2b-1. Lake Susan Hills Townhomes, Final PlatCITY OF
�HANBASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORA NDUM
' TO: Don Ashworth, City Manager
Action by City AdminitefWa
Endorsed
✓ t7
Modifief
Reject.a
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Date SubmftW to Commission
FROM:
Sharmin Al -Jaff, Planner II
Dave Hempel, Assistant City Engineer Datt Submitted to Council
o
/
' DATE:
October 2, 1995
SUBJ:
Final Plat Approval for Lake Susan Hills Townhomes Addition
On May 22, 1995, the City Council approved PUD #87 -3, and Site Plan Review #95 -7 for 34 units
(10 structures) as shown on the plans dated March 20, 1995, and subject to the following
conditions:
1.
Amend the PUD contract to state the impervious surface coverage of the site cannot exceed
35 %. This condition still applies.
2.
The townhome units shall conform to the design and architecture as proposed by the
applicant in their attached narrative. Introduce some variation among the rear of buildings
through the shape of windows, adding louvers, adding dormers, or color. This condition
still applies.
3.
The applicant should submit a street lighting plan for staff review and approval. A lighting
plan shall be submitted for the interior private streets. This condition still applies.
4.
A cross - access easement shall be conveyed to all the lots for use of the private street. This
condition still applies.
5.
Park and trail dedication fees shall be paid in lieu of park land dedication. The PUD
contract requires no trail fees and' /2 park fees. This condition still applies.
6.
Plans shall provide one visitor parking space per 6 units. This condition still applies.
'
Powers
7.
A r landscaping revised landsca in plan shall be submitted which provides berming along
Boulevard (CR 17) and Lake Susan Hills Drive. The agreement also states that the
Lake Susan Hills Townhomes
October 2, 1995
Page 2
applicant shall provide $500.00 of landscaping per multiple family unit. The applicant shall
provide the city with a cost estimate for the required landscaping. This condition still
applies.
8. Fire Marshal conditions:
a. Install "No Parking Fire Lane" sign on all private roads in compliance with Fire
Prevention Policy #06 -1991 (copy enclosed). Contact Chanhassen Fire Marshal for
exact location. This condition still applies.
b. Submit proposed street names to the Public Safety Department, Inspections
Division for review prior to final plat approval. The plat must be revised to include
the approved names after their review. This condition has been met.
C. Fire hydrant changes - contact Fire Marshal for additional fire hydrants and their
specific locations. A 10 foot clear space must be maintained around fire hydrants.
An additional fire hydrant shall be installed at the new "T" intersection. The
remaining fire hydrants shall be relocated with equal spacing. Fire hydrants shall be
placed a maximum of 300 feet apart. Contact the Chanhassen Fire Marshal for
exact locations. This condition has been met.
9. Building Official conditions:
a. Submit soils report to the Inspections Division. This should be done prior to I
issuance of any building permits. This condition still applies.
b. Furnish details on each size of dwelling unit. These details should include exterior
dimensions, overhangs, exterior openings and proposed optional additions.
Designate which unit will be constructed on which lots. These details must be
supplied prior to preliminary plat approval. This condition has been met.
10. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of '
each activity in accordance with the City's Best Management Practice Handbook. This
condition still applies. '
11. All utility improvements shall be constructed in accordance with the latest edition of the
City's Standard Specifications and Detail Plates. Detailed utility plans and specifications '
shall be submitted for staff review and approval. The streets shall be constructed in
accordance to the City's private driveway ordinance for multi - family zoning (Ordinance No.
Lake Susan Hills Townhomes
' October 2, 1995
Page 3
' 209). Radii at all intersections shall be 20 feet. The street width shall be widened to 26 feet
from back -of -curb to back -of -curb. Issuance of permits and inspection of the utility lines
will be performed by the city's Building Department. The streets and utilities, except the
ponding areas, storm sewer outlet and pipe systems, shall be owned and maintained by the
homeowners association. The applicant will need to incorporate cross access and
maintenance agreements in the homeowners covenants to provide access to all the parcels.
