PC Staff Report 8-3-04
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CITY OF CHANHASSEN
REVIEW DEADLINE: August 30, 2004
CASE #: Planning Case 04-26
BY: AI-J aff/Sweidan/Torell/Haak/Sinclair
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STAFF REPORT
PROPOSAL: Preliminary plat approval to subdivide 2.61 acres into 5 single-family lots - Frontier
Second Addition.
LOCATION: Northeast intersection of Frontier Trail and West 77tb. Street.
APPLICANT: Charles R. Stinson
18304 Minnetonka Boulevard
Deephaven, MN 55391
(952) 473-9503
PRESENT ZONING: RSF, Single Family Residential District
2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 2.61 acres
DENSITY: 1.9 Units per Acre Gross
1.9 Units per Acre Net
SUMMARY OF REQUEST: Subdivision of 2.61 acres into 5 single-family lots. Two of these lots
contain single-family homes. Notice of this public hearing has been mailed to all property owners
within 500 feet. Staff is recommending approval of the request.
LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion 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 isa quasi-judicial decision.
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 2
PROPOSAL~UMMARY
The applicant is proposing to subdivide 2.61 acres into 5 single-family lots. The property is zoned
RSF, Single Family Residential District. The site consists of two lots that are being replatted into
five lots. Two of the five lots contain single-family homes. Access to the existing homes is gained
via West 77tb. Street. The three proposed lots will gain access via Frontier Trail.
Staff has been working with the applicant for several months. Several development scenarios were
examined including the use of a private and a public street along the east portion of the property.
Both options resulted in more tree removal and grading than the current request. The requested
layout proposes custom grading the lots which will minimize grading and tree removal.
The average lot size is 22,710 square feet with a resulting gross density of 1.9 units per acre. The
site is located northeast of the intersection of Frontier Trail and West 77tb. Street. All five lots meet
the minimum area, width, and depth requirements of the Zoning Ordinance with the exception of
lots 4 and 5. The zoning ordinance requires a minimum lot area of 15,000 square feet. These
parcels are deficient in area and will need to be enlarged. This can very easily be accomplished by
simply shifting the north property lines on Lots 3, 4 and 5. The site contains a bluff along the
n0l1hwest p0l1ion of the site. The required setbacks will be maintained from the edge of the bluff.
The site has mature trees which the applicant is making an effort to preserve.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report.
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 3
PRELIMINARY PLAT
The applicant is proposing to subdivide a 2.61 acre site into 5 single-family lots. The gross density
of the site is 1.9 units per acre. Three of the five lots exceed the minimum 15,000 square feet of
area while the other two are deficient. This can be easily fixed by simply shifting some property
lines to the north. The average lot size for this development is 22,710 square feet.
A bluff occupies the southwest portion of proposed Lot 1 and the northwest portion of Lot 2.
The ordinance requires all structures to maintain a 30-foot setback from the top and toe of the
bluff. The plans indicate that this setback can be accommodated and no grading is proposed
within that area.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
There are no wetlands on this site.
GRADING. DRAINAGE & EROSION CONTROL
The existing site is heavily wooded with tree cover over approximately two acres of area.
Because of the heavily wooded nature of the site, the applicant is proposing to custom grade each
of the new housepads. Staff agrees that this is the most environmentally sensitive way to
develop the site. Detailed grading, drainage, tree removal and erosion control plans will be
required for each of the new lots at the time of building permit application for City review and
approval. In addition, as-built surveys will be required on each lot prior to occupancy.
One area on the property has been identified as bluff (i.e., slope greater than or equal to 30% and
a rise in slope of at least 25 feet above the toe). The existing bluff area is between proposed Lots
1 and 2. This area must be preserved. In addition, all structures must maintain a 30-foot setback
from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land
located within 20 feet from the top of a bluff). A conservation easement should be dedicated
over the bluff area and the bluff impact zone. There is a small portion of two proposed retaining
walls that encroach into the required 3D-foot structure setback from the bluff. The retaining
walls will need to be moved to comply with the 3D-foot setback requirement. The applicant
should be aware that any retaining walls over 4 feet in height must be designed by a Structural
Engineer registered in the State of Minnesota. Also, the walls will require building permits from
the Building Department.
The plans propose to grade about 5% of the site to reroute and stabilize the existing swale at the
northeasterly comer of the parcel. There is a small portion of the proposed grading which
extends outside of the site limits. The applicant must be aware that this off-site grading will
require a temporary easement from the property owner.
