1c.1. Lake Susan Hills Townhomes 2nd Addition: Final Plat.1
MEMORANDUM
CITY OF ?_
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
I TO: Don Ashworth, City Manager
FROM: Sharmin Al -Jaff, Planner II
Dave Hempel, Assistant City Engineer
Phillip Elkin, Water Resource Engineer
L DATE: October 28, 1996
Action by City pqministratot
indorse.,. ( PWA
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Date S;tb�iccd io L'cuncil
SUBJ: Final Plat Approval for Lake Susan Hills Townhomes Second Addition
On May 22, 1995, the City Council approved PUD #87 -3, and Site Plan Review #95 -7 for 34 units
(10 structures) as shown on the plans dated March 20, 1995, and subject to the following
conditions:
1. Amend the PUD contract to state the impervious surface coverage of the site cannot exceed
35 %. This condition still applies.
2. The townhome units shall conform to the design and architecture as proposed by the
applicant in their attached narrative. Introduce some variation among the rear of buildings
through the shape of windows, adding louvers, adding dormers, or color. This condition
still applies.
3. The applicant should submit a street lighting plan for staff review and approval. A lighting
plan shall be submitted for the interior private streets. This condition still applies.
' 4. A cross - access easement shall be conveyed to all the lots for use of the private street. This
condition still applies.
' 5. Park and trail dedication fees shall be paid in lieu of park land dedication. The PUD
contract requires no trail fees and % park fees. This condition still applies.
' 6. Plans shall provide one visitor parking space per 6 units. This condition still applies.
Lake Susan Hills Townhomes Second Addition
October 28, 1996
Page 2 '
7. A revised landscaping plan shall be submitted which provides berming along Powers
Boulevard (CR 17) and Lake Susan Hills Drive. The agreement also states that the
applicant shall provide $500.00 of landscaping per multiple family unit. The applicant shall
provide the city with a cost estimate for the required landscaping. This condition has been
partially met. The applicant submitted a landscape plan with Phase I.
8. Fire Marshal conditions:
'
a. Install "No Parking Fire Lane" sign on all private roads in compliance with Fire
Prevention Policy #06 -1991 (copy enclosed). Contact Chanhassen Fire Marshal for
exact location. This condition still applies.
b. Submit proposed street names to the Public Safety Department, Inspections Division
for review prior to final plat approval. The plat must be revised to include the
approved names after their review. This condition has been met.
C. Fire hydrant changes - contact Fire Marshal for additional fire hydrants and their
specific locations. A 10 foot clear space must be maintained around fire hydrants.
An additional fire hydrant shall be installed at the new "T" intersection. The
remaining fire hydrants shall be relocated with equal spacing. Fire hydrants shall be
placed a maximum of 300 feet apart. Contact the Chanhassen Fire Marshal for
exact locations. This condition has been met.
9. Building Official conditions:
a. Submit soils report to the Inspections Division. This should be done prior to
issuance of any building permits. This condition still applies.
b. Furnish details on each size of dwelling unit. These details should include exterior
dimensions, overhangs, exterior openings and proposed optional additions.
Designate which unit will be constructed on which lots. These details must be
supplied prior to preliminary plat approval. This condition has been met.
'
10. 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.
11. All utility improvements shall be constructed in accordance with the latest edition of the
'
City's Standard Specifications and Detail Plates. Detailed utility plans and specifications
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Lake Susan Hills Townhomes Second Addition
October 28, 1996
Page 3
' shall be submitted for staff review and approval. The streets shall be constructed in
accordance to the City's private driveway ordinance for multi- family zoning (Ordinance No.
209). Radii at all intersections shall be 20 feet. The street width shall be widened to 26 feet
from back -of -curb to back -of -curb. Issuance of permits and inspection of the utility lines
will be performed by the city's Building Department. The streets and utilities, except the
' ponding areas, storm sewer outlet and pipe systems, shall be owned and maintained by the
homeowners association. The applicant will need to incorporate cross access and
maintenance agreements in the homeowners covenants to provide access to all the parcels.
This condition has been modified to the homeowners association having privately
owned streets only.
' 12. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign. This condition applies to the Lake Susan Hills
Townhomes First Addition only.
13. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year
storm events and provide ponding calculations for stormwater quality /quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to review
and approve. The applicant shall provide detailed predeveloped and post developed
stormwater calculations for 100 -year storm events and normal water level and high water
level calculations in existing basins and individual storm sewer calculations between each
catch basin segment will also be required to determine if sufficient catch basins are being
utilized. This condition has been met.
