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CC Staff Report 17-07CITY COUNCIL STAFF REPORT Monday, February 12, 2018 Subject Mission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans & Specifications Section CONSENT AGENDA Item No: D.13. Prepared By Sharmeen AlJaff, Senior Planner; George Bender, Assistant City Engineer File No: PC 201707 PROPOSED MOTION “The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plans dated received December 22, 2017, subject to the conditions of approval in the staff report; and The Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; and The Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.” Council approval requires a Simple Majority Vote of members present. SUMMARY Final Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, and southwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available to the site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory senior housing building with a daycare and eight (8) twin home buildings. CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings. BACKGROUND On May 8, 2017, the Chanhassen City Council adopted the following motion: Subdivision “The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rd Addition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact and Recommendation,subject to the following conditions: Park and Trail Conditions 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000. Unit Type No. of Units Amount Total Independent Apartments 100 $3,800/unit $380,000 Assisted/Memory Care Apartments 36 $500/bed $18,000 Rental Twin Homes 16 $5,000 each $80,000 Total $478,000 Finding:This condition still applies. Engineering Conditions : 1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat. Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.” 2. The applicant must prepare an operations and maintenance plan that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity. Finding : This condition has been modified to read “The applicant must prepare an operations and maintenance plan that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity.This plan must be approved by the Water Resources Coordinator.” 3. The applicant must enter into a maintenance agreement with the city and record that agreement against the property. Finding : This condition still applies. 4. The applicant must dedicate public drainage and utility easements over the private BMPs. Finding : This condition still applies. Planning Conditions: 1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit (LUP) resolution and Site Plan application.” Finding : This condition has been met. The final plat contains one lot which is consistent with the preliminary plat. FINAL PLAT The applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior living CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLAT The applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior living apartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use District and is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water are available to the site. Access to the parcel will be gained off of 86 th Street. The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontage on a public street.” The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street. The subdivision request is a relatively straightforward action and staff is recommending approval with conditions. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. SITE CONSTRAINTS Wetland Protection The City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of any wetlands on the subject property.A review of historic aerial photographs and onsite observations supports the conclusion that there are no wetlands on the subject property. Bluff Protection There are no bluffs on the property. Shoreland Management A significant portion of the subject property lies within the shoreland district for Lake Susan.The development was required to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50% preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimum standards for stormwater management and erosion prevention.A stormwater management plan and an erosion prevention and sediment control plan have been provided.By meeting the requirements of the City and the Watershed District, the applicant will have satisfied the DNR standards. CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLATThe applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior livingapartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use Districtand is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water areavailable to the site. Access to the parcel will be gained off of 86 th Street.The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by thezoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontageon a public street.”The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street.The subdivision request is a relatively straightforward action and staff is recommending approval with conditions.Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the ZoningOrdinance.SITE CONSTRAINTSWetland ProtectionThe City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of anywetlands on the subject property.A review of historic aerial photographs and onsite observations supports theconclusion that there are no wetlands on the subject property.Bluff ProtectionThere are no bluffs on the property.Shoreland ManagementA significant portion of the subject property lies within the shoreland district for Lake Susan.The development wasrequired to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50%preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimumstandards for stormwater management and erosion prevention.A stormwater management plan and an erosion prevention and sediment control plan have been provided.By meeting the requirements of the City and the Watershed District, the applicant will have satisfied the DNR standards. Floodplain Overlay This property does not lie within a floodplain. Bluff Creek Overlay This property does not lie within the Bluff Creek Overlay District. SITE GRADING:DRAINAGE The Stormwater Pollution Prevention Plan (SWPPP) breaks down the planned individual drainage areas across the site.The site has five filtration basins that receive the site drainage from the buildings, parking areas, private streets, and open spaces.Generally the site is planned to drain towards the north to 86 th Street and to the south to the right ofway (ROW) for MN TH 212.The side slopes on the western and southern sides match into Carver County’s ROW for CSAH 101 and the MnDOT ROW for TH 212, respectively. The stormwater is treated through the filtration basins.Filtration Basin #5 on the northernmost portion of the parcel connects a small drain tile to the city’s stormwater drainage system at the intersection of 86 th and Great Plains Boulevard (CSAH 101).Filtration Basin #1 has an outlet structure designed to overflow stormwater from the basin to the pipe on the southern boundary of the site that connects to the MnDOT stormwater system for TH 212.Filtration Basin #2 also discharges to the same stormwater pipe on the southern side of the site that connects to MnDOT’s system. Stormwater is collected by two underground tanks prior to conveyance into Filtration Basins #1 and #2 for water reuse purposed for site irrigation. The proposed plan provides for onsite treatment for the stormwater except where the side slopes match in to the MnDOT and County rightofway. Any stormwater discharge to MnDOT’s system or work within their rightofway will require meeting their conditions of approval and completion of their permit requirements. Any stormwater discharge to Carver County’s system or work within their rightofway will require meeting their conditions of approval and completion of their permit requirements. SITE GRADING:EROSION PREVENTION AND SEDIMENT CONTROL An erosion control plan consistent with Section 19145 of city code has been included in the construction plans.This development exceeds the threshold for the NPDES Construction Permit.The NPDES construction permit must be granted to the applicant prior to any earthdisturbing activities. Stockpile locations shall be planned and indicated on the grading and erosion control plan sheets or the SWPPP. RETAINING WALLS The developer is proposing two retaining walls on the site.One is in the southwestern portion of the site adjacent to the west end of the main building, and the other is located on the north end of the site adjacent to the twin home nearest to Filtration Basin #5. The following materials are prohibited for retaining wall construction:smooth face, pouredinplace concrete (stamped or patterned is acceptable), masonry, railroad ties and timber.Walls taller than six feet shall not be constructed with boulder rock.Any wall taller than four feet must be designed by a professional engineer licensed in the state of Minnesota. The southern wall is approximately 110 feet long, with a maximum height of 3.2 feet. The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet.This wall wraps around the northernmost twin home, running between the home and Infiltration Basin #5. TRAFFIC STUDY CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLATThe applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior livingapartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use Districtand is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water areavailable to the site. Access to the parcel will be gained off of 86 th Street.The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by thezoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontageon a public street.”The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street.The subdivision request is a relatively straightforward action and staff is recommending approval with conditions.Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the ZoningOrdinance.SITE CONSTRAINTSWetland ProtectionThe City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of anywetlands on the subject property.A review of historic aerial photographs and onsite observations supports theconclusion that there are no wetlands on the subject property.Bluff ProtectionThere are no bluffs on the property.Shoreland ManagementA significant portion of the subject property lies within the shoreland district for Lake Susan.The development wasrequired to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50%preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimumstandards for stormwater management and erosion prevention.A stormwater management plan and an erosionprevention and sediment control plan have been provided.By meeting the requirements of the City and the WatershedDistrict, the applicant will have satisfied the DNR standards.Floodplain OverlayThis property does not lie within a floodplain.Bluff Creek OverlayThis property does not lie within the Bluff Creek Overlay District.SITE GRADING:DRAINAGEThe Stormwater Pollution Prevention Plan (SWPPP) breaks down the planned individual drainage areas across thesite.The site has five filtration basins that receive the site drainage from the buildings, parking areas, private streets,and open spaces.Generally the site is planned to drain towards the north to 86 th Street and to the south to the rightofway (ROW) for MN TH 212.The side slopes on the western and southern sides match into Carver County’sROW for CSAH 101 and the MnDOT ROW for TH 212, respectively.The stormwater is treated through the filtration basins.Filtration Basin #5 on the northernmost portion of the parcelconnects a small drain tile to the city’s stormwater drainage system at the intersection of 86 th and Great PlainsBoulevard (CSAH 101).Filtration Basin #1 has an outlet structure designed to overflow stormwater from the basin tothe pipe on the southern boundary of the site that connects to the MnDOT stormwater system for TH 212.FiltrationBasin #2 also discharges to the same stormwater pipe on the southern side of the site that connects to MnDOT’ssystem.Stormwater is collected by two underground tanks prior to conveyance into Filtration Basins #1 and #2 for waterreuse purposed for site irrigation.The proposed plan provides for onsite treatment for the stormwater except where the side slopes match in to theMnDOT and County rightofway.Any stormwater discharge to MnDOT’s system or work within their rightofway will require meeting their conditionsof approval and completion of their permit requirements.Any stormwater discharge to Carver County’s system or work within their rightofway will require meeting theirconditions of approval and completion of their permit requirements.SITE GRADING:EROSION PREVENTION AND SEDIMENT CONTROLAn erosion control plan consistent with Section 19145 of city code has been included in the construction plans.Thisdevelopment exceeds the threshold for the NPDES Construction Permit.The NPDES construction permit must begranted to the applicant prior to any earthdisturbing activities. Stockpile locations shall be planned and indicated on thegrading and erosion control plan sheets or the SWPPP.RETAINING WALLSThe developer is proposing two retaining walls on the site.One is in the southwestern portion of the site adjacent tothe west end of the main building, and the other is located on the north end of the site adjacent to the twin homenearest to Filtration Basin #5.The following materials are prohibited for retaining wall construction:smooth face, pouredinplace concrete(stamped or patterned is acceptable), masonry, railroad ties and timber.Walls taller than six feet shall not beconstructed with boulder rock.Any wall taller than four feet must be designed by a professional engineer licensed inthe state of Minnesota.The southern wall is approximately 110 feet long, with a maximum height of 3.2 feet.The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet.This wall wraps aroundthe northernmost twin home, running between the home and Infiltration Basin #5. TRAFFIC STUDY The developer commissioned a traffic study to determine what impacts the proposed development would create compared with not developing the land.The results of the study show that the intersections of CSAH 101 and Lake Susan Drive, CSAH 101 and West 86th Street, and West 86th Street and Mission Hills Drive would have a negligible change in Level of Service, and all the studied intersections would function at acceptable levels. The city has been contacted by the Mission Hills Gardens Homeowners Association.This HOA is located nearby on the north side of West 86th Street.The two letters staff has received are included in this report.From these letters and a discussion with their VicePresident, the HOA’s main concern is with not an increase in delay from traffic, but the safety of the left turn from West 86th Street onto the CSAH 101 intersection design as it exists today. CSAH 101 is a county road, and for that reason Carver County has jurisdiction over any changes to the intersection of CSAH 101 and West 86th Street.City staff has contacted the county to notify them of the residents’ concern in the area.From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 & West 86th Street within the past five years; therefore, it may not be a high priority for a county safety improvement project. Staff also received notice that residents were concerned about the visibility around West 86th Street curves when cars are parked on that street.The developer’s traffic engineer indicated that the proposed development is not expected to generate additional parking on West 86th Street due to three onsite parking lots.Staff has followed up on this issue outside of the development review process.The followup resulted in the City Council approving a “No Parking” ordinance for a portion of West 86th Street at the February 23, 2015 meeting. STREETS The proposed plan consists of two private streets, Oriole Lane and Oriole Drive, to provide access to the eight twin homes and the main building and parking lots. Staff had multiple discussions with the developer regarding the naming of the streets.There is already a street named Oriole Avenue in the city.The developer has previously agreed to modify the street names to Aldrich Lane and Aldrich Drive.These streets shall be renamed as a condition of approval . The developer’s engineer must submit documentation that the street pavement meets a 7ton design. The developer shall incorporate the recommendations from the traffic study into their design: Special consideration should be made to limit any sight distance impacts from future structures, landscaping and signing. When designing internal traffic controls, incorporate improvements based on guidelines established in the MUTCD.In particular, it is important to identify traffic controls at intersections between internal roadways/driveways to minimize vehicular conflicts and driver confusion. Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiate internal roadways. The raised median has been modified at the West 86th Street/Mission Hills Drive intersection and restriping along West 86th Street was addressed to help delineate the travel/turn lanes. PARKING & WALKWAYS The site plan includes two parking lots for the main building and a small parking lot for the twin homes.The parking lot aisle of the twin home is 24 feet wide; either the aisle must be revised to 26 feet, or the parking spaces must be 20 feet long.The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet. The plan set includes turning movements for a fire truck to navigate the medians for entry access to the main building. The driveways entering the parking lots for the main building appear to accommodate the fire truck turning movement. The plans include sidewalks and trails throughout the property.Trails and sidewalks must be constructed per the most current city standard detail plates and specification.The pedestrian ramps shall meet ADA requirements. CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLATThe applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior livingapartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use Districtand is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water areavailable to the site. Access to the parcel will be gained off of 86 th Street.The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by thezoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontageon a public street.”The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street.The subdivision request is a relatively straightforward action and staff is recommending approval with conditions.Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the ZoningOrdinance.SITE CONSTRAINTSWetland ProtectionThe City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of anywetlands on the subject property.A review of historic aerial photographs and onsite observations supports theconclusion that there are no wetlands on the subject property.Bluff ProtectionThere are no bluffs on the property.Shoreland ManagementA significant portion of the subject property lies within the shoreland district for Lake Susan.The development wasrequired to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50%preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimumstandards for stormwater management and erosion prevention.A stormwater management plan and an erosionprevention and sediment control plan have been provided.By meeting the requirements of the City and the WatershedDistrict, the applicant will have satisfied the DNR standards.Floodplain OverlayThis property does not lie within a floodplain.Bluff Creek OverlayThis property does not lie within the Bluff Creek Overlay District.SITE GRADING:DRAINAGEThe Stormwater Pollution Prevention Plan (SWPPP) breaks down the planned individual drainage areas across thesite.The site has five filtration basins that receive the site drainage from the buildings, parking areas, private streets,and open spaces.Generally the site is planned to drain towards the north to 86 th Street and to the south to the rightofway (ROW) for MN TH 212.The side slopes on the western and southern sides match into Carver County’sROW for CSAH 101 and the MnDOT ROW for TH 212, respectively.The stormwater is treated through the filtration basins.Filtration Basin #5 on the northernmost portion of the parcelconnects a small drain tile to the city’s stormwater drainage system at the intersection of 86 th and Great PlainsBoulevard (CSAH 101).Filtration Basin #1 has an outlet structure designed to overflow stormwater from the basin tothe pipe on the southern boundary of the site that connects to the MnDOT stormwater system for TH 212.FiltrationBasin #2 also discharges to the same stormwater pipe on the southern side of the site that connects to MnDOT’ssystem.Stormwater is collected by two underground tanks prior to conveyance into Filtration Basins #1 and #2 for waterreuse purposed for site irrigation.The proposed plan provides for onsite treatment for the stormwater except where the side slopes match in to theMnDOT and County rightofway.Any stormwater discharge to MnDOT’s system or work within their rightofway will require meeting their conditionsof approval and completion of their permit requirements.Any stormwater discharge to Carver County’s system or work within their rightofway will require meeting theirconditions of approval and completion of their permit requirements.SITE GRADING:EROSION PREVENTION AND SEDIMENT CONTROLAn erosion control plan consistent with Section 19145 of city code has been included in the construction plans.Thisdevelopment exceeds the threshold for the NPDES Construction Permit.The NPDES construction permit must begranted to the applicant prior to any earthdisturbing activities. Stockpile locations shall be planned and indicated on thegrading and erosion control plan sheets or the SWPPP.RETAINING WALLSThe developer is proposing two retaining walls on the site.One is in the southwestern portion of the site adjacent tothe west end of the main building, and the other is located on the north end of the site adjacent to the twin homenearest to Filtration Basin #5.The following materials are prohibited for retaining wall construction:smooth face, pouredinplace concrete(stamped or patterned is acceptable), masonry, railroad ties and timber.Walls taller than six feet shall not beconstructed with boulder rock.Any wall taller than four feet must be designed by a professional engineer licensed inthe state of Minnesota.The southern wall is approximately 110 feet long, with a maximum height of 3.2 feet.The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet.This wall wraps aroundthe northernmost twin home, running between the home and Infiltration Basin #5.TRAFFIC STUDYThe developer commissioned a traffic study to determine what impacts the proposed development would createcompared with not developing the land.The results of the study show that the intersections of CSAH 101 and LakeSusan Drive, CSAH 101 and West 86th Street, and West 86th Street and Mission Hills Drive would have a negligiblechange in Level of Service, and all the studied intersections would function at acceptable levels.The city has been contacted by the Mission Hills Gardens Homeowners Association.This HOA is located nearby onthe north side of West 86th Street.The two letters staff has received are included in this report.From these lettersand a discussion with their VicePresident, the HOA’s main concern is with not an increase in delay from traffic, butthe safety of the left turn from West 86th Street onto the CSAH 101 intersection design as it exists today.CSAH 101 is a county road, and for that reason Carver County has jurisdiction over any changes to the intersectionof CSAH 101 and West 86th Street.City staff has contacted the county to notify them of the residents’ concern in thearea.From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 & West86thStreet within the past five years; therefore, it may not be a high priority for a county safety improvement project.Staff also received notice that residents were concerned about the visibility around West 86th Street curves when carsare parked on that street.The developer’s traffic engineer indicated that the proposed development is not expected togenerate additional parking on West 86th Street due to three onsite parking lots.Staff has followed up on this issueoutside of the development review process.The followup resulted in the City Council approving a “No Parking”ordinance for a portion of West 86th Street at the February 23, 2015 meeting.STREETSThe proposed plan consists of two private streets, Oriole Lane and Oriole Drive, to provide access to the eight twinhomes and the main building and parking lots. Staff had multiple discussions with the developer regarding the namingof the streets.There is already a street named Oriole Avenue in the city.The developer has previously agreed tomodify the street names to Aldrich Lane and Aldrich Drive.These streets shall be renamed as a condition ofapproval . The developer’s engineer must submit documentation that the street pavement meets a 7ton design.The developer shall incorporate the recommendations from the traffic study into their design:Special consideration should be made to limit any sight distance impacts from future structures, landscaping andsigning.When designing internal traffic controls, incorporate improvements based on guidelines established in theMUTCD.In particular, it is important to identify traffic controls at intersections between internalroadways/driveways to minimize vehicular conflicts and driver confusion.Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiateinternal roadways.The raised median has been modified at the West 86th Street/Mission Hills Drive intersection and restriping alongWest 86th Street was addressed to help delineate the travel/turn lanes.PARKING & WALKWAYSThe site plan includes two parking lots for the main building and a small parking lot for the twin homes.The parkinglot aisle of the twin home is 24 feet wide; either the aisle must be revised to 26 feet, or the parking spaces must be 20feet long.The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet.The plan set includes turning movements for a fire truck to navigate the medians for entry access to the main building.The driveways entering the parking lots for the main building appear to accommodate the fire truck turning movement.The plans include sidewalks and trails throughout the property.Trails and sidewalks must be constructed per the most current city standard detail plates and specification.The pedestrian ramps shall meet ADA requirements. WATER MAIN AND SANITARY SEWER MAIN: PRIVATE UTILITIES All water main and sanitary sewer main constructed in this project shall be privately owned and maintained and must meet the city’s requirements for public utilities.The plans call for 8inch C900 PVC water main and 8inch SDR 35 sanitary sewer main to connect to the services stubbed out in the city’s previous utility projects on West 86th Street. The water main crosses a draintile at approximately Station 7+92.This crossing must have an elevation separation of 18 inches. The current plan set shows an approximately 14foot drop at 90.28% at the connection to the existing sanitary sewer stub for the parcel.The design indicates the use of two elbows to adjust elevation of the sanitary sewer within the site.This elevation adjustment must be created with an inside drop within a sanitary manhole, per the City of Chanhassen standard detail plate. ASSESSMENTS This property was assessed and has paid in full for property assessments for the projects that constructed water main and sanitary sewer main under West 86th Street.Currently, no assessments are owed by this property. This parcel has paid the city for one water and sanitary service hookup.The existing hookups shall be used as a credit for the main building.All additional units must pay a water and sanitary service partial hookup fee at the time of final plat.The remaining hookup fees would be paid with the building permit. The developer shall work with the Building Department to determine the city SAC and WAC fees for the main building. STORMWATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required storm water management development standards. Section 19141 states that “these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features.”This site will be compliant with the City of Chanhassen’s MS4 permit.Part III D. 5 requires that new developments with a disturbance equal to, or greater than, one (1) acre must have no netincrease from predevelopment conditions of stormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP).The site will also be compliant with the NPDES Construction Permit. The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and be subject to their stormwater management rule. The developer must receive all necessary permits and approval from RPBCWD prior to being issued any permits by the city. The proposed best management practices will be privately owned by the property owner.However, as these will discharge to the city’s storm sewer system, the city is required to insure that these function as designed for their life.It is also required under the city’s MS4 permit that we have a mechanism in place to assure proper operations, maintenance and function of the practices.The applicant must provide an operations and maintenance plan to the city for review and approval.The applicant must provide access to city personnel, or their designees to inspect the practices and to require maintenance in the event it is not being adequately performed. This will be included as part of the development contract. The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so. The applicant shall provide justification for any deviations from the guidelines.For instance, it has been staff’s experience that filter socks around drain tile are prone to failure.The Minnesota Stormwater Manual recommends bedding the underdrain in #57 stone and using a choker course above the bedding. All basins must have pretreatment of water prior to entering the feature.For those areas where curb cuts serve as the inlet, riprap is an effective energy dissipation method reducing the risk of scour; however, it is an ineffective pretreatment method.The online Minnesota Stormwater Manual discusses a variety of pretreatment methods.The CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLATThe applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior livingapartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use Districtand is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water areavailable to the site. Access to the parcel will be gained off of 86 th Street.The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by thezoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontageon a public street.”The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street.The subdivision request is a relatively straightforward action and staff is recommending approval with conditions.Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the ZoningOrdinance.SITE CONSTRAINTSWetland ProtectionThe City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of anywetlands on the subject property.A review of historic aerial photographs and onsite observations supports theconclusion that there are no wetlands on the subject property.Bluff ProtectionThere are no bluffs on the property.Shoreland ManagementA significant portion of the subject property lies within the shoreland district for Lake Susan.The development wasrequired to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50%preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimumstandards for stormwater management and erosion prevention.A stormwater management plan and an erosionprevention and sediment control plan have been provided.By meeting the requirements of the City and the WatershedDistrict, the applicant will have satisfied the DNR standards.Floodplain OverlayThis property does not lie within a floodplain.Bluff Creek OverlayThis property does not lie within the Bluff Creek Overlay District.SITE GRADING:DRAINAGEThe Stormwater Pollution Prevention Plan (SWPPP) breaks down the planned individual drainage areas across thesite.The site has five filtration basins that receive the site drainage from the buildings, parking areas, private streets,and open spaces.Generally the site is planned to drain towards the north to 86 th Street and to the south to the rightofway (ROW) for MN TH 212.The side slopes on the western and southern sides match into Carver County’sROW for CSAH 101 and the MnDOT ROW for TH 212, respectively.The stormwater is treated through the filtration basins.Filtration Basin #5 on the northernmost portion of the parcelconnects a small drain tile to the city’s stormwater drainage system at the intersection of 86 th and Great PlainsBoulevard (CSAH 101).Filtration Basin #1 has an outlet structure designed to overflow stormwater from the basin tothe pipe on the southern boundary of the site that connects to the MnDOT stormwater system for TH 212.FiltrationBasin #2 also discharges to the same stormwater pipe on the southern side of the site that connects to MnDOT’ssystem.Stormwater is collected by two underground tanks prior to conveyance into Filtration Basins #1 and #2 for waterreuse purposed for site irrigation.The proposed plan provides for onsite treatment for the stormwater except where the side slopes match in to theMnDOT and County rightofway.Any stormwater discharge to MnDOT’s system or work within their rightofway will require meeting their conditionsof approval and completion of their permit requirements.Any stormwater discharge to Carver County’s system or work within their rightofway will require meeting theirconditions of approval and completion of their permit requirements.SITE GRADING:EROSION PREVENTION AND SEDIMENT CONTROLAn erosion control plan consistent with Section 19145 of city code has been included in the construction plans.Thisdevelopment exceeds the threshold for the NPDES Construction Permit.The NPDES construction permit must begranted to the applicant prior to any earthdisturbing activities. Stockpile locations shall be planned and indicated on thegrading and erosion control plan sheets or the SWPPP.RETAINING WALLSThe developer is proposing two retaining walls on the site.One is in the southwestern portion of the site adjacent tothe west end of the main building, and the other is located on the north end of the site adjacent to the twin homenearest to Filtration Basin #5.The following materials are prohibited for retaining wall construction:smooth face, pouredinplace concrete(stamped or patterned is acceptable), masonry, railroad ties and timber.Walls taller than six feet shall not beconstructed with boulder rock.Any wall taller than four feet must be designed by a professional engineer licensed inthe state of Minnesota.The southern wall is approximately 110 feet long, with a maximum height of 3.2 feet.The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet.This wall wraps aroundthe northernmost twin home, running between the home and Infiltration Basin #5.TRAFFIC STUDYThe developer commissioned a traffic study to determine what impacts the proposed development would createcompared with not developing the land.The results of the study show that the intersections of CSAH 101 and LakeSusan Drive, CSAH 101 and West 86th Street, and West 86th Street and Mission Hills Drive would have a negligiblechange in Level of Service, and all the studied intersections would function at acceptable levels.The city has been contacted by the Mission Hills Gardens Homeowners Association.This HOA is located nearby onthe north side of West 86th Street.The two letters staff has received are included in this report.From these lettersand a discussion with their VicePresident, the HOA’s main concern is with not an increase in delay from traffic, butthe safety of the left turn from West 86th Street onto the CSAH 101 intersection design as it exists today.CSAH 101 is a county road, and for that reason Carver County has jurisdiction over any changes to the intersectionof CSAH 101 and West 86th Street.City staff has contacted the county to notify them of the residents’ concern in thearea.From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 & West86thStreet within the past five years; therefore, it may not be a high priority for a county safety improvement project.Staff also received notice that residents were concerned about the visibility around West 86th Street curves when carsare parked on that street.The developer’s traffic engineer indicated that the proposed development is not expected togenerate additional parking on West 86th Street due to three onsite parking lots.Staff has followed up on this issueoutside of the development review process.The followup resulted in the City Council approving a “No Parking”ordinance for a portion of West 86th Street at the February 23, 2015 meeting.STREETSThe proposed plan consists of two private streets, Oriole Lane and Oriole Drive, to provide access to the eight twinhomes and the main building and parking lots. Staff had multiple discussions with the developer regarding the namingof the streets.There is already a street named Oriole Avenue in the city.The developer has previously agreed tomodify the street names to Aldrich Lane and Aldrich Drive.These streets shall be renamed as a condition ofapproval . The developer’s engineer must submit documentation that the street pavement meets a 7ton design.The developer shall incorporate the recommendations from the traffic study into their design:Special consideration should be made to limit any sight distance impacts from future structures, landscaping andsigning.When designing internal traffic controls, incorporate improvements based on guidelines established in theMUTCD.In particular, it is important to identify traffic controls at intersections between internalroadways/driveways to minimize vehicular conflicts and driver confusion.Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiateinternal roadways.The raised median has been modified at the West 86th Street/Mission Hills Drive intersection and restriping alongWest 86th Street was addressed to help delineate the travel/turn lanes.PARKING & WALKWAYSThe site plan includes two parking lots for the main building and a small parking lot for the twin homes.The parkinglot aisle of the twin home is 24 feet wide; either the aisle must be revised to 26 feet, or the parking spaces must be 20feet long.The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet.The plan set includes turning movements for a fire truck to navigate the medians for entry access to the main building.The driveways entering the parking lots for the main building appear to accommodate the fire truck turning movement.The plans include sidewalks and trails throughout the property.Trails and sidewalks must be constructed per the mostcurrent city standard detail plates and specification.The pedestrian ramps shall meet ADA requirements.WATER MAIN AND SANITARY SEWER MAIN: PRIVATE UTILITIESAll water main and sanitary sewer main constructed in this project shall be privately owned and maintained and mustmeet the city’s requirements for public utilities.The plans call for 8inch C900 PVC water main and 8inch SDR 35sanitary sewer main to connect to the services stubbed out in the city’s previous utility projects on West 86th Street.The water main crosses a draintile at approximately Station 7+92.This crossing must have an elevation separation of18 inches.The current plan set shows an approximately 14foot drop at 90.28% at the connection to the existing sanitary sewerstub for the parcel.The design indicates the use of two elbows to adjust elevation of the sanitary sewer within thesite.This elevation adjustment must be created with an inside drop within a sanitary manhole, per the City ofChanhassen standard detail plate.ASSESSMENTSThis property was assessed and has paid in full for property assessments for the projects that constructed water mainand sanitary sewer main under West 86th Street.Currently, no assessments are owed by this property.This parcel has paid the city for one water and sanitary service hookup.The existing hookups shall be used as acredit for the main building.All additional units must pay a water and sanitary service partial hookup fee at the timeof final plat.The remaining hookup fees would be paid with the building permit.The developer shall work with the Building Department to determine the city SAC and WAC fees for the mainbuilding.STORMWATER MANAGEMENTArticle VII, Chapter 19 of City Code describes the required storm water management development standards.Section 19141 states that “these development standards shall be reflected in plans prepared by developers and/orproject proposers in the design and layout of site plans, subdivisions and water management features.”This site willbe compliant with the City of Chanhassen’s MS4 permit.Part III D. 5 requires that new developments with adisturbance equal to, or greater than, one (1) acre must have no netincrease from predevelopment conditions ofstormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP).The site will also becompliant with the NPDES Construction Permit.The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and besubject to their stormwater management rule. The developer must receive all necessary permits and approval fromRPBCWD prior to being issued any permits by the city.The proposed best management practices will be privately owned by the property owner.However, as these willdischarge to the city’s storm sewer system, the city is required to insure that these function as designed for their life.Itis also required under the city’s MS4 permit that we have a mechanism in place to assure proper operations,maintenance and function of the practices.The applicant must provide an operations and maintenance plan to the cityfor review and approval.The applicant must provide access to city personnel, or their designees to inspect thepractices and to require maintenance in the event it is not being adequately performed. This will be included as part ofthe development contract.The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so.The applicant shall provide justification for any deviations from the guidelines.For instance, it has been staff’sexperience that filter socks around drain tile are prone to failure.The Minnesota Stormwater Manual recommendsbedding the underdrain in #57 stone and using a choker course above the bedding.All basins must have pretreatment of water prior to entering the feature.For those areas where curb cuts serve