1c-1. Final Plat to Subdivide Chan Haven Plaza, 3rd Addition J
l
C ITYOF
1 A CHANHASSEN
' 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
ktion by M rd
' MEMORANDUM Endorsed! bw _
Modified
Rejected
' TO: Don Ashworth, City Manager g 'f —2l 3
NO Submitted to Commission
FROM: Sharmin Al -Jaff, Planner I
Dave Hempel, Assistant City Engineer ~ De ce Submitted to Council
1 4 f- 21
DATE: April 21, 1993
SUBJ: Final Plat to Subdivide 3.48 Acres into 3 lots with an area of 40,908 Square Feet,
33,919 Square Feet, and 76,819 Square Feet, #90 -17 Subdivision, Beisner,
Ltd. /Chanhassen Holding Company; Property Located South of Hwy. 5, North of
Lake Drive East and Chanhassen Estates and East of Emission Control Testing
Station
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On January 28, 1991, the City Council approved final plat #90 -17 for Chan Haven Plaza 3rd
' Addition. The subdivision resulted in dividing 5.59 acres into 2 lots with an area of 1.9 acres
for Lot 1 and 3.0 acres for Lot 2. Lot 1 became the site for the Emission Control Testing Station
which was approved as a conditional use permit concurrently with the subdivision. Lot 2 was
reserved for future development and is being proposed for subdivision into three lots with this
application.
' On February 8, 1993, the City Council approved the preliminary plat for the proposal with the
following conditions:
' 1. Park and trail dedication fees to be assessed at the time building permits are requested.
2. Provide the following easements:
a. A standard 5 -foot wide drainage and utility easement shall be dedicated along the
common lot line between Lots 1 and 2, Block 1.
This easement has been provided
b. Drainage easement located over the drainage pond.
This easement has been provided
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PRINTED ON RECYCLED PAPER
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Don Ashworth
April 21, 1993
' Page 2
' c. A drainage and utility easement along the easterly 20 feet of Lot 3, Block 1.
This easement has been provided
3. Enter into a development agreement acceptable to the city.
4. A driveway or cross - access easement for use of the existing and proposed street shall be
' dedicated in favor of Lots 1, 2 and 3, Block 1. The easement agreement shall be drafted
and filed concurrently with a private maintenance agreement acceptable to the City.
Both Agreements should be filed at the county concurrently with the Development
' Contract and Final Plat by the City.
5. The developer shall obtain and comply with all necessary permits from the Watershed
District, Health Department, etc.
6. If construction of public improvements proceed beyond freeze -up, special modifications
to construction practices shall be incorporated as directed by the City Engineer, i.e. full
depth select granular material for trench backfill, etc.
' 7. The developer shall construct the sanitary sewer and watermain improvements in
accordance with the latest edition of the City's Standard Specification and Detail Plates
' and submit final plans and specifications for formal City approval.
The applicant has submitted final construction plans and specifications for city
approval. Formal approval is subject to some minor plan revisions per staff
' recommendations. Therefore, this condition is technically still valid.
8. Outlot A shall be included with the replatting of Chan Haven Plaza 4th Addition. The
outlot shall be replatted /combined with Lot 3, Block 1.
This condition has been met.
9. The developer shall revise the detention pond to accommodate 0.95 acre /feet of runoff
below the 927.0' contour line.
This condition has been met.
10. Erosion control measures (silt fence - Type I) shall be shown on the grading plan. Type
I silt fence shall be installed along the north, east and southeasterly perimeters of the plat.
This condition has been met.
11. The applicant shall reimburse the city for all engineering consultant fees associated with
the storm water study.
This condition has been met.
Don Ashworth
April 21, 1993
Page 3
The subdivision proposal is a relatively simple request that will serve to divide the site (3.136 '
acres) into three lots, one of which will contain the Goodyear building (40.908 square feet), the
second will contain the Abra building (33,919 square feet), and the third (76819 square feet) will
be reserved for future development. Conditions proposed for review would result in dedication
of all required easements.
ACCESS 1
Access to the development is provided by an existing private street off Lake Drive East which
services the Minnesota Vehicle Inspection Station (MVIS). Similarly, this development does not
propose any public right -of -way for extension of the proposed street and therefore access to the
lots will be private. A driveway or cross - access easement should be recorded in conjunction with
the final plat recording to guarantee access to Lots 1 and 2, Block 1. There should also be a
joint maintenance agreement, acceptable to the city, filed against each parcel. We do not wish
to see the city petitioned to accept the street at some point in the future. 1
The existing private street was built in accordance to the City's typical commercial pavement
design with the thought that someday it would be dedicated back to the City for ownership.
Engineering staff feels with the concept proposed the City will not be taking ownership of the
street and therefore the street pavement/parking lot designs may be designed accordingly. The
final plat provides the necessary drainage and utility easement for the public improvements and
ponding.
GRADING AND DRAINAGE t
The site is approximately six feet lower than the Minnesota Vehicle Inspection Station. The plan
proposes to regrade a portion of the access drive to provide a smooth transition between ,
developments. Storm drainage from the proposed development will sheet flow across the
driveways and parking lot areas and then conveyed via storm sewer system to a proposed
detention pond located over the southerly portion of Lot 3, Block 1. Staff has reviewed the size
of the detention pond and found it meets capacity requirements. The pond however, is not
designed to meet NURP standards. To do so would require additional wet area which would
severely compromise the utility of Lot 3. Staff believes that this problem can be addressed
downstream at a city owned pond. The developer should be required to pay an equivalent fee
($7580.00) into the Surface Water Management Program fund to accomplish these improvements
downstream. The fee was computed by the city's storm water consultant, Bonestroo.
The applicant is proposing a series of catch basins and storm sewer to convey runoff to the
ponding basin. From the city's standpoint, the catch basins and storm sewers located within the
drainage basin and main street access should be owned by the city to maintain drainage. The
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Don Ashworth
April 21, 1993
1 Page 4
individual storm sewer line extended between Lots 1 and 2, Block 1 from the street should be
maintained and owned by the individual property owners.
Erosion control measures are incorporated onto the grading plan. Type I silt fence is proposed
to be installed along the east and southeasterly sides of the development.
1 PUBLIC UTILITIES
Both municipal sanitary sewer and watermain are available to the site. The plans propose on
1 extending the existing 6 -inch watermain and looping to the existing 10 -inch watermain located
just east of the development. Sanitary sewer was extended previously in conjunction with
development of the Minnesota Vehicle Inspection Station. The applicant is proposing to extend
1 sanitary sewer and water service to each lot. All utility construction should be in conformance
with the latest edition of the city's standard specification and detailed plates. Utility construction
plans and specifications have been submitted to the Engineering Department for review.
Since the development will include construction of public improvements, it will be necessary for
P P P
the applicant to enter into a development contract and provide the financial security to guarantee
installation of the public improvements. Upon completion of these public improvements, the city
will formally accept for perpetual maintenance and ownership most of the utilities within the
' utility and drainage easements. The city will not be responsible for ownership and maintenance
of the storm sewer extended between Lots 1 and 2, Block 1. This is considered a private storm
sewer line.
1 All three lots will be served with municipal utilities. The appropriate hookup fees will be
charged at the time of building permit issuance.
1 COMPLIANCE TABLE
Ordinance Lot 1 Lot 2 Lot 3
Lot Area 20,000 s.f. 33,919 s.f. 40,908 s.f. 76.819
s.f.
1 Variances Required - none
PARK AND TRAIL DEDICATION FEES
' The City is requiring that park and trail fees be submitted in lieu of park land. Fees are paid at
the time building permits are requested. These fees are currently assessed at a rate of $2,500 per
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Don Ashworth 1
April 21, 1993
Page 5 '
acre and $833 per acre for park and trail fees, respectively. As such, the Goodyear site will be
charged $3,245 in park and trail fees, and the Abra site will be charged $2,614.
RECOMMENDATION '
Staff recommends approval of the final plat for Subdivision #90 -17 for Chan Haven Plaza 4th
Addition as shown on the plat dated April 19, 1993, with the following conditions:
1. Park and trail dedication fees to be assessed at the time building permits are requested.
2. Enter into a development agreement acceptable to the city.
3. A driveway or cross - access easement for use of the existing and proposed street shall be 1
dedicated in favor of Lots 1, 2 and 3, Block 1. The driveway easement and private
maintenance agreement shall be drafted acceptable to the city and filed concurrently with
the development contract and final plat by the city.
4. The developer shall obtain and comply with all necessary permits from the Watershed
District, Health Department, etc.
5. If construction of public improvements proceed beyond freeze -up, special modifications
to construction practices shall be incorporated as directed by the City Engineer, i.e. full
depth select granular material for trench backfill, etc.
6. The developer shall construct the sanitary sewer and watermain improvements in
accordance with the latest edition of the City's Standard Specification and Detail Plates
and submit final plans and specifications for formal City approval. 1
7. The applicant shall pay $7,580.00 into the City's Surface Water Management Program
address storm water quality standards. i
8. The City is not responsible for ownership and maintenance of the storm sewer extended
between Lots 1 and 2, Block 1. This is considered a private storm sewer line."
ATTACHMENT
1. City Council minutes dated February 8, 1993.
2. Plans dated April 19, 1993.
1
/I City Council Meeting - cebruary 8, 1993
Councilman Wing: I think this needs to be in a workshop and I think it needs to
II be addressed aggressively and more intellectually with a lot more time on this
Council's part but until then I'm going to stand by my motion to deny the
Interim Ordinance for development of the Highway 5 corridor. With all due
II respect to Mr. Senn's concerns.
