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1b.1. Halla Great Plains Estates: Final Plat.t CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 TO: Don Ashworth, City Manager FROM: Sharmin Al -Jaff, Planner II Dave Hempel, Assistant City Engineer DATE: October 16, 1995 SUBJ: Final Plat for Subdivision #86 -31 for Halla Great Plains Addition, Don Halla BACKGROUND This site has been used as a nursery for over trees. On December 8,1986: The a single acre d On July 6, 1987: On March 28,1988: 3 eye " . There is a variety and a large number of $ ti � I led an a ' lication to, subdivide 105 acres into 37 This a p ication was filed under the 1 unit per 2.5 which wasitill in effect. The CLi 'Council approved City Council approved iminary plat for Great Plains Golf ie year extension for final plat :es subdivision. The deadline was On June 12, 1989: The City Council gave preliminary plat approalfo the Great Plains Goltes, a preliminary plat wst�en a five year time frame to be final pia AM. The expiratn \ e was June 12, 1994. On July 10, 1989: The City Co un ave final plat approval for Great Plains Golf Estates. The fina lat approval was for 3 lots located on the east side of Highway 101 and north of Creekwood Drive. The remaining portion of Great Plains Golf Estates was shown as outlots. These outlots were required to be platted within 5 years from July 10, 1989. MEMORANDUM Halla's Great Plains Estates ' October 16, 1995 Page 2 On March 17, 1994: City staff met with the applicant to provide final guide lines. Over the past year and a half, the applicant submitted a number of plats. ' Staff continuously sent comments explaining changes that needed to be made to the submittal. The submittal before last showed 36 lots results of the investigation indicated that the septic sites were ' unsuitable. On April 20,1994: Staff requested that revised plans be resubmitted no later than July 5, 1994 to the Planning Department. This date allowed Resource Engineering enough time to complete their soil tests and analysis, and for the applicant's engineering firm to respond -to the requested revisions. On August 22, 1994: The City Council reviewed and continued this application and ' directed staff to address the following issues: clustered on the west side of Highway 101, with an area of approximately one acre per lot. The remainder of the site was platted as an outlot. The overall density of the site was one unit per 2.5 acres. Staff had concerns over the septic systems. Staff agreed to set up an escrow fund using $1,000 received from the applicant to hire Resource Engineering. The firm was authorized by the City on March 29, 1994 to begin a preliminary investigation of the individual a sewage treatment system (ISTS) sites using the escrow fund. The * Obtain a legal opinion on whether the applicant needed to maintain ' a 2.5 acre area per lot or an overall average density of 2.5 acres. * Determine if the overall density should include the nursery portion of the site. ' * Provide screening for homes located south of the easterly portion of the proposed subdivision. * Resolve the access /private driveway issue for homes located south of the easterly portion of the proposed subdivision. On September 12, 1994: This item appeared before the City Council with a legal opinion from ' the City Attorney regarding the lot sizes that needed to be maintained within the subdivision. The City Council moved to allow a 2'/2 acre average for the overall density, including the nursery property, for Halla's Great Plains Golf Estates preliminary plat. On September 26 1994: The City Council approved the preliminary plat for Subdivision ' p � Y Pp P �'Y P #86 -31 for Great Plains Golf Estates as shown on the plans dated June 6, 1994, subject to conditions. ' Halla's Great Plains Estates October 16, 1995 Page 3 I On July 21, 1995: Engineering staff reviewed a preliminary set of detailed construction plans and specifications. On August 21, 1995: Staff reviewed a revised set of construction plans and specifications. The set was returned again for additional changes. ' On October 13, 1995: Staff reviewed final construction plans and specifications. However, not all requested changes were made. Also, a new street alignment was introduced on Halla Nursery Drive East. This ' realignment created a set of new issues. The plans require further changes. ' On June 26, 1995 the City Council approved the final plat for Halla's Great Plains Addition as shown on the plans dated June 21, 1995 and subject to the following conditions: ' 1. All areas disturbed during site grading shall be immediately restored with seed and disc - mulched or wood fiber blanket within two weeks of completing site grading unless the city's (BMPH) planting dates dictate otherwise. All areas disturbed with slopes of 3:1 or greater shall be restored with sod or seed and wood fiber blanket. This condition is still applicable. 