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2 SUB Marsh Glen AdditionCITY OF STAFF REPORT PC DATE: 05/03/00 CC DATE: 05/22/00 REVIEW DEADLINE: 6/12/00 CASE #: SUB 00-1 PROPOSAL: LOCATION: APPLICANT: A preliminary plat request to subdivide 13.41 acres into 19 single-tamely lots and 2 outlots East of TH 101 and north of Mission Hills MSS Holdings, LLC 8905 Cove Point Road Eden Prairie, MN 55347 (934-0750) Andrew and Linda Freseth Attorney: Bruce Hanson (607-7593) PRESENT ZONING: 2020 LAND USE PLAN: RSF, Single Family Residential Residential, Low Density ACREAGE: 13.41 DENSITY: 2.2 units per acre-net, 1.4 units per acre-gross SUMMARY OF REQUEST: The applicant would like to subdivide the property and construct single family homes on the site. The development will be accessed via the extension of Mission Hills Lane and, in the future, TH 101. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discreti~on in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision. -~ Main Market Marsh Glen May 10, 2000 Page 2 PROPOSAL/SUMMARY The applicant is proposing to subdivide 13.41 acres into 19 single family lots and 2 outlots. The property is zoned RSF, Single Family Residential and the land use plan guides this site residential, low density residential (1.2-4 units per acre). The site is located east of TH 101, south of Villages on the Ponds, north of Mission Hills and west of Rice Lake Manor. The site will be accessed via the extension of Mission Hills Lane and, in the future, TH 101. The development will allow the Mission Hills development to have an additional access to TH 101, when it is upgraded. All the proposed lots meet the minimum area and depth requirements, however, two of the lots do not meet minimum width requirements. Staff is recommending that minor shifting take place in property lines and in a street location to achieve the minimum lot widths. The property has two natural features, numerous significant trees and Rice Marsh Lake, a natural enviromnent lake. The applicant proposes to preserve 36 percent or 4.11 acres of the existing tree canopy. However, after reviewing grading plans some of the preservation areas appear questionable. Therefore, removal may be more than the applicant has proposed. There are many large mature trees on site that the applicant would like to preserve, but due to location will not be appropriate candidates for preservation. The proposed landscape plant selection needs to be revised to include more variety. As proposed, only three plants are specified. Rice Marsh Lake is located on the northeastern portion of the site. The shoreland ordinance requires a 150 foot structure setback from the ordinary high water level. Outlot B extends over the water and a small portion of the upland area. Staff is recommending the outlot be extended to the 75 foot buffer froln the ordinary high water level. The grading plan indicates that the rolling features of the site will generally be maintained. Stormwater runoff is to be conveyed via storm sewer systems into an existing pond, which is to be expanded to accommodate this development. However, based upon proposed grades at the west end of Mission Hills Lane, the proposed storm sewer will be too low to drain into the existing pond. Therefore, the applicant may need an additional pond on the northwest portion of the site, which may result in a loss of one of the lots. The City's comprehensive trail plan identifies a trail within this proposed development. This trail segment connects Marsh Glen to the Rice Marsh Lake/Lake Susan trail. A trail easement will be required between two of the lots to the proposed trail around Rice Marsh Lake. Further, the sidewalk on the east side of Mission Hills Lane is proposed to be extended to Outlot A, the right-of-way for future TH 101. Staff recommends approval of the preliminary plat with the conditions outlined in this report. Marsh Glen May 10, 2000 Page 3 BACKGROUND In January 2000, the Planning Commission held a public hearing and approved the request for a land use plan amendment, a rezoning and preliminary plat to subdivide this site into 32 lots for detached townhomes and twinhomes. The City Council tabled this proposal on February 14, 2000 so the developer could accommodate the concerns of adjacent property owners. On March 13, 2000, the City Council tabled the proposal for 60 days so the applicant could redesign the plat to provide more transition between Mission Hills and the proposal. In response to the concerns that took place at the City Council meetings, the applicant changed the proposal to a traditional single family development. Since the project has changed significantly, staff believed the Planning Commission should review the new proposal. Hence, staff recommended that the City Council remand the single-family development proposal to the Planning Commission for review. The City Council did so on March 27, 2000. The applicant has given a 60 day extension to expire May 22, 2000. Since the item is scheduled for the June 12, 2000 City Council meeting, another extension has been granted until this date. ANALYSIS PRELIMINARY PLAT The applicant is requesting a preliminary plat to subdivide 13.41 acres into 19 lots for single family homes and 2 outlots. Outlot A extends over the right-of-way for future TH 101 and Outlot B extends over Rice Marsh Lake and the future trail. This site is zoned RSF, Single Family Residential and guided Residential, Low Density (1.2-4 units per acre)). The development is consistent with the comprehensive plan. The minimum requirements fbr properties zoned RSF are as follows: 15,000 sq. ft. for area, 90 feet for width and 125 feet for depth. As proposed, all lots meet the minimum lot area and depth requirements. The average lot area is 20,356 sq. ft. The gross density is 1.4 units per acre and the net density is 2.2 units per acre. The site is 13.41 acres however, only 8.6 acres are available for development after the outlots and right-of-way are deleted. The following table depicts the lot area, average lot width and depth and applicable wetland or lakeshore setbacks. The properties will have to maintain the required 30 foot front yard setback, 30 foot rear yard setback and 10 foot side yard setbacks as required by ordinance. Table 1 COMPLIANCE TABLE Legal Proposed Lot Width in feet Depth in Wetland Lakeshore Description Area in sq. ft. (average) feet Setback Setback (average) Block 1 Lot 1 Lot 2 19,002 102 208 40'+10' buffer 23,354 100 241 40'+10' buffer Marsh Glen May 10, 2000 Page 4 Lot 3 31,230 121 267 Lot 4 28,728 116 261 Lot5 21,847 96 230 Lot6 19,152 98 198 Lot 7 18,286 61 184 Lot8 24,124 95 228 40'+10' buffer 40'+10' buffer 150' 150' 150' 150' 150' Block 2 Lot 1 15,028 115 133 Lot 2 17,086 111 163 Lot 3 22,730 124 227 Lot 4 20,846 156 194 Lot 5 15,354 162 149 Lot 6 18,758 102 188 Lot 7 17,720 114 158 Lot 8 22,168 105 229 Lot 9 16,715 100 170 Lot 10 16042 93 171 Lot 11 18,610 152 210 Average 20,356 The plans indicate that Lot 3, Block 2 does not meet the required 90 feet of width at the 30 foot setback. Lot lines will have to be shifted to achieve this minimum width. Lot 8, Block 1 does not meet the 100 foot minimum width required for flag lots. Again, staff believes that minor shifting of the property lines for Lots 1-7, Block 1 will be required to meet the minimum width for Lot 8, Block 1. Outlot B extends over Rice Marsh Lake and