as the inlet, riprap is an effective energy dissipation method reducing the risk of scour; however, it is an ineffective pretreatment method.The online Minnesota Stormwater Manual discusses a variety of pretreatment methods.The applicant should look to this manual for guidance and select an effective pretreatment based upon the recommendation within the manual.City staff has found pretreatment chambers, such as the Rain Guardian™, to be an effective pretreatment practice for curb cut inlets.In areas where stormwater is directed to the basin through a catch basin, a sump manhole at least three feet in depth should be used.This includes the three (3) CBMH labeled 26 on sheet C200. Storm Water Utility Connection Charges Section 430 of code sets out the fees associated with surface water management. These fees are based on land use type and are intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee is $126,988.46 due at final plat. PARKS This property is located within the onehalf mile neighborhood park service area for Chanhassen Hills Park. Residents of the Mission Hills Senior Living community will have convenient access to this publicly maintained recreation facility. Chanhassen Hills Park is eight acres in size and features a playground, basketball court, picnic shelter, ballfield, benches, and walking trails. Offstreet parking is also available on Chanhassen Hills Drive South. Bandimere Community Park and Lake Susan Community Park are both located within the onemile community park service of the new Mission Hills Senior Living housing. These two parks are more robust in their recreation facility offerings, including features such as a fishing pier, boat landing, tennis courts, soccer fields, and extensive walking trails. No additional parkland acquisition is being recommended as a condition of this subdivision. TRAILS The subject site has convenient access to the public trails along Great Plains Boulevard, the threemile Rice Marsh Lake Trail Loop, and the lakeside trail route to Lake Susan Park. No additional trail construction is being recommended as a condition of this subdivision. DEVELOPMENT CONTRACT The attached development contract incorporates the conditions of approval for the final plat and construction plans and specifications. A $1,049,921.46 financial security is required to guarantee compliance with the terms of the development contract relating to site grading, the installation of streets and utilities, engineering, surveying, inspection, landscaping and topsoil. The cash fees for this project total $1,028,329.50. City funds are not needed as part of this private development project. RECOMMENDATION Staff recommends that the City Council adopt the following motions: Subdivision “The City Council approves the final plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3 rd Addition, replatting 8.64 acres into one lot as shown in plans dated received December 22, 2017, subject to the following conditions: Park and Trail Conditions Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLATThe applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior livingapartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use Districtand is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water areavailable to the site. Access to the parcel will be gained off of 86 th Street.The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by thezoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontageon a public street.”The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street.The subdivision request is a relatively straightforward action and staff is recommending approval with conditions.Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the ZoningOrdinance.SITE CONSTRAINTSWetland ProtectionThe City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of anywetlands on the subject property.A review of historic aerial photographs and onsite observations supports theconclusion that there are no wetlands on the subject property.Bluff ProtectionThere are no bluffs on the property.Shoreland ManagementA significant portion of the subject property lies within the shoreland district for Lake Susan.The development wasrequired to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50%preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimumstandards for stormwater management and erosion prevention.A stormwater management plan and an erosionprevention and sediment control plan have been provided.By meeting the requirements of the City and the WatershedDistrict, the applicant will have satisfied the DNR standards.Floodplain OverlayThis property does not lie within a floodplain.Bluff Creek OverlayThis property does not lie within the Bluff Creek Overlay District.SITE GRADING:DRAINAGEThe Stormwater Pollution Prevention Plan (SWPPP) breaks down the planned individual drainage areas across thesite.The site has five filtration basins that receive the site drainage from the buildings, parking areas, private streets,and open spaces.Generally the site is planned to drain towards the north to 86 th Street and to the south to the rightofway (ROW) for MN TH 212.The side slopes on the western and southern sides match into Carver County’sROW for CSAH 101 and the MnDOT ROW for TH 212, respectively.The stormwater is treated through the filtration basins.Filtration Basin #5 on the northernmost portion of the parcelconnects a small drain tile to the city’s stormwater drainage system at the intersection of 86 th and Great PlainsBoulevard (CSAH 101).Filtration Basin #1 has an outlet structure designed to overflow stormwater from the basin tothe pipe on the southern boundary of the site that connects to the MnDOT stormwater system for TH 212.FiltrationBasin #2 also discharges to the same stormwater pipe on the southern side of the site that connects to MnDOT’ssystem.Stormwater is collected by two underground tanks prior to conveyance into Filtration Basins #1 and #2 for waterreuse purposed for site irrigation.The proposed plan provides for onsite treatment for the stormwater except where the side slopes match in to theMnDOT and County rightofway.Any stormwater discharge to MnDOT’s system or work within their rightofway will require meeting their conditionsof approval and completion of their permit requirements.Any stormwater discharge to Carver County’s system or work within their rightofway will require meeting theirconditions of approval and completion of their permit requirements.SITE GRADING:EROSION PREVENTION AND SEDIMENT CONTROLAn erosion control plan consistent with Section 19145 of city code has been included in the construction plans.Thisdevelopment exceeds the threshold for the NPDES Construction Permit.The NPDES construction permit must begranted to the applicant prior to any earthdisturbing activities. Stockpile locations shall be planned and indicated on thegrading and erosion control plan sheets or the SWPPP.RETAINING WALLSThe developer is proposing two retaining walls on the site.One is in the southwestern portion of the site adjacent tothe west end of the main building, and the other is located on the north end of the site adjacent to the twin homenearest to Filtration Basin #5.The following materials are prohibited for retaining wall construction:smooth face, pouredinplace concrete(stamped or patterned is acceptable), masonry, railroad ties and timber.Walls taller than six feet shall not beconstructed with boulder rock.Any wall taller than four feet must be designed by a professional engineer licensed inthe state of Minnesota.The southern wall is approximately 110 feet long, with a maximum height of 3.2 feet.The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet.This wall wraps aroundthe northernmost twin home, running between the home and Infiltration Basin #5.TRAFFIC STUDYThe developer commissioned a traffic study to determine what impacts the proposed development would createcompared with not developing the land.The results of the study show that the intersections of CSAH 101 and LakeSusan Drive, CSAH 101 and West 86th Street, and West 86th Street and Mission Hills Drive would have a negligiblechange in Level of Service, and all the studied intersections would function at acceptable levels.The city has been contacted by the Mission Hills Gardens Homeowners Association.This HOA is located nearby onthe north side of West 86th Street.The two letters staff has received are included in this report.From these lettersand a discussion with their VicePresident, the HOA’s main concern is with not an increase in delay from traffic, butthe safety of the left turn from West 86th Street onto the CSAH 101 intersection design as it exists today.CSAH 101 is a county road, and for that reason Carver County has jurisdiction over any changes to the intersectionof CSAH 101 and West 86th Street.City staff has contacted the county to notify them of the residents’ concern in thearea.From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 & West86thStreet within the past five years; therefore, it may not be a high priority for a county safety improvement project.Staff also received notice that residents were concerned about the visibility around West 86th Street curves when carsare parked on that street.The developer’s traffic engineer indicated that the proposed development is not expected togenerate additional parking on West 86th Street due to three onsite parking lots.Staff has followed up on this issueoutside of the development review process.The followup resulted in the City Council approving a “No Parking”ordinance for a portion of West 86th Street at the February 23, 2015 meeting.STREETSThe proposed plan consists of two private streets, Oriole Lane and Oriole Drive, to provide access to the eight twinhomes and the main building and parking lots. Staff had multiple discussions with the developer regarding the namingof the streets.There is already a street named Oriole Avenue in the city.The developer has previously agreed tomodify the street names to Aldrich Lane and Aldrich Drive.These streets shall be renamed as a condition ofapproval . The developer’s engineer must submit documentation that the street pavement meets a 7ton design.The developer shall incorporate the recommendations from the traffic study into their design:Special consideration should be made to limit any sight distance impacts from future structures, landscaping andsigning.When designing internal traffic controls, incorporate improvements based on guidelines established in theMUTCD.In particular, it is important to identify traffic controls at intersections between internalroadways/driveways to minimize vehicular conflicts and driver confusion.Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiateinternal roadways.The raised median has been modified at the West 86th Street/Mission Hills Drive intersection and restriping alongWest 86th Street was addressed to help delineate the travel/turn lanes.PARKING & WALKWAYSThe site plan includes two parking lots for the main building and a small parking lot for the twin homes.The parkinglot aisle of the twin home is 24 feet wide; either the aisle must be revised to 26 feet, or the parking spaces must be 20feet long.The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet.The plan set includes turning movements for a fire truck to navigate the medians for entry access to the main building.The driveways entering the parking lots for the main building appear to accommodate the fire truck turning movement.The plans include sidewalks and trails throughout the property.Trails and sidewalks must be constructed per the mostcurrent city standard detail plates and specification.The pedestrian ramps shall meet ADA requirements.WATER MAIN AND SANITARY SEWER MAIN: PRIVATE UTILITIESAll water main and sanitary sewer main constructed in this project shall be privately owned and maintained and mustmeet the city’s requirements for public utilities.The plans call for 8inch C900 PVC water main and 8inch SDR 35sanitary sewer main to connect to the services stubbed out in the city’s previous utility projects on West 86th Street.The water main crosses a draintile at approximately Station 7+92.This crossing must have an elevation separation of18 inches.The current plan set shows an approximately 14foot drop at 90.28% at the connection to the existing sanitary sewerstub for the parcel.The design indicates the use of two elbows to adjust elevation of the sanitary sewer within thesite.This elevation adjustment must be created with an inside drop within a sanitary manhole, per the City ofChanhassen standard detail plate.ASSESSMENTSThis property was assessed and has paid in full for property assessments for the projects that constructed water mainand sanitary sewer main under West 86th Street.Currently, no assessments are owed by this property.This parcel has paid the city for one water and sanitary service hookup.The existing hookups shall be used as acredit for the main building.All additional units must pay a water and sanitary service partial hookup fee at the timeof final plat.The remaining hookup fees would be paid with the building permit.The developer shall work with the Building Department to determine the city SAC and WAC fees for the mainbuilding.STORMWATER MANAGEMENTArticle VII, Chapter 19 of City Code describes the required storm water management development standards.Section 19141 states that “these development standards shall be reflected in plans prepared by developers and/orproject proposers in the design and layout of site plans, subdivisions and water management features.”This site willbe compliant with the City of Chanhassen’s MS4 permit.Part III D. 5 requires that new developments with adisturbance equal to, or greater than, one (1) acre must have no netincrease from predevelopment conditions ofstormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP).The site will also becompliant with the NPDES Construction Permit.The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and besubject to their stormwater management rule. The developer must receive all necessary permits and approval fromRPBCWD prior to being issued any permits by the city.The proposed best management practices will be privately owned by the property owner.However, as these willdischarge to the city’s storm sewer system, the city is required to insure that these function as designed for their life.Itis also required under the city’s MS4 permit that we have a mechanism in place to assure proper operations,maintenance and function of the practices.The applicant must provide an operations and maintenance plan to the cityfor review and approval.The applicant must provide access to city personnel, or their designees to inspect thepractices and to require maintenance in the event it is not being adequately performed. This will be included as part ofthe development contract.The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so.The applicant shall provide justification for any deviations from the guidelines.For instance, it has been staff’sexperience that filter socks around drain tile are prone to failure.The Minnesota Stormwater Manual recommendsbedding the underdrain in #57 stone and using a choker course above the bedding.All basins must have pretreatment of water prior to entering the feature.For those areas where curb cuts serve as theinlet, riprap is an effective energy dissipation method reducing the risk of scour; however, it is an ineffectivepretreatment method.The online Minnesota Stormwater Manual discusses a variety of pretreatment methods.Theapplicant should look to this manual for guidance and select an effective pretreatment based upon the recommendationwithin the manual.City staff has found pretreatment chambers, such as the Rain Guardian™, to be an effectivepretreatment practice for curb cut inlets.In areas where stormwater is directed to the basin through a catch basin, asump manhole at least three feet in depth should be used.This includes the three (3) CBMH labeled 26 on sheetC200.Storm Water Utility Connection ChargesSection 430 of code sets out the fees associated with surface water management. These fees are based on land usetype and are intended to reflect the fact that the more intense the development type, the greater the degradation ofsurface water.This fee is $126,988.46 due at final plat.PARKSThis property is located within the onehalf mile neighborhood park service area for Chanhassen Hills Park. Residents ofthe Mission Hills Senior Living community will have convenient access to this publicly maintained recreation facility.Chanhassen Hills Park is eight acres in size and features a playground, basketball court, picnic shelter, ballfield, benches,and walking trails. Offstreet parking is also available on Chanhassen Hills Drive South. Bandimere Community Park andLake Susan Community Park are both located within the onemile community park service of the new Mission HillsSenior Living housing. These two parks are more robust in their recreation facility offerings, including features such as afishing pier, boat landing, tennis courts, soccer fields, and extensive walking trails. No additional parkland acquisition is being recommended as a condition of this subdivision.TRAILSThe subject site has convenient access to the public trails along Great Plains Boulevard, the threemile Rice Marsh LakeTrail Loop, and the lakeside trail route to Lake Susan Park. No additional trail construction is being recommended as acondition of this subdivision.DEVELOPMENT CONTRACTThe attached development contract incorporates the conditions of approval for the final plat and construction plans andspecifications. A $1,049,921.46 financial security is required to guarantee compliance with the terms of thedevelopment contract relating to site grading, the installation of streets and utilities, engineering, surveying, inspection,landscaping and topsoil. The cash fees for this project total $1,028,329.50. City funds are not needed as part of this private development project.RECOMMENDATIONStaff recommends that the City Council adopt the following motions:Subdivision“The City Council approves the final plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3 rdAddition, replatting 8.64 acres into one lot as shown in plans dated received December 22, 2017, subject to thefollowing conditions:Park and Trail Conditions Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000. Unit Type No. of Units Amount Total Independent Apartments 100 $3,800/unit $380,000 Assisted/Memory Care Apartments 36 $500/bed $18,000 Rental Twin Homes 16 $5,000 each $80,000 Total $478,000 Engineering Conditions : 1. The Surface Water Utility fee is $126,988.46.This fee is due with the final plat. 2. The applicant must prepare an operations and maintenance plan that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity.This plan must be approved by the Water Resources Coordinator. 3. The applicant must enter into a maintenance agreement with the city and record that agreement against the property. 4. The applicant must dedicate public drainage and utility easements over the private BMPs. Fire Marshall Condition: 1. Prior to release of surety for the utilities constructed as part of this project, the developer shall provide hydraulic calculations to verify water availability under fire conditions of the main building.The design shall provide adequate water flow to support two elevated master streams while the main building is experiencing fire conditions." Development Contract “The City Council approves the development contract for Mission Hills 3rd Addition.” Construction plans “The City Council approves the construction plans dated received December 22, 2017 for Mission Hills 3rd Addition subject to the following conditions: 1. Retaining wall shall not be constructed on top of the storm sewer run from STRM #31 to STRM #32 – Condition Added. 2. The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet. 3. The current plan set shows an approximately 14foot drop at 90.28%.This elevation drop must be an inside drop, per Chanhassen standard detail plate, within a sanitary manhole structure. 4. The Architect’s signature date shall be updated to include a month/day/year format. 5. The electrical site plan shall be certified. 6. The private streets shall be renamed to Aldrich Lane and Aldrich Drive. 7. The low area where Filtration Basins #1 and #2 ultimately discharge on the south end of the site shall be graded and protected to convey the water to the existing 36inch stormwater pipe that connects to the MnDOT TH 212 system.The discharge piping from Filtration Basin #2 does not align well with the 36inch pipe and the conveyance means need to be further clarified and designed. 8. The grading plan must clearly indicate the location and elevation of the Emergency OverFlows (EOFs) for the Filtration Basins. 9. The NPDES construction permit must be applied for and granted to the applicant prior to any earthdisturbing activities. 10. Stockpile locations shall be determined and shown on the plans. 11 . The following materials are prohibited for retaining wall construction:Smooth face, pouredinplace concrete (stamped or patterned is acceptable), masonry, railroad ties, and timber. 12. Retaining walls taller than six feet shall not be constructed with boulder rock. 13. Any wall taller than four feet must be designed by a Professional Engineer licensed in the State of Minnesota. 