1f. Dev contract for grading Lake Riley Hills 1 C
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CITY T
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1 CHANHASSEN
0 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739 '`7'h'" by City kJ' i.st +n;
1 MEMORANDUM fit• -_�__
11.x_ g- , q- .
TO: Don Ashworth, City Manager bet. -- -
FROM: Paul Krauss, Planning Director De.: -
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IIDATE: September 18, 1991 � '
SUBJ: Development Contract for Grading, Lake Riley Hills
Subdivision (#90-10 SUB) , Grading Permit #91-9
IPROPOSAL/SUMMARY
II On February 25, 1991, the City Council approved the preliminary
plat for the Lake Riley Hills subdivision. The plat will result in
the creation of 68 single family lots accessed by an internal
street connecting to Lake Riley Boulevard.
IGaining final plat approval on this project has been a protracted
process due to the complex issues that are being dealt with in the
feasibility study that will determine how utilities are to be
I extended to the site. The developer had hoped to have lots
available for construction this year, but at this point in time
I this is not likely to occur. Work on the feasibility study is
proceeding and at this point we have an expectation that it will be
brought back to the Council within the next 30 days and stands a
very good chance of resulting in the construction of utilities in
I early spring of 1992. The applicant desires to be in a position to
develop the property as soon as possible next spring and is
therefore, requesting that the city authorize grading over a
portion of the site called Phase I on attached documents. Staff
I has reviewed the proposed grading limits and believes that they are
fully acceptable. This area has been carefully chosen to avoid
U environmental damage and represents an area that is likely to
require similar grading regardless of who develops this property.
Due to the way our grading ordinance is structured, the only in
which the city can authorize grading to occur in advance of final
II plat approval is to actually enter into a development contract with
the applicant. The City Attorney has drafted this contract and it .
is attached for your review. Essentially, it limits the applicant
Ionly to the grading activity illustrated on the attached map.
Under the proposed grading plan, earth will be moved from one
Ilocation on the site to another so there will be no significant
If
T.4 PRINTED ON RECYCLED PAPER
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11 Lake Riley Hills Grading
September 18, 1991
Page 2
need to have trucks hauling along public streets. We have proposed
conditions to adequately manage the activity and allow for site
restoration if necessary. Staff supports this request and is
recommending that it be approved with the appropriate conditions.
RECOMMENDATION
Staff recommends approval of the development contract for Lake
Riley Hills subdivision subject to the following conditions:
1. Obtain Watershed District approval for the grading activity.
2 . Establish and maintain Type III erosion control acceptable to
the City Engineer.
3 . Establish ground cover by no later than May, 1992, if
construction on the plat is not proceeding at that time.
4. All public rights-of-way leading to the site will be
maintained in a clean condition at all times.
5. The applicant will be responsible for dust control as required
by the city.
6. A letter of credit or cash guarantee of $27,600.00 shall be
deposited with the city prior to start of work. The letter of
credit amount is sufficient to cover costs of reseeding,
establishing erosion control and construction of graveled site
entrances. The letter of credit may be retired by its being
replaced by a new development contract associated with the
' final plat or by completion of the work in a manner acceptable
to the Engineering Department.
' 7. Grading activities shall be restricted to the area approved by
the city on documents provided by the applicant.
8. Build a gravel construction entrance to reduce potential for
tracking dirt onto the public right-of-way.
ATTACHMENTS
t1. Development Contract.
2. City Council minutes dated February 25, 1991.
' 3. Staff report.
4. Reduced preliminary plat.
5. Illustration of area to be graded.
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CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A.
Attorneys at Law I
Thomas J. Campbell
Roger N. Knutson
Thomas M. Scott (612)456-9539
Gary G. Fuchs Fax(612)456-9542
James R. Walston
Elliott B. Knetsch September 16, 1991 1
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Mr. Paul Krauss
Chanhassen City Hall
690 Coulter Drive, Box 147
Chanhassen, Minnesota 55317
RE: Klingelhutz Plat 1
Dear Paul:
Pursuant to your request, enclosed please find the "General I
Conditions" section of the development contract for the Klingelhutz
plat. The only changes are in paragraphs 1 and 2, to allow grading
before the final plat is filed. The dollar amount in paragraph 2
must be filled in. Please call if you have questions or comments.
Very truly yours,
CAMPBE , KNUTSON SCOTT
fir ------ ::;L_
Roger N. Knutson
RNK:srn
Enclosure
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RECEIVE
SEP 1 71991
CITY OF CHANHA,:,S%=; I
Yankee Square Office III • Suite 202 • 3460 Washington Drive • Eagan, MN 55122
11 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 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 and then the Developer may
proceed.
I/ 2. Grading. Within the plat or land to be platted, the
Developer may grade the land in accordance with Plan "B" before the
plat
11 is recorded with the County and before the entire required security has
been furnished the City. Grading may commence subject to the following
conditions: (1) this agreement has been fully executed by both parties
and filed with the City Clerk, and (2) a cash escrow or other security
acceptable to the City of $ has been furnished the City.
3. 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
09/16/91
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proceed until Development Contracts for such phases are approved by the II
City.
4. Effect of Subdivision Approval. For two (2) years from the II
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 I
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 II
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, 11
official controls, platting or dedication requirements enacted after the
date of this Contract. _ I
5. 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 I
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 II
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 his
engineer shall schedule a preconstruction meeting at a mutually
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1 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
11 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 of all utility stubs,
(6) bench mark network, and (7) a 200 scale and a 500 scale reproducible
Mylar copy of the plat.
6. License. The Developer hereby grants the City, its agents,
employees, officers and contractors a license to enter the plat to
11 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
I/ before any utility construction is commenced or building permits are
issued, the erosion control plan, Plan B, shall be implemented,
11 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
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received from the City, the City may take such action as it deems 1
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 II
rights or obligations hereunder. No development will be allowed and no
building permits will be issued unless the plat is in full compliance I
with the erosion control requirements. Erosion control needs to be
maintained until vegetative cover has been restored, even if I
construction as been completed and accepted. After the site has been I
stabilized to where, in the opinion of the City, there is no longer a
need for erosion control, the City shall remove and dispose of the I
erosion control, i.e. hay bales and silt fence.
8. Clean up. The Developer shall maintain a neat and orderly I
work site and shall daily clean, on and off site, dirt and debris,
including blowables, from streets and the surrounding area that has
resulted from construction work by the Developer, its agents or assigns. II
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 II
the contractor, and a representative of the Developer's engineer will J
make a final inspection of the work with the City Engineer. Before the
City accepts the improvements, the City Engineer shall be satisfied that II
all work is satisfactorily completed in accordance with the approved
plans and specifications and the Developer and his engineer shall submit I
a written statement attesting to same with appropriate contractor
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waivers. Final acceptance of the public improvements shall be by City
Council resolution.
10. Claims. In the event that the City receives claims from
labor, 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 Devpimper shall release,
discharge, and dismiss the City from any further proceedings as it
pertains to the letters of credit deposited with the District Court,
1/ 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
I/ plant a tree in the front yard of every lot in the plat. Suitable trees
include:
Maples Ash
Linden Basswood
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Green Ash Birch I
Honeylocust 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 bark, are
prohibited. The minimum tree size shall be two and one-half (2 1/2)
inches caliper, either bare root in season, or balled and burlapped. The II
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 II
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 II
four (4) inches of topsoil as a base. Seed or sod shall also be placed 11
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 I
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 I
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 I
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 I
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Iquality, 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 maintenance bonds (Miller
11 Davis Company Form No. 1636 or equal) 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 respread against the plat in accordance with City
standards.
11 16. Street Lighting. The Developer shall have installed and
I/ 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.
18. Responsibility for Costs.
' A. The Developer shall pay an administrative fee in
conjunction with the installation of the plat improvements. This fee is
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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, 11
processing security reductions, and final acceptance of improvements. I
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;
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; I
iii) if the cost of the construction of public
improvements is over $1, 000, 000, two and one-half
percent (2 1/2%) of construction costs for the first
$1,000,000 and one and one-half percent (1 1/2%) of
construction costs over $1,000, 000.
