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1e1 Fox Den/Final Plat Approval CITY OF CHANHASSEN 7700 Market Boulevard POBox 147 Chanhassen, MN55317 Administration Phone: 952.227.1100 Fax 952.227.1110 Building Inspections Phone: 952.227.IIBO Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax 952.227.1110 Web Site www.ci.chanhassen.mn.us 1£.-1 MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen AI-Jaff, Senior Planner DATE: 'WI April 25, 2005 SUBJ: Fox Den Final Plat Approval, 10 Spring, Inc. Planning Case #05-08 PROPOSAL SUMMARY The developer is requesting final plat approval to subdivide 2.77 acres into 6 single-family lots and a variance for right-of-way for Fox Den. ACTION REOUlRED City Council approval requires a majority of City Council present. BACKGROUND On April 11 , 2005, the Chanhassen City Council approved the Preliminary Plat for Planning Case #5-08 for Fox Den for 6 lots with a variance for a 50 foot right-of- way width as shown on the plans prepared by Otto Associates stamped "Received February 11, 2005", subject to the following conditions: 1. The pond on Outlot A, Fox Hollow shall be maintained to ensure it meets the size and volume standards to which it was originally designed. Any inlet and outlet structures on that pond requiring maintenance or replacement shall be maintained or replaced. This condition still applies. 2. An outlet meeting National Pollutant Discharge Elimination System pennanent stonn water management system requirements (NPDES Permit MN R 10000 1 , Section C, Subsection ID, Page 11 or 26) shall be installed at the outlet of the pond on Outlot A, Fox Hollow. This condition still applies. 3. A floating Faircloth skimmer or another pre-approved method should be used for dewatering. The flow route, distance to receiving waters and name of receiving waters of the stonn water basin and dewatering activities shall be The City 01 Chanhassen' A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A greal place 10 live, work, and play. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 2 included on the plan. A detailed dewatering plan with method, rate, and erosion and sediment control considerations, such as energy dissipation, shall be provided. This condition still applies. 4. Geotextile or gravel bed and riprap shall be provided for energy dissipation at the existing lIRà prepeseà f.lareà eRà iRlets te the steFHI water pÐRà lIRà tlll! outlet of the pond on the east side of Hwy 10 1. This condition has been partially met. 5. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or pennanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed stonn water management pond side slopes, and any exposed soil areas with a positive slope to a stonn water conveyance system, such as a curb and gutter system, stonn sewer inlet, temporary or pennanent drainage ditch or other natural or man made systems that discharge to a surface water. This condition still applies. 6. A detail for the catch basin (CB) sediment control shall be provided for the CB between Lots 2 and 3. This condition still applies. 7. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. This condition still applies. 8. The applicant shall pay the total SWMP fee, due payable to the City at the time of final plat recording. At this time, the estimated fee is $8,021. This condition still applies. 9. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase IT Construction Permit), Minnesota Department of Natural Resources (for dewatering» and comply with their conditions of approval. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 3 This condition still applies. 10. Building Department conditions: a. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b. Demolition pennits must be obtained prior to demolishing any structures on the site. c. Existing wells on the site must be abandoned in accordance with State Law and City Code. This condition still applies. 11. Fire Marshal conditions: a. No burning pennits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. b. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transfonner boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. c. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. d. Temporary street signs shall be installed on each street intersection when construction of the new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. This condition still applies. 12. Environmental Resources Coordinator Conditions: a. Applicant shall revise landscape plan to show a minimum of 21 trees to be planted. b. A minimum of two 2 'I>" deciduous, overstory trees shall be required in the front yard of each lot. c. No more than one-third of the required trees may be from anyone species. d. Tree preservation fence shall be installed at the edge of the grading limits around all trees proposed to be preserved prior to any grading. e. Any trees proposed for preservation that are lost due to grading and construction activities will be replaced at a rate of 2: 1 diameter inches. f. All 21 trees shall be planted within the proposed development. /\ Feyiseà llHlàseape plllR ,·lill ae FeflHiFeEl prier tø fiaal 8tJPf8,'aI. This condition has been partially met. g. A landscape buffer shall be planted along Hwy. 101 and include, at a minimum,S overstory trees, 7 understory trees and 12 shrubs. