Loading...
CC Staff Report 7-11-05 CITY OF CHANHASSEN 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 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax 952.227.1110 Web Site www.ci.chanhassen.mn.us 1c-1 - MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner O~ ' July 11, 2005 DATE: SUBJ: Final Plat Approval for Lake Harrison Planning Case No. 05-14 PROPOSAL SUMMARY The applicant is requesting final plat approval for Lake Harrison creating 39 lots (one lot, Lot 1, Block 4, is for the west water treatment plant), 6 outlots and right- of-way for public streets with a 5-foot front yard setback variance for Block 2 and subdivision variances for street grade and the use of a private street. The proposal includes approximately 62 acres. The development complies with the Single- Family Residential (RSF) District regulations. Staff is recommending approval of the final plat for Lake Harrison. BACKGROUND On May 9,2005, the Chanhassen City Council approved the following: Rezoning of the property from RR, Rural Residential, to RSF, Single Family Residential District; Preliminary plat (Subdivision) to create 40 lots, 4 outlots and public right-of-way with a variance for a private street and street grade, subject to conditions; A 5-foot front yard Variance for Block 2; A Wetland Alteration Permit to fill and alter wetlands on site; And, Denied the bluff setback variance. FINAL PLAT REVIEW PROPOSAL SUMMARY The applicant is requesting final plat approval for 39 lots, 6 outlots and right-of- way for public streets. As part of the preliminary plat review, the City approved subdivision variances for street grade in excess of 7 percent and the use of a private street for access to Lots 11 and 12, Block 1 and a zoning variance for a The City 01 Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks A great place to live, work, and play. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 2 25-foot front yard setback for Block 2. Of the 39 Lots being platted, Lot 1, Block 4 is proposed to be purchased for the west water treatment plant. The proposal meets the requirements of the zoning ordinance. The applicant is proposing the installation of an entry monument sign on Outlot A, which is being donated to the City. The applicant should establish a sign easement for the installation of this sign. GRADINGIDRAINAGEIEROSION CONTROL The existing site is about 62 acres in size and contains 8 existing wetlands. The site also contains groves of significant trees, along with an existing home site which will remain. Site elevations range from a high of 1084 in the southwest to a low of 970 in the southeast. The applicant is proposing to grade about 50% of the site for 37 new house pads, 3 public streets, a private street, and 3 stormwater ponds. With the vast amount of vertical site relief previously mentioned, the property is a challenging one to grade. The garage elevations of Lots 4, 5 and 6 need to be at least 1.5 feet higher than the emergency overflow for the street. Next, there are a few locations where the proposed street grades are slightly higher (approximately 8%) than the maximum street grade allowed of 7%. The grading for Lots 11 and 12, Block 1 needs to be revised. The proposal includes a private street to access Lots 11 and 12 with retaining walls along the west side. The existing site drains to three main wetlands within the southwest, central, and northeast portions of the site. The proposed grading plan has been designed to match the existing drainage patterns fairly well. The western half of the developed site drains to a proposed pond in the northwest comer of the site. The remainder of the eastern portion of the site will drain to a pond in the northeast comer of the site. Each of the ponds will treat the water before discharging it to adjacent wetlands. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. Drainage calculations for the site have been submitted and some changes are needed. The applicant is required to meet the existing site runoff rates for lO-year and 100-year, 24-hour storm events. Storm sewer sizing calculations must be submitted at the time of final plat application. The storm sewer must be sized for a lO-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or more. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. If importing or exporting material for Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 3 development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. The applicant should also be aware that any retaining wall over four feet in height must be designed by a Structural Engineer registered in the State of Minnesota. Also, it will require a building permit from the Building Department. UTILITIES Currently, public sanitary sewer and watermain are available to the parcel. The plans propose on connecting to the Met Council Interceptor sewer line that runs through the parcel and extending it to serve the site. Also, the applicant is proposing to connect to the watermain in Lake Lucy Road, loop it through the site, and connect with the existing mains in Manchester Drive and Highover Trail. A minimum 20-foot wide easement will be required over the public utility lines that are outside of the right-of-way. Installation of the private service utilities for the site will require permits and inspections through the City's Building Department. The City is currently in discussions with the developer on the possible purchase of a portion of Lot 1, Block 4, in the northeast portion of the site for a future water treatment plant. This second water treatment plant would treat the water from the City's western wells which can't be treated by the eastern treatment plant that is currently being designed. The land acquisition for the second water treatment plant was scheduled for 2005 in the City's current Five- Year Capital Improvement Program (CIP). With the development of this parcel, plans show a raw water transmission main is being extended through the site for future connection to the City's second water treatment plant. This watermain would run along the western property line, going north to the Well No.7 property just east of Outlot F. The transmission main would then stay in the right-of-way and run east to the treatment plant site. No service connections would come off of this transmission main since the raw water in the pipe will be untreatedlunchlorinated prior to connecting to the treatment plant. Because this is a system-wide improvement, the construction cost for the raw watermain will be paid by the City from the water portion of the Utility Fund. The developer will be required to provide public drainage and utility easements over the transmission main and to install the pipe as a part of the utility construction. According to the City's Finance Department records, the parcel was previously assessed for one sanitary sewer and watermain unit and those assessments have been paid. Since the applicant is now proposing more units (8) than what the property has been assessed for, the additional 37 units (38-1=37) will be charged a sanitary sewer and watermain lateral connection charge. Connection fees are in lieu of assessments which are absorbed by the City instead of being levied at the time of construction. The 2005 lateral connection charge for sanitary sewer or water is $5,118 per unit. Based on the current rate, the total amount due payable to the City for the additional 38 units would be $189,366(37 @ $5,118) for sanitary and $189,366 for water. The combined total for both sanitary and water would then be $378,732. These charges are due at the time of final plat recording. In addition, each newly created lot will be subject to City sanitary sewer and water hookup charges at the time of building permit issuance. