10a. Update on Halla Great Plains Golf Estates Preliminary Plat� I
� I
� I
I MEMORANDUM
TO:
FROM:
DATE:
SUBJ:
CITY OF IQI�
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Action by City Administrator
Endcrse:a ✓ Imp
Don Ashworth, City Manager o- si� T-13- to CCmmfssfori
Sharmin Al -Jaff, Planner H
December 6, 1994
Date ; tted to Council
Preliminary plat for Subdivision #86 -31 for Great Plains Golf Estates, Don
Halla
On September 26, 1994, the City Council approved
31 for Great Plains Golf Estates as shown on 4he p]
conditions. One of the conditions of approval' state
City Council by December 1, 1994 showing that su
final plat approval, and the final plat must be comp
plat will be void and the applicant will have to corn
requirement."
For your review and consid
applicant has made to meet
1. All areas
unless the
slopes of
This condition is still
begins.
preliminary plat for Subdivision #86-
dated June 6, 1994, subject to
'The applicant must report back to the
antial progress is being made towards
;d by March 1, 1995 or the preliminary
i With the 1 unit per 10 acre density
he following const
itions of approval:
ing site grading shall be i
shall be restored with sod or
an update on the progress the
;ly restored with seed and
completing site grading
, afeas disturbed with
I and wood fib& blanket.
site grading
2. The applicant shall work with the Cit}#ti'`developing a landscaping reforestation plan
on the site. This plan shall include a list of all trees proposed to be removed and their
size. The vegetated areas which will not be affected by the development will be
protected by a conservation easement. The conservation easement shall permit
pruning, removal of dead or diseased vegetation and underbrush. All healthy trees
over 6" caliper at 4' height shall not be permitted to be removed. Staff shall provide a
7
0
Halla's Great Plains Estates
December 6, 1994
Page 2
plan which shows the location of the conservation easement and the applicant shall
provide the legal description. This plan shall include a list of all trees and size
proposed to be removed. The plan shall be submitted prior to final plat approval.
Staff shall review the need for screening along Lots 1, 2, 3, 4 and 5, Block 4 as it
relates to the existing single family homes to the south.
Staff has met with the applicant on several occasions to discuss landscaping and
outline the City's expectations. The applicant has incorporated some berms along
the westerly edge of Hwy. 101. This is a step in the right direction, however, a
detailed landscaping plan will have to be submitted for staffs review.
' 3. Lot 4, 5, 7, and 8 Block 3, shall be custom graded and shall provide a tree
preservation plan for staff approval prior to issuance of a building permit. Staff shall
have the right to require a change in house pad and location if it will result in saving
' significant vegetation. A snow fence shall be placed along the edge of the tree
preservation easement prior to grading.
' This condition still applies. The applicant will be dedicating a 60 foot wide
easement running south of Lyman Boulevard. We note that the lot and block
numbers have changed from the previous submittal. The revised lot and block
' numbers are Lots 2, 3 5, and 6, Block 1.
4. Dead end access roads in excess of 150 feet in length shall be provided with
Chanhassen Engineering and Fire Department approved provisions for the turning
around of fire apparatus. The turning radius of a fire apparatus access road shall be
' designed; shown on site plan; and, approved by the Chanhassen Engineering and Fire
Department.
' This condition has been met. Columbine Trail and Hybiscus Trail will connect to
the existing gravel road looping the street system.
' 5. Fire apparatus access road shall be designed and maintained to support the imposed
loads of fire apparatus and shall be provided with a surface so as to provide all-
weather driving capabilities. The road shall be in place prior to construction of new
dwellings. This applies to homes which are in excess of 150 feet of State Hwy 101.
This condition has been met.
' 6. Street names:
' a. Maple Court is not acceptable. The City already has 5 streets with "Maple" in
the name.
1
Halla's Great Plains Estates
December 6, 1994
Page 3
b. The street between Hwy.
and Halla Nursery Vista.
Halla Vista Drive.
101 and County Road 14 is named both Birch Drive
The street must have only one name. Eliminate '
C. Rename "Golf View Circle." Submit alternative name.
The applicant has submitted revised street names that are acceptable. Halla
Nursery Drive shall be labeled Halla Nursery Drive East for that portion lying
east of Hwy. 101 and Halla Nursery Drive West for that portion running west of
Hwy. 101.
7. Building Department conditions:
a. Use Carver County licensed septic site evaluator.
No information had yet been received from a site evaluator at the time of writing
this update.
I I
J
b. Submit boring logs of borings done on each proposed ISTS site with a unique I
identification for each to Inspections Division.
No boring logs have been received at the time of writing this update.
C. Stake and identify proposed property lines, proposed ISTS sites and perc and
boring locations.
Staff conducted a preliminary site inspection. We located several stakes in the
ground. This condition still applies.
d. Provide a preliminary evaluation report on the ISTS sites from Resource
Engineering.
Preliminary evaluation by Resource Engineering cannot be undertaken until
boring logs have been furnished and $1,500 escrow submitted to the City. The
possibility exists that the evaluation may not be able to be accomplished until
spring time due to winter conditions. Resource Engineering indicated during a
telephone conversation which took place on December 6, 1994, that a decision
about the timing of the evaluation would be made after they review the borings
and the plat.
e. Revise the preliminary grading plan to show standard dwelling type
designations for proposed house pads.
