CC Staff Report 06-09-2014n�
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax 952.227.1110
Public Works
7901 Park Place
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chaphassen.mn.us
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Sharmeen Al -Jaff, Senior Planner
DATE: June 9, 2012
SUBJ: Boulder Cove Final Plat Approval — Planning Case 2014 -09
PROPOSED MOTION
"The Chanhassen City Council grants approval of the final plat for Boulder
Cove as shown in plans dated received May 22, 2014 and subject to the
conditions of approval in the staff report."
Approval requires a simple majority vote of City Council present.
PROPOSAL SUMMARY
Preliminary Plat with Variances to
Subdivide 13.38 Acres into 30 lots
and 4 outlots, Boulder Cove, located
north of Highway 7, east of Church
Road and south of West 62" Street.
On April 14, 2014, the Chanhassen
City Council adopted the following
motion:
"The City Council approves the
Preliminary Plat for Planning Case
#2014 -09 for Boulder Cove for 31
I
ots and 3 outlots with a Vari ance to
allow a 1,200 -foot long cul -de -sac as shown on the plans received March 4, 2014, subject
to the following conditions and adoption of the attached Findings of Fact:
7�
1. Park and Recreation Conditions:
a. Full park fees in lieu of additional parkland dedication and/or trail construction
shall be collected as a condition of approval for Boulder Cove. The park fees
will be collected in full at the rate in force upon final plat submission and
approval. Based upon the current proposed lot count of 31 homes and the city's
2014 single - family park fee of $5,800 per unit, the total park fees for Boulder
Cove would be $179,800.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 2 of 25
Finding: This condition has been modified as follows:
Full park fees in lieu of additional parkland dedication and/or trail construction shall
be collected as a condition of approval for Boulder Cove. The park fees will be
collected in full at the rate in force upon Final plat submission and approval. Based
upon the current proposed lot count of 30 homes and the city's 2014 single -family park
fee of $5,800 per unit, the total park fees for Boulder Cove would be $174,000.
2. Environmental Resources Conditions:
a. Tree preservation fence shall be installed at the edge of the drip line for tree #71. A layer
of woodchips shall be installed over the root zone to a depth of 3 -4 inches. All other tree
preservation fencing shall be installed at the edge of the grading limits prior to any
construction.
Finding: This condition still applies.
b. No trees shall be planted within the public right -of -way. Front yard trees shall be located
inside the setback area.
Finding: This condition has been met.
c. Additional tree species shall be added to the plant schedule in order to reduce the
percentage attributed to spruce so that no more than one -third of the trees are from any
one species. Additional trees may not be from the maple family and must be overstory
species. Minimum total number of trees to be planted is 166.
Finding: This condition has been modified as follows:
Additional tree species shall be added to the plant schedule so that no more than
10% of the trees are from any one species and no more than 20% are from any one
genus. Additional trees must be overstory species. The minimum number of trees
to be planted is 177. A revised landscape plan must be submitted and approved by
the city prior to any grading.
d. There are overhead power lines along Highway 7. Only ornamental trees shall be
allowed to be planted in the bufferyard between the property line and the proposed fence.
Finding: This condition has been met.
e. Evergreens shall average seven feet in height when planted.
Finding: This condition still applies.
f. Any tree removal outside the parameters of the subject property shall require approval of
the property owner where the tree is located.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 3 of 25
Finding: This condition has been met.
g. Applicant shall correct the tree inventory for the following trees:
• Tree #38, sugar maple: shown on the plan as saved, shown in the inventory as
removed. The applicant shall resolve the discrepancy.
Finding: This condition has been met.
• Tree #72, spruce: shown on plan and inventory as saved. Tree is noted to be in poor
condition. Tree shall be noted as REMOVE.
Finding: This condition has been met.
Tree #96, red oak: shown on plan at the very edge of the grading limits. Tree
appears to be in a position for a possible save. It is in fair condition. Staff
recommends that applicant work with staff to preserve tree if appropriate.
Finding: This condition still applies.
• Tree #205, #206, ash: shown on plans as saved. These trees are within the grading
limits and have proposed grading shown on top of their locations. Trees shall be
noted as REMOVE.
Finding: This condition still applies.
3. Building Department conditions:
a. Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
Finding: This condition still applies.
b. Engineered design and building permits are required for retaining walls exceeding four
feet in height.
Finding: This condition still applies.
c. Each lot must be provided with a separate sewer and water service.
Finding: This condition still applies.
d. Demolition permits must be obtained before demolishing any structures.
Finding: This condition still applies.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 4 of 25
e. Proper removal, abandonment or sealing of storage tanks, on -site septic systems, wells,
etc. required. Permits required, as applicable.
Finding: This condition still applies.
f. If applicable, existing home(s) affected by new street will require address changes.
Finding: This condition still applies.
4. Fire Marshal conditions:
a. Three feet of clear space must be maintained around fire hydrants.
Finding: This condition still applies.
b. Fire hydrants must be made serviceable prior to combustible construction.
Finding: This condition still applies.
c. Temporary street signs shall be installed prior to and during construction.
Finding: This condition still applies.
d. Fire apparatus access roads capable of supporting the weight of fire apparatus shall be
made serviceable prior to combustible construction.
Finding: This condition still applies.
e. No burning permits will be issued for the removal of brush, trees.
Finding: This condition still applies.
5. Planning Department Conditions:
a. Any plans showing or describing "Next Generation" homes should not be included
because they are not permitted under current city ordinances.
Finding: This condition still applies.
b. A high- tension power line exists along Highway 7. Any work or landscaping must be
approved by Xcel Energy.
