CK-Transmittal 01-06-2014CITY OF CHANHASSEN
PLANNING DEPARTMENT
7700 Market Boulevard
P.O. Box 147
CHANHASSEN, MN 55317
(952) 227 -1100 FAX (952) 227 -1110
TO: Campbell Knutson, PA
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, MN 55121
WE ARE SENDING YOU
❑ Shop drawings
❑ Copy of letter
LETTER OF TRANSMITTAL
DATE JOB NO.
1/6/14 2013 -08
ATTENTION
Carole Hoeft
RE:
Document Recording
® Attached ❑ Under separate cover via the following items:
❑ Prints ❑ Plans ❑ Samples ❑ Specifications
❑ Change Order ❑ Pay Request ❑
COPIES
DATE
NO.
DESCRIPTION
1
8/12/13
13 -08
Site Plan Agreement 2013 -08 (updated)
❑
Approved as noted
❑ Submit
copies for distribution
❑
As requested
❑
Returned for corrections
❑ Return
corrected prints
❑
For review and comment
®
For Recording
THESE ARE TRANSMITTED as checked below:
❑
For approval
❑
Approved as submitted
❑ Resubmit
copies for approval
❑
For your use
❑
Approved as noted
❑ Submit
copies for distribution
❑
As requested
❑
Returned for corrections
❑ Return
corrected prints
❑
For review and comment
®
For Recording
❑
FORBIDS DUE
❑
PRINTS RETURNED AFTER
LOAN TO US
REMARKS Carole - Per our discussion, attached is the updated city- executed version of the site plan agreement for
Bluff Creek Cottages. Please replace the developer's signature page and the mortgage holder consent to site plan
agreement page with the executed documents already in your posession. Also, please modify the page number on the
developer's signature page from SP -9 to SP -8, and modify the mortgage holder consent to site plan agreement page from
GC -1 to SP -9. Please call if you have any questions. Thanks!
COPY TO: Sharmeen AI -Jaff, Senior Planner
t
(952) 227 -1107
If enclosures are not as noted, kindly notify us at once.
CITY OF CHANHASSEN
SITE PLAN AGREEMENT 2013 -8
SPECIAL PROVISIONS
THIS AGREEMENT ( "Site Plan Agreement ") dated August 12, 2013, by and between the
CITY OF CHANHASSEN, a Minnesota municipal corporation (the "City"), and Bluff Creek
Senior Housing, LLC., a Corporation under the laws of the State of Minnesota (the 'Developer ").
1. Request for Site Plan Approval. The Developer has asked the City to approve a
site plan for construction of a 13,700 square -foot continuing care retirement facility (Bluff Creek
Senior Cottages), Planning Case 2013 -08 (referred to in this Site Plan Agreement as the "Project ").
The land is legally described in the attached Exhibit A.
2. Conditions of Site Plan Approval. The City hereby approves the site plan on
condition that the Developer enters into this Site Plan Agreement and furnishes the security
required by it.
3. Development Plans. The project shall be developed and maintained in accordance
with the following plans. The plans shall not be attached to this Contract. If the plans vary from the
written terms of this Permit, the written terms shall control. The plans are:
Plan A: (1 of 11) Boundary Survey dated Received June 14, 2013, prepared by Sathre Bergquist, Inc.
Plan B: (2 of 18) Title Sheet dated Received June 14, 2013, prepared by BCE Consultant, LLC.
Plan C: (3 of 11) Final Site Plan dated Received June 14, 2013, prepared by BCE Consultant, LLC.
Plan D: (4 of 11) Grading / Erosion Control Plan dated Received June 14, 2013, prepared by BCE
Consultant, LLC.
Plan E: (5 of 11) Bluff Exhibit dated Received June 14, 2013, prepared by BCE Consultant, LLC.
Plan F: (6 of 11) Preliminary Utility Plan dated Received June 14, 2013, prepared by BCE Consultant,
LLC.
Plan G: (7 of 11) Civil Details dated Received June 14, 2013, prepared by BCE Consultant, LLC.
SP -1
Plan H: (8 of 11) Landscaping Plan dated Received June 14, 2013, prepared by BCE Consultant, LLC.
Plan I: (9 of 11) Floor Plan dated Received June 14, 2013, prepared by 292 Design Group.
Plan J: (10 of 11) Exterior Elevations dated Received June 14, 2013, prepared by 292 Design Group.