Mayor Chmiel: Is there a second?
II Councilman Mason: Second.
Councilman Wing moved, Councilman Mason seconded to deny the Interim Ordinance
I Temporarily Prohibiting Development in the Highway 5 Corridor. All voted in
favor except Councilman Senn who opposed and the motion carried with a vote of 4
to 1.
Mayor Chmiel: Thank you for coming this evening. Appreciate your input and
we'll take about a 5 minute recess.
GOODYEAR TIRE. LOCATED SOUTH OF HIGHWAY 5. NORTH OF LAKE DRIVE EAST. AND EAST OF
THE CHANHASSEN EMISSION CONTROL STATION:
Ilf c ) ,k P A. REPLAT OF LOT 2. BLOCK 1. CHAN HAVEN PLAZA 3RD ADDITION INTO 3 LOTS.
•,,� B. CONDITIONAL USE PERMIT TO LOCATE AN AUTO SERVICE- RELATED USE IN THE BH. • O tt' BUSINESS HIGHWAY DISTRICT.
r I , C. SITE PLAN REVIEW FOR A 5.397 SQUARE FOOT GOODYEAR TIRE BUILDING.
Public Present:
1 Name Address
Jim Larkin Larkin, Hoffman
I Al Beisner Maple Grove
Neil Hartman 1841 Center Drive, Centerville, IL
Vernelle Clayton Chanhassen
James Benson Abra
II Herb Mason 1589 Highway 7, Hopkins
Thomas Thompson 1011 Butte Court
J. Harding 530 West 79th Street
II Tom Kotsonas 8001 Cheyenne Avenue
Sharmin Al -Jaff: Approximately a month ago you reviewed the subdivision, site
II plan and conditional use permit request for the development of a Goodyear auto
service facility. Tabled action on the proposal as architectural and site
design issues surfaced. Staff was directed to investigate the possibility of a
moratorium along Highway 5. The applicant was directed to revise the plans by
II
providing additional landscaping along the south portion of Lot 1, and change
the exterior finish from block concrete to brick. The applicant has not
submitted the requested changes. However, staff changed the conditions of
I approval for the site plan review to reflect your recommendations from last
month in conditions 10, 11 and 12. The additional landscaping is reflected as
well as changing the exterior materials to brick is also reflected. There were
II some additional concerns such as noise level. We changed the conditions of the
conditional use permit as you had requested and with that we are recommending
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City Council Meeting - Febru. 8, 1993
approval of this application. Thank you.
Mayor Chmiel: Thank you. Is the applicant here?
Jim Larkin: I'm Jim Larkin and I'm representing the owner of the property, the
Mason family and asking that the Council vote approval of the conditional use
permit without requiring the two conditions which have been added since the last
meeting. That is the brick and the additional landscaping. Mr. Beisner, the
1:
developer who has spent over 10 months trying to work with the city and it's
staff and has made significant and multiple designing changes over that period
of time in order to meet the requests of a variety of constituencies, will speak
to what he has done and show you what are the latest drawings and we ask you
that you consider them for what they are and not for a particular type of
material that is being used. I would note to you that if you look at the Target
store which is presently under construction, the exterior material on the
Beisner project, or excuse me, the Goodyear and Abra project are as good or
better than that material. If you look at the buildings immediately to the
north on Highway 5, which would be where a driver coming into the city would
logically look first, they are of material that is no better than and probably
less than that will be proposed. The result of continually changing the
requirements is to impose what eventually becomes an uneconomic burden or such a
strong economic burden on the development that it can no longer go forward
because who pays for commercial developments ultimately are the members of the
public whose prices are raised. These two developments between them will create
some 10 to 20 jobs per unit, or at least based on the information that has been
made available to me, 25 jobs at a time when the economy is not creating a great
number of jobs. So given all of those factors, I would ask that you listen to
Mr. Beisner as he goes through what he has done and shows to you the current
views of the property as it would appear upon completion. Thank you for your
attention.
Al Beisner: I'm Al Beisner, the developer. I'm the one that caused all the
commotion before and we are here basically again with probably not a change in
our design from last time. Not a change in the placement from last time. But
this time with some more answers to some of the questions that we may or may not
have been aware of back when it was presented at the earlier meeting. Some of
the considerations that I want you to know and what we've done in this process.
Basically we start out, and we started this project about 10 months ago and we
did go to the City. We located the site. We found that the original site that
we wanted to build a Goodyear store on was not properly zoned. We went to
staff. went to the City and they directed us to the location where we are
currently proposing these developments. We submitted all of the information
necessary to staff in September and at their request we did virtually everything
that was in the requirements for a conditional use and a BH zone. In fact we
went further. We put in twice the landscaping that was required and throughout
the last 4 or 5, 6 months, we have made no less than 8 changes to the Abra store
and 3 or 4 changes to the Goodyear store. When I talked earlier about levers
that you have, you have some of those levers and we went above and beyond. We
have spent almost 2 1/2 times as much on architecture to get to this point than
we had originally proposed. Just making all the changes that were requested.
We followed, so that this was not a rush job to get through here, we followed a
very slow procedural process here. The first meeting that we were to attend was
October 21st. That was a Planning Commission meeting. The Planning Commission
meeting was cancelled because there was a lack of a quorum. The next Planning
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II City Council Meeting - February 8, 1993
Commission meeting was November 4th. That meeting was cancelled because staff
I failed to give proper legal notice to the residents. On November 18th we went
to the next Planning Commission. That Planning Commission meeting was, or the
item was tabled. At all three of those meetings the staff had recommended the
I . plans we had. The fourth Planning Commission meeting occurred on December 2nd
and the staff recommended our project and at that meeting it was approved
unanimously. On December 14th we were to have the first City Council meeting.
We showed up at the first City, or we were on the agenda for the first City
I Council meeting and then staff pulled us off the agenda because staff didn't
like the design at that time. We were rescheduled for the January llth meeting
which was last month and that's when we decided we'd go through the moratorium
I business. And so we're back here now in February and we have been patient and
have done I think as much as we could within the requirements of the conditional
use permit and the BH highway zone. A couple of things that you should be aware
of that we go through. When I got into the process early on in the game, it's
II important that I number one arrange financing. It's important number 2 that
I have a lease signed. For prior to signing a lease with Goodyear we have to
have the project costed out, as Goodyear will sign a lease based upon a multiple
II of what the costs are and Goodyear does approve the costs and Goodyear, and a
representative from Goodyear is here this evening, if you care to ask him any
questions. But Goodyear has built many of these and they know what their costs
I are. They are like many of the other large major retail corporations. They
know the economics of the area by the demographics of the area. They know that
they can afford to pay so much in rent in this location because they feel this
is what the business will be. anything more than that might not be economically
II viable for the operator and for Goodyear. A lot of the businesses that you see
vacant back and forth on the strip here between here and 494 that are vacant,
don't look very good when they're vacant. They went out of business because
1 they couldn't handle it. Their projections were wrong. In the Goodyear store,
with the design that we had with the split faced block, the economics are so
that we think the business can make it and we think that that is more important,
I or I shouldn't say more important but that is a very, very important
consideration when you go forth with any venture. The last thing I think you
want is to have us build a building that looks good on the outside. Have
Goodyear sign a lease. Have the operator come in and can't make the lease
I payments because the business is not there. He folds up. Closes the door. It's
vacant. Even though Goodyear's still paying the rent, it's a vacant building
and so there's more that goes into the whole process and let's just have some
II cost here and cost there. We may not have been here today if in fact back in
July that brick on a building would have been a requirement. We would have said
Neil, this is how much more cost for brick on the building. This is how much
II more your rent is going to be, and he would have said, we probably can't afford
it or would have cut down the size. He also went through his process to get
this lease approved in Akron, Ohio and that was no small feat either because
we've just recently received the final signed leases back, and that took about 4
II months. So it's all a very slow process. I guess I wanted to show you that so
you don't think we come in here and can slap up a building here or there,
whatever. A couple of things I wanted to address about uses and why I think
II this building is good for this location. Number one, there's an emission
control building there. Theoretically, x number of cars have to go through that
emission control building every year, every month, whatever to be inspected. If
there's something wrong with the emission control or with the car that goes to
II the emission control building, they need to have it fixed. You can have them
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City Council Meeting - February 8, 1993
drive right next door 50 feet and have it fixed, or you can have them drive 2
miles through town to the other end of town to have it fixed. What you're doing
is just creating more traffic. I think when you talk about a land use that we
had talked about previously, this is a good use for the property and we think
that having a Goodyear there and hopefully having the Abra right next to it,
will concentrate all of those uses together. I was also a little concerned
about some of the comments that were made about the gateway and I'm still
uncertain where the gateway is because from the west it's Target and from the
east, I would have thought the gateway was down there, I think it's on Dell
Road. I understand there's going to be a bus garage there or, that's not the
gateway? People have told me there are different gateways and I wasn't sure and
these buildings that we are proposing and the Goodyear building tonight, I think '
is as good a looking building as you will find on all of Highway 5. I'm not
particularly pleased with the looks of the emission control building. To me it
looks, and I know it's been well liked here I guess, I'm sorry, but it looks
more like a smaller Menards to me than it does you know a good building. There
are things wrong with the McDonald's. For one their parapets don't go up high
enough to cover their rooftop HVAC units. I can see the green. That's not
good. A couple things that we have done with that in the Goodyear building I'd
like to walk you through. Is we first recessed the building, we've recessed the
building. we moved the building further away from Highway 5 because we thought
that Highway 5 was a sensitive area. We were told that and so we moved it as
far away from Highway 5 as we possibly could. We've also on both buildings, to
show you the detail we put into this. We staggered the buildings. We don't
have a straight building. We don't have a straight face there. One building is
staggered behind the other one. We do not have the doors facing, on the
Goodyear building, there are 4 doors on each side. They aren't facing the
freeway. They're facing Abra and they're facing the emission control. Something
else that you can't see here but if you walk the property, you'll be able to
see. This site is about 5 feet lower than the emission control site. I don't
know why it was engineered as such but this is higher, our elevation is 5 feet
lower. So virtually from the west we will be almost, I shouldn't say it in
front of Neil, the Goodyear guy, but we might be invisible because of the
emission control blocking the view of this building. We basically, as I
mentioned, spent twice as much on landscaping in this location as your ordinance
requires. We did that because we think it looks better and we did it because we
have underground sprinklers in the green area and we think that will make for
good looking green area all the way around. This is a bird's eye view from
Highway 5, if you will. We have a 3 1/2 to 4 foot berm that surrounds, or is on
the north border of the site. Over on this side we virtually have a 5 foot drop
so we aren't visible. The parking lot will not be seen from Highway 5 in this
design unlike the emission control and unlike the McDonald's and unlike many of
the others. Those are the details that we have gone to on the site plan. On
our building plan. This is a colored rendering. The ones that you have, we
have two more gables in here to break up even further that roof line. We've
introduced this blue element to break up the one color sameness of the entire
building. Keep in mind too that this building is only 5,200 square feet where
Target's 118,000 square feet. I mean this building is probably maybe smaller
than many of your homes and the end facing the freeway is only 52 feet across.