Finding: This condition still applies.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 5 of 25
6. Engineering Department Conditions:
a. The developer must work with the City of Chanhassen and the City of Shorewood to
revise the plans to incorporate a "T" intersection at 62 "a Street, Strawberry Lane, and
Boulder Court.
Finding: This condition has been met.
b. The developer shall provide an analysis to determine if the "T" intersection would
warrant a stop condition.
Finding: This condition has been met.
c. If a stop condition is warranted the developer shall have a traffic engineer collect and
analyze traffic counts on 62 "a Street to determine the queuing effects at the intersection.
Finding: This condition no longer applies.
d. Other details such as transitioning from a 31 -foot wide street in Chanhassen to a 22 -foot
wide street in Shorewood shall be addressed with the final plan submittal.
Finding: This condition has been met.
e. The developer is required to obtain any necessary permits from the Metropolitan Council
(sewer connection permit) and the City of Shorewood (work in right of way permit) and
the street must be restored.
Finding: This condition is modified as follows:
Before construction can begin the developer is required to obtain any necessary
permits from the Metropolitan Council (sewer connection permit) and the City of
Shorewood (work in right of way permit).
f. The septic tank and mound system that services 3530 Highway 7 is within the project
boundaries. These items must be removed and disposed of at an approved facility in
conjunction with the site improvements as proposed.
Finding: This condition still applies.
g. Based on the proposed preliminary plan the developer must provide a sanitary sewer
service to 3530 Highway 7. The developer shall ensure that sewer service to 3530
Highway 7 is maintained throughout construction, which will involve pumping the septic
tank after the septic mound is removed and before a sewer service is installed to serve the
property.
Finding: This condition no longer applies.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 6 of 25
h. Water main for the project will be directionally bored under Highway 7 and will wet tap
into the existing 12" trunk water main on the south side of Highway 7. A portion of this
water main extension lies on 3520 Highway 7; the developer must acquire the necessary
easement prior to final plat submittal. The easement must be 20 feet wide centered on the
pipe.
Finding: This condition no longer applies.
i. Water main will extend between Lot 5, Block 1 and the tot lot to the existing water main
in the southwest corner of 3751 62nd Street. The water main alignment shown on the
utility plan is not within existing easement, therefore the developer must acquire the
easement necessary to install this water main prior to final plat submittal. The easement
must be 20 feet wide centered on the pipe.
Finding: This condition no longer applies.
j. A water main interconnect will be required to the Shorewood watennain at 62n1 Street
and Strawberry Lane.
Finding: This condition has been met.
k. The developer proposes to extend 6" water main to the east to provide service to 3520
and 3030 Highway 7. The developer must acquire the necessary easements to complete
this work.
Finding: This condition no longer applies.
1. All existing and proposed off -site drainage and utility easements must be referenced
accordingly.
Finding: This condition still applies.
m. Existing off -site easements must be referenced by document number or the plat in which
they were dedicated.
Finding: This condition still applies.
n. Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans
and specifications must be submitted at time of final plat.
Finding: This condition still applies.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 7 of 25
7. Water Resources Coordinator Conditions:
a. Show the extent of the shoreland overlay district for Lake Minnewashta on the plan set
before final plat approval.
Finding: This condition has been met.
b. The applicant must demonstrate the extent of tree preservation for storm water volume
reduction credit by overlaying grading limits on a current aerial photograph before final
plat approval.
Finding: This condition has been met.
c. The applicant must recalculate the volume reduction credit from new tree plantings
without the use of ornamental trees before final plat approval. The current best
information is that elevation is at least 969.5 to approximately 972.
Finding: This condition has been met.
d. The filtration feature shall be moved so that the bounce within the basin remains entirely
within the outlot before final plat approval.
Finding: This condition has been met.
e. A homeowners association shall be created and shall be responsible for the maintenance
of the filtration feature. The outlet pipe shall be the responsibility of the city.
Finding: This condition still applies.
f. An operations and maintenance manual shall be developed for the filtration feature
indicating how the HOA will maintain the feature and assure its proper function.
Finding: This condition still applies.
g. The landscape plan shall be updated to include the planting schedule for the infiltration
basin and the outlots and to provide shrubs or other buffering measures between the rear
yard lines and the filtration feature before final plat approval.
Finding: This condition has been met.
h. The pond in Outlot A shall be redesigned such that the likely seasonally high water table
is at or below the modeled normal water level.
Finding: This condition has been met.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 8 of 25
i. Additional hydrogeological data provided and attested to by a licensed professional in
hydrogeology or similar may be used to show that the above condition 8 is met.
Finding: This condition no longer applies.
All recommendations relating to subgrade improvements, preparations and drainage as
well as dewatering and drainage control from the March 3, 2014 Braun report shall be
implemented.
Finding: This condition still applies.
k. The swale behind lots 4 through 10 of Block 2 shall have a drain tile installed as part of
the site grading and utility installation. This shall be included before final plat approval.
Finding: This condition still applies.
1. Environmental manholes or 4 -foot sump manholes with SAFL baffles shall be installed at
CBMHI and CBMH3.
Finding: Amended as follows: Environmental manholes or 4 -foot sump manholes
with SAFL baffles shall be installed at CBM112 and CBMH4.
m. A concerted efforts shall be made to combine the outfall into the Pond in outlot A such
that there is only one outfall. If it is not feasible from an engineering standpoint, then
documentation supporting this assertion shall be provided to city staff prior to final plat
approval.
Finding: This condition has been met.
n. A comprehensive, stand -alone SWPPP document with all elements required by Part III of
the NPDES construction permit shall be prepared and submitted to the City for review
and comment before final plat approval.
Finding: This condition still applies.
o. Surface Water Management connection charges are estimated to be $84,146.45. This
connection charge will be due at the time of final plat.
