5 SUB Marsh Glen Addition
Marsh Glen
January 12, 2000
Page 2
The City's discretion in-approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the stalldards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets.these standards, .the Citymust approve the preliminary plat. This is a
quasi-judicial decision.
PROPOSAL/SUMMARY :
This application involves three requests: a land use plan .amendment, conceptual and preliminary
Planned Unit Development (a rezoning) and a preliminary plat. The proposal seeks to develop
the property with detached single-family homes and twin-homes. The applicant is proposing four
different plans for the units. There are three twin-homes (6 units) to the north of the extension of
Mission Hills Lane and the remaining 27 are detached single family homes.
The site abuts the Villages on the Ponds to the north, Mission Hills development to the south, TH
101 to the west and Rice Marsh Lake to the east. Rice Marsh Lake is a Natural Environment
Lake, therefore, all structures must maintain a 150 foot setback. The site is to be accessed from
Mission Hills Lane until TH 101 is upgraded. Until that time, a temporary cul-de-sac will be
required to allow traffic to turn around. Access via Mission Hills Lane is appropriate as West
86th Street was designed and constructed to act as a neighborhood collector roadway. Also, staff
is recommending an existing sidewalk in the Mission Hills development, located east of Mission
Hills Lane, be extended to Outlot A.
The existing topography of the site will be generally maintained and much of the natural features,
including trees and wetlands,- will be-preserved. Staff is recommending the proposed stormwater
pond be relocated to preserve the sensitive area and :avoid the required retaining walls. The pond
should be relocated to between Outlot A and the proposed private street.
Staff is recommending approval oft. he proposal subject to the conditions outlined in the staff
report.
ANALYSIS
LAND USE PLAN AMENDMENT
The applicant is seeking an amendment to the land use plan map to permit the development of
the site for detached single-family dwellings and twin-homes. The property is designated as
residential-low density. Thus, the site could be developed as single-family homes or twin-homes.
However, the site would have to be rezoned to R-4;:'Mixed Low Density Residential or PUD-R,
Planned Unit Development, Residential for the twin' homes. In the R-4 district, the minimum lot
size is 15,000 sq. fi. for detached dwellings and 11,000 for attached dwellings. The PUD
ordinance allows lots for detached dwellings to be a minimum of 11,000 sq. fi. with an average
of 15,000 sq. fi. for property designated residential, low density.
The PUD ordinance states that there shall be no minimum lot size for properties developed as
attached single-family dwellings on land designated :as medium and high density residential as
Marsh Glen
January 12, 2000
Page 3
long as it does not exceed maximum density. In this proposal, the lots range in area from 2,964
to 3,780 sq. ft. Although the proposed development does not exceed the low density standards (3
units per acres as opposed to the maximum 4 units per acre), the ordinance requires the applicant
request an amendment to the land use plan to permit zero lot line and clustered housing because
the lot areas do not meet those required in the PUD ordinance.
Staff supports this amendment because it will result in a more environmentally friendly proposal.
That is, if the lots were an average of 15,000 sq. ft., as required by ordinance, it is possible that
encroachments into the required 150 foot setback from Rice Marsh Lake would take place. With
the proposed plan, the lots are located outside of the required 150 foot setback from the lake, so
no encroachments can take place. (Structures cannot be constructed over a property line.) Also,
with a single family dwelling subdivision it is likely less trees will be saved.
REZONING
Justification for Rezoning to PUD
The applicant is requesting the rezoning of approximately 13.41 acres from RSF, Single Family
Residential to PUD, Planned Unit Development-Residential. This property is currently zoned
RSF District. Only single-family detached dwellings are permitted in this district. The minimum
lot size is 15,000 sq. ft. The upland area of the subject site is 11.5 acres less the 1.45 acres for
Outlot A, leaving 10.06 acres. If this site were to be developed as a traditional single-family
dwelling subdivision, only 29 units would be permitted. The applicant is proposing 30 units and
2 lots for open space. The purpose of this request is to not gain additional units but to allow a
more flexible design of the development.
Furthermore, the proposal of this site as detached single-family dwellings and twin-homes is a
fine transition between future Market Blvd. and the single-family dwelling portion of Mission
Hills.
The following review constitutes an evaluation of the PUD request. The review criteria are taken
from the intent section of the PUD Ordinance.
Section 20-501. Intent
"Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD zoning also allows for a greater
variety o fuses, internal transfer of density, construction phasing, and a potential for lower
development costs. In exchange for this enhanced flexibility, the City has the expectation that the
development plan will result in a significantly higher quality and more sensitive proposal than
wouM have been the case with the other more standard zoning districts."
Staff believes the applicant has proposed a more environmentally sensitive proposal than a
traditional single-family home development. First, the lots would require 15,000 sq. ft. as
opposed to 3,000 sq. ft. and second, Rice Marsh Lake, the most sensitive area, and the woodland
Marsh Glen
January 12, 2000
Page 4
area in the northeast portion of the property are being preserved to the maximum extent possible.
The proposal seeks to protect the natural features of the site by clustering the units toward the
middle of the property. That is, a large stand of maple trees on the northwest portion of the site,
the wetland to the north and the 150 foot setback from the ordinary high water level of Rice
Marsh Lake are being preserved with this proposed development.
SETBACKS
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
TABLE 1
Setback
From Collector Street
From Exterior Lot Lines
From Exterior Lot Lines to
Parking and Drive Aisles
Interior Public
Right-of-Way
Required Distance (in feet) Proposed Distance (in feet)
50 50
30 30
20 20
30
Hard Surface Coverage 30 %
(total site)
20 on Lots 1-8, Block 1
30 on Lot 10, Block 1 and
Lots 1-6, Block 2
Not shown
The PUD ordinance permits the reduction of the front yard setback when it is demonstrated that
environmental protection will be enhanced. Staff supports a 10 foot variance from the 30 foot
front yard setback for Lots 1-8, Block 1, to shift the structures away from Rice Marsh Lake. This
setback shall be measured from the property line abutting the extension of Mission Hills Lane
and the outlot. The front yard setbacks for Lots 1-6, Block 2 shall be a minimum of 30 feet. In
addition, the lots that have access via the private drive/driveway easement shall have driveways
with a minimum length of 20 feet. This will ensure that vehicles are not extending into the
roadway.
ARCHITECTURE
The applicant is proposing four different exterior color schemes: beige, gray, tan and a fourth yet
to be determined. Ali units will have asphalt shingles with a combination of the following
materials: vinyl siding, cedar shakes and cultured stone. Although this is a fine effort to
diversify the product, staff would like to see varied facades, architectural details, porches and
garage entrances. Design standards have been drafted for this PUD in order to produce a unique
development.
Specifically, staff would like a variety of porch styles (e.g., wrap around, wider, deeper). The
plans indicate porches approximately 6-7 feet in width and 10-12 feet in depth. This variance is
Marsh Glen
January 12, 2000
Page 5
not enough. Staffwould also like to see avariety of facades. In addition, no two adjacent units
shall have the same f-rant eleval~on or architectural style. Varied window sizes and locations,
shutters, window t~oxes and cohunns slmtl.be incorporated into each unit.
The proposal indicates that.all trot one oflhe garages is "front loading." Staff would like the
units to have vm-ied appearances. The following lots have the appropriate elevations to warrant
side loading garages: Lot8, BI~ck 1; Lot 10, Block 1; Lot 7, Block 2; Lot 16, Block 2; and Lot
17, Block 2. The developer will be responsible for demonstrating that each unit, at the time of
building permit review, meets the criteria.
Staff supports the rezoning request. The proposal is more sensitive than a standard single-family
subdivision, since the structures are shifted from the environmentally sensitive area and grouped
closer together to reduce grading and provide greater efficiency for utility installation.
PRELIMINARY PLAT
The applicant is requesting apreliminary plat to subdivide 13.41 acres into 32 lots. Specifically,
30 lots are for dwellings and 2 lots are for open space. The site will be accessed via Mission
Hills Lane and, in the future, TH 101 after its upgrade. A private street is proposed to serve as
access for 14 lots.
Staff is concemed with leaving the open space areas as lots, rather than outlots. Typically, large
areas such as these are platted as outlots. Staff is requiring as a condition of approval that the
open space areas be platted as matlots. This will prevent the areas from being developed for
single-family home~ in the future. Additionally, in the Streets section of this report, staff
discusses the realignment of the extension of Mission Hills Lane. This will make it difficult to
locate both Lots 9-10, Block t on that portion of the site. Therefore, staff is recommending that
Lot 9, Block 1 be eliminated.
The proposed subdivision of the property is consistent with the guidelines established in the
comprehensive plan and zoning ordinance. Staff recommends that the preliminary plat be
approved with conditions outlined in the report.
WETLANDS
The northem border of this property is Rice Marsh Lake, which has been classified as a natural
environment lake by the Minnesota Departraent of Natural Resources. The natural environment
classification is.due to the large,areas of shoreline that have not been influenced by development.