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 I
paragraph 6 of the Special Provisions.
B. In addition to the administrative fee, the Developer I
shall reimburse the City for all out-of-pocket costs incurred by the I
City for providing resident construction inspections. This cost will be
periodically billed directly to the Developer based on the actual I
progress of the construction. Payment shall be due in accordance with
Article 17E of this Agreement. I
C. The Developer shall hold the City and its officers and
employees harmless from claims made by itself and third parties for
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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.
11 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.
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
11 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.
19. Developer's Default. In the event of default by the
IIDeveloper 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,
IIprovided 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
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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.
20. Miscellaneous. I
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 II
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. I
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 I
Contract by the Developer shall be grounds for denial of building
permits, including lots sold to third parties. I
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.
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 I
the streets needed for access have been paved with a bituminous surface.
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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
11 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
IDeveloper'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
11 six (6) months after the City has accepted the public improvements,
public liability and property damage insurance covering personal injury,
1/ including death, and claims for property damage which may arise out of
I/ 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
11 coverage prior to the City signing the plat. The certificate shall
provide that the City must be given ten (10) days advance written notice
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of the cancellation of the insurance. The certificate may not contain I
any disclaimer for failure to give the required notice.
J. Remedies. Each right, power or remedy herein conferred II
upon the City is cumulative and in addition to every other right, power
or remedy, express 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 II
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 I
Contract without the written permission of the City Council. The
Developer's obligation hereunder shall continue in full force and effect I
even if the Developer sells one or more lots, the entire plat, or any
part of it. 11
L. Construction Hours. Construction equipment may only be
operated in the plat between 7:00 a.m. and 6:00 p.m. , Monday through
Saturday. Operation of construction equipment is also prohibited on the 11
following holidays: New Year's Day, Memorial Day, July 4th, Labor Day,
Thanksgiving Day, Christmas Eve Day, and Christmas Day. I
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 I
occupancy permits for lots within the plat.
N. Street Maintenance. The Developer shall be responsible II
for all street maintenance until streets within the subdivision are
accepted by the City. Warning signs shall be placed by the Developer
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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
11 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.
11 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
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,
11 ordinances, and regulations of the following authorities:
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1. City of Chanhassen;
2. State of Minnesota, its agencies, departments
and commissions;
3. United States Army Corps of Engineers;
4. Watershed District(s) ;
5. Metropolitan Government, its agencies, 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 I
authority of the fee owners and contract for deed purchasers to enter
into this Development Contract. I
S. Soil Conditions. The Developer acknowledges that the
City makes no representations or warranties as to the condition of the I
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, I
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. I
T. Soil Correction. The Developer shall be responsible
for soil correction work on the property. The City makes no represen-
tation to the Developer concerning the nature of suitability of soils
nor the cost of correcting any unsuitable soil conditions which may 11
exist. I
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11 City Council Meeting - , ebruary 25, 1991
maintain that control as soon as possible. Now originally I think John was
going to go with somebody and I'm sure I understand the reason why Chaska did
that because I think John Dorek ran into a problem with Chaska because he was
going to maybe tell Chaska how they could, the Lion's, how they could spend the
proceeds. You can't do that under State law apparently because he wanted them
to take a percentage of it and put it towards an effort which would make bowling
a high school lettered sport. You can't tell charitable organizations how to
spend their money. So I think the only way you can guarantee that it 's going to
maybe be used in a local sense is to get an organization that has local ties to
the community and I think we've been lucky that the Chaska Lion's have been so
generous with us and the school district . It's been unbelieveable. But I don't
think we can afford to allow this to get out of town.
Mayor Chmiel: I agree. Fully agree. Any other discussion? Is the applicant
here by chance?
Councilman Mason: Just one quick comment. I really liked Don's forthright
comments about , clearly his opinion but how we do need to keep control of this.
11 I think his comment about approving a moratorium on gambling permits until
Public Safety Commission has reviewed the item is a very good idea.
Mayor Chmiel: Yes it is. Indeed.
Councilwoman Dimler: And I so move.
11 Councilman Wing: Second.
Resolution #91-18: Councilwoman Dialer moved, Councilman Wing seconded to deny
11 the Gambling Permit Application from the Children's Heart Fund and recommend .
that this item be submitted to the Public Safety Commission to determine whether
policies can be established to govern future charitable gambling applications
and the requirements for that process. All voted in favor and the motion
carried unanimously.
�i') PRELIMINARY PLAT TO SUBDIVIDE 78 ACRES INTO 68 SINGLE FAMILY LOTS, LOCATED
NORTHWEST OF LAKE RILEY ON LYMAN BOULEVARD, JOHN KLINGELHUTZ.
SL'
Jo Ann Olsen: This was first reviewed by the Planning Commission last October
I 0_k and in the meantime a feasibility study has been initiated to look at bringing
1A sewer and water to the site. There's also been quite a few revisions to the
V- plat to meet some of the conditions that staff and the Planning Commission have
put against the plat. One of the major ones was the addition of right-of-way
from improvements to Lyman Blvd. and the addition of an outlot for parkland as
requested by the Park and Recreation Commission. So it's been reduced from 75
lots to 68 lots. As far as the plat itself, all the lots do meet the
requirements of the ordinance except for 3. Those are Lot 5 in Block 4 which
apparently does not meet the lot depth requirement and then Lots 1 and 2 in
Block 5 which where the right-of-way currently exists for Lake Riley Road, they
11 do not meet the depth requirement and they're not buildable lots. The applicant
has submitted, today they faxed over a revision to Lot 5, Block 4 which would
make it meet the lot depth requirement. Lots 1 and 2, Block 5, nothing could be
done to those until the improvements to Lyman Blvd. and Lake Riley Blvd. has
been vacated so they understand this and it will become all one outlot,
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City Council Meeting February 25, 1991
including Outlot D so that whole area could be combined into one outlot with a
roadway easement going across it for the existing Lake Riley Blvd. . I
Councilman Wing: Which one's weren't buildable? Which lots?
Jo Ann Olsen: Lots 1 and 2, Block 5. The ones by Lake Riley. 1
Mayor Chmiel: Upper right hand corner.
Councilman Mason: So Outlot 0 and 1 and 2 will just be an outlot?
Jo Ann Olsen: Right . And where it says Lake Riley Road and where it shows like
a new Lake Riley Road going through, like a whole triangular piece would be an
outlot with easements going across there for roadway. That just makes it
cleaner and then in the future when everything, the new road is in and streets
are being vacated, they can replat it at that time.
Mayor Chmiel: . . .the total number from previously to what they are now?
Jo Ann Olsen: 75 to 68. And now we're taking 2 more out. Essentially,
temporarily.
Mayor Chmiel: 66 with one out.
Jo Ann Olsen: As far as the streets go, they're meeting all the requirements of
60 foot right-of-way. We are requiring temporary turn arounds until the streets
to the east and west are connected for future development. Lyman Blvd. , again
they are providing the right-of-way for the future improvements and this right-
of-way will also serve for a right turn lane and a by-pass lane. That was one
of the concerns at the Planning Commission that there is going to be a lot of
additional traffic on Lyman Blvd. now and that we need some additional safety
factors. So the right-of-way that's being provided will allow for those and
that will be part of the development contract and -improvements of the site that
they will have to provide those turn lanes. The private drive is referring to
the farm that 's up in the Outlot A. Right now it has to be provided with an
easement to the north road and once the north road is constructed, we are
I/
requiring it to be removed. The private access to Lake Riley Blvd.. This will
allow the wetland to be converted back to it's natural state. This will all
have to be done through the Corps of Engineers and the ONR and the City. We
have talked with those agencies and they all agree this is something that should
be done. The south road, we have concerns that that's being located right
adjacent to the right-of-way for Lyman Blvd. so we are requesting that that be
pulled back. We can work with the applicant by using private drives to pull the
building pads also back away from the wetland and away from that large drainage
ditch. We think that they can still maintain all the lots but we will be
requesting that we work with them on realigning that because possibly, even
though there will be boulevard area, that's a potential for traffic conflict
with a cul-de-sac going right adjacent to a road. As far as utilities, again
the feasibility study is in the process of being performed at this time to show
the water means of access to the site. That will really determine whether or not
it's feasible. It does have quite a long distance to go and it will be costly
but that should be done in the next couple of months. The feasibility study.
