6. Rezoning of 20.25 acres from A2, Agricultural Estate to RSF, Residential Single Family and preliminary Plat to Subdivide 20.25 Acres into 18 Single Family lots and 1 outlot, 7210 Galpin Blvd, Forest Meadow1
CITY OF
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STAFF REPORT
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Rezoning of 20.25 acres of property zoned A Agricultural Estate District to
RSF, Residential Single Family and Preliminary Plat to Su bdivide 20.25 Acres
into 18 single family lots and 1 outlot, Forest Meadow
LOCATION 7210 Galpin Boulevard. West of Galpin Boulevard and approximately 2,500
4 4 feet north of Highway 5.
APPLICANT: JMS Development Corporation
W[ 80
West 78th Street, Suite 130
Chanhassen, MN 55317
PRESENT ZONING: A -2, Agricultural Estate District
ACREAGE: 20.25 acres
PC DATE: 7/19/95
CC DATE: 8/14/95
CASE #: 95 -10 SUB
95 -4 REZ
David A. Stockdale
7210 Galpin Boulevard
Excelsior, MN 55331
DENSITY: 0.8 Units per Acre -Gross 1.3 Units per Acre -Net
ADJACENT ZONING AND
LAND USE: N - PUD -R (Planned Unit Development- Residential)
S - A -2; Agricultural Estate District
E - Galpin Boulevard
W - PUD -R (Planned Unit Development - Residential)
WATER AND SEWER: Available to the site.
Actbn 01 City AdmInistior
Endorse+ ✓_�>ul
WOW
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VAP 9
0* Submitted to Commi _ioa
M Submitted to Coun R
8 - 1q -'�s
PHYSICAL CHARACTER.: The majority of the site is being farmed. Two wetlands are located
within the northeast portion of the property. Mature trees are
concentrated within the northwest corner and north of the site.
Bluffs occupy the northwest corner of the site. The site generally
slopes to the southwest. A single family home occupies the
northeast corner of the site.
2000 LAND USE PLAN: Residential -Low Density
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' Forest Meadow
July 19, 1995
Page 2
On July 19, 1995, the Planning Commission reviewed and unanimously approved this application.
' A street connection to serve the property south of the subject site was the main issue raised by
the Commission. Staff has had meetings with the applicant since then.
This staff report has been edited to reflect changes. New information will appear in bold.
PROPOSAL /SUMMARY,
' The applicant is proposing to subdivide 20.25 acres into 18 single family lots and 1 outlot.
Pp P ro p
The property is zoned A -2, Agricultural Estate District and the proposal calls for rezoning it
' to RSF, Residential Single Family.
The average lot size is 33,299 square feet with a resulting gross density of 0.8 units per acre.
' The site is located west of Galpin Boulevard and approximately 2,500 feet north of Highway
5. Access to the subdivision will be provided from the north via an extension of Fawn Hill
Road which will connect this subdivision with Galpin Boulevard to the east (through The
Woods at Longacres /Lundgren Bros. property). The proposal shows Fawn Hill Road ending
in a cul -de -sac, servicing all lots with the exception of Lot 18 (existing house) which
currently gains access off of Galpin Boulevard.
1
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance. Outlot A, as shown on the plat, will serve as a future park for the area.
The site has a dense concentration of mature trees along the northwesterly corner and the
center of the site. The majority of these trees will be saved. Trees within the northwesterly
corner of the site are located on top of a bluff. None of these trees will be lost. A tree
preservation easement over the wooded areas within Lots 6 and 7 is required. This easement
will prevent any construction from taking place and subsequently preserving the trees.
The Park and Recreation Commission is recommending a 5 acre park. The plat reflects a
park slightly less than that in size. The applicant has agreed to modify the size of the park
' accordingly.
' In reviewing this plat, staff also had to look at access to the property to the south. While
these property owners are not ready to develop or subdivide at this time, staff wanted to
ensure that they have adequate access and utility services. Staff is recommending that the
' applicant provide future street and utility access to the property located south of the subject
site.
In summary, staff believes that the proposed rezoning and subdivision is well designed. We
are recommending that it be approved with conditions outlined in the staff report.
Forest Meadow
July 19, 1995
Page 3
REZONING
The applicant is proposing to rezone the property from A -2, Agricultural Estate District, to
RSF, Residential Single Family. The area to the north and west is zoned Planned Unit
Development Residential. The area to the south is zoned A -2, Agricultural Estate District and
is guided for Residential Low Density. The area to the east of the site is zoned Residential
Single Family.
The 2000 Land Use Plan shows this area designated for development as Low Density
Residential, 1.2 - 4.0 units per acre. The applicant's proposal has a gross density of 0.8 units
per acre and 1.3 units per acre net after the streets and park land are taken out.
This area is in the MUSA area. Staff is recommending that this area be rezoned to RSF and
the rezoning is consistent with the Comprehensive Plan.
PRELIMINARY PLAT
The applicant is proposing to subdivide a 20.25 acre site into 18 single family lots, one outlot
and a proposed 5 acre park. The density of the proposed subdivision is 0.8 units per acre
gross, and 1.3 units per acre net after removing the roads and park lands. All the lots exceed
the minimum 15,000 square feet of area, with an average lot size of 33,299 square feet. All
of the proposed lots meet the minimum lot width, and depth requirements of the Zoning
Ordinance.
A bluff is located within the northwesterly edge of the property. All structures must maintain
a minimum of 30 feet from the top of the bluff.
Outlot A, proposed with this development, is reserved for future park land. This will be
discussed in detail in the Park and Trail section of the report.
Staff notes that the proposal is consistent with the Comprehensive Plan and the Zoning
Ordinance.
WETLANDS
There are two jurisdictional wetlands on site according to the wetland delineation report dated
June 20, 1995 by Kenneth Powell of Svoboda Ecological Resource. Both of these wetlands
fall into the area proposed for park land, and therefore, the City would be responsible for
replacement if wetland impacts cannot be avoided. It appears that these wetlands are the
result of manipulations to the landscape by previous property owners, however, the Wetland
Conservation Act (WCA) does not exempt these wetlands.
Forest Meadow
July 19, 1995
Page 4
The wetlands are labeled basin 1 and basin 2 on the attached figure. Basin 1 is a wooded
' swamp and basin 2 is a seasonally flooded basin; both basins would be characterized as
ag /urban since they were created and have little diversity in vegetation. There are also two
ponds noted on the attached figure. The pond north of basin 1 was excavated by the previous
' owner, and therefore, it is not a jurisdictional wetland. The pond along Galpin Boulevard is a
low lying area and is also not a jurisdictional wetland. The area proposed to be graded has
no wetlands.
Buffer Strip
The City of Chanhassen has a wetland ordinance protecting wetlands from alteration. There
is also a buffer strip requirement associated with the protection of each particular wetland. If
the wetland is natural, the buffer strip width is 10 to 30 feet with a minimum average width
' of 20 feet. If the wetland is ag /urban, the buffer strip width is 0 to 20 feet with a minimum
average width of 10 feet. The principal structure setback from any wetland is 40 feet
measured from the outside edge of the buffer strip.
DRAINAGE
' The site drains to the south and discharges into the large wetland associated with the
headwaters of Bluff Creek. The wetland is described as ag/urban, however, it should be
highly protected since it is associated with Bluff Creek and has potential for improvement.
' The northwest corner of the property is heavily wooded and very steep. The slopes meet the
bluff protection criteria, and therefore, a 30 foot bluff setback is included in the plans. There
are also two drainage areas that should be protected from erosion during construction. One is
along the western border of the property and the other is just south of Lots 12 and 13 where a
temporary sediment pond is proposed. Stormwater discharge rates from this development will
have to be minimized to predeveloped runoff rates until downstream storm sewer facilities are
' constructed. The proposed site grading will maintain the existing drainage patterns.
However, the applicant, City staff and the neighbors to the south (Turcotte) should meet to
discuss the storm sewer /ponding alternatives. The City's SWMP proposes a regional
stormwater quality treatment facility south of this development adjacent to the wetlands. A
trunk storm sewer is recommended to convey stormwater runoff from this site to the future
regional stormwater pond. The plans propose a temporary sediment basin to treat runoff prior
' to discharging downstream. This proposal is not acceptable but staff feels there are viable
alternatives that can be applied to accommodate the storm runoff. This needs to be resolved
prior to final plat consideration.
Detailed stormwater and ponding calculations for pre- and post - developed conditions using a
10 -year and 100 -year storm event, 24 -hour duration shall be supplied to the City for review
and approval. Additional catch basins or ponding facilities may be required upon review of
these calculations.
Forest Meadow
July 19, 1995
Page 5
GRADING
Most of the site is open fields with isolated groups of trees in the northwest and northeast
corners of the site. Less than half of the site is proposed to be graded to develop the street
and house pads. Some tree removal is necessary to develop the house pads for Lots 16 and
17, Block 1. Staff recommends that these lots be custom graded at time of building in an
effort to minimize tree loss. Individual tree removal, grading, drainage and erosion control
plans will be required for review and approval by the City in conjunction with applying for a
building permit.
SURFACE WATER MANAGEMENT PLAN (SWMP)
The City has adopted a Surface Water Management Plan (SWMP) that serves as a tool to
protect, preserve and enhance water resources. The plan identifies, from a regional
perspective, the storm water quantity and quality improvements necessary to allow future
development to take place and minimize its impact to downstream water bodies. In general,
the water quantity portion of the plan uses a 100 -year design storm interval for ponding and a
10 -year design storm interval for storm sewer piping. The water quality portion of the plan
uses William Walker, Jr.'s Pondnet model for predicting phosphorus concentrations in shallow
water bodies. An ultimate conditions model has been developed at each drainage area based
on the projected future land use, and therefore, different sets of improvements under full
development were analyzed to determine the optimum phosphorus reduction in priority water
bodies.
Storm Water Quality and Associated 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. Values are calculated using market values of land in the City of Chanhassen plus
a value of $2.50 per cubic yard for excavation of the pond. The City proposes one regional
water quality pond for this site and the land south of this site and just north of the large
wetland. The best location for the pond is on the property to the south along the edge of the
large wetland. The proposed SWMP water quality charge is $800 /acre for single - family
residential developments, and therefore, this development will be responsible for
approximately 13.3 acres of developable land or $10,640.
Storm Water Quantity and Associated Fees
The SWMP has established a connection charge for the different land uses based on an
average city -wide rate for the installation of water quantity systems. This cost includes land
�1
Forest Meadow
July 19, 1995
Page 6
acquisition, proposed SWMP culverts, open channels and storm water ponding areas for
runoff storage. Single family residential developments will have a connection charge of
$1,980 per developable acre. The total developable area of the property is 13.3 acres,
assuming Outlot A (4.86 acres) is proposed public park. Therefore, the proposed
development would then be responsible for a water quantity connection charge of $26,334.
EROSION CONTROL
An erosion control plan has been incorporated on the grading and development plan and
submitted to the city for review and approval. Staff requires Type 3 erosion control fence be
used around all of the wetlands. All disturbed areas, as a result of construction, shall be
seeded and mulched or sodded immediately after grading to minimize erosion. No building
permits other than one for a model home will be issued until the site grading is completed
and all disturbed areas reseeded and mulched. Rock construction entrances shall be installed
and maintained on Fawm Hill Road until the street is paved.
I UTILITIES
C
Municipal sanitary sewer and water service is available to the site from existing Fawn Hill
Road. The sanitary sewer and water lines will be extended from the north property line
throughout the site. Upon review of the preliminary utility layout it appears fire hydrant
placement may need to be revised. The fire hydrant spacing shall be in accordance with the
City Fire Marshal's recommendations. Typically, fire hydrants are spaced approximately 300
feet apart. These types of plan revisions occur during the construction plan review process in
conjunction with final plat.