14. The applicant shall enter into a site 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.
' 15. Applicant will meet wetland rules and regulations as stated in Corps of Engineers section
404 permit, the state Wetland Conservation Act, and the City's Wetland Ordinance. This
' condition applies to the Lake Susan Hills Townhomes First Addition only.
16. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County Highway Department, Watershed District, Metropolitan Waste Control
Commission, Health Department, and Minnesota Pollution Control Agency and comply
with their conditions of approval. This condition still applies.
17. The applicant shall include a drain the system behind the curbs to convey sump pump
' discharge from the units which are not adjacent to a storm pond or wetland. The applicant
Lake Susan Hills Townhomes Second Addition
October 28, 1996
Page 4
shall report to the City Engineer the location of any drain tiles found during construction
and shall re- locate or abandon the drain tile as directed by the City Engineer. This
condition has been met.
18. The appropriate drainage and utility easements should be dedicated on the final plat for the
ponding areas lying outside the right -of -way. The easement width shall be a minimum of
20 feet wide. Consideration should also be given for access for maintenance of the ponding
areas. This condition has been met.
19. No berming or landscaping will be allowed within the right -of -way or utility and drainage
easements without approval by the city and the applicant shall enter into an encroachment
agreement. This condition still applies.
20. The lowest floor elevation of all buildings adjacent to storm water ponds or wetlands shall
be a minimum of 3 feet above the 100 -year high water level. The proposed stormwater
treatment pond shall be relocated to the south end of the wetland. This condition is not
applicable with this phase.
21. The proposed stormwater ponds must have side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
The pond shall be sized to accommodate the storm runoff from Lake Susan Hills West 2nd
Addition which drains into the wetland from the south. This condition has been met.
22. Water quantity and quality connection fees will be based in accordance with the City's
SWMP requirements. Credits for SWMP fees will be evaluated at the time of final
construction plan review. This condition has been modified. "The applicant is
responsible for surface water management fees for 2.7 acres of medium density
development. Phase one of this project created a water quality pond for both the first
and second additions. Therefore, the applicant is responsible for a water quantity fee
of $8,033."
23. The final grading plan shall be revised to incorporate the following:
a. Relocation of the stormwater treatment pond to the south end of the wetlands. The
stormwater treatment pond shall be expanded to accommodate runoff from Lake
Susan Hills West 2nd Addition. The applicant shall be credited against the storm
fees for the oversizing of the stormwater pond. This condition has been met.
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b. The applicant shall work with staff to minimize site grading and the amount of
earthwork to create the building pads. This may result in limiting the type of
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Lake Susan Hills Townhomes Second Addition
' October 28, 1996
Page 5
' dwellings to ramblers and/or lookouts on the east and south ends of the project.
This condition has been met.
C. The drainage pattern and site grades adjacent to Powers Boulevard shall be
compatible with the future upgrading plans for Powers Boulevard. This condition
' still applies.
d. Berms shall be incorporated around the perimeter of the site adjacent to Powers
' Boulevard. This condition has been modified to include Lake Susan Hills Drive.
e. Grading shall be eliminated within the wetland buffer strip areas. Erosion control
fence shall be placed outside of the buffer strip. This condition has been met.
24. The street pavement design shall be reviewed and, if necessary, redesigned by a professional
soils engineer after review of the subgrade. The applicant shall submit to the City written
documentation from the soils engineer that the street design will meet or exceed a 7 -ton
design. This condition still applies.
25. The utility construction plans shall be designed to extend sanitary sewer for the entire site
from the existing stub provided in Lake Susan Hills Drive. This condition has been met.
26. Many of the proposed lot lines encroach upon the building setback line. The lot lines
' should be modified to avoid encroaching into the building setback areas. No decks or any
portion of the dwellings may encroach into the City's drainage and utility easements or the
required 25 foot setback area. This condition will be amended to read "No decks or any
' portion of the dwellings may encroach into the City's drainage and utility easements
or the required 25 foot setback area."
27. Upon completion of the utilities improvements, the applicant shall supply the city with as-
built construction plans. This condition still applies.
28. The applicant shall take the necessary steps to prevent trash and debris from blowing into
neighboring properties and dispose of it properly. This condition still applies.
' 29. All ash trees shall be Seedless Marshall Ash. This condition still applies.
On October 9, 1995, the City Council approved the final plat PUD #87 -3, and Site Plan Review
' #95 -7 for the first phase of the development which included 15 units (5 structures). The second
addition includes 19 lots (5 structures) resulting in a total of 34 twin homes located within 10
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Lake Susan Hills Townhomes Second Addition
October 28, 1996
Page 6
structures for both additions. The construction of a private street to serve the first addition of the
development was constructed with the first addition.
