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1b1 Arboretum Village/Plat App CITY OF CllANHASSEN 77110 Markel Boulevard POBox 147 Chanil1ssen, MN 55317 AdmlnlstraUDII Phone: 952227.1100 Fax: 952227.1110 Building Inspet:llons Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance PhOlle: 952.227.1140 Fax: 952.227.1110 Part< & Recreation Phone: 952.227.1120 Fax: 952227.1110 RecrealionCenter 2310 Couhef Boulevard Ph""e: 952227.1400 Fax: 952.227.1404 Planning & Malaral Resources Phane: 952227.1130 Fax: 952227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952227.1125 Fax: 952227.1110 Web Site WN.ci.chanhassen.mn.us 11...1 MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Kate Aanenson, AICP, Community Development Director C?;(' March 4, 2002 t:¡Ç,. Arboretum Village 2nd Addition Final Plat DATE: SUBJECT: EXECUTIVE SUMMARY Pulte Homes is requesting final plat of the second phase of their development, Arboretum Village. This phase includes the westerly portions of the project. The only area left for platting is the commercial area at the corner of Century Boulevard and Highway 5. The Second Addition has 33 blocks and includes 142 dwelling units. This plat also includes: Outlot A and B, Lot 13, Block I and Lots 4 and 14, Block 2 which is the common space for the units. These outlots and blocks will have a drainage and utility easement over their entirety. The plat also includes road dedication for Arboretum Village Circle, Century Trail, Century Court and Century Place. The units include five 2-unit Club homes, nine 2-unit Manor homes, four 3-units manor homes, one 3-unit manor home five 6-unit coach homes, one 4-unit Coach homes, eight 8-unit Village homes and one 6-unit Village homes. This project required the review and approval of a land use amendment by the Metropolitan Council. On May gththe Met Council recommended approval of the land use amendment. As a part of the approval by the City Council for the first phase of the subdivision, a site plan development contractIPUD agreement was approved. The first phase included 10 outlots and right-of-way dedication for Highway 5, Highway 41, West 78th Street, Century Boulevard, Century Trail and Century Circle. Staff is recommending approval of the final plat with conditions. BACKGROUND On March 12, 2001 the City Council approved the following items for the preliminary plat. Following are comments on items which are still applicable, have been modified or no lon~er apply. Changes are in bold or strike out. A Comprehensive Land Use Amendment from low density residential to medium density residential and medium density residential to commercial; and approve the ordinance for e City of Chanhassen . A growing community with clean lakes, Quality schools. a charminG downtown. fhrivinn hll<::inp.<:<::p.~ winninn tr:dto;: :¡nrf tuI~lltif1t1 n:trh å nll>~ nl,f'þ 11'\ li\lo wnrL- ~ntl nl~" -. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 2 a Planned Unit Development rezoning property from Agricultural Estate, A2, and Rural Residential, RR to Planned Unit Development Residential, PUD-R, subject to the following conditions: 1. CeaHageøt \lpea revie\y,' and apJ1reva! hy the !fetfsfJelHaa CeHBsil. This condition has been met. 2. Compliance with the Development Standards (site plan dated October 23, 2000, revised February 7,2001, and revised March 5,2001.) StiU applies. 3. This resolution shall not entitle the owner of any land adjacent to the new development to seek enforcement of any existing setback requirements in such a way as to prohibit the development of the new planned unit development in accordance with it's approved conditions. And (b) shall not entitle the owner of any land located in the new planned unit developments to seek enforcement of any existing setback requirements in such a way as to prohibit the construction, maintenance and use of any adjacent land of buildings and structures that now are or would be currently allowed by the zoning code as it now exists. StiU applies. 4. Contingent upon the following approvals: a. The subdivision request. b~ The site plan review. c. The Wetland Alteration Pennit. . d. The Environmental Assessment Worksheet e. The Conditional Use Pennit for subdivision in the Bluff Creek Overlay District. This condition has been met. . The preliminary plat dated October 23,2000, revised February 1, 2001, and March 5, 2001, for the subdivision of 120.93 acres into 2 additions; I" Addition has 61 blocks including 164 units and Outlots A-F, and the 2nd Addition has 35 blocks including 178 unitS and Outlots A-B with modifications, subject to the following conditions: 1. Final platting for the commercial ~alocated in Outlot D shall include a site plan review and approval. Pennitted uses and design guidelines are specified in the Design Standards. Not applicable with this phase. 2. Submit soils report to the Inspections Division. This shall be done prior to issuance of any building pennits. Still applies. 3. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed street and utility plans and specifications shall be submitted for staff review and City Council approval. The utility systems, upon completion, will be owned and maintained by the City. The private streets shall be constructed to support 7 -ton per axle design weight in accordance with the City Cod~ 20-1118 "design of parking staIlsand drive aisles." The private streets shall be located in a strip of property or easement 40 feet wide. Still applies. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 3 4. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e., Watershed District, Metropolitan Environmental Service Commission, Health Department, Minnesota Pollution control Agency, Minnesota Department of Natural Resources, and Minnesota Department of Transportation and comply with their conditions of approval. Still applies. 5. The applicant shall include a draintile system behind the curbs to convey sump pump discharge from units not adjacent to ponds or wetlands. This condition has been met as shown on construction plans dated January 10, 2002. 6. The appropriate drainage and utility easements shall be dedicated on the final plat for all utilities and ponding areas lying outside the right-of-way. The easement width shall be a minimum of 20 feet wide. Consideration should also be given for access and/or maintenance of the ponding areas. This condition has been met as shown on construction plans dated January 10, 2002. 7. No berrning or landscaping will be allowed within the right-of-way except landscaping along the frontage road in accordance with the Trunk Highway 5 Corridor Study. Still applies. 8. The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above the 100-year high water level of adjacent ponds, wetlands or creeks. This condition has been met as shown on construction plans dated January 10, 2002. 9. If importing or exporting material for development site grading is necessary, the applicant shall supply the City with detailed haul routes and traffic control plans for review and approval. Also, any off-site grading will require temporary easements. Still applies. 10. The applicant shall report to the City Engineer the location of any draintiles found during construction and shall relocate or abandon the drain-tile as directed by the City Engineer. Still applies. II. Access to the commercial parcel may be limited to a right in/right out along Century Boulevard and a full-shared access off West 78th Street with the parcel to the east. A cross access agreement will be required at the time of final platting. Not applicable with this phase. 12. Site grades adjacent to West 78th Street, Century Boulevard, Trunk Highway 41 and Trunk Highway 5 shall be compatible with the future widening of Trunk Highway 5. This condition has been met. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 4 13. Landscaped median islands maybe permitted within the public streets contingent upon the developer entering into an encroachment agreement with the city and the medians do not pose a traffic safety issue. Still applies. 14. A Conservation Easement prohibiting any alteration shall be created to preserve the stand of trees adjacent to Highway 5. The conservation easement shall be dedicated in Phase I. Language should be added to state in the form of the attached Conservation Easement (Exhibit D). The developer shall convey to the city Outlots E, F and G by warranty deed, free and clear of all encumbrances. No longer applies recorded with the first phase. 15. Accessibility shall be provided to all portions of the development and a percentage of the units may also be required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. Still applies. 16. Walls and projections within 3 feet of property lines shall be of one-hour fire-resistive construction. Still applies. 17. Any building classified as an R-I occupancy (a building containing three or more dwelling units on the same property) and with over 8500 gross square feet of floor area shall be protected with an automatic sprinkler system. Still applies. 18. The buildings will be required to be designed by an architect and engineer as determined by the building official. Still applies. 19. The developer and or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. This condition has been completed with the first phase. 20. Landscaping and tree preservation: a. Tree protection fencing shall be installed prior to construction around all areas designated for preservation. Still applies. b. All evergreens used as overstory trees in buffer yard areas shall be increased to a minimum height of 8 feet. The plant schedule on the landscape plan shall be changed to reflect this requirement. Still applies. c. The minimum number of shrubs shall be required in buffer yard areas along Highways 5 and 41. The applicant shall work with staff to meet minimum requirements for shrubs along West 78th Street. Still applies. d. Boulevard trees along West 78th Street shall be spaced 55 feet apart. Still applies. e. All Colorado spruce specified in landscape plans shall be replaced by a new selection of evergreen. Still applies. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 5 f. Proposed trail along the eastern property line shall be realigned and field located in order to completely avoid tree #1743 and the majority of its roots. Applied to the first phase. g. A revised landscape plan shall be submitted to the city for approval. Still applies. h. The applicant shall work with city staff to preserve any or all of the following trees: #1369 (52" oak), #1743 (60" oak), #1742 (48" oak), #2173 (42" oak), and #1881 (36" maple). Applied to the first phase. i. A walk through inspection of the silt/tree preservation fence shall be required prior to construction. Applied to the first phase. 21. To ensure clear communication the applicant shall have all homebuyers sign a disclosure statement that would be part of their restrictive covenants. The statement shall include infonnation about Miss Rosie's Petting Farm, Gateway Group'Home and potential future road extension. Signed statements shall be submitted to the City. Still applies. 22. Outlot F is being dedicated to the city, so the right-of-way is controlled by the city. The developer shall convey to the city Outlot F by warranty deed, free and clear of all encumbrances. This condition has been met with the first phase. 23. The applicant will be responsible (security) for a portion of the cost of the future traffic signal at the intersection of Trunk Highway 41 and West 78th Street. Still applies. 24. The main loop streets north and south of West 78th Street and the street accessing the city park in the northeast corner shall be a public street. These shall be a 60 foot right-of-way but the city will approve design standards (less than standard pavement width). A standard asphalt width of 31 feet. Still applies. 25. Sanitary sewer shall also be extended to the property line of the McAllister property. This condition has been met as shown on construction plans dated January 10, 2002. 26. The developer shall work with the city to accomplish city goals for housing including the provision of "affordable housing" a minimum of 30% of the ownership housing shall meet the criteria established for affordability by the Metropolitan Council. The developer shall also work with the City on affordability mechanisms for Income Qualifying and Maintenance of Affordability. Still applies. 27, The remaining park dedication requirement be collected in cash in the amount of $18,646 prior to the City signing the final plat. Condition has been modified. 28. Pulte Homes shall construct the north and east wetland trail as public amenities with reimbursement from the city's trail dedication fund. All necessary public easements required to accommodate these trails shall be dedicated to the city. Still applies. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 6 29. Full trail dedication fees be collected in the amount of $2,9,265 prior to the City signing the final plat. Condition has been modified. 30. The open space north of Highway 5 shall have a conservation easement. Language should be added to state in the form of the attached Conservation Easement. This condition has been met. 31. Access to the McAllister property must be provided over Outlot J. This condition has been met as shown on construction plans dated January 10, 2002. 32. City Improvement Project 97 -6A will provide trunk and lateral watermains to serve the project. Based upon estimated project costs, the special assessment for the project is estimated to be $254,737. The amount of the final assessment will be adjusted based upon final project costs and assessment apportionment. The Developer waives any and all procedural and substantive objections to the public improvements and special assessments, including but not limited to hearing requirements and any claim that the assessments exceed the benefit to the property. The Developer waives any appeal rights otherwise available pursuant to M.S.A. § 429.081. This condition has been met. 33. City Improvement Project No. 00-01, BC-7/BC-8 will provide trunk and lateral sewer and water utilities to serve the project. Based upon estimated project costs, the special assessment for the project is estimated to be $582,596. The amount of the final assessment will be adjusted based upon final project costs and assessment apportionment. The Developer waives any and all procedural and substantive objections to the public improvements and special assessments, including but not limited to hearing requirements and any claim that the assessments exceed the benefit to the property. The Developer waives any appeal rights otherwise available pursuant to M.S.A. §429.081. This condition has been met. 34. Pulte Homes of Minnesota Corporation shall sign the Minnesota Department of Transportation Permit to Construct for West 78th Street. This condition has been met. 35. Sanitary sewer and water hookup charges shall be collected