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 4 hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. 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. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Met Council, Carver County, and Watershed District. STREETS Overall, the proposed street layout appears to work well. The plans show a main street accessing off Lake Lucy Road from the north and ending in a cul-de-sac in the south-central portion of the site. Another public street is proposed to tee off the main street and connect at Galpin Boulevard. Both Galpin Boulevard and Lake Lucy Road are classified as collector streets within the City Code and Comprehensive Plan. As such, staff expects each of the roads to adequately handle the traffic from the development. Also, the plans show the public street extension of Highover Trail from the west to the north and a proposed private drive to the south off of Highover Trail. The applicant must be aware that any private streets must be built to 7-ton design and enclosed within a 30-foot private easement. The developer will have to provide inspection or soil reports certifying that the street was built to the 7 -ton requirement. Sidewalks are proposed on at least one side of all of the public streets. As with past developments that access off of Galpin Boulevard, a right-turn lane into the site will be required to be constructed. The turn lane must meet Carver County design requirements. PARKS AND RECREATION Comprehensive Park Plan The proposed Lake Harrison development is located within an area that is outside the municipal park service boundaries of Pheasant Hill Park, Herman Field Park and Sugarbush Park. The Parks and Recreation Commission reviewed the proposed development on April 26, 2005 to make a recommendation regarding including a public park in the development. The Commission voted to recommend the creation of a park within the development. The property owner will be donating to the City large areas of open space, which will include areas that may be used for park facilities as a charitable contribution. The development shall pay full park fees in force at the time of final plat approval for the 37 new residential lots in the amount of $148,000. Parks fees for 2005 are $4,000.00 for each new single-family lot. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 5 Comprehensive Trail Plan The site does not contain any portion of the City's trail plan. A sidewalk or trail connection to the trails in Galpin Boulevard and Lake Lucy Road is proposed as part of the development. LANDSCAPING The developer has provided a landscape plan that exceeds the minimum standards of the City. WETLANDS Existing Wetlands Twelve wetlands were identified and delineated by Westwood Professional Services in May 2005. On May 17, 2005, City staff met the delineator on-site to examine the wetland boundaries. All boundaries were found to be consistent with the delineation criteria set forth in the Corps of Engineers Wetlands Delineation Manual (1987). Wetland impacts are generally the result of three site constraints: 1. The need for access to the site; 2. The need to match existing elevations in front of the existing home; and 3. The 7% maximum street grades for Lake Harrison Circle and Lake Harrison Road. In addition, the development of the site will impact the hydrology to Wetlands D and J. These wetlands do not receive concentrated flow from adjacent waterways, but instead rely on surface flows for hydrology. With the placement of Lake Harrison Circle directly upstream of these wetlands, the wetlands will be indirectly impacted by interruptions to hydrology. A voidance of indirect impacts to Wetlands D and J is not feasible or prudent. Wetland impacts have been minimized by: 1. Placing the crossing of Lake Harrison Road across the narrowest portion of the drainageway between Wetlands A and C; 2. Eliminating the connection between Highover Trail and Lake Harrison Circle. Wetland impacts have been reduced from 1.18 acres in the original proposal to 1.00 acres in the current proposal. All outlot boundaries should be revised to incorporate wetland buffers where applicable. Wetland Replacement Total wetland impacts for the proposed project total 43,548 square feet (1.00 acres). Total proposed New Wetland Credit (NWC) of 64,950 square feet (1.49 acres) is proposed. Total proposed Public Value Credit (PVC) is 23,388 square feet (0.54 acres). All wetland replacement is proposed on-site adjacent to existing wetlands. Current proposed plans exceed the minimum replacement requirements of replacing impacted wetlands at a 2: 1 ratio. Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans should show fixed photo monitoring points for the replacement wetlands. Wetland replacement monitoring plans should be submitted annually beginning one growing season after the wetland is created until the wetland replacement is Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 6 accepted in writing by the City. The vegetation management plan should be enhanced to provide a detailed outline for the treatment of reed canary grass and purple loosestrife. The vegetation management plan and wetland mitigation plan sheets should specify that newly created wetland mitigation areas should be seeded in a swath that extends at least l' above and I' below the normal water level of the mitigation areas. The applicant should provide proof of recording a Declaration of Restrictions and Covenants for Replacement Wetland. The applicant should submit a letter of credit in the amount of $136,400 to guarantee the design goal for the wetland replacement site, as approved in the replacement plan, is fully achieved. The letter of credit should be written to remain in effect for 5 years. A wetland buffer minimum of 20 feet must be maintained around Wetlands A, B, C and F and any adjacent wetland mitigation areas. A minimum wetland buffer of 16.5 feet must be maintained around Wetland G and any adjacent mitigation areas. Buffers to be considered for PVC must be a minimum of 16.5 feet. Building setbacks of 40 feet from the wetland buffer strips must be maintained for all proposed building pads. Lot 3, Block 3 should be revised to meet building setback requirements COMPLIANCE TABLE Description Area (SQ. ft.) Frontage (ft.) Depth (ft.) Notes Lot 1, Block 1 22,477 252 151 L2,Bl 16,531 117 150 L3,Bl 25,607 56@ 155 L4,Bl 20,797 61 @ 174 L5,Bl 34,132 62@ 202 L6,Bl 25,120 99 235 L7,Bl 23,374 92 253 L8,Bl 30,615 80@ 261 L9,Bl 38,796 76@ 258 LlO, Bl 33,042 114 206 Lll, B 1 56,571 345 185 North property line is front lot line; bluff L12, Bl 159,357 313 444 North property line is front lot line; bluff Lot 1, Block 2 26,868 220 165 Wetland L2,B2 17,927 151 166 Wetland L3,B2 17,707 98 181 Wetland L4,B2 18,562 124 215 Wetland L5,B2 20,305 116 241 Wetland L6,B2 26,922 93 232 Wetland L7,B2 26,460 108 221 Wetland L8,B2 26,053 128 226 Wetland L9,B2 21,074 96 224 Wetland LlO, B2 24,987 115 222 Wetland; comer Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 7 Description Area (SQ. ft.) Fronta2e (f1.) Depth (f1.) Notes LotI, Block 