CC Staff Report 11-28-05
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
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Fax 952.227.1170
Finance
Phone 952.227.1140
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Phone 952.227.1120
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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
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Sharmeen Al-Jaff, Senior Planner
DATE:
November 28, 2005
D~
SUBJ:
Minnewashta Creek Hill Final Plat Approval, Robert Rick.
Planning Case #05-25
PROPOSAL SUMMARY
The developer is requesting final plat approval to subdivide a 1.4 Acre Lot into
Three (3) Single-Family Lots with a Variance, Minnewashta Creek Hill
ACTION REQUIRED
City Council approval requires a majority of City Council present.
BACKGROUND
On August 22, 2005, the City Council adopted the following motion:
The City Council approves the preliminary plat for Planning Case 05-25 for
Minnewashta Creek Hill for 3 lots and a variance to run a private street as shown
on the plans received July 20, 2005, subject to the following conditions:
1. Environmental Resources Specialist Conditions:
a. Tree preservation fencing shall be installed at the edge of grading
limits prior to any construction. Fencing shall be maintained until
construction is completed.
b. Any preserved trees removed will be replaced at a rate of 2: 1 diameter
inches.
Finding: This condition still applies.
2. Park and Recreation Conditions:
a. In lieu of any land dedication, full park fees shall be collected at the
time of platting. With the one existing home, the total park fee for
Minnewashta Creek Hill will be $8,000.
b. Additional trail construction is not required as a part of this project;
however during demolition and construction, the existing pedestrian
trail shall be protected and remain open. No construction equipment
shall be parked on or use the trail as a staging area during
construction. In addition, all match points encountered on the trail for
demolition and/or construction shall be professionally constructed.
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.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 2
Finding: This condition still applies.
3. Detailed grading, drainage, tree removal and erosion control plans must be submitted
with the building permit for each lot.
Finding: This condition still applies.
4. The driveway grade must be adjusted so that runoff from the driveway will sheet drain to
the east. The grades east of the proposed private drive must be adjusted to provide a
drainage swale along the east side of the driveway to the proposed catch basin.
Finding: This condition has been met.
5. Any proposed retaining wall over four feet high requires a building permit and must be
designed by a Professional Engineer registered in the State of Minnesota.
Finding: This condition still applies.
6. Tree preservation fencing must be installed at the limits of tree removal. All disturbed
areas, as a result of construction, shall be seeded and mulched or sodded immediately
after grading to minimize erosion.
Finding: This condition has been modified to read "Tree preservation fencing must be
installed at the grading limits of tree removal. All disturbed areas, as a result of
construction, shall be seeded and mulched or sodded immediately after grading to
minimize erosion."
7. A 75-foot minimum rock construction entrance must be added to the entrance that will be
accessed during construction.
Finding: This condition has been met.
8. If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with a detailed haul route and traffic control plan.
Finding: This condition still applies.
9. The developer shall also extend storm sewer from the existing storm sewer manhole
within Minnewashta Parkway at the south end of the property. The upstream storm sewer
structure shall have a catch basin cover and a three-foot sump.
Finding: This condition has been met.
10. The lateral sanitary sewer and watermain connections to the existing trunk utilities must
be north of the proposed private drive. The developer shall extend 8-inch lateral sanitary
sewer from the existing manhole (top elevation 951.23').
Finding: This condition has been met.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28,2005
Page 3
11. A manhole must be installed wherever a bend is proposed in the sanitary sewer.
Individual sanitary sewer services must be 6-inch diameter.
Finding: This condition has been met.
12. Six-inch lateral watermain shall be wet tapped from the existing trunk utility.
Finding: This condition. has been met.
13. A gate valve must be installed immediately west of the wet tap.
Finding: This condition has been met.
14. A hydrant is required at the end of the proposed watermain for flushing purposes.
Finding: This condition has been met.
15. Additional drainage and utility easements may be required based on the revised utility
plan. Easements shall be minimum 20-feet wide centered over each utility.
Finding: This condition still applies.
16. According to the City's Finance Department records, the parcel was previously assessed
for one sanitary sewer and water hookup, therefore sanitary sewer and water hookup
charges must be paid for two lots. The 2005 trunk hookup charge is $1,458.00 for
sanitary sewer and $2,955.00 for water-main.
Finding: This condition still applies.
17. Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates.
Finding: This condition still applies.
18. Detailed construction plans and specifications must be submitted at time of final plat.
Finding: This condition has been met.
