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1a.1. Oakwood Estates 2nd Addition: Final Plat.CITY OF 1a -1 CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 MEMORANDUM TO: Don Ashworth, City Manager FROM: Bob Generous, Senior Planner DATE: January 22, 1997 SUBJ: Final Plat Approval, Oakwood Estates 2nd Addition, #92 -3 SUB BACKGROUND Action by City Administrator Endorsed —L PWA Moditied Rejected Date Date Submitted to Commissiort Date Fu!-P;Imd to Council F City Code specifies that final plats be submitted for approval within 30 days of city approval. In addition, due to the vacation of a portion of Lyman Boulevard, the final plat is being amended to incorporate the additional seven feet in the plat of Lots 1 and 2, Block 1. On January 13, 1997, City Council approved the vacation of the northerly seven feet of Lyman Boulevard Adjacent to Oakwood Estates. At the March 11, 1996 meeting, the City Council approved the preliminary plat of Oakwood Estates First Addition, prepared by William R. Engelhardt Associates, Inc., dated December 28, 1995, for five lots and final plat approval for Lots 1 and 2, Block 1, Oakwood Estates First Addition subject to the following conditions: 1. Submit an evaluation of the soils at. the proposed house pads. This shall be done prior to issuance of any building permits. 2. Revise the grading plan to show the location, lowest floor and garage floor elevations and type of dwelling using the City's standard designations prior to final plat approval. The lowest floor elevations of all dwellings shall be constructed a minimum of two (2) feet above the 100 -year flood elevation of the pond. The lowest opening or walkout of each dwelling shall be a minimum of one (1) foot above the emergency overflow swale elevation. ' 3. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with bituminous surface. Don Ashworth, City Manager January 22, 1997 Page 2 4. The applicant shall be responsible for water quality and quantity connection charges in accordance with the City Surface Water Management Plan (SWMP). Credits will be reviewed and applied to these charges upon final plat consideration based on the applicant's contribution for meeting the City's SWMP requirements. 5. The applicant shall dedicate on the final plat a drainage and ponding easement over the pond up to the 100 -year flood elevation and a 20 -foot drainage and utility easement centered upon the common lot line of Lots 3 and 4, Block 1 for the emergency overflow swale. b. The applicant's engineer shall work with City staff in revising street grades along Quinn Road, to provide for an emergency overflow from the pond out to Quinn Road. 7. Individual grading, drainage, tree preservation, and erosion control plans will be required for Lots 1, 2, and 5, Block 1 at the time of building permit application for the City to review and approve. Lots 3 and 4, Block 1 shall be graded in conjunction with Phase H site improvements. 8. The public street and utility systems shall be designed and constructed in accordance with the City's latest edition of street and utility standards. Detailed construction plans and specifications shall be submitted for Phase II for City staff review and formal approval by the City Council in conjunction with final plat approval for Phase II. The plans and specifications shall be prepared in accordance with the latest edition of the City's Standard Specifications and Detail Plates. 9. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 10. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year storm event providing ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre - developed and post - developed stormwater calculations for 100 -year storm events and normal water level and high water level calculations in existing basins, created basins, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. Don Ashworth, City Manager January 22, 1997 Page 3 11. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. 12. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Waste Control Commission, Health Development, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources and the Army Corps of Engineers and comply with their conditions of approval. 13. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. 14. The applicant has the option to install the storm drainage improvements from the pond to Lyman Boulevard at their own expense. If the applicant petitions the City to install these drainage improvements under the Lyman Boulevard Reconstruction/Lake Riley Area Trunk Utility Improvement Project No. 93 -32B, the applicant shall accept the special assessment for the cost of extending the storm drainage improvements from Lyman Boulevard to the pond. The cost of these storm drainage improvements will be assessed on a per -lot basis over Lots 1 through 5, inclusive. The applicant and/or property owners shall waive any and all procedural or substantive objections to the special assessments associated with City public improvement Project No. 93 -32B including, but not limited to, hearing requirements and any claim that the assessment exceeds the benefit to the property. 15. Quinn Road shall be extended and upgraded to a city standard urban road in the future. The applicant shall provide a temporary turnaround with Phase II improvements that meets City standards with a barricade and signage stating that it is a temporary cul -de -sac and this road will be extended in the future. 16. Applicant is required to plant 10 trees as replacements for canopy lost. These trees shall be 2 and 1/2 inches in diameter and from the primary species in the Approved Tree List. Three trees shall be planted on each of Lots 3, and 4 and four on Lot 2. 