Halla's Great Plains Estates
December 6, 1994
Page 4
The changes have not been made in accordance with the city's Standard Dwelling
Type Designation.
8. The applicant will need to provide revised detailed storm calculations for 10 and 100 -
year storm events and provide ponding calculations for storm water quality and
quantity ponds in accordance to the City's Surface Water Management Plan for the
City Engineer to review and approve. The applicant shall retain on site the
predeveloped runoff rate as well as provided interim water quality and quantity ponds.
The applicant shall provide detailed pre - developed and post - developed storm water
calculations for existing and proposed storm water basins. In addition, water quality
pond design calculations shall be based on Walker's pondnet model.
This condition still applies. These items are typically finalized with final plat
submittal.
9. The streets shall be constructed to the City's rural street section. Detailed construction
plans and specifications shall be submitted for review and formal approval by the City
Council in conjunction with final plat approval. The construction plans shall be
designed in accordance to the City's latest edition of standard specifications and detail
plates.
This condition is still applicable.
10. The applicant shall enter into a development contract with the City and provide the
necessary security to guarantee installation of the public improvements and compliance
with final plat conditions of approval.
This condition is still applicable.
i
11. The applicant shall meet wetland fill and wetland mitigation conditions as stated in the
Corps of Engineers Section 404 Permit. Mitigation work shall be implemented prior
to or concurrent with wetland fill activity or excavation in future phases of the project.
This condition is still applicable.
12. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies, i.e. Watershed District, MWCC, Health Department, PCA, DNR, Army
Corps of Engineers, Carver County Highway Department and MnDOT and comply
with their conditions of approval.
This condition is still applicable. The applicant has submitted an application to
the DNR and MnDOT.
Halla's Great Plains Estates
December 6, 1994
Page 5
13. The appropriate drainage and utility easements shall be dedicated on the final plat for
all storm water drainageways and ponding areas lying outside the street right -of -ways.
The minimum easement width shall be 20 feet wide. Consideration should also be
given for access for maintenance of the storm water ponding areas. Outlot A shall be
platted as a lot and block.
This condition should be modified by adding the wordage in bold below:
Outlot A shall be platted as a lot and block with the appropriate drainage and
utility easements or deed the outlot to the city.
14. The applicant's engineer shall develop a sediment and erosion control plan in
accordance with the City's Best Management Practice Handbook. The plan shall be
submitted to the City for review and formal approval.
This condition is still applicable.
15. The grading plan shall be revised to relocate all berming outside street or trunk
highway right -of -ways. The berm shall be limited to 4 feet high with 3:1 slopes along
Trunk Highway 101 right -of -ways. In addition, the grading plan shall show all
proposed grading as a result of drainage improvements, street and house construction.
The applicant's engineer shall work with staff in developing a revised storm drainage
plan to accommodate plat revisions.
The grading plans show some revisions along the westerly edge of Hwy. 101,
however, more detailed plans will be needed. In addition, the proposed berms
and side slopes on Lots 16 and 18, Block 2 encroach upon Hwy. 101 right -of -way.
These will need to be revised.
16. The lowest floor elevation of all buildings adjacent to storm water ponds or wetlands
shall be a minimum of three feet above the 100 -year high water level. All storm
water ponds shall have side slopes of 10:1 for the first ten feet at the normal water
level and no more than 3:1 slopes thereafter or 4:1 slopes throughout for safety
purposes.
This condition has been met except adjacent to Pond "A." However, Creekwood
Drive is lower than the lowest floor elevation proposed on Lot 15, Block 2,
eliminating the flood potential.
1
0
17. The outlet from the existing pond behind the nursery shall be re- routed and directed I
through Pond "B."
' Halla's Great Plains Estates
December 6, 1994
Page 6
' This condition should be modified to read, "The existing ponds and Pond B shall
be combined when Lot 10, Block 2 further subdivides." Due to elevation
' differences, this is not feasible at this time. However, when Lot 10, Block 2
subdivides, the two ponds should be consolidated into one.
'
18.
Existing wells and septic systems on the site which are not to be utilized shall be
properly abandoned in accordance with City or State codes.
'
This condition is still applicable.
'
19.
The applicant shall be responsible for the appropriate storm water quality and quantity
fees based in accordance to the City's Surface Water Management Plan. The
requirement for cash fees in lieu of land or permanent pond construction shall be
'
based upon the schedule in accordance with the prescribed land use zoning.
This condition is still applicable.
'
20.
The applicant shall report to the City Engineer the location of any drain tiles found
during construction and shall relocate or abandon the drain the as directed by the City
Engineer.
This condition is still applicable.
21.
The developer shall convey to the City appropriate drainage and utility easements for
future construction of storm drainage infrastructures over Outlot D, Great Plains Golf
'
Estates.
This condition is still applicable.
'
22.