21
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City Council Meeting - - bruary 25, 1991
The grading, there will be pretty much mass radin throughout the
9 9 9 site and
pretty heavy duty grading along the wetland and we are requiring Type III
erosion control to protect the wetland from that. Also we are requiring berming
along TH 212 and along Lyman Blvd. to provide screening from the adjacent lots.
The drainage, the applicant is providing drainage ponds adjacent to the wetland
to protect it from direct runoff. We are requesting that the ponds be combined
into one large one that can be more accessible to the City maintenance crews.
As far as landscaping, what we were discussing earlier tonight, the engineer for
the applicant has stated the applicant has mentioned that he may be replacing 3
trees per lot for replacement of the trees. We have not confirmed that that is
true. We're not making that a condition but we will be requiring replacement of
the trees that are being removed and that would be one option. We are requiring
additional landscaping along the Lyman Blvd. and again also along Highway 212
for screening. Park and Rec has reviewed the acception of Outlot B for
parkland. It will be going back in front of the Park and Rec Commission to
confirm that any increase or additional park fees that are necessary since the
parkland is not as large as what was originally requested. They will also be
required to provide trails along the roads. As far as the lots, we are also
requesting that Lot 1 and Outlot E be combined. When you have a remnant outlot
like that , it 's usually hard to keep it maintained so we usually have it
combined with adjacent parcels so that 's what we're requesting that. We are
recommending approval of the preliminary plat with all the conditions in the
report . Just briefly on the wetland. They're not altering it. They are
protecting it with the ponding adjacent to it. We have several conditions for
that approval also and we recommend approval of both.
Mayor Chmiel: Okay. I like basically what's here with the changes that have
been made. One of the only concerns that I have for a couple of those lots,
they have enough depth to them. Concern for decks. Will they all be
accommodating for decks when they build homes on these particular parcels?
Jo Ann Olsen: They're all meeting the minimum requirements. Some of them might
be tight like the Lot 5 in Block 4. It depends on when they situate the house.
It depends on how big the house is. There's never a guarantee that they'll
always have room. A lot of times now they put those garages up in front of the
house and push the house back and then they still want to have the deck so
they're meeting all the minimum requirements as was stated during the Board of
Adjustments meeting and we are trying to look at all the ones that do have decks
to see if there is room. There's a question on some of them along the wetland
to the 75 foot setback but all we can do is just try to keep an eye out for it.
Mayor Chmiel: Is there someway we can convey that concern from the City to the
developer?
Jo Ann Olsen: Well we are requiring in one of the conditions that if it does
have patio doors, that they have to show on the survey that there's enough room.
Mayor Chmiel: Any other discussion?
I Paul Krauss: If I may Mr. Mayor, just by way of digression, it occurs to me
that the thing we're trying to guarantee on these lots is that there be a
minimum depth, buildable depth on every lot. What that magic number is, I'm
frankly not sure. It seems no matter how much room we give for a house to be
22
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City Council Meeting February 25, 1991
situated on a lot, somebody comes along and builds a bigger one than we could
have ever anticipated. But you know, we may want to consider in the future
adopting a standard that there needs to a minimum buildable depth of at least 50
foot on every lot. That would accommodate probably 90% of the homes that are
made or maybe a 60 foot minimum. Right now Jo Ann is working with this builder
extensively and all the lots that -are along the wetland have been redone so that
there's more depth than there was when it first came in to us. We're doing the
best we can to guarantee it given the current ordinance.
Mayor Chmiel: I guess what I'm looking for is to eliminate the problems and
frustrations that people have once they buy that house and once they're in it
and they don't realize what they have to have. I think that somehow if we could
convey this to the developers or builders that they at least be aware of it
because I guess it's the same thing coming back in and causing a lot of
problems. We can eliminate that problem before it starts. I'd like to somehow
address that if we can.
Councilman Wing: Somehow Mr. Mayor I feel it almost needs to be a condition
because it 's been such a problem. You brought up, I mean tonight was just a
typical example. Would a condition in fact force that developer to discuss this
with the buyer so there's no misunderstanding of what the conditions are?
Mayor Chmiel: I don't know how we can do that. I guess that's what I'm looking
for is some expertise. I
Paul Krauss: It gets into an area that's very tough to enforce. I've been in
communities where there's conditions that are placed on an approval that the
promotional literature disclosed whatever or that the builder in discussing
things with the proposed buyer disclosed something. But we're frankly not there
and it 's tough to enforce that in any kind of meaningful way.
Mayor Chmiel: I guess I'm not trying to put it as an additional burden for the
builder or developer but somehow if they themselves can take hold of it and
convey that information, that's the way to go but unfortunately in the past it's
not happened that way. Maybe we can take a turn around and with all we have to
do but maybe we can look at that and give it some thought.
Jo Ann Olsen: Just for quick clarification. We do have that as a condition on
the wetland alteration permit but we could do a similar condition for the rest
of the subdivision too. That it's stated if there's a patio door, that they
have to show on a survey that there is room.
Mayor Chmiel: That would be acceptable. That would be good. I'd like that.
Because it eliminates a lot of problems for everybody. I don't think the
builders or developer's going to do that. Have those kinds of problems either.
Councilman Mason: A couple comments. I'd really like to see the developers
talking about replacing the trees. I think this is what we've all been getting
at and my inclination when I see that kind of cooperation with the builders,
yeah we're all getting at the right track. I think that's a real positive step.
I have a question about how do you get a wetland back to it's original state
when you put a gravel road through it?
23 1
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I
City Council Meeting - bruary 25, 1991
11 Jo Ann Olsen: We're taking it out . Were you talking about Lyman Blvd.?
Councilman Mason: Well, I can't find it in here right off hand but I read in
the packet and you just mentioned that the gravel road that would be going
through the wetland, that will be taken out again?
Jo Ann Olsen: Yeah, it 's an existing gravel road and it's obviously that the
wetland at one time was one whole wetland.
' Councilman Mason: Oh, okay. I see.
•
Jo Ann Olsen: It's going to the farmhouse.
Councilman Mason: I misunderstood. Okay. That's already in place and it will
be removed?
Jo Ann Olsen: Yeah.
Councilman Mason: Great , okay.
Mayor Chmiel: All the contours, as far as engineering has had a chance to look
at this as well?
Charles Folch: Yes.
Mayor Chmiel: It looks like it flows, from what I'm looking at here, all seem
pretty good. Okay. Any other discussion?
Councilman Workman: Is the developer going to say anything?
Mayor Chmiel: That was my next question.
11 Bill Engelhardt: I'm Bill Engelhardt representing John Klingelhutz tonight and
I guess the only thing we want to say is that we've tried to work with the city
staff all through this project. It 's taken us a little time on it. Even a few
delays but we think we've got it down to where we're meeting all the city
conditions and we continue to work with the staff and we appreciate all the help
they gave us for trying to get this project. . .project for the city of
Chanhassen. And all the conditions that are set forth, we basically agreed to
them and we are committed to the tree planting. We realize that we have to do
that and we'll be doing some of that.
Councilman Workman: I just have some questions about the Lake Riley Road and
Lyman Blvd. hook-up. Is this as we see it, the way we want it to sit? And
then, what 's.
