 1999 trunk sanitary sewer hookup charge is $1,252 and the trunk
watermain hookup charge is $1,632. Sanitary sewer and water hookup fees may be specially
assessed against the parcel at time of building permit issuance.
Due to the lot configuration, a 20-foot wi-de drainage and utility easement is proposed across Lot
2 for the sewer and water service to serve Lot 1. This easement should be a private easement and
maintenance agreement between the two property owners and not dedicated for general public
use. The sewer and water lines beyond the right-of-way line of Powers Boulevard shall be
considered private and not maintained by the City.
Utility extension and street access will be from Powers Boulevard which is under Carver County
jurisdiction. Therefore, the applicant will need to apply and obtain the necessary permits for
extending utility service and the new driveway access point through the Carver County Public
Works Department.
STREETS
The site is proposed to be accessed via a shared common driveway access point from Powers
Boulevard through Lot 2. According to city ordinance, private driveways shall be 20-feet wide
within a 30 ft wide easement and built to a 7-ton design standards when they serve more than two
lots. However, given the topographic features of the site, staff believes that it is warranted to
allow a reduction in the driveway width to 18 feet wide as proposed. However, staff does
recommend that a 30-foot wide driveway easement requirement be maintained. No additional
street right-of-way or street improvements appear necessary for this proposal. Holly Lane
Arrowhead Addition
November 17, 1999
Page 5
crosses the southern 50 feet of Outlot A. As a condition of final plat approval, the applicant
shall dedicate the southern 50 feet of Outlot A for public street purposes for Holly Lane.
WETLAND
There are no wetlands on this site.
SURFACE WATER MANAGEMENT PLAN (SWMP)
Storm Water Ouality Fees
The SWMP has established a water quality connection charge for each new subdivision based on
land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the
phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction
shall be based upon a schedule in accordance with the prescribed land use zoning. Values are
calculated using market values of land in the City of Chanhassen plus a value of $2.75 per cubic
yard for excavation of the pond. The proposed SWMP water quality charge for residential
developments is $800/acre. Therefore, the fee associated with this proposed 0.91 acre
development will be $728.00.
Storm Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
city-wide 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.
Residential developments will have a connection charge of $1,980 per developable acre. The water
quantity fee for the proposed 0.91 acre arrowhead addition will be $1,802.00.
There is an existing drainage way over the area of Outlot A. As part of the final plat approval, the
applicant shall dedicate to the city a drainage an utility easement over Outlot A.
COMPLIANCE TABLE
Area (Square Feet) Frontage (Feet) Depth (Feet)
Code 15,000 90 ~ 125
Lot 1 20,134 281 # 249
Lot 2 19,591 312 252
Total 39,729 312 250 (avg.)
~ Minimum Lot Width for lots accessed via private drives is 100 feet as measured at the front
building setback line.
Arrowhead Addition
November 17, 1999
Page 6
# Access via a private street. No direct frontage on public street.
Setbacks: Front ~ 30 feet, side - 10 feet, rear - 30 feet.
PRIVATE STREET FINDINGS
In order to permit private streets, the city must find that the following conditions exist:
(1)
(2)
The prevailing development pattern makes it unfeasible or inappropriate to construct a public
street. In making this determination, the city may consider the location of existing property
lines and homes, local or geographic conditions and the existence of wetlands.
After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a street
system consistent with the comprehensive plan.
(3) The use of the private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
Finding: The prevailing development pattern does not make it feasible or appropriate to
construct a public street. The areas to the west, ifredeveloped in the future, will be
accessed via Teton Lane The proposed private street serving the development is not
necessary to provide access to adjacent properties. The use of the private street permits the
preservation of the trees in the northern portion of the site.
FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
o
Finding: The subdivision meets all the requirements of the RSF, Residential Single
Family District.
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 applicable plans.
The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Arrowhead Addition
November 17, 1999
Page 7
o
o
Finding: The proposed site is suitable for development subject to the conditions
specified in this report.
The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage subject to
conditions if approved.
The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
Lack of adequate storm water drainage.
Lack of adequate roads.
Lack of adequate sanitary sewer systems.
Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infrastructure.
RECOMMENDATION
Staffrecommends that the Planning Commission adopt the following motion:
"The Planning Commission recommends approval of the preliminary plat for Arrowhead Addition,
Subdivision #99-10, creating two lots as shown on plans prepared by Advanced Surveying and
Engineering Company, dated June 24, 1999, revised October 26, 1999, subject to the following
conditions:
Arrowhead Addition
November 17, 1999
Page 8
1. The development shall pay full park and trails fees pursuant to city ordinance in lieu of park
land dedication.
