1c. Final Plat, Summit at Near Mtn e
, , ,
1 I c,
I
CITYOF ,-
,-'
1' CHANHASSEN
1
.4. .._ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
-, (612) 937 -1900 • FAX (612) 937 -5739
1
q ...,,,. f r. ..y 44- q- ; r
1 MEMORANDUM E'' 1 > ` P `
TO: Don Ashworth, City Manager r, - ,, -a q .
FROM: Jo Ann Olsen, Senior Planner
Dave Hempel, Sr. Engineering Technician i '"
6--,.-4.:3
DATE: March 18, 1992
1 SUBJ: Summit at Near Mountain Final Plat - Lundgren Bros.
1 On September 13, 1989, the City Council approved a PUD amendment and preliminary plat
to replace 114 condominium units with 45 single family lots with the following conditions:
1 1. The applicant shall provide a plan showing the exact location of the Class A wetlands
adjacent to Lots 1, 2, and 3, Block 2 and adjacent to Silver Lake and that the final
1 plat would provide a drainage easement over the protected wetlands.
2. A tree removal plan, approved by the DNR Forester and city staff, will be required
I for each lot in the subdivision prior to the issuance of a building permit. There shall
be no clearcutting permitted for any lot except for the placement of the house pad
and utilities. Clearcutting is defined as removal of any vegetation with a 4" caliper
1 or more at four feet in height.
3. A conservation easement will be provided at the 945 contour along Lots 1 through
1 7, Block 2 and the 910 contour on Lots 8 and 9, Block 2. The area below the 945
and 910 contour, including the wetland and shoreland, will not be permitted to be
altered.
I 4. Lots 3 through 9, Block 2 which h
g ch ave Lakeshore on Silver Lake will not be permitted
I to have docks accessing Silver Lake without receiving a wetland alteration permit.
5. Development of this site shall not take place until roadway and utility improvements
111 have been completed on Outlot A.
1 1
Y e 14g PRINTED ON RECYCLED PAPER
1
Mr. Don Ashworth
March 18, 1992
Page 2
1 6. The applicant shall obtain and comply with all conditions of the Watershed District
permit.
1 7. Detailed construction plans and specifications, including calculations for sizing utility
improvements, shall be submitted for approval by the City Engineer. As -built mylar
1 plans will also be required upon completion of the construction.
8. Appropriate utility easements shall be provided over all public facilities.
' 9. Wood fiber blankets or equivalent shall be utilized to stabilize slopes greater than
3:1. •
1 10. All street and utility improvements shall conform to the city standards for urban
construction.
11. The applicant shall submit for approval details for the construction of the retaining
PP 8
walls with the plans and specifications.
12. The city's standard detail for the installation of Type III erosion control shall be
h' YP e
' placed on the grading plan and utilized.
13. All appropriate drainage and utility easements along the side, front, and rear of the
' lots in addition to all appropriate drainage and utility easements for ponding sites
and storm sewer facilities shall be shown on the final plat.
' 14. The plans and specifications shall show a second street access through Outlot C to
Iroquois as emergency access only.
' 15. Additional spot elevations and necessary contours shall be provided with the plans
and specifications for proper surface drainage around proposed buildings and
driveway location.
16. The applicant shall enter into a development contract with the city to provide the city
with the necessary financial sureties to guarantee the proper installation of the
1 improvements.
17. A hydraulic study is required to evaluate and address water pressure concerns.
1 18. A soils report needs to be included for analysis of .proposed construction.
19. The developer shall submit a plan set complying to city standards for comparison of
hardship before a variance could be granted.
1
1
r
Mr. Don Ashworth
March 18, 1992
Page 3
20. The developer shall dedicate 4.5 acres for park purposes including Lots 8 and 9, r
Block 2 in lieu of park dedication fees.
21. Provide a conservation easement over the 30 foot section of the rear lot of all lots
in Block 3.
22. Work with the city to properly finish off the end of Iroquois including a turnaround.
23. Direct staff to review the possibility of integration of trails into an overall trail plan 1
if possible.
24. Check whether Lots 8 and 9, as part of the park dedication, are to maintain a trail 1
on Outlot B as far removed from the people's lot in question as possible so as not
to be intrusive with their back yard.
25. The developer shall work with staff to develop some assurance through P gh the use of
covenants or whatever, who is responsible to maintain the retaining walls.
26. All lots shall conform with any future tree protection ordinances.
27. The applicant shall redefine the triangular lot. 1
28. All trees to be saved shall be staked off prior to issuance of building permits and
approved by the DNR Forester and city staff.
CURRENT REOUEST
1
The applicant has submitted the final plat for the Summit at Near Mountain. The final plat
is creating 23 single family lots at this time and is platting the remainder of the site as
outlots. The final plat has been revised over the approved preliminary plat in that the cul-
de -sac has been relocated to enter from the north. The relocation of the cul -de -sac results
in improved building sites for the lots and the loss of one lot, for a total of 42 single family
lots versus the approved 45 lots. The other two lots that have been removed from the
preliminary plat have been combined into Outlot C, which will be dedicated to the city for
park land. 1
Streets
The applicant is proposing to dedicate the full right-of-way for the whole development but
g Y P
will only be improving a portion of the public street and utilities to service the first phase
of the development. The final plat proposes full dedication of the street right -of -way over
the entire development at this time. According to the construction plans, the applicant is
r
r
' r
I
Mr. Don Ashworth
March 18, 1992
Page 4
1 proposing to construct only the easterly half of Oxbow Bend together with Summit Circle.