People are rich out in Chanhassen aren't they? There's the two gables here.
And this we changed again because staff wanted to break up that roof line but
you're only looking at 100 feet along here and you're only looking at 52 feet
along here and that's not a very big building. It's not significant. If we
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City Council Meeting - February 8, 1993
were 3 or 4 stories, or 6 stories, or in the middle of an intersection, there'd
be something. i brought along samples. This is a split faced block that we've
used and there are probably 30, 40 different kinds of architectural block that
you can use. This is one of the architectural blocks that we plan on using.
' Something else, and i was going to run a quiz. This is what we all think is
brick, and this is brick. But, and it's a gamble that I was going to take but
I decided not to. The block on the bottom, that's brick. Believe it or not,
that's brick. They've come out now with what they call an atlas brick. It's
' the same size as a concrete block and they're using that, the contractor Ox,
down the road distributes this and sells this. There are only 3 or 4 choices of
that but we in the architectural group thought that a solid faced of that kind
of brick is just one flat solid sheet wall that doesn't have any interest to it
and really is not in good architectural taste. I wanted to, I have a comment
here. I have a quote here that I have to get in and it's basically, this is
what Frank Lloyd Wright, who we all know was a wonderful architect, says about
architecture and building materials. I quote, "It's not what the basic material
is as to whether or not it's good or bad, it's how you use it." And we can
build a brick building that looks bad and we can build an architectural scored
' block building that looks great. We plan on doing that. We hope to do that and
I think it will be a building you'll be proud of. I don't know if many of you
are familiar with Summit Avenue area and Crocus Hill, but I've done some work in
that area and Crocus Hill, Summit Avenue area in St. Paul has the largest
concentration of Victorian homes in the United States and they are
architecturally sensitive to everything that goes on over in the Crocus Hill
area. Several years ago they got together, there were some homes being built in
' the area when the old ones were torn down. The new ones were put up, that
didn't adhere to their "Victorian standards ". They have about a 28 page
standard book that if you are going to build a home in that area again, you have
' to adhere to all 28 pages of directives and they get down to material type. They
get down to arches and peaks and whatever. They do the whole thing. About 5th
and Summit Avenue, an architect and a public relations person built a duplex.
' They met with the architectural control committee and they did everything that
there was in that 28 page ordinance, and then what they did is they painted it
purple and it's still there and you can go see it. It met everything
architectural there is to do and I was aghast by it and I go by it about once a
' year to show you that you can impose some things. If it's not done in good
taste...from the beginning, it's not ever going to be done right. There is
nothing that the Summit Hill and Crocus Hill area people and architectural
control committee could do. We aren't planning on painting this purple. We
want it to be in good taste. Good quality...show you that we all aren't as bad
of developers as some people think. We're trying to do some business in South
' St. Paul and I wrote and asked for some information and this was an unsolicited
letter back from the City Administrator. So in talking about us doing a quality
development and quality building, we mean it... Sorry we weren't aware of brick
before. We weren't aware of a lot of things that we found out later and we've
been patient and I think that staff will tell you that we've worked as hard as
we could and be as nice each of us could to each other under the circumstance.
I'm here for questions.
Councilman Mason: Al, one real quick one. Now this color that we see now is an
accurate reflection of what you have?
1 Al Beisner: Yes. It's sort of like that with the Goodyear...
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City Council Meeting - Feb .ry 8, 1993
Mayor Chmiel: Any other questions? Thank you. Is there anyone else wishing
to address this? Please come forward and state your name and your address
please.
Tom Kotsonas: Tom Kotsonas, Chanhassen Estates. Very quickly. The building
may be architecturally fantastic but I think it's very important to keep in mind
that if Goodyear goes in, Abra goes in, there's another lot that could be
Champion Auto. It could be Rossi Auto. It could be whatever. I mean how do
you say no to the last one that goes in there? We have an emission station. We
have McDonald's that, excuse me. I'm a little emotional but was shoved down our
throat and as he said, architecturally is an eyesore on that corner. It's got a
wall that's falling in. We have a Sinclair gas station next to it. You go up
the highway. We have an auto something with boats stored outside that you look 11 at from going along the highway. You have the Rapid Oil we've talked about.
We've got the Brown Standard. Go around the metro area and you find me a site
in the metro area that has this many, this concentrated type of activity and
look at the neighborhood around it. The neighborhood that's there now is a fine
neighborhood. It's an older neighborhood. I'm also a 20 year plus taxpayer in
Chanhassen and I have, and so do my neighbors, have as much right to our
protection as a developer who doesn't live here. None of these people live
here. They're going to develop and they're going to be gone. Thank you.
Mayor Chmiel: Thank you. Is there anyone else? If seeing none, I'll bring it
back to Council.
Councilman Wing: Could I just ask that we start, I asked Sharmin to draw up a
sketch of a possible option here that I'd just like to show the Council just for
information. And I guess this was prompted by Bill Morrish stating that maybe
it's desireable to kind of keep parking off the road and keep the greenway
spaces as wide as we can and I just suggested that if we moved the building
north, kept the greenway and kept the parking off of Highway 5, and moved the
trash bins to elsewhere on the property, and I don't know how this turned out or
what Council thinks about this but this is just a suggestion I had. And by the
way, I want to just, Mr. Beisner's been a very, a real quality gentleman and
I told him. I called him to comment on my suggestion here that I wanted to
bring this up tonight but I wanted to point out that we don't get to see this
until now and then it's dumped on us and it's really awkward. You know last time
we were really stunned by it and the neighborhood's concern about land use and
you know it's kind of done and so then all of a sudden you get confronted by the
Council that is really looking at this for the first time and I can't apologize
for that. It's the system but at any rate, Sharmin can you go on with what we
had talked about. gust for Council's information.
Sharmin Al -Jaff: With this design the building is pushed to the north. You get '
a 50 foot depth of green space versus the 35 that was there before. The parking
was moved to the south. They're losing one parking space but still exceeds the
ordinance requirements. Again, it pushes the parking away from Highway 5 to the
south and we get additional green space.
Councilwoman Dockendorf: With the berms that are currently proposed in front on
Highway 5. Will we really see the parking? Driving along or is the berm going
to be high enough where if it stays where it currently is platted?
28
City Council Meeting - February 8, 1993
1
Sharmin Al -Jaff: It should be high enough to where you won't be able to.
' Councilwoman Dockendorf: So we're pushing the building further back and.
Sharmin Al - Jaff: We're bringing the building closer.
Councilwoman Dockendorf: Right. My concern is if we can keep the building back
off the highway and not see the parking.
1 Al Beisner: One of the other concerns too, and these are all sorts of great
suggestions and some of the suggestions...so there's three sides I think to
' everything in here that we looked at. You will not be able to see the parking
lot. If you look closely, these little things here are cars...and that's what
you should...you can see the tops of them. If they are small foreign cars, you
won't see the tops of them and that's from the freeway...The berm is 3 1/2 to 4
feet.
Mayor Chmiel: We know what the topography is on the highway as opposed to the
' proposed construction site?
Paul Krauss: well we do know what the elevation of the highway is. We've got
the as -built drawings.
Mayor Chmiel: Looking at a sight line is what I'm saying. Sitting in a
Position of a vehicle.
1 Paul Krauss: We have not verified it from that standpoint. What you'd want to
do is pick a point on the highway and then go 4 feet above it because that's
where the driver's eyes typically are.
Al Beisner: The freeway is 935 according to this drawing.
1 Mayor Chmiel: 935? What's your contour on the site?
Councilman Senn: 935. It drops down to the drainage ditch.
Councilman Mason: How would moving the building effect the neighborhood behind
it?
1 Paul Krauss: I understand it's a sensitive issue for the neighborhood but I
really don't think it effects it one iota. I mean you've still got an
intervening site that's going to have a building on it at some point.
' Mayor Chmiel: Some type of building is going to be located on the vacant lot.
