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Staff Report Response Letter SATHRE-BERGQUIST, INC. 150 SOUTH BROADWAY, WAYZATA, MINNESOTA, 55391 (952) 476-6000 FAX (952) 476-0104 September 22, 2014 Listed below are the review letter comments and our responses to each item. Please see below. DATE: FILE NO.: 2014-018 PETITIONER: Homestead Partners, LLC. Jason Biederwolf PRELIM&FINAL PLAT: VISTAS AT BENTZ FARMS LOCATION: East of Dunkirk Lane and south of Terra Vista Addition RECOMMENDATION Staff recommends that the Planning Commission approve the project subject to the following conditions and adoption of the attached Findings of Fact and Recommendation: Rezoning 1. The rezoning shall apply only to the platted lots within Vistas at Bentz Farms and exclude the outlots. Conditional Use Permit 2. Dedicate Outlot A to the City as permanent open space. Subdivision Building Official Conditions 1. Provide a 1:200 “clean” plat drawing. Response: A 1:200 clean plat drawing is included with the submittal. 2. Demolition permits are required for the removal of any existing structures. Response: The developer will obtain any necessary permits prior to demolition activities. Serenity on the Greenway (2014018) Final Plat Page 2 W:\2014 Projects\37865-001 CHANHASSEN - BENTZ\INFO\Correspondence\Letter\SBI- Response Letter - Staff Report-092214.docx 3. Buildings may be required to be designed by an architect and/or engineer as determined by the Building Official. Response: The City and the Developer can discuss this. 4. A final grading plan and soils report must be submitted to the Inspections Division before permits can be issued. Response: A grading plan and soils reports are included with this submittal. 5. Retaining walls over four feet high require a permit and must be designed by a professional engineer. Response: Retaining wall has been revised to a maximum height of 4 feet. 6. Each lot must be provided with separate sewer and water services. Response: All lots have separate sewer and water services provided. 7. The applicant and/or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. Response: As the engineer, we can be available to discuss plan review and permit procedures at any time. Engineering Conditions 1. The developer shall update the title search for this property and find the documentation for the roadway easement on Parcel 2. Response: Developer will provide updated title work. 2. The final plan submittal must show the proposed elevation at the proposed building corners. Response: Spot elevations have been provided at the front and rear set back lines to ensure both lots will drain. 3. Proposed lots shall be graded to drain away from building locations. Response: Lots are graded to drain away from houses. 4. The grading plan must show proposed elevations at the center of the proposed driveway at the curb line. Response: Driveway grades are shown to the right of way with an elevation listed at the right of way. The grade then changes and follows the boulevard to the road. This way, the standard boulevard is maintained. 5. The lowest building opening for properties adjacent to an Emergency Over-Flow (EOF) must be a minimum of 1 foot above the EOF elevation. Response: Lowest openings are set at a minimum of 1 foot above EOF. 6. The plans must identify proposed stockpile areas. Response: The erosion control plan now shows a proposed area for stockpiling. 7. The retaining wall must be designed by a professional engineer registered in the state of Minnesota. Response: Retaining wall has been redesigned to a maximum height of 4 feet. 8. The following materials are prohibited for retaining wall construction: smooth face, poured in place concrete (stamped or patterned is acceptable), masonry, railroad ties and timber. Walls taller than 6 feet shall not be constructed with boulder rock. Serenity on the Greenway (2014018) Final Plat Page 3 W:\2014 Projects\37865-001 CHANHASSEN - BENTZ\INFO\Correspondence\Letter\SBI- Response Letter - Staff Report-092214.docx Response: Retaining wall has been redesigned to a maximum height of 4 feet and will be boulder rock. 9. A Homeowners Association (HOA) must be created to take ownership and maintenance responsibility of the retaining wall and any drain tile that will cross property lines. Response: Developer will provide HOA documents. 10. Curb and gutter are required for the private street. Response: The private street will be graded with a reverse crown such that storm water will run down the centerline to CB B3. Curb and gutter is not necessary. 