19. The applicant is 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.
Finding: This condition still applies.
20. Permits from the appropriate regulatory agencies will have to be obtained, including but
not limited to the MPCA, Department of Health, MCES, and Watershed District.
Finding: This condition still applies.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 4
21. The driveway easement must clearly stipulate that the owners of Lots 1-3, Block 1,
Minnewashta Creek Hill shall own and maintain the private drive and the private storm
sewer north of the private driveway. The private street must be built to a 7-ton design,
20-foot width. The developer will be required to submit inspection reports certifying this.
Finding: This condition still applies.
22. Water Resource Coordinator Conditions:
a. The grading plan shall be revised to show silt fence down slope of all disturbed areas.
Chanhassen's standard detail for silt fence (Plate 5300) shall be included in the plans.
Finding: This condition has been met.
b. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1.
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.
Finding: This condition has been met.
c. Street cleaning of soil tracked onto public streets shall include daily street scraping and
street sweeping as-needed.
Finding: This condition has been met.
d. The estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $5,355.
Finding: This condition still applies.
e. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies as necessary (e.g., Minnesota Pollution Control Agency (NPDES Phase IT
Construction Site Permit), (for dewatering)) and comply with their conditions of
approval.
Finding: This condition still applies.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28,2005
Page 5
23. Building Official Conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.
Finding: This condition still applies.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
Finding: This condition still applies.
c. Separate water and sewer services must be provided for each lot and must have a
separate connection to the public sewer or to a manhole which is connected to the
public sewer.
Finding: This condition still applies.
d. Curb box valves cannot be located in driveways.
Finding: This condition still applies.
e. Permits are required for retaining walls. Walls over four feet high must be designed
by a professional engineer.
Finding: This condition still applies.
f. The developer must submit a proposed name for the private drive.
Finding: This condition still applies.
24. Fire Marshal Conditions:
a. The new proposed private street will need a street name. Submit name to
Chanhassen Building Official and Chanhassen Fire Marshal for review and approval.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must
either be removed from site or chipped.
c. Temporary street signs shall be installed on street intersections when construction of
a new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code
Section 501.4.
d. A fire apparatus access road shall be designed and maintained to support the imposed
load of fire apparatus and shall be serviced so as to provide all weather driving
capabilities. Pursuant to Minnesota Fire Code Section 503.2.3."
Finding: This condition still applies.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 6
25. The applicant will work with staff to address the issues of safety of the private street
accessing onto Minnewashta Parkway, drainage towards the lake, and providing
appropriate parking and turn around areas.
Finding: This condition has been met.
26. The applicant will extend the private street in order to provide an adequate turn around on
Lot 3.
Finding: This condition has been met.
FINAL PLAT
The applicant is proposing to subdivide a 1.4 acre site into 3 single-family lots. The gross and net
density of the site is 2.1 units per acre. All three lots exceed the minimum 15,000 square feet of
area, with an average lot size of 20,457 square feet.
All three proposed lots meet the minimum width and depth requirements of the Zoning
Ordinance. These lots will be served by a private street. This development is in the shoreland
management district which requires a 20-foot setback from the private street. The private street
roadway shall not be included with the calculations of the hard surface coverage of the individual
lots.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
GRADING. DRAINAGE & EROSION CONTROL
The 1.41-acre site currently has one single-family home amid numerous significant trees. The
existing house and driveway will be removed.
Due to the environmental sensitivity of the site, the developer proposes to construct a 20-foot
wide private street within a 30-foot wide driveway, drainage and utility easement. This proposal
requires mass grading of approximately half of the site to construct the private street, resulting in
saving 80% of the trees. The developer proposes custom-graded lots for all three lots, therefore
detailed grading, drainage, tree removal and erosion control plans must be submitted with the
building permit for each lot. As-built surveys for each lot must also be submitted before a
Certificate of Occupancy will be issued.
The site currently drains from the southwest to the north and to the east. The proposed drainage
pattern is consistent with the existing drainage pattern and will not increase the surface area
draining to the existing single-family property to the north. The developer has submitted
drainage calculations for the existing and proposed conditions, which indicate that the proposed
development will not significantly increase the amount or rate of runoff from the site.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 7
The developer will extend private storm sewer from the existing 27" trunk storm sewer within
Minnewashta Parkway to the site. This storm sewer will capture runoff from the proposed
private driveway and from the front yard of Lot 2.
The plan does not identify any retaining walls. Any proposed retaining wall over four feet high
requires a building permit and must be designed by a Professional Engineer registered in the
State of Minnesota.
Tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a
result of construction, shall be seeded and mulched or sodded immediately after grading to
minimize erosion. A 75-foot minimum rock construction entrance must be added to the entrance
that will be accessed during construction. If importing or exporting material for development of
the site is necessary, the applicant will be required to supply the City with a detailed haul route
and traffic control plan.
SURFACE WATER MANAGEMENT FEES
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on single-family residential development rates of $1,093/acre.
Based on the proposed developed area of approximately 1.41 acres, the water quality fees associated
with this project are $1,541.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,705 per developable acre. This
results in a water quantity fee of approximately $3,814 for the proposed development.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $5,355.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies as
necessary (e.g., Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit),
(for dewatering)) and comply with their conditions of approval.
UTILITIES
The developer proposes to extend storm sewer from the existing storm sewer manhole within
Minnewashta Parkway at the south end of the property. The upstream storm sewer structure will
have a three-foot sump.
The developer proposes to extend 6" lateral sanitary sewer from the eXIstmg stub within
Minnewashta Parkway to the proposed manhole within the private driveway. The as-built utility
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 8
information for this area does not show a sanitary sewer stub at this location. The utility plan
identifies a 4" wet tap from the existing 12" trunk watermain within Minnewashta Parkway and
installing 4" lateral watermain to the south side of the private drive.
The lateral sanitary sewer and watermain connections to the existing trunk utilities must be north
of the proposed private drive. The developer shall extend 8" lateral sanitary sewer from the
existing manhole (top elevation 951.23'). The alignment of the lateral sanitary sewer within the
site shall be similar to the original proposal, however a manhole must be installed wherever a
bend is proposed in the sanitary sewer. Individual sanitary sewer services must be 6" diameter.
Six inch lateral watermain will be wet tapped from the existing trunk utility. A gate valve must
be installed immediately west of the wet tap. A hydrant is proposed at the end of the proposed
watermain for flushing purposes.
Both the lateral watermain and sanitary sewer will be publicly owned and maintained.
Additional drainage and utility easements may be required based on the revised utility plan.
Easements shall be minimum 20 feet wide centered over each utility.
The developer will be responsible for extending lateral sewer and watermain within the site,
therefore the sanitary sewer and water lateral charges will be waived.
According to the City's Finance Department records, the parcel was previously assessed for one
sanitary sewer and water hookup, therefore sanitary sewer and water hookup charges must be
paid for two lots. The 2005 trunk hookup charge is $1,458.00 for sanitary sewer and $2,955.00
for water-main. Sanitary sewer and water-main 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.
The existing sanitary sewer and water services to the existing home must be removed or properly
abandoned.
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat. The applicant is 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. Permits from the appropriate regulatory agencies will have to be obtained,
including but not limited to the MPCA, Department of Health, MCES, and Watershed District.
STREETS
The developer proposes to construct a 20-foot wide private drive to serve the three proposed lots.
The private drive will intersect Minnewashta Parkway at approximately the same location of the
southern access point of the existing horseshoe driveway. The maximum grade of the private
drive shall not exceed 10%, as shown on the plans.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 9
The driveway easement must clearly stipulate that the owners of Lots 1-3, Block 1, Minnewashta
Creek Hill shall own and maintain the private drive and the private storm sewer north of the
private driveway.
PARK DEDICATION
The three homes proposed for
Minnewashta Creek Hill will
have convenient access to
Roundhouse Park located less
than one-half mile to the south
of the property. The park is
eight acres in size and features a
public swimming beach, fishing
pier, ice rink, warming house
and shelter building,
playground, basketball court,
open field, picnic area, benches
and trail.
TRAILS
A popular section of the City's
comprehensive trail system is located at the front on each of the proposed lots. This trail section
travels along Minnewashta Parkway from Highway 5 to Highway 7, extending to the east at
Highway 7. This trail will serve as a convenient pedestrian access from the new homes to
Roundhouse Park.
TREE PRESERV A TION/LANDSCAPING
Approximate tree canopy coverage and preservation calculations for the Minnewashta Creek Hill
development as shown using a private drive are as follows:
Total upland area (including outlots) 61,371 SF
Total canopy area (excluding wetlands) 30,315 SF
Baseline canopy coverage 50 %
Minimum canopy coverage allowed 35% or 21,480 SF
Proposed tree preservation 35% or 21,795 SF
The developer meets the minimum canopy coverage allowed and no reforestation plantings are
required.