' This condition still applies.
12. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
' ordinance. The City will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign. This condition still applies.
' 13. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year
storm events and provide ponding calculations for stormwater quality /quantity ponds in
' accordance with the City's Surface Water Management Plan for the City Engineer to review
and approve. The applicant shall provide detailed predeveloped and post developed
stormwater calculations for 100 -year storm events and normal water level and high water
' level calculations in existing basins and individual storm sewer calculations between each
catch basin segment will also be required to determine if sufficient catch basins are being
utilized. This condition has been met.
14. The applicant shall enter into a site development contract with the City and provide the
' necessary financial security to guarantee compliance with the terms of the development
contract. This condition still applies.
15. Applicant will meet wetland rules and regulations as stated in Corps of Engineers section
404 permit, the state Wetland Conservation Act, and the City's Wetland Ordinance. This
condition still applies.
16. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County Highway Department, Watershed District, Metropolitan Waste Control
' Commission, Health Department, and Minnesota Pollution Control Agency and comply
with their conditions of approval. This condition still applies.
' 17. The applicant shall include a drain tile system behind the curbs to convey sump pump
discharge from the units which are not adjacent to a storm pond or wetland. 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. This
condition has been met.
Lake Susan Hills Townhomes
October 2, 1995
Page 4
18. The appropriate drainage and utility easements should be dedicated on the final plat for the
ponding areas lying outside the right -of -way. The easement width shall be a- minimum of
20 feet wide. Consideration should also be given for access for maintenance of the ponding
areas. This condition has been met.
19. No berming or landscaping will be allowed within the right -of -way or utility and drainage
easements without approval by the city and the applicant shall enter into an encroachment
agreement. This condition still applies.
20. The lowest floor elevation of all buildings adjacent to storm water ponds or wetlands shall
be a minimum of 3 feet above the 100 -year high water level. The proposed stormwater
treatment pond shall be relocated to the south end of the wetland. This condition has been
met.
21. The proposed stormwater ponds must have side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
The pond shall be sized to accommodate the storm runoff from Lake Susan Hills West 2nd
Addition which drains into the wetland from the south. This condition still applies.
22. Water quantity and quality connection fees will be based in accordance with the City's
SWMP requirements. Credits for SWMP fees will be evaluated at the time of final
construction plan review. This condition has been modified. "Based on review of the
final plat and construction plans, staff has calculated the SWMP connection charges
at $11,900 for water quantity based on 4.0 acres of developable land. The water
quality fees have been waived."
23. The final grading plan shall be revised to incorporate the following:
a. Relocation of the stormwater treatment pond to the south end of the wetlands. The
stormwater treatment pond shall be expanded to accommodate runoff from Lake
Susan Hills West 2nd Addition. The applicant shall be credited against the storm
fees for the oversizing of the stormwater pond. This condition has been met.
b. The applicant shall work with staff to minimize site grading and the amount of
earthwork to create the building pads. This may result in limiting the type of
dwellings to ramblers and/or lookouts on the east and south ends of the project.
This condition has been met.
Lake Susan Hills Townhomes
October 2, 1995
' Page 5
C. The drainage pattern and site grades adjacent to Powers Boulevard shall be
compatible with the future upgrading plans for Powers Boulevard. This condition
still applies.
' d. Berms shall be incorporated around the perimeter of the site adjacent to Powers
Boulevard. This condition still applies.
e. Grading shall be eliminated within the wetland buffer strip areas. Erosion control
fence shall be placed outside of the buffer strip. This condition has been met.
24. The street pavement design shall be reviewed and, if necessary, redesigned by a
professional soils engineer after review of the subgrade. The applicant shall submit to the
City written documentation from the soils engineer that the street design will meet or
exceed a 7 -ton design. This condition still applies.
' 25. The utility construction plans shall be designed to extend sanitary sewer for the entire site
from the existing stub provided in Lake Susan Hills Drive. This condition has been met.