a future trail abuts Lots 4-8, Block 1. The zoning ordinance defines a riparian lot as any lot within 75 feet of the ordinary high water level of a lake, pond or u,etland. Lots 4-8, Block 1 meet this definition, however, they do not meet the minimum area required by the shoreland ordinance. The shoreland ordinance requires 40,000 sq. ft. of area and 125 feet of width on natural environment lakes. Staff recommends that Outlot B be extended to 75 feet from the ordinary high water level of the lake, which is shown as the 75 foot buffer on the preliminary plat. Then Lots 4-8, Block will have to maintain 15,000 sq. ft. and 90 feet of width as required by the shoreland ordinance. The enlargement of the outlot will ensure that the 75 foot buffer is protected from degradation and encroachment. The zoning ordinance prohibits structures from being constructed on outlots. Further, the only access to Rice Marsh Lake will be through the proposed trail. The future structures on Lots 4-8, Block 1 must maintain the 150 foot setback from the ordinary high water level of Rice Marsh Lake, which is 877.0. An ag/urban wetland is located to the west of Rice Marsh Lake and north Lots 1-4, Block. The zoning ordinance requires a 40 foot setback and 10 foot average buffer. Marsh Glen May 10, 2000 Page 5 Private Driveway The proposed plat indicates that Lots 6-7, Block 2 will have access via a private driveway from Mission Hills Court. The minimum driveway easement shall be 30 feet in width. Section 18-57 (o) states that private streets may be permitted if the following conditions exist: 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 sun'ounding area, it is concluded that an extension of the public street systems is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. The use of a private street will permit enhanced protection of the City's natural resources including wetlands and forested areas. Finding: The use of a private street is justified because the prevailing development patterns and property lines make it infeasible to construct a public street. Further, a public street will not serve other parcels in the area outside of this development. The private drive will also protect existing mature trees in the area. A public street may create double frontage lots for those in the Mission Hills development. 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, lots, house pads, and stormwater ponds. The proposed grading plan will generally maintain the rolling features of the site as it exists today. Outlot A which is proposed to be future Trunk Highway 101 right-of-way also contains a number of larger oak and maple trees. This outlot is not proposed to be graded at this time except for utility extension and a temporary cul-de-sac. In the future when Trunk Highway 101 is upgraded, the road will be shifted easterly within Outlot A and the property leveled off. The grades of future Trunk Highway 101 will be significantly lower which will result in removal of the trees in Outlot A. The proposed centerline grade of Trunk Highway 101 and MisSion Hills Lane is approximately 890.0+. The westerly end of Mission Hills Lane is proposed at 894.0 and therefore will need to be lowered approximately three feet to match future Trunk Highway 101. An existing stormwater pond located in the southwest comer of the site that pretreats stormwater runoff from the Mission Hills development is proposed to be expanded and utilized to accommodate Marsh Glen May 10, 2000 Page 6 drainage from the entire development. The grading plan needs to incorporate an emergency overflow from the pond along Outlot A to Mission Hills Lane. No berming is proposed nor is it feasible along Trunk Highway 101 due to the grade difference and recommended overflow swale from the pond. Screening/noise abatement should be accomplished through the use of landscaping. The proposed building pads blend fairly well with existing topography to maintain the site's characteristics. The building sites range in elevation from 888 to 914. The building units on Lots 1- 8, Block 1 are located in the most environmentally sensitive area of the site. Staff is recommending that Lots 6-8, Block 1 be custom graded at time of building to minimize grading and tree loss. A detailed grading, drainage, erosion control and tree removal plan shall be submitted to the City for review and approval prior to issuance of a building permit for Lots 6-8, Block 1. The home styles throughout the development vary between walkouts,-ramblers and lookout-type dwellings. On Lots 2-5, 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 slab-on-grade rambler or split entry-type dwelling unless the proposed grades in the area are raised significantly (four to six feet). 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 the existing stormwater holding pond located in the southwest corner of the site for pretreatment prior to discharging off site. The existing pond is proposed to be expanded to accommodate this site development. The plans need to incorporate an emergency overflow swale from the existing pond along the rear yards of Lots 1-3, Block 2 to Mission Hills Lane. Based on proposed street grades at the west end of Mission Hills Lane, the proposed storm sewer will be too low to drain into the existing pond. The applicant will most likely need another pond somewhere in the northwest corner of the site. This may result in the loss' of a lot. All pond designs shall conform to NURP standards. The side slopes shall be 4:1 or 3:1 with a 10:1 bench for the first one foot depth of water. The plans have the pond inlet and outlot discharge points to close together to provide valuable water quality treatment. The outlet/inlet pipe shall be separated at least 50 feet apart. If another pond is created in the northwest corner of the site to address the project's storm runoff, then the proposed outlet pipe from the existing pond could be eliminated. 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. Maintenance access shall also be a consideration in the easement width/location. Marsh Glen May 10, 2000 Page 7 EROSION CONTROL The grading plan proposes Type I erosion control fence along the perimeter of the downstream grading limits. Tree preservation 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 water and sewer service from the existing lines along Trunk Highway 101 through Outlot A and the City's property to serve the site. The water line will also be connected at the current terminus in Mission Hills Lane. This will provide a looped system and improve water service to the existing neighborhood in Mission Hills. 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 sewer line will also have to be disconnected in accordance with City policy. 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 was 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 to extend 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 prope~y which lies between Outlot A and existing Trunk Highway 101. Mission Hills Lane 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 seven years. Until Trunk Highway 101 is upgraded and the street connection made, access to this Marsh Glen May 10, 2000 Page 8 development will be limited to existing Mission Hills Lane and West 86th Street. 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 200 vehicle trips 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 at the end of the cul-de-sac to serve two lots. 