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CC Staff Report 05-26-2015 Final Plat Approval IOW MEMORANDUM I) air 48 asi 4 CITY OF TO• Todd Gerhardt, City Manager CHANHASSFN FROM Sharmeen Al-Jaff, Senior Planner 7700 PO Market Boulevard DATE May 26, 2015 dW Chanhassen MN 55317 SUBJ. Redstone Ridge Addition Final Plat Approval, Chris May and City of Chanhassen—Planning Case#2015-08 Administration Phone 952 2271100 Fax 952 2271110 PROPOSED MOTION Building Inspections "The Chanhassen City Council approves the Final Plat with Variances to Phone 952 2271180 replat 2 74 acres into four lots, Redstone Ridge, on property zoned Single Family Fax 952 2271190 Residential(RSF) and located at 6341 and 6400 Teton Lane, subject to the Engineering conditions of approval in the staff report" Phone 952 2271160 Fax 952 2271170 Approval requires a simple majority vote of City Council present Finance Phone 952 2271140 PROPOSAL SUMMARY Fax 952 2271110 The developer is requesting final plat Park&Recreation approval to subdivide 2 74 acres into four Phone 952 2271120 I f� Fax 952 2271110 lots—REDSTONE RIDGE,located - southeast of the intersection of Teton Lane ^.,,,'' and Bretton Way. Recreation Center y 2310 Coulter Boulevard , tt r 15 Phone 952 2271400 BACKGROUND f r , Fax 952 2271404 On April 272015, the Chanhassen City �' ' .:. ? '1 Planning& Council approved the PreliminaryPlat '�`'' `` Natural Resources pp Phone 952 2271130 with a Variance for the use of a neck 41TETONL .,,,,,,a0.,,, ,~• Fax 952 2271110 lot,to replat 2 74 acres into four lots, a Redstone Ridge, as shown in plans dated Public Works received February 14, 2015, subject to the i 7901 Park Place following conditions Phone 952 2271300 Fax 952 2271310 Park and Trail Conditions Senior Center Phone 952 2271125 1 Full park fees in lieu of additional parkland dedication and/or trail construction shall Fax 952 2271110 be collected as a condition of approval for Redstone Ridge for the two new housing units only The park fees will be collected in full at the rate in force upon final plat Website submission and approval Based upon the city's 2015 single-family park fee of www ci chanhassen mn us $5,800 per unit,the total park fees for Redstone Ridge would be$11,600 Finding: This condition still applies. Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow Todd Gerhardt May 26, 2015 Redstone Ridge—Planning Case 2015-08 Page 2 Engineering Conditions 1 The plans shall show the first floor elevations of existing buildings on adjacent properties Finding: This condition has been modified to read "The plans shall show the first floor elevations of existing buildings on adjacent properties before a building permit is issued." 2. The grading plans shall be revised to show the proposed elevations at each lot corner and at the corners of the proposed structures. Finding: This condition has been met. 3. Draintile service must be provided for Lots 1 and 2 where runoff will flow from the back to the front of the lot Finding: This condition has been modified to read "Plans must show draintile service provided for Lots 1 and 2 where runoff will flow from the back to the front of the lot. Before a building permit is issued, this draintile shall tie in to the existing manhole- catch basin in front of Lot 2." 4 A soils report is required indicating soil conditions,permeability, slope and water level if detected Finding: This condition has been modified to read "A soils report is required indicating soil conditions, permeability, slope and water level if detected before a building permit is issued. 5 The plan must indicate that all swales discharging off site are to have the final 200 feet stabilized and the method to be used Finding: This condition still applies. 6 The silt fence must comply with City Detail 5300 which requires the use of metal tee-posts Finding: This condition still applies. 7 The silt fence shown across Lots 3 and 4 must be placed twenty(20) feet from the top of the bluff to ensure that entire bluff impact zone is protected Finding: This condition still applies. 