Rice Marsh Lake has atarge amount of emergent vegetation that discourages traditional
recreational activities such as boating, swimming or fishing. Because of this classification, a 150
ft. building setback from the OHW (ordinary high water level) is required.
There are two ag/urban wetlands located on the site. The first is a small ditch section
approximately 2,500 square feet located in the west-central portion of the site. This area appears
to be part of a larger drainage swale that once drained runoff through the site. The runoff has
Marsh Glen
January 12, 2000
Page 6
been interrupted by a stormwater pond built with the Mission Hills development to the south.
There is no existing buffer along this wetland as the edges are defined by a horse run, fill and a
driveway. This is a low quality wetland dominated by cattails, willow herb and reed canary
grass. The applicant is proposing to fill this wetland entirely and mitigate the impacts on site.
The second ag/urban wetland is located on the northwest edge of the property and is adjacent to
Rice Marsh Lake. This wetland is slightly higher in elevation than the lake and there is an
upland area at its edge, which separates it from the lake. This wetland is an emergent marsh
dominated by reed canary grass and cattails, with an impressive buffer of dense woodland
consisting of oaks, maples and willows. Although the applicant is not proposing to fill this
wetland, they are proposing to expand its edge which would compensate for the filling of the
smaller wetland previously mentioned.
Due to the quality of this wetland, staff is recommending that the City permit the applicant to use
the WCA (Wetland Conservation Act) de minimis exemption, and allow the applicant to fill
2,000 square feet without replacement. This recommendation is in an effort to minimize the
grading and disturbance of the northern, higher quality wetland.
The applicant will be required to re-seed any disturbed wetland areas with MnDOT seed mix 25
A, or a similar seed mix which is approved for wetland soil conditions.
SURFACE WATER MANAGEMENT PLAN (SWMP)
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development would be based on townhome development rates with a medium density use
at $1,530.00/acre. Based on the proposed developed area of 10.06 acres, the water quality fees
associated with this project would be $15,391.00
The applicant will be credited water quality fees where they provide NURP basins to treat runoff
from this site. This will be determined upon review of the ponding and storm sewer calculations.
Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the
SWMP. The applicant will not be assessed areas that are dedicated outlots such as any wetland
mitigation or areas preserved along the Bluff Creek corridor. No credit will be given for temporary
pond areas.
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.
Medium Density developments have a connection charge of $ 2,975 per developable acre.
Therefore the applicant will be responsible for a $ 29,928.00 fee. These fees will be due payable to
the City at time of final plat recording.
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January 12, 2000
Page 7
These fees will be due payable to the City at time of final plat recording. The applicant will be
charged SWMP fees for lots that are presented for final platting. Future phases of the
development will be assessed charges when they are submitted for final platting.
LANDSCAPING
The tree canopy coverage and preservation calculations for the Marsh Glen development are as
follows:
Total upland area (including outlots)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
11.5 ac.
54% or 6.16 ac.
30% or 3.45 ac.
34% or 3.86 ac.
The proposal meets minimum canopy coverage allowed. The proposed landscape plan shows
good use of over- and understory trees to provide shade, privacy and beauty to the development.
The developer will make an effort to save many of the large oaks and maples on the western side
of the property. While staff applauds the efforts, it must also be noted that large trees such as
these are particularly susceptible to construction damage and must be protected with the utmost
care.
Buffer yard plantings are required along property lines abutting the Mission Hills development
and other residential properties. Requirements are shown in the Table 2. The landscape plan
indicates a deficiency of 3 overstory trees along the south property line adjacent to the medium
density area of Mission Hills development.
TABLE 2
Landscaping Item
South property line -
Buffer yard B (30' width)
South property line -
Buffer yard A (30' width)
East property line -
Buffer yard B (30'width)
West property line -
Buffer yard B (30' width)
Required
8 overstory trees
15 understory trees
15 shrubs
5 overstory trees
5 understory trees
2 overstory trees
2 understory trees
3 shrubs
5 overstory trees
11 understory trees
11 shrubs
Proposed
25 overstory trees
22 understory trees
27 shrubs
2 overstory trees
9 understory
6 shrubs
5 overstory
2 understory
existing vegetation
8 overstory trees
11 understory trees
(19 shrubs within right-
of-way - must be moved)
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January 12, 2000
Page 8
*According to city buffex yard ordinance, the projecl developer is responsible for only 75% of the required plantings. Abutting property owners
may plant the remaining 25% o~ tlmir ~ty.
There is a heavy use ofevet, gveeus, specificallyspmce trees, in the front yards and while this may
be done as a way to create privacy, it may also create problems in the future. Spruce trees tend to
spread out at the bottom of the tree and can be up to 30 feet in diameter at the base. Some of the
spruce are located less than 10 feet from front stoops and less than 5 feet from the road. Staff
recommends that either the location or the species of some of these trees be changed.
A number of plantings are located within the public street right-of-way. This placement is
unacceptable and all planting must be moved out of that area.
GRADING
The site characteristics are rolling in nature with wetlands and dense woodland areas over the
northerly portion of the site. Mature oak and maple :trees are scattered throughout the westerly
and southerly portions of the site. The property also contains an existing homestead and barn
which will need to be razed. The barn was used as a horse training facility in the past. As a
result of this use, an extremely large amount of manure was deposited behind the barn area. The
developer is proposing to remove and dispose of the manure off site.
The plans propose mass grading a majority of the site to prepare the streets, subgrades, house
pads, and stormwater ponds. The proposed grading plan will generally maintain the rolling
features of the site as it exists today. The significant oaks and maples located in the
northwesterly comer of the project will be preserved. Outlot A which is proposed to be future
Trunk Highway 101 right-of-way also contains a number of larger oak and maple trees. In the
future when Trunk Highway 101 is upgraded, the road will be shifted easterly within Outlot A.
The grades of future Trunk Highway 101 will be significantly lower which will result in removal
of the trees in Outlot A.
Staff and the applicant were somewhat perplexed where to place the stormwater pond on the site.
An existing stormwater pond located in the southwest comer of the site, which pretreats
stormwater runoff from the Mission Hills development, is proposed to be expanded and utilized.
However, this pond is not large enough to accommodate drainage from the entire development
nor is it in the proper watershed to maintain recharged value to the wetlands to the north,
therefore, another pond has been proposed behind Lots 5-8, Block 1. There appears to be enough
room if the private street (cul-de-sac) entrance is shifted approximately 40 feet easterly which
would enable the stormwater pond to be relocated between the private street entrance and Outlot
A. This will also resolve staffs concerns with the intersection spacing between the private street
in relation to future Trunk Highway 101 ha Outlot A. Staff is recommending that the developer
redesign the plans to show a pond location between Outlot A and the private driveway. This may
result in the toss of Lot 11, Block 2 on the private driveway. Staffbelieves there are several
reasons, i.e. minimize grading, tree loss and the cost of retaining walls behind Lots 5-8, Block 1
to require this change. .
Marsh Glen
January 12, 2000
Page 9
A pathway system is proposed through Lot 12, Block 1 between Lots 8 and 9, Block 1 down
towards Rice Marsh Lake. Upon preliminary review of the trail grade, it appears it would be too
steep to meet ADA requirements in this area. A switchback or angled pathway may be required
to meet grade limitations. This may result in additional grading and the loss of additional trees in
this area. The applicant shall work with staff to minimize the potential impacts of the trail.
Overall, given the site's constraints, the applicant's engineer has done well in blending the
proposed building pads with existing topography to maintain the site's characteristics. The
building sites range in elevation from 895 to 912. The building units on Lots 1-10, Block 1 are
located in the most environmentally sensitive area of the site. Grading, as proposed, will be
limited to within 15 feet of the building pad location on those lots. The home styles throughout
the development will be walkouts and/or lookout-type dwellings. On Lots 12-20, Block 2, the
lowest floor elevation of the dwelling must be raised to be two feet above the high water level of
the pond (up to 902.0). The dwelling type on these lots appears to be restricted to a rambler or
lookout-type dwelling unless the proposed grades in the area are raised significantly (four to six
feet).
Additional grading will occur on Outlot A due to the utility extension through to Trunk Highway
101 and extension of Mission Hills Lane and construction of a stormwater pond. Currently,
Outlot A has a large knoll that will need to be graded to blend into the proposed street extension
and stormwater pond.
DRAINAGE
For the most part, the site sheet drains in a north-northeasterly direction towards Rice Marsh
Lake or the adjacent wetland body. Based on the grading plan, the adjacent neighborhood
drainage patterns will be maintained with the proposed development. Stormwater runoff is
proposed to be conveyed via storm sewer systems into stormwater holding ponds on the site for
pretreatment prior to discharging off site. The plans need to incorporate an emergency overflow
swale from the existing pond located in the southwest comer of the project and any new ponds.
As previously mentioned, the stormwater pond located on Lot 12, Block 1 behind Lots 5-8,
Block 1 should be relocated in order to preserve the woodland area and avoid the need for
retaining walls behind Lots 5-8, Block 1. Staff is recommending the applicant construct the
stormwater pond between Outlot A and the private street which lies south of Mission Hills Lane.