Finding: This condition has been amended as follows:
The Surface Water Management connection charges are $82,967.65.
p. In the event that wetland characteristics are observed on the site during field visits during
the growing season, steps will need to be taken to assure compliance with the MN
Wetland Conservation Act, the Federal Clean Water Act and other applicable federal,
state and local regulations.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 9 of 25
Finding: This condition still applies.
The final plat contained 31 lots and 3 outlots. To meet the conditions of approval, the total number
of lots was reduced to 30 lots and the outlots were increased to 4.
FINAL PLAT
The applicant is requesting final plat approval to subdivide 13.38 acres into 30 lots and 4 outlots.
The site is zoned RLM, Residential Low and Medium Density District and is located north of
Highway 7, east of Church Road and south of West 62" d Street.
The density is 2.2 units per acre gross and 3.9 units per acre net after removing the roads, storm
ponds and park. The applicant is proposing to develop the site in one phase. Outlot A contains a
drainage easement and a storm pond, Outlot B is an open space and will contain a future
development sign, Outlot C contains a drainage easement and a filtration basin and Outlot D
contains a filtration basin and a tot lot. All lots meet the minimum area, width and depth of the
zoning ordinance requirements.
All lots are proposed to contain single- family homes. The applicant submitted several home designs
they intend to build. One of these designs (Next Generation) is a two -unit home. Staff discussed
this matter with the applicant and informed them that the city code requires a variance for the
temporary use of single - family dwelling as a two- family dwelling under the following
circumstances:
1. There is a demonstrated need based upon disability, age or financial hardship.
2. The dwelling has the exterior appearance of a single - family dwelling, including the maintenance
of one driveway and one main entry.
3. Separate utility services are not established (e.g., gas, water, sewer, etc.).
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 10 of 25
4. The variance will not be injurious to or adversely affect the health, safety or welfare of the
residents of the city or the neighborhood where the property is situated and will be in keeping
with the spirit and intent of this chapter.
A condition of the plat approval states "Any plans showing or describing `Next Generation'
homes should not be included because they are not permitted under current city ordinances."
This condition still applies to the plat.
Access is gained off of an internal road. There is a variance attached to the application that deals
with the length of the cul -de -sac serving this development. This variance was approved with the
preliminary plat.
All of the proposed lots meet the minimum width and depth requirements of the Zoning
Ordinance.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
Streets
The developer proposes to extend a 1,200 -foot long public cul -de -sac from the existing
intersection of West 62nd Street and Strawberry Lane. Staff supports the variance for the cul -de-
sac length due to the safety benefits associated with only accessing from West 62nd Street, and
since the water main for the majority of the project will be in a looped system. Access to
Highway 7 is not proposed for the following reasons:
1. MnDOT classifies Highway 7 as a high- priority regional corridor and will not allow access to
Highway 7 if there is an alternative access from a local street,
2. MnDOT is minimizing the number and controlling the spacing of accesses along Highway 7,
and
3. City Code requires minimum one - quarter mile (1320 -foot) access spacing along Highway 7.
The distance between Church Road and Shorewood Oaks drive is only approximately 2100
feet; therefore, an access from the Boulder Cove development to Highway 7 would not meet
City requirements.
Recent developments within the Highway 7 corridor include Hidden Creek, Hidden Creek
Meadows and Boyer Lake Minnewashta Addition, as shown below. Access to Hidden Creek
extends from Highway 7 at Pipewood Curve. The old access was removed due to poor sight
lines.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 11 of 25
=Hidden
New Pipeweod
Curve access
Old Pipeweod
Curve access
Boyer Lake
Minnemshta
Accesses to Hidden Creek Meadows and Boyer Lake Minnewashta were extended from existing
local streets adjacent to these developments.
In December, 2005 MnDOT determined that the Church Road intersection at Highway 7 did not
meet warrants for the installation of a traffic control signal.
The plans show a new public street extending from the curve that connects 62 "d Street to
Strawberry Lane. As illustrated on the map below Church Road, 62 "d Street and Strawberry
Lane is a route used by buses and parents to drop off and pick up students from Minnewashta
Elementary School.
Church Road is a 31 -foot wide urban street owned and maintained by the City of
Chanhassen.
62 "d Street is a 22 -foot wide rural street. The corporate boundary between Chanhassen
and Shorewood bisects 62nd Street. Shorewood currently maintains 62 "d Street.
Shorewood's standard street section is 24 -feet wide; Chanhassen's is 31 feet.
• Strawberry Lane is a 22 -foot wide rural street owned and maintained by the City of
Shorewood.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 12 of 25
Map courtesy of Microsoft Corpomtion
Staff met with representatives from the City of Shorewood to discuss the proposed connection to
62nd Street/Strawberry Lane and any future upgrades to these streets since improvements to West
62 "d Street would generally be part of a project to improve Strawberry Lane. Shorewood
currently has no programmed plans to widen Strawberry Lane or 62nd Street but anticipates that
work within this corridor will be done in the next five to ten years.
Staff from both cities recommends that the West 62 "d Street/Strawberry Lane/Boulder Court
intersection be improved at this time. The intersection is currently a 90- degree turn. Staff
recommends revising the plans to construct a tee intersection at this location to improve the
traffic operation. The developer's engineer studied the intersection for stop sign warrants. The
study did not show stop signs are warranted based on traffic volumes or accidents. However,
stop signs are recommended at this intersection to improve traffic operation characteristics.
Also, the intersection of Church Road and West 62 "d Street is a three -way stop condition so
adding stop signs at West 62 "d Street and Strawberry Lane intersection is consistent with current
traffic operations. Shorewood's City Engineer supports improving this intersection to a three -
legged intersection and have a three -way stop condition. The developer must coordinate the
intersection work affecting 6195 Strawberry Lane with the homeowner, including tree removal
and replacement.