Detailed construction plans and specifications for street and utility improvements will be
required for review by City staff and formal approval by City Council. The street and utility
improvements shall be designed and constructed in accordance with the City's latest edition of
standard specifications and detail plates. The applicant will also be required to enter into a
development contract with the City and provide the necessary financial security to guarantee
of the installation of the public improvements and conditions of final plat approval.
As with other City developments, moisture content in the soils is relatively high and the City
has required the use of a drain tile system behind the curbs for improving both the street
sub -base as well as providing a discharge point for household sump pumps. The drain tile
system will need to be incorporated into the construction plans adjacent to those lots which
' are unable to discharge either into the storm sewer system or ponding area /wetland.
Appropriate drainage and utility easements shall be dedicated on the final plat for all utilities
' and ponding areas lying outside of the street right -of -way. The drainage and utility easement
width shall be a minimum of 20 feet wide. Considerations will also be given for access to
maintain the ponding areas.
Forest Meadow
July 19, 1995
Page 7
Fawn Hill Road currently deadends at the southern border of the Lundgren development (The
Woods at Longacres). This proposal plans on extending Fawn Hill Road into a deadend cul-
de -sac. The overall length of the deadend cul -de -sac becomes over 1800 feet long with no
secondary access. From both an access and utility service standpoint, staff recommends that a
watermain stub be extended along lot lines between Lots 11 and 12 and a street, which is
further discussed in the street section of this report, for future extension to the parcels to the
south. This extension will also provide an element for future looping of the deadend
watermain in Fawn Hill Road which will improve water quality.
The site also contains an existing home (7210 Galpin Boulevard, Stockdale residence). This
parcel is not connected to City sanitary sewer or water. City sewer and water exist along the
west side of Galpin Boulevard. According to City Ordinance, dwellings within 150 feet of
existing sewer and water lines shall be connected within 12 months after the system becomes
operational. According to the drawings, the homesite sits back approximately 190 feet from
the existing sewer line. Staff believes with the development of the parcel, the existing home
should be required to hook up to the existing sanitary sewer line and the septic system
abandoned in accordance with local or state health codes. The structure may remain on the
well until the well fails. At that time the resident must hook up to the city water system.
STREETS
The site is proposed to be accessed through the extension of Fawn Hill Road from the
Lundgren Bros. development (The Woods at Longacres). The parcel is also adjacent to
Galpin Boulevard which services the existing homesite on Lot 18, Block 1. The preliminary
plat proposes to provide sufficient road right -of -way along Galpin Boulevard as well as the
proposed Fawn Hill Road in accordance with City ordinance. The proposed extension of
Fawn Hill Road from the Lundgren Bros. development will make Fawn Hill Road an
extremely long deadend cul -de -sac without secondary access. In addition, the parcel to the
south (Turcotte) has future subdivision potential. The Turcotte parcel abuts Galpin Boulevard
which can be used as an access point; however, this would cause the property to be another
long deadend cul -de -sac. Staff believes that a secondary access road should be stubbed south
in the vicinity of Lot 12, Block 1 to provide future street access to the Turcotte parcel. The
exact alignment and placement of this road should be worked out between the Turcottes, City
staff and the applicant prior to final plat approval. It appears there is sufficient lot width to
adjust the lot lines to avoid losing a lot and still accomplish the future road to the south.
Staff is also willing to compromise on the road right -of -way width for this street to a 50 -foot
wide right -of -way in order to accommodate the applicant. In conjunction with this proposal,
the proposed trail between Lots 14 and 15 could be re- routed to the future street to the south
and would gain access to the southwest corner of the park, thus eliminating an unfavorable
connection between two homes (Lots 14 and 15).
Forest Meadow
July 19, 1995
Page 8
The plans propose on dedicating the necessary street right -of -way (60 feet) through the
subdivision. Preliminary street grades range from 0.7% to 5.0% which meets City ordinances.
Detailed street construction plans and specifications prepared in accordance with the City's
latest edition of standard specifications and detail plates will be required for review and
approval by City staff and formal approval by City Council.
PARK AND TRAILS
The Park and Recreation Commission reviewed and recommended approval of this proposal
on June 27, 1995.
The comprehensive trail plan identifies Galpin Boulevard as a trail route in the city's
comprehensive plan. The Galpin Boulevard trail will be constructed in the future;
independent of this development.
The plat proposes a 4.85 acre park. A portion of the Stockdale property has been identified
as a potential parkland acquisition site for nearly two years. This identification followed the
city's approval of two "private" parks in Lundgren Brothers' developments to the north (The
Woods at Longacres and The Meadows at Longacres). A purchase arrangement was close to
being consummated with Mr. Stockdale in 1994. This "deal" would have seen the park
located in the same location with Lundgren Brothers developing the remaining property.
Time passed and Jeff Schoenwetter of JMS Companies has now optioned the entire parcel
from Mr. Stockdale. JMS Companies is amenable to continuing in the footsteps of past
negotiations. The proposed Forest Meadows plat resembles closely plans of the past. The
applicant is eager to move forward with his plat and was very cooperative with staff and the
Park Commission. Negotiations resulted in the following proposal for the Park & Recreation
Commission's consideration:
1. The park be platted as an outlot in the general configuration shown on the proposed
plat. The outlot to include no less than 5 acres.
2. The city shall compensate JMS Companies $24,000 per acre for the outlot at the time
of sale. (The same compensation offered to Mr. Stockdale.)
3. ni3h gradz the ;Yatlo east to
the -eity: The City would do the mass and finish grading for the outlot per the city's
plan at unit cost rather than at developer cost with the option of having it be an in-
house project, if it's to the City's advantage.
All park and trail fees shall be waived for Forest Meadow. (These fees total $20,400
at current rates.)
Forest Meadow
July 19, 1995
Page 9
5. JMS Companies shall administer all work relating to the construction of the park's trail
loop, trail connection to Fawn Hill Road, entry road and parking lot. The city shall
pay unit prices for the materials consumed in this construction. JMS Companies shall
assume all "soft" costs associated with this work.
6. The trail between Lot 14 and 15 shall be shown as an easement and paved prior to
construction of any buildings. This trail easement would no longer be necessary with
the street extension to the south.
As mentioned above, at the Park and Recreation Commission meeting of June 27, 1995, it
was agreed that 'The city shall compensate JMS Companies $24,000 per acre for the outlot at
the time of sale." On August 1, 1995, park, engineering, and planning staff, met with the
applicant. He explained that their development cost estimate did not include reforestation of
the site, City surface water management connection fees, as well as a road and utility
extension to the south to provide future access to the Tureotte property. These added
expenses are causing the applicant to reexamine the price of the park land. In an attempt to
offset costs, the applicant has raised the asking price for the park land from $120,000 (or
$24,000 per acre) to $185,000 (or $37,000 per acre). Staff informed the applicant that we can
not advocate this change of heart and recommended they present their issues to the City
Co uncil.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot
Lot
Lot
Home
Area
Width
Depth
Setback
Ordinance
15,000
90'
125'
30' front /rear /bluff
10' sides
BLOCK 1
Lot 1
18,520
90.07'
209'
30'/30'
10'
Lot 2
23,024
117'
266'
30'/30'
10'
Lot 3
22,017
114'
285'
30730'
10'
Lot 4
21,855
194.60'
188'
30'/30'
10'
Forest Meadow
July 19, 1995
Page 10
Lot 5
23,826
208.47'
161.55'
30730'
10'
Lot 6
75,257
67.00'
344.06'
30730730'
on cul -de -sac
10'
Lot 7
42,561
67.00'
267.21'
30730730'
on cul -de -sac
10'
Lot 8
42,802
67.00'
271.77'
30730'
10'
Lot 9
24,396
107.09'
233.21'
30'/30'
10'
Lot 10
21,008
90'
176.29'
30'/30'
10'
Lot 11
19,497
95.00'
159.42'
30730'
10'
Lot 12
25,420
90'
184.32'
30730'
10'
Lot 13
22,177
90'
190.5'
30'/30'
10'
Lot 14
18,969
95'
181.4'
30730'
10'
Lot 15
25,680
95'
191.17'
30730'
10'
Lot 16
18,712
90'
205.61'
30730'
10'
Lot 17
19,541
90.43'
224.41'
30730'
10'
Lot 18
58,596
60.09
403.84'
30730'
10'
Outlot A
4.859 acres
Forest Meadow
July 19, 1995
Page 11
Galpin Blvd. 0.341
Fawn Hill Road 1.29
TREE PRESERVATION /LANDSCAPING
Within the proposed development, wooded areas are concentrated in two locations along the
northern boundary. Species present include oaks, elms, ash, basswoods, and box elders with
occasional cedars, ironwoods, pines, and plums. Many oaks are large and the woods are
generally healthy. Baseline canopy coverage for the site is 16.6% (95,311 s.f.). Required
minimum canopy coverage after development is 25% (143,870 s.f.).
Impact on the wooded areas due to construction is minimal. Canopy removal is limited to
Lots 16 and 17. A total of 9,150 s.f. will be removed on those lots leaving 86,161 s.f. of
canopy coverage on site. Since existing coverage is below the required minimum, removals
will be replaced at a rate of 1.2 times the 9,150 s.f. Also, 57,709 s.f. must be reforested to
meet the 25% minimum canopy coverage. This equates to 53 trees for reforestation and 10 for
replacement plantings. The 63 trees required by ordinance shall be planted on Lots 1 -17.
PLANNING COMMISSION UPDATE
On July 19, 1995, the Planning Commission reviewed and approved this application
unanimously. One issue raised by the applicant at the Planning Commission meeting was the
fact that the owner of the neighboring property to the south (Turcottes) are not interested in
having an access point terminating at the edge of the property because he has no intention of
developing his site. The Turcottes were not at the meeting to address this issue. Staff has
attempted to contact both Mr. and Mrs. Turcotte by sending a Public Hearing Notice followed
by a personal letter requesting they contact planning and engineering staff to discuss the utility
and street access issue to their property. Staff has informally met with the Turcottes to discuss
this matter. The applicant, the Turcottes, and staff will meet prior to final plat approval to
finalize the exact location of the southerly street stub.
Staff also received a letter from Mr. David Stockdale, owner of the existing house, concerning
the condition of approval that 'The house at 7210 Galpin Boulevard shall be connected to City
sanitary sewer within 30 days after the final plat has been recorded. The well may continue to
be used until it fails, at which time the property shall connect to City water." Mr. Stockdale
wishes to wait until such time when the septic system fails, then he would connect to city
sewer. This issue must be decided by the City Council.
The remaining concern of Mr. Stockdale is the future park site. The time frame for overall
improvements, hours of operation, security measures, and safety are a concern. There is no
time frame that can be specified at this time. The future park site will remain in its present
Forest Meadow
July 19, 1995
t Page 12
state until it's development is programmed as part of the Park and Recreation Department
' Capital Improvement Project (CIP). Generally, park hours are from 6:00 a.m. until 10:00 P.M.
Gates are not maintained at neighborhood parks. Routine patrols are conducted by Chanhassen
Public Safety units. City residents can call for a patrol if problems arise.
' The Park and Recreation Commission meeting took place on June 27, 1995. It was agreed
that 'The city shall compensate JMS Companies $24,000 per acre for the outlot at the time of
sale." On August 1, 1995, park, engineering, and planning staff, met with the applicant. He
explained that their development cost estimate did not include reforestation of the site, City
surface water management connection fees, as well as a road and utility extension to the south
' to provide future access to the Tureotte property. These added expenses are causing the
applicant to reexamine the price of the park land. In an attempt to offset costs, the applicant
has raised the asking price for the park land from $120,000 (or $24,000 per acre) to $185,000
' (or $37,000 per acre). Staff informed the applicant that we cannot advocate this change of
heart and recommended they present their issues to the City Council.