The development's storm sewer system shall be designed for a 1 O-year, 24-hour storm event.
Ponding calculations including pre- and post-development runoff conditions for a 1 O-year and
100-year, 24-hour storm event will need to be submitted to city staff for review and approval.
Drainage and utility easements will need to be dedicated on the final plat over the public storm
drainage system including ponds and wetlands up to the 100-year flood level. The minimum
easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also
be required in the construction plans.
Marsh Glen
January 12, 2000
Page 10
EROSION CONTROL
The grading plan proposes Type I erosion control fence along the perimeter of the downstream
grading limits. In some areas, the erosion control fence is placed too far away from the grading
limits and needs to be relocated to the grading limits to avoid damage to the trees. In addition,
tree preserve fencing will need to be denoted on the final grading and drainage plan. A rock
construction entrance will also need to be required at entrance points to the site. Watershed
District and NPDES permits will also be required in conjunction with this development.
UTILITIES
Municipal sewer and water service is available to the site. Sanitary sewer service is available
from along Trunk Highway 101 or by Rice Marsh Lake. The plans propose on extending sewer
service from an existing manhole near Trunk Highway 101 through Outlot A to serve the site.
Staff has reviewed the utility access locations and believes it may be more cost effective and
desirable to extend utilities through the future street alignment of Mission Hills Lane out to
Trunk Highway 101. This would require less pipe/materials and be easier to maintain in the
future. Staff will perform a greater level of review of the utility layout upon submittal of the
detailed construction plans and specifications.
The construction plans shall be prepared in accordance with the City's latest edition of Standard
Specifications and Detail Plates. The plans shall be submitted a minimum of three weeks prior to
final plat consideration for staff review and formal City Council approval. The developer will be
required to enter into a development contract with the City and provide a financial security in the
form of a letter of credit or cash escrow to guarantee installation of the public improvements and
conditions of final plat approval. Drainage and utility easements shall be dedicated to the City
over the public lines outside of the right-of-way on the final plat. Depending on the depth of the
utilities, the minimum drainage and utility easement width shall be 20 feet wide.
The existing farmhouse is connected to city sewer. However, water service has not been
extended. There is an existing well located behind the farmhouse that will need to be abandoned
in accordance with State health codes.
The property was previously assessed for trunk sewer and water hook up charges in conjunction
with the Lake Riley Boulevard Trunk Improvement Project No. 93-26A, however, only one of
the 19 hookup assessments were levied; the remaining 18 were deferred. Since the applicant is
creating more lots than was previously assessed, those lots will also be subject to city sanitary
sewer and water hook up charges at time of building permit issuance. The 2000 trunk utility
hook up charges are $1,300 per unit for sanitary sewer and $1,694 per unit for watermain.
STREETS
The applicant is proposing a combination of public and private street systems. The plans propose
on extending Mission Hills Lane from its current terminus to Ouflot A (future Trunk Highway
101). At this time, there will not be a street connection to existing Trunk Highway 101 due to
Marsh Glen
January 12, 2000
Page 11
inadequate sight lines and impacts to the City's property which lies between Outlot A and
existing Trunk Highway 101. The road will be connected when Trunk Highway 101 is upgraded.
Staff believes the current timeframe for the extension and upgrade of Trunk Highway 101 is
approximately five to six years. Until Trunk Highway 101 is upgraded and the street connection
made, this development will be limited to existing Mission Hills Lane and West 86th Street for
access. In conjunction with the Mission Hills development, West 86th Street was designed and
constructed to act as a neighborhood collector street (36 feet wide). The additional trips
generated from this project will not adversely impact traffic through the Mission Hills
neighborhoods. It is estimated the increased traffic volumes on Mission Hills Lane and West 86th
Street will be approximately 300 vehicles per day once the site has been fully developed.
The preliminary plat proposes a 60-foot wide right-of-way for the street extension (Mission Hills
Lane) along with a private street (cul-de-sac). A cross-access easement and maintenance
agreement will need to be prepared and recorded by the developer over the lots which access the
,private street. The minimum easement width shall be 40 feet wide. In addition, drainage and
utility easements shall encompass the proposed utilities along the private street.
Staff has reviewed the location of the private street in relation to the future Trunk Highway 101
and believes that the private driveway should be relocated easterly approximately 40 feet to
provide adequate separation from the intersection of new Trunk Highway 101 through Outlot A.
This will involve losing Lot 11, Block 2 from the proposed plat.
Currently, on Mission Hill Lane, a 5-foot wide concrete sidewalk has been constructed along the
easterly side of the street. Staff believes the sidewalk should be extended through the
development down to Outlot A on the north side of the public street. In addition, the plans
propose a pathway from Mission Hills Lane down to and along Rice Marsh Lake within the plat.
This segment of trail system around Rice Marsh Lake will eventually provide access to the
Villages on the Ponds development north of this project. Staff has concerns with the trail grade
on the pathway down to Rice Marsh Lake from Mission Hills Lane. The pathway should be
redesigned to meet ADA requirements.
Staff is concerned with the street geometrics of the proposed extension of Mission Hills Lane
from its current terminus. The applicant has worked with City staff in attempting to provide
smooth continuity for the extension of Mission Hills Lane; however, staff believes the street still
needs to be shifted further to the north and the proposed right-of-way align with existing Mission
Hills Lane right-of-way to accommodate a smoother transition. In addition, by shifting the street
northerly it will improve sight lines fOr the driveway accesses to Lots 9 and 10, Block 1.
Currently, the sight lines are not desirable due to the steep slope and sharp curve. I believe the
:driveway entrance to Lots 9 and 10 may still need to be located southerly approximately 40 feet
at the crest of the hill to improve sight lines to/from the lots.
The extension of Mission Hills Lane through the development may require the relocation of an
existing fire hydrant and catch basins. The applicant shall be responsible for the relocation of
existing utilities and street improvements in conjunction with the extension of Mission Hills
Lane. An existing wood fence is located within the City's right-of-way by the property owner on
Marsh Glen
January 12, 2000
Page I2
Lot 9 (Mission Hills Court) which will need to be removed from the City's right-of-way to avoid
impacts from the extension of Mission Hills Lane.
As proposed, the extension of Mission Hills Lane will terminate at Outlot A. A temporary cul-
de-sac will need to be constructed to accommodate traffic, maintenance equipment, etc. A
temporary cul-de-sac easement will need to be dedicated to the City. The temporary cul-de-sac
easement shall be a minimum radius of 40 feet and shall terminate when Mission Hills Lane is
connected to future Trunk Highway 101. The applicant may dedicate Outlot A to the City for the
future upgrade of Market Blvd.
The proposal indicates a landscape island at the end of the private street. The access is long, over
1,100 feet, and would make operating fire equipment difficult. Therefore, staff is recommending
the landscape island be eliminated. In order to navigate fire equipment around the island, parking
must be prohibited on the cul-de-sac. However, that may not always hold true. The landscape
island impairs the fire department's ability to mm around safely in the cul-de-sac.
PARK AND RECREATION
In order to complete the trail connection from Marsh Glen to the Rice Marsh Lake trail, an
additional section of trail will need to be constructed. Staff recommends that the applicant be
responsible for the design, engineering and construction of all the trail work identified on staff's
plan. The applicant would receive reimbursement for all costs associated with construction of
the "city" trail. The applicants would be responsible for costs associated with the section of trail
linking Mission Hills Drive to the "city trail." Monies collected as park and trail fees for Marsh
Glen (approximately $48,000) would be used to reimburse the applicant. Appropriate
documentation of the engineering and construction bidding and payment documents will be
required. Without the aid of a formal construction estimate, it appears that the $48,000 in park
and trail fees from Marsh Glen should cover the costs associated with this project. In the event
that costs exceed $48,000, the Park & Trail Dedication account reserve would be utilized to settle
the account.
SIGNAGE/LIGHT1NG
A signage plan has not been submitted with the proposal. However, ifa monument sign is
constructed, a sign permit is required and it must comply with ordinance. Furthermore, any
future signage shall be limited to the entrance off the future TH 101.
Lighting locations have not been illustrated on the plans. Only shielded fixtures are allowed as
required by ordinance. Residential street lighting shall be required along Mission Hills Lane.
Marsh Glen
January 12, 2000
Page 13
FINDINGS
LAND USE PLAN
The applicant is seeking an amendment to the land use plan map to permit the development of
the site for detached single-family dwellings and attached townhomes. The property is
designated as residential-low density. Thus, the site could be developed as single-family homes
or twin-homes:
The PUD ordinance states that there shall be no minimum lot size for properties developed as
attached single-family dwellings on land designated as medium and high density residential as
long as it does not exceed maximum density. In this proposal, the lots range in area from 2,964 to
3,780 sq. fi. Although the proposed development does not exceed the low density standards (3
units per acres as opposed to the maximum 4 units per acre), the ordinance requires the applicant
request an amendment to the land use plan to permit zero lot line and clustered housing because
the lot areas do not meet those required in the PUD ordinance.
Staff supports this amendment because it will result in a more environmentally friendly proposal.