at the time of each building permit issuance. The current ,óOOl hookup charges are ~ $1,382 for sanitary sewer and ~ $1,802 for water. This condition will be revised. GRADING The entire site was previously rough-graded under the first phase of the development in 2001, Now the applicant is just proposing to fine grade and balance the earthwork material on the site. The site will be impacted by the upgrading of Trunk Highway 5 and the construction of West 78th Street. MnDOT is currently constructing Trunk Highway 5 and anticipates completion by August 2002. The construction of West 78th Street through the subject property is also scheduled for completion by August 2001. The phasing plan included redirecting traffic from Trunk Highway 5 onto the new West 78th Street frontage road. With all the proposed construction activity and rerouting of traffic, access to the site may Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 7 be difficult. The applicant should work closely with MnDOT in coordinating street grades and access to the site. Berming has been provided along West 78th Street, Trunk Highway 41, and Trunk Highway 5. This is important because there is no noise abatement proposed with the Trunk Highway 5 project. MnDOT will also have to review and approve the grading plan to ensure compatibility. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. Also, any off-site grading will require temporary easements. UTILITIES Water and sanitary sewer was extended to the Phase IT portion of the site with the Phase I development construction. The utilities will now be further extended to serve the entire Phase IT development area. Also, sewer and water services will be extended to the southeast comer of the McAllister property with this phase. The site was previously assessed for utilities and all of these assessments have been paid. Each newly created unit will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance, The current 2002 hook up charges are $1,383 for sanitary sewer and $1,802 for water, respectively. Utility improvements throughout the site will have to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications have been submitted for staff review. The applicant will also be required to enter into a PUD Agreement/development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and conditions of final plat approval. The utility system, upon completion, will be owned and maintained by the City. Appropriate drainage and utility easements will need to be dedicated on the final plat for any utilities which fall outside of the dedicated right-of-way, Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, MCES, Watershed District, etc. DRAINAGE Adequate ponding for the site was previously constructed with the development of the first phase. No additional ponding is proposed at this time, The portion of the site, north of West 78th Street, will drain via storm sewer to the existing pond in the northeast comer of the site. The south half of the site will drain via storm sewer to the existing pond at the southwest comer of Century Boulevard and West 78th Street. Soils throughout Chanhassen have a very high moisture content. Groundwater has been observed in other projects in the area. Seasonal and annual fluctuations of the groundwater should be anticipated. Staff recommends the construction of drain tile systems behind the proposed curbs to intercept and convey household sump pump discharge. The City has, in the past, experienced hazardous conditions for the public through the discharge of sump pumps in the streets, i.e. icy conditions in the winter as well as algae buildup in the summer. The applicant has included a draintile plan for staff review and approval. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 8 STREETS Overall, the street system is fairly well designed. West 78" Street, which is the major east/west collector street through the site, appears to conform with MnDOT ¡City plans. Again, access to the site from West 78" Street will have to be coordinated with MnDOT. Construction of West 78" Street is not scheduled to be completed until Augnst 2002. The roads that access West 78th Street are all proposed as public streets. The public streets shall be constructed in accordance with City requirements for urban street sections, which is 31 feet back-to-back with concrete curb and gutter. In areas where turn lanes are proposed, the right-of-way and streets will need to be wider. The applicant is proposing private streets to serve the villas and cottage homes. The proposed private $treets are similar to the Walnut Grove development adjacent to Galpin Boulevard north of Trunk Highway 5. City code requires a 24-foot wide minimum private street with no parking unless the street serves less then four dwellings at which time the street may be 20-feet wide. The private streets will need to be constructed to meet a 7 -ton per axle design weight criteria. Cross access and maintenance ,agreements will need to be developed and recorded