CC Staff Report 8-12-19CITY COUNCIL STAFF REPORT
Monday, August 12, 2019
Subject Approve Final Plat, Plans and Specifications and Development Contract for The Park
Section OLD BUSINESS Item No: F.1.
Prepared By Kate Aanenson, Community
Development Director
File No: 201901
PROPOSED MOTION
"The City Council approves The Park Final Plat, Development Contract and Construction Plans and Specifications."
Approval requires a Simple Majority Vote of members present.
SUMMARY
The applicant, Lennar,is requesting approval of the plat for The Park Subdivision. The Park will create 55 lots, seven
outlots, and rightofway for public streets for the property.
BACKGROUND
On July 7, 2019, the City Council reviewed changes to the preliminary plat to ensure it met the Conditions of
Approval from the March 11, 2019 meeting. The City Council also approved the grading plan for Phase 1. The 8
stall parking lot has being relocated to the south side of the street from its current location. The approved PUD governs
the standards for the development including the maximum of 31 Villa homes.
Staff has reviewed the revised final plat to ensure the Conditions of Approval and all city standards are being met.
RECOMMENDATION
Staff is recommending approval of the final plat for The Park including:
Development Contract
Construction Plans and Specifications
CITY COUNCIL STAFF REPORTMonday, August 12, 2019SubjectApprove Final Plat, Plans and Specifications and Development Contract for The ParkSectionOLD BUSINESS Item No: F.1.Prepared By Kate Aanenson, CommunityDevelopment Director File No: 201901PROPOSED MOTION"The City Council approves The Park Final Plat, Development Contract and Construction Plans and Specifications."Approval requires a Simple Majority Vote of members present.SUMMARYThe applicant, Lennar,is requesting approval of the plat for The Park Subdivision. The Park will create 55 lots, sevenoutlots, and rightofway for public streets for the property.BACKGROUNDOn July 7, 2019, the City Council reviewed changes to the preliminary plat to ensure it met the Conditions ofApproval from the March 11, 2019 meeting. The City Council also approved the grading plan for Phase 1. The 8stall parking lot has being relocated to the south side of the street from its current location. The approved PUD governsthe standards for the development including the maximum of 31 Villa homes.Staff has reviewed the revised final plat to ensure the Conditions of Approval and all city standards are being met.RECOMMENDATIONStaff is recommending approval of the final plat for The Park including:
Development Contract
Construction Plans and Specifications
ATTACHMENTS:
Staff Report
Development Contract
Final Plat
PUD Ordinance
Compliance Table
Landscape Plan
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Kate Aanenson, AICP Community Development Director
Erik Henricksen, EIT
Jill Sinclair, Environmental Resources Coordinator
Todd Hoffman, Park and Recreation Director
DATE: August 12, 2019
SUBJ: Approve The Park Final Plat, Development Contract and Plans and Specifications
Planning Case 2019-01
PROPOSAL SUMMARY
The applicant, Lennar, is requesting approval of the plat for The Park subdivision. The Park will
create 55 lots, seven outlots, and right-of-way for public streets for the property.
BACKGROUND
On March 11, 2019, the Chanhassen City Council approved the following:
• The Rezoning of 191 acres from Rural Residential District, RR, to Planned Unit
Development - Residential, PUD-R; including the PUD ordinance 'Galpin Design Standards';
• The Wetland Alteration Permit of 1.28 acres of wetland impacts subject to conditions in
the staff report; and
• The Subdivision Preliminary Plat creating 169 lots, three outlots and dedication of public
right-of-way as shown in plans prepared by Pioneer Engineering dated February 28, 2019, to
be modified to match the site plan presented on March 11, 2019, with the reduction of four
lots, subject to the following conditions: Stated in the Conditions of Approval section.
PROPOSED MOTION
“The Chanhassen City Council approves The Park Final Plat, Development Contract and
Plans and Specifications”.
Approval requires a simple majority vote of City Council.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 2
On April 5, 2019, Lennar submitted a revised preliminary plat that was consistent with the
Conditions of Approval of the March 11, 2019 City Council action. Those plans were modified
on May 24, 2019.
