Staff Report 10-12-98
MEMORANDUM
TO:
Don Ashworth, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
October 12, 1998
SUBJ:
Metes and Bounds Subdivision (97-11), 8850 Audubon Road,
Steve and Mary Pat Monson
PROPOSAL
The applicant is requesting a metes and bounds subdivision creating two lots on Lot
2, Block 1, Sun Ridge Addition, which is a 5 acre parcel zoned Rural Residential,
RR, district. The district regulations pennit a minimum lot size of 2.5 acres, require
a minimum street frontage of 200 feet and a minimum depth of 200 feet. The
proposed lots meet the minimum zoning ordinance requirements. The site is guided
in the comprehensive plan for Large Lot Residential which pennits 2.5 acre
minimum lots inside MUSA.
This item was previously submitted to the city in January, 1998. At that time, the
applicant withdrew their application to pennit the city to finalize plans for the
alignment of the Bluff Creek corridor trail. The trail corridor has been realigned
through the property to the south which will act as a trail head for the public.
The city council may approve a metes and bounds subdivision of a platted lot into
two lots inside the urban services area if both resulting lots meet the minimum
requirements of the zoning ordinance and abut an existing public street.
Staff had reviewed the conditions of approval and cited the specific sections of the
ordinance that authorize or require such conditions. The following is a review of
the conditions:
1. A detailed grading, drainage, and erosion control plan will be required at the
time of building permit application for staff review and approval. The plan
shall include driveway grades/location, tree preservation plan, lowest floor
elevations, top of block and garage floor elevations, culvert type/size and
location, existing and proposed grade elevations around the structure pursuant
to city codes.
Don Ashworth
October 12, 1998
Page 2
*Sections 7-19, Plans and specifications, Section 18-62, Erosion and sediment control, and
Section 20-94, Grading and erosion control. These requirements are standard for all building
permits.
2. The applicant shall dedicate to the City by permanent easement a drainage and utility
easement over the creek up to the 100-year flood elevation (881.6) and right-of-way along the
easterly 17 feet of Parcels I and II.
*Section 18-76, Easements, Section 18-77, Dedication of land or contribution of cash for
public purposes, and Section 18-78, Required improvements. Section 18-57, Streets, Section
18-76, Easements, and Section 18-77, Dedication of land or contribution of cash for public
purposes. Building setbacks shall be 50 feet from the required roadway easement.
Dedication of such easements are required of all subdivisions.
3. If the applicant connects to city water, hook-up and connection fees for water shall be
collected at time of building permit issuance. The applicant also has the option to install a
well.
*Sections 19-19, Use required; wells prohibited, and 19-20, Connection charges. Staff is
proposing that we leave it up to the property owner to determine if it is feasible and practical
to connect to city water. If the developer connects to city water, then hook-up and connection
fees for water shall be collected at time of building permit issuance. Staff has taken a neutral
position on the connection issue.
4. The driveway grade shall not exceed 10% and shall be paved for the first 40 to 50 feet off
Audubon Road.
* Sections 7-19, Plans and specifications, Section 18-62, Erosion and sediment control, and
Section 18-60, Lots. These requirements are in place to protect, preserve, and enhance the
water quality in the community. The 10 percent grade is to provide for the safety of
individuals as they enter and leave their property.
5. The developer shall pay the city $450 for administrative, GIS, and recording fees before the
city signs the recording documents.
*Section 18-39, Preliminary Plat. Requires the property owner to pay all applicable fees for
the recording of the plat.
6. The developer shall pay full park and trail fees for parcel II pursuant to City Ordinance.
*Section 18-77, Dedication of land or contribution of cash for public purposes.
Don Ashw0I1h
October 12, 1998
Page 3
7. Protect each ISTS site in accordance with Chanhassen Inspections Di vision Policy # 10-199
prior to any activity (grading, construction, recreation, etc.) near the sites.
8. The applicant shall pay water quality fees of $285.00 and water quantity fees of $707.00 prior to
recording of the subdivision documents.