' Bill Engelhardt: What came up during the Planning Commission hearings was a
concern from the neighbors along Lake Riley Blvd. and how we were going to deal
with the, it was a smaller piece of property along Lake Riley and as we got into
11 it, we discovered that the thrust of their presentation was that they wanted to .
see those single family. And our original lot was a little bit too small for
single family and as we started to look at realigning Lake Riley Blvd. , their
concern also was at the time traffic volumes and would this road be upgraded and
24
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i
City Council Meeti' - February 25, 1991
I
how would it be upgraded. About the same time that our plat was coming through,
Carver County was finishing up their transportation study and they indicated
that this was going to be a, what a minor collector or minor arterial and they
require .a 45 mph curve through there. So once we put the right-of-way for that
curve, for the 45 mph curve, we found that that helped our lot along the lake
which then would accommodate the people by having that single family and
everything came together. So what we've done is that we've said well we will
plat that right-of-way on our property at this time so that's preserved for the
city so when you go ahead and you want to build that Lake Riley Road or Lyman
Blvd. , you're going to have the right-of-way all set up and you'll be all ready
to go and so that's how that came about. And that right-of-way's in there
designed for the 45 mph curve to meet the County standards. We ran that past
County Engineer, Roger Gustafson and got his approval on it. Went through the
City staff and they looked at it also. So that's why you see that right-of-way
in there. So we're going to plat that right now so you've got it and it's
preserved. I
Councilman Workman: And what happens to Lot 1 and 2 there?
Bill Engelhardt : At this time we're going to make it an outlot and then once
that road is constructed, then the old right-of-ways would be vacated and then
you'd come in with a replat for the outlot .
Councilman Workman: Jo Ann, did I .hear in here that Lot 24 had to be square?
Block 3. Or had to have 4 sides. Did I read that in here? Block 3, Lot 24.
Jo Ann Olsen: I think that was from an old one. - I thought they had fixed that .
It doesn't look like it.
Councilman Workman: Well, is it fixed? Was it 10 feet almost? I
Jo Ann Olsen: The reason we point that out is just sometimes it's difficult for
setbacks. I
Councilman Workman: That's okay there?
Jo Ann Olsen: This one you can still do because you can still take pretty much
I/
a straight 75 back from that 10 foot and then you have the 30 feet all along the
cul-de-sac and the street.
Bill Engelhardt: . . .those 23 and 24 are good sized lots...
Mayor Chmiel: Okay. Any other discussions? I
Councilwoman Dimler: I just have a question real quickly about, there was some
discussion at Lyman Blvd. may at some point become a County road. Has that been
completely dispelled as it's never going to be or what's the discussion on that?
Jo Ann Olsen: It's still discussion once the road is improved.
Paul Krauss: The Eastern Carver County Transportation Study projects where I
would those roads be improved over the next 10-15 years. There's implications
for this being a County road but there's no approval yet to do that. That's
25
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City Council Meeting - ruary 25, 1991
something we need to work out with Roger Gustafson and the County Board long
term. This may be a question that you'd like to ask too. I'm going to have a
presentation for the Council on the Eastern Carver County Transportation Study.
I believe the earliest we could arrange it is the first meeting in April where
we'll have Roger there and the consultant who did the study.
Councilwoman Dimler: Okay. But right now, approval of this would not interfere
with that?
Paul Krauss: No. What we're getting is we're getting the right-of-way reserved
whether it 's a county road or a city road. Whoever.
11 Councilwoman Dimler: Okay, thank you.
Mayor Chmiel: Okay, any other discussion? If hearing none, I'd entertain a
motion.
Councilwoman Dimler: I move approval of the preliminary plat. Whatever.
11 Mayor Chmiel: To subdivide the 78 acres into 68 single family lots? •
Councilwoman Dimler: Yeah, did we want to make any adjustment to the
recommendations?
Mayor Chmiel: Yes, with one addition into the conditions. I think Jo Ann has
I/ already written that in.
Councilwoman Dimler: Okay.
Councilman Workman: Well I would second it .
Councilwoman Dimler moved, Councilman Workman seconded to approve Preliminary
11 Request 190-10 for Lake Riley Hills as shown on the plans dated January 10, 1991
with a variance to permit a 220 foot offset between the intersection of South
Road and Lyman Boulevard with the following conditions:
r1. Review the preliminary plat to provide for the following:
a. Lot 5, Block 4 shall have a depth of at least 125 feet.
b. Lots 1 & 2, Block 5 be platted as an outlot (combined with Outlot D)
with roadway easement across the outlot for Lake Riley Boulevard.
2. The applicant shall remove the gravel road bisecting the Class A wetland
into 2 wetland areas coordinated with City staff, Department of Natural
Resources, Corps of Engineers and Fish and Wildlife Service.
3. The applicant shall provide a tree removal plan with detailed information
on the size and type of trees being removed and with a landscaped plan
provided for the replacement of over 4 caliper inch being removed.
4. Approval is conditioned upon compliance with all conditions of the Wetland '
Alteration Permit.
26
I
City Council Meeting - February 25, 1991
5. Outlot E in Block 3 shall be combined with Lot
1, Block 3.
6. Plans shall be drawn and submitted to the staff for approval for a berm and
screening along Lyman Boulevard and between Lot 1, Block 1 (combined with
Outlot E) and Lot 1, Block 3 and along Highway 212.
7. Final plat approval will not be granted until the findings of the
feasibility study being prepared by OSM, Inc. are known and the City
Council takes appropriate action to provide municipal water and sewer
service to the site.
B. The developer shall provide current planned right-of-way grade and
elevation information for the future Trunk Highway 212 improvements for the
segment of roadway through the subdivision. Noise abatement measures such
as earth berming shall be shown on the plan along the southern border of
the Highway 212 corridor. I
9. The developer shall submit plans and specifications for the street and
utility improvements for City Council approval. In addition, supplementary
information such as flow calculations for the sanitary sewer and storm
sewer segments verifying pipe capacity shall also be submitted. Temporary
cul-de-sacs on North Road shall be barricaded and signed designating them
to be temporary in lieu of future road extensions.
10. The developer shall provide the following easements:
a. Easements over the temporary cul-de-sacs.
b. Easements over all sanitary and storm sewer extensions outside of
dedicated right-of-way.
c. Easements over the detention ponds and the corresponding maintenance
accesses. -
d. Standard drainage and utility easements.
e. Dedication of all rights-of-way. I
The developer's engineer shall review the total capacity of the ponding
basin needed to meet the predicted retainage requirements and verify that
the proposed pending area can be accessed for City maintenance.
11. Wood fiber blankets will be required for slope stabilization on all rear
lots bordering the wetland area and on all areas where slopes are 3:1 or
greater. Type III erosion control shall be installed around the wetland
and all proposed detention ponds on the project. The entire site shall be
seeded and mulched immediately following completion of the grading
operation.
12. The developer shall provide a registered engineer's report on soil,
footings and structural design and certification verifying that the grading
and drainage has been constructed according to the approved plans prior to
issuance of building permits.
13. The developer shall work with staff on refining the South Road cul-de-sac
location and configuration in an effort to improve the buildability of the
adjacent lots. The developer shall also prepare plans for city approval
27
I
r
City Council Meeting ebruary 25, 1991
11
and construct safety improvements on Lyman Boulevard at the intersection
with West Road. The improvements to Lyman Boulevard will involve a right
turn lane for west bound traffic and a by-pass lane for east bound traffic.
14. The developer shall receive Watershed District, Pollution Control Agency,
Health Department and other applicable agency permits.
15. The aplicant shall enter into a development contract with the city and
Iprovide the necessary financial securities associated with the project.
16. Dedication of Outlot B as park. For this dedication, the applicant will
receive 75% park fee credit. The remaining 25% or $125.00 per lot will be
paid at the time of building permit applications.
17. The developer shall construct a 5 foot wide concrete sidewalk along the
southern boulevard area of West Road in lieu of trail fees.
18. The applicant will grade Outlot B according to a grading plan provided by
Ithe City.
Additionally, to approve Wetland Alteration Permit for Lake Riley Hills
' Subdivision as shown on the plans dated January 10, 1991 with the following
conditions:
1. The applicant shall provide a drainage, utility and construction easement
over Outlot C and the proposed ponding areas and the 866 contour shall be
the edge of the protected wetland.
2. Any surveys for lots adjacent to the Class A wetland will provide the 866
elevation with verification that the home and any further improvements such
as porches or decks will maintain the 75 foot setback from the 866 contour.