RECOMMENDATION
Staff recommends the City Council adopt the following motion:
REZONING
' "The City Council approves rezoning ( #95 -4 REZ) 20.25 acres of property zoned A -2 to RSF
for Forest Meadow as shown on the plans received June 19, 1995 and subject to the following
conditions:
1. The applicant shall enter into a development contract containing all of the conditions of
approval for this project and shall submit all required financial guarantees. The
' development contract shall be recorded against the property.
2. The applicant shall meet all conditions of the Subdivision #95 -10."
PRELIMINARY PLAT.
' "The City Council approves the preliminary plat for (Subdivision #95 -10) Forest Meadow for
18 single family lots and 1 outlot as shown on the plans received June 19, 1995, subject to the
following conditions:
1. The applicant shall work with the City in developing a landscaping reforestation plan
on the site. The landscaping plan shall include 63 trees to be planted on Lots 1 -17.
' The vegetated areas which will not be affected by the development will be protected by
a conservation easement. The applicant shall provide the city with a legal description
Forest Meadow
July 19, 1995
Page 13
2.
3
of these easements. Staff shall provide a plan which shows the location of the
conservation easement and the applicant shall provide the legal description. A snow
fence shall be placed along the edge of tree preservation easements prior to grading.
Building Department conditions:
a. Submit soils report to the Inspections Division. This should be done prior to
issuance of any building permits.
b. Revise the Grading and Drainage Plan to show standard designations for
dwellings. This should be done prior to final plat approval.
Fire Marshal conditions:
a. Add one additional fire hydrant. Hydrant maximum spacing is 300 feet. The
distance between hydrants located between Lots 3 and 4 and between 6 and 7 is
in excess of 500 feet.
b. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, NSP, NW Bell, cable television, transformer boxes. this is
to insure that fire hydrants can be quickly located and safety operated by
firefighters. Pursuant to Chanhassen City Ordinance #9 -1.
C. Cul -de -sac inside turning radius must be 45V2 feet, not 42 feet as shown.
4. Park and Recreation conditions:
a. The park be platted as an outlot in the general configuration shown on the
proposed plat. The outlot to include no less than 5 acres.
b. The city shall compensate JMS Companies $24,000 per acre for the outlot at the
time of sale. (The same compensation offered to Mr. Stockdale.)
C. jNIS Companies shall mass and finish grade the ott Clot pci the ci '
eost to the eity. The City shall do the mass and finish grading for the outlot per
the city's plan at unit cost rather than at developer cost with the option of
having it be an in -house project, if it's to the City's advantage.
d. All park and trail fees shall be waived for Forest Meadow. (These fees total
$20,400 at current rates.)
Forest Meadow
July 19, 1995
' Page 14
e. JMS Companies shall administer all work relating to the construction of the
park's trail loop, trail connection to Fawn Hill Road, entry road and parking lot.
The city shall pay unit prices for the materials consumed in this construction.
JMS Companies shall assume all "soft" costs associated with this work.
f. The trail between Lot 14 and 15 shall be shown as an easement and paved prior
to construction of any buildings. This t rail easement would no longer be
' necessary with the street extension to the south.
5. The existing outbuildings and any septic system or wells on the site shall be abandoned
in accordance with City and/or State codes.
6. The applicant will need to develop a sediment and erosion control plan in accordance
' with the City's Best Management Practice Handbook and the Surface Water
Management Plan requirements for new developments. 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. A rock construction entrance shall be installed and
maintained on Fawn Hill Road until the street is paved. Construction access to the site
other than Fawn Hill Road is subject to approval by the City.
' 7. 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. Other than one model home permit no other building permits will be issued
until the site grading is completed and the site reseeded and mulched.
8. All utility and street improvements 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.
9. The wetlands and wetland buffers shall be delineated on the grading and drainage
plans. 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.
10. 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 storm events and normal water level
and high water level calculations in existing basins, created basins, and or creeks.
Forest Meadow
July 19, 1995
Page 15
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.
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. 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.
13. The appropriate drainage and utility easements should 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.
14. No berming or landscaping will be allowed within the right -of -way.
15. 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.
16. 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.
17. The house at 7210 Galpin Boulevard shall be connected to City sanitary sewer within
30 days after the final plat has been recorded. The well may continue to be used until
it fails, at which time the property shall connect to City water.
18. The proposed single - family residential development of 13.3 developable acres is
responsible for a water quantity connection charge of $26,334 and a water quality
connection charge of $10,640. These fees will be fine tuned during the time of final
plat since credits may be given if the applicant proposes to assist with the trunk system.
The fees are payable to the City prior to the City filing the final plat.
19. 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. A drain tile system will need to be incorporated into the construction plans
I Forest Meadow
July 19, 1995
Page
16
for those lots which are unable to discharge directly into either a storm sewer system or
'
pond /wetland.
20.
The applicant shall extend street and utility service to the properties south of this
development. A condition shall be placed in the development contract that the
southerly street will be extended in the future. The applicant shall meet and resolve
with the property owners to the south and City staff the placement of storm sewer
'
facilities and extension of a street prior to final platting.
21.
Lots 16 and 17, Block 1 shall be custom graded at time of building permit issuance.
Individual tree removal, tree protection, fencing, grading, drainage and erosion control
plans will be required for review and approval by the City prior to issuance of a
building permit."
ATTACHMENTS,
'
1.
Area map showing proposed Forest Meadow.
2.
Memo from Bill Weckman, Carver County dated July 6, 1995.
'
3.
Memo from Diane Desotelle and Dave Hempel dated July 13, 1995.
4.
Memo from Steve Kirchman dated July 7, 1995
5.
Memo from Mark Littfin dated June 27, 1995.
'
6.
Memo from Jill Sinclair dated July 10, 1995.
7.
Staff report from Todd Hoffman dated June 27, 1995.
8.
Planning Commission minutes dated July 19, 1995.
9.
Letter from Mr. David Stockdale dated July 17, 1995.
10.
Letters from the applicant dated July 31, and August 1, 1995.
11.
Preliminary plat received June 19, 1995.
'
12.
Preliminary plat alternatives dated August 3, 1995.
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PUBLIC WORKS DEPARTMENT
`j 600 East Fourth Street, Box 6 Administration
Chaska, Minnesota 55318 Parks
Eneering
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CARVER Phone (612) 361 -1010 HighwayiMaintenance
COUNTY Fax (612) 361 -1025 Surveying & Mapping
July 6, 1995
TO: Sharmin AI -Jaff, Planner II
FROM: Bill Weckman, Assistant County Engineer Rrj
SUBJ: Preliminary Plat
Forest Meadow (95 -4 REZ and 95 -10 SUB)
Following are comments regarding the preliminary plat for the Forest Meadow subdivision
transmitted to Carver County by your memorandum dated June 20, 1995.
' 1. Right -of -way widths listed in the Eastern Carver County Transportation Study for roadways
functionally classified as Collector (Class 1) are:
' Urban Undivided Rural Undivided
2 -lane Roadway 2 -lane Roadway
Minimum Recommended Minimum Recommended
' 80' 100' 110' 120'
Urban Undivided Rural Divided
' 4 -lane Roadway 4 -lane Roadway
Minimum Recommended Minimum Recommended.
100' 110' 190' 200'
' County Road 117 (Galpin Blvd.) is functionally classified as a Collector (Class 1) roadway
in the Eastern Carver County Transportation Study. The 50 foot from centerline corridor
shown would provide for a potential 100 foot corridor. This corridor would meet the
recommended needs for a 2 -lane urban roadway.
The city may wish to consider a wider highway corridor along the proposed subdivision
if a separate trailway is to be constructed along the county highway. Additional width
may also be needed to accommodate public utilities and landscaping.
2. Any public utility lines that are to be installed within the CR 117 right -of -way are subject
to the utility permit requirements of Carver County.
' 3. Any proposed access construction, grading, or installation of drainage structures within
the right -of -way of CR 117 is subject to review and approval of the county highway
department.
Affirmative Action/Equal Opportunity Employer
Printed on 10Yc Post - Consumer Recycled Paper
4. Development activities (including the installation of both public and private utilities needed
to serve the development site) that result in any disturbance of the county highway right -
of -way (including turf removal, trench settlements, erosion, and sediment deposits) need
to be completed in a manner that leaves the right -of -way in "as good or better condition"
than what existed prior to construction. It is requested that the city include a provision
in the developer's agreement that requires the developer to be ultimately responsible for
the final condition of the county highway right -of -way. A clear understanding of this
responsibility will result in fewer project oversight problems for both the county and the
city.
5. Any trees or landscaping completed within the right -of -way must be approved by the
County. When locating shrubs and trees, consideration should be given to maintaining
an acceptable sight distance at the proposed intersection. Any trees or shrubs
overhanging into the right of way could be subject to trimming for safety or overhead
utility consideration.
6. Existing drainage patterns must be maintained. No impounding of water will be allowed
within the road right of way.
7. A permit for access from Carver County will be required for the proposed access on to
CR 117. Requirements for that access may include construction of right turn lanes.
Additional traffic information should be supplied which indicates the expected use of the
proposed park area.
Thank you for the opportunity to comment on the subdivision and site plan for the proposed
development.
CITY OF
�8AN8ASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
' MEMORANDUM
' TO: Sharmin Al - Jaff, Planner II
FROM: Diane Desotelle, Water Resources Coordinator
David Hempel, Assistant City Engineer OL*
DATE: July 13, 1995
SUBJ: Forest Meadow Preliminary Plat Review - File No. 95 -23 LUR
Upon review of the preliminary plat drawings dated June 19, 1995 prepared by Roger A.
Anderson and Assoc. Inc., we offer the following comments and recommendations:
WETLANDS
There are two jurisdictional wetlands on site according to the wetland delineation report dated
June 20, 1995 by Kenneth Powell of Svoboda Ecological Resource. Both of these wetlands fall
into the area proposed for park land, and therefore, the City would be responsible for replacement
if wetland impacts can not be avoided. It appears that these wetlands are the result of
manipulations to the landscape by previous property owners, however, the Wetland Conservation
' Act (WCA) does not exempt these wetlands.
The wetlands are labelled basin 1 and basin 2 on the attached figure. Basin 1 is a wooded
swamp and basin 2 is a seasonally flooded basin; both basins would be characterized as ag /urban
since they were created and have little diversity in vegetation. There are also two ponds noted
on the attached figure. The pond north of basin 1 was excavated by the previous owner, and
i therefore, it is not a jurisdictional wetland. The pond along Galpin Boulevard is a low lying area
and is also not a jurisdictional wetland. The area proposed to be graded has no wetlands on -site.
' Buffer Stria
The City of Chanhassen has a wetland ordinance protecting wetlands from alteration. There is
also a buffer strip requirement associated with the protection of each particular wetland. If the
wetland is natural, the buffer strip width is 10 to 30 feet with a minimum average width of 20
feet. If the wetland is ag /urban, the buffer strip width is 0 to 20 feet with a minimum average
Sharmin Al -Jaff
July 13, 1995
Page 2
width of 10 feet. The principal structure setback from any wetland is 40 feet measured from the
outside edge of the buffer strip.
DRAINAGE
The site drains to the south and discharges into the large wetland associated with the headwaters
of Bluff Creek. The wetland is described as ag /urban, however, it should be highly protected
since it is associated with Bluff Creek and has potential for improvement.
The northwest corner of the property is heavily wooded and very steep. The slopes meet the
bluff protection criteria, and therefore, a 30 foot bluff setback is included in the plans. There are
also two drainage areas that should be protected from erosion during construction. One is along
the western border of the property and the other is just south of lots 12 and 13 where a temporary
sediment pond is proposed. Stormwater discharge rates from this development will have to be
minimized to predeveloped runoff rates until downstream storm sewer facilities are constructed.
The proposed site grading will maintain the existing drainage patterns. However, the applicant,
City staff and the neighbors to the south (Turcotte) should meet to discuss the storm
sewer /ponding alternatives. The City's SWMP proposes a regional stormwater quality treatment
facility south of this development adjacent to the wetlands. A trunk storm sewer is recommended-
to convey stormwater runoff from this site to the future regional stormwater pond. The plans
propose a temporary sediment basin to treat runoff prior to discharging downstream. This
proposal is not acceptable but staff feels there are viable alternatives that can be applied to
accommodate the storm runoff. This needs to be resolved prior to final plat consideration.
