1d. Preliminary Plat Extension, Lake Ann Highlands
CITY OF
CHANHASSEN
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690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317
(612) 937-1900 . FAX (612) 937-5739
Action by Ci', ,^ ",l!:1:stratol
MEMORANDUM
Endors,rl.-L_~f.t..
TO:
Don Ashworth, City Manager
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FROM:
Bob Generous, Senior Planner
Data Submi~:cd to CJ:"t:::lI;;sion
DATE:
February 21, 1997
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SUBJ:
Preliminary Plat Extension, Subdivision 94-7, Lake Ann Highlands
3-/()~97
PROPOSAL
The applicant, Lotus Realty Service, is requesting a one year time extension for the preliminary
plat for Lake Ann Highlands.
BACKGROUND
On April 8, 1996, the City Council approved a one year time extension, until March 13, 1997, for
the preliminary plat of Lake Ann Highlands (#94-7) subject to the original conditions of approval
and the addition of condition #39.
At the March 13, 1995 meeting, the City Council approved the first reading of rezoning #94-7 to
rezone 35.1 acres, encompassing the land north of the south lot lines of Lots 1 and 10 through 16,
Block 2 an Lots 15 through 19 Block 1, from A2, Agricultural Estate District to R4, Mixed Low
Density Residential District consistent with the Chanhassen 2000 Land Use Plan. The City
Council approved the preliminary plat #94-7 for 92 twinhome lots for Lake Ann Highlands. The
City Council also approved wetland alteration permit #94-6.
City Code, section 18-41, states: "If the final plat application is not filed within this period [one
year after the date of the city council approval], the preliminary plat will be considered void
unless for good cause shown an extension is requested in writing by the subdivider and granted
by the city council."
The applicant has been unable to bring the preliminary plat in for final plat approval due to the
financing for the project and to permit the application of Residential Development, Inc. to be
reviewed by the city as an alternate development proposal for the site. Staff believes that the
granting of this extension is consistent with city code. Staff is recommending approval ofa one
Mr. Don Ashworth
February 21, 1997
Page 2
year extension of the preliminary plat as permitted by city ordinance. Included in the time
extension is the wetland alteration permit as originally approved with the preliminary plat.
PRELIMINARY PLAT
The City Council approved the preliminary plat #94-7 for 92 twinbome lots for Lake Ann
Highlands subject to the following conditions (as amended in April 1996):
1. Revise Grading and Drainage Plan to indicate lowest floor level elevation, top of
foundation elevation and garage floor elevation. This should be done prior to final plat
approval.
2. Revise the Grading and Drainage Plan to show standard designations for dwellings. This
should be done prior to final plat approval.
3. Submit soils report to the Inspections Division. This should be done prior to issuance of
any building permits.
4. Submit street names to the Public Safety Department, Inspections Division for review
prior to final plat approval.
5. Outlot B should be conveyed to the city or attach to the Hennessey property to the west
for future access and provide a 10 foot drainage and utility easement along the street
frontage.
6. Full park and trail fees be required pursuant to City Code in lieu of land dedication
7. The applicant shall agree to incorporate a mix of building types/styles with various floor
plans, architectural features, garage orientations, driveway configurations, and primary
siding colors as well as the use of 30 - 35 percent brick on building exteriors. These
issues shall be worked out with city staff prior to final plat approval.
8. Upon completion, the developer shall dedicate to the City the utility and street
improvements within the public right-of-way and drainage and utility easements for
permanent ownership.
9. The applicant will need to develop a sediment and erosion control plan in accordance
with the City's Best Management Practice Handbook and the Surface Water Management
Plan requirements for new developments. The plan shall be submitted to the City for
review and formal approval
Mr. Don Ashworth
February 21, 1997
Page 3
10. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc-mulched or wood-fiber blanket or sod within two weeks of completion of
each activity in accordance with the City's Best Management Practice Handbook.
11. 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.
12. Ifnecessary, wetland buffer areas shall be surveyed and staked in accordance with the
City's wetland ordinance. The City will install wetland buffer edge signs before
construction begins and will charge the applicant $20 per sign.
13. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year
storm events and provide ponding calculations for stormwater quality/quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed predeveloped and post
developed stormwater calculations for 100-year storm events and normal water level and
high water level calculations in existing basins, created basin, and/or creeks. Individual
storm sewer calculations between each catch basin segment will also be required to
determine if sufficient catch basins are being utilized. In addition, water quality ponding
design calculations shall be based on Walker's Pondnet model.
14. The applicant shall enter into a development contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
15. The applicant will meet wetland rules and regulations as stated in Corps of Engineers
section 404 permit, the State Wetland Conservation Act, and the City's Wetland
Ordinance. Mitigation work shall be implemented prior to or concurrent with wetland fill
activity in all phases of the project.
16. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County, Watershed District, Metropolitan Waste Control Commission, Health
Department, Minnesota Pollution Control Agency, Minnesota Department of Natural
Resources, Army Corps of Engineers and Minnesota Department of Transportation and
comply with their conditions of approval.
17. Fire hydrants shall be incorporated per the Fire Marshal's recommendations. Fire
hydrants shall placed a maximum of 300 feet apart.