11. The engineering department’s preference would be to remove the farm drives and the culverts underneath them. The developer’s engineer shall work with Carver County staff to accomplish this. Response: Notes have been added to the plans to remove farm drives and culverts. We will work with Carver County as necessary to work within county right-of-way. 12. The proposed watermain pipe shall by C900. Response: Pipe was marked as such in profiles. 13. An assessment for the Lake Ann Interceptor improvements from 2003 is outstanding for this property. The principal of $187.50 must be paid or reassessed to the individual lots at the time of final plat. Response: Developer is responsible for all assessments and fees. 14. An assessment for water and sewer improvements from 2002 is outstanding. The principal of $38,922.00 must be paid or reassessed to the individual lots at the time of final plat. Response: Developer is responsible for all assessments and fees. 15. Water and sewer partial hook-ups are due at the time of final plat. The partial hook-up fees will be assessed at the rate in effect at that time. Response: Developer is responsible for all assessments and fees. Fire Marshal Conditions 1. A three-foot clear space must be maintained around fire hydrants. Response: Hydrants are placed with adequate space around them. 2. Prior to combustible construction, fire hydrants must be made serviceable. Response: Fire hydrants will be made serviceable before combustible construction. 3. Temporary street signs shall be installed prior to and during construction. Response: Temporary street signs will be installed prior to construction. 4. Prior to combustible construction, fire apparatus access roads capable of supporting the weight of fire apparatus shall be made serviceable. Response: Fire apparatus roads will be made serviceable before combustible construction. 5. No burning permits will be issued for trees, brush that is removed. Response: Trees and brush will be removed from site. 6. The center island in the proposed cul du sac is not allowed. Response: The cul-de-sac island has been removed. 7. Submit proposed private street name to Chanhassen Fire Marshal and Building Official for review and approval. Response: Private street name: Windsor Court. 8. An additional fire hydrant will be required at the northwest corner of Galpin Boulevard and Fawn Hill Road. Serenity on the Greenway (2014018) Final Plat Page 4 W:\2014 Projects\37865-001 CHANHASSEN - BENTZ\INFO\Correspondence\Letter\SBI- Response Letter - Staff Report-092214.docx Response: There is a proposed hydrant to the NW of the intersection. 9. “No Parking Fire Lane” signs will be required on the east side of the private drive/road. Spacing shall be 75 feet, wording on both sides of posts. Contact Chanhassen Fire Marshal for more information if needed. Response: Signs have been added to plans. Natural Resource Specialist Conditions 1. Tree protection fencing will be required around any preserved trees. It shall be installed prior to grading. Response: Silt fence will be used to determine grading/tree removal limits. 2. Tree preservation fencing shall be installed at the dripline around tree #432. The applicant shall revise the grading plan to show no grading within a 20’ diameter around the trunk of the tree, with the exception of the street installation to the west of the tree. Response: No grading contours pass within a 20’ diameter of the tree with the exception of the street installation. 3. The applicant shall remove all hazard and diseased trees in the bufferyard area prior to final acceptance of the completed development. Response: Hazardous and diseased trees will be removed. 4. Each lot shall have a minimum of three trees planted, at least one of those trees must be in the front yard. Response: Revised landscape plan is included. 5. In the plant schedule, the applicant should correct Picea abies as Norway spruce, not Norway pine. Response: The landscape plan has been revised. Parks Conditions 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected at the time of final plat recording. Response: Developer is responsible for all assessments and fees. Planning Conditions 1. The applicant needs to calculate the lot areas of Lots 1 through 4 excluding the lot area encompassed within the private street easement. Lot 1: 1.85 ac. Lot 2: .74 ac. Lot 3: .74 ac. Lot 4: .69 ac. 2. Lots within the development are limited to single-family detached homes. Response: All lots will be single family detached homes. 