Staff, including the Fire Marshall, are concerned from a public safety standpoint with the
long cul -de -sac and no secondary emergency access. Staff believes that the secondary
emergency access from Indian Hill Road (Iroquois) should be constructed at this time
together with extension of Oxbow Bend to the intersection of the secondary emergency
' access. The emergency access shall be 15 feet wide and constructed to 7 -ton design, with
12 inches of Class V gravel and 3 inches of bituminous pavement. The applicant should
work with the City in providing adequate barricades to discourage travel and still provide
' access for emergency vehicles. The emergency access should also be kept clear of snow and
other debris at all times. A provision should be added in the covenants and /or chain of title
to insure and clarify maintenance responsibilities of the emergency access.
At both ends of Oxbow Bend, barricades should be installed. A sign indicating that 'This
street will be extended in the future" shall be installed on the barricades to notify
1 prospective homeowners of the future street extension. Appropriate notice should also be
placed in the chain of title.
1 Street grades in this development range from 0.60 percent to 10 percent grade. The
proposed 10 percent street grade exceeds the City's maximum street grade of 7 percent.
Staff is comfortable with the 10 percent street grade in this circumstance due to the
significant change in existing ground elevation combined with environmental concerns such
as tree loss since the project is a PUD, no variance is required.
Staff is recommending that the street be improved to the emergency access and that the
emergency access also be improved at this time. The exact plans for the construction of the
emergency access including surface, width, and barriers, must be provided by the applicant
for approval by the City Engineer and Fire Marshal.
1 Site Grading
The applicant's engineer, Sathre - Bergquist, recently submitted for review and approval
' detailed plans for utility and street construction. The construction plans propose developing
"the summit" in separate phases. Although this phase concentrates on constructing the
easterly half of the site, the grading plan proposes grading the entire street configuration at
1 this time.
The final grading, drainage and erosion control plans incorporate boulder retaining walls
to minimize grading and tree loss throughout the development. The boulder retaining walls
appear to be placed inside the property line. Since these retaining walls are to be located
on private property, maintenance responsibilities will be the property owners'. Staff
1 recommends, either by means of covenants or chain of title, the property owner be made
aware of maintenance responsibilities and ownership of the retaining walls.
1
Mr. Don Ashworth
March 18, 1992
Page 5
Erosion Control 1
The grading plan proposes implementing Type III erosion control; however, it did not
specifically indicate locations where it is to be installed. Staff recommends the applicant
work with staff to prepare an erosion control plan. Due to the significant side slopes,
wood fiber blankets or equivalent should be utilized on all slopes of 3:1 or greater.
1
•
Utilities
Municipal sanitary sewer and water is proposed over the easterly half of the site. Municipal
water service is proposed to be extended in three locations, from Iroquois, Oxbow Bend and
Trapline Circle. The applicant's engineer, Rick Sathre, Sathre - Bergquist, has previously 1
indicated adequate fire flow protection under peak demands. The applicant should
reconfirm that with the new street configuration (Summit Circle) the fire flows under peak
conditions are still exceeding standards and a copy of the calculations should be provided
to the City Engineer for review.
Municipal sanitary sewer service is proposed to be extended from the existing sewer main
near Pleasant View Road. The sanitary sewer line will be extended through Outlot C to
Oxbow Bend. No utility easements are provided for this line. It is assumed that Outlot C
will be deeded to the City. If not, an appropriate easement will be required. Sanitary sewer
service will also be extended from Oxbow Bend located in the southeast corner of the site.
Detailed construction plans have been submitted for review and approval. Staff is currently
reviewing the proposed plans and will place approval of the plans and specifications on the
next City Council meeting (April 13, 1992).
Drainage '
Similar to Trappers Pass 2nd Addition, the plans propose conveying the storm runoff from
most of the mountaintop (approximately 13.8 acres) into the wetlands adjacent Silver Lake
and lying north of Lots 1, 2 and 3, Block 4. Prior to discharging into the wetlands, the
applicant is proposing construction of a National Urban Runoff Program (NURP) pond.
The pond is being constructed to provide pretreatment of the storm water runoff prior to
discharging into the wetlands.
Preliminary details of the NURP pond construction indicate the pond to be approximately
60 feet wide by 320 feet with a maximum depth of 10 feet. This type of configuration would
have side slopes of 3:1 which are fairly steep should an individual fall into the pond. The
City's surface water consultant, Ismael Martinez with Bonestroo, Rosene, Anderlik &
Associates (BRA), recommends that the pond design be refined to incorporate a bench
system with 10:1 side slopes for four feet and then continue with the 3:1 slopes to a
maximum depth of six feet and a mean depth of four feet. This may involve enlarging the
1
Mr. Don Ashworth
March 18, 1992
Page 6
1 preliminary pond design. The applicant should work with staff and the City's surface water
consultant in preparing final detailed construction plans for the NURP pond. The
construction of the NURP pond will require a wetland alteration permit.
Similar to Lundgren Bros.' other plat, "Willowridge ", this site is also utilizing the existing
' wetlands to meet the City's ordinance for pond storage requirements. According to Sathre-
Bergquist, Lundgren Brothers has developed the adjacent properties around the wetland and
has provided additional storage areas and retention ponds in the previous Near Mountain
1 developments to store the increased runoff from this development.
Additional measures are being employed in the storm sewer system by incorporating sump
' manholes and catch basins to trap heavy sediments prior to discharging into the NURP
pond. These types of catch basin manhole structures will create additional maintenance for
the City; however, after the initial construction phase (home building) is completed, the
1 sump basins should not need cleaning as frequently.