14. If a retaining wall is taller than six feet, a fence or other barrier is required to provide separation from any drive or walkway within 10 feet. CITY COUNCIL STAFF REPORTMonday, February 12, 2018SubjectMission Hills 3rd Addition: Approve Final Plat, Development Contract, and Plans &SpecificationsSectionCONSENT AGENDA Item No: D.13.Prepared By Sharmeen AlJaff, Senior Planner;George Bender, Assistant City Engineer File No: PC 201707PROPOSED MOTION“The Chanhassen City Council grants approval of the final plat for Mission Hills 3rd Addition as shown in plansdated received December 22, 2017, subject to the conditions of approval in the staff report; andThe Chanhassen City Council grants approval of the development contract for Mission Hills 3rd Addition; andThe Chanhassen City Council grants approval of the construction plans for Mission Hills 3 rd Addition.”Council approval requires a Simple Majority Vote of members present.SUMMARYFinal Plat approval to replat 8.64 acres into one lot, located north of Highway 212, east of Great Plains Boulevard, andsouthwest of 86th Street. The site is zoned Planned Unit DevelopmentMixed Use. Sewer and water are available tothe site. Access to the parcel will be gained off of 86th Street. The site is intended to house a fourstory seniorhousing building with a daycare and eight (8) twin home buildings.BACKGROUNDOnMay 8, 2017, the Chanhassen City Council adopted the following motion:Subdivision“The City Council approves the preliminary plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3rdAddition, as shown in plans dated received March 17, 2017, including the attached Findings of Fact andRecommendation,subject to the following conditions:Park and Trail Conditions1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition ofapproval for Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final platsubmission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling,$5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory Care Apartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Finding:This condition still applies.Engineering Conditions :1. The estimated Surface Water Utility fees are $125,691.69.These shall be due with the final plat.Finding : This condition has been modified to read “The Surface Water Utility fee is $126,988.46. This fee is due with the final plat.”2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.Finding : This condition has been modified to read “The applicant must prepare an operations andmaintenance plan that provides for the protection and preservation of the stormwater bestmanagement practices (BMPs) to provide for the designed water quality benefit in perpetuity.Thisplan must be approved by the Water Resources Coordinator.”3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.Finding : This condition still applies.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Finding : This condition still applies.Planning Conditions:1. Approval of the subdivision request is contingent upon approval of the PUD amendment, Limited Use Permit(LUP) resolution and Site Plan application.”Finding : This condition has been met.The final plat contains one lot which is consistent with the preliminary plat.FINAL PLATThe applicant is requesting final plat approval to replat 8.64 acres into one lot. Lot 1 is proposed to house a senior livingapartment with a daycare building, and eight twinhomes. The site is zoned Planned Unit DevelopmentMixed Use Districtand is located north of Highway 212, east of Great Plains Boulevard and southwest of 86th Street. Sewer and water areavailable to the site. Access to the parcel will be gained off of 86 th Street.The ordinance states, “All lots shall abut for their full required minimum frontage on a public street as required by thezoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontageon a public street.”The lot has street frontage. Access to the lot is gained from a curb cut off of 86 th Street.The subdivision request is a relatively straightforward action and staff is recommending approval with conditions.Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the ZoningOrdinance.SITE CONSTRAINTSWetland ProtectionThe City of Chanhassen Wetland Inventory and the National Wetland Inventory do not indicate the presence of anywetlands on the subject property.A review of historic aerial photographs and onsite observations supports theconclusion that there are no wetlands on the subject property.Bluff ProtectionThere are no bluffs on the property.Shoreland ManagementA significant portion of the subject property lies within the shoreland district for Lake Susan.The development wasrequired to meet the PUD requirements for the DNR shoreland rules.This includes having a minimum of 50%preserved as green space; the applicant is proposing just over 53%.In addition, the applicant must meet the minimumstandards for stormwater management and erosion prevention.A stormwater management plan and an erosionprevention and sediment control plan have been provided.By meeting the requirements of the City and the WatershedDistrict, the applicant will have satisfied the DNR standards.Floodplain OverlayThis property does not lie within a floodplain.Bluff Creek OverlayThis property does not lie within the Bluff Creek Overlay District.SITE GRADING:DRAINAGEThe Stormwater Pollution Prevention Plan (SWPPP) breaks down the planned individual drainage areas across thesite.The site has five filtration basins that receive the site drainage from the buildings, parking areas, private streets,and open spaces.Generally the site is planned to drain towards the north to 86 th Street and to the south to the rightofway (ROW) for MN TH 212.The side slopes on the western and southern sides match into Carver County’sROW for CSAH 101 and the MnDOT ROW for TH 212, respectively.The stormwater is treated through the filtration basins.Filtration Basin #5 on the northernmost portion of the parcelconnects a small drain tile to the city’s stormwater drainage system at the intersection of 86 th and Great PlainsBoulevard (CSAH 101).Filtration Basin #1 has an outlet structure designed to overflow stormwater from the basin tothe pipe on the southern boundary of the site that connects to the MnDOT stormwater system for TH 212.FiltrationBasin #2 also discharges to the same stormwater pipe on the southern side of the site that connects to MnDOT’ssystem.Stormwater is collected by two underground tanks prior to conveyance into Filtration Basins #1 and #2 for waterreuse purposed for site irrigation.The proposed plan provides for onsite treatment for the stormwater except where the side slopes match in to theMnDOT and County rightofway.Any stormwater discharge to MnDOT’s system or work within their rightofway will require meeting their conditionsof approval and completion of their permit requirements.Any stormwater discharge to Carver County’s system or work within their rightofway will require meeting theirconditions of approval and completion of their permit requirements.SITE GRADING:EROSION PREVENTION AND SEDIMENT CONTROLAn erosion control plan consistent with Section 19145 of city code has been included in the construction plans.Thisdevelopment exceeds the threshold for the NPDES Construction Permit.The NPDES construction permit must begranted to the applicant prior to any earthdisturbing activities. Stockpile locations shall be planned and indicated on thegrading and erosion control plan sheets or the SWPPP.RETAINING WALLSThe developer is proposing two retaining walls on the site.One is in the southwestern portion of the site adjacent tothe west end of the main building, and the other is located on the north end of the site adjacent to the twin homenearest to Filtration Basin #5.The following materials are prohibited for retaining wall construction:smooth face, pouredinplace concrete(stamped or patterned is acceptable), masonry, railroad ties and timber.Walls taller than six feet shall not beconstructed with boulder rock.Any wall taller than four feet must be designed by a professional engineer licensed inthe state of Minnesota.The southern wall is approximately 110 feet long, with a maximum height of 3.2 feet.The northern retaining wall is approximately 190 feet long with a maximum height of 5 feet.This wall wraps aroundthe northernmost twin home, running between the home and Infiltration Basin #5.TRAFFIC STUDYThe developer commissioned a traffic study to determine what impacts the proposed development would createcompared with not developing the land.The results of the study show that the intersections of CSAH 101 and LakeSusan Drive, CSAH 101 and West 86th Street, and West 86th Street and Mission Hills Drive would have a negligiblechange in Level of Service, and all the studied intersections would function at acceptable levels.The city has been contacted by the Mission Hills Gardens Homeowners Association.This HOA is located nearby onthe north side of West 86th Street.The two letters staff has received are included in this report.From these lettersand a discussion with their VicePresident, the HOA’s main concern is with not an increase in delay from traffic, butthe safety of the left turn from West 86th Street onto the CSAH 101 intersection design as it exists today.CSAH 101 is a county road, and for that reason Carver County has jurisdiction over any changes to the intersectionof CSAH 101 and West 86th Street.City staff has contacted the county to notify them of the residents’ concern in thearea.From MnDOT crash data, there has not been a reported accident at the intersection of CSAH 101 & West86thStreet within the past five years; therefore, it may not be a high priority for a county safety improvement project.Staff also received notice that residents were concerned about the visibility around West 86th Street curves when carsare parked on that street.The developer’s traffic engineer indicated that the proposed development is not expected togenerate additional parking on West 86th Street due to three onsite parking lots.Staff has followed up on this issueoutside of the development review process.The followup resulted in the City Council approving a “No Parking”ordinance for a portion of West 86th Street at the February 23, 2015 meeting.STREETSThe proposed plan consists of two private streets, Oriole Lane and Oriole Drive, to provide access to the eight twinhomes and the main building and parking lots. Staff had multiple discussions with the developer regarding the namingof the streets.There is already a street named Oriole Avenue in the city.The developer has previously agreed tomodify the street names to Aldrich Lane and Aldrich Drive.These streets shall be renamed as a condition ofapproval . The developer’s engineer must submit documentation that the street pavement meets a 7ton design.The developer shall incorporate the recommendations from the traffic study into their design:Special consideration should be made to limit any sight distance impacts from future structures, landscaping andsigning.When designing internal traffic controls, incorporate improvements based on guidelines established in theMUTCD.In particular, it is important to identify traffic controls at intersections between internalroadways/driveways to minimize vehicular conflicts and driver confusion.Review truck turning movements to ensure that large vehicles have adequate accommodations to negotiateinternal roadways.The raised median has been modified at the West 86th Street/Mission Hills Drive intersection and restriping alongWest 86th Street was addressed to help delineate the travel/turn lanes.PARKING & WALKWAYSThe site plan includes two parking lots for the main building and a small parking lot for the twin homes.The parkinglot aisle of the twin home is 24 feet wide; either the aisle must be revised to 26 feet, or the parking spaces must be 20feet long.The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet.The plan set includes turning movements for a fire truck to navigate the medians for entry access to the main building.The driveways entering the parking lots for the main building appear to accommodate the fire truck turning movement.The plans include sidewalks and trails throughout the property.Trails and sidewalks must be constructed per the mostcurrent city standard detail plates and specification.The pedestrian ramps shall meet ADA requirements.WATER MAIN AND SANITARY SEWER MAIN: PRIVATE UTILITIESAll water main and sanitary sewer main constructed in this project shall be privately owned and maintained and mustmeet the city’s requirements for public utilities.The plans call for 8inch C900 PVC water main and 8inch SDR 35sanitary sewer main to connect to the services stubbed out in the city’s previous utility projects on West 86th Street.The water main crosses a draintile at approximately Station 7+92.This crossing must have an elevation separation of18 inches.The current plan set shows an approximately 14foot drop at 90.28% at the connection to the existing sanitary sewerstub for the parcel.The design indicates the use of two elbows to adjust elevation of the sanitary sewer within thesite.This elevation adjustment must be created with an inside drop within a sanitary manhole, per the City ofChanhassen standard detail plate.ASSESSMENTSThis property was assessed and has paid in full for property assessments for the projects that constructed water mainand sanitary sewer main under West 86th Street.Currently, no assessments are owed by this property.This parcel has paid the city for one water and sanitary service hookup.The existing hookups shall be used as acredit for the main building.All additional units must pay a water and sanitary service partial hookup fee at the timeof final plat.The remaining hookup fees would be paid with the building permit.The developer shall work with the Building Department to determine the city SAC and WAC fees for the mainbuilding.STORMWATER MANAGEMENTArticle VII, Chapter 19 of City Code describes the required storm water management development standards.Section 19141 states that “these development standards shall be reflected in plans prepared by developers and/orproject proposers in the design and layout of site plans, subdivisions and water management features.”This site willbe compliant with the City of Chanhassen’s MS4 permit.Part III D. 5 requires that new developments with adisturbance equal to, or greater than, one (1) acre must have no netincrease from predevelopment conditions ofstormwater discharge volume, total suspended solids (TSS) and total phosphorous (TP).The site will also becompliant with the NPDES Construction Permit.The site will fall under the jurisdiction of the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and besubject to their stormwater management rule. The developer must receive all necessary permits and approval fromRPBCWD prior to being issued any permits by the city.The proposed best management practices will be privately owned by the property owner.However, as these willdischarge to the city’s storm sewer system, the city is required to insure that these function as designed for their life.Itis also required under the city’s MS4 permit that we have a mechanism in place to assure proper operations,maintenance and function of the practices.The applicant must provide an operations and maintenance plan to the cityfor review and approval.The applicant must provide access to city personnel, or their designees to inspect thepractices and to require maintenance in the event it is not being adequately performed. This will be included as part ofthe development contract.The design should follow the MN Stormwater Manual guidelines and recommendations wherever possible to do so.The applicant shall provide justification for any deviations from the guidelines.For instance, it has been staff’sexperience that filter socks around drain tile are prone to failure.The Minnesota Stormwater Manual recommendsbedding the underdrain in #57 stone and using a choker course above the bedding.All basins must have pretreatment of water prior to entering the feature.For those areas where curb cuts serve as theinlet, riprap is an effective energy dissipation method reducing the risk of scour; however, it is an ineffectivepretreatment method.The online Minnesota Stormwater Manual discusses a variety of pretreatment methods.Theapplicant should look to this manual for guidance and select an effective pretreatment based upon the recommendationwithin the manual.City staff has found pretreatment chambers, such as the Rain Guardian™, to be an effectivepretreatment practice for curb cut inlets.In areas where stormwater is directed to the basin through a catch basin, asump manhole at least three feet in depth should be used.This includes the three (3) CBMH labeled 26 on sheetC200.Storm Water Utility Connection ChargesSection 430 of code sets out the fees associated with surface water management. These fees are based on land usetype and are intended to reflect the fact that the more intense the development type, the greater the degradation ofsurface water.This fee is $126,988.46 due at final plat.PARKSThis property is located within the onehalf mile neighborhood park service area for Chanhassen Hills Park. Residents ofthe Mission Hills Senior Living community will have convenient access to this publicly maintained recreation facility.Chanhassen Hills Park is eight acres in size and features a playground, basketball court, picnic shelter, ballfield, benches,and walking trails. Offstreet parking is also available on Chanhassen Hills Drive South. Bandimere Community Park andLake Susan Community Park are both located within the onemile community park service of the new Mission HillsSenior Living housing. These two parks are more robust in their recreation facility offerings, including features such as afishing pier, boat landing, tennis courts, soccer fields, and extensive walking trails. No additional parkland acquisition is being recommended as a condition of this subdivision.TRAILSThe subject site has convenient access to the public trails along Great Plains Boulevard, the threemile Rice Marsh LakeTrail Loop, and the lakeside trail route to Lake Susan Park. No additional trail construction is being recommended as acondition of this subdivision.DEVELOPMENT CONTRACTThe attached development contract incorporates the conditions of approval for the final plat and construction plans andspecifications. A $1,049,921.46 financial security is required to guarantee compliance with the terms of thedevelopment contract relating to site grading, the installation of streets and utilities, engineering, surveying, inspection,landscaping and topsoil. The cash fees for this project total $1,028,329.50. City funds are not needed as part of this private development project.RECOMMENDATIONStaff recommends that the City Council adopt the following motions:Subdivision“The City Council approves the final plat to replat Outlot E, Mission Hills into Lot 1, Block 1, Mission Hills 3 rdAddition, replatting 8.64 acres into one lot as shown in plans dated received December 22, 2017, subject to thefollowing conditions:Park and Trail ConditionsFull park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approvalfor Mission Hills Senior Living. The park fees will be collected in full at the rate in force upon final plat submission andapproval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin homedwelling, and $500 per bed for continuing care units, the total park fees will be $478,000.Unit Type No. of Units Amount TotalIndependent Apartments 100 $3,800/unit $380,000Assisted/Memory CareApartments 36 $500/bed $18,000Rental Twin Homes 16 $5,000 each $80,000Total$478,000Engineering Conditions :1. The Surface Water Utility fee is $126,988.46.This fee is due with the final plat.2. The applicant must prepare an operations and maintenance plan that provides for the protection andpreservation of the stormwater best management practices (BMPs) to provide for the designed water qualitybenefit in perpetuity.This plan must be approved by the Water Resources Coordinator.3. The applicant must enter into a maintenance agreement with the city and record that agreement against theproperty.4. The applicant must dedicate public drainage and utility easements over the private BMPs.Fire Marshall Condition:1. Prior to release of surety for the utilities constructed as part of this project, the developer shall provide hydrauliccalculations to verify water availability under fire conditions of the main building.The design shall provideadequate water flow to support two elevated master streams while the main building is experiencing fireconditions."Development Contract“The City Council approves the development contract for Mission Hills 3rd Addition.”Construction plans“The City Council approves the construction plans dated received December 22, 2017 for Mission Hills 3rd Additionsubject to the following conditions:1. Retaining wall shall not be constructed on top of the storm sewer run from STRM #31 to STRM #32 –Condition Added.2. The turnaround for the deadend parking aisles in the main parking lot must be 10 feet by 26 feet.3. The current plan set shows an approximately 14foot drop at 90.28%.This elevation drop must be an insidedrop, per Chanhassen standard detail plate, within a sanitary manhole structure.4. The Architect’s signature date shall be updated to include a month/day/year format.5. The electrical site plan shall be certified.6. The private streets shall be renamed to Aldrich Lane and Aldrich Drive.7. The low area where Filtration Basins #1 and #2 ultimately discharge on the south end of the site shall be gradedand protected to convey the water to the existing 36inch stormwater pipe that connects to the MnDOT TH212 system.The discharge piping from Filtration Basin #2 does not align well with the 36inch pipe and theconveyance means need to be further clarified and designed.8. The grading plan must clearly indicate the location and elevation of the Emergency OverFlows (EOFs) for theFiltration Basins.9. The NPDES construction permit must be applied for and granted to the applicant prior to any earthdisturbingactivities.10. Stockpile locations shall be determined and shown on the plans.11 . The following materials are prohibited for retaining wall construction:Smooth face, pouredinplace concrete(stamped or patterned is acceptable), masonry, railroad ties, and timber.12. Retaining walls taller than six feet shall not be constructed with boulder rock.13. Any wall taller than four feet must be designed by a Professional Engineer licensed in the State of Minnesota. 