1d. North Bay Addition: Final Plat.CITY OF
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, Planner II
DATE: October 17, 1995
SUBJ: North Bay Final Plat, PUD # 95 -1
BACKGROUND
On June 26, 1995, the City Council granted
Planned Unit Development subject to revisi
preliminary plat. On September 11, 1995, t
of PUD #95 -1: Preliminary Planned Unit E
revised 5/4/95 and 7/17/95, prepared by P'
approval for the North Bay
[at that were lincorporated in the
ncil granted preliminary approval
P UD) (plans dated 4/17/95,
'ng) approval to rezone 24.85
acres from R12, High Density Residentia o PUD, Plan d Unit Development (first
reading); preliminary plat to subdivide 52.1 acres into 78 ls, 4 outlots and associated
right -of -way; site plan review for 7 le family detacher�ero -lot -line homes on 19.95
acres; a variance for wetland setbas for Lots 12 - 16, Bloc A 1 and Lots 16 - 19, Block 2
to permit the house placement shown on the plans; and a wetland alteration permit.
The City Council
conditions:
to the following
1. A ten foot cleaFft, pg. ust be maintained around fire hydrants, i.e., s, S
' Jp�t amps,
trees shrubs bushes S
-� e ,cable television, tr orm��Oes. This is
to insure that fire hydrants can be 4@' Toted n say operated by fire
fighters. Pursuant to Chanhassen City r 'fiance 49 -l.
2. Redesignate Lot 1, Block 3, as an outlo of 57, Block 1, and Lot 21, Block 2,
are unbuildable for dwelling units and must be maintained for common open
space.
11. 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
accepting the utilities and will charge the applicant $20 per sign.
12. 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 pre - developed and post developed stormwater calculations for 100 -year
Don Ashworth
October 17, 1995
North Bay Final Plat, PUD #95 -1
'
Page 2
3.
Revise the landscaping plan to provide upland and wetland plants to naturally
blend the pond into the surroundings; provide evergreen screening from
automobile headlights for Lots 1, 13, and 15, Block 2; increase the number of
evergreens to a minimum of 20 percent of the tree plantings as required by
'
ordinance; and incorporate additional evergreen plantings along the TH 212
corridor.
,
4.
The applicant shall provide financial guarantees to the city to assure satisfactory
PP p g t3' rY
installation of the landscaping.
5.
Revise Grading and Drainage Plan to indicate lowest floor level elevation and
garage floor elevation. This should be done prior to final plat approval.
,
6.
Submit soils report with lot by lot tabulations to the Inspections Division. This
should be done prior to issuance of any building permits.
7.
Change proposed Lake Riley Road to Lake Riley Road East.
8.
Obtain a building permit for retaining walls exceeding four feet in height before
beginning their construction.
9.
The applicant will need to revise the erosion control plan to include temporary
sediment basins, Type III erosion control fence, seeding type and schedule of site
restoration. The plan shall be submitted to the City for review and formal
approval. Type III erosion control fence shall be used adjacent to the wetlands.
10.
All utility and street improvements (public and private) shall be constructed in
'
accordance with the latest edition of the City's Standard Specifications and Detail
Plates. Detailed street and utility plans and specifications shall be submitted for
staff review and City Council approval three weeks prior to final plat approval.
11. 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
accepting the utilities and will charge the applicant $20 per sign.
12. 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 pre - developed and post developed stormwater calculations for 100 -year
' Don Ashworth
October 17, 1995
' North Bay Final Plat, PUD #95 -1
Page 3
' 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. In addition, water quality ponding design calculations
shall be based on Walker's Pondnet model.
' 13. The applicant shall enter into a PUD /development agreement with the City and
provide the necessary financial security to guarantee compliance with the terms of
the PUD /development agreement.
14. The 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. Mitigation work shall be implemented prior to or concurrent
with wetland fill activity in all phases of the project.
' 15. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies, i.e. Carver County, Watershed District, Metropolitan Waste Control
' Commission, Health Department, Minnesota Pollution Control Agency, -
Minnesota Department of Natural Resources, Army Corps of Engineers and
Minnesota Department of Transportation and comply with their conditions of
approval.