Councilman Wing: What are you going to do with that one, just out of curiosity?
That could be another automotive center under the present ordinance right?
Paul Krauss: It's very likely. That is one of the allowed uses there. Not to
play devil's advocate but also one of the allowed uses is another fast food
restaurant. Now I think this is really casting the die where they don't have
enough parking to do anything like that so you're talking about a lower
intensity type of use. It doesn't, I understand it doesn't make the neighbors
1 29
City Council Meeting - February 8, 1993
feel any better to know that it could be worst if that's the perspective. But r
I'm hoping that enough is gleaned from the direction of the Council here that
before they come in with that third building, we will have more information to
tell them that do it this way and we can give you better assurance of it's
smooth passage through the Planning Commission and Council.
Councilman Wing: How about to the east? Same situation. '
Paul Krauss: Well east is the Abra building.
Councilman Wing: Okay, after Abra. '
Paul Krauss: There is nothing left. Then you go over to the IOP property. The
DataSery property.
Councilman Wing: So this is the specific area the neighborhood's going to be
effected with?
Paul Krauss: This is the end of that commercial use, yes.
Al Beisner: One other thing that I found out in doing a Goodyear store as
opposed to others. Goodyear, because they are basically very, very full
service, will probably eliminate from use the competition of a Midas Muffler,
Meinke this or those kinds of uses because Goodyear does do all of those. And
once you have Goodyear in a situation, the others probably won't come in. There
are a couple that are complimentary but there will be less of an option for any
servicing going on in a third site is Goodyear is there because they are so full
service. If we don't do a Goodyear there and do a Meinke Muffler, then there's
a be' '- chance that there would be another servicing kind of thing being there.
Right • we have no plans for anything on the other site, and as I mentioned
last time. At one point in time, yes. Rossi Big Wheel, we were in contact.
We've also had a contact as of late with a dentist in town who's thinking about
maybe building a little clinic there. We also had a conversation that Sharmin
sent out way from the Dance studio. They wanted to put a dance studio there.
It's hard to project right now. We have nothing that we're thinking about
beyond these two sites.
Mayor Chmiel: Any other discussion? '
Councilman Mason: So real quickly, what's the benefit to the city to moving the
building? '
Paul Krauss: Well, if I could touch on that. One of the proposals in the
Morrish program is that highways, frontage roads, parking lots, when they're
done in the typical sense, it will take you about a quarter mile wide blacktop
strip. And Bill wasn't the first guy to come up with this. There's been
articles, a famous one, Jonathan Barnett. And one of the things that he
proposed is that you seek to do the opposite. That you focus development on ,
roads such as Lake Drive, you know that run parallel to Highway with a remote
location. And that you seek to put as much unencumbered green space, ideally
landscaped green space between the highway and the use and that you put the
building up close and bury the most obnoxious, the more high intensity aspects
of the site away from the frontage. So that's basically what you're striving to
1:
30
City Council Meeting - February 8, 1993
do if you push the building up closer and it's a trade -off. The building is
closer and assuming it's not an unattractive building, it's not a very big
building, it's still going to be set back 50 feet from the property line and
it's more than that from the traveled right -of -way because it has a ditch
section through there. But the green space, the area of green space is widened
out by an additional 15 feet.
' Al Beisner: To move the Goodyear building forward, and had we done that 8
months ago, it would not have been a problem. Not too big a problem. Right now
we've engineered the site for where it is right now. We've taken soil tests for
' the site for where it is right now. We've done all the architecture for the
site for where it is right now. We find out two things. Number one, if we do
move the building, we have to pay more for re- architecture. Re- engineer and new
soil tests, and that's only another $15,000.00 - 417,000.00 that we can add to the
cost. I mean it doesn't seem like it, plus the front of the freeway, as you go
further north on the site, our soil tests are worse, which we didn't know until
we actually took them but it will substantially, you know cost more.
Mayor Chmiel: Do we have soil borings on this site Paul?
Paul Krauss: No. Mr. Beisner I'm sure could provide us with it. We haven't
seen it.
Al Beisner: The worst spot that we have is right here. And it gets, as it goes
this way it gets better and that was just dumb luck because...so that's an extra
cost for soil correction there...
' Mayor Chmiel: Any other discussion? Hearing none, I would entertain a motion.
Councilman Mason: I think we've got to move on it. It seems to me with this
' being a conditional use permit, they've done everything they need to do. I
understand the concern about raising the cost. However, I certainly think the
city would gain quite a bit by moving the location of the building. So with,
boy I'm going to need some help getting through this one I think. I would move
' approval of the conditional use permit with the caveat, or I guess it would be •
number 9, and it sounds like it would probably entail some further discussions
with the city about moving the location of the building to create more green
space.
Manor Chmiel: Could I just back up one? Could we go back up to item (a),
' replat Lot 2, Block 1 and get that.
Councilman Mason: Oh, I'm sorry.
Mayor Chmiel: Then move into the conditional use.
Councilman Mason: Alright, yeah. I'm sorry. I'd like to cross whatever I said
' and move to replat Lot 2, Block 1 of Chan Haven Plaza 3rd Addition into 3 lots.
Roger Knutson: Is that subject to the conditions set forth in the report that
you have?
Councilman Mason: Yes.
' 31
City Council Meeting - Febr-lry 8, 1993 1
Mayor Chmiel: Thank you for clarification. Is there a second? 1
Councilwoman Dockendorf: Which? But what conditions?
Roger Knutson: You have them in your packet, under Subdivision. The list of
/
conditions.
Councilwoman Dockendorf: Okay. 1
Mayor Chmiel: They aren't in sequence. They're a little out of sequence but
the subdivision is with the approval of Subdivision $90 -17. 1
Councilman Wing: I'll second that.
Mayor Chmiel: Any other discussion? 1
Councilman Mason moved, Councilman Wing seconded to approve the preliminary plat
for Subdivision #90 -17 for Chan Haven Plaza 4th Addition as shown on the plat
dated September 21, 1992, with the following conditions:
1. Park and trail dedication fees to be assessed at the time building permits
are requested.
2. Provide the following easements:
a. A standard 5 -foot wide drainage and utility easement shall be dedicated
along the common lot line between Lots 1 and 2, Block 1.
b. Drainage easement located over the drainage pond.
I/
c. A drainage and utility easement along the easterly 20 feet of Lot 3,
Block 1.
3. Enter into a development agreement acceptable to the city.
4. A driveway or cross - access easement for use of the existing and proposed
street shall be dedicated in favor of Lots 1, 2 and 3, Block 1. The
easement agreement shall be drafted and filed concurrently with a private
maintenance agreement acceptable to the City.
5. The developer shall obtain and comply with all necessary permits from the
Watershed District, Health Department, etc.
6. If construction of public improvements proceed beyond freeze - up, special
modifications to construction practices shall be incorporated as directed
by the City Engineer, i.e. full depth select granular material for trench
backfill, etc.
7. The developer shall construct the sanitary sewer and watermain improvements 1
in accordance with the latest edition of the City's Standard Specification
and Detail Plates and submit final plans and specifications for formal City
approval.
32
1
' City Council Meeting "ebruary 8, 1993
8. Outlot A shall be included with the replatting of Chan Haven Plaza 4th
Addition. The outlot shall be replatted /combined with Lot 3, Block 1.
' 9. The developer shall revise the detention pond to accommodate 0.95 acre/
feet of runoff below the 927.0' contour line.
' 10. Erosion control measures (silt fence -Type I) shall be shown on the grading
plan. Type I silt fence shall be installed along the north, east and
southeasterly perimeters of the plat.
' 11. The applicant shall reimburse the city for all engineering consultant fees
associated with the storm water study.
12. Compliance with conditions of approval for Site Plan Review *92 -3 and
Conditional Use Permit *92 -2.
1 4. Termination of Permit. The City may revoke the permit following a public
hearing for violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the allowed use
has not been completed or the use commenced, this permit shall lapse.
6. Criminal Penalty. Both the owner and any occupant of the subject property
are responsible for compliance with this conditional use permit. Violation
' of the terms of this conditional use permit is a criminal misdemeanor.
All voted in favor and the motion carried unanimously.
Mayor Chmiel: Second item would be conditional use permit to locate an auto
service related use in the BH, Business Highway district.
Councilman Wing: I guess we've decided that. I'll so move.
' Mayor Chmiel: It's been moved and seconded. With conditions as indicated
within staff report?
Councilman Wing: Mr. Mayor, would we want to, there was concern about banners.
Temporary signage. Flags. Exterior tire displays and I believe this would go
under the conditional use permit. I would add an addition here that there be no
banner, exterior banners, temporary signage, flags, or exterior tire displays.
' And a second one of, I think this is the recommendation of Council, of hours of
not earlier than 7:00 and not later than 7:00. Hours of 7:00 to 7:00.
Mayor Chmiel: 7:00 a.m. to 7:00 p.m.
Councilman Wing: 7:00 a.m. to 7:00 p.m.
' Councilman Mason: Do we have a second on that yet?
Mayor Chmiel: No, not yet.
Councilman Mason: I'll second it.
' 33
City Council Meeting - F uary 8, 1993
Councilman Wing moved, Councilman Mason seconded to approve Conditional Use
Permit 192 -2 as follows:
1. Permit. Subject to the terms and conditions set forth herein, the City of ,
Chanhassen hereby grants a conditional use permit for the following use:
Auto Service Facility.