On July 7, 2019, the City Council reviewed the changes in the preliminary plat and approved a
grading plan. The 8-stall parking lot has being relocated to the south side of the street from its
current location. The approved PUD governs the standards for the development including the
maximum of 31 Villa homes.
SUBDIVISION REVIEW
With The Park there will be 50 lots and seven outlots from 158 acres. The plat will dedicate the
right-of-way for portions of Galpin Boulevard, Paisley Path, Rogers Circle and Paisley Court. In
addition, Outlot A will be dedicated to the city.
Outlot A 90.5 acres 50 Acres of Public Park
Outlot B 3.6 acres Drainage and Utility Easement
Outlot C .21 acres Drainage and Utility Easement and Parking Lot
Outlot D 6.5 acres Wetland and Drainage and Utility Easement
Outlot E .54 acres Guard House
Outlot F 1.37 acres City Wellhouse
Outlot G 38.45 acres Future Phases
Below is the proposed phasing plan (four phases). The Park is shown in blue.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 3
REVIEW CONDITIONS PRELIMINARY APPROVAL
Park and Recreation
1. Dedication of 100+/- acres of wooded open spaces and wetlands in the eastern half of the
property to the City of Chanhassen for parkland in exchange for a housing density transfer and
fulfillment of a nine +/- acre parkland dedication requirement. Outlot A will be dedicated to
the City.
2. Acknowledgement that the dedicated land may be developed at the city's discretion as
parkland for public use and may include, but is not limited to trails, boardwalks, bridges,
structures, and signage. Will occur with the Development Contract for the 1st phase.
3. The planning, engineering, grading, and placement of aggregate and bituminous base for
construction of a 10-foot wide bituminous east/west trail connection between Galpin Boulevard
and a location east of Street “D”, and in lieu of constructing a 10-foot wide bituminous trail
adjacent to Galpin Boulevard between Street “E” and Street “A”, make a $120,000 (1,600 feet @
$75 per foot) contribution to the city’s Trail Fund. Condition to be added to the Development
Contract for The Park.
4. All trails shall meet all city standards for trail construction. Condition to be added to
the Development Contract for The Park.
5. The east/west trail shall maintain a minimum 10-foot setback from outside edges of trail
to private property and be designed to minimize encroachment of wetland buffers. Condition to
be added to the Development Contract for The Park.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 4
6. The east/west trail crossing of Street “A” shall be relocated from a midblock crossing as
shown to the intersection of Street “A” and Street “D”. 7. The east/west trail shall be designed
and constructed so as not to require retaining walls. Condition to be added to the Development
Contract for The Park.
7. The entirety of the east/west trail and associated buffers shall be constructed within the
dedicated public outlots. Condition to be added to the Development Contract for The Park.
8. The planning, engineering and construction of the 10-foot wide bituminous trails
connecting both Street “Z” and Topaz Drive/Ridge Lane to the planned trail at the western edge
of Lake Lucy including trail easements. Condition to be added to the Development Contract
for The Park.
Planning
1. All 191 acres must be included in the PUD. Condition to be added to the Development
Contract for The Park.
2. All lots and homes must be developed consistent with the standards in the Compliance
Table. Condition to be added to the Development Contract for The Park.
Engineering
1. Any requirements set by the MCES to work within the MCES’s sewer and utility
easement shall be addressed by the applicant. Condition does not apply for The Park Final
Plat.
2. An executed agreement between the developer and the MCES allowing work within the
MCES’s easement shall be provided to the city prior to the issuance of grading permits.
Condition does not apply for The Park Final Plat.
3. The width of the public right-of-ways shall be called out on the final plat prior to
acceptance and recording, this includes radii cul-de-sac bulbs. Condition has been met for The
Park Final Plat.
4. Thirty-foot (30-foot) wide drainage and utility easements, for the purpose of accessing
utilities and basins, shall be provided between but not limited to Lots 120 and 121 abutting
Public Streets “Z” prior to acceptance and recording. Condition has been modified for clarity
and has been met for The Park Final Plat.
5. Right-of-way dedication in conformance with the Carver County Development/Access
Review Comments, subject to review and approval by the county and city prior to acceptance
and recording of the final plat. Condition has been met for The Park Final Plat.