Miscellaneous
' The final plat should include a 25 -foot wide drainage and utility easement over the easterly
portion of Lot 3, Block 4 for the storm sewer to the NURP pond. The developer should
be responsible for fees associated with Bonestroo's review of the proposal.
Parks
' As art of the preliminary plat, the applicant was required to provide 4.5 acres of park land.
P P rYP � PP q P P
The applicant is proposing to dedicate Outlots C and A to the city as park land. Staff has
requested verification from the applicant that these areas proposed to be dedicated to the
city contain at least 4.5 acres. Should they not provide 4.5 acres, the applicant would be
required to compensate the difference with dedication of park fees as to be determined by
the Park and Recreation Coordinator. The applicant will be responsible for full dedication
of trail fees.
1 STATUS OF PRELIMINARY PLAT CONDTITONS
The following is a review of the conditions with comments on whether they have been met,
still need to be met, or have been amended.
1. The applicant provide a plan showing the exact location of the Class A wetlands
adjacent to Lots 1, 2, and 3, Block 2 and adjacent to Silver Lake and that the final
plat would provide a drainage easement over the protected wetlands.
1
1
1
Mr. Don Ashworth
March 18, 1992
Page 7
* The applicant has provided a drainage easement over the protected wetlands 1
on Lots 2 and 3, Block 4 (as shown on the final plat). The applicant must
also provide a drainage easement on the final plat over the wetland located
• on Lot 1, Block 4 and Outlot C and Outlot H (as shown on the final plat).
2. A tree removal plan approved by the DNR Forester and city staff will be required
for each lot in the subdivision prior to the issuance of a building permit. There shall
be no clearcutting permitted for any lot except for the placement of the house pad
and utilities. Clearcutting is defined as removal of any vegetation with a 4" caliper '
or more at four feet in height.
* This condition will remain as a condition of the development contract.
1
3. A conservation easement will be provided at the 945 contour along Lots 1 through
7, Block 2 and the 910 contour on Lots 8 and 9, Block 2. The area below the 945 ,
and 910 contour, including the wetland and shoreland, will not be permitted to be
altered.
* The applicant must still provide this conservation easement for Lots 1-
PP P 7,
Block 2 (now shown as Lots 1 -3, Block and Outlot H) as part of this and
future final plat approvals and will remain as a condition of the development
contract.
4. Lots 3 through 9, Block 2 which have lakeshore on Silver Lake will not be permitted '
to have docks accessing Silver Lake without receiving a wetland alteration permit.
* This condition will remain as a condition of final plat approval for this and 1
future phases and will be a condition of the development contract (Lots 3 -9,
Block 2 are now Lot 1, Block 4 and Outlot H).
1
5. Development of this shall not take place until roadway and utility improvements have
been completed on Outlot A. '
•
* This condition has been met.
6. The applicant shall obtain and comply with all conditions of the Watershed District
permit.
* This condition still has to be met.
1
1
1
I
Mr. Don Ashworth
March 18, 1992
Page 8
' 7. Detailed construction plans and specifications including calculations for sizing utility
improvements shall be submitted for approval by the City Engineer. As -built mylar
' plans will also be required upon completion of the construction.
* This condition will be changed to state, The applicant must receive and
' comply with conditions of final plans and specification approval from the
City Council."
' 8. Appropriate utility easements shall be provided over all public facilities.
* This condition has been met except for drainage and utility easements over
the easterly 25 feet of Lot 3, Block 4, which will be a condition of the final
plat.
' 9. Wood fiber blankets or equivalent shall be utilized to stabilize slopes greater than
3:1.
' * This condition shall remain as part of the final plat approval and
development contract.
1 10. All street and utility improvements shall conform to the city standards for urban
construction.
* This condition shall be amended to read, "All street and utility improvements
shall conform to the 1992 city standard specifications and detailed plates."
11. The applicant shall submit details for approval for the construction of the retaining
walls with the plans and specifications.
* This condition has been complied with.
12. The city' standard detail for the installation of Type III erosion control shall be
placed on the grading plan and utilized.
* This condition has been complied with.
13. All appropriate drainage and utility easements along the side, front, and rear of the
lots in addition to all appropriate drainage and utility easements for ponding sites
and storm sewer facilities shall be shown on the final plat.
* This conditions has been complied with.
1
1
Mr. Don Ashworth
March 18, 1992
Page 9
14. The plans and specifications shall show a second street access through Outlot C to
Iroquois as emergency access only.
* This condition shall be amended to read, "The public street shall be extended
to service the emergency access as part of the first phase and the applicant
shall be required to provide plans for the construction, barricade, and
signage of the emergency access for City Engineer and Fire Marshal approval.
The emergency access shall be constructed as part of the first phase.
15. Additional spot elevations and necessary contours shall be provided with the plans
and specifications for proper surface drainage around proposed buildings and
driveway location.
1
* This condition shall be amended to read, "Additional spot elevations and
necessary grading plan contours shall be provided with the building permit
application for proper surface drainage around proposed buildings and
driveway grade."
16. The applicant shall enter into a development contract the
pp p t co ct vv�th t e city to provide the city
with the necessary financial sureties to guarantee the proper installation of the
improvements.
* This condition shall remain as part of final plat approval and development
contract.