Plan K: (11 of 11) Rendering of the Exterior Elevation Received June 14, 2013, prepared by 292 Design
Group.
4. Time of Performance. The Developer shall install all required screening and
landscaping by July 31, 2015. The Developer may, however, request an extension of time from the
City. If an extension is granted, it shall be conditioned upon updating the security posted by the
Developer to reflect cost increases and the extended completion date.
5. Security. To guarantee compliance with the terms of this Site Plan Agreement, the
Developer shall famish the City with a letter of credit from a bank, cash escrow, or equivalent
( "security') in the amount of $90,710.00. This amount has been calculated at a rate of 110% of the
actual value of improvement (landscaping, erosion control, utility extension, etc.). The City will
release the security posted in accordance with the City Code.
6. Notices. Required notices to the Developer shall be in writing, and shall be either
hand delivered to the Developer, its employees or agents, or mailed to the Developer by registered
mail at the following address:
Dave Pokomey
Community Asset Development Group
1110 Yellow Brick Road
Chaska, Mn 55318
612 - 703 -5709
Notices to the City shall be in writing and shall be either hand delivered to the City Manager, or
mailed to the City by registered mail in care of the City Manager at the following address:
Chanhassen City Hall, 7700 Market Boulevard, P.O. Box 147, Chanhassen, Minnesota 55317,
Telephone (952) 227 -1100.
7. Other Special Conditions. On August 12, 2013, the City Council adopted the
following motion:
"The City Council approves The site plan consisting of a 13,700 square -foot continuing care
retirement facility, Planning Case 2013 -08 for Bluff Creek Cottages as shown in plans dated
received June 13, 2013, and including the attached Findings of Fact and Recommendation, subject
to the following conditions:
Building_ Official Conditions:
1. The proposed structure is required to have an automatic fire extinguishing system.
SP -2
2. All plans must be prepared and signed by design professionals licensed in the State of
Minnesota. A geotechnical (soil evaluation) report is required.
3. Designs /plans for retaining wall(s) exceeding four feet in height must be prepared and
signed by a structural engineer.
4. Detailed building code- related requirements have not been reviewed; this will take place
when complete structural /architectural plans are submitted.
5. Structures and site must meet Minnesota Accessibility Code.
6. The owner and /or their representative shall meet with the Inspections Division as soon as
possible to discuss plan review and permit procedures.
Fire Marshal Conditions:
1. Add one hydrant at the intersection of Pioneer Trail and the entrance road.
2. In addition to 12 -inch address numbers on the building, address numbers will be required
at the driveway entrance. Contact Chanhassen Fire Marshal for requirements.
3. A PIV, Post indicator valve will be required.
4. Yellow painted curbing and "No Parking Fire Lane" signs are required. Contact
Chanhassen Fire Marshal for details.
5. City Engineer shall verify that the purposed fire apparatus turnaround is sufficient.
6. A three -foot clear space must be maintained around fire hydrant(s).
Planning Conditions:
1. All rooftop and ground equipment must be screened from views.
2. Approval of the site plan application is contingent upon approval of the rezoning and
conditional use permit for Planning Case 2013 -08.
3. The monument sign may not exceed 24 square feet in area nor be higher than 5 feet. The
sign shall be located 10 feet from the property line.
4. Sign illumination and design shall comply with ordinance. If illuminated, the letters shall
be backlit and use individual dimension letters, at least one -half inch deep. The sign
materials shall be compatible with the building. The applicant must apply for a sign
permit.
5. The trash enclosure for the building has not been shown on the plans. The structure must be
screened from views and constructed of the same materials as the building. Recycling
space and other solid waste collection space should be contained within the same
enclosure as the trash.
SP -3
6. Light levels for site lighting shall be no more than one -half foot candle at the project
perimeter property line. This does not apply to street lighting. Light fixtures shall be
downcast and the light shall be cut off at a 90- degree angle as required by the city code.
All fixtures shall be shielded.
Park and Trail Conditions:
Park fees in the amount of $12,000 shall be collected as part of the site plan permit.
Engineering Conditions:
An agreement must be obtained from MnDOT and Carver County to allow the driveway
to connect to Pioneer Trail (County Road 14) and to allow construction of private utilities
in the right -of -way.
2. The applicant must apply for and receive a NPDES construction permit prior to any earth -
disturbing activity.