3 17,195 114 151 Comer L2,B3 16,211 112 144 L3,B3 19,819 154 138 Wetland IA,B3 23,625 116 244 Wetland L5,B3 34,575 61 @ 226 Wetland L6,B3 42,582 57@ 225 Wetland L7,B3 22,646 57@ 186 Wetland L8,B3 20,173 113 194 Wetland, Shoreland L9,B3 31,623 84@ 246 Wetland, Shoreland LlO, B3 28,606 114 239 Wetland, Shoreland Lll, B3 27,984 121 241 Wetland, Shoreland L12, B3 96,257 292 304 Wetland, Shoreland L13, B3 41,816 124 354 Wetland, Shoreland L14, B3 30,510 99 305 Wetland, Shoreland L15, B3 26,469 104 264 Wetland L16, B3 53,902 168 288 Wetland Lot 1, Block 4 66,862 286 318 Wetland, West water treatment site Right-of-way 268,815 6.17 acres Outlot A 460,356 Wetlands and Park Outlot B 232,138 Wetlands/Open Space Outlot C 377,507 WetlandslLake Harrison/Open Space Outlot D 33,224 Storm water pond Outlot E 11,884 Entrance Monument OutlotF 3,353 Landscaping TOTAL 2,701,378 62 acres @ Meets 90-foot width at the 30-foot building setback line. REVIEW CONDITIONS OF APROV AL 1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet. * This condition has been met 2. The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line. * This condition has been met. 3. Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards. * This condition no longer applies. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 8 4. The lot frontage for Lot 14, Block 3, must meet the 125-foot minimum lot width if it is a lakeshore lot. *This condition no longer applies. 5. Lot 12, Block 3, contains a swimming pool and shall not be platted as a separate lot until the pool is removed or the platting of the lot is concurrent with an application for a building permit for a principal dwelling on the lot. * This condition shall be modified as follows: If Lot 12, Block 3, is further subdivided to create an additional lot, the swimming pool must be removed, prior to the replatting. 6. Prior to final plat approval, the developer shall verify that acceptable building pads can be accommodated on all lots that have lake setbacks. * This condition has been met. 7. If Lot 1, Block 4, is not dedicated for park purposes, then the development shall pay full park fees in force at the time of final plat approval. *This condition shall be modified as follows: E. Jerome and Linda Carlson will donate Outlots A, C and D to the City of Chanhassen. The developer shall pay full park fees for 37 new residential lots. The total park and trail fees due payable at the time of final plat recording is $148,000.00. 8. Building Official Conditions: a. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b. Demolition permits must be obtained prior to demolishing any structures on the site. c. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. d. Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. e. Separate sewer and water services must be provided each lot. f. Existing wells and on-site sewage treatment systems on the site but be abandoned in accordance with State Law and City Code and the existing home must be connected to city sewer service when available. g. The swimming pool adjacent to the existing residence must be protected by a fence in accordance with City Code. h. The developer must coordinate the address change of the existing home with the construction of the development and provide access for emergency vehicles at all times. * This condition shall be modified as follows: Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 9 Building Official Conditions: a. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b. Demolition permits must be obtained prior to demolishing any structures on the site. c. The developer must slllnnit a list sf PIspss@a str@@t liam@8 f8r I@';i@\Y alia ~pIs':al pRsr t8 filial plat sf tke pI8p@rt:y name and install a street sign for the private street. d. Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. e. Separate sewer and water services must be provided each lot. f. Existing wells and on-site sewage treatment systems on the site but be abandoned in accordance with State Law and City Code and the existing home must be connected to city sewer service when available. g. The swimming pool adjacent to the existing residence must be protected by a fence in accordance with City Code. 9. The developer must coordinate the address change of the existing home with the construction of the development and provide access for emergency vehicles at all times. A wetland delineation report illustrating wetland type, boundary and vegetation shall be submitted prior to final plat approval. * This condition has been met. 10. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two altemati ves that demonstrate proposed plans were sequenced in the following order of decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant shall not impact basins A, G and F until it is demonstrated that these impacts have met the above sequencing requirements. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo monitoring points for the replacement wetlands. A five-year wetland replacement monitoring plan shall be submitted yearly beginning one growing season after the wetland is created. The applicant shall provide proof of recording a Declaration of Restrictions and Covenants for Replacement Wetland. The applicant shall secure City approval of a wetland replacement plan prior to any wetland impacts occurring. * This condition has been shall be modified as follows: THe ~plieoot SHall soomit a "\Vetlooa CSR8@f\'atisR ."'.<et ("\J.TC."'~) ~plieati8R illllStfatiRg t\':8 altemati':es tkat aem€lRstrate pr€lp€lsea plans ';:eIe se~ll@Reea iR tH@ f811€~';:iRg €lfaer 8f a@eIeasiRg prefereR@@: 1) ."~';8idttruJe 8f ';;@tlooa i~a@t, 1) Minimie3thm 8f ';:etlooa i~a@t8, 3) Rutifi3titi3n sf '.':etlooa i~a@ts ooa1) M.itig3ti8H sf '.H1tlooa impa@ts. THe applieaRt SHall R€lt impa@t easiRs )~, G ooa F llRtil it is aem€lRstrat@a tkat tk@8@ impa@t8 Ha':e m@t tke oo€l':@ se€J.lleR@iRg re~llir@m@Rts. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo monitoring points for the replacement wetlands. .^~ fi':e j'@8f ';:@tlooa repla@emeRt m€lRit€lftRg ploo SHall ee sllemittea j'earl::,. e€lgiRRiRg SRe gr€l';:iRg Sea8€lR after tHe ';:etlooa is ef€latea. The applicant shall provide proof of recording a Declaration of Restrictions and Covenants for Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 10 Replacement Wetland. The applicant shall secure City approval of a wetland replacement plan prior to any wetland impacts occurring. Wetland replacement monitoring plans shall be submitted annually beginning one growing season after the wetland is created until the wetland replacement is accepted in writing by the City. The vegetation management plan shall be enhanced to provide a detailed outline for the treatment of reed canary grass and purple loosestrife. The vegetation management plan and wetland mitigation plan sheets shall specify that newly created wetland mitigation areas shall be seeded in a swath that extends at least 1 ' above and l' below the normal water level of the mitigation areas. 11. All impacts, including the filling of wetlands and conversion of wetlands into storm water pond, shall be mitigated with the proposed project. The applicant shall demonstrate and document how replacement will be satisfied to ensure the 2: 1 replacement ratio for all impacted wetlands. * This condition has been met. 12. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A, B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff before construction begins and shall pay the City $20 per sign. * This condition shall be modified as follows: .