The proposed development is required to maintain existing runoff rates. There is an existing
drainageway that begins where an 18-inch pipe outlets into a low spot on City property adjacent
Frontier Second Addition
Planning Case No. 04-26
August 3,2004
Page 4
to the subject site. It appears that there was a small pond on the City property with a weir that is
now in disrepair. The high velocities and volumes of runoff coming out of the pipe have caused
erosion along the drainageway from the pipe to the northeast comer of the subject property. Due
to the lack of adequate stormwater ponding in the area, staff is recommending that the applicant
construct ponding either on site or on the neighboring City-owned parcel to the east. The pond
must be designed to NURP guidelines and sized/located to maximize water quality treatment
while minimizing the amount of tree loss.
Easements
Drainage and utility easements, a minimum of 20 feet in width, should be provided over all
drainageways and storm water ponds.
Erosion Control
Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Tree preservation fencing must be installed at
the limits of tree removal. Silt fence must be used around the grading area. All disturbed areas,
as a result of construction, must be seeded and mulched or sodded immediately after grading to
minimize erosion. Erosion control blanket shall be installed on all slopes greater than or equal to
3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as-needed.
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single-family residential development rates of $1,028/acre.
Based on the proposed developed area of approximately 2.61 acres, the water quality fees associated
with this project are $2,683.
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,
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 5
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,545 per developable acre. This
results in a water quantity fee of approximately $6,642 for the proposed development.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $9,325.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota
Depatiment of Natural Resources (for dewatering)) and comply with their conditions of approval.
UTILITIES
The plans propose on extending public sanitary sewer from an existing sanitary structure on the
northeasterly comer of the parcel. The proposed sanitary sewer will run along the easterly side of
the parcel and will service proposed Lots 1,2 and 3. A permanent 20-foot wide drainage and
utility easement is required over the length of the new sewer main. Also, water services will be
extended from an existing watermain in Frontier Trail on the west side of the parcel. The existing
Lots 4 and 5 already have sanitary and water services from West 77th Street. Overall, the
sanitary sewer layout looks fine. Upon completion of the sanitary sewer improvements, it will
be tumed over to the City of Chanhassen for maintenance and ownership.
According to the City's Finance Department records, the parcel was previously assessed for
street improvements along with one sanitary sewer and water hookup unit for each of the
existing homes on Lots 4 and 5. The remaining street assessment balance with interest due
payable to the City at the time of final plat recording is $6,517.70. Since the developer will be
responsible for extending lateral sanitary sewer service to the new lots, the lateral sewer
connection charges will be waived; however, water connection charges will be required for each
of the new lots (1-3). In addition, sanitary sewer and water hookup charges will be applicable
for each of the new lots. The 2004 trunk hookup charge is $1,458 per unit for sanitary sewer and
$2,814 per unit for watermain. The 2004 lateral connection charge for water is $4,739 per unit.
Each of these charges is based on the number of SAC units calculated by the Met Council and
are due at the time of building permit issuance. Sanitary sewer and watermain hookup fees may
be specially assessed against the parcel(s).
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 for review. The applicant is also 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 and Watershed District.
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 6
STREETS
The plans do not show any public or private street improvements. The applicant is proposing to
utilize the existing street accesses off West 7ih Street for Lots 4 and 5 and to construct new
driveways for each of the three new Lots 1,2 and 3 off Frontier Trail.
PARK DEDICATION
Full park and trail fees will be collected in lieu of land dedication for the three newly created lots in
the amount of $2,800 per lot with a total of $8,400.
TREE PRESERV A TION/LANDSCAPING
Tree canopy coverage and preservation calculations for the 5 single-family lots located at
Frontier Trail and West 7ih Street are as follows:
Total upland area (including outlots)
Total canopy area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
2.61 ac or 113,691 SF
2.35 ac or 102,366 SF
90%
55 % or 1.44 ac.
59% or 1.54 ac.
The developer meets the minimum canopy coverage allowed and no reforestation plantings are
required. No bufferyard plantings are required since the adjoining properties are of equal zoning
and the street frontages are not on collector roads.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot
Area
Lot
Width
Lot
Depth
Ordinance
15,000
90'
125'
BLOCK 1
Lot 1
35,216 172.19' 200'
32,238 170' 200'
20,650 90' 200'
13,323* 100' 135'
12,127* 100' 121.25'*
Lot 2
Lot 3
Lot 4
LotS
Home
Setback
30' front/rear/bluff
10' sides
30'/30'/30'
10'
30'/30'/30'
10'
30'/30'
10'
30'/30'
10'
30'/30'
10'
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 7
* The minimum lot area permitted by ordinance is 15,000 square feet. Lot lines must be
shifted to increase the lot area.