Mr. Don Ashworth
February 21, 1997
Page 4
18. The applicant shall submit to the City soil boring information and include a drain tile
system in accordance with the construction plans. The applicant shall include a drain tile
system behind the curbs to convey sump pump discharge from the units.
19. The appropriate drainage and utility easements should 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 for
maintenance of the ponding areas. The final plat for Phase I shall also dedicate the
frontage road right-of-way.
20. No berming 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.
21. The lowest exposed floor or opening elevation of all buildings should be a minimum of 3
feet above the 1 OO-year high water level.
22. Stormwater ponds must have side slopes of 10: I for the first ten feet at the normal water
level and no more than 3: I thereafter or 4: I throughout for safety purposes.
23. Water quality fees will be based in accordance with the City's SWMP. The requirement
for cash in lieu of land and pond construction shall be based upon a schedule in
accordance with the prescribed land use zoning. This proposed development of 35.2
acres is $50,019.00.
24. Water quantity fees will be based in accordance with the City's SWMP. Storm sewer
trunk fees will be evaluated based on the applicant's contribution to the SWMP design
requirements. The proposed multi-family residential development of 35.2 acres would be
responsible for a water quantity connection charge of $69,696.00.
25. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
26. The applicant shall dedicate to the City a 100-foot wide conservation easement over the
southwesterly 100 feet of Outlot A. This area may also be deeded to the City as an outlot.
27. Prior to Phase II receiving final plat approval, the downstream permanent nutrient ponds
shall be constructed or scheduled in conjunction with Phase II improvements in
accordance to the City's SWMP and the frontage road shall be constructed or scheduled
for construction through the site out to Galpin Boulevard. No building permits shall be
issued in Phase II without these improvements completed.
Mr. Don Ashworth
February 21, 1997
Page 5
28. The applicant shall be given credit for installing the l2-inch trunk watermain along
Windmill Run. The credit shall be for the cost difference between an 8-inch and a 12-
inch water line.
29. The applicant shall provide sanitary sewer and water service stubs to the Hennessey
parcel located west of Lot 16, Block 2. The applicant shall be reimbursed by the City for
the cost of providing the service stubs when the property connects to the system.
30. The applicant shall list in the association bylaws the maintenance responsibilities of the
association for all project landscaping. If the landscaped cul-de-sac islands are not
maintained, the city reserves the right to remove them or continue maintenance and assess
the benefited properties. The city will adopt a resolution prohibiting parking in the cul-
de-sacs with islands.
31. Direct access to all lots shall be restricted to the interior streets and not onto Galpin
Boulevard or the future frontage road.
32. The grading plan shall be revised to be compatible with Windmill Run and incorporate
berms along the future frontage road and Galpin Boulevard outside the right-of-way. The
grading along the rear yards of Lots 5 - 10, Block 3, should be revised to promote
drainage north along the common lot lines of Lots 26 - 32, Block 3, out to the street.
33. Landscaping along the future frontage road shall be maintained a distance away from the
street in accordance with the Trunk Highway 5 Corridor design standards.
34. The applicant shall provide the City with a narrative with regards to earthwork quantities
and a schedule of construction events.
35. The applicant shall agree to provide the necessary right-of-way for the future north
Highway 5 collector street as part of the development of Outlot A.
36. There shall be a sidewalk along the east side of Windmill Drive running north and south.
37. The landscaping berm shall be placed along the entire north side. The landscaping plan
shall be presented with the final plat. Mr. Hennessey's property shall be included in the
berming and landscaping plan.
38. Windmill Drive shall not be extended/connected between the two subdivisions.
Mr. Don Ashworth
February 21, 1997
Page 6
39. The City reserves the right to reevaluate the subdivision and require changes to the plat
based on the city's approval of any ordinances that may be adopted during the preliminary
plat time extension.
WETLAND AL TERA TION PERMIT
The City Council approved wetland alteration permit #94-6 subject to the following conditions:
1. The applicant shall submit mitigation plans as required as a part of the State Wetland
Conservation Act (WCA) and Wetland City Ordinance specifically replacement plans,
wetland delineation report, a map with wetland data points, at least one data sheet for
each wetland identifying upland areas and a map of the soils.
2. Ifnecessary, wetland buffer areas shall be surveyed and staked in accordance with the
City's wetland ordinance. The City will install wetland buffer edge signs before
construction begins and will charge the applicant $20 per sign.
STAFF RECOMMENDATION
Staff recommends the City Council adopt the following motion:
"The City Council approves a one year time extension, until March 13, 1998, for the preliminary
plat of Lake Ann Highlands (#94-7) subject to the conditions of approval as amended in the 1996
preliminary plat extension."
ATTACHMENTS
1. Letter from Brad Johnson to Bob Generous dated 2/12/97
2. Project Location Map
3. Preliminary Plat
'eb-13-97 02:05P Brad Johnson
612-934-5472
LOTUS
H.EALTY SERVICES
February 12, 1997
TO'
Bob Generous
FROM:
Brad Johnson
RE.
Subd 94-7. Lake Ann Highlands
We have continued to proceed with the development of the above plat RD 1 has entered
into a agreement to purchase the property subject to a change in the plat and zoning to
PUD. Should the RDI proposal not be approved we will move forward with the above
subdivision. We are requesting a one-year extension for filing of the plat
Thank you
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