\ '::etltm.alHlf~r '::ith a miRimtim '.viSth sf 29 feet shall 8e maiRtaiRea afSl:iRa V/etlaRas .A~, R, C, E, F, G tlRa II. .\ \':etlaRa8l:iffer '::ith a miRimtim '::i€lth sf 16.5 feet shall 8e maiRtaiRea afSl:iRa '.l,'etl8fta D 8fta (0)' '.':etlaRa mitigatiSR afeas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff before construction begins and shall pay the City $20 per sign. A wetland buffer minimum of 20 feet shall be maintained around Wetlands A, B, C and F and any adjacent wetland mitigation areas. A minimum wetland buffer of 16.5 feet shall be maintained around Wetland G and any adjacent mitigation areas. 13. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building setback requirements. * This condition shall be modified as follows: Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all proposed building pads. Lot 3, Block 3 ooa Lst 11, Elsel( 3 shall be revised to meet building setback requirements. 14. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into Outlot C. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 11 * This condition has been met. 15. The OHW determination shall be completed prior to final plat approval. All plans shall illustrate Lake Harrison's OHW and a 150 foot structure setback from the OHW. * This condition shall be modified as follows: THe OIDl,' €letemliluitf8ft BHall B@ @81ftfJ1@t@€l llft8f t8 Hftallllat Sflllf8':al. All plans shall illustrate Lake Harrison's OHW and a 150 foot structure setback from the OHW. 16. All non-riparian lots within the shoreland management zone shall be no less than 90 feet wide with 15,000 square feet of lot area. All riparian lots within the shoreland management zone shall be no less than 125 feet wide with 40,000 square feet of lot area. * This condition has been met. 17. The bluff area on the property shall be preserved. 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 the bluff). * This condition still applies. 18. The proposed development shall maintain existing runoff rates. Storm water calculations shall be submitted to ensure the proposed storm water ponding is sized adequately for the proposed development. * This condition may be deleted. The information requested is part of condition 41. 19. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. * This condition still applies. 20. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes near/around road crossing within 24 hours of temporary/final grade. Riprap, appropriately sized, shall be installed at flared end outlets for energy dissipation with underlying gravel base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap and geotextile or permanent turf re-enforcement blankets. Erosion and sediment controls shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed shall be used for restoration. All 3: 1 slopes shall be covered with category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements is needed on Pond 1. * This condition still applies. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 12 21. Following storm water inlet installation Wimco-type (or equal) inlet sediment controls shall be installed and regularly maintained. A detail for the inlet sediment controls shall be provided. * This condition still applies. 22. Following street and utility installation, Chanhassen-specification Type-l silt fence or other approved perimeter sediment control shall be installed for all positive slopes curbside. * This condition still applies. 23. Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the rock construction entrance. * This condition still applies. 24. Chanhassen type 2 heavy duty silt fence with straw/hay bale re-enforcement shall be provided for all silt fences adjacent to wetland and creek areas. Chanhassen type 1 silt fence shall be installed at the OHW elevation of storm water basins following permanent outlet installation. * This condition still applies. 25. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (1% -inch rock, 2 feet wide and 1 foot high along the outside of the silt fence. Only metal t-posts shall be used, not wood stakes. * This condition still applies. 26. Silt fence shall be installed between wetland impact areas and the remaining wetland. * This condition still applies. 27. 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. * This condition still applies. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 13 28. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. * This condition still applies. 29. All development phases shall be represented in the SWPPP (clear and grubbing, mass grading, large utilities, small utilities, home building, along with any special requirement such as wetland or creek crossing areas). * This condition still applies. 30. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to potential concentrated flows, a creek crossing plan shall be developed and outlined in the SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided within 24 hours following temporary or final grade. The silt fence shall be wrapped up and around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented from entering the waters of the state. * This condition still applies. 31. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $135,285.38. * This condition shall be modified as follows: At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $13~,:Jg~.Jg $120,585.00. 32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley- Purgatory-Bluff Creek Watershed District, Department of Health, Minnesota Pollution Control Agency (NPDES Phase IT Construction Permit), Minnesota Department of Natural Resources (for dewatering), Carver County, Met Council) and comply with their conditions of approval. * This condition still applies. 33. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction. Fencing shall be in place and maintained until all construction is completed. In no areas shall the fencing be placed within the bluff impact zone. * This condition still applies. 34. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be replaced at a ratio of 2: I diameter inches. * This condition still applies. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 14 35. A total of 319 trees are to be planted. The number of overstory, deciduous trees, as shown on landscape plans dated 3/18/05, required in the front yard of each lot are as follows: Lot, Block Number of trees reQuired Lot 1, blk 1 5 Lot 2, blk 1 2 Lot 3, blk 1 1 Lot 4, blk 1 1 Lot 5, blk 1 1 Lot 6, blk 1 2 Lot 7, blk 1 2 Lot 8, blk 1 2 Lot 9, blk 1 1 Lot 10, blk 1 2 Lot 11, blkl None - existing front yard trees to be preserved Lot 12, blk 1 None - existing front yard trees to be preserved Lot 1, blk 2 4 Lot 2, blk 2 3 Lot 3, blk 2 2 Lot 4, blk 2 2 Lot 5, blk 2 3 Lot 6, blk 2 1 Lot 7, blk 2 3 Lot 8, blk 2 2 Lot 9, blk 2 2 Lot 10, blk 2 7 Lot 1, blk 3 5 Lot 2, blk 3 2 Lot 3, blk 3 2 Lot 4, blk 3 3 Lot 5, blk 3 1 Lot 6, blk 3 1 Lot 7, blk 3 1 Lot 8, blk 3 2 Lot 9, blk 3 2 Lot 10, blk 3 3 Lot 11, blk 3 2 Lot 12, blk 3 3 Lot 13, blk 3 3 Lot 14, blk 3 3 Lot 15, blk 3 2 Lot 16, blk 3 1 Lot 17, blk 3 None - existing front yard trees to be preserved Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 15 * This condition shall be modified as follows: A total of ~ 322 trees are to be planted. The number of overstory, deciduous trees, as shown on landscape plans dated J.'IK'Q5 6/20/05, required in the front yard of each lot are as follows: Lot, Block Number of trees required Lot 1, blk 1 5 Lot 2, blk 1 2 Lot 3, blk 1 1 Lot 4, blk 1 1 Lot 5, blk 1 1 Lot 6, blk 1 2 Lot 7, blk 1 2 Lot 8, blk 1 2 Lot 9, blk 1 1 Lot 10, blk 1 2 Lot 11, blkl None - existing front yard trees to be preserved Lot 12, blk 1 None - existing front yard trees to be preserved Lot 1, blk 2 4 Lot 2, blk 2 3 Lot 3, blk 2 2 Lot 4, blk 2 2 Lot 5, blk 2 3 Lot 6, blk 2 1 Lot 7, blk 2 3 Lot 8, blk 2 2 Lot 9, blk 2 2 Lot 10, blk 2 7 Lot 1, blk 3 5 Lot 2, blk 3 ~ 3 Lot 3, blk 3 2 Lot 4, blk 3 ~ 2 Lot 5, blk 3 1 Lot 6, blk 3 1 Lot 7, blk 3 1 Lot 8, blk 3 2 Lot 9, blk 3 2 Lot 10, blk 3 ~ 2 Lot 11, blk 3 ~ 3 Lot 12, blk 3 ~6 Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 16 Lot, Block Lot 13, blk 3 Lot 14, blk 3 Lot 15, blk 3 L8t Hi, ellc 3 Lot 16, blk 3 Number of trees required 3 ~2 2 + None - existing front yard trees to be preserved 36. The developer shall be responsible for planting any trees in side or rear yards as shown on the landscape plan dated 3/18/05. * This condition still applies. 