8 Inlet protection shall be shown on all existing catch basins with the potential to receive runoff from the site or tracked material Finding: This condition has been met Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 3 of 10 9. Plan must demonstrate the placement of a rock construction entrance and include a detail Finding: This condition has been met. 10 A note shall be made that no less than six (6) inches of topsoil, meeting the MnDOT specifications for 3877.2 Loam Topsoil Borrow, must be placed to achieve the final grade and prior to the placement of any sod. Finding: This condition has been met. 11 The plan must show a stockpile area for stripped topsoil Finding: This condition has been met. 12. The erosion escrow shall be required reflecting the quantity of topsoil necessary to place six (6) inches over Lots 1 and 2, excluding the 25% hardcover allowed with the Development Contract Finding: This condition still applies. 13 The grading plan shall label the elevation at the centerline of the proposed driveways Finding: This condition has been modified to read "The grading plan shall label the elevation at the centerline of the proposed driveways before a building permit is issued." 14 The plan must label the proposed grade of the new driveway for the home on Lot 3. Finding: This condition has been met. 15. The new driveway pavement being installed at Lot 3 may not exceed a width of 50 feet Finding: This condition has been met 16 Escrow for the construction of the new sanitary sewer and water services and the associated restoration of part of Teton Lane will be collected with the Development Contract. Finding: This condition still applies. 17. Surface Water Management Utility fees totaling $6,025.80 shall be due at final plat Finding: This condition still applies. 18 Partial water and sewer hookup fees will be due at the time of final plat; the remaining hook- up fees will be due with the building permit The fees will be assessed at the rate in effect at that time Finding: This condition still applies. Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 4 of 10 Environmental Resource Conditions 1 Tree protection fencing will be required at the edge of grading limits near any preserved trees. It shall be installed prior to grading. Finding: This condition still applies. 2 Each lot will be required to have a minimum of one tree in the front yard Finding. This condition still applies. Planning Conditions 1 Approval of the subdivision is contingent on approval of the right-of-way vacation. Finding: This condition still applies. 2 All lots must maintain a maximum hard surface coverage of 25%. Finding: This condition still applies. FINAL PLAT The applicant is requesting final plat approval to ---- subdivide a 2.74 acre site into four single-family lots. The property is zoned RSF, Single Family Residential _7=.2. District. The site contains two single-family homes (built in 1956 and 1989), a swimming pool and a detached garage which are proposed to remain Access to the site is gained via existing driveways off of Bretton Way and Teton Lane The site consists of two parcels with existing single-family homes and two < .1 remnant unbuildable lots The applicant is proposing to replat those lots into four single-family lots - - The gross density of the site is 1 4 units per acre and ;rr - net density is 1 5 units per acre All four lots exceed the minimum 15,000 square feet of area,with an average lot size of 29,916 square feet -— � n�•a� it All four proposed lots meet the minimum width, and N depth requirements of the Zoning Ordinance The maximum hard surface coverage permitted in the RSF District is 25%. The applicant has not shown these calculations for Lots 3 and 4 Approval of the subdivision is conditioned upon the applicant demonstrating that the hard surface coverage does not exceed 25% The applicant is proposing one Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 5 of 10 neck lot(Lot 3) Neck lots require a variance The applicant has demonstrated that there will be less environmental impact through the use of a neck lot Staff notes that the proposal is consistent with the Comprehensive I Requested Plan and generally consistent with the Zoning Ordinance. Right-o4mat' Vacation RIGHT-OF-WAY AND EASEMENTS The final plat incorporates a 500 square-foot segment of public right-of-way into the northwest corner of Lot 1. The City Council approved the vacation of the right-of-way on April 27, 2015 The standard 10-foot at front and 5-foot drainage and utility Subject Site easements shown on the final plat will be granted to the city. The western sideyard drainage and utility easement on Lot 4 is proposed to be 10 feet wide to accommodate future maintenance of the storm sewer that runs along that property line. EXISTING CONDITIONS The site currently has four parcels Two of these parcels are unbuildable in their present configurations The applicant is proposing to subdivide to make four buildable lots Two will include the existing