2. Property. The permit is for the following described property ( "subject
property ") in the City of Chanhassen, Carver County, Minnesota: Lot 1,
Block 1, Chan Haven Plaza 3rd Addition. '
3. Conditions. The permit is issued subject to the following conditions:
1. No public address systems are permitted.
2. No outdoor repairs to be performed or gas sold at the site.
3. No parking or stacking is allowed in fire lanes, drive aisles, access
drives or public right -of -way.
4. No damaged or inoperable vehicles shall be stored overnight on the '
Goodyear site.
5. No outdoor storage shall be permitted at the Goodyear site. '
6. Noise level shall not exceed OSHA requirements or Minnesota Pollution
Control Agency guidelines at the property line. Doors will be kept
closed or no more than a 12" opening.
7. Pollution level shall meet standards set by the Minnesota Pollution
Control Agency.
8. Compliance with conditions of approval for Site Plan Review *92 -3 and
Subdivision #90 - 17. '
9. There shall be no exterior banners, temporary signage, flags, or
exterior tire displays. '
10. Hours of operation shall be between 7:00 a.m. and 7:00 p.m.
All voted in favor and the motion carried unanimously.
Mayor Chmiel: Item (c), the Site Plan Review for 5,397 square foot Goodyear
Tire building. And that would be Site Plan Review *92-3 and conditions 1 thru
13 and there's been some objections about item 12.
Councilman Wing: 12 I support. I like the store in Eden Prairie and I don't
think we should step below that with the brick so, and as far as moving the
store, I'd like to see that left to Council. I don't want to be impulsive on
that. It didn't go through the Planning Commission process and suddenly here we
are tonight making a major change. I want to make sure that's fair and in the
right order and I don't want to see that passed over too rapidly. It's my only
opportunity to bring that forth and it's somewhat impulsive to both the
1:
34
City Council Meeting - February 8, 1993
developer and us I think. I think it's a good idea. It seems to have met with
' staff's approval. There's some advantages to the setback. There's some
advantages to having it up front and I want to make sure that's clarified.
' Councilman Senn: Did the Planning Commission consider that?
Mayor Chmiel: I don't believe that was a part of their recommendation.
Councilman Wing: No, and that's my frustration because unless I address them,
which I choose not to do normally, it doesn't get brought up until it gets here
and then it's, the process gets difficult.
' Councilman Senn: Should they? Should it go back to them?
Councilman Wing: I'm not going to send Mr. Beisner back.
Councilman Senn: I'm just asking you. You're the one raising the question.
Councilman Wing: I suggested that based on Mr. Morrish's comments, that he has
been working with the city on, that there was some credibility to expanding the
green space. Doing away with the trash bins on that north side, which by moving
it up the trash bins would have to be moved to the side. Getting that element
off of Highway 5. That's all. I mean this is a start in the right direction.
Mayor Chmiel: I would probably support that. The question that I have in
compliance with that requirement, as their counsel indicated, is that can we
substantiate that portion of it.
' Roger Knutson: It seems like a, it's within your discretion to impose that sort
of condition on a conditional use permit. You design the site to a better, more
compatible with the area and is more aesthetically pleasing. But if you want to
impose that, you should impose that as part of the conditional use permit and I
don't think you should leave it to staff to decide whether it's further out.
That's something you really have to decide.
' Mayor Chmiel: Right. Strictly up to Council. Bring it back to the Conditional
Use Permit, that would make that item 12 into item number 9? Is that correct?
' Roger Knutson: You have 10 conditions down now?
Mayor Chmiel: On the conditional use you have 8 requirements.
' Roger Knutson: But conditions were added. Hours of 7:00 to 7:00 and no
exterior flags, tires, etc.
Mayor Chmiel: No banners, temporary signage, flags or tire displays, and
operation from 7:00 to 7:00.
' Roger Knutson: Right. And this would be number 11.
Mayor Chmiel: 10 and 11. 9, 10 and 11. Okay. Alright, but that should fall
back under the conditional use which we already had voted upon.
1
1 35
City Council Meeting - FeF ary 8, 1993
Roger Knutson: You can put it in the site plan I guess because you've adopted '
the conditional use permit.
Mayor Chmiel: Well that's where it's at is under the site plan review. Okay.
That was my question.
Councilman Mason: The question I just asked here is would we see more or less
if we pushed it back further because of the angle of the berm and all that. I
mean if we're going to see more of it I don't.
Mayor Chmiel: The building in itself? ,
Councilman Mason: Yeah.
Councilman Senn: You're creating, in effect what his suggestion does is create '
more green space, which allows you to still address the berm just as adequately.
And all you're doing is shoving the building forward.
Councilman Mason: Right. Right.
Councilman Senn: So you won't see any more or less. I mean I think what Dick's
suggestion is more of a consideration of what do you consider more important.
The highway side or the neighborhood side.
Councilman Wing: Well the neighborhood side's going to be blocked and that's '
going to.
Mayor Chmiel: It's going to be blocked by another building once that comes in.
Councilwoman Dockendorf: I would just as soon keep it as far off the highway
but definitely move the trash. One thing I don't like when I'm driving on
Highway 5 is I see Festival Food's trash.
Councilman Wing: Tell you what, being that the brick is a new condition and
it's fairly costly, I'll go along with the present position with the brick and
item number 14 I think goes under this would be that the trash receptacles be
moved to an off highway side.
Mayor Chmiel: As item number 14?
Councilman Wing: Yeah. The northern trash receptacles would have to be moved
to preferably a west, the west side of that building. Or at least off the
Highway 5.
Councilwoman Dockendorf: East wouldn't you think? '
Mayor Chmiel: Well, if you're not going to see a car facing Highway 5, you're
not going to see the trash containers facing to the north. 1
Councilwoman Dockendorf: I'm not so sure about that though. I mean that's
further back than where the cars would be parked. The cars would be parked
right up to the berm. The trash would be.
!
36
City Council Meeting - rebruary 8, 1993
Councilman Wing: It won't be a straight facade. It will be the north side with
the trash receptacles what, up to 5 feet or 6 feet? I don't have that.
Mayor Chmiel Depending on your sight line as to what you're looking at.
Councilman Mason: Along with trash what, I don't remember and I'm sure it was
in the report. What's the trash receptable? Are there going to be doors?
Councilwoman Dockendorf: It's going to be covered with.
' Councilman Mason: That's right. Yeah, it's covered. It's totally enclosed
isn't it, as I recall.
' Paul Krauss: It's going to be made out of the same materials as the building.
Councilman Mason: Yeah, right.
Councilwoman Dockendorf: Chainlink door though.
Paul Krauss: But that faces to the side.
1 Mayor Chmiel: That's covered. That's taken care of. So that would mean that
item 14 would not be on. Leave it up to 13. Okay, call for a motion.
' Councilman Mason: So the motion is, to accept the site plan review #92 -3, items
1 thru 13?
' Mayor Chmiel: Very good.
Councilman Mason: Is that correct?
1 M: >'or Chmiel: Yes.
Councilman Mason: I will move approval of Site Plan Review #92 -3 with the
conditions as stated in the staff report.
Councilwoman Dockendorf: I will second it.
1 Mayor Chmiel: It's been moved and seconded. Any other discussions?
1 - ouncilaan Mason moved, Councilwoman Dockendorf seconded to approve Site Plan
•eview #92 -3 as shown on the site plan dated November 30, 1992, subject to the
tollowing conditions:
' 1. A 4 foot variance to achieve a 12 foot high monument sign. This sign which
will face Highway 5 shall contain only the names of the occupants of Lots
' 1, 2 and 3. The applicant must obtain a sign permit prior to erecting any
signage on site. Provide a detailed sign plan for staff review prior to
the City Council meeting. The monument sign may not exceed 12 feet in
height. Sign covenants are to be submitted outlining the use and limit of
' one common sign and allowances for its use by the remaining undeveloped
lot.
37
1
City Council Meeting - Febri-ry 8, 1993 II -
2. The applicant shall provide staff with a detailed cost estimate of
landscaping to be used in calculating the required financial guarantees.
These guarantees must be posted prior to building permit issuance.
3. The applicant shall enter into a development contract with the city and
provide the necessary financial securities as required.
4. The applicant shall provide a flammable waste separator as required by
Building Code.
5. Provide a complete, final set of civil engineering documentation to staff '
for review and approval.
6. Meet all conditions outlined in the Fire Marshal's memorandum dated October
8, 1992.
7. The applicant shall post "No Parking -Fire Lane" signs along the south curb
line on Lots 1 and 2, Block 1. Signs shall be placed at 100 foot intervals
and the curb painted yellow.
8. Concurrent with the building permit, a lighting plan meeting city standards '
shall be submitted.
9. The applicant shall pay $7,580.00 into the Surface Water Management Program
fund for water quality treatment downstream of the site. This fee will
cover Lots 1 and 2 only.
10. No signage will be allowed until sign plan approval is obtained from the
Planning Commission and City Council.
11. The applicant shall provide eight additional evergreens along the south
side of Lot 1, Block 1, Chan Haven Plaza 3rd Addition.
12. Brick shall be used on the exterior of the Goodyear building. Plans shall
be developed to staff approval. The brick shall be designed to incorporate
highlighting treatments similar to the or better than the current proposal.
13. Compliance with conditions of Subdivision #90 -17 and Conditional Use Permit '
#92 -2.
All voted in favor and the motion carried unanimously. '
Mayor Chmiel: Mark, do you have anything you want to say? Okay. Thank you.
38 1
/C - c -3
.............
