Approval Letter 1-17-06
CITY OF
CHANIlASSEN
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
January 17,2006
Mr. Nathan Franzen
Plowshares Development, Inc.
1851 Lake Drive West, Suite 550
Chanhassen, MN 55317
Dear Nathan:
This letter is to formally notify you that on January 9, 2006, the Chanhassen City
Council adopted the following:
REZONING
liThe City Council approves Planning Case #05-37 for Rezoning from Agricultural
Estate District, A-2, to Single Family Residential, for the Stonefield Subdivision, as
shown on plan stamped 'Received November 18, 2005'."
PRELIMINARY PLAT
liThe City Council approves the preliminary plat for Subdivision Case #05-37 for
Stonefield for30 lots and 1 outlot with a right-of-way' width variance, as shown on
the plans stamped 'Received November 18, 2005'al1d,as revised inthe staff report,
subject to the following conditions: .
1. The applicant will be required to meet the existing site runoff rates for lO-year
and 100- year, 24-hour storm events. The proposed enlargement of the
existing stormwater pond mustbedesigned tomeet the City's minimum
standards and coordinated and approved by the City Water Resources
Coordinator.
2. The storm sewer must be designed for a 1O-year,24-hourstormevent. Storm
sewer sizing calculations and a full-size drainage map must be submitted with
the final plat for staff review. and approval.
3. 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-yearflood level.
4. Staff recommends that Type II silt fence, whi'ch is a heavy duty fence, be used
adjacent to the existing wetland, existing creek area, and around the proposed
pond. 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.
5. All plans must be signed by a registered Civil Engineer in the State of
Minnesota.
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.
Plowshares Development, Inc.
Stonefield
January 17, 2006
Page 2
6. Permits from the appropriate regulatory agencies will have to be obtained, including but not
limited to the MPCA, NPDES, Watershed District, MN Department of Health, Carver
County and the Williams Pipe Line Company.
7. The developer must obtain written permission from the Williams Pipe Line Company to
perform the proposed grading within the easement. The developer is responsible for
complying with all conditions of the Williams Pipe Line Company and assumes full
responsibility for work performed within this easement.
8. On the utility plan:
a. Show all the proposed storm sewer pipe type, size and class.
b. Show the sanitary sewer pipe slope and class.
c. Show watermain pipe class (C900).
d. Add a storm sewer schedule.
e. Show the existing storm sewer between Lots 1 & 2, Block 1 within the center of the 20-
foot utility easement.
f. Show the stormwater manholes rim and invert elevations.
g. Add a note to remove the temporary pond outlet control structure.
h. The last street-accessible storm manhole discharging to the stormwater pond must be
manhole with sump.
1. Add a note: any connection to an existing structure must be core drilled.
J. Extend the storm sewer farther to the south along the proposed street.
k. Remove Lots 7 and 8 backyard storm sewer and add a storm sewer along the property
line between Lots 4 and 5 and between Lots 8 and 9 block 4.
9. On the grading plan:
a. Show Type II silt fence adjacent to wetland, pond, creeks, etc.
b. Show the benchmark used for the site survey.
c. Use class 5 storm sewer in the roadway; revise the note under general grading and
drainage notes accordingly.
d. Extend the swale between Lots 1 and 2, Block 4 farther to the east.
10. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City's Building Department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public easement.
11. The underlying property has not been assessed for sewer or water improvements. The 2005
trunk hookup charge is $1,458.00 per unit for sanitary sewer and $2,955.00 per unit for
watermain and the SAC fee is $1,525.00 per unit. All of these charges are based on the
number of SAC units assigned by the Metropolitan Council. Sanitary sewer and watermain
hookup fees will be specially assessed against the parcel at the time of building permit
Issuance.
12. All disturbed areas must be seeded and mulched or sodded immediately after grading to
. .. .
mInImIZe eroSIOn.
Plowshares Development, Inc.
Stonefield
January 17,2006
Page 3
13. Any off-site grading will require an easement from the appropriate property owner.
14. 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.
15. The developer is responsible for 100% of the cost and construction of the lift station and
forcemain and any associated costs.
16. 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.
17. Add a "dead-end road" sign at the cul-de-sac.
18. On the plat, show all existing and proposed street names.
19. Add City Detail Plate Nos. 1001, 1002, 1004, 1005, 1006, 1009,2001,2101,2109,2110,
2201,2204,3101,3102,3104,3106,3107,3108,3109,5200,5203,5204,5206,5214,5215,
5216,5217,5221,5232,5234,5240,5241,5300,5301, 5302, 5302A and 5313.
20. Show the street lights and a stop sign on the plans.
21. Submit public utility plans and profile for staff review.
22. City Forester's Conditions:
a. A minimum of two overstory trees shall be required in the front yard of each lot.
b. The developer shall be responsible. for installing all landscape materials proposed in rear
and side yard areas.
c. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
d. Tree preservation on site shall be according to tree preservation plans dated 10/14/05.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2: 1 diameter inches.
23. In the absence of parkland dedication, it is recommended that Stonefield pay full park
dedication fees at the rate in force upon final platting. At today's rate, these fees would total
$120,000 (30 lots x $4,000). Additionally, the applicant is required to construct the
neighborhood asphalt trail connector to the property line as depicted on their preliminary
plan submittals.
Plowshares Development, Inc.