That is, if the lots were an average of 15,000 sq. ft., as required by ordinance it is possible that
encroachments would take place into the required 150 foot setback from Rice Marsh Lake. With
the proposed plan, the lots are located outside of the required 150 foot setback from the Lake, so
no encroachments can take place. (Structures cannot be constructed over a property line.) Also,
with a single family dwelling subdivision it is likely less trees will be saved.
REZONING
FINDINGS
It will be the applicant's responsibility to demonstrate that the City's expectations are to be
realized as evaluated against the following criteria:
Preservation of desirable site characteristics and open space and protection of sensitive
environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and
scenic views.
Findina. The majority of the site's natural and sensitive features are being preserved
because it is a compact development.
o
More efficient and effective use of land, open space and public facilities through mixing
of land uses and assembly and development of land in larger parcels.
Finding. The project utilizes land more efficiently through clustering the residential
units and the provision of open space areas.
Marsh Glen
January 12, 2000
Page 14
o
High quality of design and design compatible with surrounding land uses, including both
existing and planned. Site planning, landscaping and building architecture should reflect
higher quality design than is found elsewhere in the community.
Finding. The development will incorporate high quality design and design compatible
with surrounding land uses. Staff has prepared design standards to ensure a higher
quality design and overall development than is found elsewhere in the community.
Sensitive development in transitional areas located between different land uses and along
significant corridors within the city will be encouraged.
Finding. The proposed development provides a sensitive transition between the existing
Mission Hills single family development and future TH 101.
Development which is consistent with the Comprehensive Plan.
Finding. The development is consistent with the Comprehensive Plan,~based upon the
existing density ranges.
Parks and open space. The creation of public open space may be required by the city.
Such park and open space shall be consistent with the Comprehensive Park Plan and
overall trail plan.
Finding. The applicant has proposed that much of the site be left as common open space
for the development: Also, the proposed trail along Rice Marsh Lake is consistent with
the comprehensive Izail plan.
Provision of housing affordable to all income groups if appropriate with the PUD.
Finding. This is not appropriate with this development.
Energy conservation through the use of more efficient building designs and sitings and
the clustering of buildings and land uses.
Finding. The proposed structures have been shifted from Rice Marsh Lake, thus
clustering the dwelling units, reducing grading and efficiently providing sewer and water
service.
Use of traffic management and design techniques to reduce the potential for traffic
conflicts. Improvements to area roads and intersections may be required as appropriate.
Findim,. The extension of Mission Hills Lane will be the primary access to the site until
the upgrade of TH 101 in the future.
Marsh Glen
January 12, 2000
Page 15
PRELIMINARY PLAT
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets the intent of the city code subject to the conditions of the
staff report.
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, subject to the
conditions of the staff report.
o
The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Finding: The physical characteristics of the site are suitable for the proposed 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 will be served by adequate urban infrastructure
contingent upon conditions specified in this report.
5. The proposed subdivision will not cause environmental damage.
Finding: The proposed subdivision will not cause environmental damage subject to
conditions in this report.
6. The proposed subdivision will not conflict with easements of records.
Finding: The proposed subdivision will be served by adequate urban infrastructure
contingent upon conditions specified in this report. Additional easements
will be required as part of the subdivision.
o
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lake of adequate storm water drainage.
b. Lack of dedicated and improved public streets.
c. Lake of adequate sanitary sewer systems and not ISTS (individual sewer treatment
system).
Marsh Glen
January 12, 2000
Page 16
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infrastructure.
Staff is confident the proposal preserves the natural features of the site and recommends approval
land use plan, rezoning and preliminary plat subject to the conditions of this report.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
"The Planning Commission recommends approval of the land use plan amendment (#2000-2) to
change the designation from residential-low density to residential-medium density."
"The Planning Commission recommends approval of the rezoning (#2000-1) of 13.41 acres from
RSF, Residential Single Family to PUD-R, Planned Unit Development-Residential based upon
the plans dated November 29, 1999 and submitted December 8, 1999 and subject to the
following conditions:
2. The developer shall comply with the Marsh Glen Design Standards:
a. Setbacks:
o
The front yard setbacks for Lots 1-8, Block 1 may be a minimum of 20 feet.
The front yard setbacks for Lot 10, Blockl and Lots 1-6, Block 2 shall be a
minimum of 30 feet.
The driveway length for Lots 7-10, 12-20, Block 2 shall be a minimum of 20 feet.
b. Building Materials and Design:
o
Front porch styles shall be varied (e.g., wrap around, wider, deeper).
No two adjacent units shall have the same front elevation or architectural style.
Varied window sizes and locations, shutters, window boxes and columns shall be
incorporated into each unit.
The following lots have the appropriate elevations to warrant side loading
garages: Lot 8, Block 1; Lot 10, Block 1; Lot 7, Block 2; Lot 16, Block 2; and Lot
17, Block 2.
The developer shall be responsible for demonstrating that each unit meets the
design criteria, at the time of building permit review.
c. Signage:
All signage shall comply with article XXVI. Signage shall be limited to the
entrance off future TH 101.
Marsh Glen
January 12, 2000
Page 17
"The Planning Commission recommends approval of the preliminary plat (#2000-1) to subdivide
13..41 acres into 28 lots and 2 outlots based upon the plans dated November 29, 1999 and
submitted December 8, 1999 and subject to the following conditions:
1. Lot 12, Block 1 and Lot 21, Block 2 shall be platted as outlots.
2. Lot 9, Block 1 and Lot 11, Block 2 shall be eliminated from the plat.
The recording of the final plat shall be subject to the approval of the land use amendment
by the Metropolitan Council.
4. The impervious surface coverage shall be calculated for the entire site.
Se
A lighting plan shall be submitted. Residential street lighting shall be required.along the
extension of Mission Hills Lane.
o
The applicant shall plant three overstory trees along the south property line adjacent to the
medium density area of the Mission Hills development. Additions shall be shown on a
revised landscape plan.
o
No landscaping is allowed within the street right-of-way. Revised landscape plans shall
be submitted to the city showing this change.
The applicant shall revise the location and/or the species of some of the proposed front
yard spruce trees. Changes shall be shown on the revised landscape plan.
o
All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of
each activity in accordance with the City's Best Management Practice Handbook.
10.
All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detail Plates. Detailed construction
plans and specifications shall be submitted for staff review and City Council approval.
The construction plans and specifications will need to be submitted a minimum of three
weeks prior to final consideration.
11.
The applicant shall provide detailed storm sewer calculations for 1 O-year and 100~year
storm events and provide ponding calculations for stormwater quality/quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed pre-developed and post-
developed storm water calculations for 100-year storm events and normal water level and
high water level calculations in existing basins, created basin, and/or creeks. Individual
storm sewer calculations between each catch basin segment will also be required to
determine if sufficient catch basins are being utilized. In addition, water quality ponding
Marsh Glen
January 12, 2000
Page 18
design calculations shall be based on Walker's Pond net model. Emergency overflows
from all storm water ponds and wetlands will also be required on the plans.
12.
The applicant shall enter into a development contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
13.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Minnesota Department of Transportation, Watershed District, Metropolitan
Environmental Service Commission, Minnesota Department of Health, and Minnesota
Pollution control Agency and comply with their conditions of approval.
14.
No berming or landscaping shall be permitted within the City's right of way. A 2%
boulevard grade must be maintained along the City's right of way.
15.
The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
16.
The drive aisle width on the private street shall be a minimum of 24 feet wide and built to
7-ton per axle weight pursuant to Ordinance 18-57 o-1 and 20-1101. On street parking on
the private street shall be prohibited. Cross-access easements and maintenance
agreements shall be prepared and recorded by the developer over Lots 7-21, Block 2 in
favor of the property owners. The minimum driveway easement width shall be 30 feet
wide.
17.
The developer shall install a 5-foot wide concrete sidewalk along the north side of
Mission Hills Lane from its current terminus to Outlot A.
18. The developer shall dedicate the following easements to the City at no cost:
A temporary cul-de-sac easement with a 40-foot radius at the end of Mission Hills
Lane on Outlot A. The easement shall expire when Mission Hills Lane is
connected to Trunk Highway 101.
b. A 20-foot wide trail easement over the proposed "path" through Lot 12, Block 1.
A 50-foot wide drainage and utility easement over the existing sanitary sewer line
through Lot 12, Block 1.
do
Utility and drainage easements over all utilities, stormwater ponds and wetlands
outside of the right of way. The minimum easement width over the utilities shall
be 20 feet wide depending on the depth of the utility. Drainage easements over all
ponds and wetlands shall be up to the 100-year flood level.
19. The plans shall be revised as follows:
Marsh Glen
January 12, 2000
Page 19
ho
jo
ko
The lowest floor elevation of all buildings adjacent to stormwater ponds and
wetlands shall be a minimum of two feet above the 100-year flood level.
The private street access from Mission Hills Lane shall be moved east 40-45 feet
to provide greater separation from the future intersection of Trunk Highway 101
and Mission Hills Lane.