** The minimum lot depth permitted by ordinance is 125 feet. The lot depth will correct
itself when the property lines are shifted to the north to increase the lot area.
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District and the zoning ordinance subject to conditions in the staff
report.
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 the comprehensive plan and
subdivision ordinance.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will cause some environmental damage by
removing some trees, however, improvements to a drainage pond will take place
which will improve the environment. The proposed subdivision contains adequate
open areas to accommodate house pads.
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.
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 8
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
PRELIMINARY PLAT
"The Planning Commission recommends approval of the preliminary plat for Planning Case 04-26
for Frontier Second Addition for 5 lots as shown on the plans received July 2, 2004, subject to the
following conditions:
1. Environmental Resources Specialist Conditions:
a. Tree preservation fencing shall be installed at the edge of grading limits prior to any
construction. Fencing shall be maintained until construction is completed.
2. The applicant shall pay park fees in lieu of land dedication or trail construction on three
of the five lots. Two lots are exempt from these charges due to the existing single-family
homes on the property. The park fee on three single family homes totals $8,400 and is
payable at the time of platting.
3. The northerly lot lines for Lots 3,4 and 5 shall be shifted to allow for 15,000 square feet
of lot area and a minimum depth of 125 feet.
4. The pond must be designed to NURP guidelines and sized/located to maximize water
quality treatment while minimizing the amount of tree loss.
5. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
6. The applicant shall apply for and obtain a building permit through the City's Building
Department for any retaining wall over 4-feet in height.
7. On the Grading Plan:
a. Label the bluff setback limits.
b. Add silt fence adjacent to grading area.
c. Show the grading limits.
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 9
8. Add the following notes to the Utility Plan:
a. Any connection to existing structures must be core drilled.
b. All sanitary services must be 6"PVC-SDR26 and water services 1 "copper.
9. The remaining street assessment balance with interest due payable to the City at the time
of final plat recording is $6,517.70. Since the developer will be responsible for extending
lateral sanitary sewer service to the new lots, the lateral sewer connection charges will be
waived; however, water connection charges will be required for each of the new lots (1-
3). In addition, sanitary sewer and water hookup charges will be applicable for each of
the new lots.
10. 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 for review. The applicant is also
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.
11. The applicant must be aware that any off-site grading will require a temporary easement
from the property owner.
12. Add the following City detail plates to the plans: 1005,2001,2002,2101,2109,2110,
2201, 2202, 5300 and 5301.
13. On the Utility Plan:
a. Show the existing sanitary and watermain pipe size and type.
14. Detailed grading, drainage, tree removal and erosion control plans will be required for
each of the new lots at the time of building permit application for City review and
approval. In addition, as-built surveys will be required on each lot prior to occupancy.
15. The retaining walls will need to be moved to comply with the 30-foot setback
requirement.
16. A permanent 20-foot wide drainage and utility easement is required over the length of the
new sewermam.
17. The bluff area shall be preserved. All structures shall maintain a 30-foot setback from the
bluff and no grading shall occur within the bluff impact zone (i.e., the bluff and land
located within 20 feet from the top of a bluff). A conservation easement shall be
dedicated over the bluff area and the bluff impact zone.
18. Drainage and utility easements, a minimum of 20 feet in width, shall be provided over all
drainageways and storm water ponds.
Frontier Second Addition
Planning Case No. 04-26
August 3, 2004
Page 10
19. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All
exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any
exposed soil areas with a positive slope to a storm water conveyance system, such as a
curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or
other natural or man made systems that discharge to a surface water.
20. Soil tracked onto public streets shall be swept daily street or as needed.
21. The estimated total SWMP fee, due payable to the City at the time of final plat recording, is
$9,325.
22. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control
Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with
their conditions of approval.
23. Building Official Conditions:
a. Final grading plans and soil reports must be submitted to the Inspections Division
before building permits will be issued.
b. Lots 1,2 and 3 must be provided with separate sewer services be served by a public
line.
c. Retaining walls over 4 feet high require a permit and must be designed by an
engineer licensed in the State of Minnesota.
d. Demolition permits must be obtained before demolishing any structures."
ATTACHMENTS
1. Findings of Fact.
2. Application.
3. Public Hearing Notice and Affidavit of Mailing.
4. Preliminary plat dated "Received July 2,2004".
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