17. A conservation easement or tree removal limit shall be placed over the following lots areas: a. The northern 145 feet and western 20 feet of Lot 1 b. The western 60 feet of Lot 2 C. The westerly 60 feet of the southerly 30 feet of Lot 3 d. The northern 35 feet of Lot 5 Don Ashworth, City Manager January 22, 1997 Page 4 18. Tree protection fencing shall be installed around all trees and wooded areas that are to be preserved on the site. Such fencing shall be installed prior to commencing grading, excavations or other site improvements on or adjacent to the lots. 19. Entry monumentation for the development shall require a separate sign permit and must comply with city code. 20. The applicant shall hire a wetland expert to delineate the edge of the wetland due to the marginal soil conditions in the area. Based on this delineation, Lots 3, 4, and 5 may not be developable or a Wetland Alteration Permit may be required. Such delineation must be done prior to final plat approval for phase II of the development. 21. Review the plat to ensure that the landscaping along the collector street meets city ordinance. 22. Full park and trail fees shall be paid pursuant to City Ordinance. On March 23, 1992, the City Council granted preliminary and final plat approval for Oakwood Estates to create one single- family lot and two outlots. One of the conditions of approval limited the replatting of the outlots until such time as city sewer and water are available to the site. Utility service for Phase I of the development will be provided under the Lake Riley Area Trunk Utility Improvement Project. FINAL PLAT PROPOSAL The applicant is requesting final plat approval for Lots 1 and 2, Block 1, Oakwood Estates 2nd Addition. This plat incorporates the seven feet of Lyman Boulevard that was vacated on January 13, 1997. REVIEW CONDITIONS OF APPROVAL 1. Submit an evaluation of the soils at the proposed house pads. This shall be done prior to issuance of any building permits. * This condition still applies. 2. Revise the grading plan to show the location, lowest floor and garage floor elevations and type of dwelling using the City's standard designations prior to final plat approval. The lowest floor elevations of all dwellings shall be constructed a minimum of two (2) feet Don Ashworth, City Manager January 22, 1997 Page 5 above the 100 -year flood elevation of the pond. The lowest opening or walkout of each dwelling shall be a minimum of one (1) foot above the emergency overflow swale elevation. * This condition still applies. 3. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with bituminous surface. * This condition still applies. 4. The applicant shall be responsible for water quality and quantity connection charges in accordance with the City Surface Water Management Plan (SWMP). Credits will be reviewed and applied to these charges upon final plat consideration based on the applicant's contribution for meeting the City's SWMP requirements. * This condition shall be modified as follows: The applicant shall be responsible for water quality and quantity connection charges in accordance with the City Surface Water Management Plan (SWMP). Phase I fees will be waived provided the applicant installs the outlet control structure and dedicates the necessary drainage easements. 5. The applicant shall dedicate on the final plat a drainage and ponding easement over the pond up to the 100 -year flood elevation and a 20 -foot drainage and utility easement centered upon the common lot line of Lots 3 and 4, Block 1 for the emergency overflow swale. * This condition shall be modified as follows: The applicant shall dedicate on the final plat a drainage and ponding easement over the pond up to the 100 -year flood elevation and a 20 -foot drainage and utility easement centered upon the proposed storm sewer through Outlot A and across Lot 2 for the emergency overflow swale. 6. The applicant's engineer shall work with City staff in revising street grades along Quinn Road to provide for an emergency overflow from the pond out to Quinn Road. * This condition shall be modified as follows: The applicant's engineer shall work with City staff in revising grades on Lot 2 to provide for an emergency overflow from the pond out to Quinn Road. 7. Individual grading, drainage, tree preservation, and erosion control plans will be required for Lots 1, 2 and 5, Block 1 at the time of building permit application for the City to review and approve. Lots 3 and 4, Block 1 shall be graded in conjunction with Phase II Don Ashworth, City Manager January 22, 1997 Page 6 site improvements. * This condition shall be modified as follows: Individual grading, drainage, tree preservation, and erosion control plans will be required for Lots 1 and 2, Block 1 at the time of building permit application for the City to review and approve. 8. The public street and utility systems shall be designed and constructed in accordance with the City's latest edition of street and utility standards. Detailed construction plans and specifications shall be submitted for Phase II for City staff review and formal approval by the City Council in conjunction with final plat approval for Phase II. The plans and specifications shall be prepared in accordance with the latest edition of the City's Standard Specifications and Detail Plates. * This condition shall be modified as follows: The public drainage systems shall be designed and constructed in accordance with the City's latest edition of street and utility standards. Detailed construction plans and specifications shall be submitted for City staff review. The plans and specifications shall be prepared in accordance with the latest edition of the City's Standard Specifications and Detail Plates. 9. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. * This condition still applies. 10. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year storm event providing ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre- developed and post - developed stormwater calculations for 100 -year storm events and normal water level and high water level calculations in existing basins, created basins, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. * This condition still applies. 11. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. * This condition still applies. Don Ashworth, City Manager January 22, 1997 Page 7 12. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Waste Control Commission, Health Development, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources and the Army Corps of Engineers and comply with their conditions of approval. * This condition still applies. 13. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. * This condition still applies. 14. The applicant has the option to install the storm drainage improvements from the pond to Lyman Boulevard at their own expense. If the applicant petitions the City to install these drainage improvements under the Lyman Boulevard Reconstruction/Lake Riley Area Trunk Utility Improvement Project No. 93 -32B, the applicant shall accept the special assessment for the cost of extending the storm drainage improvements from Lyman Boulevard to the pond. The cost of these storm drainage improvements will be assessed on a per -lot basis over Lots 1 through 5, inclusive. The applicant and/or property owners shall waive any and all procedural or substantive objections to the special assessments associated with City public improvement Project No. 93 -32B including, but not limited to, hearing requirements and. any claim that the assessment exceeds the benefit to the property. * This condition shall be modified as follows: The applicant shall install the storm drainage improvements from the pond to Lyman Boulevard at their own expense. The applicant and/or property owners shall waive any and all procedural or substantive objections to the special assessments associated with City public improvement Project No. 93 -32B including, but not limited to, hearing requirements and any claim that the assessment exceeds the benefit to the property. 15. Quinn Road shall be extended and upgraded to a city standard urban road in the future. The applicant shall provide a temporary turnaround with Phase II improvements that meets City standards with a barricade and signage stating that it is a temporary cul -de -sac and this road will be extended in the future. * This condition is not applicable with this phase; however, a condition will be added to notify future property owners that Quinn Road will be extended in the future. Don Ashworth, City Manager January 22, 1997 Page 8 16. Applicant is required to plant 10 trees as replacements for canopy lost. These trees shall be 2 and % inches in diameter and from the primary species in the Approved Tree List. Three trees shall be planted on each of Lots 3, and 4 and four on Lot 2. * This condition shall be modified as follows: The applicant is required to plant 10 trees as replacements for canopy lost. These trees shall be 2 and %z inches in diameter and from the primary species in the Approved Tree List. Four of these trees shall be planted on Lot 2 with Phase I. 17. A conservation easement or tree removal limit shall be placed over the following lots areas: a. The northern 145 feet and western 20 feet of Lot 1 b. The western 60 feet of Lot 2 C. The westerly 60 feet of the southerly 30 feet of Lot 3 d. The northern 35 feet of Lot 5 * This condition shall be modified as follows: A conservation easement or tree removal limit shall be placed over the following lots areas: a. The northern 145 feet and western 20 feet of Lot 1 b. The western 60 feet of Lot 2 18. Tree protection fencing shall be installed around all trees and wooded areas that are to be preserved on the site. Such fencing shall be installed prior to commencing grading, excavations or other site improvements on or adjacent to the lots. * This condition still applies. 19. Entry monumentation for the development shall require a separate sign permit and must comply with city code. * This condition still applies. 20. The applicant shall hire a wetland expert to delineate the edge of the wetland due to the marginal soil conditions in the area. Based on this delineation, Lots 3, 4, and 5 may not be developable or a Wetland Alteration Permit may be required. Such delineation must be done prior to final plat approval for phase II of the development. * This condition shall be modified as follows: The applicant shall hire a wetland expert to delineate the edge of the wetland due to the marginal soil conditions in the area. This Don Ashworth, City Manager January 22, 1997 Page 9 report will determine the setback requirements and developability of Lots 3, 4 and 5. Therefore, the report must be completed prior to the final plat approval for phase II. 21. Review the plat to ensure that the landscaping along the collector street meets city ordinance. * This condition has been met through required plantings and tree preservation. 