' 26. Many of the proposed lot lines encroach upon the building setback line. The lot lines
should be modified to avoid encroaching into the building setback areas. No decks or any
portion of the dwellings may encroach into the City's drainage and utility easements or the
required 25 foot setback area. This condition will be amended to read "No decks or any
portion of the dwellings may encroach into the City's drainage and utility easements
' or the required 25 foot setback area."
27. Upon completion of the utilities improvements, the applicant shall supply the city with as-
built construction plans. This condition still applies.
28. The applicant shall take the necessary steps to prevent trash and debris from blowing into
' neighboring properties and dispose of it properly. This condition still applies.
29. All Ash trees shall be Seedless Marshall Ash. This condition still applies.
The City Council also approved the preliminary plat PUD #87 -3 as shown on the plans dated
' September 23, 1994, and subject to the following conditions:
1. Compliance with conditions of PUD and site plan. This condition still applies.
Lake Susan Hills Townhomes
October 2, 1995
Page 6
FINAL PLAT REOUEST
The applicant is requesting final plat approval for Lake Susan Hills Townhomes Addition. The
site is being final platted in two additions. This does not impact the plat in any way. This first
addition includes 15 lots and two outlots. The second addition will include the remaining 19 lots
resulting in a total of 34 twin homes located within 10 structures. The plat includes the
construction of a private street to serve the development. A wetland occupies the easterly portion
of the site. All structures maintain wetland setback requirements. Setbacks from the wetland
shall be 50 feet with a 10 foot minimum buffer strip.
LANDSCAPING
The 7.3 acre site for the proposed Lake Susan Hills Townhomes is absent of any trees. The
minimum baseline canopy coverage for the site is 20% or 58 trees. The landscaping plan
submitted by the applicant includes 120 trees and numerous shrubs. The plan provides sufficient
screening along Powers Boulevard and good coverage along the southern boundary. Staff
recommends the applicant reconsider placement of river birch in front yards due to its limited
hardiness in such locations. Establishment of the species would be better had near the pond
areas. Also screening from headlights should be provided for any townhome located near either
entrance of the development.
GRADING
The entire parcel will be graded as a part of Phase I construction in an effort to balance earthwork
and minimize disruption. The grading plan has been revised in general accordance with staff
recommendations, however, a few items still remain to be changed such as removing berms
within the City's right -of -way, modifying pond slopes, and showing buffer strips adjacent to the
wetlands.
The final plat will also need to dedicate a drainage and utility easement over the wetland and
storm pond on Outlot A. The storm pond will be maintained by the City in the future.
The grading plan has also been prepared to be compatible with the future upgrade of Powers
Boulevard. Plans have indicated that the grades adjacent to Powers Boulevard (County Road 17)
are interim grades only. Final grades are to match upgraded Powers Boulevard in the future.
EROSION CONTROL
The grading plan has been generally prepared in accordance with the City's Best Management
Practice Handbook for erosion control measures. Type III erosion control fence will be installed
Lak e Susan Hills Townhomes
October 2, 1995
' Page 7
adjacent to the wetlands. Additional erosion control fence may be required behind the curbs
during construction of the individual units. Rock construction entrances are being provided at all
access points.
'
UTILITIES
' The applicant's engineer has submitted detailed street and utility construction plans and
specifications in general accordance with the City's Standard Specifications and Detail Plates.
Construction plans have been reviewed by City staff and are in general acceptance with the
' exception of some minor plan modifications which will be revised shortly. Overall, the plans are
fairly well laid out. Staff requests that the City Council grant staff the flexibility to
administratively approve the revised plans as they are completed in accordance to City standards.
Final construction plans will be available for review in the Engineering Department by October
9, 1995.