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 driveway easement width shall be 30 feet wide. In addition, drainage and utility easements shall encompass the proposed utilities along the private street. Currently, on Mission Hills Lane, a 5-foot wide concrete sidewalk has been constructed along the easterly side of the street. A 5-foot wide sidewalk.is proposed to be extended through the development down to Outlot A on the north side of Mission Hills Lane. The plans do not propose a trail connection from Mission Hills Lane down to and along Rice Marsh Lake. There is a proposed trail system around Rice Marsh Lake which will eventually provide access to the trail system just south of Villages on the Ponds development north of this project. Staff believes there should be a trail connection down to the trail at Rice Marsh Lake from Mission Hills Lane between Lots 4 and 5 or 5 and 6, Block 1. 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. WETLANDS The northern border of this property is Rice Marsh Lake, which has been classified as a natural environment lake by the Minnesota Department 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 a large 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. The original proposal indicated that there are two ag/urban wetlands located on the site. This plan only indicates one. However, staff will address both wetlands in this report. The first is a small ditch section approximately 2,500 sq. ft. 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 water runoff has been interrupted by the stormwater pond built with the Mission Hills development to the south. There is no existing buffer along this wetland. The wetland edge is Marsh Glen May 10, 2000 Page 9 defined by an existing horse run, fill and a driveway. This is a low quality wetland dominated by cattails, willow herb and reed canary grass. The original application indicated that this wetland would be filled entirely and mitigated 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. The original plan for Marsh Glen proposed to expand the wetland edge to mitigate for the filling of the smaller, lower quality wetland. However, 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 filling of 2,000 sq. ft. of lower quality wetland 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 that is approved for wetland soil conditions. SURFACE WATER MANAGEMENT PLAN (SWMP) Water Quality Fees The water quality fees for this proposed development would be based on single family development rates at $800.00/acre. Based on the proposed developed area of 10.06 acres, the water quality fees associated with this project would be $8,048.00 The applicant will be credited water quality/quantity 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 with final plat consideration. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP. Outlots and wetlands/mitigation are not assessed SWMP fees. 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. Low Density developments have a connection charge of $1,980 per developable acre. Based on the proposed developed area of 10.06 acres, the applicant will be responsible for a $19,918.80 water quantity connection fee. These fees will be due payable to the City at time of final plat recording. LANDSCAPING/TREE PRESERVATION The tree canopy coverage and preservation calculations submitted for the Marsh Glen development are as follows: Marsh Glen May 10, 2000 Page 10 Total upland area (including outlots) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 11.5 ac. 54% or 6.16 ac. 35% or 4.02 ac. 36% or 4.11 ac. The proposal meets the minimum canopy coverage allowed. However, after review of the submitted plans staff believes these calculations are over-estimated. Many of the proposed trees to be saved are in locations that will be significantly altered for the construction of roads and homes. Instances where the trees are 4 feet below in elevation, or greater than the proposed grading that is taking place within 10 feet, are common and should not be counted as preservation. Large trees are particularly susceptible to construction damage and their resilience cannot be overestimated. Staff recommends that the canopy coverage calculations be revised to accurately reflect the reality of grading impacts on tree loss. Additionally, the proposed landscape plan shows an extremely limited use of plant materials. One species of deciduous tree, one of evergreen and one type of shrub is the total of the landscape plant schedule. Monocultures are neither attractive nor a wise decision as the past Dutch elm disease epidemic has taught demonstrated. Staff recommends that the applicant revise the plant schedule to include a more varied selection of trees and shrubs. The City Code requires buffer yard plantings along the west property lines abutting TH 101 right-of- way. The requirements are shown in the following table. Table 2 MARSH GLEN PROPOSED LANDSCAPING Landscaping Item West property line - Buffer yard B* (30' width) Required 5 overstory trees 11 understory trees 11 shrubs Proposed 8 overstory trees 8 understory trees 8 shrubs *According to city buffer yard ordinance, the project developer is responsible for only 75% of the required plantings. Abutting property owners may plant the remaining 25% on their property. Staff recommends that the applicant increase buffer yard plantings to meet minimum ordinance requirements. Although the proposed buffering meets the intent of the landscaping ordinance, the subdivision ordinance permits the City to require berming in addition to landscaping when the plat is contiguous with collector or arterial streets. Given the traffic volumes and noise of future TH 101, staff recommends the applicant install a 100 percent screening (or a berm) on Lot 1, Block 1 and Lots 1-3, Block 2. Marsh Glen May 10, 2000 Page 11 PARK AND TRAIL DEDICATION The City's comprehensive trail plan identities a trail to be extended through the northeast portion of the development. This trail segment will connect the development with the Rice Marsh Lake/Lake Susan trail. Construction of this trail section will enable residents to access the Rice Marsh Lake Park and the City-wide trail system. The proposal does not link to the City's park and trail system. Staff would recommend that a 20 foot wide trail easement extend from Mission Hills Lane between either Lots 4 and 5 or Lots 5 and 6, Block 1 to the future trail around Rice Marsh Lake. This development would generate $7,600 in trail fees and $22,800 in park fees. Staff recommends these fees be utilized to construct the proposed trail along the lake. The applicant can coordinate this construction and be credited appropriately or the City will collect the fees and construct the trail independently of the development. The Park and Recreation Commission are scheduled to review this proposal on May 23, 2000. SIGNAGE/LIGHTING A signage plan has not been submitted with this proposal. The zoning ordinance permits monument signs for residential developments. The sign cannot exceed 24 sq. fi. in display area and 5 feet in height. Staff is requiring that any future signage be limited to the entrance off the future TH 101. Light fixture locations have not been illustrated on the plans. Only shielded fixtures are allowed by ordinance. Residential street lighting shall be required along Mission Hills' Lane and Mission Hills Circle. Staff recommends approval of the preliminary plat with conditions. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat (SUB #00-1) to subdivide 13.41 acres into 19 single family lots and 2 outlots as shown on the plans prepared April 10, 200, with the following conditions: The property lines for Lot 3, Block 2 shall be revised to maintain the. required 90 foot width at the 30 foot setback. Outlot B shall be extended south and west to the 75 foot buffer indicated on the preliminary plat. It shall be demonstrated that Lots 4-8, Block 1 maintain the minimum 15,000 sq. ft. lot area and 90 foot lot width as required by the shoreland ordinance. 3. The property lines for Lot 8, Block 1 shall be revised to maintain a minimum 100 feet of width. 4. All signage shall comply with article XXVI of the City Code. Marsh Glen May 10, 2000 Page 12 o o 10. 11. Park and trail fees are required. Park fees are $1,200.00 per dwelling unit and trail fees are $400.00 per dwelling unit. One-third of these fees are required with the final plat and the remaining two-thirds will be paid with each building permit. The applicant can coordinate this construction and be credited appropriately. 12. The canopy calculations shall be revised to reflect the full potential of grading impacts to tree loss or the applicant shall provide other documents to support proposed calculations. The plant schedule shall be revised to include a more varied selection of trees and shrubs. Buffer yard plantings shall be increased to meet minimum ordinance requirements. One hundred percent screening shall be installed along Lot 1, Block 1 and Lots 1-3, Block 2 to provide buffering from future TH 101. The Fire Marshal conditions are as follows: a. On Block 2, Lots 6 and 7, additional address numbers must comply with the Chanhassen Fire Department policy regarding premise identification pursuant to Policy #29- 1992. Submit plans to the Chanhassen Fire Marshal and Chanhassen Building Official for review and approval. b. When fire protection including fire apparatus access roads and water supplies for fire protection are required to be installed such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Uniform Fire Code Section 901.3. c. A ten-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 9-1. d. If any trees or shrubs are to be removed, they must either be chipped or hauled off sight due to close proximity of neighboring homes. No burning permits will be issued. e. Additional fire hydrants will be required. Two will need to be relocated. This will be reviewed with the City Engineer and corrections will be made on his plans. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blamket 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 Marsh Glen May 10, 2000 Page 13 plans and specifications will need to be submitted a minimum of three weeks prior to final consideration. 13. 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 fi'om all storm water ponds and wetlands will also be required on the plans. 14. The applicant will be responsible for a $19,918.80 water quantity connection fee and $8,048.00 for water quality fees due payable to the city at the time of final plat recording. 15. 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. 16. 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. 17. 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. 18. 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. 19. The drive aisle width on the private street shall be a minimum of 20 feet wide bituminous surface 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 5, 6, and 7, Block 2 in favor of the property owners. The minimum driveway easement width shall be 30 feet wide. 20. The developer shall dedicate to the City a 20 foot wide trail easement between Lots 4 and 5 or Lots 5 and 6, Block lto Outlot B. The exact alignment shall be determined in the field by staff. Compensation for the easement shall be applied to the developer's trail fees. 21. The developer shall dedicate on the final plat the following easements to the City at no cost: ao A 50-foot wide drainage and utility easement over the existing sanitary sewer line through Outot A. Marsh Glen May 10, 2000 Page 14 22. 23. 24. 25. bo 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. b° The street grade at the west end of Mission Hills Lane shall be lowered to 891+ to match grade with the future intersection of Trunk Highway 101 and Mission Hills Lane. c. Provide emergency overflow swales for all ponds. do Designate dwelling types on grading plan, i.e. walkout, lookout, and rambler, with lowest floor, top of block and garage floor elevations. e. Show existing structures and well location on grading plan. The sanitary sewer and watermain lines through Outlot A and the City's property (underneath future Trunk Highway 101) shall be cased. go Provide ponding in accordance with NURP standards for development runoff. Pond slopes shall be 3:1 with a 10:I bench for the first one foot depth of water or 4:1 slopes overall. h. Denote Lots 6-8, Block 1 as "custom graded" on the grading plan. Tree preservation fencing will need to be denoted on the final grading and drainage plan. jo Show a rock construction entrance at access points to the site. 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. 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. Mission Hills Lane is a temporary dead end street. In the future when Trunk Highway 101 is upgraded to urban standards Mission Hills Lane will be connected. Marsh Glen May 10, 2000 Page 15 26. Lots 6, 7 and 8, Block 1, shall be custom graded at time of building permit issuance. A detailed grading, drainage, tree removal and erosion control plan shall be submitted to the city for review and approval at time of building permit application. 27. The applicant shall be responsible for obtaining and complying with the appropriate building permits for demolition of the building, disconnection of the sanitary sewer and well abandonment." Attachments: 2. 3. 4. 6. 7. 6. 7. 8. Application Memo from David Hempel dated April 26, 2000 Memo from Steve Torell dated April 26, 2000 Memo fi'om Mark Littfin dated April 25, 2000 Memo from Todd Hoffman dated April 25, 2000 MnDOT letter dated February 14, 2000 Preliminary Plat Public Hearing Notice Letter from neighbor g:\plan\ck\plan comln\marsh glen sub 00-1 .doc CITY O]= CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) .937-1900 '~I:I~'VELOPMENT REVIEW APPLICATION TELEPHONE(Daytime) DEC 0 8 1999 CHANn~o,~cn r~m~.'~ UEPT OWNER: J~'/O0J~.~ ADDRESS: TELEPHONE: %,/'Comprehensive Plan Amendment Conditional Use Permit Temporary Sales Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit \,,'"' Planned Unit Development* ~ Rezoning Zoning Appeal Zoning Ordinance Amendment Sign Permits Sign Plan Review Site Plan Review* Subdivision* V/' Notification Sign X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRIVACNAR/W APIMetes and Bounds, $400 Minor SUB) TOTAL FEE $ A list of all property owaers waJ~i~ 500 feet of the boundaries of the property must be included with the application. Building material samples must.tie submitted witfl site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2'' X 11" reduced copy of transparency for each plan sheet. : '* Escrow will be required for other appra:ationsthrough the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. :LEGAL DESCRIPTION -~'T~ ~ o¢ TOTAL ACREAGE WETLANDS PRESENT PRESENTZONING REQUESTED ZONING :PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION. REASON FOR THIS REQUEST YES __NO Th~s 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. · , 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 ! 