1 C ITY OF
1 CHANHASSEN
I oir,
' 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
N,
1 'OFFICIAL ENGINEERING COPY
MEMORANDUM
1
ReVelOn NO
TO: Charles Folch, City Engineer APCIrOved dneef
FROM: Dave Hempel, Assistant City Engineer ���� 14- r .I-J/.-3
1 _ by Council
DATE: April 20, 1993 !
1 SUBJ: Approve Development Contract and Construction Plans and Specifications for
Chan Haven Plaza 4th Addition, Project No. 92 -16
1
The attached development contract incorporates the conditions of approval from the final
I plat, construction plan and specifications approval process. Construction costs for the public
improvements have been estimated and the required financial security to guarantee
compliance with the terms of the development contract have been calculated at $58,300 and
I a development contract administration fee of $1,804. This security fee does not include
landscaping security for either the Abra or Goodyear site. That security will be required
from the individual property owners prior to issuance of the building permit.
I The final plat for Chan Haven Plaza 4th Addition is also being considered before the City
ty
Council on April 26, 1993. The applicant's engineer has submitted detailed construction
1 plans and specifications for staff's review and City Council approval. Staff has reviewed the
plans and finds them in general conformance with City standards subject to some minor
changes. The project specifications also require some minor changes and therefore staff is
I in the process of working with the applicant's engineer to complete the review process.
Since these items are relatively minor, it is recommended that the City Council approve the
I construction plans of Chan Haven Plaza 4th Addition dated April 14, 1993, prepared by
Schoell & Madson, Inc. and the development contract dated April 26, 1993 be approved
conditioned upon the following: -
1 1. The applicant enter into a development contract and supply the City with a cash
escrow or letter of credit in the amount of $58,300 and pay and administration fee
1 of $1,804.
2. The project plans and specifications shall be modified per staff's recommendations.
1
tof PRINTED ON RECYCLED PAPER
1
1 Charles Folch
April 20, 1993
Page 2
' Should any of the conditions of approval change for final platting or construction plans and
specifications approval process, the changes should also be amended in the development
contract accordingly.
' ktm
Attachments: 1. Construction plans (specifications available fore review in the
Engineering Department).
2. Development Contract dated April 26, 1993.
1 c: Mr. Al Beisner, Beisner, Ltd.
Chanhassen Holding Company
i
sy chit / MmIntstr
Eridorsnd v
Modified
Rejected
Detn _=-%
Date Submitted to Commission
Dete Submitted to Council
1
1
1
r
1
1
1
1
1
r
CITY OF CHANHASSEN
CHAN HAVEN PLAZA 4TH ADDITION i
DEVELOPMENT CONTRACT
(Developer Installed Improvements) 1
SPECIAL PROVISIONS
AGREEMENT dated April 26 , 1993, by and between the
CITY OF CHANHASSEN, a Minnesota municipal corporation (the "City "),
and CHANHASSEN HOLDING CO.( "Developer "). 1
1. Request for Plat Approval. The Developer has asked the
City to approve a plat for CHAN HAVEN PLAZA 4TH ADDITION (referred
to in this Contract as the "plat "). The land is legally described
on the attached Exhibit "A ".
2. Conditions of Plat Approval. The City hereby approves ,
the plat on condition that the Developer enter into this Contract
and furnish the security required by it.
3. Development Plans. The plat shall be developed in
accordance with the following plans. The plans shall not be
attached to this Contract. With the exception of Plan A, the plans
may be prepared, subject to City approval, after entering the
Contract, but before commencement of any work in the plat. If the
plans vary from the written terms of this Contract, the written
terms shall control. The plans are:
Plan A- -Final Plat prepared by Schoell & Madson, Inc.
and approved by the Chanhassen City Council on
April 26, 1993.
Plan B -- Grading, Drainage and Erosion Control Plan dated
September 21, 1992, revised March 31, 1993,
prepared by Schoell & Madson, Inc.
Plan C- -Plans and Specifications for Improvements dated 1
April 14, 1993, revised April , 1993, prepared
by Schoell & Madson, Inc.
1
11
1
SP -1 1
1
4. Improvements. The Developer shall install and pay for
the following:
1 A. Sanitary Sewer System
B. Water System
' C. Storm Water Drainage System
D. Streets
E. Concrete Curb and Gutter
F. Street Signs
G. Site Lights
H. Site Grading
I. Underground Utilities (e.g. gas, electric,
telephone, CATV)
J. Setting of Lot and Block Monuments
K. Surveying and Staking
1 5. Time of Performance. The Developer shall install all
required improvements by November 15, 1993. The Developer may,
however, request an extension of time from the City. If an
extension is granted, it shall be conditioned upon updating the
security posted by the Developer to reflect cost increases and the
extended completion date.
1 6. Security. To guarantee compliance with the terms of this
Contract, payment of special assessments, payment of the costs of
all public improvements, and construction of all public
improvements, the Developer shall furnish the City with a letter of
credit from a bank, cash escrow, or equivalent ( "security ") for
$ 58,300.00 . The amount of the security was calculated as
1 110% of the following:
Pond Grading $ 9.125.00
' Sanitary sewer $ 1,400.00
Watermain $ 12,140.00
On -site storm sewer $ 19,410.00
Erosion control $ 1,000.00
Engineering, surveying, and inspection $ 4,300.00
Site Restoration $ 5,600.00
1 TOTAL COST OF PUBLIC IMPROVEMENTS . . . $ 52.975.00
This breakdown is for historical reference; it is not a restriction
on the use of the security. The security shall be subject to the
approval of the City. The security shall be for a term ending
December 31, 1993. The City may draw down the security, without
notice, for any violation of the terms of this Contract. If the
required public improvements are not completed at least thirty (30)
days prior to the expiration of the security, the City may also
draw it down. If the security is drawn down, the draw shall be
used to cure the default. With City approval, the security may be
reduced from time to time as financial obligations are paid, but in
no case shall the security be reduced to a point less than 10% of
' the original amount until all improvements are complete and
accepted by the City.
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7. Notice. Required notices to the Developer shall be in
writing, and shall be either hand delivered to the Developer, its
employees or agents, or mailed to the Developer by registered mail
at the following address:
Chanhassen Holding Company
14201 Excelsior Boulevard
Minnetonka, MN 55345
Telephone: (612) 935 -3486
Notices to the City shall be in writing and shall be either hand
delivered to the City Manager, or mailed to the City by registered
mail in care of the City Manager at the following address:
Chanhassen City Hall, 690 Coulter Drive, P.O. Box 147, Chanhassen,
Minnesota 55317, Telephone (612) 937 -1900.
8. Other Special Conditions. '
A. Park and trail dedication fees are to be assessed at
the time building permits are requested.
B. A driveway or cross - access easement for use of the
existing and proposed street shall be dedicated in favor of Lots 1,
2 and 3, Block 1. The driveway easement and private maintenance
agreement shall be drafted acceptable to the City and filed
concurrently with the development contract and final plat by the
City.
C. The developer shall obtain and comply with all
necessary permits from the Watershed District, Health Department, 1
etc.
D. If construction of public improvements proceed
beyond freeze -up, special modifications to construction practices
shall be incorporated as directed by the City Engineer, i.e. full
depth select granular material for trench backfill, etc.
E. The developer shall construct the sanitary sewer and
watermain improvements in accordance with the latest edition of the
City's Standard Specifications and Detail Plates and submit final
1
plans and specifications for formal City approval.
F. The applicant shall pay $7,580.00 into the City's
Surface Water Management Program to address storm water quality
standards.
G. The City is not responsible for ownership and
maintenance of the storm sewer extended between Lots 1 and 2, Block
1. This is considered a private storm sewer line.
9. General Conditions. The general conditions of this
Contract, approved by the City Council, are attached as Exhibit "B"
and incorporated herein.
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1
1 CITY OF CHANHASSEN
1 BY:
Donald J. Chmiel, Mayor
(SEAL)
1 AND:
Don Ashworth, City Manager
1
1 CHANHASSEN HOLDING CO.
BY:
Donald F. Hagen, Partner
1 BY:
Herbert A. Mason, Partner
' STATE OF MINNESOTA )
( ss.
COUNTY OF CARVER
The foregoing instrument was acknowledged before me this
day of , 19 , by Donald J. Chmiel, Mayor, and by
1 Don Ashworth, City Manager, of the City of Chanhassen, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to
the authority granted by its City Council.
1 NOTARY PUBLIC
1 STATE OF MINNESOTA )
( ss.
COUNTY OF
1 The foregoing instrument was acknowledged before me this
day of , 19 , by
•
NOTARY PUBLIC
DRAFTED BY:
Campbell, Knutson, Scott & Fuchs, P.A.
1 317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(612) 452 -5000
1 SP -4
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1
CONSENT
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fee owners of all or part of the subject property, the development
of which is governed by the foregoing Development Contract, affirm
and consent to the provisions thereof and agree to be bound by the
I
provisions as the same may apply to that portion of the subject
property owned by them.
Dated this day of , 19 . 1
1
1
STATE OF MINNESOTA ) 1
( ss.
COUNTY OF ) 1
The foregoing instrument was acknowledged before me this
day of , 19 ,
1
NOTARY PUBLIC 1
1
DRAFTED BY:
Campbell, Knutson, Scott II
& Fuchs, P.A.