Relocate proposed stormwater pond to Lot 21, Block 2 between the private street
and Outlot A. Provide emergency overflow swales for all ponds.
Designate dwelling types on grading plan, i.e. walkout, lookout, and rambler, with
lowest floor, top of block and garage floor elevations.
Show existing structures and well location on grading plan.
Sanitary sewer and watermain extension through Outlot A, underneath future
Trunk Highway 101, shall be cased.
Grade Outlot A for the future street extension of Mission Hills Lane. Provide
temporary cul-de-sac with 40-foot radius at the end of Mission Hills Lane.
Relocate proposed driveway location for Lots 9 and 10, Block 1, south 40 +/-feet
to improve sight lines.
Align street right of way of proposed Mission Hills Lane with existing right of
way in Mission Hills. In addition, shift street to provide a minimum of a 7-foot
wide boulevard along the west side of Mission Hills Lane.
Add 5-foot wide concrete sidewalk along the north side of Mission Hills Lane
from its current terminus to Outlot A.
Relocate all proposed landscape plantings from the right of way along Mission
Hills Lane. Landscaping materials are not permitted within the City's right-of-
way.
Redesign path through Lot 12, Block 1 to meet ADA grade requirements.
Tree preservation fencing will need to be denoted on the final grading and
drainage ,plan. The fencing shall be installed prior to site grading.
Show a rock construction entrance at access points to the site.
Marsh Glen
January 12, 2000
Page 20
20.
All lots, except the first building permit, shall be subject to current City sewer and water
hook-up charges. The hook-up charges are due at time of building permit issuance.
21.
The developer and future property owners should be aware that there may not be any
noise abatement improvements constructed in conjunction with the upgrade of Trunk
Highway 101. Provisions for noise abatement (landscaping/berming) should be included
in these development plans.
22.
Mission Hills Lane is a temporary dead end. In the future when Trunk Highway 101 is
upgraded to urban standards Mission Hills Lane will be a through street. The applicant
shall install a sign that states "This road will be extended."
23.
The applicant shall re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or
an approved seed mix for wetland soil conditions.
24.
The proposed residential development of 10.06 net developable acres is responsible for a
water quality connection charge of $15,391. Once the applicant demonstrates that the
ponding provided on site meets the City's water quality goals, this fee will be waived. The
applicant is also responsible for a water quantity fee of $29,928.00. These fees are payable
to the City prior to the City filing the final plat.
25.
The wetland buffer area shall be surveyed and staked in accordance with the City's wetland
ordinance. In addition the applicant shall provide a vegetative barrier to define the buffer
edge. The Applicant will install wetland buffer edge signs, under the supervision of City
Staff, before construction begins and will pay the City $20 per sign.
26. The Building Official's Conditions are as follows:
ao
Demolition permits are required to demolish any structures on the property and all
well, sewage treatment areas and utilities must be properly abandoned and
documentation of such provided.
bo
Any portion of a building within three feet of a property line must be of one-hour
fire-resistive construction.
Co
A final grading plan and soils report must be submitted to the Inspections
Division before permits will be issued.
27. The Fire Marshal's Conditions are as follows
ae
A 10 foot clear space must be maintained around fire hydrants, i.e., street lamps,
trees, shrubs, bushes, NSP, US west, 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 Sec. 9-1.
Marsh Glen
January 12, 2000
Page 21
bo
If any trees or shrubs are to be removed they must be either chipped or hauled off
site. Due to close proximity of neighboring homes no burning permits will be
issued.
Regarding the cul-de-sac with center island. Due to the long access, over 1100
feet, the design of the center cul-de-sac islands is not acceptable and must be
eliminated. The reason being in order to negotiate fire equipment around the
island it is imperative that no vehicles park in the cul-de-sac. Even with no
parking signs vehicles can and do park there. With the island installed it
eliminates our ability to jockey fire apparatus if cars were blocking or parked in
the cul-de-sac. Fire apparatus often needs the full cul-de-sac dimensions to turn
around in the event of a fire.
28. Collection of full park and trail fees per city ordinance.
29.
The applicant shall dedicate by fee title a trail outlot for the purpose of constructing the
trails designated on the attached map.
30.
The applicant shall be responsible for the design, engineering, and construction of this
designated trail in its entirety as a part of their public improvements.
The city will reimburse the applicant for all design, engineering, and construction costs
associated with the "city" trail. The applicant shall be responsible for all costs associated
with the "trail connector."
Bid documents for all phases of trail construction shall be presented to the city's Park &
Recreation Director for approval prior to work being initiated."
ATTACHMENTS
2.
3.
4.
5.
5.
6.
7.
Application
Memo prepared by David Hempel dated January 10, 2000
Memo prepared by Mark Littfin dated December 30, 1999
Memo prepared by Steve Torell dated December 28, 1999
Staff report prepared by Todd Hoffman dated January 25, 2000
Marsh Glen Preliminary Plat
Sample Elevations
Property Owners List
Marsh Glen
January 12, 2000
Page 22
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of Marsh Glen
Planned Unit Development
On January 19, 2000, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of MSS Holdings, LLC for Marsh Glen for Planned Unit
Development property from RSF, Single Family Residential to Planned Unit Development,
Residential. The Planning Commission conducted a public hearing on the proposed Planned
Unit Development preceded by published and mailed notice. The Planning Commission heard
testimony from all interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
o
a)
The property is currently zoned RSF, Single Family Residential.
The property is guided in the Land Use Plan for Residential-Medium Density (as
amended).
The legal description of the property is: see attachment
The Zoning Ordinance directs the Planning Commission to consider six (6)
possible adverse affects of the proposed amendment. The six (6) affects and our
findings regarding them are:
The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan,
Marsh Glen
January 12, 2000
Page 23
b) The proposed use is or will be compatible with the present and future land uses of
the area.
c) The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
d) The proposed use will not tend to or actually depreciate the area in which it is
Proposed.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. The planning report #2000-1 PUD dated January 12, 2000, prepared by Cynthia
Kirchoff, Planner II is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Planned Unit Development.
ADOPTED by the Chanhassen Planning Commission this __
2000.
day of
CHANHASSEN PLANNING COMMISSION
ATTEST:
BY:
Its Chairman
Secretary
g:\plan\ck\plan commXtnarsh glen pud 2000-1 .docg:\plan\ck\plan comm\marsh glen pud 2000-1 .doc
~ITY 0~: CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612.) 937-1900
DEC 0 8 1999
TELEPHONE (Daytime)
DEVELOPMENT REVIEW APPLICATION
Oq O
OWNER: A~O~-~/~
ADDRESS:
TELEPHONE:
Cy u A-
',v/Comprehensive Plan Amendment
Conditional Use Permit
__ Temporary Sales Permit
Vacation of ROW/Easements
Interim Use Permit
Variance
Non-conforming Use Permit
Planned Unit Development*
Rezoning
Wetland Alteration Permit
Zoning Appeal
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
v/ Notification Sign
Site Plan Review*
Subdivision*
X Escrow for Filing Fees/Attorney Cost**
($50 CUP/SPRIVACNAR/W AP/Metes
and Bounds, $400 Minor SUB)
TOTAL FEE $ ~1
A list of all property owners with~ 500 feet of tbeboundaries of the property must be included with the ·
application.
Building material samples mustbe submitted with site plan reviews.
"Twenty-slx full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of
transparency for each plan sheet.
Escrow will be required for other applications through the development contract
NDTE - When multiple applications are processed, [he appropriate fee shall.be charged for each application.
OF-
TOTAL ACREAGE
WETLANDS PRESENT '
PRESENTZONING
REQUESTED ZONING
'~,'"'"' YES
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
REASON FOR THIS REQUEST
__NO
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning
Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either
copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make
this application and the fee owner has also signed this application.
i w~l keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
Signature of Fee Owner
Application Received on [0~'' ~' ~ d[
Fee Paid ~'1'~ ~ ,0OD
Date
Receipt No. ~)-~9 IT
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
If not contacted, a copy of the report will be mailed to the applicant's address.
,CHICAGO TITLE IHSURANCt~ COMPANY
File Number:. CA 1684~
Carver County, l~maesota
That part of the Southeast Quarter of the Southwest Oaarter of Section 13, Township 116, Range
23, Carver County, NFmnesota, lying Easterly of the center line of State Trunk Highway #101 and
northerly of the following described line:
Commencing at the Northeast coruer of sa/d Southeast Quarter of the Southwest Quarter; thence
on au assumed bearin~ of South 0 degrees 52 minutes 40 seconds East, along the east line of said
Southeast Quarter of {he Southwest Quarter, a distance of 519.26 feet to the point of beg/nning of
the line to be described; thence North 90 degrees 00 minutes 00 seconds West a distance of 463.90
feet; thence South 0 degrees 00 minutes 00 seconds East a distance of 108.00 feet; thence North 90
degrees 00 minutes 00 seconds West a distance of I12.6~ feet; thence South 00 degrees 00 minutes
00 seconds West a distance of 265.45 feet;, thence North 90 degrees 00 minutes 00 seconds West a
distance of 143.04 feet; thence North 15 degrees 33 minutes 37 seconds West a distance of 239.59
feet; thence Noah 69 degrees 17 minutes 02 seconds West a distance of 491.20 feet to the centerline
of State Trunk Highway #101, and there terminating;
Excepting therefrom that part described as follows: Commencing at the Northeast corner of said
Quarter Quarter; thence West along the North line thereof, 903.8 feet to a point in the center line
of State Trunk Highway #101, as now laid ant and traveled, being the actual point of beginning;
thence East along said North line 137.51 feet; thence South 17 degrees 17 minutes West 247.43 feet;
thence South 33 degrees 59 minutes West 271,52 feet; thence North 48 degrees 37 minutes West
184.51 feet to said center line; the. m:e Northeasterly along said center line 402.82 feet more or less,
to the actual point of beginning.