' 3. A development contract will be recorded against the property and will
protect both the Class A wetland and the ponding areas adjacent to the
wetland with a conservation easement and not allow any alteration to these
' areas.
4. This approval is conditioned upon compliance with all conditions of
Preliminary Plat $90-10.
All voted in favor and the motion carried unanimously.
Mayor Chmiel: I might make one suggestion. These blue line drawings, let's put
them up on top here. If Jo Ann needs them, there's no sense in going °back and
having more and more plans developed or printed I should say. We'll save a
' tree.
Jo Ann Olsen: I don't need these back. It's end of the road for these.
•
I
1
28
1
4
C I TY O F PC DATE: q 11
\ I . 1A1IIAE1 CC DATE: 2/25/91
i Y •
-
II
CASE #: 90-10 SUB
By: Olsen/v
STAFF REPORT ii
• PROPOSAL: Preliminary Plat to Subdivide 78 Acres into 68 Single
Family Lots
imm Wetland Alteration Permit to Develop Within 200 feet of
Z a Class A Wetland and to Create Retention Ponds Adjacent
Q to a Class A Wetland
0
LOCATION: Northwest Corner of Lyman Boulevard and Lake Riley
0. Boulevard
am
Q APPLICANT: John Klingelhutz Engelhardt & Associates
350 East Hwy. 212 1107 Hazeltine Blvd.
Chaska, MN 55318 Chaska, MN 55318 -
PRESENT ZONING: RSF, Residential Single Family/R4, Mixed Low II
Density "'"' t..,
6.ndors _/ A I
ACREAGE• 78 acres
(gross) 31 acres (net) li,...__. ____. -
DENSITY: .87 units per acre (gross) ��, : �.:`ca t ` :
._i.
2.2 units per acre (net) Date sj .. .
ADJACENT ZONING AND ----
Date Sc: -. , _ 'r ,
LAND USE: N - RSF; single family . �-. f ` c
Sr S - RSF; vacant ��-.-= .. 11.E
1•.. E - R12; Lakeview Hills Apartments
0 W - RSF; single family
WATER AND SEWER: Within the MUSA area. Water and sewer will
W have to be extended to the site.
7 PHYSICAL CHARACTER. : Currently vacant except for one single family
residence. The site contains a large Class A II
wetland and some areas of vegetation. The
majority of the site is farmed.
2000 LAND USE PLAN: Low Density Residential I
II
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I
Lake Riley Hills ,
February 25, 1991
Page 2
BACKGROUND
On October 3, 1990, the Planning Commission reviewed the
preliminary plat for Lake Riley Hills. At that time, the
preliminary plat was for 75 single family lots versus the currently
proposed 68 lots. The Planning Commission recommended approval of
the preliminary plat with the following conditions (Attachment #1) :
1. Revised the preliminary plat to provide the following:
a. Lot 5, Block 4 shall have a depth of at least 125 feet.
b. Lot 10, Block 1, shall have four sides. I
c. Lots 11 and 12, Block 1 shall have lot frontages of 90
. feet.
d. Lot 1, Block 5 shall have a lot depth of 125 feet.
2 . The right-of-way dimensions for North Road and West Road shall I
be 60 feet in width and the right-of-way dimensions for the
cul-de-sac shall be a 60 radius. The applicant shall grant a
60 foot wide right-of-way for Lyman Boulevard along the
southern border of the plat and a 120 foot wide right-of-way
along Lake Riley Boulevard. The temporary cul-de-sacs on
North Road shall be barricaded and signed designating them to
be temporary in lieu of future road extensions and will be
provided with easements over the cul-de-sacs beyond the
dedicated right-of-way.
3.. The applicant shall remove the gravel road bisecting the Class
A wetland into 2 wetland areas coordinated with City staff,
Department of Natural Resources, Corps of Engineers and Fish
and Wildlife Service.
4 . Final plat approval will not be granted until the applicant
has submitted the letter of credit for the feasibility study
to be performed and not until the findings of the feasible
study are known and the City Council takes appropriate action
to provide municipal water service to the site. I
5. The applicant shall submit flow calculations for the sanitary
sewer system to verify pipe capacity and minimum score
velocities through all the sewer segments within the proposed
subdivision.
6. The applicant shall provide the following easements: ,
a. Easement over the temporary cul-de-sacs.
b. Easements over all sanitary and storm sewer extensions. I
I
I
' Lake Riley Hills
February 25, 1991
Page 3
c. Easements over detention ponds.
d. Standard drainage and utility easements.
e. dedication of all right-of-ways.
The applicant's engineer review the total capacity of the
ponding basins needed to meet the predicted retaining
requirements and verification that the proposed ponding areas
can be accessed for city maintenance. Provide existing
drainage facility information to and from the site
(specifically, the culvert under Lyman Boulevard) . The storm
drainage plan shall be modified to incorporate runoff from the
westerly temporary cul-de-sac on North Road.
7. Lots 30-35, Block 3 and Lot 4-8, Block 3, shall be provided
with special slope stabilization methods such as wood fiber
blankets and Type III erosion control. Type III erosion
' control shall be provided over the entire area bordering the
wetland and along the north side of North Road. Wood fiber
blankets shall be required as slope stabilization for all of
the rear lots bordering the wetland area and on all the areas
where the slopes are 3:1 or greater. Silt fence erosion
control shall be installed around any and all proposed
detention ponds on the project and the entire site shall be
seeded and mulched immediately following completion of the
grading operation.
11 8. The applicant shall provide current planned right-of-way grade
and elevation information for the future Trunk Highway 212
Improvements for the segment of roadway through this
subdivision. Noise abatement measures such as earth berming
shall be shown on the plan along the southern border of the
Hwy. 212 corridor.
' 9. The applicant shall provide a tree removal plan with detailed
information on the size and type of trees being removed and
with a landscaped plan provided for the replacement of over 4
' caliper inch being removed.
10. The applicant receive Watershed District, Pollution Control
' Agency and Health Department and any other applicable agencies
or permits.
11. The applicant's engineer shall make the necessary changes as
' outlined on the plan sheets reviewed by the Asst. City
Engineer dated September 24, 1990, and submitted back to the
applicant for the proper changes.
12. The applicant shall provide a registered engineer's report on
soils, footings and structural design and certification of a
I
I
Lake Riley Hills ,
February 25, 1991
Page 4
registered engineer verifying that the grading and drainage
has been constructed according to the approved plans prior to
the issuance of building permits. 1
13. The applicant shall dedicate Lots 21-26, Block 3 for park land
dedication and shall construct a 5 foot wide concrete sidewalk
along the southern boulevard area of North Road and along the
eastern boulevard area of West Road.
14. The applicant shall enter into a development contract with the
city and provide the necessary financial securities associated
with the project.
15. Lot 5, Block 1, shall be designated as an outlot and
unbuildable.
16. Approval is conditioned upon compliance with all conditions of
the Wetland Alteration Permit.
17. The applicant shall look into the feasibility of turn lanes
and turn lanes shall be added if __^.ity staff feels it is
appropriate and necessary for safety to get people in and out
of the new subdivision.
18. Outlot A in Block 3 shall be under ownership of adjoining
properties.
19. Plans shall be drawn and submitted to city staff for approval I
to get a berm and screening along Lyman Boulevard between Lot
1, Block 1 and between Lots 1 and 2, Block 3. 1
Conditions of the Planning Commission approval resulted in
revisions to the preliminary plat. In addition staff requested the
applicant provide right-of-way for future improvements to Lyman
Boulevard as proposed in the Eastern Carver County Transportation
Study and includes the removal of lots to provide park land as
required by the Park and Recreation Commission. The result was a
reduction of 7 single family lots.
The new preliminary plat maintains the same lot configuration that
was approved by the Planning Commission. The most significant
changes occur through Lots 1-8, Block 3, adjacent to Lyman
Boulevard. The lots have been rearranged in this location along
with the south road cul-de-sac to accommodate the additional right- 1
of-way for Lyman Boulevard. The other significant change includes
Lots 1 and 2, Block 5, where they are reconfigured to accommodate
the new Lyman Boulevard right-of-way. The revised preliminary plat
has addressed several of the conditions from the original staff
report such as the plat now provides 60 feet of right-of-way along
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Lake Riley Hills
February 25, 1991
Page 5
the streets, provides adequate setback from the wetland and
provides for the park land.