Detailed stormwater and ponding calculations for pre- and post- developed conditions using a 10-
year and 100 -year storm event, 24 -hour duration shall be supplied to the City for review and
approval. Additional catch basins or ponding facilities may be required upon review of these
calculations.
GRADING
Most of the site is open fields with isolated groups of trees in the northwest and northeast corners
of the site. Less than half of the site is proposed to be graded to develop the street and house
pads. Some tree removal is necessary to develop the house pads for Lots 16 and 17, Block 1.
Staff recommends that these lots be custom graded at time of building in an effort to minimize
tree loss. Individual tree removal, grading, drainage and erosion control plans will be required
for review and approval by the City in conjunction with applying for a building permit.
SURFACE WATER MANAGEMENT PLAN (SWMP)
The City has adopted a Surface Water Management Plan (SWMP) that serves as a tool to protect,
preserve and enhance water resources. The plan identifies, from a regional perspective, the storm
Sharmin Al -Jaff
July 13, 1995
' Page 3
' water quantity and quality improvements necessary to allow future development to take place and
minimize its impact to downstream water bodies. In general, the water quantity portion of the
plan uses a 100 -year design storm interval for ponding and a 10 -year design storm interval for
storm sewer piping. The water quality portion of the plan uses William Walker, Jr.'s Pondnet
model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions
model has been developed at each drainage area based on the projected future land use, and
therefore, different sets of improvements under full development were analyzed to determine the
optimum phosphorus reduction in priority water bodies.
' Storm Water Quality and Associated Fees
The SWMP has established a water quality connection charge for each new subdivision based
i 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.
' Values are calculated using market values of land in the City of Chanhassen plus a value of
$2.50 per cubic yard for excavation of the pond. The City proposes one regional water quality
pond for this site and the land south of this site and just north of the large wetland. The best
location for the pond is on the property to the south along the edge of the large wetland. The
proposed SWMP water quality charge is $800 /acre for single - family residential developments,
and therefore, this development will be responsible for approximately 13.3 acres of developable
land or $10,640.
Storm Water Quantity and Associated Fees
The SWMP has established a connection charge for the 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, open channels and storm water ponding areas for runoff storage.
Single family residential developments will have a connection charge of $1,980 per developable
' acre. The total developable area of the property is 13.3 acres, assuming Outlot A (4.86 acres) is
proposed public park. Therefore, the proposed development would then be responsible for a
water quantity connection charge of $26,334.
EROSION CONTROL,
' An erosion control plan has been incorporated on the grading and development plan and
submitted to the city for review and approval. Staff requires Type 3 erosion control fence be
used around all of the wetlands. All disturbed areas, as a result of construction, shall be seeded
and mulched or sodded immediately after grading to minimize erosion. No building permits other
than one for a model home will be issued until the site grading is completed and all disturbed
Sharmin Al -Jaff
July 13, 1995
Page 4
areas reseeded and mulched. Rock construction entrances shall be installed and maintained on
Farm Hill Road until the street is paved.
UTILITIES
Municipal sanitary sewer and water service is available to the site from existing Fawn Hill Road.
The sanitary sewer and water lines will be extended from the north property line throughout the
site. Upon review of the preliminary utility layout it appears fire hydrant placement may need
to be revised. The fire hydrant spacing shall be in accordance with the City Fire Marshal's
recommendations. Typically, fire hydrants are spaced approximately 300 feet apart. These types
of plan revisions occur during the construction plan review process in conjunction with final plat.
Detailed construction plans and specifications for street and utility improvements will be required
for review by City staff and formal approval by City Council. The street and utility
improvements shall be designed and constructed in accordance with the City's latest edition of
standard specifications and detail plates. The applicant will also be required to enter into a
development contract with the City and provide the necessary financial security to guarantee of
the installation of the public improvements and conditions of final plat approval.
As with other City developments, moisture content in the soils is relatively high and the City has
required the use of a drain tile system behind the curbs for improving both the street sub -base
as well as providing a discharge point for household sump pumps. The drain tile system will
need to be incorporated into the construction plans adjacent to those lots which are unable to
discharge either into the storm sewer system or ponding area/wetland. Appropriate drainage and
utility easements shall be dedicated on the final plat for all utilities and ponding areas lying
outside of the street right -of -way. The drainage and utility easement width shall be a minimum
of 20 feet wide. Considerations will also be given for access to maintain the ponding areas.
Fawn Hill Road currently deadends at the southern border of the Lundgren development (The
Woods at Longacres). This proposal plans on extending Fawn Hill Road into a deadend cul -de-
sac. The overall length of the deadend cul -de -sac becomes over 1800 feet long with no
secondary access. From both a access and a utility service standpoint, staff recommends that a
watermain stub be extended along lot lines between Lots 11 and 12 and a street which is further
discussed in the street section of this report for future extension to the parcels to the south. This
extension will also provide an element for future looping of the deadend watermain in Fawn Hill
Road which will improve water quality.
The site also contains an existing homes (7210 Galpin Boulevard, Stockdale residence). This
parcel is not connected to City sanitary sewer or water. City sewer and water exist along the
west side of Galpin Boulevard. According to City Ordinance, dwellings within 150 feet of
existing sewer and water lines shall be connected within 12 months after the system becomes
Sharmin Al -Jaff
July 13, 1995
Page 5
operational. According to the drawings, the homesite sits back approximately 190 feet from the
existing sewer line. Staff believes with the development of the parcel the existing home should
be required to hook up to the existing sanitary sewer line and the septic system abandoned in
accordance with local or state health codes. The structure may remain on the well until the well
fails. At that time the resident must hook up to the city water system.
' STREETS
The site is proposed to be accessed through the extension of Fawn Hill Road from the Lundgren
Bros. development (The Woods at Longacres). The parcel also is adjacent to Galpin Boulevard
which services the existing homesite on Lot 18, Block 1. The preliminary plat proposes to
provide sufficient road right -of -way along Galpin Boulevard as well as the proposed Fawn Hill
r Road in accordance with City ordinance. The proposed extension of Fawn Hill Road from the
Lundgren Bros. development will make Fawn Hill Road an extremely long deadend cul -de -sac
without secondary access. In addition, the parcel to the south (Turcotte) has future subdivision
potential. The Turcotte parcel abuts Galpin Boulevard which can be used as an access point;
however, this would cause the property to be another long deadend cul -de -sac. Staff believes that
a secondary access road should be stubbed south in the vicinity of Lot 12, Block 1 to provide
r future street access to the Turcotte parcel. The exact alignment and placement of this road
should be worked out between the Turcottes, City staff and the applicant prior to final plat
approval. It appears there is sufficient lot width to adjust the lot lines to avoid losing a lot and
still accomplish the future road to the south. Staff is also willing to compromise on the road
right -of -way width for this street to a 50 -foot wide right -of -way in order to accommodate the
applicant. In conjunction with this proposal, the proposed trail between Lots 14 and 15 could
be re- routed to the future street to the south and would gain access to the southwest corner of the
park, thus eliminating an unfavorable connection between two homes (Lots 14 and 15).
The plans propose on dedicating the necessary street right -of -way (60 feet) through the
subdivision. Preliminary street grades range from 0.7% to 5.0% which meets City ordinances.
Detailed street construction plans and specifications prepared in accordance with the City's latest
edition of standard specifications and detail plates will be required for review and approval by
City staff and formal approval by City Council.
RECOMMENDATIONS AND COMMENTS,
1. The applicant will need to develop a sediment and erosion control plan in accordance with
the City's Best Management Practice Handbook and the Surface Water Management Plan
requirements for new developments. 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. A rock construction entrance shall be installed and maintained on Fawn Hill
Sharmin Al -Jaff
July 13, 1995
Page 6
Road until the street is paved. Construction access to the site other than Fawn Hill Road
is subject to approval by the City.
2. 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. Other
than one model home permit no other building permits will be issued until the site
grading is completed and the site reseeded and mulched.
3. All utility and street improvements 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.
4. The wetlands and wetland buffers shall be delineated on the grading and drainage plans.
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.
5. 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 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.
6. 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.
7. 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.
8. The appropriate drainage and utility easements should be dedicated on the final plat for I
all utilities and ponding areas lying outside the right -of -way. The easement width shall
' Sharmin Al -Jaff
July 13, 1995
Page 7
be a minimum of 20 feet wide. Consideration shall also be given for access for
maintenance of the ponding areas.
9. No berming or landscaping will be allowed within the right -of -way.
10. The lowest exposed floor or opening elevation of all buildings adjacent to the wetlands
shall be a minimum of 3 feet above the 100 -year high water level.
11. 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.
1
12. The house at 7210 Galpin Boulevard shall be connected to City sanitary sewer within 30
days after the final plat has been recorded. The well may continue to be used until it fails
at which time the property shall connect to City water.
13. The proposed single- family residential development of 13.3 developable acres is
responsible for a water quantity connection charge of $26,334 and a water quality
connection charge of $10,640. These fees will be fine tuned during the time of final plat
since credits may be given if the applicant proposes to assist with the trunk system. The
fees are payable to the City prior to the City filing the final plat.
14. 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.
A drain tile system will need to be incorporated into the construction plans for those lots
which are unable to discharge directly into either a storm sewer system or pond /wetland.
15. The applicant shall meet and resolve with the property owners to the south and City staff
the placement of storm sewer facilities and extension of a street prior to final platting.
16. Lots 16 and 17, Block 1 shall be custom graded at time of building permit issuance.
t Individual tree removal, grading, drainage and erosion control plans will be required for
review and approval by the City prior to issuance of a building permit.
Attachment: Wetland Figure
' c: Charles Folch, City Engineer
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CITY OF
�HANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Sharmin Al -Jaff, Planner II
FROM: Steve A. Kirchman, Building Official
4 U-k-
DATE: July 7, 1995
SUBJECT: 95 -10 SUB, 95 -4 REZ (Forest Meadow, JMS Development)
I was asked to review the proposed subdivision plans stamped "CITY
OF CHANHASSEN, RECEIVED, JUN 19 1995 CHANHASSEN PLANNING DEPT." for
the above referenced project.
Analysis:
Dwelling Type. The proposed type of dwelling designation on Lot 3,
Block 1 is incorrect. The dwelling type designation should be
revised to reflect the types shown on the Grading Plan.
Soils Report. In addition, a soils report showing details and
locations of house pads and verifying suitability of natural and
fill soil is required for plan review purposes.
Recommendations:
2. Revise the Grading Plan to show standard designations for
dwellings. This should be done prior to final plat approval.
3. Submit soils report to the Inspections Division. This should
be done prior to issuance of any building permits.
g:\ safety \sak \memos \plan \forstmdw.sjl
CITY OF
�8AN8ASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Sharmin Al -Jaff, Planner II
FROM: Mark Littfin, Fire Marshal
DATE: June 27, 1995
SUBJ: Division of 20.25 Acres to 18 Single Family Lots
Planning Case #95 -10, SUB and 95 -4 REZ
I have reviewed the site plan in order to comply with the Chanhassen Fire Department/Fire
Prevention, and have the following fire code or city ordinance /policy requirements.
1. Add one additional fire hydrant. Hydrant maximum spacing is 300 feet. The
distance between hydrants located between Lots 3 and 4 and between 6 and 7 is
in excess of 500 feet.
2. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, NSP, NW Bell, cable television, transformer boxes. this is
to insure that fire hydrants can be quickly located and safety operated by
firefighters. Pursuant to Chanhassen City Ordinance #9 -1.