317 Eagandale Office Center
1380 Corporate Center Curve II Eagan, Minnesota 55121
(612) 452 -5000
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1 CITY OF CHANHASSEN
' DEVELOPMENT CONTRACT
(Developer Installed Improvements)
EXHIBIT "B"
GENERAL CONDITIONS
1. Right to Proceed. Within the plat or land to be platted,
the Developer may not grade or otherwise disturb the earth, remove
trees, construct sewer lines, water lines, streets, utilities,
' public or private improvements, or any buildings until all the
following conditions have been satisfied: 1) this agreement has
been fully executed by both parties and filed with the City Clerk,
2) the necessary security and fees have been received by the City,
3) the plat has been recorded with the County Recorder's Office of
the County where the plat is located, and 4) the City Engineer has
issued a letter that the foregoing conditions have been satisfied
1 and then the Developer may proceed.
2. Phased Development. If the plat is a phase of a multi-
phased preliminary plat, the City may refuse to approve final plats
of subsequent phases if the Developer has breached this Contract
and the breach has not been remedied. Development of subsequent
phases may not proceed until Development Contracts for such phases
are approved by the City.
3. Effect of Subdivision Approval. For two (2) years from
the date of this Contract, no amendments to the City's
Comprehensive Plan, except an amendment placing the plat in the
current urban service area, or official controls shall apply to or
affect the use, development density, lot size, lot layout or
dedications of the approved plat unless required by state or
federal law or agreed to in writing by the City and the Developer.
Thereafter, notwithstanding anything in this Contract to the
contrary, to the full extent permitted by state law the City may
require compliance with any amendments to the City's Comprehensive
Plan, official controls, platting or dedication requirements
' enacted after the date of this Contract.
4. Improvements. The improvements specified in the Special
Provisions of this Contract shall be installed in accordance with
City standards, ordinances, and plans and specifications which have
been prepared and signed by a competent registered professional
engineer furnished to the City and approved by the City Engineer.
The Developer shall obtain all necessary permits from the
Metropolitan Waste Control Commission and other agencies before
proceeding with construction. The City will, at the Developer's
' expense, have one or more construction inspectors and a soil
engineer inspect the work on a full or part -time basis. The
Developer shall instruct its engineer to respond to questions from
the City Inspector(s) and to make periodic site visits to satisfy
' that the construction is being performed to an acceptable level of
quality in accordance with the engineer's design. The Developer or
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his engineer shall schedule a preconstruction meeting at a mutually
agreeable time at the City Council chambers with all parties
concerned, including the City staff, to review the program for the
construction work. Within sixty (60) days after the completion of
the improvements and before the security is released, the Developer
shall supply the City with the following: (1) a complete set of
reproducible Mylar as -built plans, (2) two complete sets of blue
line as -built plans, (3) two complete sets of utility tie sheets,
(4) location of buried fabric used for soil stabilization, (5)
location stationing and swing ties of all utility stubs, (6) bench
mark network, and (7) a 200 scale and a 500 scale reproducible
Mylar copy of the plat.
5. Iron Monuments. Before the security for the completion
of utilities is released, all monuments must be correctly placed in
the ground in accordance with Minn. Stat. § 505.02, Subd. 1. The
Developer's surveyor shall submit a written notice to the City
certifying that the monuments have been installed.
6. License. The Developer hereby grants the City, its
agents, employees, officers and contractors a license to enter the
plat to perform all work and inspections deemed appropriate by the
City in conjunction with plat development. '
7. Site Erosion Control. Before the site is rough graded,
and before any utility construction is commenced or building
permits are issued, the erosion control plan, Plan B, shall be
implemented, inspected, and approved by the City. The City may
impose additional erosion control requirements if they would be
beneficial. All areas disturbed by the excavation and backfilling
operations shall be reseeded forthwith after the completion of the
work in that area. Except as otherwise provided in the erosion
control plan, seed shall be certified seed to provide a temporary
ground cover as rapidly as possible. All seeded areas shall be
fertilized, mulched, and disc anchored as necessary for seed
retention. The parties recognize that time is of the essence in
controlling erosion. If the Developer does not comply with the
erosion control plan and schedule of supplementary instructions
received from the City, the City may take such action as it deems
appropriate to control erosion at the Developer's expense. The
City will endeavor to notify the Developer in advance of any
proposed action, but failure of the City to do so will not affect
the Developer's and City's rights or obligations hereunder. No
development will be allowed and no building permits will be issued
unless the plat is in full compliance with the erosion control
requirements. Erosion control needs to be maintained until
vegetative cover has been restored, even if construction has been
completed and accepted. After the site has been stabilized to
where, in the opinion of the City, there is no longer a need for
erosion control, the City will authorize the removal of the erosion '
control, i.e. hay bales and silt fence. The Developer shall remove
and dispose of the erosion control measures.
8. Clean up. The Developer shall maintain a neat and 1
orderly work site and shall daily clean, on and off site, dirt and
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1 debris, including blowables, from streets and the surrounding area
that has resulted from construction work by the Developer, its
' agents or assigns.
9. Acceptance and Ownership of Improvements. Upon
completion and acceptance by the City of the work and construction
' required by this Contract, the improvements lying within public
easements shall become City property. After completion of the
improvements, a representative of the contractor, and a
' representative of the Developer's engineer will make a final
inspection of the work with the City Engineer. Before the City
accepts the improvements, the City Engineer shall be satisfied that
all work is satisfactorily completed in accordance with the
approved plans and specifications and the Developer and his
engineer shall submit a written statement attesting to same with
appropriate contractor waivers. Final acceptance of the public
1 improvements shall be by City Council resolution.
10. Claims. In the event that the City receives claims from
' laborers, materialmen, or others that work required by this
Contract has been performed, the sums due them have not been paid,
and the laborers, materialmen, or others are seeking payment out of
the financial guarantees posted with the City, and if the claims
are not resolved at least ninety (90) days before the security
required by this Contract will expire, the Developer hereby
authorizes the City to commence an Interpleader action pursuant to
' Rule 22, Minnesota Rules of Civil Procedure for the District
Courts, to draw upon the letters of credit in an amount up to 125%
of the claim(s) and deposit the funds in compliance with the Rule,
and upon such deposit, the Developer shall release, discharge, and
dismiss the City from any further proceedings as it pertains to the
letters of credit deposited with the District Court, except that
the Court shall retain jurisdiction to determine attorneys' fees.
11. Park and Trail Dedication. Prior to the issuance of
building permits for residential construction within the plat, the
' Developer, its successors or assigns, shall pay to the City the
park and trail dedication fees then in force pursuant to Chanhassen
City Ordinances and City Council resolutions.
12. Landscaping. Unless the lot already has one tree in the
front yard of suitable species, the Developer or lot purchaser
shall plant a tree in the front yard of every lot in the plat.
1 Suitable trees include:
Maples Ash
' Linden Basswood
Green Ash Birch
Honey Locust Ginko (male only)
Hackberry Kentucky Coffee Tree
Oak
Other species of trees may be approved by the building inspector.
' Trees which can cause a public nuisance, such as cotton producing
trees, or can be a public hazard, such as bug infestation or weak
1 GC -3
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bark, are prohibited. The minimum tree size shall be two and
one -half (21/2) inches caliper, either bare root in season, or balled
and burlapped. The trees may not be planted in the boulevard (area
between curb and property line). In addition to any sod required
as a part of the erosion control plan, Plan B, the Developer or lot
purchaser shall sod the boulevard area and all drainage ways on
each lot utilizing a minimum of four (4) inches of topsoil as a
base. Seed or sod shall also be placed on all disturbed areas of
the lot. If these improvements are not in place at the time a
certificate of occupancy is requested, a financial guarantee in the
form of cash or letter of credit shall be provided to the City.
Improvements are to be completed during the first growing season
after issuance of the certificate of occupancy. After satisfactory
inspection, the financial guarantee shall be returned. The City
has established the financial guarantee at $1,000.00; however, this
may be increased annually based upon cost. These requirements
supplement, but do not replace, specific landscaping conditions
that may have been required by the City Council for project
approval.
13. Warranty. The Developer warrants all work required to be
performed by it against poor material and faulty workmanship for a
period of two (2) years after its completion and acceptance by the
City. All trees, grass, and sod shall be warranted to be alive, of
good quality, and disease free at the time of planting. All trees
shall be warranted for twelve (12) months from the time of
planting. The Developer or his contractor(s) shall post a letter
of credit or other security acceptable to the City to secure the
warranties at the time of final acceptance.
14. Lot Plans. Prior to the issuance of building permits, an
acceptable Grading, Drainage, Erosion Control, and Tree Removal
Plan shall be submitted for each lot as required in the Special
Provisions, for review and approval by the City Engineer. Each
plan shall assure that drainage is maintained away from buildings
and that tree removal is consistent with City Ordinance.
15. Existing Assessments. Any existing assessments against
the plat will be re- spread against the plat in accordance with City
standards.
16. Street Lighting. The Developer shall have installed and
pay for street lights in accordance with City standards. A plan
shall be submitted for the City Engineer's approval prior to the
installation. Before the City signs the-final plat, the Developer
shall pay the City a fee of $200.00 for each street light installed
in the plat. The fee shall be used by the City for furnishing
electricity for each light for twenty (20) months.
17. Street Signs. All street name and traffic signs required '
by the City as a part of the public improvements shall be furnished
and installed by the City at the sole expense of the Developer.
GC -4 1
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18. House Pads. The Developer shall promptly furnish the
City "as- built" plans indicating the amount, type and limits of
1 fill on any house pad location.