The following staff report has been revised to reflect the current
preliminary plat proposal.
PROPOSAL/SUMMARY
The applicant is proposing to create 68 single family lots on
property zoned RSF and located at the northwest corner of Lake
Riley and Lyman Boulevard. The parcel contains a large Class A
wetland and part of the Hwy. 212 right-of-way. The applicant has
' applied for preliminary plat approval and a weland alteration
permit to allow development within 200 feet of a Class A wetland.
The 78 acres contains 31 acres which will contain the 68 single
family lots, 24 acres of outlots and 24 acres of street right-of-
way. The outlots are as follows:
Outlot A 564,249 square feet and contains the Hwy. 212
' ROW and the remaining property to the north of
Hwy. 212
Outlot B Park land containing 82,592 square feet
' Outlot C 356,843 square feet and is the Class A wetland
' Outlot D 13, 364 square feet and is a remnant parcel for
the Lyman Blvd./Lake Riley Blvd. right-of-way
' Outlot E 25, 007 square feet and is a remnant piece
located between Lyman Boulevard and the South
road cul-de-sac
' The street right-of-ways proposed for the plat contain the internal
streets as part of the subdivision, the proposed Hwy. 212, Lake
Riley Boulevard and Lyman Boulevard. The single family lots are
' divided into 5 blocks with a net density of 2.2 units per acre
which meets the maximum of 3.4 units per acre for residential low
density. The lot sizes range from 15,000 square feet to 41,803
' square feet with an average lot size of 19,772 square feet.
The subdivision has gone through several revisions to meet the
zoning ordinance requirements and to accommodate the Class A
wetland and additional right-of-way for Lyman Boulevard. With the
exception of 3 lots, all of the lots meet the zoning ordinance
requirements and there will be no detrimental impact to the Class
A wetland which will be preserved in its natural state.
As part of the preliminary plat, the Park and Recreation Commission
recommended dedication of park land. Outlot B (park land)
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Lake Riley Hills i
February 25, 1991
Page 6
represents 75% of the total park land required of this subdivision.
Therefore, the remaining 25% or $125 per lot will be charged at the
time of building permit applications. I
The subdivision ordinance requires a 300 foot offset for any local
streets from the intersection. To meet the requirements of the
subdivision ordinance, the South road would have to be shifted
approximately 80 feet to the north to maintain the 300 foot offset.
With the addition of right-of-way on Lyman Boulevard and shifting
the South road to the north to meet the subdivision ordinance,
there is the possibility that the applicant would also be losing
lots north of the South road and any remaining lots in that area
would have the building pads shifted closer to the wetland and the
75 foot setback. Due to the potential of the 300 foot offset
requirement pushing development closer to the wetland, staff is in
favor of granting a variance to the ordinance requirement and feels
that the 220 feet that is being provided will still provide enough
safe access for vehicles entering and leaving the site.
The revised plat has provided 120 feet of right-of-way for future
improvements to Lyman Boulevard. Until Lyman Boulevard is improved
and existing right-of-way no longer necessary is vacated, Lots 1
and 2, Block 5 are not buildable due to lack of minimum lot area
and lot depth. Therefore, they should be platted as an outlot and
combined with Outlot D. The existing Lake Riley Boulevard right-
of-way crossing. The lots can be maintained by an easement across
the outlot. Staff is also recommending the South road cul-de-sac i
be pulled back so that it does not directly abut Lyman Boulevard
right-of-way and will provide more buildable area for Lots 2 and 3,
Block 3. Staff is also recommending that Outlot E be combined with
Lot 1, Block 3 . Outlot E is an unusable strip of ground that will
have no clear purpose. As an orphaned parcel it is not likely to
be maintained. Lot 1 is impacted by proximity to Lyman Boulevard.
Combination of the two will improve both situations. I
The preliminary plat has serveral conditions of approval, but the
majority of the conditions as basic conditions that apply to plats
and will not result in significant change to the preliminary plat.
Therefore, staff is recommending approval of the preliminary plat
and wetland alteration permit with conditions provided by staff. '
Streets
The subdivision is designed with internal streets that will
ultimately provide for an east/west future connection over
adjoining parcels and access from Lyman Boulevard. The subdivision
also proposes 3 cul-de-sacs to access lots adjacent to the Class A
wetland. All of the streets provide the required 60 feet of right-
of-way and the 60 foot radius for an urban cul-de-sac.
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Lake Riley Hills
February 25, 1991
Page 7
' In comparing the proposed plat submitted with the County half-
sections, staff is unable to determine whether a 33 foot wide
segment of land along the north half of Lyman Boulevard has been
previously acquired as right-of-way or acquired by easement.
Nevertheless, preliminary results contained in the Eastern Carver
' county Transportation Study (excerpts attached) point to traffic
volumes in excess of 7,400 ADT for this roadway. It's
characteristics rank it as a minor arterial, Class II which will
require a 120 foot right-of-way (60 feet on each side of the
' centerline) . It is therefore necessary that a 60 foot wide right-
of-way be granted along the southern border of the proposed plat.
This width would also allow incorporation of the future trail along
ILyman Boulevard.
The aforementioned transportation study designated the segment of
Lake Riley Boulevard north of Lyman Boulevard also as a minor
' arterial, • Class II roadway. Therefore, a 120 foot wide right-of-
way will also be required for this road segment. This width would
incorporate the future trail. Thus a separate trail easement would
not be necessary. The applicant has provided the 120 foot wide
right-of-way for Lyman Boulevard improvements. This right-of-way
will also accommodate safety improvements at the Lyman
' Boulevard/west road intersection in the form of a right turn lane
and bypass lane.
The ordinance requires that a minimum center line offset distance
of intersections be 300 feet. Therefore, the applicant will have
to shift the intersection of South road and west road approximately
80 feet to the north or receive a variance. The location of the
South road provides lots with adequate area for development without
impacting the wetland. Since shifting the intersection to the
north would result in a more closer impact to the wetland, staff
would be in favor of a variance to allow the South road to have an
' offset of 220 feet.
Initially, the only access to the site will be from Lyman
Boulevard. When future development occurs around this site, it is
anticipated that North Road will be extended both to the east and
west and provide additional access points to the subdivision.
Until the North Road is extended in the future, temporary cul-de-
sacs will be required to be installed at the ends of the North
Road. Barricades will also be required to be installed at the
temporary cul-de-sacs and they will be signed designating them to
be only temporary and a future road extension. Outlot D, which is
being separated from the rest of the property by the improvements
for Hwy. 212, is currently designated as unbuildable and will be
platted in the future. At that time street connections to the site
will be reviewed.
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Lake Riley Hills 1
February 25, 1991
Page 8
There currently exists a private driveway along the easterly
boundary of the proposed plat which services a house located in the
northeast corner of the site. The residence's driveway was
constructed via a dike which bisects the wetland area. It is
anticipated that the proposed Trunk Highway 212 improvement will
require the removal of this house. In order to convert the wetland
area back to it's original state as one contiguous wetland, staff
is recommending that the gravel driveway be removed. Such efforts
should be coordinated between the Department of Natural Resources,
Corps of Engineers and Fish and Wildlife Service and with the City
of Chanhassen. In preliminary discussions with DNR and Fish and
Wildlife, it was stated that it would be preferred to have the
original wetland re-established as one complete wetland. The plat
is proposing to continue to service the house with the existing
driveway through what is now being proposed as Lot 14, Block 2.
A driveway easement shall have to be provided over Lot 14, Block 2
for access to the existing house. Since the driveway will be
crossing over the end of North Road, . the removal of the current
dirt road through the wetland will not remove access to the house
since access can now be obtained from the new North Road as part of
the subdivision.