2. The applicant must provide additional three trees per lot from the city's approved tree t selection list. This condition has been modified, "The applicant must provide three trees (existing and /or proposed) per lot from the city's approved tree selection list." ' 3. Lot 2, 3, 5, and 6 Block 1, shall be custom graded and shall provide a tree preservation plan for staff approval prior to issuance of a building permit. Staff shall have the right to require a change in house pad and location if it will result in saving significant vegetation. A snow ' fence shall be placed along the edge of the tree preservation easement prior to grading. The tree preservation easement shall be 60 feet wide running parallel to Pioneer trail. This condition is still applicable. 4. Building Department conditions: ' a. Submit boring logs of borings done on each proposed ISTS site with a unique identification for each to Inspections Division and indicate boring numbers for each ' site on the Site Grading, Drainage and Soil Erosion Plan. Halla's Great Plains Estates ' October 16, 1995 Page 4 ' This condition has been met. b. Evaluate existing ISTS on lot 10, Block 1 and repair or replace the ISTS if it is a ' failing or noncomplying system. Repair or replacement, if necessary, must be done on a acceptable ISTS site other than the site currently labeled as the (SECONDARY) site. This condition has been modified (see 4e. on final conditions of approval). , C. Revise the preliminary grading plan to show standard dwelling t ype designations for proposed house moils and elevations. , This condition has been partially met. d. Discontinue nursery operations on all ISTS sites. This condition is still applicable. _ e. Protect ISTS sites as detailed in the June 12, 1995 letter to the applicant. ' This condition is still applicable. f Relocate we!! on Lot 4, Block 2; Lot 9 , Bleek 2 and Lot 2, B 4 ' This condition has been modified (see 4j.) ' S. The streets shall be constructed to the City's rural street section. Detailed construction plans and specifications shall be submitted for review and formal approval by the City Council in conjunction with final plat approval. The construction plans shall be designed in accordance to the City's latest edition of standard specifications and detail plates. ' This condition is still applicable. ' 6. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee installation of the public improvements and compliance with final plat conditions of approval. This condition is still applicable. 7. The applicant shall meet wetland fill and wetland mitigation conditions as stated in the ' Corps of Engineers Section 404 Permit. Mitigation work shall be implemented prior to or concurrent with wetland fill activity or excavation in future phases of the project. ' LI ' Halla's Great Plains Estates October 16, 1995 ' Page 5 ' This condition is still applicable. 8. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, MWCC, Health Department, PCA, DNR, Army Corps of Engineers, Carver County Highway Department and MnDOT and comply with their conditions of approval. This condition is still applicable. ' 9. The appropriate drainage and utility easements shall be dedicated on the final plat for all storm water drainageways and ponding areas lying outside the street right -of -ways. The minimum easement width shall be 20 feet wide. Consideration should also be given for ' access for maintenance of the storm water ponding areas. Drainage and utility easements shall be dedicated on the final plat over Outlots A and B from the 910 contour on Outlot A ' and the 908 contour on Outlot B. This condition has been partially met. Access to Pond IF on Outlot A is an issue. Staff is recommending a drainage and utility easement over the entire outlot (A). 10. The lowest floor elevation of all buildings except Lot 15, Block 1, adjacent to storm water ' ponds or wetlands shall be a minimum of three two feet above the 100 -year high water level. All storm water ponds shall have side slopes of 10:1 for the first ten feet at the normal water level and no more than 3:1 slopes thereafter or 4:1 slopes throughout for ' safety purposes. This condition has been modified. 11. The existing ponds and Pond B shall be combined when Lot 10, Block 1 further subdivides." Due to elevation differences, this is not feasible at this time. However, when ' Lot 10, Block 1 subdivides, the two ponds should be consolidated into one. ' This condition is still applicable. 12. Existing wells and septic systems on the site which are not to be utilized shall be properly ' abandoned in accordance with City or State codes. This condition is still applicable. 