Stonefield
January 17, 2006
Page 4
24. Water Resource Coordinator's Conditions:
a. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around Wetland D. 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.
b. All structures shall maintain a setback of at least 40 feet from the wetland buffer edge.
c. The applicant shall work with the City's consultant to accommodate regional and site-
specific storm water needs.
d. The approximate location and extent of drain tile shall be shown on the plans. The
applicant shall provide details as to whether the tile line will be removed, abandoned in
place or remain. If the tile is to remain, the flow from the tile shall be accommodated in
the design of the storm water management plan.
e. The applicant shall provide rate control and storm water treatment to reduce off-site
impacts. To provide a low-gradient means for controlling rate and volume, the applicant
shall consider cooperating with the City to construct a wetland in the rear portions of any
number of Lots 1-8, Block 3. In the event that the applicant is interested in pursuing
wetland construction for banking purposes, this planning shall be integrated with the
City's consultant's storm water infrastructure planning.
f. Drainage and utility easements (minimum 20 feet in width) shall be provided over all
existing wetlands, storm water infrastructure and storm water ponds.
g. The developer asserts that, due to the steep grade in the southern portion of the property,
custom grading would not save any additional trees. In addition, the developer maintains
that the slope of the road and the location of the retaining wall make custom grading lots
impractical. If the developer demonstrates to the satisfaction of staff that custom grading
for their typical house pad would not result in additional significant tree preservation,
mass grading of this area may be approved.
h. The existing outlet structure of Pond A shall be removed and replaced in accordance with
the City's standard detail. A stable emergency overflow (EOF) shall be provided for the
pond.
I. The portion of the silt fence that runs from the pipeline easement through Lot 7, Block 3
shall be moved upslope to the west by 30 to 60 feet to more clearly define the grading
limits. The area of property between the silt fence and the gully and property line shall
be seeded and mulched to control weeds and get a desirable cover crop in areas that were
recently farmed.
J. A temporary basin shall be constructed in the vicinity of Lots 6 and 7, Block 3. The
temporary sediment basin shall be installed prior to disturbing upslope area. A
Plowshares Development, Inc.
Stonefield
January 17,2006
Page 5
temporary perforated riser and stable emergency overflow (EOF) for the basin shall be
installed; details shall be included in the plan. The basin shall be properly sized for the
watershed area, according to NPDES requirements (i.e. The basins must provide storage
below the outlet pipe for a calculated volume of runoff from a 2-year, 24-hour storm
from ea9h acre drained to the basin, except that in no case shall the basin provide less
than 1,800 cubic feet of storage below the outlet pipe from each acre drained to the
basin).
k. Chanhassen Type 2 silt fence shall be provided for the perimeter of the site up to Lot 10,
Block 3. From there, Type 1 may be used. Silt fence shall be shown on the plans around
Lots 1 and 2, Block 1.
1. Curbside inlet controls are needed; Wimco type or ESS type (or approved similar
protection) inlet controls shall be used. Curbside inlet protection shall be provided for
existing inlets adjacent to the site exit on Osprey Lane. City standard inlet protection
details 5302 and 5302A shall be included in the plans. The proposed rear yard catch
basin protection shall be revised; Wimco type, ESS type or equal must be used. The
proposed silt fence shall be installed with additional rock around Chanhassen type 1 silt
fence.
m. The plans shall be revised to show energy dissipation for the flared end section on Lot 7,
Block 3.
n. 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: I
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.
o. Street cleaning of soil tracked onto public streets shall include daily street scraping and
street sweeping as-needed.
p. In order to fund the maintenance and expansion of the BC-P4.1O storm water pond and
construction of additional capacity, the costs will be allocated among the benefiting
properties. The total cost of materials and construction will be divided by the number of
acres in the resulting subwatershed. The City will be responsible for the acres
contributing from land already developed, park land and land to be developed in the
future (e.g., the Bongard parcel). The developer will be responsible for the acres
contributing from their development. If, for any reason, the regional storm water facility
Plowshares Development, Inc.
Stonefield
January 17,2006
Page 6
is not constructed, the developer will be responsible for providing storm water quality
and quantity management on the subject property and paying Surface Water
Management connection charges in accordance with City Code. At this time, the
estimated total SWMP fee, due payable to the City at the time of final plat recording, is
$65,364.
q. In conjunction with the BC-P4.1O storm waterponding project, land in addition to the
land shown in Outlot A may be required. At this time, the estimated amount of land is
approximately 0.5 acres. The developer and the City will seek to agree upon the terms of
the use of land for ponding should additional land be required. The developer, if required,
shall provide additional land for ponding.
25. Fire Marshall Conditions:
a. No burning permits will be issued for trees to be removed. Trees and shrubs must be
either removed from site or chipped.
b. 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.
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.
c. Temporary street signs shall be installed on street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section
501.4.
d. A lO-foot clearspace 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 fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
e. Fire hydrant spacing is acceptable.
f. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval. .
.
Plowshares Development, Inc.
Stonefield
January 17, 2006
Page 7
26. 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 must be abandoned in
accordance with State Law and City Code.
27. The retaining walls shall be maintained by a Homeowners Association.
28. The City shall not be responsible for maintenance of storm water infrastructure on Lots 7, 8,
and 9, Block 3.
29. In the event that the regional pond project is not constructed, the applicant has proposed
the installation of a second outlet structure on Pond A. In that event, the existing outlet
structure that is failing must also be replaced. The cost of a new outlet structure to
replace the existing failing structure would be borne by the City, but the replacement
would be done by the applicant."
Final plat documents must be submitted to the City three weeks prior to the City Council meeting
in which you wish to have your final plat approved. Enclosed is the list of items required for
submittal for final plat approval.
If you have any questions, please feel free to contact me at 952.227.1134 or e-mail at
sal i aff@ci.chanhassen.mn.us
Sincerely,
~~~.
Sharmeen AI-Jaff
Senior Planner
cc: William and Vicky Goers
g:\plan\2005 planning cases\05-37 stonefield (goers property)\prelim plat letter of approval.doc