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.
(952) 435-1010
(952) 435-1020 Fax
10/27/2005
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- ...... O'l1N ON lHESE' PlANS IS A VllUTY OUAU l.E\a C-O. tHIS QUAUTY lEm. WAS' Of:rrRijrnED!: CORDING 16 lHE GUlDElItIES Cf" ClIASCE 38--PKltED \ \ \ I : ! i ~....1 ,~. ..;. :;. ; !; \ ~ \ ~ \ \ .1 : " C 8 01 A
SCALE IN FEET 'STANOANO GUIOEUNES fOR 1HE COll.ECTI""NO DEPIC110N Of "'STING S\JBSIJ';fct UTIUTY OAT'" TIlE CON11lACTOR ANO/OR''''''\,::';CTORS ,"All """'"IN' lHE EXACTLOC~O" Of All \ \ , I / / 'I r,O ,: 1 : :; J".\\ \ \. \.\ . .
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