13. The applicant shall be responsible for the appropriate storm water quality and quantity fees based in accordance to the City's Surface Water Management Plan. The requirement for ' cash fees in lieu of land or permanent pond construction shall be based upon the schedule J Halla's Great Plains Estates October 16, 1995 Page 6 in accordance with the prescribed land use zoning. The SWMP connection fees for water quantity and quality have been estimated at $179,606 and will be due to the City prior to recording the final plat. The final SWMP fees shall be calculated after review of the construction plans. Staff has calculated the SWMP fees based on final construction plans. Water quality fees have been waived. Water quantity fees have been calculated at $16,346. 14. 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 is still applicable. 15. The applicant shall modify the plans and incorporate the following safety improvements: a. Roadway alignments for Halla Nursery V4-sta Drive East/West and. Trunk Highway 101 may impose sight distance problems as well. This should be investigated and documented by the applicant's engineer that the intersection meets MnDOT's standards for the posted speeds. This condition has been modified. 16. The applicant shall be required to re- excavate all unacceptable materials in the ravine on Lot 3, Block 6 and backfill with engineered fill. The applicant shall provide the city engineer documentation that the existing storm pipe (24" CMP) is structurally sound. If the city determines the pipe is not structurally sound the applicant shall replace it with either PVC OR RCP. This condition is still applicable. 17. Lot 10, Block 2, shall have no additional street access on to TH 101. This condition is still applicable. 18. The applicant should provide documentation to the City and Carver County that appropriate right -of -way has been dedicated with the final plat to achieve one -half of the minimum 100 -foot wide corridor for County Road 14. This condition has been met. ' 19. Access to the individual lots shall be limited to the interior streets and not from County Road 14 or Trunk Highway 101 except Lot 10, Block 1, and Lot 8, Block 2. The ' I Halla's Great Plains Estates October 16, 1995 Page 7 driveway access to Lot S, Block 2 from Pioneer Trail (CR 14) shall be eliminated once a building permit has been issued. This condition has been modified. 20. The plat shall maintain an average overall density of 2 1/2 acres, including the nursery property, for Halla's Great Plains Golf Estates preliminary plat. This condition is still applicable. ' 21. The total number of lots shall not exceed 36 lots. This number includes Lot 1, Block 1, Great Plains Golf Estates (the parcel owned by Mark Halla), the nursery site, and all lots ' proposed for single family development. This condition has been modified. t 22. Park and trail dedication fees shall be paid at time of building permit issuance in lieu of parkland or trail construction at the time of building permit application. This condition has been modified. 23. The streets and storm drainage system shall be constructed in accordance to the city's rural street and utility standards. Detailed construction plans and specifications shall be submitted for review and formal approval by the city council in conjunction with final plat ' approval. The plans shall be designed in accordance with the latest edition of the city's standard specifications and detail plates. Final plat approval is contingent upon approval of the construction plans by the Chanhassen City Council. This condition is still applicable. ' 24. No Berming or landscaping proposed with this development shall be prohibited mMf allowed within any right -of -way or trail easements. The proposed t, en along T14 101 ' adja6ont to Lo 7 Block 1 sh be relocated 4 the let This condition has been modified. 25. Grading plan changes: ' a. Pond A needs to be reconfigured so that the inlet is on the opposite end of the outlet. The pond shall be designed to retain between 65% to 75% phosphorus retention. Halla's Great Plains Estates October 16, 1995 Page 8 ' This condition has been met. b. Pond C shall be revised from a water quality pond to a dry pond where it will be used as an emergency storage area for a 100 -year storm events. This condition has been met. ' C. The drainage from Raspberry Hill and Delphinium Lane should be routed back ' toward Pond B. This pond should also be designed to retain 65% to 75% phosphorus retention. ' This condition has been met. d. The existing pond (Lot 10, Block 1) needs to shall be analyzed for its water quality ' abilities when future subdivision occurs. T he applicant may reeeive °aa towards their SWMP fees for any additional w e-t i ' nIume, neGeSsary to provide treatment fr _ _ t he off site areas (gelf ee rse- A drainage easement shall be dedicated on the final plat over the pond and drainage system through Lot 10, Block 1. , This condition has been modified. e. Pond D shall be combined with Pond E to reduce the number of ponding areas. Pond E will have to be expanded to also retain a 100 -year storm event since the runoff from this pond is directed straight into the ravine which is highly ' susceptible to. erosion. This condition is no longer applicable. ' f. The final site