3. Street name is acceptable.
4. Cul -de -sac inside turning radius must be 45%2 feet, not 42 feet as shown.
g: \safety'vnl\95.10
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CITY OF
�HANBASSEN
690 COULTER DRIVE 0 P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Sharmin Al -Jaff, Planner II
FROM: Jill Sinclair, Forestry Intern
DATE: 10 July 1995
SUBJ: Tree Preservation and Removal, Forest Meadow
Within the proposed development, wooded areas are concentrated in two locations along the
northern boundary. Species present include oaks, elms, ash, basswoods, and box elders with
occasional cedars, ironwoods, pines, and plums. Many oaks are large and the woods are
generally healthy. Baseline canopy coverage for the site is 16.6% (95,311 s.f.). Required
minimum canopy coverage after development is 25% (143,870 s.f.).
Impact on the wooded ares due to construction is minimal. Canopy removal is limited to lots
16 and 17, block . A total of 9,150 s.f. will be removed on those lots leaving 86,161 s.f. of
canopy coverage on site. Since existing coverage is below the required minimum, removals
will be replaced at a rate of 1.2 times the 9,150 s.f. Also, 57,709 s.f. must be reforested to
meet the 25% minimum canopy coverage. This equates to 53 trees for reforestation and 10
for replacement plantings. The 63 trees required by ordinance shall be planted on lots 1 -17,
block 1.
Recommendations:
1. Landscaping plan to be submitted including 63 trees to be planted on lots 1 -17, block 1.
2. Tree removal limits be established at proposed silt fence line. No trees may be removed
behind that line without city staff approval.
3. Trees along the northern boundary line on lots 1 and 6 not protected by silt fence line
must be saved and protected by tree fencing.
MEMORANDUM
Pk_ DATE: June 27, 1995 '
G I TY OF PC DATE:
CC DATE: ,
HOFFMANA
STAFF REPORT
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PROPOSAL: Rezoning of 20.25 acres from A2, Agricultural Estate to RSF, Residential
Single Family and Preliminary Plat to Subdivide 20.25 Acres into 18 Single
Family Lots and 1 Outlot.
LOCATION: 7210 Galpin Boulevard, Forest Meadow
APPLICANT: JMS Companies
Jeff Schoenwetter
80 West 78th Street, Suite 133
Chanhassen, MN 55317
PRESENT ZONING: A2, Agricultural Estate
ADJACENT ZONING
AND LAND USE: N - PUD -R (Planned Unit Development - Residential)
S - A2
E - Galpin Boulevard
W - PUD -R (Planned Unit Development - Residential)
COMPREHENSIVE PARK PLAN: This site is located in a park deficient area (see background)
COMPREHENSIVE TRAIL PLAN: Galpin Boulevard is identified as a trail route in the city's
comprehensive plan. The Galpin Boulevard trail will be constructed in the future; independent of
this development.
Forest Meadows Preliminary Plat
' June 23, 1995
Page 2
' BACKGROUND
As the commission is aware, a portion of the Stockdale property has been identified as a potential
parkland acquisition site for nearly two years. This identification followed the city's approval of two
"private" parks in Lundgren Brothers' developments to the north (The Woods at Longacres and The
Meadows at Longacres). A purchase arrangement was close to being consummated with Mr.
Stockdale in 1994. This "deal" would have seen the park located in the same location with Lundgren
Brothers developing the remaining property.
' Time passed and Jeff Schoenwetter of JMS Companies has now optioned the entire parcel from Mr.
Stockdale. JMS Companies is amenable to continuing in the footsteps of past negotiations. You will
notice that the proposed Forest Meadows plat resembles closely plans of the past. Mr. Schoenwetter
t is eager to move forward with his plat and would like to work with the commission. Negotiations
with Mr. Schoenwetter have resulted in the following proposal for the Park & Recreation
Commission's consideration:
1. The park be platted as an outlot in the general configuration shown on the proposed plat.
2. The city shall compensate JMS Companies $24,000 per acre for the outlot at the time of sale.
(The same compensation offered to Mr. Stockdale.)
' 3. JMS Companies shall mass and finish grade the outlot per the city's plan at no cost to the
city.
■ 4. All park and trail fees shall be waived for Forest Meadow. (These fees total $20,400 at
current rates.)
5. JMS Companies shall administer all work relating to the construction of the park's trail loop,
trail connection to Fawn Hill Road, entry road and parking lot. The city shall pay unit prices
for the materials consumed in this construction. JMS Companies shall assume all "soft" costs
associated with this work.
RECOMMENDATION
It is recommended that the Park & Recreation Commission recommend the City Council approve the
' proposed Forest Meadow plat with the following conditions of approval:
1. The park be platted as an outlot in the general configuration shown on the proposed plat.
2. The c it y compensate shall com JMS Companies $24,000 per acre for the outlot at the time of sale.
P
(The same compensation offered to Mr. Stockdale.)
Forest Meadows Preliminary Plat
June 23, 1995
Page 3
3. JMS Companies shall mass and finish grade the outlot per the city's plan at no cost to the
city.
4. All park and trail fees shall be waived for Forest Meadow. (These fees total $20,400 at
current rates.)
5. JMS Companies shall administer all work relating to the construction of the park's trail loop,
trail connection to Fawn Hill Road, entry road and parking lot. The city shall pay unit prices
for the materials consumed in this construction. JMS Companies shall assume all "soft" costs
associated with this work. JMS Companies shall secure a minimum of three competitive bids
for this work. These bids shall be submitted to the city for review prior to selection of a
contractor.
In addition, the proposed trail easement located between lots 14 and 15 shall be 20 feet in width and
the outlot area shall be reconfigured to include no less than 5 acres of property.
ATTACHMENTS
1. Proposed Forest Meadows Plat.
2. Numerous documents related to past acquisition efforts.
c: Don Ashworth, City Manager
Pam Snell, Finance Director
Sharmin Al -Jaff, Planner I
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CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 '
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Park and Recreation Commission
FROM: Todd Hoffman, Park and Recreation Director , r
DATE: September 20, 1994
SUBJ: Proposed Stockdale Land Acquisition
For some time now, the proposed Stockdale land acquisition has been on "simmer."
However, another step forward was recently taken towards consummating a purchase
agreement this past Wednesday, September 14. On that day, Mr. Stockdale and Mr. Scott
Miller (his attorney) met with Roger Knutson (the city attorney) and me to discuss this
transaction. Mr. Terry Forbord of Lundgren Brothers Construction was also party to this
meeting as Lundgren Brothers is also anticipated to purchase a portion of Mr. Stockdale's
property.
As commission members will recall, the concept plan for this proposed park was developed
by Hoisington - Koegler Group depicting a neighborhood park of approximately 6.4 acres in
size. A variety of formalities concerning any transfer of lands were discussed at this meeting,
but the issue of greatest concern to the commission was the proposed reduction in size of the
park. As can be seen, two modifications are proposed - -a triangular piece of land in the
northwest corner of the concept park, site would,be, incorporated into the residential plat and a
smaller triangular piece of property would be added the park from Mr. Stockdale's
homestead. The" obvious concern is, at what point do we cross that critical line when the
necessary investments to create and maintain a neighborhood park are not justified due to the
size /configuration of the property? The city's Comprehensive Plan recommends
neighborhood parks be 10 to 25 acres in size. At less than 6 acres in size, this park would be
smaller than Curry Farms neighborhood park. At present, the city maintains 7 neighborhood
parks smaller than Curry Farms and 11 neighborhood parks larger than its 6 acres. A second
issue of concern to the commission is Lundgren Brothers' inquiry into locating a berm that
they would like to construct between the two properties, wholly or partially, on city park
property.
r
Park and Recreation Commission
' September 20, 1994
Page 2
ACTION REQUESTED
At approximately 6.4 acres, the city is already compromising its standard for neighborhood
' park size. Is the commission concerned with a further reduction? If so, what action do you
advocate?
Secondly, what direction would you like to take in regard to the inquiry from Lundgren
Brothers to wholly or partially locate a berm between the two properties on city parkland?
(See map for approximate location.)
PC: Dave Stockdale and Anga McBride, 7210 Galpin Boulevard, Chanhassen, MN 55317
Terry Forbord, Lundgren Brothers Construction
' Roger Knutson, City Attorney
Scott Miller, Miller and Kellermeier, 3908 IDS Center, 80 South 8th St., Mpls. 55402
19
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' ion Meeting - January 25, 1994
Park and Rec Comrmss g �'
just, I think if they want one that's fine and we can probably scrounge up the money to do it
' but I'd want to look at the plan before I'd just plunk it in.
Andrews: Would this flat area that you mentioned, Todd would that be as far as security for,
' not for small tots but as far as younger kids, would it be visible and safe so the "riff raff"
couldn't snatch any kids there or bother any kids?
' Hoffman: If you've ever been to the park, you could see there's...
Andrews: Okay. Does this need a motion or is this enough direction for you to work with
here?
I
' Hoffman: Enough direction.,,
ADMINISTRATIVE PRESENTATI NS: STOCKDALE PROPERTY.,
Hoffman: I keep putting that on the agenda and it keeps banging Dave out. Not my
intentions but obviously Dave would like to keep up to date as well on what the city's
thoughts... somewhere in the neighborhood of 6 acres of property ... So that's about all I have.
Letter of December 13th was included in your packet. Letter to Jim Walston. City
Attorney's office from Mr. Stockdale. It references a Mr. Scott Miller who represents Mr.
' Stockdale. I spoke with Scott Miller this past week and really in our conversation both
parties stand prepared to make final arrangements or at least discuss final arrangements about
the property that should potentially be occurring over the next couple of weeks. I spoke to
' Jim Walston today. He is redrafting the original purchase agreement presented by the City to
address these issues and then we'll take it from there. Present those back to Mr. Miller and
Mr. Stockdale. We can go over those with the commission and then Dave, you would like to
' ask some questions as well. The sale of the property must be in conjunction with the sale of
the development of the ... That probably land acquisition there would take place through an
agreement between Mr. Stockdale and Lundgren Bros Development. I put calls into Terry
Forbord this week and when I get an updated feeling from their position. I'm not sure, have
they talked directly with you?
David Stockdale: We traded phone calls today. That's where we got.
Hoffman: So every time the phone calls get updated, then the phone calls ... take place. Asa
r part of the Johnson/Dolejsi/Turner and Song plat, as you recall. The updated or new addition
to those site plans, those plats in our door and not to anyone's surprise they included a ghost
' plat of how that back part of the Stockdale property could be developed into houses as
they've indicated that before ... How the city can make that contingent upon our approval, we
26
Park and Rec Commission Meeting - January 25, 1994
still haven't totally worked that out. We could make our purchase agreement contingent
upon—it's a very difficult line to cross. We cannot represent Mr. Stockdale to Lundgren. We
cannot represent Lundgren's position to Mr. Stockdale. We have to be in communication but
we can't be...
Lash: So we're just basically waiting for that deal to come through before this deal can go
through?
Hoffman: Well, yeah we want to.
Andrews: It sounds like it needs to be simultaneous. A three party arrangement.
Hoffman: Could be. Or else at least we could sign our purchase agreement contingent
upon ... happens in the next two weeks or month. The ... present terms obviously are we
presented our position to Mr. Stockdale of $24,000.00 per acre and that's what the city has
offered to pay and we have not received a counter offer. Identification of said property,
specifically the north and west boundary alignments. As I related to Mr. Miller, the north
boundary is adjacent to Mr. Stockdale's home and we don't have a problem moving that line
one way or the other. Dave and I have talked about that. There's some buffering there. The
property which would be park includes some trees which we would have in the plan to donate
and to remove so those trees would be in this buffer as well. The west line needs to fluctuate
somewhat because the city wants to acquire approximately 6.2 acres but at the same time we
didn't want to push that line so far west that it infringes on what could be developed. It just
so happens that there is a fairly nice break in there. Drainageway if you will at the bottom of
the hill which would be back yards of homes. It comes down and really hits at the bottom of
the hill where the park would be coming in at that point.