houses and the other two will become available building sites The site decreases in elevation from north to south The grade change is gradual for the first 400 feet or so and then bluff conditions are present. The bluff is currently wooded. The remainder of the site is maintained as lawn Soils on the site consist of Lester-Kilkenny loams as identified in the United States Department of Agriculture Web Soil Survey The soils on the site fall into the B hydrologic soils group and would be conducive to infiltration. The plans shall show the first-floor elevations of existing buildings on adjacent properties GRADING AND DRAINAGE The proposed design maintains the same overall drainage pattern as existing. The site maintains the same setbacks from the bluff area. Dramtile service must be provided for Lots 1 and 2 where runoff will flow from the back to the front of the lot. This dramtile shall tie into the existing manhole catch basin located in front of Lot 2 A soils report is required indicating soil conditions, permeability, slope and water level if detected. Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 6 of 10 EROSION PREVENTION AND SEDIMENT CONTROL This project will not exceed the one(1) acre threshold for an NPDES Construction Permit and therefore does not require a SWPPP. However, it must meet Section 19-145 of City Code Items that need to be corrected prior to final plat approval and any earth-disturbing activity includes the following. • The plan must indicate that all swales discharging off site are to have the final 200 feet stabilized and must indicate the method to be used • The silt fence must comply with City Detail 5300 which requires the use of metal tee-posts • The silt fence shown across Lots 3 and 4 must be placed twenty(20) feet from the top of the bluff to ensure that entire bluff impact zone is protected Escrow for topsoil necessary to place six inches over Lots 1 and 2 excluding the 25%hardcover shall be collected with the development contract DRIVEWAY The grading plan shall label the elevation at the centerline of the proposed dnveways The driveway of Lot 1 must be located a minimum of 40 feet from the intersection of Teton Lane and Bretton Way. The location shown on the plan meets this minimum. SANITARY SEWER AND WATERMAIN Sanitary sewer and watermam were constructed under Teton Lane as part of the Curry Farms 2nd Addition development New sanitary sewer and watermain service hook-ups are proposed for Lots 2 and 3 Escrow for the construction of these services and the associated restoration of part of Teton Lane will be collected with the Development Contract. STORM WATER UTILITY The Surface Water Utility Charges are calculated based upon land use type and land area Credits may be applied based on storm water practices being implemented but as there are none proposed with the project, the fees will not be adjusted The fee will be based upon the two newly-created lots with a total area of 0.83 acre. The following table illustrates the Storm Water Utility Charges associated with the development of this parcel Area Rate Total Water Quality 0 83 ac $2,990/ac $2,481 70 Water Quantity 0 83 ac $4,270/ac $3,544 10 Treatment BMP Credit 0 00 ac $2,830(0 5)/ac ($0 00) $6,025.80 Planning Commission Redstone Ridge-Planning Case 2015-08 May 26, 2015 Page 7 of 10 ASSESSMENTS Partial water and sewer hookup fees will be due at the time of final plat; the remaining hookup fees will be due with the building permit The fees will be assessed at the rate in effect at that time PARKS This property is located within the neighborhood park service area for Curry Farms Park. Future residents of Redstone Ridge will have access to the park via a trail connection near the end of Teton Lane. Curry Farms Park is 6 82 acres m size and features a playground,basketball court, open play field,natural areas, small sledding hill and bituminous trails Off-street parking is available at the park along Stratton Court 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 o '4.\ 4141 L--11-r ,- " "Mit -+a,� r +r� +, s +rh -- at A , '6%,„, xi pp II.� I "� .Ut) ISI• a;r , Y .'s,� ,t t '4 ;, J '4' ‘*:- ' \ ' „cr---di "'Ileuv,0:411:* i ttlitik Curry Farms Park ' ' ., s # ' ' tbot, ,� ,fir a '4" ,4 $ l t. , . ,� r ot„ 2 411 k + y. # ! r x.+te4_. . 