PC SUM 2018 10 02CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
SUMMARY MINUTES
OCTOBER 2, 2018
Chairman Aller called the meeting to order at 7:00 p.m.
MEMBERS PRESENT: Andrew Aller, Steve Weick, Nancy Madsen, John Tietz, and Mark
Randall
MEMBERS ABSENT: Mark Undestad, and Michael McGonagill
STAFF PRESENT: Bob Generous, Senior Planner; Sharmeen Al-Jaff, Senior Planner; George
Bender, Assistant City Engineer and Vanessa Strong, Water Resources Coordinator
PUBLIC HEARING:
GLENDALE DRIVE SUBDIVISION REQUEST WITH VARIANCE.
Sharmeen Al-Jaff presented the staff report on this issue. George Bender addressed issues
associated with right-of-way. Vanessa Strong discussed surface water issues, drainage and
utility easements. Chairman Aller asked staff to discuss the new stormwater management
regulations pertaining to the 1 inch requirement for the first inch of rain, the requirement for
additional overstory trees, and the requirement for the one foot differential in the lowest and
highest point of adjacent properties and what impact that would have on water flow. The
applicant Curt Fretham with Lakewest Development, 14525 Highway 7, Minnetonka discussed
the confusion surrounding staff’s request that a through street be stubbed in on the proposed
property, the number of cul-de-sacs in the Stratford Ridge development, how staff is measuring a
possible future cul-de-sac that would require a variance, and the statement in the staff report that
the City’s discretion of approving or denying a preliminary plat is limited to whether or not the
proposed plan meets the standards outlined in the subdivision zoning ordinance. He reiterated
that they are not going to have a through street associated with their proposal. The engineer
Perry Ryan with Lakewest Development addressed issues associated with stormwater
management, that plans were submitted to staff on August 29th and August 31st and have not
heard from staff until this meeting. Chairman Aller opened the public hearing. Jason Watt, 3961
Stratford Ridge read from a handout in which they respectfully submit the following prepared
statement in opposition on behalf of the 15 families residing in the subdivision dedicated as
Stratford Ridge on October 11, 1988. He discussed standards of review for subdivisions and
variances, street connections, fairness, and a conflict of interest of Mr. Dave Headla on the
Planning Commission when the Stratford Ridge development was approved. David Lieser, 3881
Stratford Ridge discussed the potential benefit to a few versus many, if the through street is
installed home values will be severely impacted, the financial impact associated with changing
the name of the street to Leslee Curve, and environmental impact to their properties. Carin
Moore, speaking as the personal representative for the Estate of James and Ruth Boylan at 6760
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Minnewashta Parkway reviewed issues brought up in her letter to the City regarding
development concept options for her parent’s property, and concerns with drainage from the
proposed development onto their property. Jeff Kersten, 6810 Minnewashta Parkway continued
with discussion of the drop in elevation from the Glendale Drive subdivision to his property and
a concern with stormwater drainage. Chairman Aller closed the public hearing. After
comments and discussion by commission members the following motion was made.
Weick moved, Randall seconded that the Chanhassen Planning Commission recommends
approval of the preliminary plat to subdivide 2.14 acres into five lots and one outlot as
shown in plans stamped Received August 29, 2018 subject to the following conditions of
approval and adopts the findings of fact and recommendation:
SUBDIVISION
Engineering:
1. Deleted.
2. Deleted.
3. Provide ROW over the entirety of the trail along the west side of Minnewashta Parkway.
(The site plan indicates the eastern property line will comply with Condition #3 but the
concern identified in Condition #4 in relation to the existing survey was not addressed.
Therefore, Condition #3 remains as previously indicated.)
4. The survey of existing conditions does not indicate ROW between Glendale Drive and to
the south for approximately 100 feet. (The survey does not correlate with Carver
County’s property information which indicates right-of-way for the road section is in
place but a portion of the bituminous trail on the west side of Minnewashta Parkway is
not within the ROW.)
5. No stationing is shown in the plan set.
6. The drainage and utility easements are shown only on the plat. They should also be
conveyed on the site plan. (D&U easements were added to the grading plan but not the
site and utility plan.)
7. Indicate surface water drainage flow arrows on the grading plan.
8. Provide existing and proposed elevations at the following locations: each lot corner, top
of curb or centerline of the street at each lot line extension, center of proposed driveway
at the curb or edge of the roadway.
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9. Additional conditions will be identified after the developer has an opportunity to revise
the design based upon the current conditions that are considered to be major in nature as
they will require significant changes to the design.
Water Resources:
1. Private stormwater best management practices (BMPs) are not permitted in public
drainage and utility easements. Private BMPs shall be located outside of public drainage
and utility easements.
2. Easements for private stormwater treatment devices must be recorded against the
properties using the city’s private stormwater easement template and approved by the
City Engineer.
3. A Homeowners Association (HOA) encompassing all lots is required to ensure the
technical expertise and a funding mechanism for the operation and maintenance of
stormwater treatment devices is ensured in perpetuity.
