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HomeMy WebLinkAbout15.D.4. Building Permits for Countryside CITY OF SHAKOPEE /j-' J). Y Memorandum TO: Mayor & City Council Mark McNeill, City Administrator FROM: Bruce Loney, Public Works Director SUBJECT: Building Permits for Countryside DATE: November I, 2005 INTRODUCTION: Council directed staff to review the issuance of building permits associated with the plat of Countryside and bring this item back to the November I, 2005 Council meeting. BACKGROUND: At the October 18, 2005 Council meeting, Gary Wollschlager of Tollefson Development, Inc. addressed the Council in regard to the issuance of building permits and an issue with the erosion control practices with the plat of Countryside. Attached to this memorandum, for the discussion of building permits and erosion control practices, are the following items: . A page from the City's Design Criteria which is referenced by City Code to be included as part of Chapter 12 (Subdivisions) for an as-built grading plan requirement that needs to be completed, reviewed and approved by the City Engineer before the issuance of building permits. . Resolution No. 6059, a resolution outlining the meaning of substantially complete as contained in the developer agreements for public improvements, and also Exhibit A which further defines substantially complete for the issuance of building permits. This policy was recently approved in June, 2004 by the City Council. . Specifications in regard to turf establishment for the City of Shakopee construction of public improvements and grading in the City. These specifications were adopted in March, 2004. . Standard Detail Plate for residential streets included III the Standard Specifications and Standard Detail Plates which were approved in March, 2004. The two issues raised by Mr. Wollschlager were in regard to issuance of building permits, without the sidewalk being installed, and issuance of building permits without the sod erosion control on lots adjacent to City streets. I ISSUANCE OF BUILDING PERMITS WITHOUT CITY SIDEWALK I Attached is a map supplied by Tollefson Development, Inc. showing the lots with sidewalk and lots without sidewalk and a line indicating where silt fence would be installed along the lots in Countryside. The Countryside project has been broken up into two phases. Phase I is known as the area north of I ih A venue, east of c.R. 77 and west of C.R. 79. At this moment, much of the site grading work is done, utilities are in, and streets are paved with no sidewalks installed at this time. The developer is still trying to construct sidewalks for this phase in order to obtain building permits on this site. It should be pointed out that many of the lots do not have sidewalk and would be eligible for building permit issuance. Also attached is a map from staff showing lots with sidewalk and lots without sidewalk. The issues for staff for allowing building permits without sidewalk are the following three reasons: I. Does the future homeowner know that a sidewalk is included on their lot? 2. Will the lot grading be changed during the building permit process so as to compromise the grades for future construction of the sidewalk? 3. If a driveway is placed, prior to constructing the sidewalk, then the driveway would need to be cut and redone which is normally not acceptable to a new homeowner. In working with the developer, he has indicated that sidewalk work will be going on in Phase I and most ofthe sidewalk, if not all, would be in-place. If this is the case, then the requirements of Resolution No. 6059 would be met and upon a submittal of an as built grading plan, building permit issuance could occur. The real issue for Tollefson Development, Inc. is in areas where sidewalk construction will not be done and if building permit issuance could occur on those lots with the construction of the sidewalk to be done in the spring of 2006. In further review of the site work, west of C.R. 77 and in between C.R. 15, it will be difficult for the developer to have all the street work completed by the end of this year's construction. The developer's request is to obtain building permits for all lots in Countryside. At this time, the final plat of Countryside has not been recorded, which is necessary in order to obtain building permits. In review of the City's policy there are these alternatives: I. Having all the improvements in-place prior to building permits issuance for an orderly building process to occur and that the improvements are in prior to the homeowner occupying the site. 2. Another alternative is to allow building permits over the winter, with conditions that the sidewalk construction and driveway construction be done in the spring of 2006 and allow homeowners to move into the site without these improvements. Staff has reviewed the entire site of Countryside and