1 4rr }' + /' f'+ + 1,1 d *7, 1 , •,lt _ i,i. Com. 1, I. ' � iWILT" _ .f a � 0. -- -6,� I r � r y� TRAILS The subject site does not have direct access to a trail; however, convenient access to the Powers Boulevard and Lake Lucy Road bituminous trails is available via local streets A trail connection from Teton Lane to Knob Hill Lane further enhances the pedestrian opportumties in this I Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 8 of 10 neighborhood No additional trail construction is being recommended as a condition of this subdivision. LANDSCAPING The applicant for the Redstone Ridge development has submitted tree canopy coverage and preservation calculations They are as follows Total upland area(excluding wetlands) 2 74 ac or 119,354 SF Baseline canopy coverage 38% or 45,354 SF Minimum canopy coverage allowed 30% or 35,806 SF Proposed tree preservation 33% or 39,386 SF The developer meets minimum canopy coverage allowed. All adjacent uses are compatible with the proposed development and therefore no bufferyard plantings are required for this subdivision COMPLIANCE WITH ORDINANCE-RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15,000 90' 125' 30 front/rear 10' sides BLOCK 1 Lot 1 15,128.52 110' 130' 30'/30' 10' Lot 2 21,058 05 90.34' 180' 30'/30' 10' Lot 3 57,191 04 190' 260' 30730'* 10' Lot 4 26,290 31 102' 253' 30730' 10' Total 119,667.92 *The 30-foot bluff setback includes a 20-foot bluff impact zone. RECOMMENDATION Staff recommends adoption of the following motion. "The City Council approves Final Plat with a Variance for the use of a neck lot,to replat 2 74 acres into four lots, Redstone Ridge, as shown in plans dated received April 2, 2015, including the attached Findings of Fact and Recommendation, subject to the following conditions Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 9 of 10 Park and Trail Conditions 1 Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Redstone Ridge for the two new housing units only The park fees will be collected in full at the rate in force upon final plat submission and approval Based upon the city's 2015 single-family park fee of$5,800 per unit, the total park fees for Redstone Ridge would be$11,600. Engineering Conditions 1 The plans shall show the first floor elevations of existing buildings on adjacent properties before a building permit is issued. 2. Plans must show dramtile service provided for Lots 1 and 2 where runoff will flow from the back to the front of the lot Before a building permit is issued, this dramtile shall tie-in to the existing manhole-catchbasm in front of Lot 3 A soils report is required indicating soil conditions, permeability, slope and water level if detected before a building permit is issued. 4. The plan must indicate that all swales discharging off site are to have the final 200 feet stabilized and the method to be used 5 The silt fence must comply with City Detail 5300 which requires the use of metal tee-posts. 6. The silt fence shown across Lots 3 and 4 must be placed twenty(20) feet from the top of the bluff to ensure that entire bluff impact zone is protected 7 The erosion escrow shall be required reflecting the quantity of topsoil necessary to place six (6) inches over Lots 1 and 2, excluding the 25%hardcover allowed with the Development Contract. 8. The grading plan shall label the elevation at the centerline of the proposed driveways before a building permit is issued 9 Escrow for the construction of the new sanitary sewer and water services and the associated restoration of part of Teton Lane will be collected with the Development Contract 10 Surface Water Management Utility fees totaling$6,025 80 shall be due at final plat 11 Partial water and sewer hookup fees will be due at the time of final plat, the remaining hookup fees will be due with the building permit. The fees will be assessed at the rate in effect at that time 12 Plans must show most recent city standard detail plates that are applicable before issuance of a building permit Planning Commission Redstone Ridge—Planning Case 2015-08 May 26, 2015 Page 10 of 10 Environmental Resource Conditions 1. Tree protection fencing will be required at the edge of grading limits near any preserved trees It shall be installed prior to grading 2 Each lot will be required to have a minimum of one tree in the front yard. Planning Conditions 1 Approval of the subdivision is contingent on approval of the right-of-way vacation 2. All lots must maintain a maximum hard surface coverage of 25% " ATTACHMENTS 1 Reduced Copy final Plat dated received Apnl 2, 2014. g\plan\2015 planning cases\2015-08 redstone ridge sub var vac\staff report cc final plat.doc o2 s4eo i �a eae1 i x �yo s I I aagy I I I $ I ofC ''',. 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