' 16. The appropriate drainage and utility easements shall be dedicated on the final plat
for all utilities and ponding areas lying outside the right -of -way. The easement
width shall be a minimum of 20 feet wide. Consideration shall also be given for
' access for maintenance of the ponding areas.
17. No berming or landscaping will be allowed within any street right -of -way.
18. The lowest exposed floor or opening elevation of all buildings adjacent to the
wetlands shall be a minimum of 2 feet above the 100 -year high water level.
19. The proposed stormwater pond 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. A landscape plan providing upland and wetland plants to
naturally blend the pond into the surroundings is recommended.
' 20. The proposed multi - family residential development of 16.07 developable acres is
responsible for a water quantity connection charge of $47,808. These fees are
payable to the City prior to the City filing the final plat. Credits will be applied to
Don Ashworth '
October 17, 1995
North Bay Final Plat, PUD #95 -1 '
Page 4
these fees after final review of the construction plans. Staff shall review the I
developable acreage and fee prior to final plat.
21. The applicant 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.
'
22. Site radin shall be compatible with the future widening and of upgrading of
g g
Lyman Boulevard and also with existing drainage characteristics from the
adjacent parcels. The applicant shall be responsible for acquiring the necessary
'
easements for grading outside the plat. All site grading must be completed prior
to street construction.
'
23. The existing sanitary sewer located in the northeast portion of the site shall be
relocated in conjunction with the development. The applicant may petition the
City to vacate the existing utility easement once the line has been relocated.
'
24. Final plat approval shall be contingent upon the City Council awarding a bid for '
the first phase of the Lyman Boulevard/Lake Riley Area Trunk Improvement
Project No. 93 -32B and MnDOT approval of the alignment of Lyman Boulevard.
The applicant shall also dedicate the required 80 -foot wide right -of -way for '
Lyman Boulevard prior to the finalization of the construction plans for Lyman
Boulevard. Final vertical and horizontal alignment for Lyman Boulevard shall be
subject to City and MnDOT -state aid approval. '
25. All disturbed areas shall be immediately restored upon completion of the site
grading with seed and disc - mulched or sod or erosion control blanket. All '
grading must be completed prior to issuance of building permits on the site with
the exception of one model home directly off Lyman Boulevard. Wetland '
mitigation areas shall be restored in accordance with the wetland
restoration/alteration permit.
26. The construction plans shall be revised to include the following changes: '
a. Delete grading of the channel through Wetland Basin A. '
b. Provide outlet control structures from the proposed pond north of Lyman
Boulevard to the wetland mitigation area adjacent to Lyman Boulevard '
and from the mitigation area to Wetland Basin A.
1
r
k
Don Ashworth
October 17, 1995
North Bay Final Plat, PUD #95 -1
Page 5
C. Type III erosion control fence shall be placed adjacent to and around all
wetlands and mitigation areas.
d. Provide a temporary sediment basin on Lot 57, Block 1 in or near the
proposed irrigation house between Lots 32 and 56, Block 1.
All storm sewer catch basins shall be protected with hay bales and/or silt
fence until the streets are paved and the site fully revegetated.
f. Review grading plan to ascertain most appropriate method for conveying
stormwater across Lots 4 through 31, Block 1.
g. Add catch basins on new driveway access to apartments.
h. Prohibit parking on one side of all streets.
i. Address relocation and abandonment of existing gravel driveway on west
property line.
j. Include a drain tile system behind the curbs on all lots that are not adjacent
to a stormwater pond or wetland.
k. Use City standard detail plates.
Provide utility stub to vacant parcel which lies south of the apartments.
27. The applicant shall obtain and convey to the City at no cost a street, utility and
drainage easement over the west 30 feet of the Lakeview Hills Apartments parcel
lying north of Lyman Boulevard and terminating where the full 60 -foot wide
right -of -way begins in the plat of North Bay.
28. The applicant shall provide a temporary barricade at the end of Lake Riley Road
East and include a sign indicating that "This street will be extended in the future."
A condition shall also be placed in the PUD /development agreement
acknowledging the intent to extend Lake Riley Road in the future.
29. Parking shall be restricted to one side of North Bay Drive and Lake Riley Road.
The applicant may choose which side of the street to restrict parking. The City
will adopt the appropriate resolution prohibiting parking and place the appropriate
regulatory signs.