*Section 18-63, Surface Water Management.
9. Requirements for building setbacks on an ag/urban wetland are a 10 foot buffer zone in
addition to a 40 foot building setback."
*Section 20-406, Wetland buffer strips and setbacks.
GRADING
Parcel "II" created under the proposed lot split is generally an open field with land contours
ranging from elevation 896 at the northwest comer to elevation 876 at the creek bottom which
runs east/west long the southerly boundary of the proposed lot. The plan shows an existing
driveway entrance will be used to access the site. The driveway grade shall be 10% slope or less
per ordinance. In addition, because of the steepness, the first 40 to 50 feet of the driveway shall
be paved with a bituminous surface in an effort to minimize erosion into the creek. A detailed
grading drainage and erosion control plan will be required at time of building permit application
for staff review and approval.
DRAINAGE
The parcel generally sheet drains to the creek at the south end of the proposed lot, although a
major drainageway does bisect the lot and will be affected by the proposed driveway location. A
drainage culvert will need to be installed under the driveway at this point to maintain drainage.
The size of the culvert shall be large enough to accommodate the neighborhood runoff.
According to the city's SWMP, a 27" diameter culvert will be needed to accommodate 33.2 CFS
of runoff. Drainage and utility easements shall be dedicated to the city over the creek up to the
100-year flood elevation (881.6). The lowest floor elevation of the dwelling must be a minimum
of two feet above the 100-year flood level (HWL) of the creek.
UTILITIES
The existing house on Parcel I is on a well and septic system. Parcel "II" may be served with city
water via the 12-inch watermain running along the west side of Audubon Road or install a well.
city ordinance requires dwellings within 150 feet of the waterline to connect. The applicant
Don Ashworth
October 12, 1998
Page 4
and/or builder would be responsible for water hook-up and connection fees at time of building
permit issuance if they wish to connect to city water. The city will install a water service up to
the property line upon written request. The city requests a 30 day notice in advance to perform
the work. City sanitary sewer is not available to this parcel. Based on the plans, it appears there
are two approved drain field sites.
MISCELLANEOUS
The parcel is encumbered with a 20-foot wide trail easement along the southerly and easterly
sides of the parcel.
Audubon Road is listed as a collector street in the Comprehensive Land Use Plan. The
recommended right-of-way width is 100 feet. Currently, Audubon Road right-of-way is 66 feet.
Audubon Road north of this development is 100 feet wide. Staff recommends that the applicant
dedicate by permanent easement the easterly 17 feet of Parcels I and II to the city as right-of-way.
ANALYSIS
The subject lot, Lot 2, Block 1, Sun Ridge, was provided with two ISTS (individual sewage
treatment system) sites when it was platted. Lot 2, Block 1, Sun Ridge currently comprises five
acres.
ISTS sites. Two ISTS sites per lot are currently required by the City Code. We have received soil
borings and drawings showing the location of the three proposed ISTS sites. A site inspection
confirms these three new sites to be acceptable. The sites must remain undisturbed until such time
the ISTS are constructed on them. In order to prevent accidental destruction of the sites, sites on
each parcel must be protected before any grading or construction is done on the respective parcel.
ISTS site protection must meet the requirements of Chanhassen Inspections Division Policy #10-
1991 (enclosed).
Surveys
The survey the Inspection Division currently has for Parcels I and II ( revised 12/12/97) show the
ISTS sites on Parcel II as they were staked in the field by the designer and approved by the city. A
survey should be submitted showing the sites as part of the building permit process.
WETLANDS
There is a portion of one large wetland identified on this site. This wetland begins south of the
proposed lot split and extends west behind the Lake Susan Hills development. This wetland has
been identified by the city's wetland inventory as an Ag/Urban wetland. Requirements for
Don Ashworth
October 12, 1998
Page 5
building setbacks on a ag/urban wetland are a 10 foot buffer zone in addition to a 40 foot
building setback.