3. The applicant must prepare a SWPPP consistent with the NPDES construction permit
requirements (Part III) and submit this SWPPP to the city for review and comment.
4. The construction of the bioretention area shall be phased such that it is not disturbed until
after the rest of the site has been graded. The plans shall be amended to reflect this and
perimeter control shall be installed that will prevent the operation of equipment and the
stockpiling of materials in this area.
5. Sediment control Best Management Practices shall remain in place around the
bioretention basin until the area tributary to the basin is stabilized.
6. Inlet protection shall be installed on the double catch basin on Pioneer Trail located
downstream of the site prior to commencement of earth - disturbing activities. Inlet
protection shall be installed on all catch basins and curb cuts interior to the site after
installation until final stabilization is met.
All outfalls, including the curb cut, shall be stabilized within 24 hours of connection.
8. The rip rap for the curb cut shall extend, uninterrupted, to the normal water level of the
proposed pond (905.0').
9. The geotextile fabric shall have a permittivity value of 0.5 or higher.
10. The plans must be signed by a registered engineer.
11. Ten -foot drainage and utility easements are required over all public utilities.
12. An existing topography plan sheet must be included in the plan set.
13. The grading plans must be amended so that no slopes exceed 3:1.
SP -4
14. The developer's engineer must submit a soils report and boring log for this site indicating
the soil conditions, permeability and slope.
15. The plans must show the elevations at the corners of the proposed building and where the
building foundation is acting as a retaining wall.
16. The plans must identify any stockpile areas that will be used during construction.
17. The developer's engineer must call out the 6 -foot retaining wall around the "outdoor
space" in the plans and include top and bottom of wall elevations.
18. The following materials are prohibited for retaining wall construction: smooth face,
poured -in -place concrete (stamped or patterned concrete is allowed), masonry, railroad
ties or timber. Walls taller than 6 feet shall not be constructed with boulder rock.
19. The developer's engineer must adjust grading at the face of the east retaining wall to
create a swale so water will flow away from both the wall and the building.
20. The retaining walls shall be privately owned and maintained.
21. All retaining walls over six feet high and within 10 feet of a sidewalk or other public way
must have a fence or other barrier. This condition includes the areas where the building
foundation will act as a retaining wall.
22. Before vehicles enter Pioneer Trail, the driveway must provide a landing area that starts
at least 50 feet back from the crosswalk and is at a 2% maximum grade.
23. The parking lot aisle must be 26 feet wide.
24. The turnaround must allow enough room for a fire truck to turn and exit the parking lot
without going through the parking spaces. Approved turnarounds include a 100 -foot
hammerhead and a 70 -foot diameter cul -de -sac.
25. The plans are amended to read "Assumed wetland boundary — area not delineated per
1987 Corps Manual."
26. The 894' contour is the assumed wetland boundary for purposes of determining buffer
and setbacks.
27. Wetland buffer shall be shown to measure twenty (20) feet as is consistent with a Manage
2 wetland. The setback from this buffer shall then be thirty (30) feet.
28. That portion of the property containing the Bluff Creek Primary Zone and the tributary to
Bluff Creek is dedicated to the city as per discussion with applicant and city staff.
29. The model shall be amended to show that the peak discharge rate at the curb cut is no
greater than 3.0 cfs during the 25 -year storm event. If this cannot be achieved, the
applicant is strongly encouraged to use pipe to convey stormwater runoff.
30. An operations and maintenance manual shall be provided to the city for review and
approval and shall cover the bioretention feature and the swale inlet into the pond.
SP -5
31. The outfall for the stormwater detention pond shall be pulled away from the wetland such
that there is adequate room to install all rip rap without any disturbance below the 894'
contour. If practicable to do so, the outfall shall be pulled entirely outside of the wetland
buffer area.
32. The bioretention feature shall be designed in a manner consistent with the Minnesota
Stormwater Manual "design criteria for bioretention".
33. A detailed plan for the bioretention feature, including phasing, soil amendments,
underdrain (if necessary) and planting schedule shall be provided to the city for review
and approval.
34. Percolation tests shall be performed in the bioretention area to determine infiltration rates.
The model shall be amended based upon these findings and provided to the city.
35. The bioretention feature shall be designed such that it drains within 48 hours.
36. Pretreatment shall be provided prior to discharge to the bioretention feature. This shall be
a grass swale consistent with the MN Stormwater Manual "Guidelines for filter strip pre-
treatment sizing", a forebay or a sump manhole at least three feet in depth.