Abstract.
REQUEST FOR PRELIMINARY PLAT FOR MARSH GLEN
Planned Unit Development of 30 units ranging in price from
$250,000.00 to $350,000.00
This parcel is just South of the downtown area of Chanhassen
and very close to retail, churches and restaurants. Just to the
west of this parcel, the City of Chanhassen will need to acquire
a portion of this parcel for the future expansion of Highway 101.
To the SW is an existing higher density toWnhome development,
and to the south is an existing single family development.
This site was a horse training facility with many old metal buildings,
and potential environmental concerns with the amount of waste that
has been left on the site. The existing owners have moved their business
to Wisconsin.
The development will consist of 4 different floors plans with units either
detached townhomes or attached units. All units will have large front
porches, a variety of masonry exteriors, double car garages, with
options of decks and porches to the rear. All buildings will consist
mainly of maintenance free material.
Overall density of 2.2 units per acre
Net density of 2.9 units per acre
This density is less than allowed by the Guide Plan we are requesting
a change to.
By allowing the PUD; the developer is able to pull all the buildings
built on Rice Marsh Lake further away from the high water mark
and any wetlands than the City could control if a single family
development were allowed. Also by approving a PUD, the City
can also control and have input on the future use of this land. MSS
Holdings, LLC will be implementing a Homeowners Association for the
future maintenance of the this land. Our plan is to keep this area as
natural as possible with a walking trail that will connect to any
future plans the City may have for a trail. A PUD will also
keep consistency along Rice Marsh Lake. MSS Holdings will be
donating the land to the south of Rice Marsh Lake as an Outlot to the
City of Chanhassen. MSS Holdings believes this PUD will enhance' the
area with a new and different product the City of Chanhassen d6es not
currently have available.
ffYOF
690 O{y Center Drive, PO Box I47
Chanhassen, Minnesota 55317
Phone 612.93Z t900
General Fax 612. 937. 5739
Engineering Fax 612.937.9152
Public Safe~ Fax 612.934.2524
Web www. ci. chanhassen, mn. us
TO:
FROM:
DATE:
. SUB J:
MEMORANDUM
Cindy Kirchoff, Planner II
David Hempel, Assistant City Engineer,I .~1~.~.
January 10, 2000
Review of Preliminary Plat for Marsh Glen
Upon review of the plans prepared by Development Engineering dated November
29, 1999, I offer the following comments and recommendations:
GRADING
The site characteristics are rolling in nature with wetlands and dense woodland
areas over the northerly portion of the site. Mature oak and maple trees are
scattered throughout the westerly and southerly portions of the site. The property
also contains an existing homestead and barn which will need to be razed. The
barn was used as a horse training facility in the past. As a result of this use, an
extremely large amount of manure was deposited behind the barn area. The
developer is proposing to remove and dispose of the manure off site.
The plans propose on mass grading a majority of the site to prepare the streets,
subgrades, house pads, and stormwater ponds. The proposed grading plan will
generally maintain the rolling features of the site as it exists today. The
significant oaks and maples located in the northwesterly comer of the project will
be preserved. Outlot A which is proposed to be future Trunk Highway 101 right-
of-way also contains a number of larger oak and maple trees. In the future when
Trunk Highway 101 is upgraded, the road will be shifted easterly within Outlot A
· The grades of future Trunk Highway 101 will be significantly lower which will
result in removal of the trees in Outlot A.
Staff and the applicant were somewhat perplexed where to place the stormwater
pond on the site. An existing stormwater pond located in the southwest comer of
the site which pretreats stormwater runoff from the Mission Hills development is
proposed to be expanded and utilized. However, this pond is not large enough to
accommodate drainage from the entire development nor is it in the proper
watershed to maintain recharged value to the wetlands to the north, therefore,
another pond has been proposed behind Lots 5-8, Block 1. There appears to be
enough room if the private street (cul-de-sac) entrance is shifted approximately 40
feet easterly which would enable the stormwater pond to be relocated between the
private street entrance and Outlot A. This will also resolve staff's concerns with
the intersection spacing between the private street in relation to future Trunk
The Gt~, of Cha,has~'e,. A ~,rowin~ community with dean lakes, ttuali~, sc/]oo/s, a chat~in~ downtown, t/,qving businesses, and beautiful l~arks. A freat place to live, work, and play.
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January I0, 2000
Page 2
Highway 101 in Outlot A. Staff is recommending that the developer redesign the
plans to show a pond location between Outlot A and the private driveway. This
may resultin:the loss of Lot 1 I, Block 2 on the private driveway. Staff believes
there are several reasons, i.e. minimize grading, tree loss and the cost of retaining
walls behind Lots 5-8, Block 1 to require this change.
A pathway system is proposed through Lot 12, Block 1 between Lots 8 and 9,
Block 1 down towards Rice Marsh Lake. Upon preliminary review of the trail
grade, it appears it would be too steep to meet ADA requirements in this area. A
switchback or angled pathway may be required to meet grade limitations. This
may result in additional grading and the loss of additional trees in this area.
Overall, given the site's constrains, the applicant's engineer has done well in
blending the proposed building pads with existing topography to maintain the
site's characteristics. The building sites range in elevation from 895 to 912. The
building units on Lots 1-10, Block 1 are located in the most environmentally
sensitive area of the site. Grading as proposed will be limited within 15 feet of
the building pad location on those lots. The home styles throughout the
development will be walkouts and/or lookout-type dwellings. On Lots 2-20,
Block 12, the lowest floor elevation of the dwelling must be raised to be two feet
above the high water level of the pond (up to 902.0). The dwelling type on these
lots appears to be restricted to a rambler or lookout-type dwelling unless the
proposed grades in the area are raised significantly (four to six feet).
Additional grading will occur on Outtot A due to the utility extension through to
Trunk Highway 101 and extension of Mission Hills Lane and construction of a
stormwater pond. Currently, Outlot A has a large knoll which will need to be
graded to blend into the proposed street extension and stormwater pond.
DRAINAGE
For the most part, the site :sheet drains in a north-northeasterly direction towards
Rice Marsh Lake or the adjacent wetland body. Based ,on the grading plan, the
adjacent neighborhood drainage patterns will be maintained with the proposed
development..Stormwaler runoff is proposed to be conveyed via storm sewer
systems into stormwater holding ponds on the site for pretreatment prior to
discharging off site. The plans need to incorporate an emergency overflow swale
from the existing pond located in the southwest comer of the project and any new
ponds.
As previously mentioned, the stormwater pond located on Lot 12, Block 1 behind
Lots 5-8, Block 1 should be relocated in order to preserve the woodland area and
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January 10, 2000
Page 3
avoid the need for retaining walls behind Lots 5-8, Block 1. Staff is
recommending the applicant construct the stormwater pond between Outlot A and
the private street which lies south of Mission Hills Lane.
The development's storm sewer system shall be designed for a 1 O-year, 24-hour
storm event. Ponding calculations including pre- and post-development runoff
conditions for a 10-year and 100-year, 24~hour storm event will need to be
submitted to city staff for review and approval. Drainage and utility easements
will need to be dedicated on the final plat over the public storm drainage system
including ponds and wetlands up to the 100-year flood level. The minimum
easement width shall be 20 feet wide. Emergency overflows from all stormwater
ponds will also be required in the construction plans.
EROSIONCONTROL
The grading plan proposes Type I erosion control fence along the perimeter of the
downstream grading limits. In some areas, the erosion control fence is placed too
far away from the grading limits and needs to be relocated to the grading limits to
avoid damage to the trees. In addition, tree preserve fencing will need to be
denoted on the final grading and drainage plan. A rock construction entrance will
also need to be required at entrance points to the site. Watershed District and
NPDES permits will also be required in conjunction with this development.
UTILITIES
Municipal sewer and water service is available to the site. Sanitary sewer service
is available from along Trunk Highway 101 or by Rice Marsh Lake. The plans
propose on extending sewer service from an existing manhole near Trunk
Highway 101 through Outlot A to serve the site. Staff has reviewed the utility
access locations and believe it may be more cost effective and desirable to extend
utilities through the future street alignment of Mission Hills Lane out to Trunk
Highway 101. This would require less pipe/materials and be easier to maintain in
the future. Staff will perform a greater level of review of the utility layout upon
submittal of the detailed construction plans and specifications.