2. If any soil corrections are done on the property a final grading plan and soil report must be
submitted to the Inspections Division before permits will be issued.
3. Address numbers must be posted at the driveway entrance on Powers Blvd. and on each
dwelling.
Each property must be served by independent sewer and water services. It may be possible to
provide an easement for a joint service, however a manhole structure would be required at the
service split.
o
The applicant shall submit landscape plan as part of the final plat approval showing a total of
17 trees to be planted as part of this development. A minimum of four of the trees must be
conifers that shall be located along Powers Boulevard. Conifers shall average seven feet in
height at planting. The balance of the trees may be from the city's approved tree list. Trees
shall meet minimum size requirements.
6. A detailed grading, drainage, erosion control, and tree removal plan will be required for each
lot at time of building permit application for City staff to review.
o
The applicant will be required to enter into a development contract with the City and provide
the necessary financial security to guarantee installation of the public improvements and
conditions of final plat approval.
8. The applicant shall dedicate the southeasterly 50 feet of Outlot A for public street purposes
for Holly Lane.
The applicant shall prepare and have recorded a 20-foot wide private drainage and utility
easement in favor of Lot 1 over Lot 2 to extend sewer and water service to Lot 1. In addition,
the developer shall prepare and have recorded a 30-foot wide private driveway easement
agreement across Lot 2 to provide access to Lot 1 from Powers Boulevard. The driveway
width shall be a minimum of 18 feet wide and a maximum of 24 feet wide in the common
portion of the driveway area. Individual driveways may be a minimum of 12 feet wide and a
maximum of 24 feet wide. All driveway areas shall be paved with an all-weather surface
such as bituminous or concrete.
10. The applicant shall prepare detailed construction plans and specifications in accordance with
the City's Standard Specifications and Detail Plates for the extension of sewer and water
service to service Lots 1 and 2. Detailed construction plans and specifications shall be
Arrowhead Addition
November 17, 1999
Page 9
submitted to City staff for review and approval three weeks prior to final plat consideration.
11. The applicant shall be responsible for obtaining and complying with the necessary permits
such as Carver County Highway Department, MPCA, Watershed District, and Minnesota
Department of Health.
12. Lots 1 and 2 shall be responsible for a sanitary sewer and water hookup charge at time of
building permit application at the rate in effect at the time.
13. SWMP fees shall be paid to the city in the amount of $2,530.00 ($782.00 quality and
$1,802.00 quantity) prior to the recording of the final plat.
14. The applicant shall dedicate to the city a drainage an utility easement over Outlot A.
15. Since Lot 1 does not front on a public street, the front yard shall be considered the lot line
closest to Powers Boulevard. The required 30 foot from yard setback shall be maintained from
this lot line."
ATTACHMENTS
1. Development Review Application
2. Reduced Copy of Preliminary Plat
3. Area Section Map
4. Aerial Topographic Photograph
5. Memo from Bill Weckman to Shannin A1-Jaffdated 10/12/99
6. Letter from Bruce Dreblow and Diane Yeager dated 10/13/99
7. Letter from Leonard E. Ware to Planning Commission dated 10/15/99
8. Notice of Public Hearing and Mailing List
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CARVER
COUNTY
PUBLIC WORKS DEPARTMENT
Carver County Government Center
Administration Building
600 East Fourth Street
Chaska, Minnesota 55318-2192
Phone (612) 361-1010 Fax (612) 361-1025
Administration
Pm'ks
Engineering
Highway Maintenance
Surveying & Mapping
October 12, 1999
To:
From:
Subject:
Sharmin AI-Jaff, Senior Planner, City of Chanhassen
Bill Weckman, Assistant County Engineer
Preliminary Plat Review
Arrowhead Addition (99-10 SUB)
We have reviewed the information regarding the Arrowhead Addition preliminary plat transmitted
to Carver County by your memorandum dated September 30, 1999. These comments are based
on that review. Further comments may be necessary as the plans progress.
Right-of-way widths listed in the Eastern Carver County Transportation Study for roadways
functionally classified as Minor Arterial (Class II) are:
Urban Undivided
2-lane Roadway
Minimum Recommended
100' 110' 120'
Rural Undivided
2-lane Roadway
Minimum Recommended
150'
Urban Undivided
4-lane Roadway
Minimum Recommended
100' 120' 140'
Rural Undivided
4-lane Roadway
Minimum Recommended
170'
CSAH 17 (Powers Blvd.) is functionally classified as a Minor Arterial (Class II) roadway in
the Eastern Carver County Transportation Study. The present 50 foot from centerline
corridor shown on the plat would meet just the minimum needs for a future urban roadway.