37. The applicant must receive permission from Carver County for the proposed runoff
condition into Pioneer Trail, and provide a spread and run calculation to show that the
proposed catch basin will capture the ten -year event or otherwise design the storm sewer
to capture this event.
38. The applicant is responsible for all other permits and approvals.
39. The developer's engineer must show the detailed lift station design and location in the
plans.
40. The City of Chaska must approve the sanitary sewer plans.
41. The sanitary sewer and watermain shall be privately owned and maintained.
42. A plan sheet is required to show the watermain extension from the driveway to the
connection to Chanhassen's watermain system.
43. The watermain that is parallel to Pioneer Trail must be 8 inches for fire flow conditions.
44. The developer's engineer shall model the watermain extension for fire flow demand to
the development to ensure the watermain pipe size is adequate.
45. Fire hydrants are required every 400 feet, and gate valves are required every 800 feet.
46. This property has outstanding assessments from previous improvement projects that were
deferred due to the property's Green Acres status. Altering the zoning for this property
will cause the assessments to come due.
47. Water and sewer trunk and hook -up fees are to be collected with the development
contract.
►' .
48. A permit is required for any work within the MnDOT or Carver County right -of -way.
49. A temporary construction easement will be required for the installation of utilities within
road right -of -way.
Miscellaneous Conditions:
The applicant shall work with staff on minor plan modifications."
8. General Conditions. The general conditions of this Site Plan Agreement are
attached as Exhibit 'B" and incorporated herein.
CITY OF CHANHASSEN
IC
(SEAL)
AND:
STATE OF MINNESOTA )
ss
COUNTY OF CARVER )
A. Fury Mayor
Gerhardt, City Manager
The foregoing instrument was acknowledged before me this G?l'day o 201
by Tom Furlong, Mayor, and by Todd Gerhardt, City Manager, of the Ci of Chan sen, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted
by its City Council.
cam-/
OTARY MBLIC
KAREN d. ENGE HAP
3. c Notary Public- Minnesota T T
�O+'i;;;; : `� My cornmisslon Expires Jan 31, 2075
SP-7
DEVELOPER: Community Asset Development Group
C
STATE OF MINNESOTA )
) ss
COUNTY OF
The foregoing instrument was acknowledged before me this day of
2013, by , a Corporation under the laws of the State of
Minnesota, on behalf of the company.
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
(952)227 -1100
ffm
NOTARY PUBLIC
MORTGAGE HOLDER CONSENT
TO
SITE PLAN AGREEMENT
which holds a mortgage on the subject property, the development of which is governed by the
foregoing Site Plan Agreement, agrees that the Site Plan Agreement shall remain in full force and
effect even if it forecloses on its mortgage.
Dated this day of 2013.
STATE OF MINNESOTA )
) ss
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2013, by
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
(952) 227 -1100
SP -9
NOTARY PUBLIC
CITY OF CHANHASSEN
SITE PLAN AGREEMENT
EXHIBIT "B"
GENERAL CONDITIONS
1. Right to Proceed. Within the site plan area, the Developer may not grade or otherwise
disturb the earth, remove trees, construct improvements, or any buildings until all the following
conditions have been satisfied: 1) Site Plan 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
Site Plan Agreement has been recorded with the County Recorder's and Registrar of Titles' Offices
of the County where the project is located, and 4) the City Planner has issued a letter that the
foregoing conditions have been satisfied and then the Developer may proceed.
2. Maintenance of site. The site shall be maintained in accordance with the approved site
plan. Plants and ground cover required as a condition of site plan approval which die shall be
promptly replaced.
3. License. The Developer hereby grants the City, its agents, employees, officers and
contractors a license to enter the plat to perform all work and inspections deemed appropriate by the
City in conjunction with site plan development.
4. Erosion Control. Before the site is rough graded, and before any building permits are
issued, the erosion control plan, Plan D, shall be implemented, 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 or supplementary instructions received from the City, the City
may take such action as it deems 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 rights or obligations hereunder. No development
will be allowed and no building permits will be issued unless there is full compliance with the
erosion control requirements. Erosion control shall be maintained until vegetative cover has been
restored. After the site has been stabilized to where, in the opinion of the City, there is no longer a
need for erosion control, the City will authorize removal of the erosion control measures.