The construction plans shall be prepared in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The plans shall be submitted
a minimum of three weeks prior to final plat consideration for staff review and
formal City Council approval. The developer will be required to enter into a
development contract with the City and provide a financial security in the form of
a letter of credit or cash escrow to guarantee installation of the public
improvements and conditions of final plat approval. Drainage and utility
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January 10, 2000
Page 4
easements shall be dedicated to the City over the public lines outside of the right-
of-way on the final plat. Depending on the depth of the utilities, the minimum
drainage and utility easement width shall be 20 feet wide.
The existing farmhouse is connected to city sewer. However, water service has
not been extended. There is an existing well located behind the farmhouse that
will need to be abandoned in accordance with State health codes.
The property was previously assessed for trunk sewer and water hook up charges
in conjunction with the Lake Riley Boulevard Trunk Improvement Project No. 93-
26A, however, only one of the 19 hookup assessments were levied; the remaining
18 were deferred. Since the applicant is creating more lots than was previously
assessed, those lots will also be subject to city sanitary sewer and water hook up
charges at time of building permit issuance. The 2000 trunk utility hook up
charges are $1,300 per unit for sanitary sewer and $1,694 per unit for watermain.
STREETS
The applicant is proposing a combination of public and private street systems.
The plans propose on extending Mission Hills Lane from its current terminus to
Outlot A (future Trunk Highway 101). At this time, there will not be a street
connection to existing Trunk Highway 101 due to inadequate sight lines and
impacts to the City's property which lies between Outlot A and existing Trunk
Highway 101. The road will be connected when Trunk Highway 101 is upgraded.
Staff believes the current timeframe for the extension and upgrade of Trunk
Highway 101 is approximately five to six years. Until Trunk Highway 101 is
upgraded and the street connection made, this development will be limited to
existing Mission Hills Lane and West 86th Street for access. In conjunction with
the Mission Hills development, West 86th Street was designed and constructed to
act as a neighborhood collector street (36 feet wide). The additional trips
generated from this project will not adversely impact traffic through the Mission
Hills neighborhoods. It is estimated the increased traffic volumes on Mission
Hills Lane and West 86th Street will be approximately 300 vehicles per day once
the site has been fully developed.
The preliminary plat proposes a 60-foot wide right-of-way for the street extension
(Mission Hills Lane) along with a private street (cul-de-sac). A cross-access
easement and maintenance agreement will need to be prepared and recorded by
the developer over the lots which access the private street. The minimum
easement width shall be 40 feet wide. In addition, drainage and utility easements
shall encompass the proposed utilities along the private street.
Cindy Kirchoff, Planner I
Marsh Glem Preliminary Plat Review
January 10, 2000
Page 5
Staffhas reviewed the location of the private street in relation to the future Trunk
Highway 101 and believes that the private driveway should be relocated easterly
approximately 40 feet to provide adequate separation from the intersection of new
Trunk Highway 101 through Outlot A. This will involve losing Lot 11, Block 2
from the proposed plat.
Currently, on Mission Hill Lane, a 5-foot wide concrete sidewalk has been
constructed along the easterly side of the street. Staff believes the sidewalk
should be extended through the development down to Outlot A on the north side
of the public street. In addition, the plans propose a pathway from Mission Hills
Lane down to and along Rice Marsh Lake within the plat. This segment of trail
system around Rice Marsh Lake will eventually provide access to the Village
Hills development north of this project. Staff has concerns with the trail grade on
the pathway down to Rice Marsh Lake from Mission Hills Lane. The pathway
should be redesigned to meet ADA requirements.
Staff is concerned with the street geometrics of the proposed extension of Mission
Hills Lane from its current terminus. The applicant has worked with City staff in
attempting to provide smooth continuity for the extension of Mission Hills Lane;
however, staff believes the street still needs to be shifted further to the north and
the proposed right-of-way align with existing Mission Hills Lane right-of-way to
accommodate a smoother transition. In addition, by shifting the street northerly it
will improve sight lines for the driveway accesses to Lots 9 and 10, Block 1.
Currently, the sight lines are not desirable due to the steep slope and sharp curve.
I believe the driveway entrance to Lots 9 and 10 may still need to be located
southerly approximately 40 feet at the crest of the hill to improve sight lines
to/from the lots.
The extension of Mission Hills Lane to the development may require the
relocation of an existing fire hydrant and catch basins. The applicant shall be
responsible for the relocation of existing utilities and street improvements in
conjunction with the extension of Mission Hills Lane. An existing wood fence is
located within the City's right-of-way by the property owner on Lot 9 (Mission
Hills Court) which will need to be removed from the City's right-of-way to avoid
impacts from the extension of Mission Hills Lane.
As proposed, the extension of Mission Hills Lane will terminate at Outlot A. A
temporary cul-de-sac will need to be constructed to accommodate traffic,
maintenance equipment, etc. A temporary cul-de-sac easement will need to be
dedicated to the City. The temporary cul-de-sac easement shall be a minimum
radius of 40 feet and shall terminate when Mission Hills Lane is connected to
future Trunk Highway 101.
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January 10, 2000
Page 6
RECOMMENDED CONDITIONS OF APPROVAL
All areas disturbed as a result of construction activities shall be
immediately restored with seed and disc-mulched or wood fiber blanket or
sod within two weeks of completion of each activity in accordance with
the City's Best Management Practice Handbook.
All utility and street improvements shall be constructed in accordance with
the latest edition of the City's Standard Specifications and Detail Plates.
Detailed construction plans and specifications shall be submitted for staff
review and City Council approval. The construction plans and
specifications will need to be submitted a minimum of three weeks prior to
final consideration.
o
The applicant shall provide detailed storm sewer calculations for 1 O-year
and 100-year storm events and provide ponding calculations for
stormwater quality/quantity ponds in accordance with the City's Surface
Water Management Plan for the City Engineer to review and approve.
The applicant shall provide detailed pre-developed and post-developed
storm water calculations for 100-year storm events and normal water level
and high water level calculations in existing basins, created basin, and/or
creeks. Individual storm sewer calculations between each catch basin
segment will also be required to determine if sufficient catch basins are
being utilized. In addition, water quality ponding design calculations shall
be based on Walker's Pond net model. Emergency overflows from all
storm water ponds and wetlands will also be required on the plans.
The applicant shall enter into a development contract with the City and
provide the necessary financial security to guarantee compliance with the
terms of the development contract.
o
The applicant shall apply for and obtain permits from the appropriate
regulatory agencies, i.e. Minnesota Department of Transportation,
Watershed District, Metropolitan Environmental Service Commission,
Minnesota Department of Health, and Minnesota Pollution control Agency
and comply with their conditions of approval.
o
No berming or landscaping shall be permitted within the City's right of
way. A 2% boulevard grade must be maintained along the City's right of
way.
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January 10, 2000
Page 7
10.
cost:
11.
The applicant shall report to the City Engineer the location of any drain
tiles found during construction and shall relocate or abandon the drain tile
as directed by the City Engineer.
The drive aisle width on the private street shall be a minimum of 24 feet
wide and built to 7-ton per axle weight pursuant to Ordinance 18-57 o-1
and 20-1101. On street parking on the private street shall be prohibited.
Cross-access easements and maintenance agreements shall be prepared
and recorded by the developer over Lots 7-21, Block 2 in favor of the
property owners. The minimum driveway easement width shall be 30 feet
wide.
The developer shall install a 5-foot wide concrete sidewalk along the north
side of Mission Hills Lane from its current terminus to Outlot A.
The developer shall dedicate the following easements to the City at no
ao
A temporary cul-de-sac easement with a 40-foot radius at the end
of Mission Hills lane on Outlot A. The easement shall expire
when Mission Hills Lane is connected to Trunk Highway 101.
A 20-foot wide trail easement over the proposed "path" through
Lot 12, Block 1.
Co
A 50-foot wide drainage and utility easement over the existing
sanitary sewer line through Lot 12, Block 1.
do
Utility and drainage easements over all utilities, stormwater ponds
and wetlands outside of the right of way. The minimum easement
width over the utilities shall be 20 feet wide depending on the
depth of the utility. Drainage easements over all ponds and
wetlands shall be up to the 100-year flood level.
The plans shall be revised as follows:
ao
The lowest floor elevation of all buildings adjacent to stormwater
ponds and wetlands shall be a minimum of two feet above the 100-
year flood level.
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January 10, 2000
Page 8
do
eo
ho
ko
mo
The private street access from Mission Hills Lane shall be moved
-east 40-45 feet to provide greater separation from the future
intersection of Think Highway 101 and Mission Hills Lane.
Relocate proposed stormwater pond to Lot 21, Block 2 between the
private street and Outlot A. Provide emergency overflow swales
for all ponds.
Designate dwelling types on grading plan, i.e. walkout, lookout,
and rambler, with lowest floor, top of block and garage floor
elevations.
Show existing structures and well location on grading plan.
Sanitary sewer and watermain extension through Outlot A,
underneath future Trunk Highway 101, shall be cased.