Lash: Did you say we're getting 6.2 acres? Is that what the agreement is for? ... And then
where are the other acres coming?
Hoffman: The other acres would be the main portion of Mr. Stockdale's property which
would be sold to a separate party. So the park is 6.2 acres. It originally started at about 5
but then when... identified the location for a well house or pump, so we want to add about
another acre so we could buffer that. Modification of environmental warranties. The
environmental warranties included... were very stringent. Mr. Walston has identified at least
the representative meeting less than those warranties. It's been Mr. Miller's position that they
would like to state that they are not aware of any environmental problems or did not create
environmental problems on that property and that seems acceptable to our attorneys. Payment
of pending and levied assessments. Again, this would be a negotiable item. Certainly if we
acquire property which has some pending assessments on it, we could assume those... purchase
27
Park and Rec Commission Meeting - January 25, 1994
agreement you could say those are the liability of the seller. Temporary and permanent
ingress and egress. Dave, that was in regard to?
Dave Stockdale: It's been a while. I'm trying to refresh my memory on that too.
Hoffman: Ingress and egress is not a problem so usually that's in regard to construction. We
did talk about some easements for utility lines. Dave would hook his household up to city
sewer and water which is ... has a direct correlation to item number 4. Pending and levied
assessments. Our agreement was that we would run the water line through our property to his
property line and he would hook up from there ... So hopefully Mr. Walston and Mr. Miller are
standing.... facilitate this thing and ... Dave, did you have anything to say?
Dave Stockdale: My name's Dave Stockdale, Galpin Boulevard. It's been kind of a long
time since we've had conversation and I think probably the biggest reason is the attorneys.
Just the purchase agreement's... and some of the things that I, from a land person's point of
view looked at ... specifically the environmental warranties was probably the most complex part
of this dance between dealing with the city and dealing with Lundgren Bros and trying to
bring together ... and that's a real complex issue. It's a very balancing act. Obviously if I sold
out right to the city and I had a purchase agreement with Lundgren Bros that didn't come to
fruition, I'd have—so it's real critical that ... so you guys can allocate where your park is going
to be. And that's ... new experience for me. It's not as a straight forward process but we're
still looking.
Andrews: Mr. Stockdale, I'd want to again thank you for your effort here and cooperation.
This is something that I've not seen from anybody else as a private citizen in our city for
many, many years.
Dave Stockdale: It works good at a certain level but a lot of it has to do with what happens
with the back half.
Andrews: Sure, I understand that and I understand it's a complex problem that you're going
to a lot of effort. And it benefits the city and I'm not an elected city, or an official city
official so to speak but as a citizen I certainly appreciate what you're doing very much.
Dave Stockdale: We'll see if it works out.
Andrews: I hope it does. It may not but I hope it does.
Dave Stockdale: ...real straight forward. Anyone on the commission want to buy it all?
0'3
CITY OF ga-w
�HANBASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Park and Recreation Commission
i
FROM: Todd Hoffman, Park and Recreation Director
DATE: December 9, 1993
SUBJ: Proposed Real Estate Purchase Agreement; David Stockdale and Anga McBryde-
Stockdale, 7210 Galpin Boulevard, Excelsior, MN 55331
As the Commission is aware, a real estate purchase agreement proposal dated November 10,
1993, has been delivered to the Stockdales. In speaking with Mr. Stockdale this past week, he
indicated that they are in the process of reviewing the proposal with their attorney. Mr.
Stockdale went on to state that upon their complete consideration, he would contact me.
PC: Mayor and City Council
Don Ashworth, City Manager
Jim Walston, Campbell, Knutson, Scott and Fuchs
David and Anga McBryde- Stockdale, 7210 Galpin Boulevard, Excelsior, MN 55331
CITY OF 9 =
ill
JOHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Park and Recreation Commission
,
FROM: Todd
Hoffman Recreation and Park Director
DATE: September 23, 1993
SUBJ: Stockdale Property Update
The City Council authorized the city to proceed with the purchase of parkland from David and
Anga Stockdale on Monday, September 13, 1993. The City Attorney has prepared a purchase
agreement and has been in contact with the Stockdale's. I will keep the commission informed
as negotiations proceed. Please be aware that the city's Engineering Department has identified
this site as a good location for a future city well and has requested that we plan for such an
additional use. The well will require a small building. To accommodate this, the size of the
parcel to be acquired will be increased to approximately six acres.
CITY OF
�BANHASSEN
av I
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 '
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Todd Hoffman, Park and Recreation Director 71
DATE: September 8, 1993
SUBJ: Authorization to Proceed with Parkland Purchase, 5+ Acres; David and Anga
Stockdale Property, Galpin Boulevard
The presentation of this item is born from the review of the Song property (Lundgren Brothers
Construction) preliminary plat by the Park and Recreation Commission. The commission
reviewed Lundgren Brothers' proposal for this property on two separate occasions - -July 27 and
August 24, 1993 (see attached reports and minutes of July 27 - -the August 24 minutes are not yet
available). As you are aware, this particular review was especially arduous for the department.
The Park and Recreation Commission is sincerely concerned about the lack of public park space
within the proposed development. As a part of a previous plat review (Johnson/Dolejsi/Tumer),
which is a "sister" development to the Song property, the commission did recommend that a
private or association park be approved. Lundgren Brothers Construction has expressed their
willingness to pay park fees in addition to constructing their private park facilities for both sites.
An alternative to acquiring public lands as a part of the development of the Song property is to
buy other property in the vicinity using park fee revenue generated from both the Song and
Johnson/Dolejsi/Tumer developments. Park fees for these sites will exceed $140,000. In
exploring this option, the commission asked for a report describing the property in the area be
prepared (see attachments).
David and Anga Stockdale own approximately 19 acres of land immediately south of the Songs.
At the July 27 Park and Recreation Commission meeting, Mr. Stockdale told the commissioners
that he had some reservations over selling a portion of their property for park purposes. In the
following weeks, however, the Stockdales reconsidered their position and decided to contact the
city about the potential acquisition of a portion of their property for a park. This information was
presented to the commission on August 24, 1993, the second time they reviewed the Song
application (see attachments).
Mr. Don Ashworth
' September 8, 1993
Page 2
' Upon conclusion of the discussion on August 24, the following action was taken:
Lash moved, Berg seconded to recommend that the preliminary plat to
' acres from Rural Residential to Planned Unit Development into 115 sing
(Song property) be approved by the Park and Recreation Commission contin
following conditions of approval being met:
' Parks
1. The private /association park be approved only if the additional amen
field with a minimum size of 250 square feet with a maximum 4%
to the park layout. This open field is to be in addition to and
existing proposed amenities. Furthermore, if the private / associatio
abandoned, it shall be transferred to the city for public park purpo
' 2. Full park fees shall be paid at the rate in force upon building perrru
Trails
1. A 20 ft. trail easement shall be granted along the entire easterly
' Furthermore, that this easement shall be included in the gradin
project with a suitable trail bed being prepared. This trail bed
within the easement alignment at the discretion of the applicant, b
alignment must be conducive to future trail construction and is subs
as a part of the grading plan review. Planting of trees shall be re
' west of the trail bench.
2. The applicant shall dedicate lands to accommodate trail constru
southern boundary of the Johnson/Dolejsi/Turner preliminary plat
' Attachment #4. The applicant shall map and construct a trail
wetland. This construction is to be completed per city specificat
i
' time of adjoining street construction. Final alignment of this trail
by the developer and approved by the Park and Recreation Dir
Engineer. In recognition for the dedication of this trail co
' construction of said trail, it is recommended that the applicant rece
credit at the time of building permit application for both the Son
Johnson/Dolejsi/Turner applications. [Note: This conditio
' amendments to the conditions of approval associated with the prern l
the Johnson/Dolejsi/Turner properties.] Fees associated with the
the PUD for the Johnson/Dolejsi/Turner property are to be waiv
subdivide 112
le family lots
gent upon the
ity of an open
slope is added
not in lieu of
n park is ever
ses.
't application.
property line.
g plan for the
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tricted to areas
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g property and
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iminary plat for
amendment of
d.
Mr. Don Ashworth
September 8, 1993
Page 3
This trail shall include a connection to the street plan as indicated between Lots
16 & 17, Block 2, or a similar suitable location in the near vicinity.
This recommendation is contingent upon the city acquiring a portion of the
Stockdale property for public park purposes within 45 days after August 24,
1993. This condition was applied with the applicant's consent. Additionally,
Lundgren Brothers Construction is to grade this park site per city
specifications if it is acquired.
Upon authorization from the City Council, the City Attorney's office is prepared to initiate
negotiations for the purchase of the 5+ acre Stockdale parcel located on Galpin Boulevard north
of Highway 5 as depicted on the attached diagram. Mark Koegler of Hoisington - Koegler Group
and I have personally inspected this property, finding it suitable and desirable for the construction
of a neighborhood park. The remaining western portion of the Stockdale property may be
acquired by Lundgren Brothers for inclusion in their proposed development to the north.
PC: David and Anga Stockdale
Lundgren Brothers Construction, Inc.
Attachments
1. Staff report dated August 18, 1993
2. Response from Lundgren Brothers Construction dated August 24, 1993
3. Land ownership map
4. Stockdale property information and map
54. Minutes of July 27, 1993, Park and Recreation Commission meeting.
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Planning Commission Meeting - July 19, 1995
C. Show existing and proposed well locations on the proposed five lots, and existing
well location on lots abutting the proposed subdivision. Revise Grading and
Drainage Plan to indicate lowest floor level elevation, top of foundation elevation
and garage floor elevation. This should be done prior to final plat approval.
7. Fire Marshal conditions:
a. Dead -end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provisions for the turning around of fire apparatus. These
plans shall be submitted and approved by the Fire Marshal.
8. Full park and trail fees shall be collected per city ordinance in lieu of land acquisition
and /or trail construction.
9. A preservation easement over the westerly 150 feet of Lots 1 and 2 shall be dedicated.
All voted in favor and the motion carried unanimously.
PUBLIC HEARING:
REZONING OF 20.25 ACRES FROM A2. AGRICULTURAL ESTATE TO RSF.
RESIDENTIAL SINGLE FAMILY AND PRELIMINARY PLAT TO SUBDIVIDE 20.25
ACRES INTO 18 SINGLE FAMILY LOTS AND 1 OUTLOT LOCATED AT 7210 GALPIN
BOULEVARD, FOREST MEADOW.
Public Present:
Name Address
John Sullivan 2346 Stone Creek Drive
Jeffry Finch 2304 Stone Creek Drive
Randy Lewis 2181 Stone Creek Drive
Shaimin Al -Jiff presented the staff report on this item.
Mancino: Any questions for staff at this time?
Conrad: Yes. The access to the property, it's referenced as access to the park. I don't
understand that.
7
' Planning Commission Meeting - July 19, 1995
Al -Jaff: The applicant is proposing to extend this street, which is Fawn Hills Road, to the
' south and then cul -de -sac it. There are parcels that are developable at some time in the
future. Staff is recommending that this street be stubbed to the south and then end it at that
point to provide future access.
' Mancino: And there will still be, there will be an access to the park off Galpin.
' Al -Jaff: Correct.
Mancino: And the existing house that is there, the Stockdale house will still have their own
' driveway?
' Al -Jaff: Correct.
Mancino: Okay. So they'll be those two. Sharmin, the parcel to the south, the Turcott
' parcel.
Al -Jaff: Would you please repeat?
f Mancino: The parcel to the south, how many acres is that? The Turcott property.
' Al -Jaff: It's approximately 5 acres.
Mancino: Thank you. Any other questions for staff at this time? Thank you. Does the
applicant or their designee wish to address the Planning Commission? Please do. Would you
like to bring that forward a little. Please.