The area shown on the plat as Outlot D and Lots 1 and 2, Block 5
should all be platted as one outlot at this time. Outlot D and
Lots 1 and 2, Block 5, as shown on the preliminary plat, will only
exist after the new right-of-way provided for Lyman Boulevard is
constructed with the new street and existing right-of-way, which is
then no longer necessary, has been vacated. Until then, Lots 1 and
2, Block 5 are not buildable lots and should be included with
Outlot D as one outlot. This outlot can then be replatted once the
new street has been constructed and the underlying existing rights-
of-way have been vacated.
Utilities '
A study has been authorized by the City Council at the request of
the applicant to determine the feasibility of servicing this area
with the water main and sanitary sewer. The applicant has
submitted a $10,000 letter of credit to guarantee payment of
expenses associated with the feasibility study and the feasibility
study should be completed some time this spring.
Staff is recommending that the applicant's engineer submit the flow
calculations for the sanitary sewer system to verify pipe capacity
and minimum score velocities through all of the sewer segments
within the proposed subdivision. Staff is also recommending that
the applicant's engineer verify that the existing lift station and
4" forcemain sewer to facilitate this subdivision is adequate in
size and capacity. It should be noted that the entire development
is proposed to be serviced by gravity sewer, however, the
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Lake Riley Hills
February 25, 1991
Page 9
connection point for this system will be in the vicinity of Lyman
Boulevard and Lake Riley Road and immediately upstream from an
' existing lift station and 4" forcemain.
EASEMENTS
' All of the sanitary sewer and storm sewer extensions, will require
the respective drainage and utility easements and shall be denoted
as such on the plat. The proposed detention ponds and
corresponding access ways will require easements. The temporary
cul-de-sac at both ends of North Road will also require temporary
easements to cover the portions outside of the platted right-of-way
and shall exist until such time that the road extensions are
constructed and the cul-de-sacs are removed.
GRADING
The plan is proposing to grade the southern two thirds of the site.
The final grading will be similar to the existing topography on the
site which drains primarily southeast into the wetland area. The
steepest slopes will be found in the rear yard areas of the lots
surrounding the wetland area, specifically, Lots 23-28, Block 3,
and Lots 2-6, Block 3. Special slope stabilization methods such as
wood fiber blankets and Type III erosion control will be required
in these areas.
' The applicant shall be required to provide noise abatement measures
such as earth berming immediately south of the proposed TH 212
alignment. Staff has received a letter from MnDOT stating that the
improvements of Highway 212 and the subsequent proposal for a
single family lot subdivision adjacent to it will require some form
of noise abatement. MnDOT further stated that such improvements
would not be paid for by MnDOT and are the responsibility of the
applicant.
DRAINAGE
' The majority of the site drains southeast into the wetland area.
Detention ponds are proposed to be constructed in an effort to
' maintain the pre-developed runoff rate for the site. Staff is
requesting that the applicant's engineer review the total capacity
of these ponding basins needed to meet the predicted retaining
requirements. Also, the configuration and location of the pond are
' such that access to the pond by the city for maintenance appears to
be very difficult, if not impossible. Staff is recommending that
the applicant provide a plan showing designated access points to
' these ponding basin areas and verifying that they will be able to
be serviced by the city crews when necessary. Staff has also asked
the applicant to verify the location of these ponding areas on site
11 since they appear to be very close to the wetland edge and may in
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Lake Riley Hills I
February 25, 1991
Page 10
fact intrude upon some of the existing wetland vegetation. Lastly, '
the use of small ponds constitutes a maintenance problem. If such
is the case, staff would be recommending that the ponding areas be
relocated so that there is no disturbance to the existing wetland
area. One suggestion would be to relocate the ponding area to a
more central location such as between the South cul-de-sac and the
loop cul-de-sac where they can be more easily accessed and maintain
more distance from the wetland rather than being located completely
around the wetland edge. Staff further recommends the two ponding
areas be combined into one. The detention pond in Lots 22 and 23,
Block 3 is very small and could be combined with the one behind
Lots 11 and 12, Block 3. Staff is also requesting that the
applicant provide information on the existing drainage facilities
such as culverts to and from the site. Specifically, the culvert
under Lyman Boulevard which will intersect the South Road cul-de-
sac and the outlet culvert to the wetland under Lake Riley Road.
Staff anticipates a potential drainage problem with the westerly
temporary cul-de-sac for North Road. This portion of the existing
site did not previously drain off site to the west. The proposed
street grading plans shows this cul-de-sac and the adjacent 100
feet of North Road to not be serviced by storm sewer. Staff
recommends that this area be reviewed for storm sewer service. If
storm sewer is not feasible, some sort of interim drainage proposal
must be submitted that facilitates this lower area not being
serviced by storm sewer. Staff suggests one alternative being a
temporary overland drainage, via a swale, to the proposed ditch
swale to. the rear of Lots 10-14, Block 1.
EROSION CONTROL ,
The plans submitted display Type III erosion control over the
entire area bordering the wetland area. Staff is recommending
additional erosion control north of North Road. As mentioned
previously, wood fiber blankets will be required as slope
stabilization measures for all of the rear lots bordering the
wetland area and on all the areas where slopes are 3:1 or greater.
Silt fence erosion control should be installed around any and all
proposed detention ponds on the project. The entire site should be
reseeded and mulched immediately following completion of the
grading operation.
LANDSCAPING
The applicant has shown on Sheet 2 of the plans areas of '
vegetation. Staff has requested that the applicant provide
detailed information on the areas of vegetation as to the type of
tree and size. The City will require tree removal plans for those
lots with significant vegetation such as Lots 10-16, Block 3 and
the city will require replacement for trees with a caliper of 4 and
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I Lake Riley Hills
February 25, 1991
Page 11
Iover (other than species of shrub trees such as box elder) . The
applicant has stated that the owner may be planting up to three
trees per lot within the subdivision as replacement of trees being
II removed. In addition to this, staff is requiring the applicant to
provide berming and landscaping along Outlot E and Lot 1, Block 3
and along Lot 1, Block 1. The applicant should submit a new
II grading and landscaping plan providing for such berming and
landscaping. The purpose of this berming and landscaping is to
provide noise abatement and screening for the lots adjacent to
Lyman Boulevard which will become a minor arterial with a high
I amount of traffic. Berming and landscaping will also be required
adjacent to Hwy. 212.
IPARK AND RECREATION
The Park and Recreation Commission reviewed the Lake Riley Hills
II project on September 25, 1990 (Attachment #3) . The Park and
Recreation Commission recommended the provision of park land, which
the applicant has provided with Outlot B. Outlot B closely
corresponds with the Commission's request for park land; however,
I the reduction in size of the area requested for park requires an
increase in recommended park fees for this subdivision. Outlot B
represents 75% of the total park land required of the subdivision.
I Therefore, the remaining 25% or $125 per lot will be charged at the
time of building permit application. The remainder of the
September 25, 1990 recommendations remain essentially unchanged.
II As a part of the park dedication, the applicant will prepare the
site according to a grading plan provided by the city. The
applicant will construct a 5 ft. wide concrete sidewalk along North
Road and West Road in lieu of trail dedication fees. It is
II important to note that these requirements pertain only to the 78.32
acres that are proposed for development at this time.
IICOMPLIANCE TABLE - LOT SIZES
The following are lots which do not comply with the Zoning
I Ordinance
AREA WIDTH DEPTH
REQUIREMENTS (15,000) (90' ) (125' )
IIBLOCK 4
Lot 5 16,467 157 111*
II BLOCK 5
Lot 1 16,000 80** 190
Lot 2 12,000** 100 120
1
* Lot must be adjusted to provide a mean lot depth of 125 feet.
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Lake Riley Hills
February 25, 1991
Page 12
** Until Lake Riley Road is realigned with the new Lyman ,
Boulevard and existing Lake Riley Boulevard right-of-way is
vacated, Lots 1 and 2, Block 5 do not meet the lot depth and
lot area requirements to be buildable lots. Therefore, these
lots must be platted as an outlot until the new street
improvements are made for Lyman Boulevard along with the new
connection to Lyman Boulevard from Lake Riley Boulevard and
the existing rights-of-way are vacated. Staff also questions
whether there is a buildable site on Lot 1, Block 5 due to the
drainage ditch going through the middle of the lot. In the
future when the outlots are replatted, staff will look further
into whether or not Lot 1 is actually buildable.