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. '1 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. -i'he c'fly 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 extensi~,cre appro.~ed by the aDi~Iicant. Signature of Fee Owner Fee Paid Date Receipt No. ~-(~ 17 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 TITL~ INSURANCE COMPANY File Numbec. CA 1(~3 Carver Counly, Minnesota That part of the Southeast Quarter of the SouthweSt Quarter of Section 13, Township 116, Range 23, Carver County, Minnesota, lying Easterly of the center line of State Trunk Highway #101 and northerly of the following describedline: · Commencing at the Northeast comer of said Southeast Quarte. r of the Southwest Quarter; thence on au ~ssxzmed bearing of South 0 degrees 52 mi_.nutes 40 seconds East, along the eas~t, line of said ~ Southeast Quarter of the Southwest Quarter, a distance of 5'19.26 feet to the point oi t~e~nni,,g or 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 112.(59 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 North 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 out 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 We?t · 184.51 feet to said center line; thence Northe~terlY along said center line 402.82 feet more or less, to the actual point of beginning. Abstract. FROM : PHONE NO. : 949 8653 Apr. 12 2000 01:53PM P2 April 12, 2000 City of Chanhassen 690 City Center Drive Chanhassen MN 55317 To Whom It May Concern: MSS Holdings, LLC, is proposing a 19 lot development on 8411 Great Plains Boulevard, Chanhassen. This development will be known as "Marsh Glen." The subdivision will be constructed by SJ Kroiss of Eden Prairie. SJ Kroiss is a long time builder and the owner Steve Kroiss is a long time resident of the western suburbs. We are proposing to ttxe city of Chanhassen this project for your approval. We have met several times with the city staff working on this proposal. We are not asking for any variances or zoning changes for this particular project. We appreciate your consideration of our new Marsh Glen development. Sincerely, , CITYOF CHANHASSEN 690 City Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.93Z 1900 General Fax 612. 937. 5739 Engi~ee~qng Fax 612.937.9152 ?~blic SafeO, ?ax 612.934.2524 Web u,vu~, ti. dJanhassen, mn. us MEMORANDUM TO: Cindy Kirchoff, Planner II FROM: David Hempel, Assistant City Engineer~ DATE: April 26, 2000 SUB J: Review of Preliminary Plat for Marsh Glen Land Use Review File No. 00-01 Upon review of the plans prepared by Development Engineering dated April 10, 2000, 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, lots, house pads, and stormwater ponds. The proposed grading plan will generally maintain the rollingfeatures of the site as it exists today. Outlot A which is proposed to be future Trunk Highway 101 right-of-way also contains a number of larger oak and maple trees. This outlot is not proposed to be graded at this time except for utility extension and a temporary cul-de-sac. In the future when Trunk Highway 101 is upgraded, the road will be shifted easterly within Outlot A and the property leveled off. The grades of future Trunk Highway 101 will be significantly lower which will result in removal of the trees in Outlot A. The proposed centerline grade of Trunk Highway 101 and Mission Hills Lane is approximately 890.0+. The westerly end of Mission Hills Lane is proposed at 894.0 and therefore will need to be lowered approximately three feet to match future Trunk Highway 101. An existing stormwater pond located in the southwest comer of the site which pretreats stom~water runoff from the Mission Hills development is proposed to be expanded and utilized to accommodate drainage from the entire development. The grading plan needs to incorporate an emergency overflow from the pond along Outlot A to Mission Hills Lane. Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 2 No berming is proposed nor is it feasible along Trunk Highway 101 due to the grade difference and recommended overflow swale from the pond. Screening/noise abatement should be accomplished through the use of landscaping. The proposed building pads blend fairly well with existing topography to maintain the site's characteristics. The building sites range in elevation from 888 to 914. The building units on Lots 1-8, Block 1 are located in the most environmentally sensitive area of the site. Staff is recommending that Lots 6-8, Block 1 be custom graded at time of building to minimize grading and tree loss. A detailed grading, drainage, erosion control and tree removal plan shall be submitted to the City for review and approval prior to issuance of a building permit for Lots 6-8, Block 1. The home styles throughout the development vary between walkouts, ramblers and lookout-type dwellings. On Lots 2-5, 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 slab- on-grade rambler or split entry-type dwelling unless the proposed grades in the area are raised significantly (four to six feet), 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 the existing stormwater holding pond located in the southwest comer of the site for pretreatment prior to discharging off site. The existing pond is proposed to be expanded to accommodate this site development. The plans need to incorporate an emergency overflow swale from the existing pond along the rearyards of Lots 1-3, Block 2 to Mission Hills Lane. Based on proposed street grades at the west end of Mission Hills Lane, the proposed storm sewer will be too low to drain into the existing pond. The applicant will most likely need another pond somewhere in the northwest comer of the site. This may result in the loss of a lot. All pond designs shall conform to NURP standards. The side slopes shall be 4:1 or 3:1 with a 10:1 bench for the first one foot depth of water. The plans have the pond inlet and outlot discharge points to close together to provide valuable water quality treatment. The outlet/inlet pipe shall be separated at least 50 feet apart. If another pond is created in the northwest comer of the site to address the project's storm runoff, then the proposed outlet pipe from the existing pond could be eliminated. Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 3 The development's storm sewer system shall be designed for a 10-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. Maintenance access shall also be a consideration in the easement width/location. EROSION CONTROL The grading plan proposes Type I erosion control fence along the perimeter 0fthe downstream grading limits. Tree preservation fencing Will need to be denoted on the final grading and drainage plan. A rock construction entrance wilI 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 water and sewer service from the existing lines along Trunk Highway 101 through Outlot A and the City's property to serve the site. The water line will also be connected at the current terminus in Mission Hills Lane. This will provide a looped system and improve water service to the existing neighborhood in Mission Hills. 