grading, drainage and soil erosion control plan needs to be signed by , a professional engineer registered in the state of Minnesota. This condition has been met. I g. All stormwater quantity ponds must have a stormwater outlet control structure. This condition has been met. h. The grading plan shall be revised to relate to the final plat lot and block numbers. ' This condition has been met. J Halla's Great Plains Estates October 16, 1995 Page 9 i. Erosion control measures such as rock filter dikes shall be placed at drainage swales prior to discharging off -site to maintain erosion. In addition, rock construction entrances shall be employed and maintained at all access points until the streets are paved. This condition is still applicable. j. Condition No. 3 on the erosion control notes should be modified to require the site be fully revegetated and authorization by the City prior to the removal of the erosion control fence. This condition has been met. 26. All existing irrigation water lines need to be, relecated or Abandoned may remain in areas where the line encroaches through the platted lots .,.;+h, the d o fr of 10, uie& 1 . The city shall not be responsible for damage to the lines which fall within the city's right -of -way or drainage and utility easements. This condition has been modified. 27. Final plat approval shall be contingent upon the City formally approving the street construction plans and development contract. This condition is still applicable. 28. Right turn lanes shall also be constructed on eastbound Pioneer Trail (County Road 14) at Halla Nursery Drive. This condition will be met. The construction plans propose striping for a turn lane. 29. The remnant parcel which lies west of the future TH 101 right -of -way (Lot 1, Block 3) shall be platted as an outlot. This condition is no longer applicable. 30. Future subdivision of Lot 10, Block 1 will require the extension of Delphinium Lane South to connect eventually up with Daylilly Lane. This condition is still applicable. J Halla's Great Plains Estates October 16, 1995 Page 10 PROPOSAL /SUMMARY A revised final plat is being considered again after finding acceptable septic mound sites on two outlots (B and C) of the June 26, 1995 approved final plat. These two outlots are now being platted as buildable lots. Approval of the development contract and final construction plans and specifications were pulled three times previously from City Council agendas due to continual changes in the final plat, items missing from the submittal or trying to resolve disagreements in the conditions of approval with the applicant. The plans have evolved until finally the current plan was submitted for city review. STREETS The revised final plat has relocated Columbine Trail easterly one lot to facilitate a septic /mound system on Lot 2, Block 3 which was previously platted as Outlot C. Outlot B has also been platted into Lot 1, Block 6. The intersection of Trunk Highway 101 and Halla Nursery Drive East/West has been relocated southerly by approximately 60 feet. Staff was contacted last week by the applicant requesting this change. Engineering staff is comfortable with this change contingent upon MnDOT approval of this location and that the sight distance at the intersection meets MnDOT standards based on the posted speeds. Right turn lanes are proposed along Trunk Highway 101 at Halla Nursery Drive and at Pioneer Trail and Halla Nursery Drive East. The right turn at Trunk Highway 101 and Creekwood Drive will be installed in the future under a joint cooperative project between MnDOT and the City. Final street construction plans have been submitted to the City for review and approval. Staff has previously reviewed the construction plans and sent changes to the developer's engineer. However, staffs plans were not submitted with the revised plans as requested. Staff will be reviewing the final plans this week to determine if all the previous changes have been incorporated into the plans. Staff requests the City Council grant staff the flexibility to administratively approve the construction plans after final review. The City has 20 -foot wide trail easements along both sides of future and existing Trunk Highway 101 right -of -way through the plat. The plans propose on landscaping and berming along Trunk Highway 101 which will encroach upon the City's trail easement. In addition, there are two septic mound sites (Lots 1 and 8, Block 2) which encroach upon the City's trail easement as well. All berms and proposed landscaping and mound systems need to be relocated outside the City's trail easement. The existing vegetation/landscaping may remain until the trails are constructed, at which time they would be removed. DRAINAGE The drainage plans have been revised in accordance with staff s recommendations. The development is meeting the City's water quality standards in accordance with SWMP. Therefore, 1 0 d IJ 1 ' Halla's Great Plains Estates October 16, 