5. Clean up. The Developer shall maintain a neat and orderly work site and shall daily clean,
on and off site, dirt and debris, including blowing materials, from streets and the surrounding area
that has resulted from construction work by the Developer, its agents or assigns.
6. Warranty. All trees, grass, and sod required in the approved Landscaping Plan, Plan C,
shall be warranted to be alive, of good quality, and disease free at the time of planting. All trees
shall be warranted for twelve (12) months from the time of planting. The City shall retain $3,180.00
of the posted security for landscaping for twelve (12) months following planting to secure the
warranties. Provided the landscaping is in the condition required herein following such twelve (12)
GC -1
month period, the City shall release the remaining security to Developer within ten (10) business
days of request therefore.
7. Responsibility for Costs.
A. The Developer shall hold the City and its officers and employees harmless from
claims made by itself and third parties for damages sustained or costs incurred resulting from site
plan 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.
B. The Developer shall reimburse the City for costs incurred in the enforcement of this
Permit, including engineering and attorneys' fees.
C. The Developer shall pay in full all bills submitted to it by the City for obligations
incurred under this Permit within thirty (30) days after receipt. If the bills are not paid on time, the
City may halt all plat development work and construction. Bills not paid within thirty (30) days
shall accrue interest at the rate of 8% per year.
8. Developer's Default. In the event of default by the Developer 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, provided the Developer is first
given notice of the work in default, not less than four (4) days in advance. This Site Plan Agreement
is a license for the City to act, and it shall not be necessary for the City to seek a Court 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.
9. Miscellaneous.
A. Construction Trailers. Placement of on -site construction trailers and temporary job
site offices shall be approved by the City Engineer. Trailers shall be removed from the subject
property within thirty (30) days following the issuance of a certificate of occupancy 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.
C. Third Parties. Third parties shall have no recourse against the City under this Permit.
D. Breach of Contract. Breach of the terms of this Permit by the Developer shall be
grounds for denial of building permits.
E. Severability. If any portion, section, subsection, sentence, clause, paragraph, or
phrase of this Permit is for any reason held invalid, such decision shall not affect the validity of the
remaining portion of this Site Plan Agreement.
GC -2
F. Occupancy. Unless approved in writing by the City Engineer, no one may occupy a
building for which a building permit is issued on either a temporary or permanent basis until the
streets needed for access have been paved with a bituminous surface and the utilities tested and
approved by the city.
G. Waivers /Amendments. The action or inaction of the City shall not constitute a
waiver or amendment to the provisions of this Site Plan Agreement. To be binding, amendments or
waivers shall be in writing, signed by the parties and approved by written resolution of the City
Council. The City s failure to promptly take legal action to enforce this Site Plan Agreement shall
not be a waiver or release.
H. Recording. This Site Plan Agreement shall run with the land and may be recorded
against the title to the property.
I. Remedies. Each right, power or remedy herein conferred 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 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.
J. Construction Hours. The normal construction hours under this Site Plan
Agreement shall be from 7:00 a.m. to 7:00 p.m. on weekdays, from 9:00 a.m. to 5:00 p.m. on
Saturdays, with no such activity allowed on Sundays or any recognized legal holidays. Operation of
all internal combustion engines used for construction or dewatering purposes beyond the normal
working hours will require City Council approval.
K. 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 site plan process for each lot. This shall
be done prior to the issuance of a Grading Permit. 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.
L. Compliance with Laws. Ordinances, and Regulations. In the development of the
property pursuant to this Site Plan Agreement, the Developer shall comply with all laws,
ordinances, and regulations of the following authorities to the extent any of the same have
jurisdiction over the property's development:
1. City of Chanhassen;
2. State of Minnesota, its agencies, departments and commissions;
3. United States Army Corps of Engineers;
4. Watershed District;
5. Metropolitan Government, its agencies, departments and commissions.
GC -3
M. Proof of Title. Upon request, the Developer shall furnish the City with evidence
satisfactory to the City that it has the authority of the fee owners and contract for deed purchasers
too enter into this Site Plan Agreement.
N. Soil Conditions. The Developer acknowledges that the City makes no
representations or warranties as to the condition of the 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, 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.
O. Soil Correction. The Developer shall be responsible for soil correction work on the
property. The City makes no representation to the Developer concerning the nature of suitability of
soils nor the cost of correcting any unsuitable soil conditions which may exist.
GC -4