17. A hydraulic study is required to evaluate and address water pressure concerns. '
•
* This condition shall be amended to read, "The applicant shall reconfirm that
the hydraulic study previously prepared is still applicable based on the new
street configurations. A copy of the calculations shall be submitted to the
City Engineer for review."
18. A soils report needs to be included for analysis of proposed construction.
* This condition is no longer necessary. ,
19. The developer shall submit a plan set complying to city standards for comparison of
hardship before a variance could be granted. 1
* The applicant has complied with this condition.
1
Mr. Don Ashworth
March 18, 1992
Page 10
20. The developer dedicate 4.5 acres for park purposes including Lots 8 and 9, Block 2
in lieu of park dedication fees.
' * This condition shall remain as part of the final plat approval and
development contract.
' 21. Provide a conservation easement over the 30 foot section of the rear lot of all lots
in Block 3.
' * This condition shall remain as art of the final plat approval and
P P PP
' development contract.
22. Work with the city to properly finish off the end of the Iroquois including a
1 turnaround.
* This condition shall remain as part of the final plat approval and
' x development contract.
23. Direct staff to review the possibility of integration of trails into an overall trail plan
if possible.
* This condition has been complied with.
24. Check whether Lots 8 and 9, as part of the park dedication, are to maintain a trail
on Outlot B as far removed from the people's lot in question as possible so as not
to be intrusive with their back yard.
* This condition has been complied with.
25. The developer shall work with staff to develop some assurance through the use of
covenants or whatever, who is responsible to maintain the retaining walls.
' * This condition shall be amended to read as follows, "The applicant shall
notify property owners of their maintenance responsibilities and ownership
r of the boulder retaining walls by means of covenants and verbiage in the
chain of title."
26. All lots shall conform with any future tree protection ordinances.
* Staff questions the legality of enforcing ordinances that have not been written.
We are commending that this condition be deleted.
1
•
Mr. Don Ashworth
March 18, 1992
Page 11
27. The applicant shall redefine the triangular lot.
* This condition has been complied with. 1
28. All trees to be saved shall be staked off prior to issuance of building permits and
approved by the DNR Forester and city staff.
* This condition shall remain as part of the final plat approval and
development contract. 1
RECOMMENDATION
Staff is recommending of the final plat for Summit at Near Mountain shown
g P as s own on plans
dated March 6, 1992, with the following conditions:
1. The applicant shall provide
pp p ovide a drainage easement on the final plat over the wetland
located on Lot 1, Block 4 and Outlot C and Outlot H.
2. A tree removal plan approved by the DNR Forester and city staff will be required
for each lot in the subdivision prior to the issuance of a building permit. There shall
be no clearcutting permitted for any lot except for the placement of the house pad
and utilities. Clearcutting is defined as removal of any vegetation with a 4" caliper
or more at four feet in height. 1
3. A conservation easement shall be provided at the 945 contour along Lots 1 -3, Block
4 and Outlot H. The area below the 945 and 910 contour, including the wetland and
shoreland, will not be permitted to be altered.
4. Lot 1, Block 4 and Outlot H, which have lakeshore on Silver Lake, will not be
permitted to have docks accessing Silver Lake without receiving a wetland alteration
permit.
5. The applicant must receive and comply with conditions of final P lans and
specification approval from the City Council.
6. Wood fiber blankets or equivalent shall be utilized to stabilize sloes greater than
3:1. P
7. All street and utility improvements shall conform to the 1992 n
ty P city standard
specifications and detailed plates.
•
1
1
I
Mr. Don Ashworth
March 18, 1992
Page 12
8. The public street shall be extended to service the emergency access as part of the
first phase and the applicant shall be required to provide plans for the construction,
barricade, and signage of the emergency access for City Engineer and Fire Marshal
1 approval. The emergency access shall be constructed as part of the first phase.
9. Additional spot elevations and necessary grading plan contours shall be provided with
' the building permit application for proper surface drainage around proposed
buildings and driveway grade.
1 10. The applicant shall enter into a development contract with the city to provide the city
with the necessary financial sureties to guarantee the proper installation of the
' improvements.
11. The developer dedicate 4.5 acres for park purposes including Lots 8 and 9, Block 2
' in lieu of park dedication fees.
•
12. Provide a conservation easement over the 30 foot section of'the rear lot of all lots
' in Block 3. A drainage aid utility easement shall be dedicated over the easterly 25
feet of Lot 3, Block 4. The final plat shall include a drainage and utility easement
over the easterly 25 feet of Lot 3, Block 4 for the storm sewer to the NURP pond.
13. The applicant shall work with the city to properly finish off the end of the Iroquois
including a turnaround. Barricades shall be installed at the end of both north and
' south legs of Oxbow Bend. A sign indicating "This street will be extended in the
future" shall be placed on the barricades. Appropriate notice shall be placed in the
chain of title.
14. The applicant shall reconfirm that the hydraulic study previously prepared is still
applicable based on the new street configurations. A copy of the calculations shall
1 be supplied to the City Engineer for review and approval.
15. The applicant shall notify property owners of their maintenance responsibilities and
' ownership of the boulder retaining walls by means of covenants and verbiage in the
chain of title. The applicant shall notify property owners of their maintenance
1 responsibilities of the secondary emergency access to Indian Hills Road (Iroquois)
by means of covenants or in the chain of title.
1 16. All lots shall conform with any future tree protection ordinances.
17. All trees to be saved shall be staked off prior to issuance of building permits and
approved by the DNR Forester and city staff.