1995 ' Page 11 the water quality fees have been waived for this development. The water quantity charges for this ' project have been reduced based on the land use and the on -site ponding that is being provided. Staff has calculated the applicant's water quantity connection charge at $16,346. This amount also takes into account the two additional lots that are being platted now. Staff previously requested ' that the applicant do an analysis of the existing ponding area on Lot 10 for its water quality abilities. Staff feels that at this time it is not necessary to prepare this analysis and should be done when and if Lot 10, Block 1 is subdivided in the future. Staff is, however, recommending that a drainage easement be dedicated on the final plat over the existing ponding area since it conveys runoff from both Lots 11 and 12, Block 1, as well as the existing golf course through Lot 10, Block 1 to Trunk Highway 101. The applicant's engineer has supplied the City with detailed stormwater and ponding calculations for the development. Staff has found the calculations acceptable with one minor change which will be submitted back to the applicant's engineer for revision. The revision involves re- running the computer analysis for Pond E to reflect the actual pond storage being provided with the plans. ' The construction plans indicate that the proposed stormwater pond on Lot 15, Block 1 will encroach upon property outside the subdivision (Lot 1, Block 1, Great Plains Golf Estates which is owned by Mark Halla). The applicant will need to dedicate to the City at no cost a drainage and ' utility easement over the ponding area outside of the plat to the City prior to the City recording the plat. GRADING The grading plan proposes cutting the slopes along Trunk Highway 101 just north of Creekwood ' Drive to improve sight lines as requested by staff. The landscape plan shows numerous existing landscape plantings in this area. These plantings will need to be temporarily relocated during the grading operation or relocated altogether. The City owns a trail easement in this same area in ' which no landscaping should be permitted. The proposed landscaped areas and berms on Lots 1, 2, 16, 17 and 18, Block 1, encroach upon the City's trail easement. In addition, Pond C on Lot 2, Block 1 does as well. All of these items must be relocated outside of the City's trail easement. ' The grading plan has inadvertently omitted the dwelling elevations on each lot. The grading plan needs to be revised to include the building elevations (lowest floor, garage slab and top of block ' elevations). With this type of rural street design, individual driveway culverts will be needed for most of the driveways as the lots are built upon. Builders and/or property owners will need to contact the City's engineering department for culvert sizing requirements. r u Halla's Great Plains Estates October 16, 1995 Page 12 MISCELLANEOUS On the grading and landscape plan the applicant is proposing a tennis court by others and parking lot facility within the City's roadway easement for future Trunk Highway 101. This type of use is not and should not be permitted within the City's right -of -way. The landscaping plan shows two additional ponding areas proposed on Lot 9, Block 2 and Lot 3, Block 5. If the applicant wishes to construct these ponding areas it should be shown on the grading plan. These ponding areas will not be owned or maintained by the City. As a result of shifting Halla Nursery Drive East southerly 60 feet, the septic mound sites were relocated on Lot 1, Block 3. These sites have not been approved by a certified ISTS site evaluator. Therefore, a condition has been added requiring the proper documentation and plans revised and provided to the city for review and approval by November 15, 1995, or the final plat will be rescinded. LANDSCAPING The landscaping plan dated September 25, 1995, received October 13, 1995, shows a proposed tennis court to be constructed within future right -of -way for TH 101. A right -of -way easement has been acquired from Mr. Halla. No structures are permitted within this easement. The plans also show a Parking and Farming Easement over the future right -of -way. This use will create a situation which is nonconforming with the residential use. Hence, if this easement is in existence, then approval of this plat is contingent upon vacation of the easement. A large number of existing trees along TH 101 which are proposed to be preserved are within grading limits. The applicant should move the trees temporarily and place them back after grading is complete. If the size of the tree is too large to allow the moving of the tree, a replacement tree should be planted. The ponds located south of Pioneer Trail, and to the east and west of Halla Nursery Drive East (Lot 9, Block 2 and Lot 3, Block 5) must be removed since they are not reflected on the grading plan. The landscape buffer shall be extended to the