FINAL PLAT REQUEST
The applicant is requesting final plat approval for Lake Susan Hills Townhomes Second
Addition. The site was final platted into two additions. This first addition included 15 lots and
two outlots. The second addition will include the remaining 19 lots resulting in a total of 34 twin
homes located within 10 structures. The plat includes the completion of the construction of a
private street to serve the development.
LANDSCAPING
The 7.3 acre site for the proposed Lake Susan Hills Townhomes is absent of any trees. The
minimum baseline canopy coverage for the site is 20% or 58 trees. The landscaping plan
submitted by the applicant includes 120 trees and numerous shrubs. The plan provides sufficient
screening along Powers Boulevard and good coverage along the southern boundary. Staff
recommends the applicant reconsider placement of river birch in front yards due to its limited
hardiness in such locations. Screening from headlights should be provided for any townhome
located near the entrance of the development.
GRADING
The entire parcel was graded as a part of Phase I construction in an effort to balance earthwork
and minimize disruption. The grading plan has been revised in general accordance with staff
recommendations, however, a few items still remain to be changed such as creating berms
adjacent to Powers Boulevard.
The grading plan has also been prepared to be compatible with the upgrade of Powers Boulevard.
Final grades are to match upgraded Powers Boulevard.
EROSION CONTROL
The grading plan has been generally prepared in accordance with the City's Best Management
Practice Handbook for erosion control measures. Additional erosion control fence may be
required behind the curbs during construction of the individual units. Rock construction
entrances are being provided at all access points.
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Lake Susan Hills Townhomes Second Addition
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Page 7
I UTILITIES
The applicant's engineer has submitted detailed street and utility construction plans and
specifications in general accordance with the City's Standard Specifications and Detail Plates.
Construction plans have been reviewed by City staff and are in general acceptance with the
' exception of some minor plan modifications which will be revised shortly. Overall, the plans are
fairly well laid out. Staff requests that the City Council grant staff the flexibility to
administratively approve the revised plans as they are completed in accordance to City standards.
Final construction plans will be available for review in the Engineering Department.
The proposed utility improvements within the development will be private owned and
maintained by the City upon completion. Upon completion of the utility improvements, as -built
construction plans will be required to be supplied to the City for record purposes.
STREETS
The site will be serviced from Lake Susan Hills Drive via a private street system. Street access
' from Lake Susan Hills Drive is proposed in two locations to provide a looped street system. The
applicant will need to provide cross access and maintenance agreements in the homeowners'
covenants to provide access to all the parcels.
A street lighting plan still needs to be developed and submitted to the City for review and
approval. The construction plans do propose the installation of traffic signs. Typically, the City
orders and installs the necessary traffic signs and bills the developer for the sign materials.
' According to city ordinance, the private streets must be designed to meet or exceed a 7 -ton
pavement design. To ensure that this criteria is met, staff recommends that the final pavement
design be reviewed and redesigned, if necessary, by a professional soils engineer after the
subgrade has been constructed. Written documentation from the soils engineer attesting that the
street section will meet or exceed a 7 -ton roadway design shall be required prior to paving the
streets.
DRAINAGE
A detailed storm sewer system has been designed for both phases of this project. Storm sewers
and drain tile will convey runoff via a storm sewer system to a proposed stormwater treatment
pond located just south of the wetlands. The stormwater pond is designed in accordance with the
City's Surface Water Management Plan for water quality purposes and therefore the water
quality fees for both phases have been waived. Since the storm sewer system does not provide
for water quantity, the applicant is responsible for a water quantity connection charge of $2,975
' per developable acre. Based on the developable area of Phase II (2.7 acres), the connection
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Lake Susan Hills Townhomes Second Addition
October 28, 1996
Page 8
charge has been calculated at $8,033.00. These fees are due to the City prior to the City signing
the plat documents.
MISCELLANEOUS
The City's policy for issuance of building permits other than for a model home requires that the
streets required for access be paved with the first lift of asphalt and the utilities tested and
approved by the City. A building permit may be issued for one model home adjacent to a paved
street once the final plat is recorded. The certificate of occupancy will not be issued until the
streets are paved and utilities tested and approved by the City. This condition is listed in the
development contract.
The landscape plan needs to be revised. Additional berms need to be designed and installed
adjacent to Powers Boulevard (County Road 17) and Lake Susan Hills Drive.
The common area containing green space and private driveways shall be shown on the final plat
as an outlot.