37. Any private street is required to have 20-foot wide paved streets from back-of-curb to back-of- curb, be built to a 7-ton design, have a maximum slope of 10%, and contained within a 30-foot wide private easement. At the completion of the project, the developer will be required to submit inspection/soil reports certifying that the private street was built to a 7-ton design. * This condition still applies. 38. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. * This condition still applies. 39. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. * This condition shall be modified as follows: All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. Pond number 3 must be adequately sized to accommodate the drainage from Lot 1, Block 4, and the proposed park area. 40. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in the State of Minnesota with an approved fence. Also, it will require a building permit from the Building Department. * This condition still applies. 41. Prior to final platting, storm sewer design data will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, emergency overflows, access routes for maintenance, Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 17 and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction plans. *This condition shall be modified as follows: Prior to final platting, storm sewer design data and full size map will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, emergency overflows, access routes for maintenance, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction plans. 42. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or more. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. * This condition still applies. 43. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. 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. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. * This condition still applies. 44. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. * This condition still applies. 45. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge from homes not adjacent to ponds. * This condition shall be modified as follows: The applicant shall include a drain tile system Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 18 behind the curbs to convey sump pump discharge from homes not adjacent to ponds. Remove the proposed curb along the north side of the right turn land on Galpin Boulevard. 46. All plans must be signed by a registered engineer in the State of Minnesota. * This condition has been met. 47. Maximum 3: 1 side slopes are allowed without the use of a retaining wall. This condition shall be modified as follows: Maximum 3: 1 side slopes are allowed without the use of a retaining wall, revise the plan accordingly. 48. On the preliminary plat sheet show the street right-of-way for the cul-de-sacs. * This condition has been met. 49. Minimum 20-foot wide public drainage and utility easements will be required over the sanitary sewer and watermain that is outside of the right-of-way. * This condition shall be modified as follows: Minimum 40 ~-foot wide public drainage and utility easements will be required a':er the sanitary s€r::er aRB '::at@FmaiR that is alltsiBe af the figHt af Y:a)' between Lots 4 and 5, Block 1, and along the west side of Lots 10 and 11, Block 1. 50. On the grading plan: a. Show the benchmark. b. Add a note to remove all existing approaches. c. Show the retaining walls top and bottom elevations. d. Revise the street grades to comply with the 7% maximum requirement. e. Eliminate Pond 1 and bring the drainage to Pond 2. f. The proposed grading for Lots 4-6, Block 3 needs to be revised to prevent the garage elevation of Lot 4 from being lower than the street. g. The garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than the emergency overflow for the street. h. Install a culvert under the proposed street connection at Galpin Boulevard. 1. Show the 1036 contour around the housepad of Lot 2, Block 1. J. Show the proposed storm sewer on the plan. * This condition shall be modified as follows: On the grading plan: a. ~fta~:: tfte BeReftmaflc Show 12-foot spacing between any two parallel retaining walls over 4-foot in height. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 19 b. Add a note to remove all existing approaches. c. ~R€r;; Ul@ F@taiRing ';;alls telJ aRa 8ettem. @1@':atieRs, a. R@':is@ Ul@ stf@@t gaa@s te @elft}Jlj' ';:itll Ul@ 7% mmdHmm. r@~l'lir@m.@Jlt. e, Eliminat@ Penal ana 8ring Ul@ m-ainag@ te PeRa 2. f. TR8 IJreIJes@a gmBing fer Lets 1 {ii, Rle@k :3 n@@as te 88 r@ds@a te IJf€Y@nt Ul@ garag@ @l€':atien €lf Let 1 frem. 8@ing l€l';;@r UlaR tR8 8tf@8t g. Show the EOF for the easterly cul-de-sac and the garage elevations of all Lots 5 aRa {ii adjacent to it need to be at least 1.5 feet higher than the emergency overflow for the street. R. .mstall a @td':@K llna@r Ul@ IJreIJes@astr@@t @enn@@€ten at GalIJin Relll@vara. 1. ~R€J';: tll@ Hl% @€Jntellr areooa Ul@ llellS@IJaa €If Let 2, Rle@k 1. J. SRe~;: Ul@ IJreIJes@ast€JFm s@';;@r en Ul@ IJlaR. 51. Label the existing and proposed street names on all plan sheets. * This condition has been met. 52. On the utility plan: a. Revise the note to say "All storm pipe shall be Class 5... ", b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road, Galpin Boulevard, Highover Trail and Manchester Drive. c. Revise the location of the downstream sanitary sewer from MH-15 so it goes between Lots 4 and 5 versus Lots 5 and 6, Block 1. d. Show all utility and storm ponds easements. e. Sanitary service must be 6-inch PVC and water service I-inch copper type K. * This condition shall be modified as follows: On the Utility plan: a. R@':is@ Ul@ n€Jt8 te say ".^JIstefm IJiIJ@ SRan 8@ Cla8s II Relocate the proposed 12 inch pvc raw water main away from the retaining wall by at least 10 feet along the private street. b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road, Galpin Boulevard, Highover Trail and Manchester Drive. c. R@,:is@ Ul@ le@ati€lR €If Ul@ a€J\';nstn~am saRitary s@';;@r frem. :MH 15 8€J it ge@s 8@t';:@@R Lets 1 aRa5 ';@F811S L€Jts 5 aRa {ii, RI€l@k 1 Show the existing sanitary sewer in the center of the existing easement. d. ~lle';; all Mtility aRa st€lfm IJ€lRa8 @as@m.@Jlt8 Add note: any connection to existing structure must be core drilled. e, ~aRitafY 8@p;i@@ mllst 8@ {ii iR€lR P',TC aRa Water service must be I-inch copper type K. f. The watermain must be looped through to Manchester Drive versus Galpin Boulevard. 