Final plat Staff ReportMEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Kate Aanenson, AICP Community Development Director
Paul Oehme, City Engineer
DATE: June 25, 2018
SUBJ: Final Plat Approval – Grading Permit
Planning Case #2017-10
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PROPOSAL SUMMARY
The applicant, Level 7 Development, LLC is requesting Final Plat Approval to permit grading on the site. The Final plat at this time will only include dedication right of way and plating
six out lots and placement off Outlot A, Bluff Creek Overlay District, in a conservation easement.
BACKGROUND
July10, 2017, the Chanhassen City Council adopted the following motion:
Request for Preliminary Plat creating 17 lots, 3 outlots and dedication of public right-of-way for public streets (115.519 acres); and a Rezoning of 115.519 acres of property zoned Agricultural
Estate District, A2, to Planned Unit Development-Regional Commercial District (PUD-RC) including Exhibit A Avienda Design Standards; and Conditional Use Permit to encroach into the
primary zone and required buffer for development in the Bluff Creek Corridor; Wetland Alteration Permit to 4.897 acres of permanent wetland impacts as shown in plans dated April 14,
2017, and June 13, 2017, to request to construct into the primary zone and required buffer for development in the Bluff Creek Corridor located at the southwest corner of Powers Boulevard
and Lyman Boulevard.
Final Plat
The final plat includes 6 out lots, one of which will be dedicated to the city and all of the public streets in the development. The request for the final plat allow the applicant to
purse the grading
permit. There will be no street of utility construction. The security being required with the development contact will be for the grading permit only.
Not construction can occur on the oulots, they have to be platted. The streets and the utilities must first be installed with the next phase. It is anticipated that the developer will
purpose some changes to the PUD as well as a phasing plan later this summer.
Outlot A
24 acres of the Bluff Creek Overlay District to Preservation Easement
Outlot B
Parcel of the south of Lyman Boulevard and east of Powers Boulevard
Outlot C
Residential Development and Office
Outlot D
Apartment and Retail Development
Outlot E
Daycare, Office and Restaurant Development
Outlot F
Apartments and Retail
Right of Way
Extension Sunset Trail, Bluff Creek Boulevard, Avienda Parkway
Wetland Alteration Permit
On December 18, 2017 the City approved the Wetland Alteration Permit to replace 4.4659 acres of permanent wetland impacts subject to conditions with the following conditions:
The approximately 20-acre Bluff Overlay District in the southwest of the project area be
preserved in perpetuity through a conservation easement.
A $300,000 escrow be provided by the applicant for a future wetland/stormwater improvement project in the Riley Purgatory Bluff Creek watershed at the time of final plat.
3. Complete the Withdrawal of Banking Credits form for LGU review and signature.
4. Provide proof from Minnesota Board of Water and Soil Resources of withdrawal of the wetland banking credits from the banks once the withdrawal is completed.
5. Engineering plans of the design of the storm water system that meets the outcomes of the storm water model provided with the WCA application be submitted to the City Engineer
for review and approval prior to grading.
Grading Permit
Street and utility plans are not sufficiently complete at this time for staff to recommend approval. However, the applicant has requested the City consider approving a grading permit
at this time so they can start preparing the site. The City received a grading and temporary drainage plans on dated April 25, 2018. A slightly updated plan set was sent to the Riley
Purgatory Bluff Creek water shed district dated May 23, 2018.
Staff reviewed the plan set and made comments on May 3, 2018 with questions, concerns and conditions that must be meet before a grading permit is recommended to be approved. These conditions
are considered preliminary and subject to change with future plan update submittals. Conditions are attached to this background.
Storm Water
The applicant has submitted a permit application to the Riley Purgatory Bluff Creek Watershed District. It is anticipated the Watershed Board with review the application at the July
meeting. Due to the complexity of the storm water system the applicant is proposing and time necessary for review the city has enlisted the assistance of WSB & Associates to review
and comment the plan. WSB has reviewed the applicant’s submitted documents and drafted review comments dated May 4, 2018, which is attached to this background. WSB also reviewed the
May 23, 2018 document submittal dated May 23, 2018 to the watershed district which are also attached to this background.
Motion:
“The Chanhassen City Council and final plat and grading plan for Avienda subject to the conditions of approval:
Approval of the Storm Water permit by the Riley Purgatory Watershed District
Meet all requirements of the WCA approval.
Receive approval of plan set for grading and storm water by both the City and the Riley Purgatory Watershed District
Placement of Outlot A in Conservation Easement. The city shall review the easement language.
Boundary of Outlot A shall be staked and inspected prior to grading.
Provide proof of withdrawal of the wetland banking credits from the banks once the withdrawal is completed.
Complete the Withdrawal of Banking Credits form for LGU review and signature.