RECOMMENDATION
Staff recommends the City Council approve the Final Plat PUD #87 -3, and Site Plan Review #95-
7 for 19 units (5 structures) as shown on the plans dated October 15, 1996, and landscaping plan
dated October 5, 1995, subject to the following conditions:
1. Amend the PUD contract to state the impervious surface coverage of the site cannot exceed
35 %.
2. The townhome units shall conform to the design and architecture as proposed by the
applicant in their attached narrative. Introduce some variation among the rear of buildings
through the shape of windows, adding louvers, adding dormers, or color.
3. The applicant should submit a street lighting plan for staff review and approval. A lighting
plan shall be submitted for the interior private streets.
4. A cross - access easement shall be conveyed to all the lots for use of the private street.
5. Park and trail dedication fees shall be paid in lieu of park land dedication. The PUD
contract requires no trail fees and '/z park fees.
6. Plans shall provide one visitor parking space per 6 units.
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Lake Susan Hills Townhomes Second Addition
' October 28, 1996
Page 9
' 7. A revised landscaping plan shall be submitted to the city for approval. No decks or any
portion of the dwellings may encroach into the City's drainage and utility easements or the
required 25 foot setback area. The agreement also states that the applicant shall provide
$500.00 of landscaping per multiple family unit. The applicant shall provide the city with a
cost estimate for the required landscaping. The landscape plan shall be revised and signed
by a Professional Landscape Architect. Additional berms shall be created along Powers
Boulevard and Lake Susan Hills Drive. The spruce trees located between the wetland and
storm pond shall be relocated to provide a 20 -foot wide opening adjacent to the storm
' sewer to be installed from the storm pond to the wetland.
8. Install "No Parking Fire Lane" sign on all private roads in compliance with Fire Prevention
' Policy #06 -1991 (copy enclosed). Contact Chanhassen Fire Marshal for exact location.
9. Submit soils report to the Inspections Division. This should be done prior to issuance of
' any building permits.
10. 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.
11. All utility improvements shall be constructed in accordance with the latest edition of the
City's Standard Specifications and Detail Plates. Detailed utility plans and specifications
' shall be submitted for staff review and approval. The streets shall be constructed in
accordance to the City's private driveway ordinance for multi - family zoning (Ordinance No.
209). Radii at all intersections shall be 20 feet. The street width shall be widened to 26 feet
from back -of -curb to back -of -curb. Issuance of permits and inspection of the utility lines
will be performed by the city's Building Department. The streets shall be owned and
maintained by the homeowners association. The applicant will need to incorporate cross
access and maintenance agreements in the homeowners covenants to provide access to all
the parcels.
' 12. The applicant shall enter into a site development contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
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13. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County Highway Department, Watershed District, Metropolitan Waste Control
Commission, Health Department, and Minnesota Pollution Control Agency and comply
with their conditions of approval.
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Lake Susan Hills Townhomes Second Addition
October 28, 1996
Page 10
14. No berming or landscaping will be allowed within the right -of -way or utility and drainage
easements without approval by the city and the applicant shall enter into an encroachment
agreement. '
15. The applicant shall pay the City a surface water quantity connection charge of $8,033.00
for Phase II prior to the City signing the final plat documents.
16. The final grading plan shall be revised to incorporate the following:
a. The drainage pattern and site grades adjacent to Powers Boulevard shall be
compatible with the future upgrading plans for Powers Boulevard.
b. Berms shall be incorporated around the perimeter of the site adjacent to Powers
Boulevard and Lake Susan Hills Drive.
IT The street pavement design shall be reviewed and, if necessary, redesigned by a professional
soils engineer after review of the subgrade. The applicant shall submit to the City written
documentation from the soils engineer that the street design will meet or exceed a 7 -ton '
design.
18.
No decks or any portion of the dwellings may encroach into the City's drainage and utility
easements or the required 25 foot setback area.
19.
Upon completion of the utilities improvements, the applicant shall supply the city with as-
built construction plans.
20.
The applicant shall take the necessary steps to prevent trash and debris from blowing into
'
neighboring properties and dispose of it properly.
21.
All ash trees shall be Seedless Marshall Ash.
22.
The final plat shall dedicate a drainage and utility easement over the wetlands and storm
detention pond on Outlot A. The final plat should delete the 40 -foot wide drainage and
utility easement proposed over the street section.
23.
The common area containing the green space and private driveways shall be labeled as an
'
outlot."
ATTACHMENTS
1. Final plat for Lake Susan Hills Townhomes Addition dated October 15, 1996. 1
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