53. Staff is recommending that a raw water transmission main be extended through the site for future connection to the City's second water treatment plant. The construction cost for the raw Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 20 watermain will be paid by the City from the water portion of the Utility Fund. The developer will be required to provide public drainage and utility easements over the transmission main and to install the pipe as a part of the utility construction. * This condition still applies. 54. Since the applicant is now proposing more units (3~ 8) than what the property has been assessed for, the additional ~ 37 units (3~8-1=3,g7) will be charged a sanitary sewer and watermain lateral connection charge. These charges are due at the time of final plat recording. * This condition still applies. 55. As with past developments that access off of Galpin Boulevard, a right-turn lane into the site will be required to be constructed. The turn lane must meet Carver County design requirements. * This condition still applies. 56. A lO-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. * This condition still applies. 57. Two additional fire hydrants are required. * This condition still applies. 58. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. * This condition still applies. 59. Temporary street signs shall be installed on each street intersection when construction of the new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. * This condition still applies. 60. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. * This condition still applies. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 21 61. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. * This condition has been met. 62. Create a Lot 1, Block 4, on the eastern portion of Outlot A, east of wetland E. * This condition has been met. 63. The private street driveway shall be as shown on the Lot 11 & 12 detail plan dated 5/09/05. * This condition still applies. In addition, based on the review of the final development plans, staff recommends that the following conditions be added: 1. On the storm sewer and street plans show the turning radius on all roads. 2. Show the sanitary sewer minimum 20-foot easement on Lot 1, Block2. 3. Show minimum 20-foot easement for the watermain of Lake Harrison Road looping to the north with the existing Manchester Drive watermain. 4. Show the right existing sanitary easement on Lot 3, Block 3 and revise the standard easement accordingly. 5. All outlot boundaries shall be revised to incorporate wetland buffers where applicable. 6. The applicant shall submit a letter of credit in the amount of $136,400 to guarantee the design goal for the wetland replacement site, as approved in the replacement plan, is fully achieved. The letter of credit shall be written to remain in effect for 5 years. RECOMMENDATION Staff recommends that the City Council adopt the following motion: "The Chanhassen City Council approves the Final Plat for Lake Harrison Addition creating 39 lots, 6 outlots and associated right-of-way for public streets (plans prepared by Westwood Professional Services, Inc., dated June 20, 2005) with a variance for a private street and street grade, subject to the following conditions: 1. If Lot 12, Block 3 is further subdivided to create an additional lot, the swimming pool must be removed, prior to the replatting. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 22 2. E. Jerome and Linda Carlson will donate Outlots A, C and D to the City of Chanhassen. The developer shall pay full park fees for 37 new residential lots. The total park and trail fees due payable at the time of final plat recording are $148,000.00. 3. Building Official Conditions: a. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b. Demolition permits must be obtained prior to demolishing any structures on the site. c. The developer must name and install a street sign for the private street. d. Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. e. Separate sewer and water services must be provided each lot. f. Existing wells and on-site sewage treatment systems on the site but be abandoned in accordance with State Law and City Code and the existing home must be connected to city sewer service when available. g. The swimming pool adjacent to the existing residence must be protected by a fence in accordance with City Code. 4. The developer must coordinate the address change of the existing home with the construction of the development and provide access for emergency vehicles at all times. 5. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo monitoring points for the replacement wetlands. The applicant shall provide proof of recording a Declaration of Restrictions and Covenants for Replacement Wetland. The applicant shall secure City approval of a wetland replacement plan prior to any wetland impacts occurring. Wetland replacement monitoring plans shall be submitted annually beginning one growing season after the wetland is created until the wetland replacement is accepted in writing by the City. The vegetation management plan shall be enhanced to provide a detailed outline for the treatment of reed canary grass and purple loosestrife. The vegetation management plan and wetland mitigation plan sheets shall specify that newly created wetland mitigation areas shall be seeded in a swath that extends at least I' above and l' below the normal water level of the mitigation areas. 6. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A, B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff before construction begins and shall pay the City $20 per sign. 7. Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all proposed building pads. Lot 3, Block 3 shall be revised to meet building setback requirements. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 23 8. All plans shall illustrate Lake Harrison's OHW and a ISO-foot structure setback from the OHW. 9. The bluff area on the property shall be preserved. 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 the bluff). 10. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 11. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes near/around road crossing within 24 hours of temporary/final grade. Riprap, appropriately sized, shall be installed at flared end outlets for energy dissipation with underlying gravel base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap and geotextile or permanent turf re-enforcement blankets. Erosion and sediment controls shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed shall be used for restoration. All 3: 1 slopes shall be covered with category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements is needed on Pond 1. 12. Following storm water inlet installation, Wimco-type (or equal) inlet sediment controls shall be installed and regularly maintained. A detail for the inlet sediment controls shall be provided. 13. Following street and utility installation, Chanhassen specification Type 1 silt fence or other approved perimeter sediment control shall be installed for all positive slopes curbside. 14. Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the rock construction entrance. 