The two existing driveway accesses to Highway 7 within the property will be removed with this
project. The property owners at 3520 and 3530 Highway 7 (single - family properties
immediately east of the development) have elected to keep their access to Highway 7. There is
space to extend a future private street from the cul -de -sac in the future.
Utilities
Sanitary sewer service to the proposed development will be extended from the Metropolitan
Council trunk sewer at the intersection of West 62nd Street and Strawberry Lane. The developer
is required to obtain any necessary permits from the Metropolitan Council (sewer connection
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Staff met with representatives from the City of Shorewood to discuss the proposed connection to
62nd Street/Strawberry Lane and any future upgrades to these streets since improvements to West
62 "d Street would generally be part of a project to improve Strawberry Lane. Shorewood
currently has no programmed plans to widen Strawberry Lane or 62nd Street but anticipates that
work within this corridor will be done in the next five to ten years.
Staff from both cities recommends that the West 62 "d Street/Strawberry Lane/Boulder Court
intersection be improved at this time. The intersection is currently a 90- degree turn. Staff
recommends revising the plans to construct a tee intersection at this location to improve the
traffic operation. The developer's engineer studied the intersection for stop sign warrants. The
study did not show stop signs are warranted based on traffic volumes or accidents. However,
stop signs are recommended at this intersection to improve traffic operation characteristics.
Also, the intersection of Church Road and West 62 "d Street is a three -way stop condition so
adding stop signs at West 62 "d Street and Strawberry Lane intersection is consistent with current
traffic operations. Shorewood's City Engineer supports improving this intersection to a three -
legged intersection and have a three -way stop condition. The developer must coordinate the
intersection work affecting 6195 Strawberry Lane with the homeowner, including tree removal
and replacement.
The two existing driveway accesses to Highway 7 within the property will be removed with this
project. The property owners at 3520 and 3530 Highway 7 (single - family properties
immediately east of the development) have elected to keep their access to Highway 7. There is
space to extend a future private street from the cul -de -sac in the future.
Utilities
Sanitary sewer service to the proposed development will be extended from the Metropolitan
Council trunk sewer at the intersection of West 62nd Street and Strawberry Lane. The developer
is required to obtain any necessary permits from the Metropolitan Council (sewer connection
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 13 of 25
permit) and the City of Shorewood (work in right -of -way permit) and the street must be restored.
In these situations the Metropolitan Council installs a temporary meter every few years to
determine the average flow and bills the City accordingly.
The septic tank and mound system that services 3530 Highway 7 is within the project
boundaries. The developer has submitted an affidavit stating that the owner of 3530 Highway 7
is aware that these facilities are not within their property. The developer will provide a sanitary
sewer service to 3530 Highway 7.
According to the Building Department the home at 3520 Highway 7 is connected to the City of
Shorewood sanitary sewer system.
Water main for the project will be directionally bored under Highway 7 and will wet tap into the
existing 12 -inch trunk water main on the south side of Highway 7. Water main will extend
between Lot 5, Block I and the tot lot to the existing water main in the southwest comer of 3751
Wes 62"d Street.
An emergency water main interconnect will be required to the Shorewood watermain at West
62 d Street and Strawberry Lane. This interconnection is mutually beneficial to Chanhassen and
Shorewood so that the water mains can be connected during system disruptions to maintain
reasonable water pressure. The developer shall salvage and reinstall the Shorewood hydrant five
feet behind the back of curb.
Eight -inch water main will be installed within the proposed street.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 14 of 25
The proposed water main looping is critical since the existing service area north of Highway 7 is
currently served by only one water main crossing under Highway 7. Looping the water main
will minimize service disruptions should a water main break occur north of Highway 7.
The developer proposes to extend a water service to the 3520 Highway 7 property.
All existing and proposed off -site drainage and utility easements must be referenced accordingly.
Existing off -site easements must be referenced by document number or the plat in which they
were dedicated.
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat.
The applicant is required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval.
Permits from the appropriate regulatory agencies will have to be obtained, including but not
limited to the MPCA, Department of Health, MCES, and Watershed District.
The developer must pay a portion of the City Sanitary Sewer Access Charge (City SAC) and
City Water Access Charge (City WAC) with the final plat:
City SAC: $664 /unit x 30 units = $19,920
City WAC: $1,886 /unit x 30 units = $56,580
Full City SAC and WAC charges for 3520 Highway 7 shall be paid when the property connects
to the utilities.
Storm Water Utility
The Surface Water Utility Charges are calculated based upon land use type and land area.
Credits are applied based upon storm water practices being implemented. The following table
illustrates the Storm Water Utility Charges associated with the development of this parcel.
Area
Rate
Total
Water Quality
12.04 ac
$2,830/ac
$34,073.20
Water Quantity
12.04 ac
$5,590/ac
$67,303.60
Treatment BMP Credit
13.01 ac
$1,415 /ac
($18,409.15)
$82,967.65
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 15 of 25
Grading, Surface Drainage and Water Quality Practices
Residents to the north and west of the proposed development have indicated that there are
drainage problems within their neighborhoods. The area draining off site, the volume of runoff
and the peak discharge rate will decrease under the post development condition.
Because this will result in greater than one acre of new impervious, it must meet the
requirements set forth in the General Permit Authorization to Discharge Stormwater Associated
with Construction Activity Under the National Pollution Discharge Elimination System/State
Disposal System Program (NPDES Construction Permit). In addition to erosion prevention and
sediment control practices, this includes permanent stormwater management as discussed in Part
III.D of the permit.