1
Mr. Don Ashworth 1
March 18, 1992
Page 13
18. A variance should be granted for the street grade of 10 %.
19. The applicant shall work with staff and the City's surface water consultant, 1
Bonestroo, Rosene, Anderlik & Associates in preparing final construction plans for
the NURP pond. Fees associated with plan review and comment by the city's
consultant shall be paid by the applicant. 1
20. The applicant shall dedicate Outlots A, B and C to the City.
ATTACHMENTS
1. Memo from Dave Hempel dated March 19, 1992. 1
2. Memo from Mark Littfin dated March 17, 1992.
3. Letter to Mike Pflaum dated October 9, 1989.
4. Final plat.
•
1
1
1
1
. 1
1
1
1
1
1
1
CITYOF
1 ,4
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Jo Ann Olsen, Sr. Planner
1 FROM: Dave Hempel, Sr. Engineering Technician t
' DATE: March 19, 1992
SUBJ: Final Plat Review - Summit at Near Mountain /PUD Amendment
LUR File No. 89 -15 /Project No. 92 -3
Upon review of the final plat prepared by Sathre- $ergquist dated
March 6, 1992, I offer the following comments and recommendations:
Site Grading
11 Site
applicant's engineer, Sathre - Bergquist, recently submitted for
review and approval detailed plans for utility and street
' construction. The construction plans propose developing "the
summit" in separate phases.` Although this phase concentrates on
constructing the easterly half of the site, the grading plan
proposes grading the entire street configuration at this time.
The final grading, drainage and erosion control plans incorporate
boulder retaining walls to minimize grading and tree loss
11 throughout the development. The boulder retaining walls appear to
be placed inside the property line. Since these retaining walls
are to be located on private property, maintenance responsibilities
will be the property owners'. Staff recommends, either by means of
covenants or chain of title, the property owner be made aware of
maintenance responsibilities and ownership of the retaining walls.
Erosion Control
The grading plan proposes implementing Type III erosion control;
however, it did not specifically indicate locations where it is to
be installed. Staff recommends the applicant work with staff to
prepare an erosion control plan. Due to the significant side
slopes, wood fiber blankets or equivalent should be utilized on all
slopes of 3:1 or greater.
1
I'f
• �
� PRINTED ON RECYCLED PAPER
1
Jo Ann Olsen
March 19, 1992
Page 2
Utilities 1
Municipal sanitary sewer and water is proposed over the easterly 1
half of the site. Municipal water service is proposed to be
extended in three locations, from Iroquois, Oxbow Bend and Trapline
Circle. The applicant's engineer, Rick Sathre, Sathre - Bergquist,
has previously indicated adequate fire flow protection under peak
demands. The applicant should reconfirm that with the new street
configuration (Summit Circle) the fire flows under peak conditions
are still exceeding standards and a copy of the calculations should
be provided to the City Engineer for review.
Municipal sanitary sewer service is proposed to be extended from
the existing sewer main near Pleasant View Road. The sanitary
sewer line will be extended through Outlot C to Oxbow Bend. No
utility easements are provided for this line. It is assumed that
Outlot C will be deeded to the City. If not, an appropriate
easement will be required. Sanitary sewer service will also be
extended from Oxbow Bend located in the southeast corner of the
site. Detailed construction plans have been submitted for review
and approval. Staff is currently reviewing the proposed plans and
will place approval of the plans and specifications on the next
City Council meeting (April 13, 1992). 1
Streets
The final plat proposes full dedication of the street right-of-way '
over the entire development at this time. According to the
construction plans, the applicant is proposing to construct only
the easterly half of Oxbow Bend together with Summit Circle.
Staff, including the Fire Marshall, are concerned from a public
safety standpoint with the long cul -de -sac and no secondary
emergency access. Staff believes that the secondary emergency
access from Iroquois should be constructed at this time together
with extension of Oxbow Bend to the intersection of the secondary
emergency access. The emergency access shall be 15 feet wide and
constructed to 7 -ton design, with 12 inches of Class V gravel and
3 inches of bituminous pavement. The applicant should work with
the City in providing adequate barricades to discourage travel and
still provide access for emergency vehicles. The emergency access
should also be kept clear of snow and other debris at all times.
A provision should be added in the covenants and /or chain of title
to insure and clarify maintenance responsibilities of the
emergency access.
At both ends of Oxbow Bend, barricades should be installed. A sign
indicating that "This street will be extended in the future" shall
1
1
Jo Ann Olsen
March 19, 1992
Page 3
be installed on the barricades to notify prospective homeowners of
the future street extension.
' Street grades in this development range from 0.60 percent to 10
percent grade. The proposed 10 percent street grade exceeds the
' City's maximum street grade of 7 percent. Staff is comfortable in
granting a variance from the City Ordinance to allow the 10 percent
street grade in this circumstance due to the significant change in
existing ground elevation combined with environmental concerns such
as tree loss.
Drainage
Similar to Trappers Pass 2nd Addition, the plans propose conveying
' the storm runoff from most of the mountaintop (approximately 13.8
acres) into the wetlands adjacent Silver Lake and lying north of
Lots 1, 2 and 3, Block 4. Prior to discharging ir}to the wetlands,
the applicant is proposing construction of a National Urban Runoff
F Program (NURP) pond. The pond is being constructed to provide
pretreatment of the storm water runoff prior to discharging into
the wetlands.
Preliminary details of the*NURP pond construction indicate the pond
to be approximately 60 feet wide by 320 feet with a maximum depth
of 10 feet. This type of configuration would have side slopes of
' 3:1 which are fairly steep should an individual fall into the pond.