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 4 This condition has been partially met. The applicant must plant 4 additional shrubs to meet the minimum requirements of the landscape ordinance. h. Trees #142-144 and six green ash not shown on the tree inventory, located along the south property line near the existing shed, shall be preserved. This condition still applies. i. The applicant shall plant boulevard trees along Fox Hollow Drive and Fox Drive to replace trees lost due to pond expansion. One tree shall be planted every 30 feet except within the sight triangle. Species selected shall be approved by the city. This condition has been amended by adding "A total of 4 trees shall be planted on the city property along Fox Drive." J. Developer will work with staff to explore possibilities of minimizing tree loss to the north of the pond and consider alternate design on the pond using available space. Staff evaluated the design of the pond and concluded that the proposed design was most appropriate. k. Developer will work with staff to consider buffer plantings around the pond. This condition has been met. I. Developer will work with staff to evaluate the impact to the buffer trees to the north of the cul-de-sac on Lot 4. This condition still applies. m. Developer will work with staff to evaluate the placement of evergreens versus deciduous for buffering purposes. This condition has been met. 13. On the Utility plan: a. Show all easements. b. Add a note "Any connection to existing structures must be core drilled. This condition still applies. 14. Add the following City detail plates: 1005,2001,5300 and 5301. This condition has been met. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 5 15. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. This condition still applies. 16. The sanitary sewer hook-up charge will only be applied to five of the six new lots. The water hookup charge will still be applicable for each of the new lots. Since the developer will be responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water connection charges will be waived. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for water-main. Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council. This condition has been modified by adding the following language "and are due at the time of building permit issuance. 17. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the fonn of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Pennits from the appropriate regulatory agencies will be required, including the MPCA, MnDOT, Watershed District and MDH. This condition still applies. 18. A professional engineer registered in the State of Minnesota must sign all plans. This condition has been met. 19. The applicant must be aware that any grading on privately-owned property will require a temporary easement. This condition still applies. 20. The applicant will be required to clean the existing stonnwater pond after enlargements have been completed. This condition still applies. 21. Prior to final platting, stonn sewer design data will need to be submitted for staff review. The stonn sewer will have to be designed for a lO-year, 24-hour stonn event. This condition has been met. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 6 22. Drainage and utility easements will need to be dedicated on the final plat over the public stonn drainage system including ponds and drainage swales up to the loo-year flood level. The minimum easement width shall be 20 feet wide. This condition still applies. 23. Staff is recommending that a small (1 '-3') retaining wall be installed along the western right- of-way of Fox Drive south of the site. This will alleviate the steep slopes in the area and provide room for a boulevard area in back of the curb for snow storage. This condition has been met. The plan has been changed to alleviate the need for a wall. 24. A minimum 20-foot wide easement will be required over the watennain that is outside of the right-of-way. This condition still applies. 25. The developer shall pay full park dedication fees. This condition still applies. GRADING. DRAINAGE & EROSION CONTROL The existing site has tree cover over approximately 1.5 acre of area. The plans propose to grade about 80% of the site for the new house pads, public street and cul-de-sac. The proposed grading will prepare the site for two look-out and four full basement house pads. The grading plan shows that, on average, the pad areas are being filled three to five feet for the new homes. Also, additional grading will take place south of the parcel to connect the proposed street with Fox Hollow Drive and to expand the existing stonn pond. The applicant must be aware that any grading on privately-owned property will require a temporary easement. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. The existing site drains from the northwestern corner to the southeastern corner of the parcel. Under developed conditions, all of the drainage from the house roofs, driveways and the cul-de-sac will be conveyed via stonn sewer to the existing stonnwater pond off the southeasterly corner of the site for treatment. The applicant will be required to clean the existing stonnwater pond after enlargements have been completed. The pond is required to be designed to National Urban Runoff Program (NURP) standards. The applicant has submitted drainage calculations for the site and only minor changes remain. Stonn sewer design data has also been submitted for staff review. Drainage and utility easements will need to be dedicated on the final plat over the public stonn drainage system including ponds and drainage swales up to the loo-year flood level. The minimum easement width shall be 20 feet wide. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 7 UTILITIES The plans propose on extending the sanitary sewer from an existing sanitary manhole in Fox Drive. Water will be extended from an existing watennain along the east side of the site and looped with the watermain in Fox Hollow Drive. The sanitary sewer and watennains will be considered public utility lines since they will serve more than one lot. As such, a minimum 20-foot wide easement will be required over the watennain that is outside of the right-of-way. Installation of the private service utilities for the site will require permits and inspections through the City's Building Department. According to the City's Finance Department records, the parcel was previously assessed for one sanitary sewer hookup and that assessment has been paid. As such, the sanitary sewer hook-up charge will only be applied to five of the six new lots. However, the water hookup charge will still be applicable for each of the new lots. Since the developer will be responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water connection charges will be waived. The 200S trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watennain. Sanitary sewer and watennain hookup fees are due at the time of building permit issuance and may be specially assessed against the parcel. All of these charges are based on the number of SAC units assigned by the Met Council. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the fonn of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building pennit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, MnDOT, and Watershed District. STREETS The plans propose to extend Fox Drive from the south side approximately 370-feet ending with a cul- de-sac. The required right-of-way for a new public street is 60-feet wide with a 60-foot radius for cul-de-sacs. The existing platted right-of-way for Fox Drive south of the site is 50-feet. For continuity with the existing Fox Drive right-of-way, the applicant is proposing a 50-foot wide street right-of-way and a 6O-foot wide cul-de-sac radius. Staff is in favor of the applicant's proposal for this right-of-way variance. Suñace Water Management Fees Water QualUy Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $1,093/acre. Based on the proposed developed area of approximately 2.77 acres, the water quality fees associated with this project are $3,028. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 8 Water QuantiJy Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and stonn water ponding areas for runoff storage. SingIe- family residential developments have a connection charge of $2,705 per developable acre. This results in a water quantity fee of approximately $7,493 for the proposed development. SWMP CrediJs This project proposes the expansion an existing NURP pond off-site. Because the pond is off- site, it is not eligible for credit. However, credit will be given for the replacement of one outlet structure ($2,500). At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $8,021. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering), Minnesota Department of Health, Minnesota Department of Transportation) and comply with their conditions of approval. PARK DEDICATION COMPREHENSIVE PARK PLAN This site is wholly within the neighborhood park service area of North Lotus Lake Park. This park offers a wide variety of amenities including tennis courts, ball fields, a children's playground, picnic shelter, lighted hockey and open skating rinks, open space and a walking trail. Residents of Fox Den will access the park via Fox Hollow Drive. It should be noted that sidewalks are not available in Fox Hollow. No additional parkland dedication is required in this area of the City; therefore park dedication dollars will be required in lieu of land dedication for the five new lots (5 lots X $4,000 per lot = $20,000). Park Service Area Map u Fox Den - Planning Case No. 05-08 April 25, 2005 Page 9 -:--:::.:_ 1- ! --.:-...':.. - ... 3 NalllLaWt.