The proposed utility improvements within the development will be private and not maintained by
the City. The homeowners' association/applicant may contact the City to perform annual
' maintenance functions to the private utilities for a fee. If the homeowners' association/applicant
wishes to pursue this option, they should contact the city engineer to generate a cooperative
agreement for maintenance purposes. The City's Building Department will be inspecting the
' installation of the utilities. The applicant and /or contractor will be responsible for applying for
and obtaining the appropriate permits.
' Upon completion of the utility improvements, as -built construction plans will be required to be
supplied to the City for record purposes.
STREETS
The site will be serviced from Lake Susan Hills Drive via a private street system. Street access
from Lake Susan Hills Drive is proposed in two locations to provide a looped street system. The
applicant will need to provide cross access and maintenance agreements in the homeowners'
' covenants to provide access to all the parcels.
A street lighting plan still needs to be developed and submitted to the City for review and
' approval. The construction plans do propose the installation of traffic signs. Typically, the City
orders and installs the necessary traffic signs and bills the developer for the sign materials.
' According to city ordinance, the private streets must be designed to meet or exceed a 7 -ton
pavement design. To ensure that this criteria is met, staff recommends that the final pavement
design be reviewed and redesigned, if necessary, by a professional soils engineer after the
Lake Susan Hills Townhomes
October 2, 1995
Page 8
subgrade has been constructed. Written documentation from the soils engineer attesting that the
street section will meet or exceed a 7 -ton roadway design shall be required prior to paving the
streets.
DRAINAGE
A detailed storm sewer system has been designed for both phases of this project. Storm sewers
and drain tile will convey runoff via a storm sewer system to a proposed stormwater treatment
pond located just south of the wetlands. The stormwater pond is designed in accordance with the
City's Surface Water Management Plan for water quality purposes and therefore the water
quality fees for both phases have been waived. Since the storm sewer system does not provide
for water quantity, the applicant is responsible for a water quantity connection charge of $2,975
per developable acre. Based on the developable area of Phase I (4.0 acres), the connection
charge has been calculated at $11,900.00. These fees are due to the City prior to the City signing
the plat documents. The connection charge for Phase II will be collected upon final plat approval
for Phase II.
The applicant is proposing an outlet control structure in the proposed stormwater sediment pond.
The outlet control structure shall be placed and installed at a point furthest from the two inlet
pipes to ensure sufficient settling time between inlets.
MISCELLANEOUS
The City's policy for issuance of building permits other than for a model home requires that the
streets required for access be paved with the first lift of asphalt and the utilities tested and
approved by the City. A building permit may be issued for one model home adjacent to a paved
street once the final plat is recorded. The certificate of occupancy will not be issued until the
streets are paved and utilities tested and approved by the City. This condition is listed in the
development contract.
The landscape plan needs to be revised. Berms are proposed within the wetland buffer strips.
Additional berms need to be designed and installed adjacent to Powers Boulevard (County Road
17). The proposed spruce trees between the wetland and storm pond shall be relocated to provide
access to the storm sewer outlet control structure. A 20 -foot wide path should be maintained.
The plans also need to be signed by a Professional Landscape Architect
Lake Susan Hills Townhomes
October 2, 1995
Page 9
' RECOMMENDATION
Staff recommends the City Council approve the Final Plat PUD #87 -3, and Site Plan Review #95-
' 7 for 15 units (5 structures) as shown on the plans dated September 12, 1995, and landscaping plan
dated October 5, 1995, subject to the following conditions:
1. Amend the PUD contract to state the impervious surface coverage of the site cannot exceed
35 %.
' 2. The townhome units shall conform to the design and architecture as proposed by the
applicant in their attached narrative. Introduce some variation among the rear of buildings
through the shape of windows, adding louvers, adding dormers, or color.
3. The applicant should submit a street lighting plan for staff review and approval. A lighting
' plan shall be submitted for the interior private streets.
4. A cross - access easement shall be conveyed to all the lots for use of the private street.
' 5. Park and trail dedication fees shall be paid in lieu of park land dedication. The PUD
contract requires no trail fees and `/2 park fees.