3. The applicant shall work with the Carver County Historical Society to create and install a historic marker or plaque for the property commemorating the Lyman Farm. Response: The developer will be responsible for working to create historic marker/plaque. Serenity on the Greenway (2014018) Final Plat Page 5 W:\2014 Projects\37865-001 CHANHASSEN - BENTZ\INFO\Correspondence\Letter\SBI- Response Letter - Staff Report-092214.docx 4. Unless the property to the northwest is combined with the property to the north of this development as a zoning lot, which is ghost platted in conjunction with this plat, the developer will be required to show how to this parcel will be accessed and developed. Response: The NW property is being combined with the property to the north. Water Resource Specialist Conditions 1. The developer’s engineer shall work with staff to provide more clear and concise demarcation of the Bluff Creek Overlay District and the setback from the Bluff Creek Overlay District. Response: Plans are more clearly labeled. 2. The Bluff Creek Overlay District boundary shall be demarcated with appropriate signage at all points of intersection with lot lines and at all major angle points. This signage shall be show on the plat, site plan and erosion control plan. Response: Monumentation has been added to the plans. 3. All signage for the Bluff Creek Overlay District shall be installed prior to any earth- disturbing activity unless otherwise approved by the City in writing. Response: A note has been added to the plans. 4. That portion of the Bluff Creek Overlay District and applicable setback disturbed for site grading shall be vegetated in native vegetation and a planting plan and schedule shall be provided. Response: We will work with the city to discuss native seed mixes and timing. 5. Outlot A shall be dedicated to the City. Response: Outlot A will be dedicated to the City. 6. The swale behind Lots 13 and 14 shall have a drain tile installed as part of the site grading and utility installation. This shall be included before final plat approval. Response: Typically draintile is installed through long stretches of rear yard runoff and on shallow slopes. 7. The pond designs shall include either the installation of forebays as described in the City’s Surface Water Management Plan or provide for the installation of environmental manholes or four-foot or deeper sump manholes with a SAFL baffle at CBMH A2 and B2. Response: Sumps have been added to CBMHs A2 and B2. Environmental manholes will be used to satisfy requirements. 8. The filtration bench shall be lined with an impervious geotextile fabric to prevent intrusion of ground water into the trench and due to the lack of adequate separation to water table. Response: The filtration shelf detail now calls out an impervious geo fabric for the filtration shelf. 9. 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. Response: A copy of the SWPPP has been included with the submittal. 10. The applicant must demonstrate the infeasibility of alternate methods of volume reduction to justify the absence of any volume reducing management practices as is currently proposed before final plat approval. Serenity on the Greenway (2014018) Final Plat Page 6 W:\2014 Projects\37865-001 CHANHASSEN - BENTZ\INFO\Correspondence\Letter\SBI- Response Letter - Staff Report-092214.docx Response: This property has been looked at numerous times over the years for development. The primary reason nothing has happened in the past is due to the soils found on-site. We did 5 soil borings on the site to begin with. Due to the results found, we went out and dug an additional 12 test pits to see if the soil borings were accurate. On average, there is 7 to 8 feet of unsuitable soil across the top of the site. Below that we tight clay soils not conducive to infiltration. Also due to Buff Creek and the large wetland complex, the water table was observed in the soil borings as well. The original preliminary plat contained 20 lots. There was a public cul-de-sac extending south with lots on both sides. Due to the soils, we turned the public cul-de-sac into a private driveway only serving 4 lots. Needless to say, the soils found on site have been the largest obstacle for this development and long term infiltration practices found on-site are not a viable option. 11. The applicant must comply with the requirements of all other jurisdictional agencies with authority over the project area. Response: We will obtain approval for all necessary agencies, however, we are uncertain if a watershed application needs to be made. At this time, it is our understanding that RPBCWD currently does not have a stormwater rule. Please advise. 12. Surface Water Management connection charges are estimated to be $57,136.00. This connection charge will be due at the time of final plat. Response: The developer will be responsible for all fees.