This section of the permit requires that the first inch of runoff from impervious surfaces is
retained on site. If infiltration is prohibited (see Part III.D.I j), other methods of volume
reduction should be evaluated. In either case, that water quality volume must be treated. The
applicant is proposing a filtration feature and a wet sedimentation pond and is seeking credit for
abstraction from the canopies of the newly planted trees. The preservation of existing tree
canopy and the establishment of new overstory trees is an accepted practice under the Minnehaha
Creek Watershed District rules and the Minimal Impact Design standards. The applicant has
indicated that over one acre of tree canopy will be preserved on the site. Staff is having trouble
discerning where this amount of tree preservation is occurring. They must provide an exhibit
showing where these protected canopy areas are. This shall be the grading limits overlaid on a
current aerial photograph with leaf out conditions or a similar exhibit agreed to by the city. Only
the preservation of tree canopy within the boundaries of Boulder Cove shall be counted towards
this credit. The hydrology report indicates that 124 trees will be planted. Of these 31 are
ornamental trees which are not considered overstory trees and shall not be counted towards the
abstraction volume. The applicant will need to calculate the resulting abstraction due to tree
establishment without the ornamental trees.
The applicant is providing rate control, volume reduction and water quality improvements
through the installation of a filtration basin and a wet detention pond. Infiltration is infeasible
due to the poorly drained clay soils and the shallow water table on the site. Minnehaha Creek
has established criteria for the use of filtration and tree preservation as a volume reduction
practice.
The filtration feature shall be the responsibility of the homeowners association. The city will
maintain the outlet structure and reinforced concrete pipe within Outlots C and D, but the
filtration feature and the plantings shall be the responsibility of the HOA or the developer. An
operations and maintenance manual shall be drafted and provided to the City for review and
comment prior to issuing any building permits for Lots 1 -10 of Block 3. A detailed planting plan
and schedule shall also be developed for this feature and included as part of the landscaping plan.
This planting should include shrubs or some other effective screen to assure that yards do not
encroach into the filtration feature thereby rendering it ineffective as a water quality BMP.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 16 of 25
Long -term pond maintenance is becoming a larger portion of the city's maintenance budget. It is
far more cost effective to proactively reduce sediment delivery to the ponds than it is to dredge
the ponds out as needed. Given the confined space on the site, an additional forebay is not an
option. The design shall include the installation of environmental manholes or four -foot or
deeper sump manholes with a SAFL baffle at CBMHI and CBMH3.
The plans must show the existing drainage and utility easement that will encompass the east -west
portion of the proposed six -inch drain tile as it daylights to the Highway 7 ditch.
CBMH 1 must be located to the common property between Lots 7 and 8, Block 2.
The storm sewer line within Block 2 shall be realigned so that it will not be under a retaining
wall.
The plat must be revised to include rear drainage and utility easements that are at least 10 feet
wide.
The proposed grading creates a low spot to the southeast of Lot 13, Block 3, outside of the
project limits. The developer shall either work with the property owner to grade this area to
eliminate the low spot or install a storm drain to the area.
If any drain tile is encountered during construction the developer's contractor must contact the
City to determine if the tile is to be removed or connected to the development's infrastructure.
The developer shall work with the City of Shorewood to determine if storm sewer can be
extended to the north side of West 62 a Street to alleviate some of the existing drainage issues in
the area.
Erosion Prevention and Sediment Control
Because this will result in greater than one acre of new impervious, it must meet the
requirements set forth in the General Permit Authorization to Discharge Stormwater Associated
with Construction Activity Under the National Pollution Discharge Elimination System/State
Disposal System Program ( NPDES Construction Permit). As part of the NPDES the applicant
must develop or cause to be developed a Surface Water Pollution Prevention Plan ( SWPPP) with
all of the elements required under Part III of the permit. Section 18 -40 of Chanhassen city code
requires that the SWPPP be provided with the preliminary plat submittal. The applicant must
submit an amended SWPPP with the required elements to the city prior to final plat approval.
This is not intended to be an exhaustive list of the deficient SWPPP items. The Minnesota
Pollution Control Agency has available on their website a SWPPP Checklist that the applicant
can reference. Items of note missing from the SWPPP include a narrative discussing, among
other things, training requirements, chain of responsibility, discussion of Lake Virginia as an
impaired water, and long -term operations and maintenance of the storm water best management
practices. Additional discussion of stormwater management practices also need to be included in
the SWPPP, particularly as in relates to the use of filtration as a stormwater BMP.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 17 of 25
Many of the other required elements have been provided but are located throughout the plan set
or in other documents entirely. The SWPPP should be a single standalone document that
assembles the required information in one document for ease of review, inspection, maintenance
and assurance of compliance.
Groundwater
Soil boring information has been submitted and indicates that groundwater elevations fluctuate
from approximately 962' within the tot lot to approximately 973.5' on Lot 11 of Block 2. The
lowest floor elevations of the proposed buildings are at least three feet above the groundwater
elevation
Because of the shallow water table and the backyard drainage, all recommendations of the March
3, 2014 Braun report shall be incorporated into the site grading and all construction measures for
the site. This is of particular importance for the houses in Block 1 and Lots 1 -5 of Block 2 to
prevent ground water intrusion into the basements. Further, sump pump discharge shall be
directed to drain tiles or directly to the ponding areas.
In 2006 Barr Engineering completed an analysis and determined that the proposed high water
elevation would not significantly increase the groundwater elevation near the existing homes
west of the site. The developer will install a French drain system on the west side of the pond to
lower the groundwater elevation to approximately 966', which would provide a three -foot
separation between the groundwater elevation and the lowest floor elevations of the adjacent
homes. This French drain system will be a significant benefit from the existing condition and
will allow for the properties to the west of the project to connect sump pumps to the French drain
system.