against the benefited parcels. Deadends must provide a turnaround acceptable to the Fire Marshal based upon applicable Fire Codes. If on street parking is desired, a wider street section, minimum 28' wide, should be designed. The private street system will need to be located within a strip of property at least 40' wide. This width should be adequate to satisfy the required drainage and utility easements over the proposed utilities. In conjunction with the Trunk Highway 5 project, a trail system will be constructed along Trunk Highway 5. Trunk Highway 41. and along the south side of West 78" Street. The applicant has incorporated these trail systems into the plans. A number of additional interior trails have also been proposed. The applicant should be advised that these trails will be considered private and, therefore, not maintained by the City. A sidewalk system has been incorporated along the public streets and will connect to the trail system on West 78" Street. EROSION CONTROL No new erosion control is proposed at this time. Maintenance of the existing silt fence, which was installed with Phase I. is all that is required. All disturbed areas, as a result of construction, shall be seeded and mulched or sodded immediately after grading to minimize erosion. RECOMMENDATION The City Council approves the final plat for Arboretum Village 2nd Addition with 33 blocks and 142 dwelling units. This plat also includes: Outlot A and B, Lot 13, Block I and Lots 4 and 14, Block 2 which is the common space for the units as shown on the plans prepared by Hedlund Planning, Engineering, Surveying dated February 4, 2002 subject to the following conditions: 1. Compliance with the Development Standards (site plan dated October 23, 2000, revised February 7,2001, and revised March 5, 2001.) 2. This resolution shall not entitle the owner of any land adjacent to the new development to seek enforcement of any existing setback requirements in such a way as to prohibit the development of the new planned unit development in accordance with it's approved Arboretum Village 2"" Addition Pinal Plat Review March 4, 2002 Page 9 conditions. And (b) shall not entitle the owner of any land located in the new planned unit developments to seek enforcement of any existing setback requirements in such a way as to prohibit the construction, maintenance and use of any adjacent land of buildings and structures that now are or would be currently allowed by the zoning code as it now exists. 3. Submit soils report to the Inspections Division. This shall be done prior to issuance of any building pennits. 4. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed street and utility plans and specifications shall be submitted for staff review and City Council approval. The utility systems, upon completion, will be owned and maintained by the City. The private streets shall be constructed to support 7-ton per axle design weight in accordance with the City Code 20-1118 "design of parking stalls and drive aisles." The private streets shall be located in a strip of property or easement 40 feet wide. 5. The applicant shall apply for and obtain pennits from the appropriate regulatory agencies, i.e., Watershed District, Metropolitan Environmental Service Commission, Health Department, Minnesota Pollution control Agency, Minnesota Department of Natural Resources, and Minnesota Department of Transportation and comply with their conditions of approval. 6. No benning or landscaping will be allowed within the right-of-way except landscaping along the frontage road in accordance with the Trunk Highway 5 Corridor Study. 7. If importing or exporting material for development site grading is necessary, the applicant shall supply the City with detailed haul routes and traffic control plans for review and approval. Also, any off-site grading will require temporary easements. 8. The applicant shall report to the City Engineer the location of any draintiles found during construction and shall relocate or abandon the drain-tile as directed by the City Engineer. 9. Landscaped median islands maybe pennitted within the public streets contingent upon the developer entering into an encroachment agreement with the city and the medians do not pose a traffic safety issue. 10. Accessibility shall be provided to all portions of the development and a percentage of the units may also be required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further infonnation is needed to detennine these requirements. 11. Walls and projections within 3 feet of property lines shall be of one-hour fire-resistive construction. Arboretum Village 2nd Addition Final Plat Review March 4, 2002 Page 10 12. Any building classified as an R-I occupancy (a building containing three or more dwelling units on the same property) and with over 8500 gross square feet of floor area shall be protected with an automatic sprinkler system. 13. The buildings will be required to be designed by an architect and engineer as determined by the building official. 