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 sewer line will also have to be disconnected in accordance with City policy. Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 4 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. Mission Hills Lane 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 seven years. Until Trunk Highway 101 is upgraded and the street connection made, access to this development will be limited to existing Mission Hills Lane and West 86th Street. 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 200 vehicle trips 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 at the end of the cul-de-sac to serve two lots. 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 driveway easement width shall be 30 feet wide. In addition, drainage and utility easements shall encompass the proposed utilities along the private street. Currently, on Mission Hill Lane, a 5-foot wide concrete sidewalk has been constructed along the easterly side of the street. A 5-foot wide sidewalk is proposed to be extended through the development down to Outlot A on the north side of Mission Hills Lane. The plans do not propose a pathway from Mission Hills Lane down to and along Rice Marsh Lake. There is an existing trail system around Rice Marsh Lake which will eventually provide access to the trail system just south of Villages on the Ponds development north of this project. Staff Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 5 believes there should be a trail connection down to the trail at Rice Marsh Lake from Mission Hills Lane between Lots 4 and 5 or 5 and 6, Block 1. The pathway should be redesigned to meet ADA requirements. 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.. 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. o 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 st0nrt 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 pm-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. Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 6 o o o 10. 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. 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. 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 20 feet wide bituminous surface 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 5, 6, and 7, Block 2 in favor of the property owners. The minimum driveway easement width shall be 30 feet wide. The developer shall install an 8-foot wide bituminous trail from the sidewalk along Mission Hills Lane to Outlot B between Lots 4 and 5, Block 1 or Lots 5 and 6, Block 1 to the existing trail easement. The trail grade shall meet ADA requirements. The developer shall dedicate the following easements to the City at no cost: ao A 20-foot wide trail easement over the proposed trail from Mission Hills Lane to the existing trail easement on Outlot B. b° A 50-foot wide drainage and utility easement over the existing sanitary sewer line through Lot 12, Block 1. Co Utility and drainage easements over all utilities, stonnwater 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. Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 7 11. 12. 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. bo The street grade at the west end of Mission Hills Lane shall be lowered to 891+ to match grade with the future intersection of Trunk Highway 101 and Mission Hills Lane. c. Provide emergency overflow swales for ali ponds. do Designate dwelling types on grading plan, i.e. walkout, lookout, and rambler, with lowest floor, top of block and garage floor elevations. e. Show existing structures and well location on grading plan. The sanitary sewer and watermain lines through Outlot A and the City's property (underneath future Trunk Highway 101) shall be cased. Grade Outlot A for a temporary cul-de-sac with 40-foot radius at the end of Mission Hills Lane. ho Provide ponding in accordance with NURP standards for development runoff. Pond slopes shall be 3:1 with a 10:1 bench for the first one foot depth of water or 4:1 slopes overall. i. Denote Lots 6-8, Block 1 as "custom graded" on the grading plan. jo Tree preservation fencing will need to be denoted on the final grading and drainage plan. k. Show a rock construction entrance at access points to the site. 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. Cindy Kirchoff, Planner I Marsh Glen Preliminary Plat Review April 26, 2000 Page 8 13. 14. jms C~ 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. Mission Hills Lane is a temporary dead end street. In the future when Trunk Highway 101 is upgraded to urban standards Mission Hills Lane will be connected. Teresa Burgess, Director of Public Works/City Engineer \\cfsl\vol2\eng\dave\pc\marsh glen 2.doc CITYOF 690 G~y Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.93Z I900 General Fax 612.937.5739 Engi,eering Fax' 612.937.9152 Public SafeO, F~x' 612. 934.2524 Web wwu:ci, chanhassen, mn. us MEMORANDUM TO: FROM: DATE: SUB J: Cindy Kirchoff, Planner II Steven Torell, Building Official April 26, 2000 Site Plan Review for: Marsh Glen I have reviewed the revised site plans for the above project dated 4/10/00 by the design engineer (no other revision date is indicated) and received by the Planning Department on April 26, 2000. My comments in my memo to you on December 28, 1999 still apply; I have no additional comments at this time. G/safcty/sthnemos/plan/marshglen2 CITYOF 690 City Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937. I900 General ]:ax 612.93Z5739 £ngi,eering tax 612.937.9152 Public SafeO, Fax 612.934.2524 Web www. ci. chanhasse,, mn. us MEMORANDUM TO: Cynthia Kirchoff, Planner I1 FROM: Mark Littfin, Fire Marshal DATE: April 25, 2000 SUBJECT: Plan review for preliminary plat approval, Marsh Glen I have reviewed the preliminary plat for 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 supplied at this time. If additional plans or Changes are submitted, the appropriate code or policy items will be addressed. On Block 2, Lots 6 and 7, additional address numbers must comply with the Chanhassen Fire Department policy regarding premise identification pursuant to Policy //29-1992. Submit plans to the Chanhassen Fire Marshal and Chanhassen Building Official for review and approval. I do have some concerns with the length of the private drive at the end of Mission Hills Circle. Fire code requires anything over 150 feet be provided with an approved turn around however, there is an exception that when the,'e are not more than two group R division 3 (single family dwellings), the requirements may be modified. I would prefer to see some type of turn around at the end in the vicinity of Lot 7, Block 2. One possible alternative may be to residential fire sprinkler the houses on lots 6 and 7, Block 2. At this point further discussion should occur between planning and the fire department. o When fire protection including fire apparatus access roads and water supplies for fire protection are required to be installed such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Uniform Fire Code Section 901.3. A ten-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 9-1. 5. If any trees 6r shrubs are to be removed, they must either be chipped or hauled off sight due to close proximity of neighboring homes. No burning permits will be issued. 