-.Puk "'--- North Lotus Lake Park Map COMPREHENSIVE TRAIL PLAN Three of the six lots (4, 5 and 6) have direct access to a section of the city's comprehensive trail plan. This eight-foot wide city trail is located parallel to State Highway 101 on the eastern edge of the subject property. The other three lots will access the trail via Fox Drive and Fox Hollow Drive. No additional trail construction is being recommended as a condition of this development. TREE PRESERV A TIONILANDSCAPING Canopy coverage and preservation calculations have been submitted for the Fox Den development. They are as follows: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 2.77 ac. or 120,661 SF 56% or 67,110 SF 35% or 42,231 SF 19% or 23,185 SF Developer does not meet minimum canopy coverage allowed, therefore the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage (42,231-23,185) Multiplier Total replacement Total number of trees to be planted 19,046 SF 1.2 22,855 SF 21 (22,855 + 1089) Fox Den - Planning Case No. 05-08 April 25, 2005 Page 10 The total number oftrees required for the development is 21. Applicant has proposed a total of 21 trees. All replacements must meet minimum size requirements. No more than one-third of the trees may be from anyone species. All 21 trees shall be planted within the proposed development. The subdivision is also required to have bufferyard plantings along Highway 101. Requirements are as follows: Location Hwy. 101 - bufferyard B - 20' width 240' len h Re uired 5 overstory trees 7 understory trees 12 shrubs Pro osed 4 existing ash trees 4 overstory trees 3 ever een trees The applicant does not meet the minimum requirements for bufferyard planting along Highway 101. Staff recommends that the minimum quantities be met. In reviewing the tree inventory, staff would like to note that many of the elm and boxelder trees specified on the inventory are actually green ash. This makes a difference since green ash will not succumb to Dutch elm disease as the elm will and it isn't considered an 'undesirable' tree as boxelders are. For these reasons, preserving as many of these trees as possible will help to make this development more appealing. Green ash are generally tolerant of construction and should do well through the process. Also of note on the tree inventory is the absence of some existing trees along the south property line. At least 4 green ash, 2 of which are double-stemmed, are not shown on the tree inventory, These trees are located between the existing shed and the south property line. These trees plus trees #142-144 should be protected during construction and remain on site. Staffrecommends that the silt fence be installed in front of all of these trees prior to grading in order to preserve them during development. When the building pennit for Lot 1, Block 1 is submitted, these trees will be re-evaluated for preservation. The applicant is expanding the pond on city property and in doing so will be removing a number of evergreen and deciduous trees. Staff recommends that the applicant be required to plant boulevard trees along Fox Drive and Fox Hollow Drive to replace the city trees lost. To create a partial buffer for Highway 101, staff recommends that evergreens be considered for the boulevard trees along Fox Drive. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Area (sq. ft.) Frontage (feet) Depth (feet) Setbacks: front, side, rear Code 15.000 90 125 30,10.30 L 1, Blk 1 17,567 93 257 30, 10, 30 L 2, Blk 1 15,014 93 @ front setback line 189 30, 10, 30 L 3, BIk 1 15,015 10 1 @ front setback line 166.5 30, 10, 30 L4, Blk 1 15,065 90@ front setback line 242.5 30,10,30 Fox Den - Planning Case No. 05-08 April 25, 2005 Page 11 Area (sq. ft.) Frontage (feet) Depth (feet) Setbacks: front, side, rear Code 15,000 90 125 30,10,30 L 5, Blk 1 15,041 90@ front setback line 191 30,10,30 L6, Blk 1 15,014 90@ front setback line 152 30,10,30 ROW 27,945 Total 92,716 Average 15,452 @ Meets 90 foot width at the building setback line. RECOMMENDATION Staff recommends that the City Council adopt the following motion: ''The City Council grants final plat approval of Planning Case #05-08 creating 6 lots, with street width variances for a 50-foot right-of-way, as shown on construction plans and final plat received April 4, 2005, subject to the following conditions: 1. The existing water service to the site from Highway 101 must be removed to the existing watermain. 2. The pond on Outlot A, Fox Hollow shall be maintained to ensure it meets the size and volume standards to which it was originally designed. Any inlet and outlet structures on that pond requiring maintenance or replacement shall be maintained or replaced. 3. An outlet meeting National Pollutant Discharge Elimination System pennanent stonn water management system requirements (NPDES Permit MN Rl0000l, Section C, Subsection ID, Page 11 or 26) shall be installed at the outlet of the pond on Outlot A, Fox Hollow. 4. A floating Faircloth skimmer or another preapproved method should be used for dewatering. The flow route, distance to receiving waters and name of receiving waters of the stonn water basin and dewatering activities shall be included on the plan. A detailed dewatering plan with method, rate, and erosion and sediment control considerations, such as energy dissipation, shall be provided. 