14. Landscaping and tree preservation: a. Tree protection fencing shall be installed prior to construction around all areas designated for preservation. b. All evergreens used as overstory trees in buffer yard areas shall be increased to a minimum height of 8 feet. The plant schedule on the landscape plan shall be changed to reflect this requirement. c. The minimum number of shrubs shall be required in buffer yard areas along Highways 5 and 41. The applicant shall work with staff to meet minimum requirements for shrubs along West 78th Street. d. Boulevard trees along West 78th Street shall be spaced 55 feet apart. e. All Colorado spruce specified in landscape plans shall be replaced by a new selection of evergreen. f. A revised landscape plan shall be submitted to the city for approval. 15. To ensure clear communication the applicant shall have all homebuyers sign a disclosure statement that would be part of their restrictive covenants. The statement shall include information about Miss Rosie's Petting Farm, Gateway Group Home and potential future road extension. Signed statements shall be submitted to the City. 16. The applicant will be responsible (security) for a portion of the cost of the future traffic signal at the intersection of Trunk Highway 41 and West 78th Street. 17. The main loop streets north and south of West 78th Street and the street accessing the city park in the northeast corner shall be a public street. These shall be a 60 foot right-of-way but the city will approve design standards (less than standard pavement width). A standard asphalt width of 31 feet. 18. The developer shall work with the city to accomplish city goals for housing including the provision of "affordable housing" a minimum of 30% of the ownership housing shall meet the criteria established for affordability by the Metropolitan Council. The developer shall also work with the City on affordability mechanisms for Income Qualifying and Maintenance of Affordability. Arboretum Village 2nd Addition Final Plat Review March 4. 2002 Page 11 19. The remaining park and trail dedication fees required to be collected prior to the city signing the final plat are as follows: 14 twins = 28 units Park fee 28 x $1,500 = Trail fee 28 x $500 = $42,000 $14,000 Remaining 114 units Park fee 114 x $1,250 = Trail fee 114 x $417 = Total $142,500 $47.538 $246,038 20. Pulte Homes shall construct the north and east wetland trail as public amenities with reimbursement from the city's trail dedication fund. All necessary public easements required to accommodate these trails shall be dedicated to the city. 21. Sanitary sewer and water hookup charges shall be collected at the time of each building permit issuance. The current hookup charges are $1,382 for sanitary sewer and $1,802 for water." ATTACHMENTS 1. Memo from Malt Saam, Assistant City Engineer dated February 20, 2002. 2. Design Standards 3. Final plat dated stamped Received February 4,2002. g;\plan\ka\arboretum village final plat 2nd addition.doc CITY OF CHANHASSEN 690 City Center Drive PO Box 147 ChanhdSSen, Minnesota 55317 Phone 952,937.1900 General FfIX 952,9315739 Engilllrring Department FfIX 952,9319152 BuilJing Department FfIX 952,934,2524 Web Site www.ci.chanhassen.mn.us MEMORANDUM TO: Kate Aanenson, Community Development Director Matt Saam, Assistant City Engineer fvtC; FROM: DATE: February 20, 2002 SUBJ: Final Plat Review for Arboretum Village 2nd Addition Project No. 02-03 Upon review of the plans submitted by Hedlund Engineering dated January 10, 2002, I offer the following comments and recommendations: GRADING The entire site was previously rough-graded under the first phase of the development in 2001. Now the applicant is just proposing to fine grade and balance the earthwork material on the site. The site will be impacted by the upgrading of Trunk Highway 5 and the construction of West 78th Street. MnDOT is currently constructing Trunk Highway 5 and anticipates completion by August 2002. The construction of West 78"' Street through the subject property is also scheduled for completion by August 200 I. The phasing plan included redirecting traffic from Trunk Highway 5 onto the new West 78"' Street frontage road. With all the proposed construction activity and rerouting of traffic, access to the site may be difficult. The applicant should work closely with MnDOT in coordinating street grades and access to the site. Berming has been provided along West 78"' Street, Trunk Highway 41, and Trunk Highway 5. This is important because there is no noise abatement proposed with the Trunk Highway 5 project. MnDOT will also have to review and approve the grading plan to ensure compatibility. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. Also, any off-site grading will require temporary easements. UTILITIES Water and sanitary sewer was extended to the Phase II portion of the site with the Phase I development construction, The utilities will now be further extended to serve the entire Phase II development area. Also, sewer and water services will be extended to the southeast comer of the McAllister property with this phase. The site was previously assessed for utilities and all of these assessments have been paid. Each newly created unit will be subject to City sanitary sewer and water hook up charges The Cil'! ofChanhilSSen, A V1Jwiny communiI'! with clean lakes, aUlllitv schooii, a channinv downtown, thrivinv businesses, and beautirn! Mms, A mat place to live, work, 4i Kate Aanenson February 20, 2002 Page 2 at the time of building permit issuance. The current 2002 hook up charges are $1,383 for sanitary sewer and $1,802 for water, respectively. Utility improvements throughout the site will have to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications have been submitted for staff review. The applicant will also be required to enter into a PUD Agreement/development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and conditions of final plat approval. The utility system, upon completion, will be owned and maintained by the City. Appropriate drainage and utility easements will need to be dedicated on the final plat for any utilities which fall outside of the dedicated right-of-way. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, DepartmentofHealth, MCES, Watershed District, etc. DRAINAGE Adequate ponding for the site was previously constructed with the development of the first phase, No additional ponding is proposed at this time. The portion of the site, north of West 78th Street, will drain via storm sewer to the existing pond in the northeast comer of the site, The south half of the site will drain via storm sewer to the existing pond at the southwest comer of Century Boulevard and West 78th Street. Soils throughout Chanhassen have a very high moisture content. Groundwater has been observed in other projects in the area. Seasonal and annual fluctuations of the groundwater should be anticipated. Staff recommends the construction of drain tile systems behind the proposed curbs to intercept and convey household sump pump discharge. The City has, in the past, experienced hazardous conditions for the public through the discharge of sump pumps in the streets, i.e. icy conditions in the winter as well as algae buildup in the summer. The applicant has included a draintile plan for staff review and approval. STREETS Overall, the street system is fairly well designed. West 78th Street, which is the major east/west collector street through the site, appears to conform with MnDOT/City plans. Again, access to the site from West 78th Street will have to be coordinated with MnDOT. Construction of West 78th Street is not scheduled to be completed until August 2002. The roads that access West 78th Street are all proposed as public streets, The public streets shall be constructed in accordance with City requirements for urban street sections, which is 31 feet back-to-back with concrete curb and gutter. In areas where turn lanes are proposed, the right-of-way and streets will need to be wider. Kate Aanenson February 20, 2002 Page 3 The applicant is proposing private streets to serve the villas and cottage homes. The proposed private streets are similar to the Walnut Grove development adjacent to Galpin Boulevard north of Trunk Highway 5. City code requires a 24-foot wide minimum private street with no parking unless the street serves less then four dwellings at which time the street may be 20-feet wide. The private streets will need to be constructed to meet a 7-ton per axle design weight criteria. Cross access and maintenance agreements will need to be developed and recorded against the benefited parcels. Deadends must provide a turnaround acceptable to the Fire Marshal based upon applicable Fire Codes. If on street parking is desired, a wider street section, minimum 28' wide, should be designed. The private street system will need to be located within a strip of property at least 40' wide. This width should be adequate to satisfy the required drainage and utility easements over the proposed utilities. In conjunction with the Trunk Highway 5 project, a trail system will be constructed along Trunk Highway 5, Trunk Highway 41, and along the south side of West 78"' Street. The applicant has incorporated these trail systems into the plans. A number of additional interior trails have also been proposed. The applicant should be advised that these trails will be considered private and, therefore, not maintained by the City. A sidewalk system has been incorporated along the public streets and will connect to the trail system on West 78"' Street. EROSION CONTROL No new erosion control is proposed at this time. Maintenance ofthe existing silt fence, which was installed with Phase I, is all that is required. All disturbed areas, as a result of construction, shall be seeded and mulched or sodded immediately after grading to minimize erosion. JIDS c: Teresa Burgess, City EngineerIPublic Works Director g:\eng~rojects\arboretwn village 2nd\fþr.doc