6. Additional fire hydrants will be required. Two will need to be relocated. This will be reviewed with the City Engineer and corrections will be made on his plans. g:\safety\ml\plreviewmarshglen 690 City Center Drive, PO Box I47 Chanhassen, Minnesota 55317 Phone 612.937. I900 General Fax 612.937.5739 Engineering Fax 612.93Z9152 Public Safety Fax 612.934.2524 Web www. ci. chanhassen, mn. us CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road frOnting the property. Said numbers shall contrast with their background. Size and location of .numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal. Requirements are for new construction and existing buildings where no address numbers are posted. Other Requirements - General 1. Numbers shall be a contrasting color from the background. 2. Numbers shall not be in script. 3. If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mail box at driveway entrance may be a minimum of 4". However, requ. irement #3 must still be met. additional numbers if deemed 5. Administrative authority may require necessary. Residential Recuuirements (2 or less dwelling unit) 1. Minimum height shall be 5 1/4". Building permits will not be finaled unless numbers are posted and approved by the Building Department. Commercial Requirements 1. Minimum height shall be 12". 2.¸ Strip Malls a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on all back doors. 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. Chanhassen Fire Department'. -.! Fire Prevention .. Policy ~29-1992 _ Date: 06/15/92 Revised: Approved - Public Safety Director Page 1 of 1 CITYOF 690 Ci9, Center Ddve, PO Box' 147 Chanhassen, Minnesota 55317 Phone 612.937.1900 Ge,era/Fax' 612. 937, 5739 Engi,mi,g Fax 612.937.9152 P, blic S,~,O, £ax 612,93<2524 ¥t3b wwu:ci, dm,hasse,.mn.,s MEMORANDUM TO: FROM: Cindy Kirchoff, Planner II Todd Hoffinan, Park and Recreation Director DATE: April 25, 2000 SUB J: Marsh Glen Thank you fl0r forwarding a copy of the preliminary plat for Marsh Glen. As addressed in the previous application, two areas are of concern to me: Access to the city's park system. Access to the city's trail system. The new single family proposal fails to meet the needs of the proposed neighborhood in either of theses areas. A trail between Lots 6 and 7, or Lots 5 and 6 is an absolute necessity of this plan. Future residents of Marsh Glen need access to the Lake Susan to Rice Marsh Lake Trail situated just north of the site. As proposed, Marsh Glen would generate $7,600 in trail fees, and $22,800 in park fees. I am comfortable recommending that the City invest these proceeds in the construction of the necessary trail. The applicant can choose to coordinate this construction and be credited appropriately or the City will collect the fees and build the trail independent of the housing development. I am available as required to meet with the applicant to discuss the City's desires in this area. c: Kate Aanenson, Community Development Director Park and Recreation Commission g9 park~th\KirchoflMarshGIcnMemo FEB-14-2000 11: 28 STATE FtII) ldinnesota Dopartment of T~ans~atlon Metm~litan Division Waters .Edge 1S00 We~ Coun~ ~Md B2 ~oswille, MN ~5113 February 14, 2000 Post-It' Fax Note 7671 651 582 1368 P.01/02 Mr, Dave Hempel Assistant City Engineer City of Chanhassen 690 City Center Drive Post Office Box 147 Chanhassen, Minnesota 55317 $!,lbj~ct: Marsh Glen P00-001 (Plat Review) East of Trunk Highway (TH) 101 and North of 86m Street West Chanhassen, Carver County C.S. 1009 Dear Mr. Hempel: The Minnesota Department of Transportation (Mm~OT) has reviewed the above referenced plat in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development, please consider the following comments: · For primarily safety reasons, Mn/DOT will not allow a permanent or temporary access to TH 101. Mn/DOT inspections of the property reveal that there is inadequate site distance for a slzeet or any other type of access connection. As we discussed, if there is a jurisdictional transfer (i.e., tumback) of TH I01, it will be the responsibility of the regulating governmental agency to determine the appropriateness of any future access to this road. Please direct questions concerning access issues to La.rs Impola (612- 797-3126) of our Traffic Section. · The final plat will need to identiSy Mn/DOT right of way including dimensions fi.om the eenterline of TH 101. Please direct questions concerning Mn/DOT right of way to JeffI-Ioffstrom (612-797-3108) of our Surveys Section or Jolm Isaekson (651-582-12'73) ofaur Right of Way Section. . Any work on or affecting Mn/DOT right of way will require a pei,dt. Questions regarding Mn/DOT permit applications may be directed to Keith Van Wagner (651-582-1443) of our Permits Section. · MrdDOT's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often results in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Consol Agency, the U.S. Department of Housing and Urban Development and the U.S. Department of Transportation. Mn/DOT policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitiga'don measures. The project developer should assess the noise situation and take the action deemed necessary to minimize the impacts of any highway noise. Please address all future correspondence for development activit3, such as plats, site plans, environmental reviews, and comprehensive plan amendments to: An equal opporlunity employer 11:28 STRTE ~qlD P,02/02 Sherry Narusicwicz Mr2DOT -'Meu'o Division Waters Edge 1500 West County Road B-2 Roseville, Minnesotm 55113 We regret the delay in responding to this development review. Feel free to contact me at (651) 582-1771 if should have any questions. Sincerely, Paul Czech Senior Transportation Planner/Local Government Liaison John Freemyer, Carver County Surveyor Roger Gustafson, Carver County Engineer Development Engineering, P,A. Larry Stein - ].. stein~us, west. net Mn/DOT Division File C.S, 1009 Mn/DOT LGL - Chanhassen N~-ID H£~tVI~ IBm ! / / / / / / i / I I NHrID HE,[Vt'II :£V'-Id Z.~IVNIt'~I'-IgNd %. 'x \'~'/ 1/ \x. N~ID HE~tVIq / / i_ __/ I' T / / :,T, V'Zct X ~lVNItqI?~t'~lct 31YOS : :~' ~ ~?.J"!.E}:~ .'-.=H: ---".':.."-:""'¥":":i& N2?D H£~IVtAI :J,V'TE X~IVNI~I72~tE 31(~Q]HOS / / :£ VTct ft ~]VNII,4IITfffhIct NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING WEDNESDAY, MAY t7, 2000 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSA~ Preliminary Plat for t9 Single Family Lets APPLICANT: LOCATION: MSS Holdings, LLC 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 preliminary plat to subdivide 13.41 acres into 19 single family lots on property zoned RSF, Single Family Residential. 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 Chanhessen Villager on April 20, 2000. Smooth Feed SheetsTM MILTON R A BATHKE 8404 GREAT PLAINS BLVD CHANHASSEN MN 55317 MARK T & LORI JESBERG 8407 GREAT PLAINS BLVD CHANHASSEN MN 55317 Use template for 5160® TONY L & PATRICIA J FERGUSON 8495 MISSION HILLS LN CHANHASSEN MN 55317 CITY OF CHANHASSEN CHANH~SSEN MN 55317 CITY OF CHANHASSEN 690 CITY CENTER DR PO BOX 147 // CH~N MN 55317 ANDREW A FRESETH & N77W36498 SADDLEBROOK LN OCONOMOWOC Wl 53066 MILTON R A BATHKE 8404 GREAT PLAINS BLVD CHANHASSEN MN 55317 BRIAN M & DAWN M RODELL RILEy 8580 MISSION HILLS LN CHANHASSEN MN 55317 RONALD S & BARBRA T EwING ' 8570 MISSION HILLS LN CHANHASSEN MN 55317 DONALD L GALE 8402 GREAT PLAINS BLVD CHANHASSEN MN 55317 CITY OF CHANHASSE~ 690 CITY CENT~ERd~. PO BOX 1...!.