CC Report 4-25-05
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952.227.1100
Fax 952.227.1110
Building Inspections
Phone: 952.227.1180
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
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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 REQUIRED
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
permanent storm water management system requirements (NPDES Permit
MN R100001, Section C, Subsection 1D, 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 storm water basin and dewatering activities shall be
The City of Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to 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
and proposed flared end inlets to the storm watc-r pond and the outlet of the pond on the east
side of Hwy 101.
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 permanent 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 storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent 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 II 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 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.
This condition still applies.
11. Fire Marshal conditions:
a. No burning permits 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 transformer 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 Yz" 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
acti vities will be replaced at a rate of 2: 1 diameter inches.
f. All 21 trees shall be planted within the proposed development. f.. revised landscape plan
will be required prior to final approval.
This condition has been partially met.
g. A landscape buffer shall be planted along Hwy. 101 and include, at a minimum, 5
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.
1. 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.
1. 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 form 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.
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 stormwater pond after enlargements have
been completed.
This condition still applies.
21. Prior to final platting, storm sewer design data will need to be submitted for staff review.
The storm sewer will have to be designed for a lO-year, 24-hour storm 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
storm drainage system including ponds and drainage swales up to the 100-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 watermain 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 storm 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 storm sewer to the existing stormwater pond off the southeasterly corner of the site for
treatment. The applicant will be required to clean the existing stormwater 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. Storm
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 storm drainage system including ponds and drainage
swales up to the 100-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 watermain along the east side of the site and looped with the
watermain in Fox Hollow Drive. The sanitary sewer and watermains 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 watermain 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 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary
sewer and watermain 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 form 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, 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 60-foot wide cul-de-sac radius. Staff is in favor of the applicant's proposal for
this right-of-way variance.
Surface Water Management Fees
Water Quality 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 Quantity 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 storm water ponding areas for runoff storage. Single-
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 Credits
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
Fox Den - Planning Case No. 05-08
April 25, 2005
Page 9
COMPREHENSIVE TRAIL PLAN
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Three of the six lots (4, 5 and 6) have direct access to a section ofthe 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 of trees 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 Required Proposed
Hwy. 101 - bufferyard B 5 overstory trees 4 existing ash trees
- 20' width 7 understory trees 4 overstory trees
240' length 12 shrubs 3 evergreen 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. Staff recommends
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 permit 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 10 1, 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, Blk 1 15,015 10 1 @ front setback line 166.5 30, 10, 30
L 4, 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
L 6, 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 permanent storm water
management system requirements (NPDES Permit MN RlO0001, Section C, Subsection 1D,
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 pre approved method should be used for dewatering.
The flow route, distance to receiving waters and name of receiving waters of the storm 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 ofthe 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 permanent 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 storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent 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 permits 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 transformer 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 2 112" 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.
1. 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 Dri ve.
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 form 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 stormwater pond after enlargements have
been completed.
20. Drainage and utility easements will need to be dedicated on the final plat over the public
storm drainage system including ponds and drainage swales up to the 100-year flood level.
The minimum easement width shall be 20 feet wide.
21. A minimum 20-foot wide easement will be required over the watermain 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
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