' 6. Plans shall provide one visitor parking space per 6 units.
' 7. A revised landscaping plan shall be submitted to the city for approval. No decks or any
portion of the dwellings may encroach into the City's drainage and utility easements or the
required 25 foot setback area. The agreement also states that the applicant shall provide
$500.00 of landscaping per multiple family unit. The applicant shall provide the city with a
cost estimate for the required landscaping. The landscape plan shall be revised and signed
by a Professional Landscape Architect. Berms need to be relocated outside the wetland
' buffer strip and additional berms created along Powers Boulevard and Lake Susan Hills
Drive. The spruce trees located between the wetland and storm pond shall be relocated to
provide a 20 -foot wide opening adjacent to the storm sewer to be installed from the storm
' pond to the wetland.
' 8. Fire Marshal condition:
a. Install "No Parking Fire Lane sign on all private roads in compliance with Fire
Prevention Policy #06 -1991 (copy enclosed). Contact Chanhassen Fire Marshal for
' exact location.
11
Lake Susan Hills Townhomes
October 2, 1995
Page 10
9. Building Official condition:
a. Submit soils report to the Inspections Division. This should be done prior to
issuance of any building permits.
10. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of
each activity in accordance with the City's Best Management Practice Handbook.
11. All utility improvements shall be constructed in accordance with the latest edition of the
City's Standard Specifications and Detail Plates. Detailed utility plans and specifications
shall be submitted for staff review and approval. The streets shall be constructed in
accordance to the City's private driveway ordinance for multi - family zoning (Ordinance No.
209). Radii at all intersections shall be 20 feet. The street width shall be widened to 26 feet
from back -of -curb to back -of -curb. Issuance of permits and inspection of the utility lines
will be performed by the city's Building Department. The streets and utilities, except the
ponding areas, storm sewer outlet and pipe systems, shall be owned and maintained by the
homeowners association. The applicant will need to incorporate cross access and
maintenance agreements in the homeowners covenants to provide access to all the parcels.
12. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign.
13. The applicant shall enter into a site development contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
14. Applicant will meet wetland rules and regulations as stated in Corps of Engineers section
404 permit, the state Wetland Conservation Act, and the City's Wetland Ordinance. '
15. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County Highway Department, Watershed District, Metropolitan Waste Control '
Commission, Health Department, and Minnesota Pollution Control Agency and comply
with their conditions of approval. '
16. No berming or landscaping will be allowed within the right -of -way or utility and drainage
easements without approval by the city and the applicant shall enter into an encroachment '
agreement.
Lake Susan Hills Townhomes
October 2, 1995
Page 11
' 17. The proposed stormwater ponds must have side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
The pond shall be sized to accommodate the storm runoff from Lake Susan Hills West 2nd
' Addition which drains into the wetland from the south.
18. The applicant shall pay the City a surface water quantity connection charge of $11,900.00
' for Phase I prior to the City signing the final plat documents.
19. The street pavement design shall be reviewed and, if necessary, redesigned by a
' professional soils engineer after review of the subgrade. The applicant shall submit to the
City written documentation from the soils engineer that the street design will meet or
' exceed a 7 -ton design.
20. Upon completion of the utilities improvements, the applicant shall supply the city with as-
' built construction plans.
21. The applicant shall take the necessary steps to prevent trash and debris from blowing into
' neighboring properties and dispose of it properly.
22. All Ash trees shall be Seedless Marshall Ash.
23. The final plat shall dedicate a drainage and utility easement over the wetlands and storm
detention pond on Outlot A. The final plat should delete the 40 -foot wide drainage and
' utility easement proposed over the street section.
The City Council also approved the final plat PUD #87 -3 as shown on the plans dated September
' 12, 1995, and subject to the following condition:
1. Compliance with conditions of PUD and site plan.
' ATTACHMENTS,
1. Final plat for Lake Susan Hills Townhomes Addition dated September 12, 1995 and
' landscaping plan dated October 5, 1995.
n