WETLAND ALTERATION PERMIT I
The proposed subdivision contains a large Class A wetland located
in the southeast corner of the site. The wetland is of high
quality and is approximately 911 acres in size. The Class A wetland
is also a protected wetland by the DNR. Any activity below the
ordinary high water elevation, which alters the course, current or
cross section of protected waters or wetland is under the
jurisdiction of the DNR and may require DNR protected water permit.
The applicant met on site with the DNR to determine the OHW, which
is now set at 864.7. Upon site inspection, it was determined that
there was a fringe of wetland vegetation beyond the ordinary high
water mark at approximately 866 elevation. Therefore, the wetland
boundary shall be determined as the 866 elevation and will be
protected by a drainage and utility and conservation easement and
also shown as a "wetland" on the final plat.
The applicant is providing a storm water sedimentation basins to
prevent storm water from being directed directly to the wetland.
This will prevent sedimentation and water level bounces that are
detrimental to the basin's wildlife values and water quality. As
mentioned previously, staff is recommending that the applicant
stake the extent of the ponding areas on site to verify that the
wetland fringe vegetation is not being altered or disturbed by the
proposed ponding areas. Once it is ensured that the ponding areas
are not impacting the wetland vegetation, staff is comfortable with
the subdivision in that the proposal will not be impacting the
wetland and will actually be resulting in some improvement once the
gravel driveway dividing the wetland in two is removed.
The applicant has adjusted the lot areas adjacent to the wetland
since the original submittal to provide for the 75 foot wetland
setback. The majority of the lots adjacent to the wetland do
provide adequate area for a single family residence and an attached
deck or porch. As done with previous subdivisions with wetlands,
staff will recommend a condition that the applicant, as part of the
development contract, record restrictions against each lot stating
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' Lake Riley Hills
February 25, 1991
Page 13
that there is a 75 foot setback from the wetland elevation of 866
contour and that this elevation shall be shown on all lot surveys
when a building permit is submitted. If porch or patio doors are
provided on the house plans, the lot survey will show how a deck
can meet the required wetland setback. The proposed ponding areas
adjacent to the wetland will be shallow ditches which will most
likely take on a wetland quality with wetland vegetation.
Therefore, staff is recommending that in addition to the drainage
easement that will be covering the ponding areas, a conservation
easement be located over the ponding areas and wetland to ensure
that the areas are not altered.
CITY COUNCIL RECOMMENDATION
The Planning Commission recommends that the City Council approve
Preliminary Plat Request #90-10 for Lake Riley Hills as shown on
' the plans dated January 10, 1991, with a variance to permit a 220
ft. offset between the intersection of South Road and Lyman
Boulevard with the following conditions:
1. Review the preliminary plat to provide for the following:
a. Lot 5, Block 4 shall have a depth of at least 125 feet.
b. Lots 1 & 2, Block 5 be platted as an outlot (combined
with Outlot D) with roadway easement across the outlot
for Lake Riley Boulevard.
2. The applicant shall remove the gravel road bisecting the Class
A wetland into 2 wetland areas coordinated with City staff,
Department of Natural Resources, Corps of Engineers and Fish
and Wildlife Service.
' 3. The applicant shall provide a tree removal plan with detailed
information on the size and type of trees being removed and
with a landscaped plan provided for the replacement of over 4
caliper inch being removed.
' 4. Approval is conditioned upon compliance with all conditions of
the Wetland Alteration Permit.
5. Outlot E in Block 3 shall be combined with Lot 1, Block 3.
6. Plans shall be drawn and submitted to the staff for approval
for a berm and screening along Lyman Boulevard and between Lot
1, Block 1 (combined with Outlot E) and Lot 1, Block 3 and
along Highway 212.
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Lake Riley Hills ,
February 25, 1991
Page 14
7. Final plat approval will not be granted until the findings of
the feasibility study being prepared by OSM, Inc. are known
and the City Council takes appropriate action to provide
municipal water and sewer service to the site. I
8. The developer shall provide current planned right-of-way grade
and elevation information for the future Trunk Highway 212
improvements for the segment of roadway through the
subdivision. Noise abatement measures such as earth berming
shall be shown on the plan along the southern border of the
Highway 212 corridor. I
9. The developer shall submit plans and specifications for the
street and utility improvements for City Council approval. In
addition, supplementary information such as flow calculations
for the sanitary sewer and storm sewer segments verifying pipe
capacity shall also be submitted. Temporary cul-de-sacs on
North Road shall be barricaded and signed designating them to
be temporary in lieu of future road extensions.
10. The developer shall provide the following easements: I
a. Easements over the temporary cul-de-sacs.
b. Easements over all sanitary and storm sewer extensions
outside of dedicated right-of-way.
c. Easements over the detention ponds and the corresponding
maintenance accesses.
d. Standard drainage and utility easements.
e. Dedication of all rights-of-way.
The developer's engineer shall review the total capacity of
the ponding basin needed to meet the predicted retainage
requirements and verify that the proposed poinding area can be
accessed for City maintenance. ,
11. Wood fiber blankets will be required for slope stabilization
on all rear lots bordering the wetland area and on all areas
where slopes are 3:1 or greater. Type III erosion control
shall be installed around the wetland and all proposed
detention ponds on the project. The entire site shall be
seeded and mulched immediately following completion of the
grading operation.
12. The developer shall provide a registered engineer's report on
soil. footings and structural design and certification
verifying that the grading and drainage has been constructed
according to the approved plans prior to the issuance of
building permits. I
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' Lake Riley Hills
February 25, 1991
Page 15
13. The developer shall work with staff on refining the South Road
cul-de-sac location and configuration in an effort to improve
the buildability of the adjacent lots. The developer shall
also prepare plans for city approval and construct safety
improvements on Lyman Boulevard at the intersection with West
Road. The improvements to Lyman Boulevard will involve a
' right turn lane for west bound traffic and a by-pass lane for
east bound traffic.
14. The developer shall receive Watershed District, Pollution •
Control Agency, Health Department and other applicable agency
permits.
15. The applicant shall enter into a Development Contract with the
city and provide the necessary financial securities associated
with the project.
16. Dedication of Outlot B as park. For this dedication, the
applicant will receive 75% park fee credit. The remaining 25%
or $125. 00 per lot will be paid at the time of building permit
applications.
17. The developer shall construct a 5 ft. wide concrete sidewalk
along the southern boulevard area on North Road and along the
eastern boulevard area of West Road in lieu of trail fees.
' 18. Applicant will grade Outlot B according to a grading plan
provided by the city.
Additionally, the Planning Commission recommends that the City
Council approve Wetland Alternation Permit for Lake Riley Hills
Subdivision as shown on the plans dated January 10, 1991 with the
following conditions:
1. The applicant shall provide a drainage, utility and
construction easement over Outlot C and the proposed ponding
areas and the 866 contour shall be the edge of the protected
wetland.
2 . Any surveys for lots adjacent to the Class A wetland will
' provide the 866 elevation with verification that the home and
any further improvements such as porches or decks will
maintain the 75 ft. setback from the 866 contour.
3 . A development contract will be recorded against the property
and will protect both the Class A wetland and the ponding
areas adjacent to the wetland with a conservation easement and
not allow any alteration to these areas.
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Lake Riley Hills I
February 25, 1991
Page 16
4. This approval is conditioned upon compliance with all
conditions of Preliminary Plat #90-10.
ATTACHMENTS !
1. Planning Commission minutes dated October 3, 1990.
2. Memo from Charles Folch dated February 19, 1991.
3. Memo from Todd Hoffman dated February 19, 1991.
4. Letter from Roger Gustafson dated December 21, 1990.
5. Letter from Evan Green dated October 29, 1990.
6. Staff report dated October 3, 1990.
7. Preliminary plat dated January 10, 1991.
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