14. If a retaining wall is taller than six feet, a fence or other barrier is required to provide separation from any drive or walkway within 10 feet. 15. The developer’s engineer shall submit documentation that the street pavement section meets a 7ton design. 16. The parking lot aisles must be a minimum of 26 feet wide with 18foot long parking spaces.The 24foot aisle width designed would require 20foot long parking spaces. 17. Pedestrian ramps shall meet current ADA requirements. 18. All watermain and sanitary sewer main constructed in this project shall be privately owned and maintained.The utility design must meet the city’s requirements for public utilities. 19. The current plan set shows an approximately 14foot drop at 90.28% at the connection to the existing sanitary sewer stub for the parcel.The design indicates the use of two elbows to adjust the elevation of the sanitary sewer within the site.This elevation adjustment must be created with an inside drop within a sanitary manhole, per the City of Chanhassen standard detail plate. 20. The developer shall remove the existing gate valve on the water service tiein under West 86 th Street. 21. Install cleanouts on the sanitary service piping to the twin homes at horizontal bend locations. 22. Install curb stops on each water service pipe to the twin homes.Install riser under a driveway casting similar to the draintile cleanout detail. 23. The plans shall label all of the sump catch basins and the aprons on the plan sheets. 24. Create profile views for all of the trunk storm sewer.The line from Filtration Basin #3 to SSMH #19 is not included.Include pipe crossing elevations to verify required clearance. 25. Pretreatment shall be provided for all filtration basins accepting water from driving and parking surfaces. 26. The hookup fees for the main building are due with the building permit. 27. All work within the MnDOT rightofway or the Carver County rightofway shall be approved and permitted by the respective agency. 28. The site shall be compliant with the City of Chanhassen’s MS4 permit. 29. The proposed BMPs shall be privately owned. 30. The infiltrometer testing results for each basin shall be submitted to the city to verify the infiltration rate prior to release of the security for the filtration basins. 31. It is the applicant’s responsibility to assure that permits are received from all other agencies with jurisdiction over the project." ATTACHMENTS: Final Plat Development Contract Construction Plans Pages 18 Construction Plans Pages 916 Construction Plans Pages 1725 Traffic Study Letter from MnDOT dated April 6, 2017 Letter from Carver County Public Works dated April 6, 2017 Letter from Mission Hills Garden HOA dated October 28, 2014 Letter from Mission Hills Garden HOA dated December 5, 2014 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA MISSION HILLS 3RD ADDITION DEVELOPMENT CONTRACT (Developer Installed Improvements) i TABLE OF CONTENTS SPECIAL PROVISIONS PAGE 1. REQUEST FOR PLAT APPROVAL ............................................................................ SP-1 2. CONDITIONS OF PLAT APPROVAL ........................................................................ SP-1 3. DEVELOPMENT PLANS ............................................................................................ SP-1 4. IMPROVEMENTS ........................................................................................................ SP-2 5. TIME OF PERFORMANCE ......................................................................................... SP-2 6. SECURITY .................................................................................................................... SP-2 7. NOTICE ......................................................................................................................... SP-3 8. OTHER SPECIAL CONDITIONS................................................................................ SP-3 9. GENERAL CONDITIONS ........................................................................................... SP-5 GENERAL CONDITIONS 1. RIGHT TO PROCEED ................................................................................................. GC-1 2. PHASED DEVELOPMENT ........................................................................................ GC-1 3. PRELIMINARY PLAT STATUS ................................................................................ GC-1 4. CHANGES IN OFFICIAL CONTROLS ..................................................................... GC-1 5. IMPROVEMENTS ....................................................................................................... GC-1 6. IRON MONUMENTS .................................................................................................. GC-2 7. LICENSE ...................................................................................................................... GC-2 8. SITE EROSION AND SEDIMENT CONTROL ......................................................... GC-2 8A. EROSION CONTROL DURING CONSTRUCTION OF A DWELLING OR OTHER BUILDING ......................................................................................... GC-2 9. CLEAN UP ................................................................................................................... GC-3 10. ACCEPTANCE AND OWNERSHIP OF IMPROVEMENTS .................................... GC-3 11. CLAIMS ....................................................................................................................... GC-3 12. PARK DEDICATION .................................................................................................. GC-3 13. LANDSCAPING .......................................................................................................... GC-3 14. WARRANTY ............................................................................................................... GC-4 15. LOT PLANS ................................................................................................................. GC-4 16. EXISTING ASSESSMENTS ....................................................................................... GC-4 17. HOOK-UP CHARGES ................................................................................................. GC-4 18. PUBLIC STREET LIGHTING..................................................................................... GC-4 19. SIGNAGE ..................................................................................................................... GC-5 20. HOUSE PADS .............................................................................................................. GC-5 21. RESPONSIBILITY FOR COSTS ................................................................................ GC-5 22. DEVELOPER'S DEFAULT ......................................................................................... GC-6 22. MISCELLANEOUS A. Construction Trailers ........................................................................................ GC-6 B. Postal Service .................................................................................................... GC-7 C. Third Parties ...................................................................................................... GC-7 D. Breach of Contract ............................................................................................ GC-7 ii E. Severability ....................................................................................................... GC-7 F. Building Permits ............................................................................................... GC-7 G. Waivers/Amendments ....................................................................................... GC-7 H. Release .............................................................................................................. GC-7 I. Insurance ........................................................................................................... GC-7 J. Remedies ........................................................................................................... GC-8 K. Assignability ..................................................................................................... GC-8 L. Construction Hours ........................................................................................... GC-8 M. Noise Amplification .......................................................................................... GC-8 N. Access ............................................................................................................... GC-8 O. Street Maintenance............................................................................................ GC-8 P. Storm Sewer Maintenance ................................................................................ GC-9 Q. Soil Treatment Systems .................................................................................... GC-9 R. Variances........................................................................................................... GC-9 S. Compliance with Laws, Ordinances, and Regulations ..................................... GC-9 T. Proof of Title ..................................................................................................... GC-9 U. Soil Conditions................................................................................................ GC-10 V. Soil Correction ................................................................................................ GC-10 W. Haul Routes ......................................................................................................... GC-10 X. Development Signs .............................................................................................. GC-10 Y. Construction Plans ............................................................................................... GC-10 Z. As-Built Lot Surveys ........................................................................................... GC-11 SP-1 CITY OF CHANHASSEN DEVELOPMENT CONTRACT (Developer Installed Improvements) MISSION HILLS 3RD ADDITION SPECIAL PROVISIONS AGREEMENT dated _________________ by and between the CITY OF CHANHASSEN, a Minnesota municipal corporation (the "City"), and, MISSION HILLS SENIOR HOUSING OWNER, a Limited Liability Corporation (the "Developer"). 1. Request for Plat Approval. The Developer has asked the City to approve a plat for MISSION HILLS 3RD ADDITION (referred to in this Contract as the "plat"). The land is legally described on the attached Exhibit "A". 2. Conditions of Plat Approval. The City hereby approves the plat on condition that the Developer enter into this Contract, furnish the security required by it, and record the plat with the County Recorder or Registrar of Titles. 3. Development Plans. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. With the exception of Plan A, the plans may be prepared, subject to City approval, after entering the Contract, but before commencement of any work in the plat. If the plans vary from the written terms of this Contract, the written terms shall control. The plans are: Plan A: Final plat approved January 22, 2018, prepared by Sunde Land Surveying. Plan B: Grading, Drainage and Erosion Control Plan dated December 18, 2017, prepared by BKBM Engineers, Inc. Plan C: Plans for Improvements dated December 18, 2017, prepared by BKBM Engineers, Inc. Plan D: Landscape Plan dated December 18, 2017, prepared by Sperides Reiners Architects, Inc. SP-2 4. Improvements. The Developer shall install and pay for the following: A. Sanitary Sewer System B. Water System C. Storm Water Drainage System D. Streets E. Concrete Curb and Gutter F. Street Lights G. Site Grading/Restoration H. Underground Utilities (e.g. gas, electric, telephone, CATV) I. Setting of Lot and Block Monuments J. Surveying and Staking K. Landscaping L. Erosion Control 5. Time of Performance. The Developer shall install all required improvements by November 15, 2019. The Developer may, however, request an extension of time from the City Engineer. 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. 6. Security. To guarantee compliance with the terms of this Contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit in the form attached hereto, from a bank acceptable to the City, or cash escrow ("security") for $1,049,921.46. The amount of the security was calculated as 110% of the following: Site Grading/Erosion Control/Restoration $ 156,000.00 Utilities: Sanitary, Water, Storm Sewer, Infiltration and Retention Systems $ 360,000.00 Streets $ 195,000.00 Street lights and signs (Estimate per Site Plan Agreement) $ 22,500.00 Sub-total, Construction Costs $ 733,500.00 Engineering, surveying, and inspection (7% of construction costs) $ 51,345.00 Landscaping (Estimate per Site Plan Agreement) $ 150,000.00 Sub-total, Other Costs $ 201,345.00 TOTAL COST OF PUBLIC IMPROVEMENTS $ 934,845.00 SECURITY AMOUNT (110% of 934,845.00) $1,028,329.50 This breakdown is for historical reference; it is not a restriction on the use of the security. The security shall be subject to the approval of the City. The City may draw down the security, without notice, for any violation of the terms of this Contract. If the required public improvements are not completed at least thirty (30) days prior to the expiration of the security, the City may also draw it down. If the SP-3 security is drawn down, the draw shall be used to cure the default. With City approval, the security may be reduced from time to time as financial obligations are paid, but in no case shall the security be reduced to a point less than 10% of the original amount until (1) all improvements have been completed, (2) iron monuments for lot corners have been installed, (3) all financial obligations to the City satisfied, (4) the required “record” plans have been received by the City, (5) a warranty security is provided, and (6) the public improvements are accepted by the City. 7. Notice. 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: MICHEAL HOAGBERG, MANAGING DIRECTOR MISSION HILLS SENIOR HOUSING OWNER, LLC 17550 HEMLOCK AVENUE LAKEVILLE MN 55044 Phone: 952-378-4386 Notices to the City shall be in writing and shall be either hand delivered to the City Manager, or mailed to the City by certified 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. 8. Other Special Conditions. A. SECURITIES AND FEES A. $1,028,329.50 letter of credit or escrow for the developer-installed improvements, the $1,049,921.46 cash administration fee and the fully-executed development contract must be submitted and shall be submitted prior to scheduling a pre-construction meeting. The cash fee was calculated as follows: Administration fee: ($0 at 3%) = $ 0.00 Final Plat = $ 450.00 GIS fee: $25 (plat) + ($10/parcel x 1 parcel) = $ 35.00 Stormwater Utility fee: $126,988.46 Park Dedication fee: $478,000.00 Sewer and Water Hook-Up fee (based on152 units): $444,448.00 Total, Cash Fee = $1,049,921.46 If the signs must be installed in frost conditions, an additional $250/post must be paid by the developer. B. Park and Trail Conditions SP-4 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for Outlot E, Mission Hills 3rd Addition. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current residential park fee rates of $3,800 per apartment dwelling, $5,000 per twin home dwelling, and $500 per bed for continuing care units, the total park fees will be $478,000. Unit Type No. of Units Amount Total Independent Apartments 100 $3,800/unit $380,000 Assisted Living/Memory Care 36 $500/bed $18,000 Rental Twin Homes 16 $5,000/side $80,000 Total $478,000 C. Engineering Conditions: 1. The Surface Water Utility fees are $126,988.46. These shall be due with the final plat.” 2. The applicant must prepare an operations and maintenance plan that provides for the protection and preservation of the stormwater best management practices (BMPs) to provide for the designed water quality benefit in perpetuity. This plan must be approved by the City of Chanhassen Water Resource Coordinator. 3. The applicant must enter into a maintenance agreement with the City and record that agreement against the property. 4. The applicant must dedicate public drainage and utility easements over the private BMPs. 5. Retaining wall shall not be constructed on top of the storm sewer run from STRM #31 to STRM #32 – Condition Added. 6. The top and bottom wall elevation must be revised to correspond with the proposed contours on the southwestern retaining wall. 7. The turnaround for the dead-end parking aisles in the main parking lot must be 10 feet by 26 feet. 8. The driveways entering the parking lots for the main building must be widened to accommodate the fire truck turning movement. 9. The current plan set shows an approximately 14-foot drop at 90.28%. This elevation drop must be an inside drop, per Chanhassen standard detail plate, within a sanitary manhole structure. SP-5 10. This parcel has paid the City for one water and sanitary service hook-up. The existing hook-ups shall be used as a credit for the main building. All additional units must pay a water and sanitary service partial hook-up fee at the time of final plat. 11. The watermain crosses a draintile approximately at Station 7+92. This crossing must have an elevation separation of 18”. D. Building Official Conditions: 1. The street-name “Oriole”, shown on the submitted documents, is not acceptable. E. Fire Marshall Condition: 1. Prior to release of surety for the utilities constructed as part of this project, the developer shall provide hydraulic calculations to verify water availability under fire conditions of the main building. The design shall provide adequate water flow to support two elevated master streams while the main building is experiencing fire conditions. F. Construction Plan Review Conditions: 1. Retaining wall shall not be constructed on top of the storm sewer run from STRM #31 to STRM #32 – Condition Added. 2. The turnaround for the dead-end parking aisles in the main parking lot must be 10 feet by 26 feet. 3. The current plan set shows an approximately 14-foot drop at 90.28%. This elevation drop must be an inside drop, per Chanhassen standard detail plate, within a sanitary manhole structure. 4. The Architect’s signature date shall be updated to include a month/day/year format. 5. The electrical site plan shall be certified. 6. The private streets shall be renamed to Aldrich Lane and Aldrich Drive. 7. The low area where Filtration Basins #1 and #2 ultimately discharge on the south end of the site shall be graded and protected to convey the water to the existing 36-inch stormwater pipe that connects to the MnDOT TH 212 system. The discharge piping from Filtration Basin #2 does not align well with the 36-inch pipe and the conveyance means need to be further clarified and designed. 8. The grading plan must clearly indicate the location and elevation of the Emergency Over- Flows (EOFs) for the Filtration Basins. 9. The NPDES construction permit must be applied for and granted to the applicant prior to any earth-disturbing activities. SP-6 10. Stockpile locations shall be determined and shown on the plans. 11. The following materials are prohibited for retaining wall construction: Smooth face, poured-in-place concrete (stamped or patterned is acceptable), masonry, railroad ties, and timber. 12. Retaining walls taller than six feet shall not be constructed with boulder rock. 13. Any wall taller than four feet must be designed by a Professional Engineer licensed in the State of Minnesota. 14. If a retaining wall is taller than six feet, a fence or other barrier is required to provide separation from any drive or walkway within 10 feet. 15. The developer’s engineer shall submit documentation that the street pavement section meets a 7-ton design. 16. The parking lot aisles must be a minimum of 26 feet wide with 18-foot long parking spaces. The 24-foot aisle width designed would require 20-foot long parking spaces. 