22. Full park and trail fees shall be paid pursuant to City Ordinance. * This condition still applies. In addition, staff is recommending that the following conditions be added: • Prior to issuance of a Certificate of Occupancy for Lot 2, the builder and/or property owner shall supply the City with an as -built survey of Lot 2 to confirm that the lot has been graded in accordance with the approved grading plan. • Quinn Road will be extended in the future. SUBDIVISION REVIEW WETLANDS The site contains an existing pond. The pond is listed in the City's Surface Water Management Plan (SWMP) as a utilized wetland. According to city ordinances, there are no buffer or setback restrictions required with a utilized wetland. This area is shown on the National Wetland Inventory. A question has been raised as to whether the utilized pond area was an expansion or contraction of the wetland on the site. Staff recommends that the applicant hire a wetland expert to delineate the edge of the wetland due to the marginal soil conditions in the area. Based on this delineation, Lots 3, 4, and 5 may not be developable or a Wetland Alteration Permit may be required. SURFACE WATER MANAGEMENT PLAN (SWMP) Storm Water Quality Fees The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Don Ashworth, City Manager January 22, 1997 Page 10 Values are calculated using the market values of land in the City of Chanhassen plus a value of $2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge of $800 /acre for single family resident developments. Phase I fees are based on a total developable land area of Lots 1 and 2, 1.05 acres. Therefore, the applicant is responsible for $840.00 in water quality fees for phase one. Since the applicant is providing a control structure and necessary drainage easements as part of Phase I development, staff recommends waiving water quality fees for this phase of the project. Storm Water Quantity Fees The SWMP has established a connection charge for different land uses based on an average, city- wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, and open channels and stormwater ponding areas for runoff storage. Single family residential developments have a connection charge of $1,980 per developable acre. The total net area of Lots 1 and 2 are 1.05 acres as discussed above. Therefore, the proposed development would be responsible for a water quantity connection charge of $2,079 for Phase I. Staff also recommends that water quality fees be waived for this phase due to the above mentioned improvements to the drainage area. Future fees and credits will be reviewed at the time of final platting. This phase of development does not require any grading before issuance of building permits. Only minor grading over the easterly portion of Lot 2 for the emergency overflow will be necessary when the lot is constructed upon. The applicant, through issuance of a grading permit, has already filled and rough - graded the lots north of Lot 2 along Quinn Road last fall. Final grading and site restoration is scheduled for this spring. Lots 1 and 2 contain wooded areas. Individual grading, drainage, tree preservation and erosion control plans will be required at time of building permit application for the City to review and approve. The applicant desires to develop Lot 2 as a split -entry walkout -type dwelling. However, given the relatively flat terrain and storm water pond, staff recommends that the dwelling be restricted to a split -entry lookout or rambler -type dwelling with the lowest opening of the dwelling being constructed a minimum one foot above the emergency overflow swale for flood protection. In addition, a 10 -foot wide drainage easement shall be dedicated on the final plat across the westerly and southerly 10 feet of Lot 2 to preserve the emergency overflow swale. Typically, the applicant would be required to build berms along Lyman Boulevard. However, given the drainage characteristics, this is not feasible. Landscape materials should be used instead. MISCELLANEOUS Don Ashworth, City Manager January 22, 1997 Page 11 This parcel has pending sanitary sewer, water, and street assessments for the reconstructed Lyman Boulevard in the amount of $23,925. These assessments are proposed to be levied later this fall. The assessments will be re- spread proportionately over the newly created lots. DRAINAGE The parcel drains to an on -site pond which will be used as a regional City storm water pond. In order to control the water level and pretreat storm water runoff, the applicant will be required to install an outlet control structure and storm sewer which will connect into the City's storm sewer system in Lyman Boulevard. The applicant shall receive credit toward their SWMP fees for the dedication of this drainage easement over the pond and construction of the outlet control structure. Detailed construction plans and specifications along with drainage calculations for the storm drainage system will be required for review and approval by the City Engineer. Construction plans should be designed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The storm sewer calculations shall be prepared using a 10 -year, 24 -hour storm event. UTILITIES Utility service for this phase is provided with the Lake Riley Area Trunk Utility Improvement Project No. 93 -32 along Lyman Boulevard. The remaining phase will require extension of the sewer and water lines in Quinn Road by the applicant. STREETS Lyman Boulevard and part of Quinn Road were upgraded to City urban standards in conjunction with the City's Lake Riley Area Trunk Utility Improvement Project. Lot 1 will access via Lyman Boulevard. Access to Lot 2 will be restricted to Quinn Road. Subsequent phases will require the upgrading of Quinn Road to meet City urban standards. A condition should also be placed in the development contract indicating that Quinn Road will be extended in the future. LANDSCAPING/TREE PRESERVATION The Oakwood Estates development site consists of an extensive stand of mature oak and maple trees with cleared openings. Wooded areas exist on four of the lots for a total site coverage of 42 percent (0.86 acres). Tree removal is necessary on Lots 1 and 5 where the wooded area is concentrated towards the front of the lots. Lots 2 and 3 will be able to avoid any tree removals since all trees are at the rear of the lot except four that will be removed for the road improvements, driveways, and house pads. Don Ashworth, City