According to a resident a field drain tile was installed on the west side of the development many
years ago. If any drain tile is encountered during construction the developer's contractor must
contact the City to determine if the tile is to be removed or connected to the development's
infrastructure.
RETAINING WALLS
The developer proposes to install a 590 -foot long boulder wall along the north side of the berm
in Outlot A. The maximum height of the wall is three feet. The developer must sign an
encroachment agreement to allow for the boulder wall within the drainage and utility easement
over Outlot A.
A 90 -foot long retaining wall is also proposed on the east side of Lot 13, Block 3. The top and
bottom of wall elevations must be shown on the plan view. The plans must be revised so that
construction of the wall will not encroach onto the adjacent property.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 18 of 25
MISCELLANEOUS
A high- tension power line exists along Highway 7. Any work or landscaping must be approved
by Xcel Energy.
PARK DEDICATION
Parks
This property is located within the neighborhood park service area for Cathcart Park. Future
residents of Boulder Cove will have convenient access to the park from West 62' Street. Cathcart
Neighborhood Park is unique in that the park is owned and operated by the City of Shorewood, but
is located in the City of Chanhassen. The two cities operate the park with an agreement that
Shorewood provides for all capital improvements and daily operations and Chanhassen mows the
lawn and trims the trees and bushes.
Cathcart Park is 4.75 acres in size and features a playground, basketball court, hockey rink with
shelter, tennis court, and a ball field. Ample off -street parking is available at the park. The
amenities at the park have been updated within the past 10 years. No additional parkland
acquisition is being recommended as a condition of this subdivision.
Trails
The subject site does not have direct access to a trail; however, convenient access to the Southwest
LRT Trail is available from West 62nd Street. The Southwest LRT Trail is situated within a corridor
owned by the Hennepin County Regional Rail Authority (HCRRA). Three Rivers Park District
manages the corridor as a multi-use trail through an agreement with HCRRA. This particular
section of the trail travels west to the City of Victoria and east to Minneapolis. Access to this trail is
a very desirable recreational amenity and will be widely utilized by the future residents of Boulder
Cove. No additional trail construction is being recommended as a condition of this subdivision.
TREE PRESERVATION/LANDSCAPING
The applicant for the Boulder Cove development has submitted tree canopy coverage and
preservation calculations. They are as follows:
Total upland area (excluding wetlands) 13.38 ac. or 582,832 SF
Baseline canopy coverage 50% or 293,021 SF
Minimum canopy coverage allowed 35% or 203,991 SF
Proposed tree preservation 9% or 53,713 SF
The applicant does not meet minimum canopy coverage allowed; therefore, the difference
between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 19 of 25
Difference in canopy coverage 160,979 SF
Multiplier 1.2
Total replacement 193,175 SF
Total number of trees to be planted 177 trees
The total number of trees required for the development is 177. The applicant has proposed a
total of 155 trees and does not meet minimum requirements. Staff recommends that the
applicant increase the number of trees planted in order to meet the minimum quantity required.
Bufferyard requirements are as shown in the table:
Landscaping Item
Required
Proposed
Bufferyard B — South property line, Hwy 7
9 overstory trees*
9 overstory trees*
920', 25' width
18 understory trees
54 understory trees
*Overhead power lines present — only
36 shrubs
0 shrubs
ornamentals allowed within 25' of line
Applicant meets total minimum requirements for bufferyard plantings.
In regards to the bufferyard plantings, there are overhead power lines along Highway 7. Staff
recommends that Xcel Energy planting guidelines be followed and only ornamentals be allowed
to be planted in the bufferyard within the utility easement. Planting the appropriate trees will
avoid `tree- topping', a labor- intensive detrimental practice, and assist in creating a safer clear
zone around the power lines. The overstory trees that are required in the south bufferyard shall
be designated as understory trees and added to the overall total for that item.
City ordinance also states that no more than one -third of the trees in the landscape plan may be
from any one tree species. In this plan, Black Hills spruce comprise one -third of the total trees
planned. Staff recommends that additional species be planted to reduce the overall percentage
attributed to this species. The additional species shall not include any species of maple. This
genus is also overplanted in this development. Relying too heavily on just one type of tree
creates a monoculture situation where pest or disease problems can cause a significant impact.
City ordinance states that evergreens must average seven feet when planted. All evergreens
specified for planting in this development are called out at a height of six feet. Staff
recommends that the minimum average height be met.
The tree inventory submitted by the applicant was completed in 2005. Now, nine years later,
there are additional trees that would meet the criteria to be inventoried. There would also be
some trees whose conditions have changed, and possibly some that no longer exist. It is
challenging to get a proper perspective of the site with outdated information. Since the applicant
is clearing all but 9% of the trees on site, there are few opportunities to preserve trees and
therefore the lack of up -to -date data can be compensated for by the fact that few individual trees
are able to be preserved.
Mr. Todd Gerhardt
Boulder Cove - Planning Case 2014 -09
June 9, 2014
Page 20 of 25
An additional challenge with the tree inventory plan submitted by the applicant are the several
discrepancies shown on the plan sheet. First, there are trees shown to be removed by the
applicant as part of the subdivision that are not on the applicant's property. Any tree removal
outside the parameters of the subject property shall require approval of the property owner.
Second, there are a handful of trees whose designation as saved or removed needs to be clarified.
Tree #96, red oak: shown on plan at the very edge of the grading limits. Tree appears to
be in a position for a possible save. It is in fair condition. Staff recommends that
applicant work with staff to preserve tree if appropriate.
Tree #205, 4206, ash: shown on plans as saved. These trees are within the grading limits
and have proposed grading shown on top of their locations. Trees shall be noted as
REMOVE.