assuming that the sidewalks would be installed in Phase I and assuming that the streets would all be constructed in Phase II, the number of lots that could be available for construction for building permit issuance excluding those without sidewalks in Phase II is 333 lots outof a total of 437 lots. 3. Another option on issuance of building permits without sidewalk is to issue the permit with no occupancy until the driveway and sidewalks have been constructed and accepted. One concern with this alternative, is whenever a building permit is issued, an expectation is given for an occupancy certificate being granted either temporary or permanent for a future homeowner. A written acknowledgement from the builder and future home owners should be required. 4. Another option could be allowing a limited number of permits without sidewalk, if they were models. The issue of a future homeowner moving in and not knowing if the improvements are in or not, does not exist with model permits. The developer is not asking for any model permits. In review of this issue with the developer, the developer's goal was to have all of the lots available for building permit issuance by the end of this year. Due to several circumstances and delays with this very large project, his goal was not accomplished. Staffs position is to maintain the policy and to issue building permits on those lots which are meeting the policy. If Council allows building permits without the sidewalks in place, there should be conditions on these permits and a limited number of permits allowed. I EROSION CONTROL PRACTICES I The second issue is in regard to the erosion control practices in the City's Standard Specifications and Standard Detail plates. With any subdivision, staff has included specifications in the recently updated 2004 specifications and detail plates to place sod behind the curb & gutter. A building permit would then be required to have silt fence for erosion control of their site. If there is a sidewalk placed along the street, the developer's responsibility is place sod between the sidewalk and curb and two rows behind the sidewalk. The issue raised by Gary Wollschlager of Tollefson Development, Inc., is a timing issue of when sod can still be obtained to meet this obligation. Staff has indicated to Mr. Wollschlager, if sod is not available, that he would be required to place a silt fence in the boulevard area for erosion control to obtain building permits. The developer may still need to install sod in the spring of 2006 as necessary to meet the obligations in the Standard Specifications. This has been staff s response to the developer and he has indicated that does not want to place silt fence and sod for his subdivision. As mentioned previously, the requirement is for the developer to place sod for erosion control and seed and mulch the site, a builder would then need to install silt fence on his site for further erosion control protection during the building permit process. Staff has been more aggressive in erosion control practices, since the requirements of the National Pollution Discharge Elimination System (NPDES) Phase II Permit and the requirements of the City's Storm Water Pollution Prevention Program (SWPPP) requiring improved erosion control practices. If the City does not follow its erosion control practices and it's approved SWPPP, then the City is at risk for possible fines by the MPCA. This is one of the requirements that has come out of the Phase II NPDES regulations and rules. Staff is willing to accept a silt fence in lieu of sod in order to obtain building permits with a condition that sod will be required as necessary for erosion control obligations in the spring of 2006. This memo has been intended to outline the issues by Gary Wollschlager of Tollefson Development, mc. and the developer has requested that these items be discussed at a Council meeting. One issue that city and county staff have with the developer is the need to have CR 79 paved before winter and the roadway opened to traffic. If the Council allows any permits beyond the policy, a condition requiring CR 79 be completed in staffs opinion is a must. ALTERNATIVES: I. Provide staff direction on the issuance of building permits for Countryside on lots where a sidewalk is not constructed. 2. Provide staff direction as to the erosion control practices and the developer's request to place silt fence in lieu of sod. 3. Table for additional information. RECOMMENDATION: Staffs recommendation is to follow the policy and issue building permits on those lots that are meeting the policy. If the Council wishes to grant building permits for lots not meeting the policy, there needs to be conditions placed on those permit issuance, such as no occupancy until the improvements are in, model permits only or other conditions such as completion of CR 79 for traffic, as approved by Council. The developer desires to have building permits available for all lots in Countryside. Staff's other recommendation is to utilize silt fence in lieu of sod, however the sodding obligation for erosion control protection and meeting the City's specifications would be required as necessary in the spring of 2006. ACTION REQUESTED: 1. Provide staff direction on the issuance of building permits for Countryside on lots where a sidewalk is not constructed. 