Dave Sevold: I'm Dave Sevold. I'm the Development Director for JMS Company. We're the
applicant. We are located in Chanhassen. 80 West 78th Street. I'm very pleased to submit
this proposal to the city. Basically we feel we've come up with a plan that utilizes the natural
' grades of the site. The existing road connection from the Lundgren Development in. We
have met with the Turcott's, the ... property to the south. She is the daughter -in -law of the
Bentz', which are the rest of the owners of the property to the south of us. They indicated
they have no desire for development on their property so our concern is that if we add a
roadway section in here, we'll probably, we could wind up losing a lot. We're not sure how
much it would benefit or cost at this time. Really that's basically our concern, but overall I
' think it's a really good plan. Any questions?
Mancino: Any questions from commissioners? Thank you. May I have a motion to open
' this for a public hearing please?
Planning Commission Meeting - July 19, 1995
Peterson moved, Meyer seconded to open the public hewing. All voted in favor and the
motion canied. The public hewing was opened.
Mancino: This is open for a public hearing. Does anyone wish to come up and address the
Planning Commission at this time? Seeing none, may I have a motion to close the public
hearing?
Comad moved, Meyer seconded to close the public hewing. All voted in favor and the
motion canied. The public hewing was closed.
Mancino: Comments from commissioners. Bob?
Skubic: I don't have any issue with this. I'd just like to say that, I do feel that the access to
the properties to the south is advisable. I agree with that. At some point in the future there
may be other owners in those areas at which time they may desire, it may be necessary to
have access so I agree with that point. And that's all I have.
Mancino: Thank you. Mike.
Meyer: I agree with the staff recommendations.
Mancino: Craig.
Peterson: I agree with the staff recommendations also.
Mancino: Ladd.
Conrad: I really like the plan and I really wish I could figure out a way that we didn't have
to stub in a street, but the land to the south will develop. We've heard this so many times
that it won't, and it does. It does. It always does. So we have to have the access and I don't
want to impact you in terms of number of houses but I think we need that access, so I agree
with the staff report.
Mancino: Any other comments Ladd?
Conrad: No.
Mancino: Jeff.
9
I
Plannin g Commission Meeting - July 19, 1995
Farmakes: I also agree with the staff report, unless something can be worked out otherwise, I
think the land to the south ... Ladd's comments. Quite a long cul -de -sac there also. That's it.
Mancino: I have a couple comments, and that is, I really like the proposal, the preliminary
' plat in front of us. My only concern with putting a road to the south would be, I would like
to conceptually keep it away from the park because I think it's pretty great in neighborhoods
where you have little kids in parks and you have balls and you have people playing all over
' and there isn't a street that the ball runs into. People don't run into the street at all so my
recommendation to be wherever the stub goes into the south, or wherever the staff feels with
the applicant that it's appropriate, that it be away from the park, if at all possible. And
especially because Galpin is going to become, and is such a heavy traffic collector road and it
will become even more so that that's my concern. Now the other thing to look at is from the
Benson property, if you could use that to tie everything in. I don't know. Instead of Turcott
property. I hope I'm pronouncing their name correctly. My only other concern, again
walking it is that on Lot 16 and 17, to the developer, that you have absolutely wonderful, big,
the biggest that I've seen in Chanhassen, oak trees there and I would just ask that staff work
' with the applicant in saving some of those bigger ones, again that are specimen trees and that
we add to recommendation 21. Lots 16 and 17, Block 1 should be custom graded at time of
' building permit issuance. Individual tree removal, tree protection fencing, grading, drainage
and erosion control plans will be required for review and approval by the City prior to
issuance of a building permit because I think the protection fencing will decide whether those
trees live or not. And right now it has been graded in that area and there is no tree protection
fencing so I would like to see that changed. Those are my only two. Oh, my third comment
is, on 17. Recommendation 17. I'm not sure I understand Sharmin. If we have an ordinance
that says you have to hook up if you're within 150 feet, and this house, the Stockdale house is
within 190 feet, why are we making them hook up?
' Hempel: Madam Chairman, maybe I can address that. Typically with an urban subdivision
such as this, we'd like to bring the area homes up to conformance with city codes, now that
city sewer and water is available to the site. We've done on some other home sites, the
applicant may have a fairly new septic system that's up to code. It meets today's codes.
We've allowed variances to allow that resident to stay on the current septic system, as long as
they bi- annually supply us with documentation that it's being properly maintained and
operated. At such time that the septic system fails or the well fails, we require that the
resident hook up to the city sewer and water at that time. That is an option here for the
resident to do that. The resident should submit a letter to the city engineer requesting a
' variance for that.
Mancino: Okay. So they do have that option?
' 10
Planning Commission Meeting - July 19, 1995
Hempel: Yes.
Mancino: Okay, thank you. Any other questions or comments?
Conrad: Yeah, just one of staff. There is no connection really between this development and
the park, is there? Other than it backs up to it?
Aanenson: Right.
Conrad: So access for the residents would be also?
Al -Jaffa Originally staff had recommended that a trail between those two homes would be
created to allow residents to access the park. However, with the street stub to the south, it
will be just, there will still be a trail between the street stub and the park that would allow
that access.
Conrad: I like that solution.
Mancino: May I have a motion please?
Meyer: I'll make a motion. That the Planning Commission recommends that the City
Council approve the preliminary plat for Subdivision #95 -10, Forest Meadows for 18 single
family lots and one outlot, as shown on the plans received June 19, 1995, subject to the
following conditions 1 thru 21 with the amendment on number 21, inserting tree protection
fencing between tree removal and grading.
Conrad: I'll second that.
Mancino: Thank you. Any discussion?
Meyer moved, Conrad seconded that the Planning Commission »ecommends that the City
Council approve the preliminary plat for Subdivision #95 -10, Forest Meadow for 18 single
family lots and one outlot as shown on the plans received June 19, 1995, subject to the
following conditions:
1. The applicant shall work with the City in developing a landscaping reforestation plan on
the site. The landscaping plan shall include 63 trees to be planted on Lots 1 -17. The
vegetated areas which will not be affected by the development will be protected by a
conservation easement. The applicant shall provide the city with a legal description of
these easements. Staff shall provide a plan which shows the location of the conservation
11
Planning Commission Meeting - July 19, 1995
easement and the applicant shall provide the legal description. A snow fence shall be
placed along the edge of the tree preservation easements prior to grading.
2. Building Department conditions:
a. Submit soil reports to the Inspection Division. This should be done prior to
issuance of any building permits.
b. Revise the Grading and Drainage Plan to show standard designations for dwelling.
This should be done prior to final plat approval.
3. Fire Marshal conditions:
a. Add one additional fire hydrant. Hydrant maximum spacing is 300 feet. The
distance between hydrants located between Lots 3 and 4 and between Lots 6 and 7
is in excess of 500 feet.
b. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps,
trees, shrubs, bushes, NSP, NW Bell, cable television, transformer boxes. This is
to insure that fire hydrants can be quickly located and safely operated by
firefighters. Pursuant to Chanhassen City Ordinance 99 -1.
C. Street name is acceptable.
d. Cul -de -sac inside turning radius must be 45 1/2 feet, not 42 feet as shown.
4. Park and Recreation conditions:
a. The park be platted as an outlot in the general configuration shown on the
proposed plat.
b. The city shall compensate JMS Companies $24,000 per acre for the outlot at the
time of sale. (The same compensation offered to Mr. Stockdale.)
C. JMS Companies shall mass and finish grade the outlot per the city's plan at no cost
to the city.
d. All park and trail fees shall be waived for Forest Meadow. (These fees total
$20,400 at current rates.)
12
Planning Commission Meeting - July 19, 1995 1
e. JMS Companies shall administer all work relating to the construction of the park's
trail loop, trail connection to Fawn Hill Road, entry road and parking lot. The city '
shall pay unit prices for the materials consumed in this construction. JMS
Companies shall assume all "soft" costs associated with this work. JMS
Companies shall secure a minimum of three competitive bids for this work. These '
bids shall be submitted to the city for review prior to selection of a contractor.
f. The proposed trail easement shall be 20 feet in width and the outlot area shall be
reconfigured to include no less than 5 acres of property.
5. The existing outbuildings and any septic system or wells on the site shall be abandoned '
in accordance with the City and /or State codes.
6. The applicant will need to develop a sediment and erosion control plan in accordance ,
with the City's Best Management Practice Handbook and the Surface Water
Management Plan requirements for new developments. The plan shall be submitted to
the city for review and formal approval. Type III erosion control fence shall be used f
adjacent to the wetlands. A rock construction entrance shall be installed and maintained
on Fawn Hill Road until the street is paved. Construction access to the site other than ,
Fawn Hill Road is subject to approval by the City.
7. 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. Other than one model home permit, no other building permit will be issued
until the site grading is completed and the site re- seeded and mulched.
8. All utility and street improvements 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.
9. The wetlands and wetland buffers shall be delineated on the grading and drainage plans.
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.
10. 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
13
Plannin g Commission Meeting - July 19, 1995
developed stormwater calculations for 100 year storm events and normal water level and
r 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.
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. Carver County, Watershed District, Metropolitan Waste Control
Commission, Health Department, Minnesota Pollution Control Agency, Minnesota
t Department of Natural Resources, Army Corps of Engineers and Minnesota Department
of Transportation and comply with their conditions of approval.
13. The appropriate drainage and utility easements should 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.
1 14. No berming or landscaping will be allowed within the right -of -way.
15. The lowest exposed floor or opening elevation of all buildings adjacent to the wetlands
shall be a minimum of 3 feet above the 100 year high water level.
16. 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.
17. The house at 7210 Galpin Boulevard shall be connected to city sanitary sewer within 30
days after the final plat has been recorded. The well may continue to be used until it
fails, at which time the property shall connect to City water.
18. The proposed single family residential development of 13.3 developable acres is
' responsible for a water quantity connection charge of $26,334 and a water quality
connection charge of $10,640. These fees will be fine tuned during the time of final plat
since credits may be given if the applicant proposes to assist with the trunk system. The
fees are payable to the City prior to the City filing the final plat.
1 14
Planning Commission Meeting - July 19, 1995
19. 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. A drain tile system will need to be incorporated into the construction plans
for those lots which are unable to discharge directly into either a storm sewer system or
pond /wetland.
20. The applicant shall meet and resolve with the property owners to the south and City
staff the placement of storm sewer facilities and extension of a street prior to final
platting.
21. Lots 16 and 17, Block 1 shall be custom graded at time of building permit issuance.
Individual tree removal, tree protection fencing, grading, drainage and erosion control
plans will be required for review and approval by the City prior to issuance of a
building permit.
All voted in favor and the motion carried unanimously.
Aanenson: Just for clarification. We're doing a rezoning and subdivision. Your motion just
said subdivision so you might want to.
Mancino: Okay. Let's redo that.
Aanenson: Or do a separate motion for the rezoning.
Mancino: Let's do, do you want to do a separate motion for the rezoning?
Meyer: The Planning Commission recommends City Council approve Rezoning #95 -4 REZ,
20.25 acres of property zoned A2 to RSF for Forest Meadow as shown on the plans received
June 19, 1995 and subject to the following conditions 1 and 2.
Mancino: Second?
Peterson: Second.
Meye►- moved, Peterson seconded that the Planning Commission recommends the City
Council approve Rezoning ( 495 -4 REZ) 20.25 acres of propeify zoned A2 to RSF for Forest
Meadow as shown on the plans received June 19, 1995 and subject to the following
conditions:
15
Planning Commission Meeting Pla g g - July 19, 1995
1. The applicant shall enter into a development contract containing all of the conditions of
approval for this project and shall submit all required financial guarantees. The
development contract shall be recorded against the property.
2. The applicant shall meet all conditions of the Subdivision #95 -10.
All voted in favor and the motion carded unanimously.