The City's surface water consultant, Ismael Martinez with
Bonestroo, Rosene, Anderlik & Associates (BRA), recommends that the
' pond design be refined to incorporate a bench system with 10:1 side
slopes for four feet and then continue with the 3:1 slopes to a
maximum depth of six feet and a mean depth of four feet. This may
involve enlarging the preliminary pond design. The applicant
should work with staff and the City's surface water consultant in
preparing final detailed construction plans for the NURP pond.
Similar to Lundgren Bros.' other plat, "Willowridge ", this site is
also utilizing the existing wetlands to meet the City's ordinance
for pond storage requirements. According to Sathre - Bergquist,
Lundgren Brothers has developed the adjacent properties around the
wetland and has provided additional storage areas and retention
ponds in the previous Near Mountain developments to store the
increased runoff from this development.
Additional measures are being employed in the storm fewer system by
incorporating sump manholes and catch basins to trap heavy
sediments prior to discharging into the NURP pond. These types of
catch basin manhole structures will create additional maintenance
for the City; however, after the initial construction phase (home
1
1
Jo Ann Olsen
March 19, 1992
Page 4
building) is completed, the sump basins should not need cleaning as
frequently.
Miscellaneous
The final plat should include a 25 -foot wide drainage and utility '
easement over the easterly portion of Lot 3, Block 4 for the storm
sewer to the NURP pond.
Recommended Conditions of Approval
1. The applicant shall notify property owners of their 1
maintenance responsibilities and ownership of the boulder
retaining walls by means of covenants and verbiage in the
chain of title.
2. Wood fiber blankets or equivalent shall be utilized on all
slopes of 3:1 or greater. 1
3. The applicant shall work with staff to prepare an erosion
control plan. 1
4. The applicant shall reconfirm that the hydraulic study
previously prepared still is valid with the new street
configurations. A copy of the calculations shall be submitted
to the City Engineer for review.
5. The plans shall include construction of Oxbow Bend to the
intersection of the secondary emergency access from Iroquois.
The emergency access shall be paved 5 -feet wide, constructed
to 7 -ton design with 12 inches of Class V gravel and 3 inches
of bituminous pavement.
6. Barricades shall be installed at the end of both north and
south legs of Oxbow Bend. A sign indicating "This street will
be extended in the future" shall be placed on the barricades.
7. The applicant shall receive and comply with final construction
plans and specification approval from the City Council.
8. The applicant shall work with City staff in providing adequate
barricades at both ends of the secondary access to limit
traffic•to emergency vehicles only. Removal of snow or other
debris shall be the responsibility of the developer.
9. A variance should be granted for the street grade of 10 %.
1
I
Jo Ann Olsen
March 19, 1992
Page 5
10. City's The applicant shall work with. staff and the City s surface
water consultant, Bonestroo, Rosene, Anderlik & Associates in
1 preparing final construction plans for the NURP pond.
11. The final plat shall include a drainage and utility easement
over the easterly 25 feet of Lot 3, Block 4 for the storm
sewer to the NURP pond.
12. The applicant shall notify property owners of their
11
maintenance responsibilities of the secondary emergency access
to Indian Hills Road (Iroquois) by means of covenants or in
the chain of title.
1 13. The applicant shall dedicate Outlots A, B and C to the City.
1 ktm
c: Charles Folch, City Engineer
Ismael Martinez, BRA
1
1
1
1
1
.1
1
1
1
1
4
0 CITYOF
i i ,
Nitl
N N .
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
'1‘
(612) 937 -1900 • FAX (612) 937 -5739
1
•
MEMORANDUM
TO: Jo Ann Olsen, Senior Planner
FROM: Mark Littfin, Fire Marshal 1
DATE: March 17, 1992 1
SUBJ: Summit at Near Mountain
Comments and Requirements: 1
1. Extend road to intersect with secondary emergency access. 1
2. Provide City Engineer and Fire Marshal with plans for driving
surfaces and roadway width, for approval.
3. Provide City Engineer and Fire Marshal with information on
traffic barriers /barricades for approval.
. 1
1
•
1
1
• 1
1
1
t4T PRINTED ON RECYCLED PAPER
a
1
C
11
- CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
1 =�
March 12, 1992
1
Mr. Mike Pflaum
Lundgren Brothers Construction
935 East Wayzata Boulevard
Wayzata, MN 55391
1 Dear Mr. Pflaum:
This letter is to confirm our agreements of last week. As part of the approval process of the Near Mountain
Seventh Addition final plat, the following conditions will be included. These items pertain only to the areas
of park and recreation.
1. Lundgren Brothers Construction will provide park property totalling 4.5 acres, including Lots 8 and
9, Block 2, in addition to the two utility outiots. In exchange for this action, the city will provide full
park fee credit to the Seventh Addition ($500.00 per unit). This is consistent with conditions
1 approved as part of the preliminary plat.
2. Payment of full trail fees ($167.00 per unit) will be made at the time of the building permit
applications.
The land use restrictions which Lundgren Brothers Construction wishes to impose upon the park property
will be acknowledged by the city. These restrictions are consistent with how the city wishes to see this
1 property used. However, final acceptance of these conditions will be contingent upon City Council approval.
The City of Chanhassen would also like to thank you for your contribution of $4,000 for the purchase of a
second phase of play equipment at North Lotus Lake Park. This neighborhood park provides recreational
and leisure opportunities for many of the residents in the Near Mountain area. The city looks forward to
your continued involvement in the community of Chanhassen.