2. Provide staff direction as to the erosion control practices and the developer's request to place silt fence in lieu of sod. ~~ Public Works Director BUpmp ENGRlEPIPPENNINGTONfCOUNCUUBPERMlTPOLICY and Industrial Driveway grades shall not be greater than 6% for any part ofthe driveway. D. Lots shall be graded so as to provide drainage away from building locations. 3. Topsoil - Soddine: and Seedine:. Topsoil moved during the course of construction shall be redistributed in turf establishment areas with a minimum of 6 inches of topsoil. Disturbed boulevard areas shall be restored in accordance with the City of Shakopee General Specifications and Standard Detail Plates. 4. Drainae:e. During the grading of the site, the natural drainage system shall be utilized as much as feasible for the storage and flow of runoff. 5. As-built Gradine: Plan. Upon completion of the grading of subdivisions, an as-built survey of the grading shall be submitted to the City. This plan shall show the existing elevation of all lot corners, pads, top of curb, sidewalks, trails, storm sewer structures, emergency over flows and ponding areas. The plan shall certify that all ponding areas are within drainage and utility easements. Two benchmarks shall be shown on the as- built grading plan. No building permits shall be issued until this plan has been submitted and approved by the City Engineer. 6. Gradine: Permit. Grading Permits will be required, as described in Section 11.60, Subd. 6, of the City Code. 7. Tree Preservation Fence. Existing trees, which are to be saved, shall be protected with a tree preservation fence installed at the drip line of the tree (s). No grading, construction materials, or equipment will be allowed beyond this fence. 8. Plan Requirements. The following are specific requirements related to the development of grading, drainage and erosion control plans for the proposed development and adjacent land within 200' unless noted otherwise: A. Show and label existing underground and overhead utilities. B. Show the location and indication of demolition or relocation of existing structures. c. Show lot corner elevations and benchmarks utilized. D. Existing contours shall be at l' or 2' intervals shown with dashed lines and screened. The contours shall extend beyond the proposed plat boundaries a minimum of 200' or as necessary to completely show the limits of a drainage basin not fully contained within the proposed plat. Ten-foot contour intervals shall be bold. City of Shakopee Design Criteria Page 3 RESOLUTION NO. 6059 A RESOLUTION OUTLINING THE MEANING OF SUBSTANTIALLY COMPLETE AS CONTAINED IN THE DEVELOPER'S AGREEMENT FOR PUBLIC IMPROVEMENTS WHEREAS, the City of Shakopee requires the developer of a new subdivision to enter into a Developer's Agreement to insure completion of required public improvements; and WHEREAS, the Developer's Agreement authorizes the issuance of building permits when required improvements are substantially complete; and WHEREAS, the City Council desires to clarify when required improvements are considered substantially complete. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SHAKOPEE, MINNESOTA, that public improvements shall be deemed substantially complete as outlined in "Exhibit A" attached hereto and made a part hereof. BE IT FURTHER RESOLVED, that any policies or resolutions inconsistent herewith are hereby repealed. Adopted in session of the City Council of the. City of Shako pee, Minnesota held this day of ,2004. Mayor ATTEST: City Clerk EXHIBIT" A" "Substantially Complete" shall be defined as follows: . All utilities including sanitary sewer, watermain, storm sewer and utility services are installed, tested and approved by the City Engineer and Shakopee Public Utilities. . All site grading is complete and erosion control measures are in place and approved by the City Engineer. . All curb and gutter is installed and approved by the City Engineer. . Trails and sidewalks, as required by the City Engineer, are installed and approved by the City Engineer. . The bituminous base course is installed on all roadways within the development phase and approved by the City Engineer. Approved Equipment: The equipment approved to install the sliced in silt fence. shall have a single vertical shank approximately 1 inch thick by 18 inches min. length that when inserted into the ground makes a thin slice 8-12" deep. The lower part of the shank