Presently Powers Boulevard is a rural roadway in this location.
The driveway entrance location as proposed is not the location that was approved by the
access permit issued by Carver County on October 13, 1998. The access permit issued at
that time was for one single family residence. Carver County does have a concern about
the location of a safe access from this parcel. We would request that the City of
Chanhassen not approve this proposal until the County can verify that this access location
is acceptable. A new access permit for an entrance at this location will need to be acquired
from Carver County.
Any public utility lines that are to be installed within the County Road 17 right-of-way are
subject to the utility permit requirements of Carver County.
.A.(firmntive Action/Equ,,.tl Olv;ortuni~.' Employer
Printed cm ]0% Po,vt-Con~'umer Recycled Pa?er
Any proposed grading and installation of drainage structures within the right-of-way of
County Road 17 is subject to review and approval of Carver County.
Development activities (including the installation of both public and private utilities needed
to serve the development site) that result in any disturbance of the highway right-of-way
(including tree removal, trench settlements, erosion, and sediment deposits) need to be
completed in a manner that leaves the right-of-way in "as good or better condition" than
what existed prior to construction. It is requested that the city include a provision in the
developer's agreement that requires the developer to be ultimately responsible for the final
condition of the county highway right-of-way. A clear understanding of this responsibility will
result in fewer project oversight problems for both the county and the city.
Any trees or landscaping completed within the right-of-way must be approved by Carver
County. When locating shrubs and trees, consideration should be given to maintaining an
acceptable sight distance at the CR 17 intersection. Any trees or shrubs overhanging into
the right-of-way could be subject to trimming for safety or overhead utility consideration.
As this area develops, traffic volumes will increase. Carver County considers any potential
noise abatement improvements to be the responsibility of the developer.
Thank you for the opportunity to comment on this proposed plat.
October 13, 1999
1999
CITY OF CHAiqH^$SEN
To: Whom It May Concern
From: Concerned Neighbor and Homeowner
Subject: Proposed Development
We are writing in response to information we have received regarding the proposed
development located directly across Powers Boulevard from our property.
We are very concerned and strongly object to the idea that most of the trees will be cut
down to accommodate this development. In our opinion it would not only ruin the land,
it would destroy it as a natural setting.
I am a second generation, life-long resident of this area. My wife and I chose to live
here because of the beautiful, rolling, wooded nature of the land in this area. We are not
opposed to developing these areas for housing but there are ways to do it which don't
necessitate cutting so many trees. From Carver Park to Excelsior to Chanhassen to
Deephaven and Wayzata there are wonderful native wooded areas.
Our own property at Willow Creek is part of an old vineyard and has many large oak
trees, maples and cedars. It faces directly across the boulevard from this new
development. It would make no sense to cut the trees and interrupt the natural order of
the habitat and setting.
Please honor this location by preserving the trees. It will ultimately be a better place.
Sincerely,
Bruce Dreblow
Diane Yeager
~I~ADWARE ~3[
_OMPANYINC
716 NORT[I FIRST STREET
MINNEAI'OLIS, MINNESOTA 55401 USA
612/338-231l FAX612-338-2344
ADVERTISING A( iENTS
October 15, 1999
To the Planning Commission:
As the owner of an adjacent property to the parcel southwest of the intersection of
Powers Boulevard and Holly Lane being considered for subdivision into 2 single family
lots, I wish to object.
I respectfully suggest that the width requirements established for single family dwellings
on RSF-zoned property were established for good reason and should not be varied from
in this instance.
Should this variance be granted Arrowhead Development, a precedent will have been
established that I, as a 29-year resident and property owner in the immediate area, feel
would be very unwise.
Sincerely,
Leonard E. Ware
Chanhassen Planning Commission
Chanhassen City Hall
690 City Center Drive
Chanhassen, MN 55317
LEW:kw
00¥ 1 7 1999
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PROPOSAL:
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
WEDNESDAY, NOVEMBER 17, 1999 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
Subdivision of a
Parcel into Two Lots
APPLICANT: Arrowhead Development
LOCATION: SW of Powers Blvd. and Holly Lane
Intersection
NOTICE: You are invited to attend a public hearing about a proposal in your area. The
applicant, Arrowhead Development, is requesting preliminary plat approval to subdivide a
parcel into 2 single family lots of 20,134 sq. ft. and 19,591 sq. ft. on property zoned RSF and
located southwest of the intersection of Powers Boulevard and Holly Lane, Arrowhead Addition.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the
developer'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 Developer will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses 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 at 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 11, 1999.
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