PUBLIC HEARING:,
PRELIMINARY PLAT APPROVAL SUBDIVIDING LOT 3, BLOCK 1, SUNRIDGE
ADDITION. AN 11.27 ACRE PARCEL INTO ONE LOT OF 2.62 ACRES AND AN,
OUTLOT OF 8.65 ACRES ON PROPERTY ZONED RR, RURAL RESIDENTIAL AND
LOCATED AT 8950 AUDUBON ROAD, MARLIN EDWARDS,,
Public Present:
Name Address
Lois Degler 9111 Audubon Road
' Bob Generous presented the staff report on this item.
Mancino: Thank you Bob. Any questions for staff at this point, from commissioners? No.
' Does the applicant or their designee wish to address the Planning Commission at this time?
Is the applicant here?
Generous: I haven't seen him.
Mancino: Okay. Let's see, may I have a motion to open the public hearing?
Conrad moved, Meyer seconded to open the public hearing. All voted in favor and the
motion carried. The public hearing was opened.
Mancino: This is a public hearing. Anyone wishing to address the Planning Commission at
this time, please come up on this issue, if you'd like to.
Conrad moved, Peterson seconded to close the public hearing. All voted in favor and the
' motion carried. The public hearing was closed.
16
July 17, 1995
Planning Commission
City of Chanhassen
690 Coulter Drive
Chanhassen, MN 55317
Re: Forest Meadow Proposal
Dear Commission Members,
I regret that due to prior commitments, I am unable to attend the meeting on 7/19/95. 1 have reviewed
the documents received on July 15, 1995, and have just a few comments I would like entered into the
record. Please refer, when relevant, to the attached drawing.
1. Please note the modified property lines associated with the interface between my homestead,
7210 Galpin Blvd., the proposed Outlot A, and lots 15, 16, and 17. The shaded area approximately
represents my current driveway. On a concept basis, the intent is to be able to maintain a 10' buffer
between the hard surface and the property lines fronting Outlot A. Field verification by a surveyor will
provide further clarification and refinement to this concept. Note too that the width of the leg wrapping
my current driveway has been narrowed to 40'. This is still more than adequate for my needs.
2. Also note the approximate location for stubbing a sanitary line that needs to gravity feed from my
sanitary waste clean out to the existing catch basin. Location and depth of connection should be
adjusted to accomplish this with minimal impact on existing vegetation and hard surfaces.
3. According to city ordinances connections must be made within 12 months if the existing system is
within 150 LF of available lines. In that the existing lines are substantially greater than that ( approx.
190 LF), I feel the requirement to be connected within a set time period is not valid. In previous
conversation and negotiations with the City, the requirements to connect the waste system were the
same as the well: Upon system failure, the homeowner would be required to make connections to the
City systems. I want this same condition to stand.
4. In that this project includes a park being constructed on land adjacent to my homestead, I have
concerns (previously voiced with the Park and Rec. Commission last fall) that I would like addressed:
a. Time frame for overall improvements.
b. Hours of operation, and associated security measures to achieve this, i.e. gates and patrol.
c. Safety: In that the pond North of Basin 1 bridges both my property and the City park, what
measures can be taken to contain park activities on park land?
Note: I apologize that item 4 was not addressed to the Park and Rec. Commission. I had minimal
notification of the meeting and again had prior commitments.
For the record, I am pleased with the overall site plan, and feel the efforts of JMS Development
Corporation to work with the City in a spirit similar to my early discussions with the Park and Rec.
Commission will result in improvements that satisfy the concerns of all parties.
Thank you for your considerations in these matters.
Sincerely,
David Stockdale
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80 West 78th Street, Suite 133
Chanhassen, MN 55317
Office 612 - 949 -3630
Fax 612- 949 -3730
Sharmin Al Jaffe, Planner
City of Chanhassen
P. 0. Box 147
Chanhassen, Minnesota 55317
Re: Forest Meadow Plat /Stockdale Property
Dear Sharmin:
Regarding the above referenced development, planning commission approval
and the City Staff report dated July 19, 1995, we have concerns regarding the
direction the City seems to be assuming in the staff report.
1. Page 8 item #2. We are willing to maintain our offer to the $24,000 per acre
selling price. This price was based upon the approval of the 17 lots and Mr.
Stockdale's homestead parcel. Our concern is, pursuant to page 7, "Streets ",
the addition of the street stub to the property to the south will result in the loss
of a lot. Although this can be accomplished by reducing the lot frontages to the
minimum 90 foot frontage, we need lot frontages greater than the minimum due
to the size and type of homes that will be required to be built in this subdivision.
We are willing to lose a lot if the City is aware that the $24,000 per acre sales
price will need to be adjusted. As a business decision, our bottom line cannot
be adversely affected by facilitating the park and the City's goal.
2. Page 8, item 3. JMS was very clear at the Park Commission meeting that we
could not sell the park land at the $24,000 per acre (cost) and include the
grading of the park. This has not changed.
3. Page 8, item 3. According to Mr. Stockdale, the water and sewer service to the
property line for his existing home was to be constructed as a cost to the park.
Mr. Stockdale will be responsible for his sewer and water hook up when his
septic or well system fail. We will not sell for less than he would have, nor for
less than our cost.
July 31, 1995
JMS Equities, Inc. I JMS Homes I JMS Realty
JMS Development Corporation 1 4725, Limited
4. Page 8 item #5 JMS agreed to donate administration of the park construction
at no cost to the City, provided the work would run concurrently with our
development work. Soft costs are limited to office construction management
duties. Engineering, design, testing, plans, and field management are not
included as soft costs.
Please understand, we truly wish to be a team player. However, it seems
not only do we have all our "normal" developmental costs, but we have 63 trees at
$400 each, a storm pond at $12,000, and phosphorus retention at $10,000, for a
total of over $47,000, in additional unexpected base costs. We need some
empathy for these expenses.
We bring up these points so that there will be no misunderstanding between
the City Staff, City Council and JMS Companies. It is our intention to receive
approval for one of the following three options on August 14, 1995. Simply, ... .
it is your choice, we remain flexible.
Option 1. Accept the City Staff recommendation and place the road stub between
i lots 12 and 13 with the increased cost of the park land to the city due to the loss
of a lot (approximately $75,000).
Option 2. Accept the City Staff recommendation and place the road stub between
lots 13 and 14 with the expectation that the city would not be interested in
purchasing Outlot A. This parcel would be developed into lots and the connection
to the south would be made within Outlot A.
Option 3. Approve the development as submitted to the planning commission.
Please feel free to call me if you have any questions concerning these
issues. We look forward to playing our part in another significant contribution to
the City of Chanhassen.
Sincerely,
S — U4
David L. Sebold
Director of Development
' JMS COMPANIES
DLS /rn
' cc: Jeffrey M. Schoenwetter
Todd Hoffman
' Dave Hemphill
Don Chmiel, Mayor
I Enc. Option Exhibits "A ", "B ", "C"
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S COMPANIES
80 West 78th Street, Suite 133
Chanhassen, MN 55317
Office 612 - 949 -3630
Fax 612- 949 -3730
Sharmin AI -Jaff, Planner
City of Chanhassen
P. 0. Box 147
Chanhassen, Minnesota 55317
RE: Forest Meadow Plat /Stockdale Property
Dear Sharmin:
Sent Via Fax
August 1, 1995
Thank you for a positive meeting this morning with Roger Anderson, our
engineer, and city staff. We addressed many of our concerns that were previously
outlined in our July 31, 1995, correspondence. Again, I feel that we are
proceeding in a positive direction.
At the risk of sounding redundant, I would like to recap a bit of history and
our business assumption that have led us to the development concept for the Forest
Meadow development.
1. Mr. Stockdale had started negotiations with the City for the
purchase of part of his property for a City park. At the time of
our purchase agreement, Mr. Stockdale outlined his understand
and status of the negotiation for the park which included the
following:
A. Sales price of $24,000 per acre
B. Easements and installation of gokNer and �jvater services to
his property lines
C. City would do all grading and park improvements.
2. JMS Companies purchase of the Stockdale property and our
offer to sell land for a park was to effectively "walk in Mr.
Stockdale's shoes" and complete his transaction at $24,000
per acre. This was assuming that we would develop 17 new
lots.
JMS Equities, Inc. I JMS Homes I JMS Realty
JMS Development Corporation 14725, Limited
As a result of our last meeting, I believe that we are closer to the original
Stockdale proposal to a sale with the City agreeing to the following:
1. City will grade the park site
2. City will provide design and engineering
3. City will pay for and provide the easement for the Stockdale
home's sewer and water service. Mr. Stockdale will hook up
his house when his well or septic system fail or earlier at his
choosing.
The items that are over and above the original Stockdale proposal have been
changed from our original proposal are:
1. JMS Companies agrees to provide construction management
service for the park improvements. We have no problem with
this concept as we discussed.
2. Road extension to the property south of our development or
approximately 250' of additional road construction and water
service. In order to develop lots that will meet our housing
type needs, we will lose one lot.
We will have 63 trees at $400 each, a storm pond at $12,000, and
phosphorus retention at $35,000, for a total of over $72,000 in "additional
unexpected base costs ". All of our development costs, regardless of the yield of
16 or 17 lots, effectively remain unchanged except for the additional cost of the
roadway extension to the south. With an increase in development cost and the
reduction in the number of lots we have a decrease in revenue. Due to this
decrease, we must require the City to pay us $184,000 to proceed with the park
land purchase.
Our review of the business issues of the park land was to get to a break
even point on the sale of the park land. I question our business sense when the
park land provides an opportunity to develop 10 home sites that on today's market
would yield a substantially higher value than the $18,400 per lot. We feel that this
$184,000 is 66% of the price we could sell to another builder or developer.
I kindly and respectfully ask you to carefully consider all the events that have
brought us to this new position. The reason we got to this new situation was due
to the loss of a lot, the additional expense of the street extension, and the other
unexpected expenses as outlined above.. If it were not for these issues (not any
one of these items individually) but the bulk of them in summation, that we feel
forced to review the economics and viability of our total development. This is the
unfortunate reality of the business situation here at hand.
I want to reaffirm my sincere desire to work with the City and I am under
the assumption that the City wants to work with us in an equitable, mutually
benefiting relationship.
i
1
1
I believe that if we are to proceed with the park acquisition, we should
formalize this as soon as possible with a binding purchase agreement with
substantial earnest money between the City and JMS Development Corporation. I
also believe that if the decision on the park is not reached (8/8/95) prior to our
appearance at the City Council (8/14/95), the Council should approve the Forest
Meadow Alternate I, showing the staff preferred southerly road connection, with an
understanding that the road connection would automatically be moved as shown in
Alternate Il, if the City does not purchase the outlot for the park. This Alternate II
alignment better facilitates the development of additional lots in lieu of park land.
Sincerely,
0
j
David L. Sebold
JMS COMPANIES
DLS /rn
cc: Jeff Schoenwetter
Todd Hoffman
Dave Hemphill
Don Chmiel, Mayor
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
Wednesday, July 19, 1995
at 7:00 p.m.
City Hall Council Chambers
690 Coulter Drive
Project: Forest Meadow
Developer: JMS Development
Location: 7210 Galpin Boulevard
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Notice: You are invited to attend a public hearing about a development proposed in your
area. The applicant is JMS Development request for rezoning of 20.25 acres from A2,
Agricultural Estate to RSF, Residential Single Family and Preliminary plat to subdivide 20.25
acres into 18 single family lots and 1 outlot located at 7210 Galpin Blvd., Forest Meadow.
What Happens at the Meeting The purpose of this public hearing is to inform you
about the developer's request and to obtain input from the neighborhood about this project.
During the meeting, the Commission Chair will lead the public hearing through the following
steps:
1. Staff will give an over view of the proposed project.
2. The Developer will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses project. The Commission
will then make a recommendation to the City Council.
Questions or Comments: If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish
to talk to someone about this project, please contact Sharmin at 937 -1900, ext. 120. If you
choose to submit written comments, it is helpful to have one copy to the department in advance
of the meeting. Staff will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on July 6, 1995.