shall have an approximate 2" diameter chisel type horizontal point that shears through the soil with minimal soil displacement. Mounted directly behind the vertical shank is a ground driven vertical wheel that cuffs the geotextile and inserts it into the soil slit ~used by the vertical shank. As the machine is pulled along the vertical shank makes an approximate 1-inch wide vertical slit 8 to 12 inches deep. The bottom edge of the geotextile is folded with an approximated 6-inch cuff and inserted into the soil slit all in one operation. In ditch check installations a 5/8" minimum diameter rope shall be inserted into the cuff. The approved installation machine shall be a Devon Distributing Corporation Tommy silt fence machine or approved equal. Machines that turn the soil over, do not properly cuff the bottom edge of the geotextile or will not insert the required rope on ditch check installations will not be approved. Compaction: Immediately after the geotextile has been sliced into the soil, the ground shall be compacted by driving the wheels of a tractor or skid loader next to and parallel with the fence on both sides of the fabric. The geotextile shall then be fastened to the support posts. The upstream side shall be compacted first, then each side twice for a total of four passes. In saturated areas covered by surface water, the soil shall be compacted by foot tamping or other approved methods. Inspection: Project personnel must verify that the silt fence is installed in accordance with the silt fence details (attached and Standard Plan Sheet 5-297.405). Project personnel must also verify that approved equipment is used to slice the silt fence into the soil and that the soil adjacent to the fence is compacted. Because the bottom edge of the silt fence is held inplaceby only the friction between the geotextiles and the soil, it is extremely important that all installation details are adhered to. Payment: Payment for sliced in silt fence will be compensation for all labor materials, equipment and other incidentals necessary to complete the work as specified. Compaction of soil along the fence shall be considered incidental to the silt fence installation. Rope insertion on silt fence ditch check installations shall be considered incidental to the ditch check installation. 02573.5 Basis of Payment: Payment for Silt Fence, Type Machine Sliced, and for Silt Fence, Type Heavy Duty, shall be by the linear foot of correctly installed and accepted silt fence of each type actually placed on the project site. S.S.P. 02575 TURF ESTABLISHMENT 02575.1 Description: Mn/DOT specification section 2575 shall apply to turf establishment except as modified herein. All disturbed areas within the project shall be either seeded or sodded to an equal or better condition as directed by the ENGINEER. All exposed areas of the site will receive seed and mulch, sod or erosion control blanket within seven (7) days after final grade. Restoration may include areas outside of the project area as determined by the ENGINEER. If bituminous base is CITY OF SHAKOPEE GENERAL SPECIFICATIONS AND STANDARD DIV2 DETAIL PLATES FOR STREET & UTILITY CONSTRUCTION placed, sod shall be installed within one week of bituminous placement. Sod shall be placed in the boulevard area between the curb and walk or trail. A minimum of three feet (3') of sod shall be placed along curb. Also, a minimum of three 18 inches (18") of sod shall be placed along both sides of a walk or trail. 02575.2 Materials: Sod: The sod type shall be Mineral or Highland. No Peat sod allowed. Fertilizer: The fertilizer shall be zero (0) phosphorus commercial grade. 02575.3 Construction Requirements: General: The CONTRACTOR should inspect the project prior to construction activity and notify the ENGINEER of any deficiencies in the topsoil. The CONTRACTOR shall salvage topsoil to the greatest extent practical. The salvaged topsoil shall be utilized in areas disturbed by construction. A minimum of six inches (6") of topsoil will be placed in all locations designated by the ENGINEER. Additional topsoil, as necessary, may be required in the boulevard areas to ensure adequate slope toward. the roadway as shown on the typical street section or as directed by the ENGINEER. Topsoil shall meet the requirements for topsoil borrow according to Mn/DOT Specification Section 02105. Topsoil Borrow shall be paid at the unit price bid if any additional topsoil is required. No sod will be installed later then September 30th unless directed by the ENGINEER. Applying Fertilizer: Fertilizer shall be applied at a rate approved by the ENGINEER over all seeded areas. Seeding: Seed shall be Mn/DOT Highway Standard for the times of year the seeding occurs. Seed can be installed in the dormant state in accordance with Mn/DOT requirements. Seeding shall be done within seven (7) days after finish grading has been