The applicant is proposing to preserve a 50 -inch diameter bur oak (tree #71) that is in good
condition. This tree is well worth the applicant's effort and will be a signature tree. Staff
recommends that the applicant be required to install tree protection fencing at the edge of the
drip line of the tree and inside the fencing spread a 3 to 4 -inch layer of woodchips to protect the
root zone. These protections shall remain in effect until construction is completed.
COMPLIANCE WITH ORDINANCE - RLM DISTRICT
Block
Lot
Area (SF)
Buildable
Area
Lot Width at
Front Setback
Line
Lot Depth
Home
Setback
9,000 RLM
35% RLM
50' RLM
110' RLM
Front/Rear/
Garage Side/
House Side
1
1
1 11,395
3,988
107
194
25/25/5/10
1
2
15,132
5,296
66
190
25/25/5/10
1
3
12,292
4,302
65
188
25/25/5/10
1
4
12,129
4,245
65
185
25/25/5/10
1
5
11,966
4,188
65
184
25/25/5/10
1
6
12,004
4,201
54
135
25/25/5/10
2
1
10,374
3,630
64
130
25/25/5/10
2
2
10,664
3,732
57
134
25/25/5/10
2
3
10,682
3,738
54
143
25/25/5/10
2
4
9,791
3,426
61
154
25/25/5/10
2
5
10,030
3,510
65
166
25/25/5/10
2
6
10,798
3,779
65
174
25/25/5/10
2
7
11,288
3,950
63
178
25/25/5/10
2
8
11,634
4,071
67
174
25/25/5/10
2
9
15,510
5,428
77
158
25/25/5/10
2
10
10,441
3,654
70
116
25/25/5/10
2
11
11,065
3;872
209
25/25/5/10
Corner Lot
Mr. Todd Gerhardt
Boulder Cove - Planning Case 2014 -09
June 9, 2014
Page 21 of 25
Block
Lot
Area (SF)
Buildable
Area
Lot Width at
Front Setback
Line
Lot Depth
Home
Setback
9,000 RLM
35% RLM
50' RLM
110' RLM
Front/Rear/
Garage Side/
House Side
3
1
11,130
3,895
91
152
25/25/5/10
3
2
10,286
3,600
65
158
25/25/5/10
3
3
10,400
3,640
65
170
25/25/5/10
3
4
12,125
4,243
76
125
25/25/5/10
3
5
10,303
3,606
64
115
25/25/5/10
Comer lot
3
6
10,119
3,541
59
170
25/25/5/10
3
7
10,096
3,533
63
159
25/25/5/10
3
8
10,261
3,591
60
155
25/25/5/10
3
9
10,240
3,584
65
143
25/25/5/10
3
10
10,105
3,536
61
144
25/25/5/10
3
11
9,801
3,430
63
136
25/25/5/10
3
12
9,653
3,378
64
145
25/25/5/10
3
13
10,224
3,578
64
141
25/25/5/10
Outlot A
82,033
Outlot B
10,888
Outlot C
36,362
ROW
88,118
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval of Planning Case 42014 -09 for Boulder Cove to
subdivide 13.38 Acres into 30 lots and 4 outlots as shown in plans dated received
May 22, 2014, subject to the following conditions:
Park and Recreation Conditions
Full park fees in lieu of additional parkland dedication and/or trail construction shall be
collected as a condition of approval for Boulder Cove. The park fees will be collected in full at
the rate in force upon final plat submission and approval. Based upon the current proposed lot
count of 30 homes and the city's 2014 single - family park fee of $5,800 per unit, the total park
fees for Boulder Cove would be $174,000.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 22 of 25
Environmental Resources Conditions
1. Tree preservation fence shall be installed at the edge of the drip line for tree #71. A layer of
woodchips shall be installed over the root zone to a depth of 3 -4 inches. All other tree
preservation fencing shall be installed at the edge of the grading limits prior to any
construction.
2. Additional tree species shall be added to the plant schedule so that no more than 10% of the
trees are from any one species and no more than 20% are from any one genus. Additional
trees must be overstory species. The minimum number of trees to be planted is 177. A
revised landscape plan must be submitted and approved by the city prior to any grading.
3. Evergreens shall average seven feet in height when planted.
4. Applicant shall correct the tree inventory for the following trees:
Tree #96, red oak: shown on plan at the very edge of the grading limits. Tree
appears to be in a position for a possible save. It is in fair condition. Staff
recommends that applicant work with staff to preserve tree if appropriate.
Tree #205, #206, ash: shown on plans as saved. These trees are within the grading
limits and have proposed grading shown on top of their locations. Trees shall be
noted as REMOVE.
Building Department Conditions
1. Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
2. Engineered design and building permits are required for retaining walls exceeding four feet
in height.
3. Each lot must be provided with a separate sewer and water service.
4. Demolition permits must be obtained before demolishing any structures.
5. Proper removal, abandonment or sealing of storage tanks, on -site septic systems, wells, etc.
required. Permits required, as applicable.
6. If applicable, existing home(s) affected by new street will require address changes.
Fire Marshal Conditions
1. Three feet of clear space must be maintained around fire hydrants.
2. Fire hydrants must be made serviceable prior to combustible construction.
3. Temporary street signs shall be installed prior to and during construction.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 23 of 25
4. Fire apparatus access roads capable of supporting the weight of fire apparatus shall be made
serviceable prior to combustible construction.
5. No burning permits will be issued for the removal of brush, trees.
Plannine Department Conditions
1. Any plans showing or describing "Next Generation" homes should not be included because
they are not permitted under current city ordinances.
2. A high- tension power line exists along Highway 7. Any work or landscaping must be
approved by Xcel Energy.
Engineering Department Conditions
Before construction can begin the developer is required to obtain any necessary permits from
the Metropolitan Council (sewer connection permit) and the City of Shorewood (work in
right of way permit).