1 Sincerely,
9 :449
1
Todd Hoffman
Park and Recreation Coordinator
TH:k
I pc: Don Ashworth, City Manager -
Paui Krauss, Planning Director
Dale Gregory, Park Foreman
1
Y .41 PRINTED ON RECYCLED PAPER
1 •
MN ,° °" In EN 'LAT LAT N • 0.
THE SUMMIT ° � °• giapi
41 °• A a'1 ° / J
1 `f1 n
CI i'.' - 'SICIIt� �yr.•,.
AT NEAR r 1,
1 `fit• E1 p• <:,, .4
p �iY�,.1 a 1 ✓,
°° b` 11° / ''1,,,,, rJ
-� MOUNTAIN ° \IV:to ; Y
4'11.°', -s'. '� .,
11 11 r- /
". D1 114 n� t /••.
loo 50 0 50 ioo 200 P /
\ C ,. �. .y ;^ Cry ^
SCALE IN /[[T 11401 s.„.„. w C` "� w •)-1 /
d 1,It , J I '' / ' e "y /J
° °t .�
tt r °' . .
• DENOTES IRON MONUMENT FOUND I , /
r r �'
•. T r� P ( � � (� p r C ,,
o DENOTES 1/2 INCH BY 14 INCH IRON _ I R r� I r f ` S 1 ,� �� �� r /
, y " w t " !
PlpC SET AN0 MARKED BY LICENSE .4 A' L, " IJ.1 •
N0.TT2R. '° br a , •tii n fit• , .,..
/
IM �1 ►. 11 ' , : i , C _j / / ^ 1� , N E A R �tt 10 U N I A 1 1 A r7 � y,7
W <� n n t
O /1 .° \
.''' ` l /'�° ° 4 INSET A ' N. "���°
1 C 0 1'r �h u . ., s _,..': t % r te
°^�� °'�'° 0 U T L 0 T/ . H 1 � '
� * ° °. W (SEE SHEET 3 OF 3 SHEETS) � r►
�' •,. \ 4/ !$ 3RD •'F` ,'A Du, 1 i N
34 t
t1°' °111 " , 1 2 > f �. it: ' q* : t
0 4 1 4 1 0 , dike) ;" .• •
1 \ ✓ '. e m • O - "Q. � ,f I .1 r■ w
L9'" / -Y.' r i 4,4 l ", ' , g to'1719 v • • O N . 4 JY -
�' � ' ry I - `'a i../ � Off,
g\� *; 1 Va s °' �
g ' O 4' V ' 4 .'� .p 7 1 d•ll. K ` , R , -'' -
!� . 1 ! NI1.0°00•'w R• 1,J NO' 1t, iiii r4' •
�(,` ! a'0 f i..`1..
° "y5,� 1 i • • it N'e. °i ys ` e•/�o• l w Y '<1. ' . _ 4 • s -� � ,t . )1' i '� d•K 8 • '•. CO7• °s "'���
/ i
- 9.',\ `_ / / • e . v� { . ' 11a ra •* P . ,� 1 , •
i oo"w i7 \ a $ � •• I r n n • 1 -Nit-
r� ` � • . . .0 0 Nls•1107'f \ N Fi- IRT6T7JR_ _ O r --� . .• , 1 ld l/ S./10
`\ . t .. O . J74 •4'40.11'30 "W 333•! � ',.o!I�. • ' Mil a C 4-70'.4-4,
���
, ^Tow'• . 1 7 • d OVTLOT .411„11'\; ^
1.1 :1.) . U ' 4 'r d J. G' N� + �, 0 1
L.1 . ~ p' i1 r ' ^'SO I YJE I� l_'' -' t ,, , l l v sI y N .,i' rd. My ,4 01f -- .�� +M :eV/ 4
L - ✓•
O 1 , � r1 r `; • 'rte .l+.
''5,-':,..5 / /�� 4 � �4' S ,BOO pp V✓ 1 11 _,I,/ 179/! 1:7: Q ; I
V i �° / _ t
4. • • S A T H R E- 0 E.R C C U I S T. I N C t >` / °/ Vii. _� 1 ` I
i "'`l \ S id
I j -
I11 - •r--- - -- � - � SHEET 2 OF 3 SHEET
b
•
•
1
1 € L
t a
a .o•zizew
4
• 21511 _ 4 1 •x A
\
f 76 0 I � R 4
�aa� E
�, 4 r i
\ 3�d 1 "• a) b
v
> / i•C. "4 • r el, / t E 0'
1 / ,,r / „.„----- e °' a .0 N r t "' t., . ' / � 4 a. r • °¢� I t o �' , \
`_ !��^ N S t / ) � - 4,5 �o j . 's t o d" a t.
/ f + ° o•. J/ to t � O z .ox � N eoa -
4'z,....•,.. '4•, • / ' Y 4___A p 8 Y w N T, > _ tt� / // p o' 1 /{ E
a �[ o; \ o g t a •
x \ / /i < �� o ti \ ✓ w i r Q � �c 1 I �x. E aR a aN / / ( • . o t • \ :F 10lM ! c. n i \ tJ E m � ✓ �, / - `�s 0 b6
S ,;'7 a
• y 5/ , � • 4,' 44.t,•'• t N o S � ` g
L
N / 7' 1� h
\ E K ' I--) t -+ B U 8 t ° M°'x`. 1-- re - ' / '- , w i ( 1 I , ( t a , ' ' i • d• 0
� e
ss . , 'g 7 P � yy
�� `VIII(/ ` \ r t• 1` \\ ' �y \ \ . ? 1
I \ , '‘,.1 \ \ \\ ���4 l' r- I m rti
;% / / \ < \ / /J ` _ At
0
jmL-a / ts ts �\ \ \ o
tlr y.5 \ /
\� €6 ? { y T ° m £ n ! ,. 1, i '\ ` • : e -E it - -�-'�
Pi 4 ° o o .6.: o C ' lii S 17' RN
'e t t gym. m ; m n , 4 :.y'} : _ Y - F _ �.;.. �.