Don Ashworth
October 17, 1995
North Bay Final Plat, PUD #95 -1 '
Page 6
30. The applicant and/or property owner 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. Staff and the applicant will work on developing revised language for
this condition that conveys the intent of the condition. '
31. Payment of full park and trail fees per city ordinance. ,
32. Dedication of Outlot C for park purposes. This dedication to be a condition of the
granting of planned unit development status. '
33. The applicant shall provide the city with some assurance that there will be some
variation in brick and siding colors, potentially designating certain areas within '
the project for specific brick and siding colors.
34. The applicant shall install a watermain along Lake Riley Road in accordance with
'
the city's feasibility study for Lyman Boulevard Reconstruction project (93 -32B).
The city shall credit the oversizing cost back to the applicant by means of a
reduction in their assessments for project 93 -32B. The oversizing cost shall be
'
the difference between an 8 -inch line and the proposed 12 -inch line based on fair
market value.
'
35. No improvements to the land south of Lyman Boulevard will be permitted until a
conditional use permit for a beachlot is approved by the city.
'
36. The applicant shall provide a pedestrian access between Lots 32 and 56, Block 1,
to encourage access to the common open space.
,
37. Staff will work with the applicant on providing acceptable setbacks for Block 1
including reducing the eastern and northern perimeter setbacks.
'
38. The applicant will work with staff to consider the Klingelhutz right -of -way
alignment proposal for Lake Riley Road East.
'
City Council discussion regarding conditions #31 and #32 be resolved before final plat
approval. City Council also directed that staff work with the applicant in determining the
'
pros and cons, as well as the feasibility, of developing an arrangement for the provision
of affordable housing units within the development.
'
Don Ashworth
October 17, 1995
' North Bay Final Plat, PUD #95 -1
Page 7
' FINAL PLAT
PROPOSAL SUMMARY
' At this time, the applicant is requesting final plat approval to create 6 outlots and the
necessary right -of -way alignments for Lyman Boulevard and Lake Riley Road East.
Outlot F, is the northernmost parcel and will be conveyed to the City through the use of
' Right -of -way Acquisition Loan Funds (RALF) which the City has received. A purchase
agreement has also been approved and signed for the acquisition of the parcel.
' At this time, the applicant is proposing only the platting of right -of -way and outlots.
Prior to any development on the site, the applicant will be required to final plat the outlots
into blocks and lots. When the outlots are brought in for final platting, the conditions of
' preliminary plat approval will be reviewed and if necessary incorporated into a
development contract for the project.
' Staff has reviewed the right -of -way for Lyman Boulevard and finds the proposed
alignment to be very close to the City's construction plans for the upgrade of Lyman
Boulevard (which was a condition of preliminary plat approval). Staff has determined
that only minor shifting of the alignment is necessary (approximately 3 feet). Staff is
recommending approval of the final plat subject to the alignment of Lyman Boulevard
' being shifted to be compatible with the construction plans prepared for reconstruction of
Lyman Boulevard.
Staff also understands that this final plat is being considered at this time in order to sell
Outlot F using RALF funds and that a second addition will be submitted showing the lots
along with submittal of detailed construction plans and specifications in accordance to the
' preliminary plat approval process. The applicant should escrow with the City $400.00 for
the review and recording of the final plat documents.
I RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
' "The City Council approves PUD #95 -1 granting Final Plat approval for the property located north
of Lake Riley consisting of approximately 52 acres creating Outlot A, Outlot B, Outlot C, Outlot D,
Outlot E, and Outlot F and associated right -of -way (plans prepared by Posse Engineering, dated
stamped received October 16, 1995) subject to the following conditions:
Don Ashworth
October 17, 1995
North Bay Final Plat, PUD #95 -1
Page 8
1. Prior to any development on the outlots or Lake Riley Road East, the applicant shall be required
to final plat the outlots and enter into a development agreement with the city.
2. Prior to or as part of the final platting of the outlots, the east half of the right -of -way for Lake
Riley Road East shall be dedicated to the city.
3. The alignment of Lyman Boulevard shall be shifted to be compatible with the
construction plans prepared for reconstruction of Lyman Boulevard.
4. The applicant shall escrow with the City $400.00 for the review and recording of the final
plat documents.
Attachments:
1. North Bay Final Plat