6. Ongoing coordination with the county and city regarding future improvements to Galpin
Boulevard. Also see Condition 25 20. Condition has been modified for clarity and still
applies.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 5
7. The developer shall locate on the existing condition survey all existing wells and septic
fields. Condition has been met for The Park Final Plat.
8. The developer shall abandon all existing wells and septic fields in accordance with all
federal, state, and local regulatory agency standards, and obtain all necessary permits for said
abandonments. Prior to commencement of abandonment activities, a copy of all required
permits from the appropriate regulatory agencies shall be provided to the city. Condition still
applies.
9. Provide an updated existing condition survey that illustrates the MCES sanitary and
utility easements on parcels 25.0100400 and 25.7580040. Condition no longer applies.
10. The applicant shall submit a mass grading plan or a phased grading plan (as applicable)
for review and approval by the city prior to issuance of grading permits. Condition has been
modified for clarity and has been met for The Park Final Plat.
11. Proposed spot elevations shall be shown on the grading plans at the center of the
proposed driveway at the curb line for review prior to issuance of grading permits. Condition
has been modified for clarity and has been met for The Park Final Plat.
12. Proposed spot elevations shall be shown on the grading plans at top of curb for review
prior to issuance of grading permits. Condition has been modified for clarity and has been
met for The Park Final Plat.
13. Drainage arrows for all EOF routes shall be included on the grading plans prior to
issuance of grading permits. Condition has been modified for clarity and has been met for
The Park Final Plat.
14. Grading within bluff setbacks is subject to review and approval by the city prior to
issuance of grading permits. Condition has been modified for clarity. Condition does not
apply for The Park Final Plat.
15. All existing buildings and structures within the city’s Well House #3 property abutting
Galpin Boulevard shall be included on the grading plans. Condition has been met for The
Park Final Plat.
16. Grading plans shall be updated to include the location and grade of the improved and
relocated access driveway to Well House #3 off Galpin Boulevard. Condition no longer
applies.
17. Grading plans shall be updated to include the location and protection methodology of the
significant oak tree on the Well House #3 site. Condition does not apply for The Park Final
Plat.
18. The applicant shall submit revised grading plans and stormwater plans so that no
stormwater runoff flows directly onto the public trail south of Lots 164-174 abutting Street “A”.
Condition has been modified due to updated plans and has been met for The Park Final
Plat.
19. An updated geotechnical report assessing slope stability immediately east of Lot 110
abutting Street “A” shall be submitted for review and approval prior to the issuance of grading
permits. Condition no longer applies.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 6
20. Final grading plans, including pond locations, sizing and analysis, along with right-of-
way dedications off Galpin Boulevard, shall conform to the future Galpin Boulevard
reconstruction project. Cross reference of grading plans, profiles, and respective cross sections
are to be provided at key locations such as intersections, ponds, or other special features required
by the county and city for review prior to acceptance and recording of the final plat. Condition
has been met for The Park Final Plat.
21. All retaining walls exceeding four (4) feet in height shall have plans and details prepared
by a registered engineer or landscape architect prior to issuance of building permits. Condition
has been met for The Park Final Plat.
22. The retaining wall south of Lots 108-111 abutting Street “A” shall be adjusted to
accommodate a 1.5:1 buffer from the bottom of the proposed stormwater line to the bottom of
the proposed retaining wall foundation. Condition no longer applies.
23. Grading and construction within bluff setbacks are subject to review and approval by the
city prior to issuance of grading permits. Condition is the same as #14 and not necessary.
24. All newly constructed streets and the extension of any existing streets shall be public
streets, owned and maintained by the city, after acceptance of the public improvements by the
City Council. Condition still applies.
25. All newly constructed public streets shall be designed to meet the current standard
specifications and detail plate for residential streets (Detail Plate #5200), unless otherwise
directed by the City Engineer. Condition has been met for The Park Final Plat.
26. Any and all conditions associated with the alignment and configuration of “Mattie
Circle” set by the Planning Commission or City Council shall be addressed by the applicant prior
to acceptance and recording of the final plat. Condition does not apply for The Park Final
Plat.