17. Pedestrian ramps shall meet current ADA requirements. 18. All watermain and sanitary sewer main constructed in this project shall be privately owned and maintained. The utility design must meet the city’s requirements for public utilities. 19. The current plan set shows an approximately 14-foot drop at 90.28% at the connection to the existing sanitary sewer stub for the parcel. The design indicates the use of two elbows to adjust the elevation of the sanitary sewer within the site. This elevation adjustment must be created with an inside drop within a sanitary manhole, per the city of Chanhassen standard detail plate. 20. The developer shall remove the existing gate valve on the water service tie-in under West 86th Street. 21. Install clean-outs on the sanitary service piping to the twin homes at horizontal bend locations. 22. Install curb stops on each water service pipe to the twin homes. Install riser under a driveway casting similar to the draintile clean-out detail. 23. The plans shall label all of the sump catch basins and the aprons on the plan sheets. 24. Create profile views for all of the trunk storm sewer. The line from Filtration Basin #3 to SSMH #19 is not included. Include pipe crossing elevations to verify required clearance. SP-7 25. Pretreatment shall be provided for all filtration basins accepting water from driving and parking surfaces. 26. The hook-up fees for the main building are due with the building permit. 27. All work with the MnDOT right-of-way or the Carver County right-of-way shall be approved and permitted by the respective agency. 28. The site shall be compliant with the City of Chanhassen’s MS4 permit. 29. The proposed BMPs shall be privately owned. 30. The infiltrometer testing results for each basin shall be submitted to the city to verify the infiltration rate prior to release of the security for the filtration basins. 31. It is the applicant’s responsibility to assure that permits are received from all other agencies with jurisdiction over the project. 9. General Conditions. The general conditions of this Contract are attached as Exhibit "B" and incorporated herein. SP-8 CITY OF CHANHASSEN BY: Denny Laufenburger, Mayor (SEAL) AND: Todd Gerhardt, City Manager MISSION HILLS SENIOR HOUSING OWNER, LLC: BY: Michael Hoagberg, Managing Director STATE OF MINNESOTA) (ss. COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this day of , 2018, by Denny Laufenburger, Mayor, and by Todd Gerhardt, City Manager, of the City of Chanhassen, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. NOTARY PUBLIC STATE OF MINNESOTA ) ( ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2018, by Michael Hoagberg, Managing Director of MISSION HILLS SENIOR HOUSING OWNER, a Limited Liability Company, on behalf of the company. NOTARY PUBLIC DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952) 227-1100 EXHIBIT "A" TO DEVELOPMENT CONTRACT LEGAL DESCRIPTION OF SUBJECT PROPERTY: Lot 1, Block 1, MISSION HILLS 3RD ADDITION, according to the recorded plat thereof, Carver County, Minnesota. MORTGAGE HOLDER CONSENT TO DEVELOPMENT CONTRACT , which holds a mortgage on the subject property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this day of , 20 . STATE OF MINNESOTA ) ( ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 20___, by . NOTARY PUBLIC DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952) 227-1100 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT , fee owners of all or part of the subject property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the subject property owned by them. Dated this day of , 20 . STATE OF MINNESOTA ) ( ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 20___, by . NOTARY PUBLIC DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952) 227-1100 IRREVOCABLE LETTER OF CREDIT No. ___________________ Date: _________________ TO: City of Chanhassen 7700 Market Boulevard, Box 147 Chanhassen, Minnesota 55317 Dear Sir or Madam: We hereby issue, for the account of (Name of Developer) and in your favor, our Irrevocable Letter of Credit in the amount of $____________, available to you by your draft drawn on sight on the undersigned bank. The draft must: a) Bear the clause, "Drawn under Letter of Credit No. __________, dated ________________, 2______, of (Name of Bank) "; b) Be signed by the Mayor or City Manager of the City of Chanhassen. c) Be presented for payment at (Address of Bank) , on or before 4:00 p.m. on November 30, 2______. This Letter of Credit shall automatically renew for successive one-year terms unless, at least forty- five (45) days prior to the next annual renewal date (which shall be November 30 of each year), the Bank delivers written notice to the Chanhassen City Manager that it intends to modify the terms of, or cancel, this Letter of Credit. Written notice is effective if sent by certified mail, postage prepaid, and deposited in the U.S. Mail, at least forty-five (45) days prior to the next annual renewal date addressed as follows: Chanhassen City Manager, Chanhassen City Hall, 7700 Market Boulevard, P.O. Box 147, Chanhassen, MN 55317, and is actually received by the City Manager at least thirty (30) days prior to the renewal date. This Letter of Credit sets forth in full our understanding which shall not in any way be modified, amended, amplified, or limited by reference to any document, instrument, or agreement, whether or not referred to herein. This Letter of Credit is not assignable. This is not a Notation Letter of Credit. More than one draw may be made under this Letter of Credit. This Letter of Credit shall be governed by the most recent revision of the Uniform Customs and Practice for Documentary Credits, International Chamber of Commerce Publication No. 600. We hereby agree that a draft drawn under and in compliance with this Letter of Credit shall be duly honored upon presentation. BY: ____________________________________ Its ______________________________ GC-1 CITY OF CHANHASSEN DEVELOPMENT CONTRACT (Developer Installed Improvements) EXHIBIT "B" GENERAL CONDITIONS 1. Right to Proceed. Within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this 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 plat has been recorded with the County Recorder's Office or Registrar of Title’s Office of the County where the plat is located, and 4) the City Engineer has issued a letter that the foregoing conditions have been satisfied and then the Developer may proceed. 2. Phased Development. If the plat is a phase of a multiphased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has breached this Contract and the breach has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 3. Preliminary Plat Status. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 4. Changes in Official Controls. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current urban service area, or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 5. Improvements. The improvements specified in the Special Provisions of this Contract shall be installed in accordance with City standards, ordinances, and plans and specifications which have been prepared and signed by a competent registered professional engineer furnished to the City and approved by the City Engineer. The Developer shall obtain all necessary permits from the Metropolitan Council Environmental Services and other pertinent agencies before proceeding GC-2 with construction. The City will, at the Developer's expense, have one or more construction inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer shall also provide a qualified inspector to perform site inspections on a daily basis. Inspector qualifications shall be submitted in writing to the City Engineer. The Developer shall instruct its project engineer/inspector to respond to questions from the City Inspector(s) and to make periodic site visits to satisfy that the construction is being performed to an acceptable level of quality in accordance with the engineer's design. The Developer or his engineer shall schedule a preconstruction meeting at a mutually agreeable time at the City Council chambers with all parties concerned, including the City staff, to review the program for the construction work. 6. Iron Monuments. Before the security for the completion of utilities is released, all monuments must be correctly placed in the ground in accordance with Minn. Stat. § 505.02, Subd. 1. The Developer's surveyor shall submit a written notice to the City certifying that the monuments have been installed. 7. 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 plat development. 8. Site Erosion and Sediment Control. Before the site is rough graded, and before any utility construction is commenced or building permits are issued, the erosion and sediment control plan, Plan B, shall be implemented, inspected, and approved by the City. The City may impose additional erosion and sediment 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 and sediment 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 and sediment transport. If the Developer does not comply with the erosion and sediment control plan and schedule of supplementary instructions received from the City, the City may take such action as it deems appropriate to control erosion and sediment transport 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 the plat is in full compliance with the erosion and sediment control requirements. Erosion and sediment control needs to be maintained until vegetative cover has been restored to 90%, even if construction has been completed and accepted. After the site has been stabilized to where, in the opinion of the City, there is no longer a need for erosion and sediment control, the City will authorize the removal of the erosion and sediment control, i.e. hay bales and silt fence. The Developer shall remove and dispose of the erosion and sediment control measures. 8a. Erosion Control During Construction of a Dwelling or Other Building. Before a building permit is issued for construction of a dwelling or other building on a lot, a $500.00 cash escrow or letter of credit per lot shall also be furnished to the City to guarantee compliance with City Code § 7-22. GC-3 9. Clean up. The Developer shall maintain a neat and orderly work site and shall daily clean, on and off site, dirt and debris, including blowables, from streets and the surrounding area that has resulted from construction work by the Developer, its agents or assigns. 10. Acceptance and Ownership of Improvements. Upon completion and acceptance by the City of the work and construction required by this Contract, the improvements lying within public easements shall become City property. After completion of the improvements, a representative of the contractor, and a representative of the Developer's engineer will make a final inspection of the work with the City Engineer. Before the City accepts the improvements, the City Engineer shall be satisfied that all work is satisfactorily completed in accordance with the approved plans and specifications and the Developer and his engineer shall submit a written statement to the City Engineer certifying that the project has been completed in accordance with the approved plans and specifications. The appropriate contractor waivers shall also be provided. Final acceptance of the public improvements shall be by City Council resolution. 11. Claims. In the event that the City receives claims from laborers, materialmen, or others that work required by this Contract has been performed, the sums due them have not been paid, and the laborers, materialmen, or others are seeking payment out of the financial guarantees posted with the City, and if the claims are not resolved at least ninety (90) days before the security required by this Contract will expire, the Developer hereby authorizes the City to commence an Interpleader action pursuant to Rule 22, Minnesota Rules of Civil Procedure for the District Courts, to draw upon the letters of credit in an amount up to 125% of the claim(s) and deposit the funds in compliance with the Rule, and upon such deposit, the Developer shall release, discharge, and dismiss the City from any further proceedings as it pertains to the letters of credit deposited with the District Court, except that the Court shall retain jurisdiction to determine attorneys' fees. 12. Park Dedication. The Developer shall pay full park dedication fees in conjunction with the installation of the plat improvements. The park dedication fees shall be the current amount in force at the time of final platting pursuant to Chanhassen City Ordinances and City Council resolutions. 13. Landscaping. Landscaping shall be installed in accordance with Plan D. Unless otherwise approved by the City, trees not listed in the City’s approved tree list are prohibited. The minimum tree size shall be two and one-half (2½) inches caliper, balled and burlapped. The trees may not be planted in the boulevard (area between curb and property line) along public streets. In addition to any sod required as a part of the erosion and sediment control plan, Plan B, the Developer or lot purchaser shall sod the boulevard area and all drainage ways utilizing a minimum of six (6) inches of topsoil as a base. Seed or sod shall also be placed on all disturbed areas of the development utilizing a minimum of six (6) inches of topsoil as base. A landscape security equal to the value of the landscape plus 10% will be held by the city until city acceptance of the landscape installation. After satisfactory inspection by City staff, the landscaping may be accepted. Upon acceptance, 10% of the landscape value will be help for one full growing season. When final approval is given after the growing season, the remaining security will be released. GC-4 If the requirements are not satisfied, the City may use the security to satisfy the requirements. The City may also use the escrowed funds for maintenance of erosion control pursuant to City Code Section 7-22 or to satisfy any other requirements of this Contract or of City ordinances. These requirements supplement, but do not replace, specific landscaping conditions that may have been required by the City Council for project approval. 14. Warranty. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to two (2) years from the date of final written acceptance. C. The required warranty period for sod, trees, and landscaping is one full growing season following acceptance by the City. 15. Lot Plans. Prior to the issuance of building permits, an acceptable Grading, Drainage, Erosion Control including silt fences, and Tree Removal Plan shall be submitted for each lot for review and approval by the City Engineer. Each plan shall assure that drainage is maintained away from buildings and that tree removal is consistent with development plans and City Ordinance. 16. Existing Assessments. Any existing assessments against the plat will be re-spread against the plat in accordance with City standards. 17. Hook-up Charges. At the time of final plat approval the Developer shall pay 30% of the City Sewer Hook-up charge and 30% of the City Water hook up charge for each lot in the plat in the amount specified in Special Provision, Paragraph 8, of this Development Contract. The balance of the hook-up charges is collected at the time building permits are issued are based on 70% of the rates then in effect, unless a written request is made to assess the costs over a four year term at the rates in effect at time of application. 18. Public Street Lighting. The Developer shall have installed and pay for public street lights in accordance with City standards. The public street lights shall be accepted for City ownership and maintenance at the same time that the public street is accepted for ownership and maintenance. A plan shall be submitted for the City Engineer's approval prior to the installation. Before the City signs the final plat, the Developer shall pay the City a fee of $300.00 for each street light installed in the plat. The fee shall be used by the City for furnishing electricity and maintaining each public street light for twenty (20) months. GC-5 19. Signage. All street signs, traffic signs, and wetland monumentation required by the City as a part of the plat shall be furnished and installed by the City at the sole expense of the Developer. 20. House Pads. The Developer shall promptly furnish the City "as-built" plans indicating the amount, type and limits of fill on any house pad location. 21. Responsibility for Costs. A. The Developer shall pay an administrative fee in conjunction with the installation of the plat improvements. This fee is to cover the cost of City Staff time and overhead for items such as review of construction documents, preparation of the Development Contract, monitoring construction progress, processing pay requests, processing security reductions, and final acceptance of improvements. This fee does not cover the City's cost for construction inspections. The fee shall be calculated as follows: i) if the cost of the construction of public improvements is less than $500,000, three percent (3%) of construction costs; ii) if the cost of the construction of public improvements is between $500,000 and $1,000,000, three percent (3%) of construction costs for the first $500,000 and two percent (2%) of construction costs over $500,000; iii) if the cost of the construction of public improvements is over $1,000,000, two and one-half percent (2½%) of construction costs for the first $1,000,000 and one and one-half percent (1½%) of construction costs over $1,000,000. Before the City signs the final plat, the Developer shall deposit with the City a fee based upon construction estimates. After construction is completed, the final fee shall be determined based upon actual construction costs. The cost of public improvements is defined in paragraph 6 of the Special Provisions. B. In addition to the administrative fee, the Developer shall reimburse the City for all costs incurred by the City for providing construction and erosion and sediment control inspections. This cost will be periodically billed directly to the Developer based on the actual progress of the construction. Payment shall be due in accordance with Article 21E of this Agreement. C. 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 plat 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. GC-6 D. In addition to the administrative fee, the Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time, the City may halt all plat development work and construction, including but not limited to the issuance of building permits for lots which the Developer may or may not have sold, until the bills are paid in full. Bills not paid within thirty (30) days shall accrue interest at the rate of 8% per year. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as, but not limited to, sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. G. Private Utilities. The Developer shall have installed and pay for the installation of electrical, natural gas, telephone, and cable television service in conjunction with the overall development improvements. These services shall be provided in accordance with each of the respective franchise agreements held with the City. H. The developer shall pay the City a fee established by City Council resolution, to reimburse the City for the cost of updating the City’s base maps, GIS data base files, and converting the plat and record drawings into an electronic format. Record drawings must be submitted within four months of final acceptance of public utilities. All digital information submitted to the City shall be in the Carver County Coordinate system. 22. 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 Contract 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. 23. Miscellaneous. A. Construction Trailers. Placement of on-site construction trailers and temporary job site offices shall be approved by the City Engineer as a part of the pre-construction meeting for installation of public improvements. Trailers shall be removed from the subject property within thirty (30) days following the acceptance of the public improvements 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 Contract. The City is not a guarantor of the Developer’s obligations under this Contract. The City shall have no responsibility or liability to lot purchasers or others for the City’s failure to enforce this Contract or for allowing deviations from it. GC-7 D. Breach of Contract. Breach of the terms of this Contract by the Developer shall be grounds for denial of building permits, including lots sold to third parties. The City may also issue a stop work order halting all plat development until the breach has been cured and the City has received satisfactory assurance that the breach will not reoccur. E. Severability. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. Building Permits. Building permits will not be issued in the plat until sanitary sewer, watermain, and storm sewer have been installed, tested, and accepted by the City, and the streets needed for access have been paved with a bituminous surface and the site graded and revegetated in accordance with Plan B of the development plans. G. Waivers/Amendments. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. 