Manager January 22, 1997 Page 12 The applicant is required to have a 35% canopy coverage remaining after construction (.72 acres required). Tree removal for the development is .34 acres of the total canopy leaving .52 acres remaining ( 25% canopy coverage). The difference is .2 acres and since required canopy is being removed the required replacement canopy will be increased 1.2 times. Therefore, the canopy replacement required by the applicant will be .24 acres or 10 trees. To ensure preservation of the remaining trees, a conservation easement or tree removal limit shall be placed on Lots 1, 2, 3, and 5. This will protect these areas from house pad intrusion or further construction. PARKS AND RECREATION The applicant shall pay full park and trail fees in lieu of land dedication. RECOMMENDATION Staff recommends that the City Council adopt the following motion: "The Chanhassen City Council approves the final plat of Oakwood Estates 2 nd Addition, #93 -2 SUB, creating two lots and one outlot subject to the following conditions: 1. Submit an evaluation of the soils at the proposed house pads. This shall be done prior to issuance of any building permits. 2. Revise the grading plan to show the location, lowest floor and garage floor elevations and type of dwelling using the City's standard designations prior to final plat approval. The lowest floor elevations of all dwellings shall be constructed a minimum of two (2) feet above the 100 -year flood elevation of the pond. The lowest opening or walkout of each dwelling shall be a minimum of one (1) foot above the emergency overflow swale elevation. 3. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with bituminous surface. 4. The applicant shall be responsible for water quality and quantity connection charges in accordance with the City Surface Water Management Plan (SWMP). Phase I fees will be waived provided the applicant installs the pond outlet structure, storm sewer and dedication of drainage easements. 5. The applicant shall dedicate on the final plat a drainage and ponding easement over the pond up to the 100 -year flood elevation and a 20 -foot drainage and utility easement Don Ashworth, City Manager January 22, 1997 Page 13 centered upon the proposed storm sewer through Outlot A and across Lot 2 for the emergency overflow swale. 6. The applicant's engineer shall work with City staff in revising grades on Lot 2 to provide for an emergency overflow from the pond out to Quinn Road. 7. Individual grading, drainage, tree preservation, and erosion control plans will be required for Lots 1 and 2, Block 1 at the time of building permit application for the City to review and approve. 8. The public drainage systems shall be designed and constructed in accordance with the City's latest edition of street and utility standards. Detailed construction plans and specifications shall be submitted for City staff review. The plans and specifications shall be prepared in accordance with the latest edition of the City's Standard Specifications and Detail Plates. 9. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 10. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year storm event providing ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre- developed and post - developed stormwater calculations for 100 -year storm events and normal water level and high water level calculations in existing basins, created basins, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 11. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. 12. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Waste Control Commission, Health Development, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources and the Army Corps of Engineers and comply with their conditions of approval. 13. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. Don Ashworth, City Manager January 22, 1997 Page 14 14. The applicant shall install the storm drainage improvements from the pond to Lyman Boulevard at their own expense. The applicant and/or property owners shall waive any and all procedural or substantive objections to the special assessments associated with City public improvement Project No. 93 -32B including, but not limited to, hearing requirements and any claim that the assessment exceeds the benefit to the property. 15. The applicant is required to plant 10 trees as replacements for canopy lost. These trees shall be 2 and %2 inches in diameter and from the primary species in the Approved Tree List. Four of these trees shall be planted on Lot 2 with Phase I. 16. A conservation easement or tree removal limit shall be placed over the following lots areas: a. The northern 145 feet and western 20 feet of Lot 1 b. The western 60 feet of Lot 2 17. Tree protection fencing shall be installed around all trees and wooded areas that are to be preserved on the site. Such fencing shall be installed prior to commencing grading, excavations or other site improvements on or adjacent to the lots. 18. Entry monumentation for the development shall require a separate sign permit and must comply with city code. 19. The applicant shall hire a wetland expert to delineate the edge of the wetland due to the marginal soil conditions in the area. This report will determine the setback requirements and developability of Lots 3, 4 and 5. Therefore, the report must be completed prior to the final plat approval for phase II. 20. Full park and trail fees shall be paid pursuant to City Ordinance. 21. Prior to issuance of a Certificate of Occupancy for Lot 2, the builder and/or property owner shall supply the City with an as -built survey of Lot 2 to confirm that the lot has been graded in accordance with the approved grading plan. 22. Quinn Road will be extended in the future." ATTACHMENTS 1. Final Plat gAplan \bg \oakwood.fm