27. The developer shall provide a curb cut and access easement for parcel 25.0100400 onto
Street “Z”. Condition no longer applies.
28. A water service lateral shall be stubbed off the “Mattie Circle” water main for the future
connection to parcel 25.0100400. Condition does not apply for The Park Final Plat.
29. An updated geotechnical report with additional soil borings shall be provided for review
and approval prior to the commencement of construction. A geotechnical engineering shall be
on-site during grading operations. If groundwater is encountered during grading, grades shall be
adjusted to maintain a three foot separation from the bottom floor elevation and adhering to the
recommendations of the soil engineer on site. Changes to grades shall be submitted to the city
for review and approval. Condition has been modified due to updated plans and still applies.
30. Sidewalks shall be extended along the cul-de-sacs located off Streets “D”, “G”, Lucy
Ridge Lane and “Z” and shall be constructed in accordance with the city’s standard
specifications and detail plates for concrete sidewalks. Condition has been modified for
clarity. Condition does not apply for The Park Final Plat.
31. All curb ramps shall be constructed to meet ADA standards and the city’s Detail Plates
#5215-5215D. Condition still applies.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 7
32. Intersection improvements to provide pedestrian access at the intersection of Galpin
Boulevard and Street “E” Pearl Drive shall be constructed in accordance with MUTCD best
management practices. Condition has been modified for clarity. Condition does not apply
for The Park Final Plat.
33. A detail of the proposed street lights shall be provided prior to the issuance of building
permits. Condition still applies.
34. An enumerated list of all street lights and their proposed locations shall be provided for
review and approval prior to the recording of the final plat. Condition has been met for The
Park Final Plat.
35. Street lights shall be installed at all intersections and at the end of each cul-de-sac subject
to review and approval by the city prior to issuance of building permits. Condition still applies.
36. The site plan shall be updated to provide proposed street grades (centerline gradients).
Condition has been met for The Park Final Plat.
37. All newly constructed water mains shall be public water mains, owned and maintained by
the city, after acceptance of the public improvements by the City Council. Condition still
applies.
38. Water mains located on Streets “A”-“H” and Street “Z” Mattie Circle, Pearl Drive, and
Paisley Path shall be tied into the high-pressure zone located on Galpin Boulevard. Water main
extensions on Topaz Drive and Lucy Ridge Lane shall be tied into the existing water main stubs
(low-pressure zone). Condition has been modified for clarity and still applies.
39. The water main located on Street “Z” Mattie Circle shall be tied into the existing stub off
Ruby Lane and a gate valve near the connection point shall be installed. The gate valve shall be
closed to separate the pressure zones. Condition has been modified for clarity. Condition
does not apply for The Park Final Plat.
40. The developer shall field verify the location of all water main taps to the existing public
mains off Galpin Boulevard prior to the issuance of building permits and update the plans
accordingly. Condition has been modified for clarity and still applies.
41. The developer’s contractor shall schedule a preconstruction meeting with Engineering
and Public Works Utilities departments prior to the commencement of any work to the water
main installation and tapping from Galpin Boulevard. Condition has been modified for clarity
and still applies.
42. Updated plans indicating the location of all underground utilities on the east side of
Galpin Boulevard, along with plans and profiles of any utility crossings on the east side of
Galpin Boulevard, shall be submitted for review and approval prior to the issuance of building
permits commencement of any utility construction. Condition has been modified for clarity
and still applies.
43. An agreement that lists the conditions and required improvements for the land swap
between the developer and the city regarding Lot 163 and a portion of the Well House #3 site,
shall be executed and recorded prior to the acceptance and recording of the final plat. Condition
no longer applies.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 8
44. All utility crossings of potable water and sanitary and/or storm mains will require 18
inches of vertical separation and 10 feet of horizontal separation. The developer shall submit
construction plans with profiles and plan views of the utilities for review and approval prior to
the issuance of building permits the commencement of any utility construction. Condition has
been modified for clarity and still applies.