~7~ ,-, CH~'NASSEN MN 55~17 GEORGE J CARLYLE & 8560 MISSION HILLS LN CHANHASSEN MN 55317 ROBERT W ARMSTRONG JR 8400 GREAT PLAINS BLVD CHANHASSEN MN 55317 JAMES A & MARILYN L CRAWFORD 8581 MISSION HILLS LN CHANHASSEN MN 55317 DANIEL T & KELLY A FASCHING 8550 MISSION HILLS LN CHANHASSEN MN 55317 JAMES J & TRUD1 A AMUNDSON 8500 GREAT PLAINS BLVD CHANHASSEN MN 55317 SHIRLEY M ROBINSON 8502 GREAT PLAINS BLVD CHANHASSEN MN 55317 SUNITA GANGOPADHYAY & 8571 MISSION HILLS LN CHANHASSEN MN 55317 RICHARD K & THERESA A HESS 8561 MISSION HILLS LN CHANHASSEN MN 55317 STEVEN M & TRACY A SCHEID 451 MISSION HILLS CT CHANHASSEN MN 55317 JEFFREY G & LEA J NORDOS 461 MISSION HILLS CT CHANHASSEN MN 55317 EUGENE D & MARTHA J KLEIN 8412 GREAT PLAINS BLVD CHANHASSEN MN 55317 LAWRENCE D & NANCY E STEIN 8541 MISSION HILLS LN CHANHASSEN MN 55317 JOHN G & MARIGO N GEROGEORGE 470 MISSION HILLS CT CHANHASSEN MN 55317 JAMES P & KATHRYN L JACOBY 84 I0 GREAT PLAINS BLVD CHANHASSEN MN 55317 JOHN A & CATHRYN P MAZEIKA 8525 MISSION HILLS LN CHANHASSEN MN 55317 ROBERT A & LISA K GAUVIN 460 MISSION HILLS CT CHANHASSEN MN 55317 R LAWRENCE & TAMMY A HARRIS 8408 GREAT PLAINS BLVD CHANHASSEN MN 55317 SCOTT E & SHANNON L FIEDLER 8511 MISSION HILLS LN CHANHASSEN MN 55317 RANDY V ROSETH & 450 MISSION HILLS CT CHANHASSEN MN 55317 Smooth Feed Sheetsm Use template for 5160® CITY OF CHANHAS~ 690 CITY CENT~..FAk"DR PO B O_..K.M~. C,~A'SSEN MN 55317 FRANK J HANISH & 561 MISSION HILLS DR CHANHASSEN MN 55317 BEVERLY E CHRISTENSEN 517 MISSION HILLS DR CHANHASSEN MN 55317 MISSION HILLS LTD PTRSHP 7808 CREEKRIDGE CIR #310 MINNEAPOLIS MN 55439 WALTER J & LUCY K BURKE 557 MISSION HILLS DR CHANHASSEN MN 55317 BERNARD M & JOANN C GAYTKO 521 MISSION HILLS DR CHANHASSEN MN 55317 VERLE R & BETTE M POFFENBERGE 593 MISSION HILLS DR CHANHASSEN MN 55317 ERWIN C & CLARA M SIDER 553 MISSION HILLS DR CHANHASSEN MN 55317 ROBERT C & SUSAN J ERICKSON 513 MISSION HILLS DR CHANHASSEN MN 55317 LENORE J MOLSTAD 589 MISSION ttlLLS DR CHANHASSEN MN 55317 RUTH M THONANDER 549 MISSION HILLS DR CHANHASSEN MN 55317 MONICA M GALUSKA 509 MISSION HILLS DR CHANHASSEN MN 55317 VIRGINIA A WELLUMSON 585 MISSION HILLS DR CHANHASSEN MN 55317 KATHY J MCKIM 533 MISSION HILLS DR CHANHASSEN MN 55317 DEAN D & NANCY E SCHUENKE 505 MISSION HILLS DR CHANHASSEN MN 55317 PETER W & GLORIA JEAN WILCZEK 58t MISSION HILLS DR CHANHASSEN MN 55317 IRVING L & GERALDINE M JOHNSON 537 MISSION HILLS DR CHANHASSEN MN 55317 JANET E BROWN 501 MISSION HILLS DR CHANHASSEN MN 55317 LYLE H & ARDIS M OLUFSON 565 MISSION HILLS DR CHANHASSEN MN 55317 THOMAS C & KATHREEN A FAUST 541 MISSION HILLS DR CHANHASSEN MN 55317 CARL P & VIRGINIA R PRIOR 500 MISSION HILLS DR CHANHASSEN MN 55317 VERNIS M STROM 569 MISSION HILLS DR CHANHASSEN MN 55317 D JACQUELINE FLEMING 545 MISSION HILLS DR CHANHASSEN MN 55317 ROBERT J & JOYCE H ZINNEL 504 MISSION HILLS DR CHANHASSEN MN 55317 VIOLA M COLLINGHAM 573 MISSION HILLS DR CHANHASSEN MN 55317 GERALD P & ADELINE R HARRIS 529 MISSION HILLS DR CHANHASSEN MN 55317 CHRISTINE A HUGHES 471 FRISCO CT CHANHASSEN MN 55317 BARBARA J WELLUMSON 577 MISSION HILLS DR CHANHASSEN MN 55317 HARLOW A NELSON 525 MISSION HILLS DR CHANHASSEN MN 55317 ROSEMARY B WILL 475 FRISCO CT CHANHASSEN MN 55317 Smooth Feed SheetsTM Use template for 5:160® MARY A AINSWORTH 508 MISSION HILLS DR CHANHASSEN MN 55317 RODERICK J MCKENZIE & 536 MISSION HILLS DR CHANHASSEN MN 55317 GERRING PROPERTIES INC 1405 EAST WAYZATA BLVD WAYZATA MN 5539 ! RONALD R & MARY M TAYLOR 512 MISSION HILLS DR CHANHASSEN MN 55317 ROGER A WAINWRIGHT 532 MISSION HILLS DR CHANHASSEN MN 55317 JO C THOMPSON 580 MISSION HILLS DR CHANHASSEN MN 55317 NADINE N NELSON 484 FRISCO CT CHANHASSEN MN 55317 ALLEN J COLE 8525 MAYFIELD CT CHANHASSEN MN 55317 JAMES J & TRUDI A AMUNDSON 8540 MAYFIELD CT CHANHASSEN MN 55317 JANEEN D LANDSBERGER 480 FRISCO CT CHANHASSEN MN 55317 RICHARD & EVELYN J KETTLER 8521 MAYFIELD CT CHANHASSEN MN 55317 JOHN A & JUDITH A HRUBY 8544 MAYFIELD CT CHANHASSEN MN 55317 DANIEL J SIMPSON 524 MISSION HILLS DR CHANHASSEN MN 55317 VERNON W & BARBARA L LINDEMA 552 MISSION HILLS DR CHANHASSEN MN 55317 PHILLIP N GRONSETH 592 MISSION HILLS DR CHANHASSEN MN 55317 MARCIA J JOSEPHSON 528 MISSION HILLS DR CHANHASSEN MN 55317 DIANE M DEPOE 548 MISSION HILLS DR CHANHASSEN MN 55317 MARCELLA HOWE-TRUSTEE 596 MISSION HILLS DR CHANHASSEN MN 55317 LEX D EDISON & 520 MISSION HILLS DR CHANHASSEN MN 55317 KARLA K ~FHOMSON 8524 MAYFIELD CT CHANHASSEN MN 55317 SUSAN M HOAGLUND 588 MISSION HILLS DR CHANHASSEN MN 55317 RAYMOND E & ELEANORE E FROM 516 MISSION HILLS DR CHANHASSEN MN 55317 MARY R FISCHER 8520 MAYFIELD CT CHANHASSEN MN 55317 GEORGE D STACY 584 MISSION HILLS DR CHANHASSEN MN 55317 HAROLD JR & POLLY L HARTIN 540 MISSION HILLS DR CHANHASSEN MN 55317 PATRICK S & CONSTANCE SULL1VA 8500 MAYFIELD CT CHANHASSEN MN 55317 MISSION HILLS GARDEN HOMES 2681 LONG LAKE RD ROSEVILLE MN 55113 KATHRYN M KRAGNESS 544 MISSION HILLS DR CHANHASSEN MN 55317 BONITA R MENDEN 8504 MAYFIELD CT CHANHASSEN MN 55317 JOSEPH & GAYLE HAUTMAN 8551 TIGUA LN CHANHASSEN MN 55317 Smooth Feed SheetsTM Use template for 5160® BEVERLY A FIEDLER 8521 TIGUA LN CHANHA$SEN MN 55317 BRENT W POPPENHAGEN & 8501 TIGUA LN CHANHASSEN MN 55317 DAVID & SHARON NICKOLAY 8500 TIGUA LN CHANHASSEN MN 55317 DAVID T & CORRINE A NAGEL 8550 TIGUA LN CHANHASSEN MN 55317 STEVEN R HARPER 8590 TIGUA LN CHANHASSEN MN 55317 AUSMAR DEVELOPMENT CO LLC PO BOX 235 CHANHASSEN MN 55317 AUSMAR DEVELOPMENT CO LLC PO BOX __,5 ~..~ ....... CHANI-IASSEN .~-~'MN 55317 AUSMAR DEVELOPMENT CO LLC PO BOX 235 CHANHASSEBL,--'~'~VIN 55317 AUSMAR DEVELOPMENT CO LLC PO BOX 235 CHANHAS&EN MN 55317 April 20, 2000 Mr. Steve Kroiss S. Kroiss Homes 8905 Cove Pointe Road Eden Prairie, MN. 55347 Dear Steve: This letter is in follow up to our telephone conVersation on 4/14/00, my conversations with the Chanhassen planning department and Tony Ferguson, in reference to your proposed plat for Marsh Glen. First, I want to compliment you on the over all site plan, it appears to be well designed for the topography of the site and most of the adjacent neighborhoods. However, as I discussed with you, Lot 8 Block 1 brings up the same identical issues I brought to your and the City's attention earlier this year. The lot next to my property and the Ferguson property is too small. The lot size at a minimum should have a buildable square foot area similar to the Ferguson lot. You can not count the square feet of land north of the wetland setback line and say this lot is larger then the City's minimum lot size. Like my property, much of it is north of the setback line and is not buildable. As I discussed with you, Tony Ferguson and Cindy Kirchoff, I am totally opposed to how you have laid out the long driveway, which runs almost three quarters of the way down the Ferguson property line and faces directly into my front yard. Please change the proposed plan so that Block 1, Lots 7 & 8 are combined into one single family lot and put the house pad, so it is aligned with the Ferguson house pad and other home sites on Mission Hills Lane to the south. By doing this, you will allow for a transition from the home sites on MissiOn Hills Lane and my home in the Rice Marsh developments. Please call me at 974-5285 if you want to discuss this further and prior to the Planning Commission and City Council meetings. Respectfully submitted, / David F. Nickolay cc.j/~ndy Kirchoff, Chan. City Planning Dept., for attachment to the staff report Tony Ferguson