south, along the east side of proposed TH 101 Right of Way. SIGNAGE The landscaping plan dated September 25, 1995, received October 13, 1995, shows two "sign easements with existing signs" located along the east and west corners of the intersection of Pioneer Trail and TH 101, one sign easement along the intersection of Creekwood Drive and TH 101, and a fourth sign easement along the northeast corner of the site. These signs must be �n J 7 L �J J 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Halla's Great Plains Estates October 16, 1995 Page 13 eliminated. Once the site has been platted, these signs will become off premise signs creating a nonconforming situation. Hence, all existing signs must be removed before the plat has been filed. Any neighborhood identification signs will require a sign permit. PARK DEDICATION Full park and trail fees will be collected at time of building permit issuance per city ordinance in lieu of land acquisition and/or trail construction. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 73,696 39.14' 31.42' Lot 2 184,264 200' 269.25' Lot 3 108.907 200' 400' Lot 4 74,591 99.6' 193' Lot 5 83,323 10.64' 80' Lot 6 94,978 16.25' 22.62' Lot 7 59,040 37.31' 57.68' Lot 8 61,872 63.90' 57.31' Lot 9 52,049 00' 162' Lot 10 527,958 860' 750' Nursery Site Lot 11 48,227 50.07' 53.83' Halla's Great Plains Estates October 16, 1995 Page 14 Lot 12 67,385 Lot 13 Lot 14 Lot 15 Lot 16 Lot 17 Lot 18 BLOCK 2 Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8 Lot 9 68,475 64,637 70,076 72,067 68,064 85,639 106,822 68,927 70,831 99,934 88,231 84,439 96,622 144,045 122,067 Block 3 Lot 1 Lot 2 Block 4 Lot 1 6.46' on curve 330' 20' 36.08' 12.60' 70.24' 29.78' 50' 60' 63.48' 81.23' 318.03' 317.87' 97.81' 291' 340' 40.66' 290' 290' 90.21' 30' 20' 90' 286.67' 267' 74' 300' 271' 266.82' 254.46' 293.99' 375' 113,397 255.73' 306.14' 66,755 84,560 280' 310' Halla's Great Plains Estates October 16, 1995 Page 15 Lot 2 67,383 260' 260' Block 5 Lot 1 72,152 73.01' 350' on curve Lot 2 89,310 292' 367' Lot 3 126,204 300' 430' Outlot A 182,512 Block 6 Lot 1 97,706 Right of Way 382,618 Total site area 92.51 acres *All structures shall maintain a 50 foot setback from Pioneer Trail, future and existing TH 101 right -of -way. RECOMMENDATION Staff recommends the City Council adopt the following motion: "The City Council approves the final plat for Halla's Great Plains Addition as shown on the plans dated October 13, 1995 and subject to the following conditions: 1. All areas disturbed during site grading shall be immediately restored with seed and disc - mulched or wood fiber blanket within two weeks of completing site grading unless the city's (BMPH) planting dates dictate otherwise. All areas disturbed with slopes of 3:1 or greater shall be restored with sod or seed and wood fiber blanket. 2. The applicant must provide three trees (existing and/or proposed) per lot from the city's approved tree selection list. 3. Lot 2, 3, 5, and 6 Block 1, shall be custom graded and shall provide a tree preservation plan for staff approval prior to issuance of a building permit. Staff shall have the right to require a change in house pad and location if it will result in saving significant vegetation. A snow Halla's Great Plains Estates ' October 16, 1995 Page 16 ' fence shall be placed along the edge of the tree preservation easement prior to grading. The tree preservation easement shall be 60 feet wide running parallel to Pioneer Trail. ' 4. Building Department conditions: a. Restore the alignment of Halla Nursery Drive East and TH 101 to that shown on the 5/26/95 Site Grading, Drainage and Soil Erosion Plan or have a Carver county licensed ISTS site evaluator propose new ISTS sites for Lot 1, Block 2 for the city to review. b. Remove the trail easement shown through the primary ISTS site on Lot 1, Block 3 ' or have a Carver County licensed ISTS site evaluator propose a new primary ISTS site for the lot. C. Show the ISTS sites on Lot 6, Block 2 as approved on 5/26/95. d. Show the secondary mound on Lot 10, Block 1 as approved on 5/26/95. e. A Carver County licensed ISTS site evaluator shall locate a primary ISTS site for ' Lot 10, Block 1. The site is subject to approval by the city. Because of soil conditions, the ISTS cannot be installed until spring, 1996. The applicant shall provide the city financial security in the amount of 110% of the cost of the ISTS. In addition, a ISTS permit shall be taken out upon approval of the ISTS site by the city. , f. ISTS sites should be accurately shown on the Lot and Mound Staking Plan and the Site Grading, Drainage and Soil Erosion Plan. Revise the grading plan to show elevation for proposed house ads (garage g• g g P p P P �g a slab g topo of block and lowest floor). , h. Discontinue nursery operations on all ISTS sites. i. Protect ISTS sites as detailed in the June 12, 1995 letter to the applicant. , j. Relocate well on Lot 1, Block 4; Lot 4, Block 1; Lot 9, Block 2; and Lot 1, Block 6. , 5. The streets shall be constructed to the City's rural street section. Detailed construction plans and specifications shall be submitted for review and formal approval by the City ' Council in conjunction with final plat approval. The construction plans shall be designed in accordance to the City's latest edition of standard specifications and detail plates. 