' Oar a
1 r e. h
N ; &ln • 11 y , ; .Y
€ € is 1 i � Z -' i �.l �.1 .
1 a F
2
Li
.
41 I PREUMINARY PLAT ■ r .
p. 1989 AMENDMENT AREA I = SATHRE • 4wA BERGOUIST, 1 • INC.
00
' `" W ! f g ' ' u vi
�' NEAR MOUNTAIN P.U 0- '
"'
1 SW,H lMW • YMYZ.I�, YN. SSal .16 -.
LUNOGREN BROb. _7%STRUCIION INC. i
� i CHAM,Mi9EM UNME59re ` .,,,,.,8
C ITYOF
,° CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900
October 9, 1989
i
Mr. Mike Pflaum
Lundgren Bros. Construction
935 E. Wayzata Blvd.
Wayzata, MN 55391
Dear Mike: ,
This is to confirm that on September 13, 1989, the City Council
approved the PUD Amendment to replace 114 condominium units with
45 single family lots with the following conditions:
1. The applicant provide a plan showing the exact location of
the Class A wetlands adjacent to Lots 1, 2, and 3, Block 2
and adjacent to Silver Lake and that the final plat would
provide a drainage easement over the protected wetlands.
2. A tree removal plan approved by the DNR Forester and City
Staff will be required for each lot in the subdivision prior
to the issuance of a building permit. There shall be no
clearcutting permitted for any lot except for the placement
of the house pad and utilities. Clearcutting is defined as
removal of any vegetation with a 4" caliper or more at four
feet in height. j
3. A conservation easement will be provided at the 945 contour
along Lots 1 through 7, Block 2 and the 910 contour on Lots 8
and 9, Block 2. The area below the 945 and 910 contour,
including the wetland and shoreland, will not be permitted to
be altered.
4. Lots 3 through 9, Block 2 which have lakeshore on Silver Lake
will not be permitted to have docks accessing Silver Lake
without receiving a wetland alteration permit. 1
5. Development of this site shall not take place until roadway
and utility improvements have been completed on Outlot A. 1
6. The applicant shall obtain and comply with all conditions of
the Watershed District permit. -
1
Mr. Mike Pflaum
October 9, 1989
Page 2
1 7. Detailed construction plans and specifications including
calculations for sizing utility improvements shall be sub-
mitted for approval by the City Engineer. As -built mylar
' plans will also be required upon completion of the
construction.
8. Appropriate utility easements shall be provided over all
public facilities.
9. Wood -fiber blankets or equivalent shall be utilized to stabi-
1 line slopes greater than 3:1.
10. All street and utility improvements shall conform to the
1 City's standards for urban construction.
11. The applicant shall submit for approval details for the
1 construction of the retaining walls with the plans and
specifications.
12. The City's standard detail for the installation of Type III
' erosion control shall be placed on the grading plan and
utilized.
13. All appropriate drainage and utility easements along the
side, front and rear of the lots in addition to all
appropriate drainage and utility easements for ponding sites
and storm sewer facilities shall be shown on the final plat.
14. The plans and specifications shall show a second street
access through Outlot C to Iroquois as emergency access only.
1 15. Additional spot elevations and necessary contours shall be
provided with the plans and for proper surface
drainage around proposed buildings and driveway location.
16. The applicant shall enter into a development contract with
the City to provide the City with the necessary financial
sureties to guarantee the proper installation of the
improvements.
17. A hydraulic study is required to evaluate and address water
pressure concerns.
18. A soils report needs to be included for analysis of proposed
construction.
19. The developer shall submit a plan set complying to City stan-
dards for comparison of hardship before a variance could be
granted.
1
1
Mr. Mike Pflaum
October 9, 1989
Page 3
20. The developer dedicate 4.5 acres for park purposes including
Lots 8 and 9, Block 2 in lieu of park dedication fees.
21. Provide a conservation easement over the 30 foot section of
the rear lot of all lots in Block 3.
22. Work with the city to properly finish off the end of the
Iroquois including a turn around.
23. Direct staff to review the possibility of integration of
trails into an overall trail plan if possible.
24. Check whether Lots 8 or 9 as part of the park dedication, is
to maintain a trail on Outlot B as far removed from the
people's lot in question as possible so as not to be intru-
sive with their back yard.
25. The developer shall work with staff to develop some assurance ,
through the use of covenants or whatever, who is responsible
to maintain the retaining walls.
26. All lots shall conform with any future tree protection ordi- 1
nances.
27. The applicant shall redefine the triangular lot. 1
28. All trees to be saved shall be staked off prior to issuance
of building permits and approved by the DNR Forester and City
Staff.
You may now submit ten paper copies of the final plat ten days
prior to a City Council meeting for final plat approval. Should
you have any questions, please feel free to contact me.
Sincerely,
Cam\
Jo Ann Olsen
Senior Planner
JO:v
1
cc: Dave Hempel
1
1