15. Chanhassen Type 2 heavy duty silt fence with straw/hay bale re-enforcement shall be provided for all silt fences adjacent to wetland and creek areas. Chanhassen Type 1 silt fence shall be installed at the OHW elevation of storm water basins following permanent outlet installation. 16. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (1% -inch rock, 2 feet wide and 1 foot high along the outside of the silt fence. Only metal T -posts shall be used, not wood stakes. 17. Silt fence shall be installed between wetland impact areas and the remaining wetland. 18. 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 Time 7 days (Maximum time an area can remain open when the area Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 24 10:1 to 3:1 Flatter than 10: 1 14 days is not actively being worked.) 21 days 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. 19. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 20. All development phases shall be represented in the SWPPP (clear and grubbing, mass grading, large utilities, small utilities, home building, along with any special requirement such as wetland or creek crossing areas). 21. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to potential concentrated flows, a creek crossing plan shall be developed and outlined in the SWPPP. A detail shall also be provided. Stabilization of the crossing area shall be provided within 24 hours following temporary or final grade. The silt fence shall be wrapped up and around the culvert leavmg the wetted perimeter free of silt fence. Soil shall be prevented from entering the waters of the State. 22. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $120,585.00. 23. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Department of Health, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering), Carver County, Met Council) and comply with their conditions of approval. 24. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction. Fencing shall be in place and maintained until all construction is completed. In no areas shall the fencing be placed within the bluff impact zone. 25. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be replaced at a ratio of 2: 1 diameter inches. 26. A total of 322 trees are to be planted. The number of overstory, deciduous trees, as shown on landscape plans dated 6/20/05, required in the front yard of each lot are as follows: Lot, Block Lot 1, blk 1 Lot 2, blk 1 Lot 3, blk 1 Number of trees required 5 2 1 Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 25 Lot, Block Number of trees required Lot 4, blk 1 1 Lot 5, blk 1 1 Lot 6, blk 1 2 Lot 7, blk 1 2 Lot 8, blk 1 2 Lot 9, blk 1 1 Lot 10, blk 1 2 Lot 11, blkI None - existing front yard trees to be preserved Lot 12, blk 1 None - existing front yard trees to be preserved Lot 1, blk 2 4 Lot 2, blk 2 3 Lot 3, blk 2 2 Lot 4, blk 2 2 Lot 5, blk 2 3 Lot 6, blk 2 1 Lot 7, blk 2 3 Lot 8, blk 2 2 Lot 9, blk 2 2 Lot 10, blk 2 7 Lot 1, blk 3 5 Lot 2, blk 3 3 Lot 3, blk 3 2 Lot 4, blk 3 2 Lot 5, blk 3 1 Lot 6, blk 3 1 Lot 7, blk 3 1 Lot 8, blk 3 2 Lot 9, blk 3 2 Lot 10, blk 3 2 Lot 11, blk 3 3 Lot 12, blk 3 6 Lot 13, blk 3 3 Lot 14, blk 3 2 Lot 15, blk 3 2 Lot 16, blk 3 None - existing front yard trees to be preserved 27. The developer shall be responsible for planting any trees in side or rear yards as shown on the landscape plan dated 3/18/05. 28. Any private street is required to have 20-foot wide paved streets from back-of-curb to back-of- curb, be built to a 7-ton design, have a maximum slope of 10%, and contained within a 3D-foot wide private easement. At the completion of the project, the developer will be required to submit inspection/soil reports certifying that the private street was built to a 7-ton design. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 26 29. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. 30. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. Pond number 3 must be adequately sized to accommodate the drainage from Lot 1, Block 4, and the proposed park area. 31. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in the State of Minnesota with an approved fence. Also, it will require a building permit from the Building Department. 32. Prior to final platting, storm sewer design data and full size map will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, emergency overflows, access routes for maintenance, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction plans. 33. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type IT erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or more. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. 34. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. 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. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. 35. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 27 36. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge from homes not adjacent to ponds. Remove the proposed curb along the north side of the right turn land on Galpin Boulevard. 37. Maximum 3: 1 side slopes are allowed without the use of a retaining wall, revise the plan accordingly. 38. Minimum 40-foot wide public drainage and utility easements will be required between Lots 4 and 5, Block 1, and along the west side of Lots 10 and 11, Block 1. 39. On the grading plan: a. Show 12 foot spacing between any two parallel retaining walls over 4-foot in height. b. Add a note to remove all existing approaches. c. Show the EOF for the easterly cul-de-sac and the garage elevations of all Lots adjacent to it need to be at least 1.5 feet higher than the emergency overflow for the street. 40. On the utility plan: a. Relocate the proposed 12 inch pvc raw water main away from the retaining wall by at least 10 feet along the private street. b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road, Galpin Boulevard, Highover Trail and Manchester Drive. c. Show the existing sanitary sewer in the center of the existing easement. d. Add note: any connection to existing structure must be core drilled. e. Water service must be I-inch copper type K. f. The watermain must be looped through to Manchester Drive versus Galpin Boulevard. 41. Staff is recommending that a raw water transmission main be extended through the site for future connection to the City's second water treatment plant. The construction cost for the raw watermain will be paid by the City from the water portion of the Utility Fund. The developer will be required to provide public drainage and utility easements over the transmission main and to install the pipe as a part of the utility construction. 42. Since the applicant is now proposing more units (38) than what the property has been assessed for, the additional 37 units (38-1=37) will be charged a sanitary sewer and watermain lateral connection charge. These charges are due at the time of final plat recording. 43. As with past developments that access off of Galpin Boulevard, a right-turn lane into the site will be required to be constructed. The turn lane must meet Carver County design requirements. 44. A lO-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that hydrants Final Plat - Lake Harrison Planning Case 05-14 July 11, 2005 Page 28 can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. 45. Two additional fire hydrants are required. 46. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. 47. Temporary street signs shall be installed on each street intersection when construction ofthe new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. 48. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. 49. The private street driveway shall be as shown on the Lot 11 & 12 detail plan dated 5/09/05. 50. On the storm sewer and street plans show all the roads turning radius. 51. Show the sanitary sewer minimum 20-foot easement on Lot 1, Block 2. 52. Show minimum 20-foot easement for the water-main of Lake Harrison Road looping to the north with the existing Manchester Drive water-main. 53. Show the right existing sanitary easement on Lot 3, Block 3, and revise the standard easement accordingly. 54. All outlot boundaries shall be revised to incorporate wetland buffers where applicable. 55. The applicant shall submit a letter of credit in the amount of $136,400 to guarantee the design goal for the wetland replacement site, as approved in the replacement plan, is fully achieved. The letter of credit shall be written to remain in effect for 5 years." ATTACHMENTS 1. Final plat 2. Letter from Daniel J. Herbst to Mayor, City Council and Staff dated June 20, 2005 g:\plan\200S planning cases\OS-14 lake harrison (pemtom)\1ake harrison fp.doc ~ 00 . :t:ti Iq ~u . ii:ag to-QQ ~ct"': ~Uct r~l !j~iC iF~~ I-:d~~ _ ~~1_0 ~--CIo ii~if C .!.! ~ :!:'I llo c1i !s~si 11 ~lis! ~,~ s '1< ~! !tcl~ ~o iqH &/iJ ti~h ;ilt~ i,~j P~ii ~ i~.~ sal"l! 1 ~!~ Wa~ liin -~ii~ iBi' ~h~J ~Hlil Hi); . ~hCi! ~ ~ ~ ~ ~ ~ ..... I .! ~ ~ o j .1 ~ 3 A Ie o~5 a~l a~~ ;g ~u lit I l~=l I " !li ij I>> :.!~ ~ i- ~! " ~ t'* I ~ ~ ~'o~~ It:~ & 1 J~ o I.! l 'Ii ~~~~ -so ~:r~i IIi:! I~~: :H: ~~i~ IS ro.. . ~ ~s 's it .e ;i .t I~ i~ .s .. ii i'~ H H it ~s ~~ ~~ it ~l t1 i- II U ;1 Is .. "! Ih ih o i' I .! .! rl ~& ct'i~ i , i ~1 j~ 11 .... g~ it {" &... s~ .~A ~. t~ i1 Ii II ,~ If ~, I~ tI .t., .: :!!_! I rlir 1.b..l ~ :t llo., :S lo.,. ,.. "i}~ ai ..." 5-it:i o!.::: 8ac-~ .,~~ .l~hi !h ~~~it" ~l: ~l!:itt: !s5 &"~l-~i 0 !ld ~I~;~j... i -~t t'*h"H !;~ allii~ ~ J': t"'l.i~~ ~ ,!! ~~.:'6..!.! ~ft "l::ll! 1 !~~ Illll~! ~ o~~ ...jilj!) ~ ill ~sij~iJ; ;p db"I"'''~ I! ~L~ E!S!~'" ~ ~ c~o ~~. 9 !H j; l~ .!~~i I'; .,.d 'I li~!U~ ~ =jl J ~illi~j i J J. l~!~ll ~! ltl ~ ~ _'sa...~l ~ ~i ~~~ i · I{ooll= · 1~ ~~l " ~ Hr!r~ ~ ~; lJA I ~ 11il!ll ~ 3A ~ e U ~.. t: !! g~ ~i fi~ -~ ~1 I h P ~il "Ib" . :t "'/> 1 o , } s b i' I .0 " I I .: ~ ~ ~ ;< ~ I ~ 0_ ~o H ~o n ~ .If i! IJ~ ~ I I I i I ! I ~ . i If l~ I i ! I I J . ,,'0 :;t IJ r !l i.f 1. '''' 1~ n s! if '1 iI Ao ~l lj . go i "'g f I ! ~i :0 ~. ~ & I; ~I tr .r ~j i~ III po -i~ I h; lZJ ~1'fH IlH ~ ~ ! . ~ l J t ~ ~ ' l ! ~ ~ ~ } i . ~ ~ 1 ~ ! ~ ! i i .~ lJ il l' 4 j&- A!i I~ 1 ~.. If~ ~& .., ~ : ! d ,H ~A ~I~ t ~ i j . ~ o .a' ~ ~. ~ J 1! ~~ ,,~~ ]~i .u ,,r.!! ,,-. If;, Iii ~ , i ~ j l ~ .; ~ t " ~ &/ ~ en en <(0 XU! z> <(- xU! ()U u.U! oa: t (3 . ~ l! " ... , ! o .a' .; ~ t ~ " ~ &/ ~. ~ II ~~ -~f hi ,. ~ ~1.!! I:: ~~ ,,~ I Iii ~ , ~ 'a~ g f ! Ii ; :I J ~ I I.t') c:::I c:::I ~ o ="':l 2: => ., Ii: UJ Q ~ Z ;Z :5 CL ;Z W Q) Q) :i! ~ ~ l.~ ~~. 1 1 !ll~. I I~ jHl'l .ti~ e~ e... .~,~ !" ~ f' H i'E!... !~!~ . I ~= .i~~ -';8 h 'h .i. IU! :J :~, Ijli ~~l-I ik ii, h1~ -li:~ I ~~lIr. "J..:~ .:!Ii SE ~~~ iP..~ 1~l. 11 ';;e 5u. H~f h In 2l!~ ~!~~ l_~& ~ "a~ O.~ I o z: ~ ~i i ill ~ /<'/v' r").'<.',<) \.'n;," ~~~ a " . :tii ~(j(j ii:aa ...QQ ~ct": ~(jct ~~~ . : f I ! I i Ol~ ; : i ~J" I ! =1 ====~ '" I i; I S I t .'i &. I ! : II , l"Ot lS. 'I.c~ .'h l'i Ht .08 Hi~ left l:i .,.Q! lr~ 4r Ii} ~ I ~ .....:z Cn ~., t~ ,~ f2 J ~ ~ m ~ / .... / ~ ~ --1___ ~ ! .... I I I I _.1______ ~ I--.~r~\i J~~I """: s~ iJ.:: (~ () f? ,'j fl;'" .,(,0',,,, ,,' r\)' i-J () r: (5 (~ '( u.. r :IlS..n "/1 illS .1HJ.JO t/l iIlS:J1q \ .JOlHl.Jf)3Nl"3_ f..f)"' o i ~~"1"'1 ~l!i~: b~~~ ~~~::: ~~~~ I / ,/ " " ,- -J: i) t: ,~.. (~ ~ ~ (~ ,( ::: ~) ..... 1..1J '..t) L'} I.') t,..: L, t () S? "'} () , ~~ .. ~) <5 bl... ".;: ~~~ ::;~ cS ~Sb ~'5:~ ~l~ r,=, (~ ~~~// i}~ IJ:: I // Co ff) ~ ,<' / ..J / ,,;lJ'..'J '-<,()'J;! l_ '( 3~ C') -,.. ,~ () f? ~~ is ~~ ~ I: a . . :tii au,: . ~....<J ii:oo ...QQ ~ci"': ~()ci ~ ~ ~ ~ ~ ~ .-.. l.~ ~~'l; _ _ ~li! I" t _ t~ ;Jl~ J~ J" ~~_-n ~. H i1i~~~ ~~ ~i~ ! o! :! ~ ~...~ lj~ ~ ~~ ~.t'~ !..~ 1 11 1it -ali B si So ~ l'*r' "b .l. ~'l;~;i ~~ ~le H$~ h !.n ~H~ 0 . ~-~ ih~ 1''':" .tl~ HF )h~ ~j~: -- a- lh~ r!'~ i~h . l i i , , 0'1 "'''' , L __1 i ! - ; --r ,. 5 l I "- "- "- "- "- ~ j :I "a~ g I ! Ii i .1 ~ /.,'C:'::CC';' ,LUg S::;8,';'"/D,~':D'J ../.. ~ SCCCh~~ 3H":"j~= I 900L";1 ~__ .........!O'.HtOOOC:O:....." 9OOU'Sl ',J'f'(JJ ~ (]g'"" :i: .i /,,,, II r~.IOr/1 f I <wS3HJ..JOVl:.lS I' JHJ..cJO "lICJ:JIIIS-- I I I 1 _-I /- 1 I , v--.., I ~ ~~ 1" ~:tt~ I X~Q; I ~am 1 ;t<l:l!I I f;?Wb; I ~2.... I ~~; 1 _ ~~:t ',2~ ,~ I ~~ I ~~ : ~g I I 1 1 , , 1 1 8, ~I \ :il j ~ ~ ~ Zl ---1 , o'j , ~~t 1:! ,''is l'i tu 0008 Hif lilt 1:-1. .;.Q'.!. jEt '~Jt ~d .::' ~, '" (-~ ~I .~- I ~: ~~~ I I b~~: I ~~~ \ : I(:r~ i-.., I I , '''' ~~-~~~~~------~-~ i~:: f-/ )~:l Z!;'lJr'A.~'-rle''.:: ;::'7 ,. II ; C'J ; I C) (~ ';JY?!~ __~3..,Cf=H_ f , '" I ?s : 9 f' : f I _' l.- _ _ _ _ _L~..:r!!.!!.~!?"!! ~I // ,,~ ( " ~ .\ r=J The Pemtom Land Company 7597 ANAGRAM DRIVE EDEN PRAIRIE. MINNESOTA 55344 (952) 937-0716. FAX (952) 937-8635 TO: Honorable Mayor, Members ofthe Chanhassen City Council and Professional Staff SUBJECT: Lake Harrison - Final Plat DATE: June 20, 2005 CITY OF CHANHASSEN RECEIVED You will find enclosed all of the requirements for final plat approval. JUN 2 0 2005 CHANHASSEN PLANNING DEPT SITE DATA: 1. Total site - 62.0 Acres 2. 38 Homesites Planned - Pool and Tot Lot combined with home 3. Gross Density - .61 Homes Per Acre 4. Wetland Component - 18.4 Acres ADDITIONAL PROVISIONS: The city has also identified a need on this site for a neighborhood park and a water treatment facility. The enclosed plans will accommodate the desire of the Seller, E. Jerome and Linda Carlson to dedicate over 20 acres ofland to the city as a charitable donation. Lake Harrison Development LLC, will sell the specified Outlot to the city for a water treatment facility and will sell the additional Outlot to the city for permanent park land in addition to the land being donated by Mr. and Mrs. Carlson. ARCHITECTURAL CONTROLS AND FEATURES: Not included with this application will be our documents that will be filed after the final plat is of record which will place permanent architectural controls on the design and elevation of every home to be built at Lake Harrison. DEVELOPMENT TEAM: Lake Harrison will be developed by Lake Harrison Development, LLC and the Managing Partners of the LLC will be The Pemtom Land Company and Marc C.Anderson, Senior Vice President and Land Development Manager for Lennar, Inc. All contacts relative to the development should be made through the offices of The Pemtom Land Company. FUTURE: Lake Harrison Development, LLC looks forward to working with the professional staff at the City ofChanhassen to create a neighborhood of high quality that will be of lasting pride to the City of Chanhassen. If there is any additional data, information or questions that the City ofChanhassen has, please do not hesitate to contact the undersigned. SCANNED . 4 . Honorable Mayor, Members of the Chanhassen City Council and Professional Staff Lake Harrison Page 2 We respectfully request to be placed on the City Council Agenda for Monday, July 11, 2005 for approval. We would ask that a grading permit be issued along with the approval of the final plat. Sincerely, Daniel 1. Herb President DJH!idt CC: Marc C. Anderson, Lennar, Inc. Dwight JeIle, Westwood Professional Services