2. As required by Shorewood's City Engineer the intersection shall be a three -way stop
condition.
3. The developer must coordinate the intersection work affecting 6195 Strawberry Lane with
the homeowner, including tree removal and replacement.
4. The developer shall salvage and reinstall the Shorewood hydrant five feet behind the back of
curb.
5. The septic tank and mound system that services 3530 Highway 7 is within the project
boundaries. These items must be removed and disposed of at an approved facility in
conjunction with the site improvements as proposed.
6. The developer must pay a portion of the City Sanitary Sewer Access Charge (City SAC) and
City Water Access Charge (City WAC) with the final plat:
City SAC: $664 /unit x 30 units = $19,920
City WAC: $1,886 /unit x 30 units= $56,580
7. Before the plat is recorded it must be revised to include rear drainage and utility easements
that are at least 10 feet wide.
8. All existing and proposed off -site drainage and utility easements must be referenced
accordingly.
9. The plans must show the existing drainage and utility easement that will encompass the east -
west portion of the proposed six -inch drain tile as it daylights to the Highway 7 ditch.
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 24 of 25
10. The proposed grading creates a low spot to the southeast of Lot 13, Block 3, outside of the
project limits. Before construction is completed the developer shall either work with the
property owner to grade this area to eliminate the low spot or install a storm drain to the area.
11. If any drain tile is encountered during construction the developer's contractor must contact
the City to determine if the tile is to be removed or connected to the development's
infrastructure.
12. The developer shall work with the City of Shorewood to determine if storm sewer can be
extended to the north side of West 62nd Street to alleviate some of the existing drainage
issues in the area.
13. Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat.
Water Resources Coordinator Conditions
1. A homeowners association shall be created and shall be responsible for the maintenance of
the filtration feature. The outlet pipe shall be the responsibility of the city.
2. An operations and maintenance manual shall be developed for the filtration feature indicating
how the homeowners association will maintain the feature and assure its proper function.
3. All recommendations relating to subgrade improvements, preparations and drainage as well
as dewatering and drainage control from the March 3, 2014 Braun report shall be
implemented.
4. The Swale behind lots 4 through 10 of Block 2 shall have a drain tile installed as part of the
site grading and utility installation. This shall be included before final plat approval.
5. Environmental manholes or four -foot sump manholes with SAFL baffles shall be installed at
CBMH2 and CBMH4.
6. CBMH 1 must be located to the common property between Lots 7 and 8, Block 2.
The storm sewer line within Block 2 shall be realigned so that it will not be under a retaining
wall.
8. A comprehensive, stand -alone SWPPP document with all elements required by Part III of the
NPDES construction permit shall be prepared and submitted to the City for review and
comment before final plat approval.
9. The Surface Water Management connection charges are $82,967.65.
10. In the event that wetland characteristics are observed on the site during field visits during the
growing season, steps will need to be taken to assure compliance with the MN Wetland
Mr. Todd Gerhardt
Boulder Cove — Planning Case 2014 -09
June 9, 2014
Page 25 of 25
Conservation Act, the Federal Clean Water Act and other applicable federal, state and local
regulations."
ATTACHMENTS
1. Final Plat.
2. Letter from Paul Homby, Shorewood City Engineer, dated May 29, 2014.
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&Assodwn, hwc enylneefrly,planning. ervirawnental- construction 477 Temperance Street
St Paul, MN 55101
Tel 651- 286 -8450
Fax: 651- 286 -8488
May 29, 2014
Ms. Alyson Fauske, P.E.
Assistant City Engineer
City of Chanhassen
P.O. Box 147
7700 Market Boulevard
Chanhassen, MN 55317
Re: Plan Review Comments
Boulder Cove Development
WSB Project No. 01459 -90
Dear Ms. Fauske:
Thank you for the opportunity to comment on the plans for the proposed Boulder Cove
subdivision located within the City of Chanhassen. The comments provided below are on behalf
of the City of Shorewood, pertaining to the improvements within the City of Shorewood.
• There is a Shorewood resident located 6195 Strawberry Lane that will be affected by the
Strawberry Lane /West 62nd Street intersection improvements. Removal of a tree or trees
may be necessary to construct the intersection as planned. Has the developer or the City
contacted this resident regarding the proposed improvements?
• The plans do not appear to include any tree removal, replacement or transplanting.
If the trees are not in conflict with the improvements, they can remain in the City
right of way.
• If tree removal is necessary, the developer should review the potential to
transplant trees, or discuss replacement with the property owner. A replacement
tree or trees would be preferred outside of the right of way with 6 -foot tall trees.
• The plans should show that the Shorewood hydrant is to be salvaged and re- installed 5-
feet behind the back of curb.
• The traffic study prepared by the developer indicated that traffic warrants are not met for
a three way stop condition. The sight line for traffic approaching the intersection from all
directions does not appear to meet the minimum 130 -foot sight distance criteria for 30
mph design speed. A three way stop condition should be warranted based on the reduced
sight line for approaching traffic.
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
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Ms. Alyson Fauske, P.E.
May 29, 2014
Page 2
• The City of Shorewood has some residents that have no drainage outlet to the front yard
areas adjacent to the proposed subdivision on West 62nd Street. We request extension of
a small pipe be extended to the north of West 62 "d Street to provide an outlet that drains
to the proposed storm sewer. The outlet could be sized small enough (6 to 8 -inch
diameter) so it does not impact the development storm sewer or pond capacity.
We appreciate the opportunity to review this development plan. Please do not hesitate to contact
me to discuss our plan review comments.
Sincerely,
WSB & Associates, Inc.
Paul Homby, P.E.
Shorewood City Engineer
cc: Larry Brown, City of Shorewood
Brad Nielsen, City of Shorewood
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