No bufferyard plantings are required along the adjoining properties since they are of equal
zoning. Plantings are required along Minnewashta Parkway, but the existing trees to be
preserved provide a buffer complimentary with the neighboring properties and are acceptable as
bufferyard plantings.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28,2005
Page 10
Location Required Proposed
Buffer yard B- 2 overs tory trees 5 existing overstory trees
Minnewashta Pkwy 4 understory trees
4 shrubs
COMPLIANCE WITH ORDINANCE - PUD-R DISTRICT
Lot
Area
Lot
Width
Lot
Depth
Home
Setback
Ordinance
Min 11,000
90'
100'
50' front/30'
rear
10' sides
A vg. 15,000
BLOCK 1
Lot 1
23,474
90'
319'
50'/30'
10'
50'/30'
10'
50'/30'
10'
Lot 2
20,778
92.4'
264'
Lot 3
17,119
94'
222'
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval of Planning Case #05-25 for Minnewashta Creek
Hill for 3 lots and a variance to run a private street as shown on the plans received July 20, 2005,
subject to the following conditions:
1. Environmental Resources Specialist Conditions:
a. Tree preservation fencing shall be installed at the edge of grading limits prior to
any construction. Fencing shall be maintained until construction is completed.
b. Any preserved trees removed will be replaced at a rate of 2: 1 diameter inches.
2. Park and Recreation Conditions:
a. In lieu of any land dedication, full park fees shall be collected at the time of
platting. With the one existing home, the total park fee for Minnewashta Creek
Hill will be $8,000.
b. Additional trail construction is not required as a part of this project; however
during demolition and construction, the existing pedestrian trail shall be protected
and remain open. No construction equipment shall be parked on or use the trail as
a staging area during construction. In addition, all match points encountered on
the trail for demolition and/or construction shall be professionally constructed.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 11
3. Detailed grading, drainage, tree removal and erosion control plans must be submitted
with the building permit for each lot.
4. Any proposed retaining wall over four feet high requires a building permit and must be
designed by a Professional Engineer registered in the State of Minnesota.
5. Tree preservation fencing must be installed at the grading limits. All disturbed areas, as a
result of construction, shall be seeded and mulched or sodded immediately after grading
to minimize erosion.
6. If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with a detailed haul route and traffic control plan.
7. Additional drainage and utility easements may be required based on the revised utility
plan. Easements shall be minimum 20-feet wide centered over each utility.
8. According to the City's Finance Department records, the parcel was previously assessed
for one sanitary sewer and water hookup, therefore sanitary sewer and water hookup
charges must be paid for two lots. The 2005 trunk hookup charge is $1,458.00 for
sanitary sewer and $2,955.00 for water-main.
9. Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates.
10. The applicant is 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.
11. Permits from the appropriate regulatory agencies will have to be obtained, including but
not limited to the MPCA, Department of Health, MCES, and Watershed District.
12. The driveway easement must clearly stipulate that the owners of Lots 1-3, Block 1,
Minnewashta Creek Hill shall own and maintain the private drive and the private storm
sewer north of the private driveway. The private street must be built to a 7-ton design,
20-foot width. The developer will be required to submit inspection reports certifying this.
13. Water Resource Coordinator Conditions:
a. The estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $5,355.
b. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies as necessary (e.g., Minnesota Pollution Control Agency (NPDES Phase II
Construction Site Permit), (for dewatering)) and comply with their conditions of
approval.
Minnewashta Creek Hill Final Plat
Planning Case No. 05-25
November 28, 2005
Page 12
14. 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. Separate water and sewer services must be provided for each lot and must have a
separate connection to the public sewer or to a manhole which is connected to the
public sewer.
d. Curb box valves cannot be located in driveways.
e. Permits are required for retaining walls. Walls over four feet high must be
designed by a professional engineer.
f. The developer must submit a proposed name for the private drive.
15. Fire Marshal Conditions:
a. The new proposed private street will need a street name. Submit name to
Chanhassen Building Official and Chanhassen Fire Marshal for review and
approval.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must
either be removed from site or chipped.
c. Temporary street signs shall be installed on street intersections when construction
of a new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire
Code Section 501.4.
d. A fire apparatus access road shall be designed and maintained to support the
imposed load of fire apparatus and shall be serviced so as to provide all weather
driving capabilities. Pursuant to Minnesota Fire Code Section 503.2.3."
ATTACHMENTS
1. Final Plat.
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