1 1 Halla's Great Plains Estates October 16, 1995 Page 17 6. The applicant shall enter into a development contract with the City and provide the ' necessary financial security to guarantee installation of the public improvements and compliance with final plat conditions of approval. 7. The applicant shall meet wetland fill and wetland mitigation conditions as stated in the Corps of Engineers Section 404 Permit. Mitigation work shall be implemented prior to or concurrent with wetland fill activity or excavation in future phases of the project. 8. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, MWCC, Health Department, PCA, DNR, Army Corps of t Engineers, Carver County Highway Department and MnDOT and comply with their conditions of approval. 9. A drainage and utility easement shall be dedicated on the final plat over Outlot A. 10. The lowest floor elevation of all buildings except Lot 15, Block 1, adjacent to storm water ponds or wetlands shall be a minimum of two feet above the 100 -year high water level. All storm water ponds shall have side slopes of 10:1 for the first ten feet at the normal water level and no more than 3:1 slopes thereafter or 4:1 slopes throughout for safety purposes. 11. The existing ponds and Pond B shall be combined when Lot 10, Block 1 further subdivides." Due to elevation differences, this is not feasible at this time. However, when Lot 10, Block 1 subdivides, the two ponds should be consolidated into one. 12. Existing wells and septic systems on the site which are not to be utilized shall be properly abandoned in accordance with City or State codes. 13. The applicant shall be responsible for the appropriate storm water quality and quantity fees based in accordance to the City's Surface Water Management Plan. The requirement for cash fees in lieu of land or permanent pond construction shall be based upon the schedule in accordance with the prescribed land use zoning. The SWMP connection fees for water quantity have been calculated at $16,346 and will be due to the City prior to recording the final plat. 14. 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. 15. The applicant shall modify the plans and incorporate the following safety improvements: a. Roadway alignments for Halla Nursery Drive East/West and Trunk Highway 101 may impose sight distance problems as well. This should be investigated and Halla's Great Plains Estates October 16, 1995 Page 18 documented by the applicant's engineer that the intersection meets MnDOT's standards for sight distance based on the posted speeds. ° ' 16. The applicant shall be required to re- excavate all unacceptable materials in the ravine on Lot 3, Block 6 and backfill with engineered fill. The applicant shall provide the city engineer documentation that the existing storm pipe (24" CMP) is structurally sound. If the city determines the pipe is not structurally sound the applicant shall replace it with either PVC OR RCP. ' 17. Lot 10, Block 2, shall have no additional street access on to TH 101. 18. Access to the individual lots shall be limited to the interior streets and not from County Road 14 or Trunk Highway 101 except Lot 10, Block 1, and Lot 8, Block 1, and Lot 8, Block 2. The driveway access to Lot 8, Block 2 from Pioneer Trail (CR 14) shall be ' eliminated once a building permit has been issued. 19. The plat shall maintain an average overall density of 2 1/2 acres, including the nursery ' property, for Halla's Great Plains Golf Estates preliminary plat. ' 20. The total number of lots shall not exceed 36 lots. This number includes Lot 1, Block 1, Great Plains Golf Estates (the parcel owned by Mark Halla), the nursery site, and all lots proposed for single family development. ' 21. Park and trail dedication fees shall be paid at time of building permit issuance in lieu of parkland or trail construction at the time of building permit application. 22. The streets and storm drainage system shall be constructed in accordance to the city's rural street and utility standards. Detailed construction plans and specifications shall be submitted for review and formal approval by the city council in conjunction with final plat approval. The plans shall be designed in accordance with the latest edition of the city's standard specifications and detail plates. Final plat approval is contingent upon approval of the construction plans by the Chanhassen City Council. 23. Berming or landscaping proposed with this development shall be prohibited within any , right -of -way or trail easements. 