completed. Applying Mulch: Mulch shall be applied on all seeded areas at the rate of 2 tons per acre. Disk Anchoring: The CONTRACTOR shall disk anchor mulch Types 1, 7, and 8. The anchoring equipment shall be operated in a general direction at right angles to the direction of surface drainage wherever practical. Sod: Sod shall be Type Mineral or Highland meeting the requirements of Mn/DOT Specification Section 3878. It is understood that sodding of areas behind the curb could occur prior to the completion of work by private utility companies. The CONTRACTOR shall place sod within two (2) weeks following the completion of curb construction. In areas where there will be sidewalk construction, two strips of sod shall be placed behind the curb within two (2) weeks following the completion of curb construction. The remainder of the sod shall be placed within two (2) weeks following sidewalk construction and the completion of private utility work. No additional compensation will be allowed for the additional mobilization required to complete the work as specified. All sod shall be placed and maintained according to these specifications. If additional sod is required to repair damage caused by the private utility companies, it shall be paid for at the unit price in the Proposal with no allowances made for additional mobilization costs. During the course of laying or immediately after completing the sod placement on each area, the sod shall be watered and compressed into the underlying soil by rolling in accordance with Mn/DOT 2575. If, after rolling, the surface of the sod is not free of bumps or depressions, the CONTRACTOR shall make suitable corrections to the topsoil andl,or subgrade, replace the sod and roll the sod at no additional cost to the OWNER. CITY OF SHAKOPEEGENERAL SPECIFICATIONS AND STANDARD D1V2 DETAIL PLATES FOR STREET & UTILITY CONSTRUCTION No sod will be installed later then September 30th unless directed by the ENGINEER. Maintenance: The CONTRACTOR shall be solely responsible for replacement and/or repair of any seeded area that may wash out, erode, or fail to grow prior to acceptance with no additional compensation therefore. The CONTRACTOR shall be responsible for maintaining sod for a period of forty-five (45) days. The CONTRACTOR is responsible for successful establishment of the seed and shall replace all unsuccessful seeding. until adequate turf is established. 02575.5 Basis of Payment: Seeding: Seeding shall be paid for at the bid unit price per acre. This shall include seed mixture, furnishing and installing mulch, fertilizer, disc anchoring, grading, shaping and all miscellaneous work. Sodding: Payment shall be by the square yard placed and rolled at the unit price in the Proposal and shall include fertilizer, maintenance, and watering. No additional payments will be made for multiple mobilizations. CITY OF SHAKOPEE GENERAl SPECIFICATIONS AND STANDARD DIV2 DETAIL PLATES FOR STREET & UTILITY CONSTRUCTION R/W 60' R/W ct. I VARIES 33' - 37' BACK TO BACK 3 VARIES SHAKOPEE STANDARD@ SURMOUNTABLE C & G ~ 2.07- 2.0% 3.0% - -- - ; .. ~ ~~i': 6" TOPSOIL. SEED, AND MULCH OR SOD <D (TYPICAL) 1.5" MVWE45035B BITUMINOUS WEARING COURSE (2350) BITUMINOUS TACK COAT (2357) 2.5" MVNW35035B BITUMINOUS BASE COURSE (2350) 8" AGGREGATE BASE. CL 5 (2211), 1007- CRUSHED LIMESTONE SELECT GRANULAR BORROW (3149)~ \ SCARIFY AND COMPACT SUBGRADE (2112) <D NOT LESS THEN 2 ROLLS OF SOD TO BE PLACED BEHIND CURB. ~ THE USE AND THICKNESS OF GEOTEXTILE FABRIC AND SELECT GRANULAR BORROW IS BASED ON EXISTING SOIL CONDITIONS AS DETERMINED BY THE CITY ENGINEER. (j) STREET WIDTH TO BE DETERMINED BY THE CITY ENGINEER. @ 4" PERFORATED PIPE. INSTALL WHERE CLAY SOILS ARE ENCOUNTERED IN THE ROADWAY SUBGRADE AS DIRECTED BY THE ENGINEER. @ B6' 8 CONCRETE CURB AND GUTTER IS REQUIRED AT ALL CURB RADII AND CATCH BASINS. NOTE: THE PAVEMENT SECTION SHOWN IS A MINIMUM. THE SECTION MAY BE INCREASED BY THE CITY ENGINEER BASED ON A SOILS REPORT. ~ APPROVED: DETAIL NO: TYPICAL STREET SECTION REVISION DATE: FEBRUARY 2004 SHAKOPElE RESIDENTIAL 1001 OlMMUNI1YPJlI:lBSINCll1l57 SHAKOPEE ENGINEERING DEPARTMENT Message Page I ofl Bruce Loney From: Pam Myers [PMyers@tdi-mn.com] Sent: Thursday, October 27,20052:08 PM To: Bruce Loney Subject: Countryside Building Permits; sidewalks; sod behind curbs Dear Bruce, Tollefson Development, Inc. is requesting that Building Permits be allowed on Countryside without all sidewalks and sod behind curbs being completed this fall. TDI will do all it can to complete these items prior to winter conditions. We are requesting that this issue be on the agenda for the City Council meeting on November 1st, 2005 to hear discussion from City Staff and TDI so that direction can be given to Staff and TO!. Sincerely, Gary Wollschlager Vice President, Tollefson Development, Inc. 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