4. Operation and maintenance of private stormwater BMPs is required in perpetuity. An
operation and maintenance plan must be approved by the Water Resources Coordinator
and recorded against the properties that details the HOA’s permanent inspection,
maintenance, and funding mechanism that ensures stormwater BMPs will function as
designed.
5. To ensure stormwater treatment devices function as designed, the developer is
responsible for the operation, maintenance, and performance of all stormwater
improvements including vegetation, structures, soils, inspections, and erosion/sediment
control for the first five years after project completion. After the first five years,
responsibility shall transfer to the HOA. The developer is responsible for ensuring all
stormwater improvements are functioning as designed at the end of the first five years. If
stormwater improvements are not functioning as designed at the end of the first five
years, as determined by the City Engineer, than the developer shall remain responsible
for all operation and maintenance until devices are functioning as designed.
6. Infiltration/filtration basins must be located a minimum of 10’ from the building envelope
of any primary structure.
7. If an emergency overflow route is adjacent to the property the lowest building opening
must be a minimum of one foot above the emergency overflow (City Code Sec. 19-144).
Proposed EOF for lots 1-4 = 978.5’-978’. EOF route proposed onto adjacent property
6760 Minnewashta Parkway with lowest building opening approx. 976’ (window well).
All EOFs routing onto this adjacent property must be 1’ below the lowest floor opening.
Developer may provide a treatment train or single stormwater treatment device on Lot 5
to meet this requirement.
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8. EOF routes shall not create a hazard or nuisance condition onto adjacent property (City
Code Sec. 7-78).
9. SWPPP contact must be identified.
10. Developer must provide an erosion and sediment control plan, and dewatering plan
approved by the Water Resources Coordinator.
11. Maximum impervious per lot is 25%.
12. All pervious surfaces require six inches of topsoil and 18 inches of decompaction.
Topsoil shall be tested and approved by the Water Resources Coordinator.
13. The developer shall provide an updated Hydrocad model and stormwater management
plan that is consistent with and supports the engineered plans and geotechnical report.
14. The geotechnical report identifies the presence of groundwater at 972 elevation on Lot 5
(SB-1). There must be three feet of separation between the bottom elevation of
stormwater infiltration devices and the water table. Based on the geotechnical report, the
bottom elevation for an infiltration basin on Lot 5 can be no lower than elevation 975.
15. The geotechnical report identifies moderately slow permeability of soils. Basins are
proposed with 12” ponding depth suitable for well draining soils. Basins must be sized to
allow no more than 6” of ponding depth and drawdown within 24-48 hours.
16. Soil borings and infiltration tests must be performed within the perimeter of all basin
locations prior to final approval.
17. Design plans must be provided for all vegetated BMPs including contours, grading, inlet
and outlet structures, underdrains, filtration media/amended soils, location and quantities
of all species used. Ecotype must be native or approved native hybrid.
18. Details must be provided and approved for all stormwater treatment devices.
19. The proposed redevelopment requires Minnehaha Creek Watershed District (MCWD)
development review and permits.
20. It is the applicant’s responsibility to ensure and submit proof that permits are received
from all other agencies with jurisdiction over the project (i.e. Army Corps of Engineers,
DNR, MnDOT, Carver County, MCWD, Board of Water and Soil Resources, PCA, etc.)
prior to the City issuing permits.
21. Project must meet all stormwater requirements of the city and the MCWD.
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22. Project will require stormwater management fees associated with city development
review and permitting process. Fees can be estimated but cannot be accurately calculated
until approvals have been received from the MCWD.
23. The site plan must identify the ability to install a future stormwater pipe that could
connect the development to a regional pond southeast of the development.
24. The development must use Chanhassen Standard Specifications and Detail Plates.
Parks:
1. In lieu of parkland dedication and/or trail construction, full park dedication fees shall be
collected at the rate in force at the time of final plat approval. At today’s rate, these fees
would total $29,000 (five lots x $5,800 per lot).
Environmental Resources Coordinator:
1. The minimum number of overstory trees required to be planted in the development is 41.
2. Tree preservation fencing shall be installed around existing trees to be saved prior to any
construction activities and remain installed until completion.
3. The applicant shall install the required buffer yard plantings on Lot 5 along Minnewashta
Parkway.
All voted in favor, except Commissioner Tietz who opposed, and the motion carried with a
vote of 4 to 1.
APPROVAL OF MINUTES: Commissioner Madsen noted the verbatim and summary
Minutes of the Planning Commission meeting dated September 18, 2018 as presented.
COMMISSION PRESENTATIONS. None.
ADMINISTRATIVE PRESENTATIONS. Bob Generous presented an update on actions
taken by the City Council and discussed future Planning Commission agenda items.
Commissioner Weick moved to adjourn the meeting. All voted in favor and the motion
carried unanimously with a vote of 5 to 0. The Planning Commission meeting was
adjourned at 9:40 p.m.
Submitted by Kate Aanenson
Community Development Director
Prepared by Nann Opheim