19. Responsibility for Costs.
A. The Developer shall pay an administrative fee in
conjunction with the installation of the plat improvements. This
fee is to cover the cost of City Staff time and overhead for items
' such as review of construction documents, preparation of the
Development Contract, monitoring construction progress, processing
pay requests, processing security reductions, and final acceptance
' of improvements. This fee does not cover the City's cost for
resident construction inspections. The fee shall be shall be
calculated as follows:
' i) if the cost of the construction of public
improvements is less than $500,000, three
percent (3 %) of construction costs;
1 ii) if the cost of the construction of public
improvements is between $500,000 and
' $1,000,000, three percent (3 %) of construction
costs for the first $500,000 and two percent
(2 %) of construction costs over $500,000;
' iii) if the cost of the construction of public
improvements is over $1,000,000, two and
one -half percent (Vi%) of construction costs
' for the first $1,000,000 and one and one -half
percent (11 %) of construction costs over
$1,000,000.
1 Before the City signs the final plat, the Developer shall deposit
with the City a fee based upon construction estimates. After
construction is completed, the final fee shall be determined based
' upon actual construction costs. The cost of public improvements is
defined in paragraph 6 of the Special Provisions.
B. In addition to the administrative fee, the Developer
shall reimburse the City for all out -of- pocket costs incurred by
the City for providing resident construction inspections. This
' cost will be periodically billed directly to the Developer based on
the actual progress of the construction. Payment shall be due in
accordance with Article 17E of this Agreement.
C. The Developer shall hold the City and its officers
and employees harmless from claims made by itself and third parties
for damages sustained or costs incurred resulting from plat
approval and development. The Developer shall indemnify the City
and its officers and employees for all costs, damages, or expenses
which the City may pay or incur in consequence of such claims,
including attorneys' fees.
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D. In addition to the administrative fee, the Developer
shall reimburse the City for costs incurred in the enforcement of
this Contract, including engineering and attorneys' fees.
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E. The Developer shall pay in full all bills submitted
to it by the City for obligations incurred under this Contract
within thirty (30) days after receipt. If the bills are not paid
on time, the City may halt all plat development work and
construction, including but not limited to the issuance of building
permits for lots which the Developer may or may not have sold,
until the bills are paid in full. Bills not paid within thirty
(30) days shall accrue interest at the rate of 8% per year.
F. In addition to the charges and special assessments
referred to herein, other charges and special assessments may be
imposed such as, but not limited to, sewer availability charges
( "SAC "), City water connection charges, City sewer connection
charges, and building permit fees.
20. Developer's Default. In the event of default by the
Developer as to any of the work to be performed by it hereunder,
the City may, at its option, perform the work and the Developer
shall promptly reimburse the City for any expense incurred by the
City, provided the Developer is first given notice of the work in
default, not less than four (4) days in advance. This Contract is
a license for the City to act, and it shall not be necessary for
the City to seek a Court order for permission to enter the land.
When the City does any such work, the City may, in addition to its
other remedies, assess the cost in whole or in part.
21. Miscellaneous.
A. Construction Trailers. Placement of on -site
construction trailers and temporary job site offices shall be
approved by the City Engineer as a part of the pre- construction
meeting for installation of public improvements. Trailers shall be
removed from the subject property within thirty (30) days following
the acceptance of the public improvements unless otherwise approved
by the City Engineer.
B. Postal Service. The Developer shall provide for the
maintenance of postal service in accordance with the local
Postmaster's request. '
C. Third Parties. Third parties shall have no recourse
against the City under this Contract.
D. Breach of Contract. Breach of the terms of this
Contract by the Developer shall be grounds for denial of building
permits, including lots sold to third parties. ,
E. Severability. If any portion, section, subsection,
sentence, clause, paragraph, or phrase of this Contract is for any
reason held invalid, such decision shall not affect the validity of
the remaining portion of this Contract.
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1 F. Building Permits. Building permits will not be
issued for constructing homes in the plat until sanitary sewer,
' watermain, and storm sewer have been installed, tested, and
accepted by the City, and the streets needed for access have been
paved with a bituminous surface.
' G. Waivers /Amendments. The action or inaction of the
City shall not constitute a waiver or amendment to the provisions
of this Contract. To be binding, amendments or waivers shall be in
writing, signed by the parties and approved by written resolution
of the City Council. The City's failure to promptly take legal
action to enforce this Contract shall not be a waiver or release.
' H. Release. This Contract shall run with the land and
may be recorded against the title to the property . After the
Developer has completed the work required of it under this
' Contract, at the Developer's request the City Manager will issue a
Certificate of Compliance. Prior to the issuance of such a
certificate, individual lot owners may make as written request for
' a certificate applicable to an individual lot allowing a minimum of
ten (10) days for processing.
I. Insurance. Developer shall take out and maintain
' until six (6) months after the City has accepted the public
improvements, public liability and property damage insurance
covering personal injury, including death, and claims for property
' damage which may arise out of Developer's work or the work of its
subcontractors or by one directly or indirectly employed by any of
them. Limits for bodily injury and death shall be not less than
$500,000 for one person and $1,000,000 for each occurrence; limits
for property damage shall be not less than $200,000 for each
occurrence; or a combination single limit policy of $1,000,000 or
more. The City shall be named as an additional insured on the
' policy, and the Developer shall file with the City a certificate
evidencing coverage prior to the City signing the plat. The
certificate shall provide that the City must be given ten (10) days
advance written notice of the cancellation of the insurance. The
certificate may not contain any disclaimer for failure to give the
required notice.
' J. Remedies. Each right, power or remedy herein
conferred upon the City is cumulative and in addition to every
other right, power or remedy, expressed or implied, now or
' hereafter arising, available to City, at law or in equity, or under
any other agreement, and each and every. right, power and remedy
herein set forth or otherwise so existing may be exercised from
' time to time as often and in such order as may be deemed expedient
by the City and shall not be a waiver of the right to exercise at
any time thereafter any other right, power or remedy.
K. Assignability. The Developer may not assign this
Contract without the written permission of the City Council. The
Developer's obligation hereunder shall continue in full force and
effect even if the Developer sells one or more lots, the entire
plat, or any part of it.
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L. Construction Hours. The normal construction hours
under this contract shall be from 7:00 a.m. to 7:00 p.m. on
weekdays, from 9:00 a.m. to 5:00 p.m. on Saturdays with no such
activity allowed on Sundays or any recognized legal holidays.
Operation of all internal combustion engines used for construction
or dewatering purposes beyond the normal working hours will require
City Council approval. Under emergency conditions, this limitation
may be waived by the consent of the City Engineer.
Any approved work performed after dark shall be adequately 1
illuminated.
M. Access. All access to the plat prior to the City
accepting the roadway improvements shall be the responsibility of
the Developer regardless if the City has issued building permits or
occupancy permits for lots within the plat.
N. Street Maintenance. The Developer shall be
responsible for all street maintenance until streets within the
subdivision are accepted by the City. Warning signs shall be
placed by the Developer when hazards develop in streets to prevent
the public from traveling on same and directing attention to
detours. If streets become impassable, the City may order that
such streets shall be barricaded and closed. The Developer shall
maintain a smooth roadway surface and provide proper surface
drainage. The Developer may request, in writing, that the City
plow snow on the streets prior to final acceptance of the streets.
The City shall have complete discretion to approve or reject the
request. The City shall not be responsible for reshaping or damage
to the street base or utilities because of snow plowing operations.
The provision of City snow plowing service does not constitute
final acceptance of the streets by the City.
O. Soil Treatment Systems. If soil treatment systems ,
are required, the Developer shall clearly identify in the field and
protect from alteration, unless suitable alternative sites are
first provided, the two soil treatment sites identified during the
platting process for each lot. This shall be done prior to the
issuance of a Grading Permit. Any violation /disturbance of these
sites shall render them as unacceptable and replacement sites will
need to be located for each violated site in order to obtain a
building permit.
P. Variances. By approving the plat, the Developer 1
represents that all lots in the plat are buildable without the need
for variances from the City's ordinances.
Q. Compliance with Laws. Ordinances. and Regulations.
In the development of the plat the Developer shall comply with all
laws, ordinances, and regulations of the following authorities: 1
1. City of Chanhassen;
2. State of Minnesota, its agencies, departments
and commissions;
3. United States Army Corps of Engineers;
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4. Watershed District(s);
5. Metropolitan Government, its agencies,
1 departments and commissions.
R. Proof of Title. Upon request, the Developer shall
' furnish the City with evidence satisfactory to the City that it has
the authority of the fee owners and contract for deed purchasers
too enter into this Development Contract.
S. Soil Conditions. The Developer acknowledges that
the City makes no representations or warranties as to the condition
of the soils on the property or its fitness for construction of the
improvements or any other purpose for which the Developer may make
use of such property. The Developer further agrees that it will
indemnify, defend, and hold harmless the City, its governing body
members, officers, and employees from any claims or actions arising
out of the presence, if any, of hazardous wastes or pollutants on
the property, unless hazardous wastes or pollutants were caused to
be there by the City.
' T. Soil Correction. The Developer shall be responsible
for soil correction work on the property. The City makes no
' representation to the Developer concerning the nature of
suitability of soils nor the cost of correcting any unsuitable soil
conditions which may exist.
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1 GC -9
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CITY OF CHANHASSEN 1
CHAN HAVEN PLAZA 4TH ADDITION
PROJECT NO. 92-16
BREAKDOWN OF ADMINISTRATION FEES - 4/19/93
Estimated Total Cost of Public Improvements $52,975.00
- 3% of Public Improvement Costs (Under $500,000) $ 1,589.00
- Final Plat Process (Attorney Fee for Review and Recording of Plat) $ 150.00 1
- Recording Fees
a. Development Contract $ 30.00
b. Plat Filing $ 35.00
TOTAL ADMINISTRATION FEES La 804.00
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