24. Grading Plan changes: a. The existing pond (Lot 10, Block 1) shall be analyzed for its water quality abilities ' when future subdivision occurs. A drainage easement shall be dedicated on the final plat over the existing pond and drainage system through Lot 10, Block 1. 1 L Halla's Great Plains Estates October 16, 1995 Page 19 25. Final plat approval shall be contingent upon the City formally approving the street construction plans and development contract. 26. Future subdivision of Lot 10, Block 1 will require the extension of Delphinium Lane South to connect eventually up with Daylilly Lane. 27. The city shall not be responsible for change or relocation, removal or abandonment of the existing irrigation lines within the city's right -of -way, utility and drainage easement or TH 101 right -of -way. 28. Prior to recording the plat, the applicant shall dedicate to the city at no cost a drainage and utility easement over Lot 1, Block 1, Great Plains Golf Estates, on which proposed pond "A" encroaches. 29. The final plat must be recorded within 30 days after city council approval per city ordinance. 30. The landscaping plan dated September 25, 1995, received October 13, 1995, must be revised to reflect the following: a. Delete the tennis court from future right -of -way for TH 101. b. The Parking and Farming Easement shown over Lot 1, Block 3 will create a nonconforming use with the residential use. Even if this easement exists, approval of this subdivision does not endorse the use of the easement. A large number of existing trees along TH 101 which are proposed to be preserved are within grading limits. The applicant should move the trees temporarily and place them back after grading is complete. If the size of the tree is too large to allow the moving of the tree, a replacement tree should be planted. d. The ponds located south of Pioneer Trail and east and west of Halla Nursery East must be removed since they are not reflected on the grading plan. e. The two "sign easements existing signs" located along the east and west corners of the intersection of Pioneer Trail and TH 101, one sign easement along the intersection of Creekwood Drive and TH 101, and a fourth sign easement along the northeast corner of the site. These signs must be eliminated. Once the site has been platted, these signs will become off premise signs creating a nonconforming situation. Hence, all existing signs must be removed before the plat has been filed. Halla's Great Plains Estates October 16, 1995 Page 20 f. Any neighborhood identification signs will require a sign permit. g. The landscape buffer shall be extended to the south, along the east side of proposed TH 101 right -of -way. h. Add Lots and Blocks to make the final plat. 31. No dumping or filling shall be permitted within the ravine "Outlot A." 32. The City Council grants staff the flexibility to administratively approve the final construction plans after review of the construction plans determine if all revisions have been incorporated in the final construction drawings per staff recommendations. 33. The applicant shall dedicate on the final plat a drainage easement over the existing pond and drainage system through Lot 10, Block 1. 34. All proposed ponding, berming, landscaping, and mound systems shall be relocated outside the city's trail easement along TH 101. No permanent facilities such as tennis courts and ponding areas shall be installed within the city's roadway easement for future TH 101 or trail easements. 35. The builder and /or property owners will need to contact the city's engineering department for culvert sizing requirements when building the driveways to the individual lots. 36. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 73,696 39.14' 31.42' Lot 2 184,264 200' 269.25' Lot 3 108.907 200' 400' Lot 4 74,591 99.6' 193' r t Halla's Great Plains Estates October 16, 1995 Page 21 Lot 5 83,323 10.64' 80' Lot 6 94,978 16.25' 22.62' Lot 7 59,040 37.31' 57.68' Lot 8 61,872 63.90' 57.31' Lot 9 52,049 00' 162' Lot 10 527,958 860' 750' Nursery Site Lot 11 48,227 50.07' 53.83' Lot 12 67,385 6.46' 40.66' on curve Lot 13 68,475 330' 290' Lot 14 64,637 20' 290' Lot 15 70,076 36.08' 90.21' Lot 16 72,067 12.60' 30' Lot 17 68,064 70.24' 20' Lot 18 85,639 29.78' 90' BLOCK 2 Lot 1 106,822 50' 286.67' Lot 2 68,927 60' 267' Lot 3 70,831 63.48' 74' Lot 4 99,934 81.23' 300' Lot 5 88,231 318.03' 271' Lot 6 84,439 317.87' 266.82' Halla's Great Plains Estates October 16, 1995 Page 22 Lot 7 96,622 97.81' 254.46' Lot 8 144,045 291' 293.99' Lot 9 122,067 340' 375' Block 3 Lot 1 113,397 255.73' 306.14' Lot 2 66,755 Block 4 Lot 1 84,560 280' 310' Lot 2 67,383 260' 260' _ Block 5 Lot 1 72,152 73.01' 350' on curve Lot 2 89,310 292' 367' Lot 3 126,204 300' 430' Outlot A 182,512 Block 6 Lot 1 97,706 Right of Way 382,618 Total site area 92.51 acres * All structures shall maintain a 50 foot setback from Pioneer Trail, future and existing TH 101 right -of -way. ATTACHMENTS 1. Final plat and landscaping plans dated October 13, 1995.