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 Contract shall not be a waiver or release. H. Release. This Contract shall run with the land and may be recorded against the title to the property . After the Developer has completed the work required of it under this Contract, at the Developer's request the City Manager will issue a Certificate of Compliance. Prior to the issuance of such a certificate, individual lot owners may make as written request for a certificate applicable to an individual lot allowing a minimum of ten (10) days for processing. I. Insurance. Developer shall take out and maintain until six (6) months after the City has accepted the public improvements, public liability and property damage insurance covering personal injury, including death, and claims for property damage which may arise out of Developer's work or the work of its subcontractors or by one directly or indirectly employed by any of them. Limits for bodily injury and death shall be not less than $500,000 for one person and $1,000,000 for each occurrence; limits for property damage shall be not less than $500,000 for each occurrence; or a combination single limit policy of $1,000,000 or more. The City shall be named as an additional insured on the policy, and the Developer shall file with the City a certificate evidencing coverage prior to the City signing the plat. The certificate shall provide that the City must be given ten (10) days advance written notice of the cancellation of the insurance. The certificate may not contain any disclaimer for failure to give the required notice. J. Remedies. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, expressed 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. GC-8 K. Assignability. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. L. Construction Hours. Construction hours, including pick-up and deliveries of material and equipment and the operation of any internal combustion engine, may only occur from 7:00 a.m. to 6:00 p.m. on weekdays, from 9:00 a.m. to 5:00 p.m. on Saturdays with no such activity allowed on Sundays or on legal holidays. Contractors must require their subcontractors, agents and supplies to comply with these requirements and the Contractor is responsible for their failure to do so. Under emergency conditions, this limitation may be waived by the written consent of the City Engineer. If construction occurs outside of the permitted construction hours, the Contractor shall pay the following administrative penalties: First violation $ 500.00 Second violation $ 1,000.00 Third & subsequent violations All site development and construction must cease for seven (7) calendar days M. Noise Amplification. The use of outdoor loudspeakers, bullhorns, intercoms, and similar devices is prohibited in conjunction with the construction of homes, buildings, and the improvements required under this contract. The administrative penalty for violation of construction hours shall also apply to violation of the provisions in this paragraph. N. Access. All access to the plat prior to the City accepting the roadway improvements shall be the responsibility of the Developer regardless if the City has issued building permits or occupancy permits for lots within the plat. O. Street Maintenance. The Developer shall be responsible for all street maintenance until streets within the plat are accepted by the City. Warning signs shall be placed by the Developer when hazards develop in streets to prevent the public from traveling on same and directing attention to detours. If streets become impassable, the City may order that such streets shall be barricaded and closed. The Developer shall maintain a smooth roadway surface and provide proper surface drainage. The Developer may request, in writing, that the City plow snow on the streets prior to final acceptance of the streets. The City shall have complete discretion to approve or reject the request. The City shall not be responsible for reshaping or damage to the street base or utilities because of snow plowing operations. The provision of City snow plowing service does not constitute final acceptance of the streets by the City. P. Stormwater Management • The Developer shall be responsible for the operation and maintenance of the private storm sewer system (including ponds, pipes, catch basins, culverts and swales) within the plat. The Developer shall be responsible for cleaning and maintenance of adjacent off-site storm sewer system that receives stormwater from the plat. The Developer shall follow all instructions it receives from the City concerning the cleaning and maintenance of the storm sewer system. The Developer's obligations for cleaning and maintenance of adjacent off-site storm sewer GC-9 system under this paragraph shall end two (2) years after the public street and storm drainage improvements in the plat have been accepted by the City. Twenty percent (20%) of the storm sewer costs, shown under section 6 of the special provisions of this contract, will be held by the City for the duration of the 2-year maintenance period. • The Developer must prepare an operations and maintenance plan that provides for the protection and preservation of the private stormwater treatment devices to provide for the designed water resource benefit in perpetuity. Including contact information for person(s) responsible for maintenance as well as person(s) performing onsite inspection and maintenance duties. The City must approve operation and maintenance plans prior to permits being issued. • The Developer must enter into a maintenance agreement with the City and record that agreement against the property. • A design and planting plan for vegetated BMPs approved by the Water Resources Coordinator is required. Developer must use species native to the ecoregion. • Bio-filtration basin should be identified in sequencing. Basins should not be completed until all contributing area draining to basins are stabilized. • City staff to be called, and be on site when contractor is installing bio-filtration basin to make sure the existing subsoil is scarified 18 inches below surface in bio-filtration basin • Contractor to have written statement as part of the pre-construction meeting, the means and method of how they plan to scarify and protect the subsurface from compaction in the bio- filtration basins. • City staff or their designees shall have access to the site at all times for the purpose of stormwater inspection and maintenance activities. • Developer must submit as-built plans signed by a certified engineer and approved by the Water Resources Coordinator within 90 days of final site stabilization. Q. 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 platting 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. R. Variances. By approving the plat, the Developer represents that all lots in the plat are buildable without the need for variances from the City's ordinances. S. Compliance with Laws, Ordinances, and Regulations. In the development of the plat the Developer shall comply with all laws, ordinances, and regulations of the following authorities: 1. City of Chanhassen; 2. State of Minnesota, its agencies, departments and commissions; 3. United States Army Corps of Engineers; 4. Watershed District(s); 5. Metropolitan Government, its agencies, departments and commissions. GC-10 T. 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 to enter into this Development Contract. U. 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. V. 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. On lots which have no fill material a soils report from a qualified soils engineer is not required unless the City's building inspection department determines from observation that there may be a soils problem. On lots with fill material that have been mass graded as part of a multi-lot grading project, a satisfactory soils report from a qualified soils engineer shall be provided before the City issues a building permit for the lot. On lots with fill material that have been custom graded, a satisfactory soils report from a qualified soils engineer shall be provided before the City inspects the foundation for a building on the lot. W. Haul Routes. The Developer, the Developer’s contractors or subcontractors must submit proposed haul routes for the import or export of soil, construction material, construction equipment or construction debris, or any other purpose. All haul routes must be approved by the City Engineer X. Development Signs. The Developer shall post a six foot by eight foot development sign in accordance with City Detail Plate No. 5313 at each entrance to the project. The sign shall be in place before construction of the required improvements commences and shall be removed when the required improvements are completed, except for the final lift of asphalt on streets. The signs shall contain the following information: project name, name of developer, developer’s telephone number and designated contact person, allowed construction hours. Y. Construction Plans. Upon final plat approval, the developer shall provide the City with two complete sets of full-size construction plans and four sets of 11”x17” reduced construction plan sets and three sets of specifications. Within four months after the completion of the utility improvements and base course pavement and before the security is released, the Developer shall supply the City with the following: (1) a complete set of reproducible Mylar as-built plans, (2) two complete full-size sets of blue line/paper as-built plans, (3) two complete sets of utility tie sheets, (4) location of buried fabric used for soil stabilization, (5) location stationing and swing ties of all utility stubs including draintile cleanouts, (6) bench mark network, (7) digital file of as-built plans in both .dxf & .tif format (the .dxf file must be tied to the current county coordinate system), (8) digital file of utility tie sheets in either .doc or .tif format, and (9) a breakdown of lineal footage of all utilities GC-11 installed, including the per lineal foot bid price. The Developer is required to submit the final plat in electronic format. Z. As-Built Lot Surveys. An as-built lot survey will be required on all lots prior to the Certificate of Occupancy being issued. The as-built lot survey must be prepared, signed, and dated by a Registered Land Surveyor. Sod and the bituminous driveways must be installed before the as- built survey is completed. If the weather conditions at the time of the as-built are not conducive to paving the driveway and/or installing sod, a temporary Certificate of Occupancy may be issued and the as-built escrow withheld until all work is complete. Rev. 3/31/06 LOCATION MAPOWNERSTRUCTURAL ENGINEERARCHITECTCIVIL ENGINEERSURVEYOR:PROJECT TEAMCONTRACTORHEADWATERS DEVELOPMENT17550 HEMLOCK AVENUELAKEVILLE, MN 55044CONTACT: MIKE HOAGBERGPHONE: (952)378-4386ENGELSMA CONSTRUCTION, INC.MINNEAPOLIS, MN 55427CONTACT: JEFF ENGELSMAPHONE: (763) 536-9200SPERIDES REINERS ARCHITECTS, INC.4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MN 55437CONTACT: ERIC REINERS, AIAPHONE: (952) 996-9662BKBM ENGINEERS59429 BROOKLYN BLVD.MINNEAPOLIS, MN 55429CONTACT: TINA WYFFELS, PEPHONE: (763) 843-0420SUNDE LAND SURVEYING9001 EAST BLOOMINGTON FREEWAYSUITE #118BLOOMINGTON, MN 55420CONTACT: LENNY CARLSONPHONE: (952) 881-2455PROJECT IMAGESHEET INDEXBKBM ENGINEERS59429 BROOKLYN BLVD.MINNEAPOLIS, MN 55429CONTACT: KEITH MATTE, PEPHONE: (763) 843-0446UNIT NAMESASB*1A1B1C1D*1+A1+B1+C*1+D1+E1+F2A2B2C*2D2E2F2+ATOTALS:*ACCESSIBLE UNITQUANTITY322431154722134639534101SQUARE FOOTAGE504 SF571 SF725 SF803 SF658 SF752 SF986 SF910 SF977 SF832 SF1,088 SF896 SF915 SF1,019 SF1,076 SF1,109 SF1,028 SF903 SF1,370 SFFIRST FLOOR00300010000011010018SECOND FLOOR107131110001111211124THIRD FLOOR117142131111121321135FOURTH FLOOR117142131101121321134UNIT SUMMARYUNIT NAMEMC-1*MC-2MC-3*MC-4MC-5MC-6MC-7MC-8MC-9MC-10MC-11MC-12MC-13MC-14MC-15MC-16MC-17MC-18MC-19MC-20MC-21MC-22MC-23MC-24MC-25MC-26MC-27MC-28TOTALS:*ACCESSIBLE UNITQUANTITY111111111111111111111111111128SQUARE FOOTAGE485 SF439 SF504 SF399 SF460 SF460 SF408 SF512 SF463 SF463 SF399 SF560 SF443 SF399 SF443 SF405 SF463 SF463 SF398 SF411 SF448 SF401 SF416 SF466 SF399 SF399 SF466 SF399 SFMEMORY CARE UNIT SUMMARYUNIT NAMEEC-1*EC-2*EC-3*EC-4*EC-5*EC-6*EC-7*EC-8*TOTALS:*ACCESSIBLE UNITQUANTITY111111118SQUARE FOOTAGE472 SF427 SF504 SF448 SF568 SF510 SF443 SF444 SFEXTENDED CARE UNIT SUMMARYUNIT SUMMARYLANDSCAPE ARCHITECTCONFLUENCE530 N THIRD STREETSUITE 120MINNEAPOLIS, MN 55401CONTACT: TERRY MINARIK, PLA, ASLAPHONE: (612) 333-3702REGISTRATION NO.DATEPROJECT NO:4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY:CHECKED BY:I HERBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYREGISTERED ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTAERIC A. REINERS, AIA26376 1/17SPERIDES REINERS ARCHITECTS, INC.12/19/2017 1:05:47 PMAJATV14-040A0.0MISSION HILLSTITLE SHEETHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAMISSION HILLS SENIOR LIVINGHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTA 55317DisciplineSHEETSHEET NAMECity SubmittalARCHITECTURAL A3.15 SECOND FLOOR RCP - AREA AARCHITECTURAL A3.16 SECOND FLOOR RCP - AREAS B & CARCHITECTURAL A3.17 THIRD FLOOR RCP - AREA AARCHITECTURAL A3.18 THIRD FLOOR RCP - AREAS B & CARCHITECTURAL A3.19 FOURTH FLOOR RCP - AREA AARCHITECTURAL A3.20 FOURTH FLOOR RCP - AREA B & CARCHITECTURAL A4.00 EXTERIOR ELEVATIONSARCHITECTURAL A4.01 EXTERIOR ELEVATIONSARCHITECTURAL A4.02 EXTERIOR ELEVATIONSARCHITECTURAL A4.03 EXTERIOR ELEVATIONARCHITECTURAL A4.04 EXTERIOR ELEVATIONARCHITECTURAL A4.10 ENLARGED ELEVATIONSARCHITECTURAL A5.00 BUILDING SECTIONSARCHITECTURAL A5.10 WALL SECTIONSARCHITECTURAL A5.11 WALL SECTIONSARCHITECTURAL A5.12 WALL SECTIONSARCHITECTURAL A5.13 WALL SECTIONSARCHITECTURAL A6.00 EXTERIOR DETAILSARCHITECTURAL A6.01 EXTERIOR DETAILSARCHITECTURAL A6.02 EXTERIOR DETAILSARCHITECTURAL A6.03 EXTERIOR DETAILSARCHITECTURAL A6.04 EXTERIOR DETAILSARCHITECTURAL A6.05 EXTERIOR DETAILSARCHITECTURAL A6.06 EXTERIOR DETAILSARCHITECTURAL A6.07 EXTERIOR DETAILS MONUMENT SIGNARCHITECTURAL A7.00 INTERIOR ELEVATIONS AT MAIN COMMONSARCHITECTURAL A7.01 INTERIOR ELEVATIONS AT MAIN COMMONSARCHITECTURAL A7.02 INTERIOR ELEVATIONS AT MEMORY CAREARCHITECTURAL A7.03 INTERIOR ELEVATIONS AT DAYCAREARCHITECTURAL A7.04 INTERIOR ELEVATIONS AT DAYCAREARCHITECTURAL A7.05 INTERIOR ELEVATIONS AT DAYCARE AND BUSINESS SUITEARCHITECTURAL A7.06 INTERIOR ELEVATIONS 2ND FLOOR AND PUBLIC TOILETSARCHITECTURAL A7.07 INTERIOR ELEVATIONS AT 3RD AND 4TH FLOORSARCHITECTURAL A8.00 DETAILSARCHITECTURAL A8.01 DETAILSARCHITECTURAL A8.02 DETAILSARCHITECTURAL A8.03 DETAILSARCHITECTURAL A8.04 DETAILSARCHITECTURAL A8.05 DETAILSARCHITECTURAL A8.06 UNIT DETAILSARCHITECTURAL A8.07 INTERIOR DETAILSARCHITECTURAL A8.08 INTERIOR DETAILSARCHITECTURAL A8.10 ENLARGED STAIR PLANSARCHITECTURAL A8.11 ENLARGED STAIR PLAN DETAILSARCHITECTURAL A8.12 MAIN STAIR DETAILSARCHITECTURAL A9.00 DOOR AND FRAME SCHEDULE, NOTES, AND ELEVATIONSARCHITECTURAL A9.01 WINDOW ELEVATIONS AND OPENING DETAILSARCHITECTURAL A10.00 FIRST FLOOR FINISH PLAN - AREA AARCHITECTURAL A10.01 FIRST FLOOR FINISH PLAN - AREA B & CARCHITECTURAL A10.02 FIRST FLOOR FINISH PLAN - AREAS D & EARCHITECTURAL A10.03 SECOND FLOOR FINISH PLAN - AREA AARCHITECTURAL A10.04 SECOND FLOOR FINISH PLAN - AREAS B & CARCHITECTURAL A10.05 THIRD FLOOR FINISH PLAN - AREA AARCHITECTURAL A10.06 THIRD FLOOR FINISH PLAN - AREA B & CARCHITECTURAL A10.07 FOURTH FLOOR FINISH PLAN - AREA AARCHITECTURAL A10.08 FOURTH FLOOR FINISH PLAN - AREAS B & CARCHITECTURAL A10.09 FINISH LEGEND & BASEMENT RFSDisciplineSHEETSHEET NAMECity SubmittalGENERALGENERAL A0.0 TITLE SHEET○PLATPLAT PLAT PLAT○SURVEYSURVEY SURVEY SURVEY○CIVILCIVIL C000 DEMOLITION AND EROSION CONTROL PLAN○CIVIL C100 GRADING, DRAINAGE, AND EROSION CONTROL PLAN - PHASE 1○CIVIL C101 GRADING, DRAINAGE, AND EROSION CONTROL PLAN - PHASE 2○CIVIL C102 IRRIGATION AREA PLAN○CIVIL C200 UTILITY PLAN○CIVIL C201 SANITARY SEWER AND WATERMAIN PLAN AND PROFILES○CIVIL C202 STORM SEWER PLAN AND PROFILES○CIVIL C203 STORM SEWER PLAN AND PROFILES○CIVIL C204 STORM SEWER PLAN AND PROFILES○CIVIL C300 PAVING AND GEOMETRIC PLAN○CIVIL C301 TRUCK TURNING MOVEMENT PLAN○CIVIL C400 CIVIL DETAILS SHEET○CIVIL C401 CIVIL DETAILS SHEET○CIVIL C402 CIVIL DETAILS SHEET○CIVIL C500 STORM WATER POLLUTION PREVENTION PLAN○LANDSCAPELANDSCAPE L100 SITE PLAN○LANDSCAPE L400 REFERENCE PLAN○LANDSCAPE L401 LANDSCAPE PLAN○LANDSCAPE L402 LANDSCAPE PLAN - SOUTH ENLARGEMENT○LANDSCAPE L500 SITE DETAILS○LANDSCAPE L501 PLANTING DETAILS○STRUCTURALSTRUCTURAL S1.0 TITLE SHEETSTRUCTURAL S2.03 FOOTING AND FOUNDATION PLAN - AREA ASTRUCTURAL S2.04 FOOTING AND FOUNDATION PLAN - AREAS B &CSTRUCTURAL S2.05 FOOTING AND FOUNDATION PLAN - AREAS D & ESTRUCTURAL S2.13 FIRST FLOOR FRAMING PLAN - AREA ASTRUCTURAL S2.14 FIRST FLOOR FRAMING PLAN - AREAS B & CSTRUCTURAL S2.15 FIRST FLOOR PLAN - AREAS D & ESTRUCTURAL S2.20P FIRST FLOOR PRECAST LOADING PLANSTRUCTURAL S2.23 SECOND FLOOR FLOOR FRAMING PLAN - AREA ASTRUCTURAL S2.24 SECOND FLOOR FRAMING PLAN - AREAS B & CSTRUCTURAL S2.25 ROOF FRAMING PLAN AREAS D & ESTRUCTURAL S2.33 THIRD FLOOR FRAMING PLAN - AREA ASTRUCTURAL S2.34 THIRD FLOOR FRAMING PLAN - AREAS B & CSTRUCTURAL S2.43 FOURTH FLOOR FRAMING PLAN - AREA ASTRUCTURAL S2.44 FOURTH FLOOR FRAMING PLAN - AREAS B & CSTRUCTURAL S2.53 ROOF FRAMING PLAN - AREA ASTRUCTURAL S2.54 ROOF FRAMING PLAN - AREAS B & CSTRUCTURAL S3.0 SECTIONS AND DETAILSSTRUCTURAL S3.1 SECTIONS AND DETAILSSTRUCTURAL S3.2 SECTIONS AND DETAILSSTRUCTURAL S3.3 SECTIONS AND DETAILSSTRUCTURAL S3.4 SECTIONS AND DETAILSSTRUCTURAL S3.5 SCHEDULES AND DETAILSSTRUCTURAL S4.0 SCHEDULES AND DETAILSSTRUCTURAL S4.1 SCHEDULES AND DETAILSARCHITECTURALARCHITECTURAL A0.1 CODE SUMMARYARCHITECTURAL A0.2 CODE PLAN - BASEMENTARCHITECTURAL A0.3 CODE PLAN - FIRST FLOORARCHITECTURAL A0.4 CODE PLAN - SECOND FLOORARCHITECTURAL A0.5 CODE PLAN - THIRD FLOORARCHITECTURAL A0.6 CODE PLAN - FOURTH FLOORARCHITECTURAL A0.7 ASSEMBLY TYPESARCHITECTURAL A1.00 ARCHITECTURAL SITE PLAN○ARCHITECTURAL A2.00 BASEMENT LEVEL OVERALLARCHITECTURAL A2.01 MAIN LEVEL OVERALLARCHITECTURAL A2.02 SECOND LEVEL OVERALLARCHITECTURAL A2.03 THIRD LEVEL OVERALLARCHITECTURAL A2.04 FOURTH LEVEL OVERALLARCHITECTURAL A2.05 ROOF PLANARCHITECTURAL A2.10 BASEMENT FLOOR PLAN - AREA AARCHITECTURAL A2.11 BASEMENT FLOOR PLAN - AREAS B & CARCHITECTURAL A2.12 FIRST FLOOR PLAN - AREA AARCHITECTURAL A2.13 FIRST FLOOR - AREAS B & CARCHITECTURAL A2.14 FIRST FLOOR - AREAS D & EARCHITECTURAL A2.15 SECOND FLOOR - AREA AARCHITECTURAL A2.16 SECOND FLOOR - AREAS B & CARCHITECTURAL A2.17 THIRD FLOOR - AREA AARCHITECTURAL A2.18 THIRD FLOOR - AREAS B & CARCHITECTURAL A2.19 FOURTH FLOOR - AREA AARCHITECTURAL A2.20 FOURTH FLOOR - AREAS B & CARCHITECTURAL A2.30 AREA A & D FIRST FLOOR - MISCELLANEOUS ENLARGED PLANSARCHITECTURAL A2.31 AREA A & C FIRST FLOOR - MISCELLANEOUS ENLARGED PLANSARCHITECTURAL A2.32 AREA A - MISCELLANEOUS ENLARGED PLANSARCHITECTURAL A2.33 AREA A - MISCELLANEOUS ENLARGED PLANSARCHITECTURAL A2.34 AREA B FIRST FLOOR - DAYCARE WESTARCHITECTURAL A2.35 AREA B FIRST FLOOR - DAYCARE EASTARCHITECTURAL A2.40 UNITS SA AND SBARCHITECTURAL A2.41 UNITS 1A AND 1BARCHITECTURAL A2.42 UNITS 1C AND 1DARCHITECTURAL A2.43 UNITS 1+A AND 1+BARCHITECTURAL A2.44 UNITS 1+C AND 1+DARCHITECTURAL A2.45 UNITS 1+E AND 1+FARCHITECTURAL A2.46 UNITS 2A AND 2BARCHITECTURAL A2.47 UNIT 2CARCHITECTURAL A2.48 UNITS 2D AND 2EARCHITECTURAL A2.49 UNIT 2FARCHITECTURAL A2.50 UNIT 2+AARCHITECTURAL A2.51 EC UNITS AND MC UNITSARCHITECTURAL A3.10 BASEMENT RCP - AREA AARCHITECTURAL A3.11 BASEMENT RCP - AREA B & CARCHITECTURAL A3.12 FIRST FLOOR RCP - AREA AARCHITECTURAL A3.13 FIRST FLOOR RCP - AREAS B & CARCHITECTURAL A3.14 FIRST FLOOR RCP - AREAS D & EPROJECTLOCATIONISSUE RECORDISSUE #DATEDESCRIPTION112/18/2017CD SET DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 DATE:NAME:REG NO: 46674KEITH A. MATTEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATEOF MINNESOTA.PROJECT NO: NPA KAM 2000.01MISSION HILLSHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTAISSUE RECORDISSUE # DATEDESCRIPTION4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY: CHECKED BY:1 12/18/2017CD SET2017-18-08 2 SHEET L400, L401SHEET L402LEGEND:STANDARD CONCRETECOLORED CONCRETEBITUMINOUS ASPHALTPLANT BED W/ HARDWOOD MULCHSYNTHETIC TURFNATURAL TURF - SEEDNATURAL TURF - SODSHORT GRASS PRAIRIEBIOFILTRATION BASIN PLUGSBIOFILTRATION BASIN SEED MIX4-6" FIELDSTONE ROCK MULCHOVERSTORY TREEORNAMENTAL TREEEVERGREEN TREEPROJECT NO:ENTM17164MISSION HILLS HWY 101 AND 86TH STREET WEST CHANHASSEN, MINNESOTA ISSUE RECORD ISSUE # DATE DESCRIPTION 4200 WEST OLD SHAKOPEE ROAD SUITE 220 BLOOMINGTON, MINNESOTA 55437 PH: 952-996-9662 FX: 952-996-9663 WWW.SRA-MN.COM COPYRIGHT 2017 SPERIDES REINERS ARCHITECTS, INC CDRAWN BY:CHECKED BY:SR a SPERIDES REINERS ARCHITECTS, INC. 1 12/04/2017 CD SET DATE: NAME: REG NO: 42242 TERRY MINARIK 12/18/2017 COPYRIGHT © 2017 BY CONFLUENCE ALL RIGHTS RESERVED. THIS DRAWING IS PROVIDED AS AN INSTRUMENT OF SERVICE BY CONFLUENCE , AND IS INTENDED FOR USE ON THIS PROJECT ONLY. ANY REPRODUCTION, USE OR DISCLOSURE OF INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN CONSENT OF CONFLUENCE IS STRICTLY PROHIBITED. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. File Location: N:\2017\17164 - Mission Hills SRa\17164 - AutoCAD\L100 / Drawn by: XX / Checked by: XX SITE PLANL100LAYOUT NOTES:1. ALL CURBS RAMPS TO BE BUILT AS PERFEDERAL AND LOCAL ACCESSIBILITYSTANDARDS. .2. ALL WORK SHALL BE IN ACCORDANCE WITHOSHA CODES AND STANDARDS. NOTHINGINDICATED ON THESE DRAWINGS SHALLRELIEVE THE CONTRACTOR FROMCOMPLYING WITH ANY APPROPRIATESAFETY REGULATIONS.3. VERIFY COORDINATES PRIOR TOCONSTRUCTION.4. CONTRACTOR TO SUPPLY AND INSTALL ALLNECESSARY SLEEVES UNDER PAVING ANDWALKS.5. PROPOSED SIGNAGE TO MEET CITY CODESFOR GROUND SIGNS.40'80'20'10'0'1"=40'SCALE:01SITE PLAN AAAHDBCGAF2F3AIAAAAABIIIIIIAKEYNOTES:STEEL LANDSCAPE EDGER, SEE DETAIL 07/L5014' ECHELON PLUS FENCE & GATE, SEE DETAIL 11-12/L500MEMORY CARE FENCE & GATE, SEE DETAIL 13/L500PLAYGROUND, BY FLAGSHIP RECREATIONSYNTHETIC TURF AS FALL SURFACE, SEE DETAIL 03/L500SYNTHETIC TURF AS PUTTING GREEN, SEE DETAIL 01/L500GRILL STATION, SEE DETAIL 04-05/L500PERGOLA A & B, SEE DETAIL 06-10/L500MOVABLE SITE FURNITURE, BY OTHERSLEGEND:STANDARD CONCRETECOLORED CONCRETEBITUMINOUS ASPHALTPLANT BED W/ HARDWOOD MULCHSYNTHETIC TURFNATURAL TURF - SEEDNATURAL TURF - SODSHORT GRASS PRAIRIEBIOFILTRATION BASIN PLUGSBIOFILTRATION BASIN SEED MIX4-6" FIELDSTONE ROCK MULCHOVERSTORY TREEORNAMENTAL TREEEVERGREEN TREEAEBGRACBHIDEFFile Location: N:\2017\17164 - Mission Hills SRa\17164 - AutoCAD\L100 / Drawn by: XX / Checked by: XX REFERENCEPLANL40020'40'10'5'0'1"=20'SCALE:01REFERENCE PLANPROJECT NO:ENTM17164MISSION HILLS HWY 101 AND 86TH STREET WEST CHANHASSEN, MINNESOTA ISSUE RECORD ISSUE # DATE DESCRIPTION 4200 WEST OLD SHAKOPEE ROAD SUITE 220 BLOOMINGTON, MINNESOTA 55437 PH: 952-996-9662 FX: 952-996-9663 WWW.SRA-MN.COM COPYRIGHT 2017 SPERIDES REINERS ARCHITECTS, INC CDRAWN BY:CHECKED BY:SR a SPERIDES REINERS ARCHITECTS, INC. 1 12/04/2017 CD SET DATE: NAME: REG NO: 42242 TERRY MINARIK 12/18/2017 COPYRIGHT © 2017 BY CONFLUENCE ALL RIGHTS RESERVED. THIS DRAWING IS PROVIDED AS AN INSTRUMENT OF SERVICE BY CONFLUENCE , AND IS INTENDED FOR USE ON THIS PROJECT ONLY. ANY REPRODUCTION, USE OR DISCLOSURE OF INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN CONSENT OF CONFLUENCE IS STRICTLY PROHIBITED. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. E24BN2GT30CA1KC1GT1TC56RG39SH12CA88RO35CA21RO32SH51DL2GT18HY3AF25RO92RO6QB3TC25HD8HY12HM17HD33AC22HD14AC6TC1AB1KC1BP2PC2OV1PN10RA3BN1BN1PA1UA1PR1KC1MA1TM5QB1OV1BP1PR1AB1PC1BP1GT1BN1PA2AF1PC1TM1CI3PA1KC1TM1PR1AB1TM1QB1BP1QB1BN1AF1PC1AB1UA1PN1KC1UA29RO1GT1CI1MA1TC1PI6BS5HY1TC30PE26PE45SH18PE43MN8SHLEGEND:STANDARD CONCRETECOLORED CONCRETEBITUMINOUS ASPHALTSYNTHETIC TURFNATURAL TURF - SEEDNATURAL TURF - SODSHORT GRASS PRAIRIEBIOFILTRATION BASIN PLUGSBIOFILTRATION BASIN SEED MIX4-6" FIELDSTONE ROCK MULCHOVERSTORY TREEORNAMENTAL TREEEVERGREEN TREETREE CALLOUTSHRUB/PERENNIAL CALLOUT#XX#XXFile Location: N:\2017\17164 - Mission Hills SRa\17164 - AutoCAD\L400 Enlargements / Drawn by: XX / Checked by: XX LANDSCAPEPLANL40120'40'10'5'0'1"=20'SCALE:01MULTILINETITLEPROJECT NO:ENTM17164MISSION HILLS HWY 101 AND 86TH STREET WEST CHANHASSEN, MINNESOTA ISSUE RECORD ISSUE # DATE DESCRIPTION 4200 WEST OLD SHAKOPEE ROAD SUITE 220 BLOOMINGTON, MINNESOTA 55437 PH: 952-996-9662 FX: 952-996-9663 WWW.SRA-MN.COM COPYRIGHT 2017 SPERIDES REINERS ARCHITECTS, INC CDRAWN BY:CHECKED BY:SR a SPERIDES REINERS ARCHITECTS, INC. 1 12/04/2017 CD SET DATE: NAME: REG NO: 42242 TERRY MINARIK 12/18/2017 COPYRIGHT © 2017 BY CONFLUENCE ALL RIGHTS RESERVED. THIS DRAWING IS PROVIDED AS AN INSTRUMENT OF SERVICE BY CONFLUENCE , AND IS INTENDED FOR USE ON THIS PROJECT ONLY. ANY REPRODUCTION, USE OR DISCLOSURE OF INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN CONSENT OF CONFLUENCE IS STRICTLY PROHIBITED. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 27HM33AC88DE20HM1AP3CA29AC3CA14EC8AR15PH5SS26CO22RG11MN58MN94EC65SH30SH54DE29HM29LS10DE35PH32PE33RO54MN11CA10CA20HM33LS5RO13DE5RO8CA13DE40PV14HM19RG14RG19MNLEGEND:STANDARD CONCRETECOLORED CONCRETEBITUMINOUS ASPHALTSYNTHETIC TURFNATURAL TURF - SEEDNATURAL TURF - SODSHORT GRASS PRAIRIEBIOFILTRATION BASIN PLUGSBIOFILTRATION BASIN SEED MIX4-6" FIELDSTONE ROCK MULCHOVERSTORY TREEORNAMENTAL TREEEVERGREEN TREETREE CALLOUTSHRUB/PERENNIAL CALLOUT#XX#XXFile Location: N:\2017\17164 - Mission Hills SRa\17164 - AutoCAD\L400 Enlargements / Drawn by: XX / Checked by: XX LANDSCAPEPLAN -SOUTHENLARGEMENTL40210'20'5'2.5'0'1"=10'SCALE:01LANDSCAPE PLAN - SOUTH ENLARGEMENTPROJECT NO:ENTM17164MISSION HILLS HWY 101 AND 86TH STREET WEST CHANHASSEN, MINNESOTA ISSUE RECORD ISSUE # DATE DESCRIPTION 4200 WEST OLD SHAKOPEE ROAD SUITE 220 BLOOMINGTON, MINNESOTA 55437 PH: 952-996-9662 FX: 952-996-9663 WWW.SRA-MN.COM COPYRIGHT 2017 SPERIDES REINERS ARCHITECTS, INC CDRAWN BY:CHECKED BY:SR a SPERIDES REINERS ARCHITECTS, INC. 1 12/04/2017 CD SET DATE: NAME: REG NO: 42242 TERRY MINARIK 12/18/2017 COPYRIGHT © 2017 BY CONFLUENCE ALL RIGHTS RESERVED. THIS DRAWING IS PROVIDED AS AN INSTRUMENT OF SERVICE BY CONFLUENCE , AND IS INTENDED FOR USE ON THIS PROJECT ONLY. ANY REPRODUCTION, USE OR DISCLOSURE OF INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN CONSENT OF CONFLUENCE IS STRICTLY PROHIBITED. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 1X WRAPPED COLUMNSURROUNDGALVINIZED CARRIAGE BOLTS(2 PER CONNECTION)6 x 6 POST BASESIMPSON STRONGTIE18"CONCRETE FOOTING 5'-0" MIN,VERIFY WITH STRUCTURALENGINEER.SEE PLAN FOR CONCRETESURFACE TYPECONSTRUCTION JOINT4"NOTE: SEE DETAIL 02 FOR POSSIBLEFINISH NOTES.1X 8 WRAPPED TRIM1X 4 WRAPPED TRIMCAULK BETWEENTRIM FORWATERTIGHT SEAL1'-0" O.C.2X8 BEAM2X6 BEAM1X4 WRAPPED TRIM2X2 ANGLE W/LAG BOLTCONNECTIONS2X2 SLAT1X8 WRAPPED TRIM1X WRAPPEDCOLUMN SURROUND6X6 POSTLAG SCREWCONNECTION, EMBED 2"INTO BEAM BELOWNOTE: SEE DETAIL 02/LS501 FORPOSSIBLE FINISH NOTES.2"4"2X8 BEAM2X6 BEAM1X4 WRAPPED TRIM2X2 ANGLE W/LAG BOLTCONNECTIONS2X2 SLAT1X8 WRAPPED TRIM1X WRAPPEDCOLUMN SURROUND6X6 POST2"6"NOTE: SEE DETAIL 02/LS501 FORPOSSIBLE FINISH NOTES.1'-0" O.C.VARIES, SEE PLAN06L50008L5002 x 6 BEAM2 x 8 SOLID BEAM6X6 TREATED POST - WRAPCOLUMN WITH WHITECEMENT BOARD ORENGINEERED PLASTICBOARD9'-0"VARIES, SEE PLAN9'-0"COLOR: WHITEOPTION 1:SMOOTH ENGINEERED PLASTICOPTION 2:SANDED, PRIMED, AND PAINTED CEDARPERGOLA FINISH OPTIONS:2 x 2 SOLID BEAM07L500·ALL BOLTED CONNECTIONS TO BE HOT DIP GALVANIZED·STAINLESS STEEL SCREWS AND FINISH NAILS TO BE USEDPERGOLA FINISH NOTES:31516" TYPICAL114" x 1716"FORERUNNER Rail(See Cross- Section on Panel Drawing)TM15"4VarieswithHeightStandard Heights3', 312', 4', 5, 6'21" Min.Footing depth23" (Latch Clearance)Ameristar StandardLeaf Widths238" (Hinge Clearance)Single gate ArrangementPost size varies with Height(See ECHELON PLUS Post-Sizing chart)TM2"Nom.34" x .080 wall PicketGate Upright134" x .125 wallWeld on Box Hinge(Requires steel posts)3VarieswithHeight4NOTE:INSTALL FENCE PER MANUFACTURERSRECOMMENDATIONS.MODEL: ECHELON PLUSSTYLE: MAJESTIC, HEIGHTS VARY- SEELAYOUT PLAN, 3 RAIL, BLACK.MANUFACTURER: AMERISTAR FENCEW: AMERISTARFENCE.COMP: 1.888.333.3422Bracket Options114" x 1716" FORERUNNER Rail(See Cross- Section Below)8' O.C. Nom.VarieswithHeightStandard Heights3', 312', 4', 5', 6'21" Min.Footing depth2" Nom.5"324Post size varies with Height(See ECHELON Plus Post-Sizing chart)TM131516"TYPICAL34" x .045" PicketTMVarieswithHeight1'-0"SECASECTION AELEVATIONNOTES:2x RAILS TO BE FASTENED TO POSTS WITH POCKET SCREWS(CONCEALED BY VERTICAL PICKETS).POSTS SHALL BE SET IN A 4'-0" (MIN) DEPTH CONCRETE FOOTINGFENCE TO BE PRIMED AND PAINTED, COLOR AND FINISH TBD.2x6 TOP CAP RAIL2 x 6 RAIL5/4 x 6 PICKETS w/ 1/2" GAPSPACING2 x 6 RAIL6 x 6 POST w/ POST CAP (COLOR/MATERIAL TBD)5/4 x 6 PICKETS w/ 1/2" GAPSPACING2 x 4 RAIL, FRONT OF FENCE2 x 4 RAIL, BACK OF FENCE2 x 6 BRACE, BACK OF FENCEHEAVY DUTY HOOK SCREWAND STRAP HINGETHUMB LEVER LATCH FORTWO-SIDED ACCESS4'-0"CONCRETE FOOTING16'-0"DIA2X4 RAIL2x6 BOTTOM CAP RAIL2 x 6 RAIL2 x 6 RAIL5/4 x 6 PICKETS w/ 1/2" GAPSPACING2X2 RAIL2X2 RAILCROSS HALVING JOINTS @PICKET INTERSECTIONSSHOP DRAWINGS REQUIRED5'-0"O.C.3'-6" MINEQUAL O.C.2'-6"EQUAL O.C.8'-0" MAXIMUMVENEER TO MATCHARCHITECTURESTONE COUNTERTOPFINISHED GRADE05L500WEBBER SUMMITS-660 BUILT-INGAS GRILL2X4 STEEL FRAMECONSTRUCTIONSTONE COUNTERTOPWEBBER SUMMITS-660 BUILT-IN GAS GRILLFLUSH WITH VENEER FACADEVENEER TO MATCHARCHITECTURE11'-0"3'-0" 3'-0"NAIL OR STAPLEARTIFICIAL TURF TO BOARDUNDISTURBED GRADEPRESSURE TREATED 2X4,TRIM TO FIT AS NECESSARYARTIFICIAL TURF GRASSINFILL MATERIAL3/8" COMPACTED GRAVEL BASE24" STAKE3/4"4" MIN.PLANT BED MATERIALNOTE:INSTALL ARTIFICIAL TURF GRASS AND INFILLMATERIAL PER MANUFACTURERSRECOMMENDATIONS.316" METAL EDGER / STAKE,PER SPEC.PLANTING SOIL3/4"4" MIN.NAIL OR STAPLEARTIFICIAL TURF TOBOARDFASTEN BOARD WITHSS SCREWSCONCRETE WALKUNDISTURBEDGRADE3/8" COMPACTEDGRAVEL BASEPRESSURE TREATED2X4, TRIM TO FIT ASNECESSARYGEOTEXTILEFABRICARTIFICIAL TURF GRASS, ASSPECIFIED.INFILL MATERIAL.3/4"NOTE:INSTALL ARTIFICIAL TURF GRASS AND INFILLMATERIAL PER MANUFACTURERSRECOMMENDATIONS.MANUFACTURER: FOREVERLAWN MINNESOTATROY JOHNSON P: 612 210 1946troy@mn.foreverlawn.comARTIFICIAL TURF GRASS, AS SPECIFIED.INFILL MATERIAL.NAILER BOARD,MOUNTED 12" BELOW CONCRETESURFACEAND SECURED WITHCONCRETEFASTENERSCONCRETE EDGE2.25" SAFETY FOAMCOMPACTEDAGGREGATESUBBASESUBGRADE3"NOTE:INSTALL ARTIFICIAL TURF GRASS AND INFILLMATERIAL PER MANUFACTURERSRECOMMENDATIONS.MANUFACTURER: FOREVERLAWN MINNESOTATROY JOHNSON P: 612 210 1946troy@mn.foreverlawn.comPROJECT NO:ENTM17164MISSION HILLS HWY 101 AND 86TH STREET WEST CHANHASSEN, MINNESOTA ISSUE RECORD ISSUE # DATE DESCRIPTION 4200 WEST OLD SHAKOPEE ROAD SUITE 220 BLOOMINGTON, MINNESOTA 55437 PH: 952-996-9662 FX: 952-996-9663 WWW.SRA-MN.COM COPYRIGHT 2017 SPERIDES REINERS ARCHITECTS, INC CDRAWN BY:CHECKED BY:SR a SPERIDES REINERS ARCHITECTS, INC. 1 12/04/2017 CD SET DATE: NAME: REG NO: 42242 TERRY MINARIK 12/18/2017 COPYRIGHT © 2017 BY CONFLUENCE ALL RIGHTS RESERVED. THIS DRAWING IS PROVIDED AS AN INSTRUMENT OF SERVICE BY CONFLUENCE , AND IS INTENDED FOR USE ON THIS PROJECT ONLY. ANY REPRODUCTION, USE OR DISCLOSURE OF INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN CONSENT OF CONFLUENCE IS STRICTLY PROHIBITED. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota.GRILL STATION04L500N.T.SPERGOLA CONNECTION DETAIL 06L500N.T.SPERGOLA CONNECTION DETAIL 07L500N.T.SPERGOLA COLUMN DETAIL 08L500N.T.SPERGOLA, FRONT VIEW09L500N.T.SGRILL STATION SECTION 05L500N.T.SPERGOLA, SIDE VIEW10L500N.T.SSITEDETAILSL500SYNTHETIC PLAY TURF03L500N.T.S.PUTTING GREEN TURF @ PLANT BED02L500N.T.S.PUTTING GREEN TURF01L500N.T.S.4' ECHELON PLUS FENCE11L500N.T.S4' ECHELON PLUS GATE12L500N.T.SMEMORY GARDEN FENCE13L500N.T.S S SSD D 2/3D EDGE OF PLANTING AREAPLANT ROW-TYP.PLANT CENTER-TYP.TRIANGULARSPACING - 'S'DISTANCE BETWEENROWS - 'D'TOTAL AREA PERPLANT (SF)12"15"18"21"24" (2')30"36" (3')42"10-1/2"13"15-1/2"18"21"26"31"36"0.881.351.942.633.505.427.7510.50SEE PLAN12"MIN.PREPARE SOIL FORTHE ENTIRE BED4"3" SHREDDED HARDWOOD MULCH. DONOT PLACE MULCH IN CONTACT WITHSHRUB STEM.NOTE: SEE SPECIFICATION SECTIONRELATED TO EXTERIOR PLANTING.CONTAINER GROWN MATERIAL SHALLHAVE ROOTS HAND LOOSENED.MIN.4" DEEPER THAN ROOT BALL.SCARIFY SIDES AND BOTTOM OF ENTIREBED WITH SPADE BY HAND TO BIND WITHPLANTING SOIL.UNDISTURBED SUBGRADE.113 x AMIN.30"RADIUS MIN.4"AEACH TREE SHALL BE PLANTED SUCHTHAT THE ROOT FLARE IS VISIBLE AT THETOP OF THE ROOT BALL. IF THE ROOTFLARE IS NOT VISIBLE, THE SOIL SHALL BEREMOVED IN A LEVEL MANNER FROM THEROOT BALL TO WHERE THE FIRST MAINORDER ROOT (12" DIA. OR LARGER)EMERGES FROM THE TRUNK. SET MAINORDER ROOT 1" HIGHER THAN ADJACENTGRADE. DO NOT COVER TOP OF ROOTBALL WITH SOIL.SCARIFY SIDES OF TREE PIT WITHSPADE BY HAND TO BIND WITH PREPARED SOIL.PLANTING PIT TO BE TWO TO FIVETIMES THE DIAMETER OF ROOT BALL,SLOPEDTAMP SOIL AROUND ROOT BALL BASEFIRMLY WITH FOOT PRESSURE SO THATROOT BALL DOES NOT SHIFT.DRAINAGE TRENCH AS REQUIRED PERPERCOLATION TEST IN SPEC. AUGER A 4"DIA. HOLE & FILL W/ 34" GRAVEL.PLACE ROOT BALL ON UNDISTURBED ORCOMPACTED SOIL.DIG PLANTING PIT 4-6" DEEPER THANROOTBALL.UNDISTURBED SUBGRADE.REMOVE BURLAP, WINE, ROPEAND WIRE FROM TOP HALFOF ROOT BALL.COMPACT PLANTING SOIL TO85% OF MAXIMUM DRY UNITWEIGHT PER ASTM D 698.EDGE CONDITION VARIES, SEEPLAN.4" BUILT-UP EARTH SAUCERBEYOND EDGE OF ROOT BALL.3" SHREDDED HARDWOODMULCH. DO NOT PLACE MULCHIN CONTACT WITH ROOT FLARE.RODENT TRUNK PROTECTION: 12"HARDWIRE-CLOTH MESHCYLINDER. DIMENSIONS: 8"DIAMETER (OR GREATER) X 36"HEIGHT. STAKE IN PLACE,AVOIDING ROOTS. SEE SPEC.NOTE:CONTRACTOR SHALL BE RESPONSIBLEFOR MAINTAINING TREES IN A PLUMBPOSITION THROUGHOUT THE WARRANTYPERIOD. STAKING AND GUYING ISMANDATORY FOR TREES 4" CAL ORGREATER, AND ALL BARE ROOT TREES.WRAP TREE TRUNKS ONLY UPONAPPROVAL BY LANDSCAPE ARCHITECT.SEE SPECIFICATION SECTION 32 93 00.5' DIAMETER MULCH RING, TYP.1'- 6"4'-5" MIN.UNDISTURBED SUBGRADE.STEEL EDGING,AS SPECIFIEDMINIMIZE CONTACTW/ PLANT STEM(S)SET TOP OF ROOT CROWN 1" ABOVEFINISHED GRADE. MOUND PLANTINGBED SOIL SLIGHTLY TO TO TOP OFROOT CROWN.ORGANIC MULCH,AS SPECIFIED.TOP OF MULCH IS TO BELOWTOP OF WALK/CURB EXTENDINGA MIN. OF 1'-6" FROM EDGE OFWALK/CURB.5" DEEP MULCH POCKETCONCRETE WALK MAY OCCURNOTE: SEE SPECIFICATION SECTIONRELATED TO EXTERIOR PLANTING.PLANTING SOILSCARIFY SIDES AND BOTTOM OFENTIRE BED WITH SPACE BY HANDTO BIND WITH PLANTING SOIL.3" MIN.CONTAINER GROWN MATERIAL SHALLHAVE ROOTS HAVE LOOSENED.3" SHREDDED HARDWOOD MULCH(SEE SPECIFICATIONS)FINISHED GRADE ANDEDGE CONDITIONVARIES - SEE PLANFOR CONDITION.316" METAL EDGER W/STAKE, PER SPEC.VEGETATION - SEE LANDSCAPE PLAN12" PLANTING SOILUNDISTURBED SOIL6" COMPACTED CLASS 5 AGGREGATE SUBBASECONCRETE PAVEMENTHOLD LAWN/PLANTINGCONDITION 1" BELOWFINISHED PAVERS6"6"4"4"2"SODSOIL FROM SODCUTTINGTOPSOILDISCED SUBGRADESUBGRADEPROJECT NO:ENTM17164MISSION HILLS HWY 101 AND 86TH STREET WEST CHANHASSEN, MINNESOTA ISSUE RECORD ISSUE # DATE DESCRIPTION 4200 WEST OLD SHAKOPEE ROAD SUITE 220 BLOOMINGTON, MINNESOTA 55437 PH: 952-996-9662 FX: 952-996-9663 WWW.SRA-MN.COM COPYRIGHT 2017 SPERIDES REINERS ARCHITECTS, INC CDRAWN BY:CHECKED BY:SR a SPERIDES REINERS ARCHITECTS, INC. 1 12/04/2017 CD SET DATE: NAME: REG NO: 42242 TERRY MINARIK 12/18/2017 COPYRIGHT © 2017 BY CONFLUENCE ALL RIGHTS RESERVED. THIS DRAWING IS PROVIDED AS AN INSTRUMENT OF SERVICE BY CONFLUENCE , AND IS INTENDED FOR USE ON THIS PROJECT ONLY. ANY REPRODUCTION, USE OR DISCLOSURE OF INFORMATION CONTAINED HEREIN WITHOUT PRIOR WRITTEN CONSENT OF CONFLUENCE IS STRICTLY PROHIBITED. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota.TREE PLANTING, TYP. 03L501N.T.S.PLANT BED @ CONC WALK 02L501N.T.S.SHRUB PLANTING, TYP.04L501N.T.S.PLANT SPACING, TYP. 05L501N.T.S.PLANTING BED, TYP. 06L501N.T.S.STEEL LANDSCAPE EDGER07L501N.T.S.SOD PLANTING01L501N.T.S.PLANTING NOTES1. NO PLANTS WILL BE INSTALLED UNTIL FINAL GRADING AND CONSTRUCTION HASBEEN COMPLETED IN THE IMMEDIATE AREA.2. PRE-EMERGENT HERBICIDE SHALL BE APPLIED TO ALL PLANTING BEDS IMMEDIATELYPRIOR TO PLACEMENT OF MULCH, FOR WEED CONTROL.3. NO EXCAVATION OR PLANTING PIT SHALL BE LEFT OPEN OVERNIGHT.4. PROPOSED PLANT MATERIAL SHALL COMPLY WITH THE CURRENT EDITION OF THEAMERICAN STANDARD FOR NURSERY STOCK, ANSI Z60.1. UNLESS NOTEDOTHERWISE, DECIDUOUS SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIEDHEIGHT. ORNAMENTAL TREES SHALL HAVE NO 'V' CROTCHES AND SHALL BEGINBRANCHING NO LOWER THAN 3' FEET ABOVE THE ROOT BALL. STREET ANDBOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE PAVEDSURFACE.5. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REFUSE ANY PLANTMATERIAL OR ANY DEFECTIVE WORKMANSHIP.6. MEASUREMENT OF CONIFER HEIGHT SHALL INCLUDE NOT MORE THAN FIFTYPERCENT (50%) OF THIS YEARS VERTICAL GROWTH (TOP CANDLE).7. PLANT SYMBOLS ON PLAN DRAWING TAKES PRECEDENCE OVER PLANT SCHEDULE IFDISCREPANCIES IN QUANTITIES EXIST. SPECIFICATIONS AND DETAILS TAKEPRECEDENCE OVER NOTES.8. PROPOSED PLANT MATERIAL SHALL BE LOCATED AND STAKED AS SHOWN ON PLAN.LANDSCAPE ARCHITECT MUST APPROVE STAKING OF PLANT MATERIAL PRIOR TODIGGING.9. SUBSTITUTIONS SHALL ONLY BE ALLOWED WHEN THE CONTRACTOR HASEXHAUSTED ALL SOURCES FOR THE SPECIFIED MATERIAL, AND HAS PROVEN THATTHE SPECIFIED MATERIAL IS NOT AVAILABLE. THE CONTRACTOR MUST PROVIDENAME AND VARIETY OF SUBSTITUTION TO THE LANDSCAPE ARCHITECT FORAPPROVAL PRIOR TO TAGGING OR PLANTING. SUBSTITUTIONS SHALL BE NEARESTEQUIVALENT SIZE OF VARIETY OF PLANT HAVING SAME ESSENTIALCHARACTERISTICS. ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALSMAY BE NEEDED IN FIELD. LANDSCAPE ARCHITECT MUST BE NOTIFIED PRIOR TOADJUSTMENT OF PLANTS.10. PLANT MATERIALS TO BE INSTALLED PER PLANTING DETAILS.11. PLANT MATERIAL SHALL BE FERTILIZED UPON INSTALLATION WITH DRIED BONEMEAL, OTHER APPROVED FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THEMANUFACTURER'S INSTRUCTIONS OR MAY BE TREATED FOR SUMMER AND FALLINSTALLATION WITH AN APPLICATION OF GRANULAR 10-0-5 OF 12 OZ. PER 2.5"CALIPER TREE AND 6 OZ. PER SHRUB WITH AN ADDITIONAL APPLICATION OF 10-0-10THE FOLLOWING SPRING IN THE TREE SAUCER.12. PLANTING AREAS RECEIVING GROUND COVER, PERENNIALS, ANNUALS OR VINESSHALL RECEIVE A MINIMUM OF 12" DEPTH OF PLANTING SOIL CONSISTING OF 45PARTS TOPSOIL, 45 PARTS SCREENED COMPOST AND 10 PARTS SAND OR ASOTHERWISE SPECIFIED.13. TREE WRAPPING MATERIAL SHALL BE TWO-WALLED PLASTIC SHEETING APPLIEDFROM TRUNK FLARE TO FIRST BRANCH. WRAP SMOOTH-BARKED DECIDUOUS TREESPLANTED IN THE FALL PRIOR TO DECEMBER 1 AND REMOVE WRAPPING AFTER MAY 1.14. 3/16" THICK STEEL OR ALUMINUM EDGER TO BE USED TO CONTAIN SHRUBS,PERENNIALS AND ANNUALS WHERE PLANTING BED MEETS SOD - UNLESSOTHERWISE NOTED.15. ANNUAL AND PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDEDHARDWOOD MULCH WITH NO WEED BARRIER.16. SHRUB BED MASSINGS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH.17. CONIFEROUS TREES ARE TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH ANDSHALL HAVE NO MULCH IN DIRECT CONTACT WITH THE TREE TRUNK.18. ALL DECIDUOUS, PINE, AND LARCH TREE PLANTINGS SHALL RECEIVE RODENTPROTECTION PER MNDOT 2571.31.2. DO NOT PROVIDE ON SPRUCE TREES.19. LANDSCAPE CONTRACTOR SHALL WARRANTY NEW PLANT MATERIAL THROUGH ONECALENDAR YEAR FROM THE DATE OF SUBSTANTIAL COMPLETION. NO PARTIALACCEPTANCE WILL BE CONSIDERED.20. UNLESS NOTED OTHERWISE, THE APPROPRIATE DATES FOR SPRING PLANTMATERIAL INSTALLATION IS FROM THE TIME GROUND HAS THAWED TO JUNE 15.21. CONIFEROUS PLANTING IS ACCEPTABLE FROM AUGUST 15 TO OCTOBER 1. FALLDECIDUOUS PLANTING IS ACCEPTABLE FROM THE FIRST FROST UNTIL NOVEMBER 15.ADJUSTMENTS TO PLANTING DATES MUST BE APPROVED IN WRITING BY THELANDSCAPE ARCHITECT.22. IT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO VERIFY THAT EACHEXCAVATED TREE OR SHRUB PIT WILL PERFOLATE (DRAIN) PRIOR TO ADDINGTOPSOIL AND INTALLING PLANT MATERIAL. THE CONTRACTOR SHALL FILL THEBOTTOM OF SELECTED HOLES WITH SIX INCHES OF WATER. THIS WATER SHOULDPERCOLATE WITHIN A 24-HOUR PERIOD. THE OWNER OR LANDSCAPE ARCHITECTSHALL VERIFY ACCURACY AND EFFECT OF PERCOLATION TESTING. IF THE SOIL AT AGIVEN AREA DOES NOT DRAIN PROPERLY, A PVC DRAIN OR GRAVEL SUMP SHALL BEINSTALLED OR PLANTING RELOCATED IF DIRECTED BY LANDSCAPE ARCHITECT.23. SHOULD THE LANDSCAPE CONTRACTOR ENCOUNTER UNSATISFACTORY SURFACEOR OTHER SUBSURFACE DRAINAGE CONDITIONS, SOIL DEPTH, LATENT SOILS, HARDPAN, STEAM OF OTHER UTILITY LINES OR OTHER CONDITIONS THAT WILLJEOPARDIZE THE HEALTH AND VIGOR OF THE PLANTS, HE MUST ADVISE THELANDSCAPE ARCHITECT IN WRITING OF THE CONDITIONS PRIOR TO INSTALLING THEPLANTS, OTHERWISE THE LANDSCAPE CONTRACTOR WARRANTS THAT THEPLANTING AREAS ARE SUITABLE PROPER GROWTH AND DEVELOPMENT OF THEPLANTS TO BE INSTALLED.24. ALL HYDRANGEA PLANTINGS SHALL HAVE A MINIMUM TOP SOIL DEPTH OF 12" WITHTHE FOLLOWING ADDITIONAL CONDITIONS MET:24.1. ALL PLANTS PLANTED A MINIMUM OF 2" ABOVE GRADE24.2. BACKFILL ALL PLANTING HOLES WITH A MIX OF SPECIFIED GROWING MEDIUMAND TILLED TOPSOIL.24.3. AMEND TOPSOIL WITH ROOT STIMULANT APPROPRIATE FOR HYDRANGEAS.24.4. VERIFY PLANTING PITS HAVE PASSED PERCOLATION TEST.PLANTING SCHEDULES08L501N.T.S.SHORT SEED MIXTURE09L501N.T.S.N.T.SL501BIOFILTRATION BASIN PLUGS11BIOINFILTRATION MIXTURE10L501N.T.S.N.T.SL501CITY REQUIREMENTS12PLANTINGDETAILSL501 A6.07432222214554'-0"4'-0"6" DIA ~ STL. PIPEPOURED CONC.FOOTING, TYP.GROUND LEVEL18" x 18"FILL TOP OF PIPEW/ CONC. MIN. 6"1/2" EXP. MAT'LFILL BOTTOM OF PIPEWITH SAND1' - 6"6"1".6"GRADE LINE3' - 0"2' - 6"4' - 0"1' - 0"PAINTED ALUMINUM CABINET WITH LED LIT 6" LETTER SIGNAGE. COORDINATE VERBAGE WITH OPERATORCONCRETE PIERCONCRETE FOOTINGFOOTING, PIER, AND SIGN DESIGN AND INSTALLATION BY SIGNAGE CONTRACTORENGINEERED SOILS PER GEOTECHNICAL REPORT RECOMMENDATIONS2' - 6"SITE PLAN KEYNOTES12BOLLARDS, COORDINATE LOCATION WITH ELECTRICAL CONTRACTORDIRECTIONAL SIGNAGEMONUMENT SIGNFLAG POLEGATE. PROVIDE KNOX BOX AT BOTH LOCATIONS, COORDINATE CONTENTS WITH CITY OF CHANHASSEN.345REGISTRATION NO.DATEPROJECT NO:4200 WEST OLD SHAKOPEE ROADSUITE 220BLOOMINGTON, MINNESOTA 55437PH: 952-996-9662FX: 952-996-9663WWW.SRA-MN.COMCOPYRIGHT 2017SPERIDES REINERS ARCHITECTS, INCCDRAWN BY:CHECKED BY:I HERBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYREGISTERED ARCHITECT UNDER THE LAWS OFTHE STATE OF MINNESOTAERIC A. REINERS, AIA26376 1/17SPERIDES REINERS ARCHITECTS, INC.12/19/2017 1:06:44 PMAJATV14-040A1.00MISSION HILLSARCHITECTURAL SITEPLANHWY 101 AND 86TH STREET WESTCHANHASSEN, MINNESOTA 1" = 40'-0"A1.001SITE PLAN 1" = 1'-0"A1.002BOLLARD - EXTERIOR 1/2" = 1'-0"A1.003DIRECTIONAL SIGNAGEISSUE RECORDISSUE #DATEDESCRIPTION