Grade Outlot A for the future street extension of Mission Hills
Lane. Provide temporary cul-de-sac with 40-foot radius at the end
°fMission Hills Lane.
Relocate proposed driveway location to Lots 9 and 10, Block 1,
and south 40 +/-feet to improve sight lines.
Align street right of way of proposed Mission Hills Lane with
existing right of way in Mission Hills. In addition, shift street to
provide a minimum of a 7-foot wide boulevard along the west side
of Mission Hills Lane.
Add 5-foot wide concrete sidewalk along the north side of Mission
Hills Lane from its current terminus to Outlot A.
Relocate all proposed landscape plantings from the right of way
along Mission Hills Lane. Landscaping materials are not permitted
within the City's right-of-way.
Redesign path through Lot 12, Block 1 to meet ADA grade
requirements.
Tree preservation fencing will need to be denoted on the final
grading and drainage plan.
Cindy Kirchoff, Planner I
Marsh Glen Preliminary Plat Review
January 10, 2000
Page 9
n. Show a rock construction entrance at access points to the site.
12.
All lots, except the first building permit, shall be subject to current City
sewer and water hook-up charges. The hook-up charges are due at time of
building permit issuance.
13.
The developer and future property owners should be aware there may not
be any noise abatement improvements constructed in conjunction with the
upgrade of Trunk Highway 101. Provisions for noise abatement
(landscaping/berming) should be included in these development plans.
14.
Mission Hills Lane is a temporary dead end. In the future when Trunk
Highway 101 is upgraded to urban standards Mission Hills Lane will be a
through street.
jms
c: Anita Benson, City Engineer
g:\eng\davc\pc\marsh glen.doc
CITYOF
CHANHASSEI
690 G{y Center Drive, PO Box 147
Chanhassen, Minnesota 5531 ?
?hone 612.937.1900 TO:
General Fax 612, 93 7. 5739
Engineering Fax 612.937.9152FROM:
?,blic Safe9, Fax 612,934.2524 DATE:
Web ww~a ci. chanhassen, mn. us
MEMORANDUM
Cindy Kirchoff, Planner 1
Steve Torell, Building Official
December 28, 1999
SUB J:
Site Plan Review for: Marsh Glen
Planning Case: 2000-1 PUD, 2000-1 SUB & 2000-2 LUP
! have reviewed the site plans for the above project dated: Revision 11-29-99 and
received by the Planning Department on December 22, 1999. Following are
comments, which should be included in the conditions of approval.
1. Any portion of a building within three feet of a property line must be of one-
hour fire-resistive construction.
2. A final grading plan and soils report must be submitted to the Inspections
Division before permits will be issued.
3. Meet with the Inspections Division as soon as possible to discuss plan
review and permit procedures
G/safety/st/memos/plan/marshglen
The G(3' of Ch,tnhasse,. A ~,rowinz community, with clean lakes, aualin, schools, a charming downwwn, thrivi,¢ businesses, and beautiful aarks, A ereat olace to live. work, a~d day.
CITYOF
C HASSEN
690 G{y Center Drive, PO Box 147
Chanhassen, Minnesota 55317
Phone 612.937.1900
General Fax 612.937.5739
£ngineering Fax 612.937.9152
?ublic Safeq tax 612.934.2524
Web www. ci. chanhassen, m~.us
MEMORANDUM
TO:
Cindy Kin hoff, Planner I1
FROM:
Mark Littfin, Fire Marshal
DATE:
December 30, 1999
RE:
Request for re-zoning 13.41 acres of RSF, Residential Single Family to PUD-R,
Planned Unit Development-Residential, a land use plan amendment to change
the designation of Iow density residential to medium density residential and
preliminary plat to subdivide 13.41 acres into 30 lots. The property is located
east of Trunk Highway 101, north of Missiou Hills and south of Villages on
The Ponds, Marsh Glen MSF Holdings, LLC.
Planning Case: 2000-I PUD, 2000-1 SUB, and 2000-2 LUP
I have reviewed the sSte plan for re-zoning of the above project. In order to comply with the
Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city
ordinance/policy requirements. The site plan is based on the available information submitted at
this time. If additional plans or changes are submitted, the appropriate code or policy items will
be addressed.
A 10 foot clear space, must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, NSP, US west, Cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhas~en City Ordinance 9-1.
2. If any trees or shrubs are to be removed they must be either chipped or hauled off site.
Due to close proximity of neighboring homes no burning permits will be issued.
Regm'ding the cul-de-sac with center island. Due to the long access, over l I00 feet, the
design of the center cul-de-sac islands is not acceptable and must be eliminated. The
reason being in order to negotiate fire equipment around the island it is imperative that
no vehicles park in the cul-de-sac. Even with no parking signs vehicles can and do park
there. With the island installed it eliminates our ability to jockey fire apparatus if cars
were blocking or parked in the cul-de-sac. Fire apparatus often needs the full cul-de-
sac dimensions to turn around in the event of a fire.
g:\safctyX, ml~l rev2000-1
The Cio, of Cha,hassen, A g~vwine comnmnit3' with ckan lakes, a~aSt~., sc/soo/s, a champing dow,tou~, t/,qvine businesses, and beatttihd oarks. A croat olace to live, work. and/day.
CITY OF
PRC DATE: 1-25-00
PC DATE: 1-19-00
CC DATE: 2-14-00
HOFFMAN:k //~-
STAFF REPORT
PROPOSAL:
LOCATION:
APPLICANT:
Request for rezoning 13.41 acres from RSF, Residential Single Family to PUD-R,
Planned Unit Development-Residential, a land use plan amendment to change the
designation of low density residential to medium density residential, and
preliminary plat to subdivide 13.41 acres into 30 lots; Marsh Glen
The property is located east of TH 101, north of Mission Hills and south of
Villages on the Ponds
MSS Holdings. LLC
8905 Cove Point Road
Eden Prairie, MN 55347
lxl
PRESENT ZONING:
RSF'Residential Single Family
ADJACENT ZONING
AND LAND USE:
N: Open Space/Villages on the Ponds
S: PUD-R; Planned Unit Development-Residential
E: RSF; Residential Single Family
W: Highway 101
COMPREHENSIVE PARK PLAN: The Comprehensive Plan identifies this development as lying
within the Park Service Area of Rice Marsh Lake Park.
COMPREHENSIVE TRAIL PLAN: The Comprehensive Trail Plan identified a trail within this
proposed plat. This trail segment will connect this development to the Rice Marsh Lake/Lake Susan
trail. Construction of this trail section will give residents the opportunity to visit Rice Marsh Lake Park
and gain access to the citywide trail system.
The applicant has designated a path connection to Mission Hills Lane from the "Rice Marsh trail." The
western portion of the trail as shown does not need to be constructed. I have deleted this segment on the
amended trail plan developed by staff.
Marsh Glen
January 25, 2000
Page 2
In order to complete.the trail connection from Marsh Glen to the Rice Marsh Lake trail, an additional
section of trail will need to be constructed. I will recommend that the applicant be responsible for the
design, engineering and construction of all the trail work identified on staff's plan. The applicant would
receive reimbursement for alt costs associated with construction of the "city" trail. The applicants would
be responsible for costs associated with the section of trail linking Mission Hills Drive to the "city trail."
Monies collec~l as park and trail fees for Marsh Glen (approximately $48,000) would be used to
reimburse the applicant. Appropriate documentation of the engineering and construction bidding and
payment documents will be required. Without the aid of a formal construction estimate, it appears that
the $48,000 in park and trail fees from Marsh Glen should cover the costs associated with this project. In
the event that costs exceed $48,000, the Park & Trail Dedication account reserve would be utilized to
settle the account.
RECOMMENDATION
It is recommended that the Park & Recreation Commission recommend the City Council require the
following conditions of approval regarding parks and trails for Marsh Glen:
1. Collection of full park and trail fees per city ordinance.
2. The applicant dedicate by fee title a trail outlot for the purpose of constructing the trails
designated on the attached map.
3. The applicant shall be responsible for the design, engineering, and construction of this designated
trail in ils entirety as a part of their public improvements.
The city will reimburse the applicant for all design, engineering, and construction costs
associated with the "city" trail. The applicant shall be responsible for all costs associated with
the "trail connector."
Bid documents for att phases of trail construction shall be presented to the city's Park &
Recreation Director for approval prior to work being initiated.
g:\park\thXmarsh glen.doc
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PROPOSAL:
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
WEDNESDAY, JANUARY t9, 2000 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
Marsh Glen Subdivision
APPLICANT: MSS Holdings, LLC
LOCATION: East of TH 10t
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant,
MSS Holdings, LLC,. is requesting a rezoning for 13.41 acres from RSF, Residential Single Family to
PUD-R, Planned Unit Development-Residential, a land use plan amendment to change the designation
of Iow density residential to medium density residential, and preliminary plat to subdivide 13.41 acres
into 30 lots. The property is located east of TH 101, north of Mission Hills and south of Villages on the
Ponds, Marsh Glen.
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 Cindy at 937-1900 ext. 117. 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 January 6, 2000.
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