The Bluff Creek also runs directly through this wetland and is located along the south side of the
proposed new lot. In this area the creek has been trenched and lost all natural meanders as the
result of farming activities.
As part of a wetland restoration project, the city is proposing to raise the standing water level of
this wetland to increase flood storage, increase water treatment capacity and to drowned out
invasive plant species. The city also plans to re-meander the Bluff Creek in this area as part of
this same project.
SURFACE WATER MANAGEMENT PLAN (SWMP)
Water Quality Fee
SWMP fees are based on a total developable land area of 2.5 acres. In a typical single family
residential development of this size, the water quality fee would be $2,000 or $800 per acre. This
figure is based on 15,000 sJ. lot sizes. However, in large lot residential developments, the
minimum lot size is 2.5 acres. Therefore, the applicant is required to pay $285.00 in water quality
fees, or the per unit charge for single family residential developments.
Water Quantity Fee
The total net area of the property is 2.5 acres of SRF large lot as discussed above. Using the
formula discussed above, the single unit water quantity connection charge is $707.00. These
SWMP fees will be due payable to the city at time of final plat recording.
PARK AND RECREATION
Lot 2, Block 1, Sun Ridge Addition is currently encumbered by a 20' walkway easement along
its southern and eastern borders. On June 14, 1997, Chanhassen voters approved a bond
referendum that included monies to construct the trail along the southern edge of this property.
This trail in its entirety will be constructed from Audubon Road north to the Chanhassen
Business Center.
Upon initiating design of the trail, it became apparent that the existing easement would not
accommodate the needs of this project. Since that time, the city has realigned the trail to go
through the property to the south. The city will require cash in lieu of park land dedication. The
applicant shall be required to pay full park and trail fees for parcel 2 pursuant to city ordinance.
Don Ashworth
October 12, 1998
Page 6
FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RR, Rural Residential
District.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stonn water
drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report.
4. The proposed subdivision makes adequate provision for water supply, stonn drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by private well and septic as pennitted
by city ordinance.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage subject to
conditions of approval.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate stonn water drainage.
b. Lack of adequate roads.
Don Ashworth
October 12, 1998
Page 7
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate infrastructure.
RECOMMENDA TION
Staff recommends that the City Council adopt the following motion:
"The City Council approves the metes and bounds subdivision (#97-11) of Lot 2, Block 1, Sun
Ridge into two lots subject to the following conditions:
1. A detailed grading, drainage, and erosion control plan will be required at the time of building
permit application for staff review and approva1. The plan shall include driveway
grades/location, tree preservation plan, lowest floor elevations, top of block and garage floor
elevations, culvert type/size and location, existing and proposed grade elevations around the
structure pursuant to city codes.
2. The applicant shall dedicate to the city by permanent easement a drainage and utility
easement over the creek up to the 100-year flood elevation (881.6) and right-of-way along the
easterly 17 feet of Parcels I and II.
3. If the applicant connects to city water, hook-up and connection fees for water shall be
collected at time of building permit issuance. The applicant also has the option to install a
well.
4. The driveway grade shall not exceed 10% and shall be paved for the first 40 to 50 feet off
Audubon Road.
5. The developer shall pay the city $450 for administrative, GIS, and recording fees before the
city signs the recording documents.
6. The developer shall pay full park and trail fees for parcel II pursuant to city ordinance.
7. Protect each ISTS site in accordance with Chanhassen Inspections Division Policy #10-199
prior to any activity (grading, construction, recreation, etc.) near the sites.
8. The applicant shall pay water quality fees of $285.00 and water quantity fees of $707.00 prior to
recording of the subdivision documents.
Don Ashworth
October 12, 1998
Page 8
9. Requirements for building setbacks on an ag/urban wetland are a 10 foot buffer zone in
addition to a 40 foot building setback."
A TT ACHMENTS
1. Development Review Application.
2. Memo from David Hempel to Sharmin Al-Jaff dated 9/28/98
3. Notice of Public Hearing and Mailing List.
4. Certificate of Survey.
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