5. Geotextile or gravel bed and riprap shall be provided for energy dissipation at the existing outlet of the pond on the east side of Hwy 101. 6. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or pennanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) Fox Den - Planning Case No. 05-08 April 25, 2005 Page 12 These areas include constructed stonn water management pond side slopes, and any exposed soil areas with a positive slope to a stonn water conveyance system, such as a curb and gutter system, stonn sewer inlet, temporary or pennanent drainage ditch or other natural or man made systems that discharge to a surface water. 7. A detail for the catch basin (CB) sediment control shall be provided for the CB between Lots 2 and 3. 8. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. 9. The applicant shall pay the total SWMP fee, due payable to the City at the time of final plat recording. At this time, the estimated fee is $8,021. 10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering» and comply with their conditions of approval. 11. Building Department conditions: a. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b. Demolition permits must be obtained prior to demolishing any structures on the site. c. Existing wells on the site must be abandoned in accordance with State Law and City Code. 12. Fire Marshal conditions: a. No burning pennits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. b. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, Cable TV and transfonner boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. c. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. d. Temporary street signs shall be installed on each street intersection when construction of the new roadway allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. 13. Environmental Resources Coordinator Conditions: a. Applicant shall revise landscape plan to show a minimum of 21 trees to be planted. b. A minimum of two 2 \12" deciduous, overstory trees shall be required in the front yard of each lot. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 13 c. No more than one-third of the required trees may be from anyone species. d. Tree preservation fence shall be installed at the edge of the grading limits around all trees proposed to be preserved prior to any grading. e. Any trees proposed for preservation that are lost due to grading and construction activities will be replaced at a rate of 2: 1 diameter inches. f. All 21 trees shall be planted within the proposed development. g. A landscape buffer shall be planted along Hwy. 101 and include, at a minimum,S overstory trees, 7 understory trees and 12 shrubs. The landscape plan must show 4 additional shrubs to meet the minimum requirements of the landscape ordinance. h. Trees #142-144 and six green ash not shown on the tree inventory, located along the south property line near the existing shed, shall be preserved. i. The applicant shall plant boulevard trees along Fox Hollow Drive and Fox Drive to replace trees lost due to pond expansion. One tree shall be planted every 30 feet except within the sight triangle. Species selected shall be approved by the city. A total of 4 trees shall be planted on the city property along Fox Drive. J. Developer will work with staff to evaluate the impact to the buffer trees to the north of the cul-de-sac on Lot 4. 14. On the Utility plan: a. Show all easements. b. Add a note "Any connection to existing structures must be core drilled. 15. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. 16. The sanitary sewer hook-up charge will only be applied to five of the six new lots. The water hookup charge will still be applicable for each of the new lots. Since the developer will be responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water connection charges will be waived. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for water-main. Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 17. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the fonn of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, MnDOT, Watershed District and MDH. 18. The applicant must be aware that any grading on privately-owned property will require a temporary easement. Fox Den - Planning Case No. 05-08 April 25, 2005 Page 14 19. The applicant will be required to clean the existing stonnwater pond after enlargements have been completed. 20. Drainage and utility easements will need to be dedicated on the final plat over the public stonn drainage system including ponds and drainage swales up to the lOO-year flood level. The minimum easement width shall be 20 feet wide. 21. A minimum 20-foot wide easement will be required over the watennain that is outside of the right-of-way. 22. The developer shall pay full park dedication fees." ATTACHMENTS 1. Final Plat. g:\plan\2005 planning cases\05-08 fox den\final plat.doc r , ~ ~ .----rz>7' "'.~ "g >-Q SO: j ge ~I I r I . II I '. I J. , 'i"" I Ix II : J1 f 'J' ! I I . .' I HII 'i1 ~I I ! ' 1 iJ ¡J '1111' .' I , , I ¡ill:; .I , I "J. fl . Ii II ,I I 'I I t: J! Ii! 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