Ponding facilities on the east side of Trunk Highway 101 will be considered after the
plat has been revised to accommodate staff' changes in the plat's street and lot
'
configuration. The developer's engineer should also provide the City Engineer with
revised detailed storm sewer drainage calculations and discharge rates for the storm
drainage system on the east side of Trunk Highway 101 as a result of revising the plat.
'
This condition is still applicable.
t 23.
The applicant shall modify the plans and incorporate the following safety
improvements:
'
a. The steep banks along the west side of Trunk Highway 101 lying south of the
nursery entrance create visibility problems for northbound traffic. The
Halla's Great Plains Estates '
December 6, 1994
Page 7 '
applicant is also proposing to construct berms as required along Trunk
Highway 101. Staff recommends that the existing banks along Trunk Highway '
101 be pulled back to improve sight lines and berming be restricted to a
minimum of 4 feet in height.
b. The hill on Trunk Highway 101 just north of the intersection of Creekwood '
Drive shall be lowered to improve sight distances. The current situation does
not meet MnDOT standards for sight distance at the posted speeds. '
C. Roadway alignments for Halla Nursery Vista and Trunk Highway 101 may
impose sight distance problems as well. This should be investigated and '
documented by the applicant's engineer that the intersection meets MnDOT's
standards for the posted speeds.
This condition is still applicable.
24. The applicant shall be required to re- excavate all unacceptable materials in the ravine '
on Lot 3, Block 6 and backfill with engineered fill as well as replace the existing
storm drainage pipe (24 -inch CMP) with concrete pipe.
This condition is still applicable.
25. The applicant's engineer should redesign the storm water basin (Pond "D ") to '
accommodate the existing significant trees that are alive yet.
This condition is still applicable. ,
26. The applicant shall provide for the future looping of the two street systems through
Outlot A from Golfview Circle or Golfview Court. Outlot A shall have no additional '
access granted for TH 101.
The revised plans show two street stubs on the north and south of Lot 10, Block '
2, to provide for the future connection of Delphinium and Daylilly Lane.
27. The plat shall be redesigned to provide full public street access to the properties south ,
of this development via two stub streets extended south from Halla Nursery Vista
between Lots 4 and 5, Block 4 and Lots 1 and 2, Block 4 or Lots 2 and 3, Block 4 or ,
some other alternative acceptable to the city.
The applicant has revised the plans to show two streets that will be extended to '
serve properties located south of Lot 1, Block 3, Lots 1, 2, and 3, Block 4, and
Lot 1, Block S.
0
' Halla's Great Plains Estates
December 6, 1994
Page 8
28. The applicant should provide documentation to the City and Carver County that
appropriate right -of -way has been dedicated with the final plat to achieve one -half of
the minimum 100 -foot wide corridor for County Road 14.
This condition is still applicable.
29. Access to the individual lots shall be limited to the interior streets and not from
County Road 14 or Trunk Highway 101.
This condition is still applicable.
30. The applicant shall revise the plat to align Birch Drive to be continuous with Foxford
Road at the intersection of County Road 14.
This condition has been met.
31. The final plat should show the new dedicated Trunk Highway 101 right -of -way.
This condition is still applicable.
32. Outlot A is currently used as the nursery business and should be platted into a lot and
block. The final plat should also rename Town Road to Creekwood Drive and show
Lot 1, Block 1 and Lot 1, Block 2 as a replat of Lots 2 and 3, Block 1, Great Plains
Golfview Estates.
This condition has been met.
33. Staff and applicant work together to make sure that the future road in the southeast
' corner of the plat not infringe on the bluff and that it adheres to the new bluff
ordinance.
This condition has been met. The applicant has revised the plans and moved the
road further west, locating it at a distance that exceeds 200 feet from the bluff.
' 34. The plat shall maintain an average overall density of 2 1/2 acres, including the nursery
property, for Halla's Great Plains Golf Estates preliminary plat.
' This condition is still applicable.
35. The total number of lots shall not exceed 36 lots. This number includes the parcel
owned by Mark Halla, the nursery site, and all lots proposed for single family
development.
Halla's Great Plains Estates
December 6, 1994
Page 9
This condition is still applicable.
36. The applicant must report back to the City Council by December 1, 1994 showing that
substantial progress is being made towards final plat approval, and the final plat must
be completed by March 1, 1995 or the preliminary plat will be void and the applicant
will have to comply with the 1 unit per 10 acre density requirement.
This condition is being addressed with this submittal.
37. Park and trail dedication fees shall be paid in lieu of parkland or trail construction at
the time of building permit application.
This condition still applies.
38. The final plat shall exclude David Halla's property.
The revised plan has excluded David Halla's property.
In general, we believe the applicant is making progress towards final plat approval. We will
continue to work with Mr. Halla to bring this plat before the City Council prior to March 1,
1995. The Public Safety DepartmenvInspections division believes that it is unlikely that
Resource Engineering will be able to complete ISTS (individual sewage treatment sites)
evaluations due to weather conditions. The final plat cannot be approved without Resource
Engineering evaluations. Although Mr. Halla has made progress towards completing the
platting process, failure to submit ISTS information in a more timely manner jeopardizes the
March 1 completion deadline given by the City Council.
ATTACHMENT
1. Plans.
0
0
u