45. All utility crossings of potable water and sanitary sewer that do not meet vertical
separation requirements will require that the sanitary sewer main at that crossing be constructed
of PVC C900 water main material. The developer shall submit construction plans indicating
material type at these locations for review and approval of the city prior to issuance of building
permits the commencement of any utility construction. Condition has been modified for clarity
and still applies.
46. The developer shall submit construction plans indicating that pipe lengths of sanitary
sewer mains are centered over potable water crossings. Condition has been met for The Park
Final Plat.
47. Water mains shall be constructed at 7.5 feet below grade, or insulated, and constructed in
conformance with the city’s standard specifications and detail plates. Condition still applies.
48. Cluster valves located around water main tees shall be installed at a minimum of five feet
from the tees to the valves, where feasible. All valve locations and any other water main
appurtenances shall be reviewed and approved by the Engineering and Public Works
departments prior to issuance of building permits the commencement of any utility construction.
Condition has been modified for clarity and still applies.
49. All comments and conditions regarding fire appurtenances, spacing, and location set forth
by the Fire department shall be addressed by the applicant. Condition still applies.
50. All newly constructed sewer mains shall be public sewer mains, owned and maintained
by the city, after acceptance of the public improvements by the City Council. Condition still
applies.
51. A 30-foot utility easement shall be recorded over the existing public sewer line, within
Outlot A located near the south-central area of the preliminary plat, prior to acceptance of final
plat. Condition no longer applies.
52. All conditions set forth by the MCES for the direct connection and installation of an
access manhole to their trunk line shall be addressed by the applicant, and all permits required
for the connection and installation of the manhole shall be obtained prior to the commencement
of construction. Condition does not apply for The Park Final Plat.
53. The applicant shall ensure the city’s sanitary sewer nomenclature is incorporated in the
construction plans. Condition has been met for The Park Final Plat.
54. Profile sheets for all public utilities, including sanitary sewer, shall be required for review
and approval by the city prior to issuance of building permits the commencement of any utility
construction. Condition has been modified for clarity and has been met for The Park Final
Plat.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 9
55. PVC sanitary sewer pipes that will be constructed at a burial depth of 0-16 feet shall be
constructed of pipe class SDR 35, burial depths of 16-26 feet shall be of pipe class SDR 26, and
burial depths of greater than 26 feet shall be of pipe class C900. Condition still applies.
56. Inverts that have a 20-inch or greater differential shall be supplied inside drops per city
standards and be constructed per the city’s Detail Plate No. 2104. Condition still applies.
57. No roadway connection shall be made to Topaz Drive. Condition does not apply for
The Park Final Plat.
Engineering: New Conditions Based on Review of The Park Preliminary Plat Revisions
1. The developer shall underground all overhead utilities from the southern property line to
the northern property line of the development per City Ordinance Sec. 18-78(12). A
$364,400.00 cash escrow for the construction of this public improvement shall be furnished to
the city prior to recording of final plat. If the public improvement is not completed by January 1,
2023 or upon commencement of the future Galpin Boulevard Improvement Project, whichever
occurs first, the security will be used by the city for these improvements. Additional condition
applies.
2. Untreated or stormwater from lots not captured and routed to treatment facilities,
particularly in backlots, require a conveyance system to be installed to route stormwater to
treatment basins. Additional condition does not apply to The Park Final Plat.
3. No sump structures shall be installed in backyard pickups. Additional condition
applies.
4. Access routes to storm basins shall have a slope no greater than 3:1. Additional
condition does not apply to The Park Final Plat.
5. Access had from Galpin Boulevard to Outlot E shall be abandoned. Additional
condition does not apply to The Park Final Plat.
6. All public sanitary sewer utilities and sanitary sewer services shall have tracer wire
installed. Detail plates and specifications shall be provided to the developer to meet this
requirement and shall be defined in the supplemental provision for The Park Utility and Street
Construction Project Manual. Additional condition applies.
7. All public streets’ base course shall utilize an asphalt binder grade of “C” in accordance
with MnDOT asphalt grades (Table 2360-2), plates and cross-section details shall be updated
accordingly. Additional condition applies.
Engineering: New Conditions Based on Review of The Park Final Plat
1. Driveways shall be setback at least ten feet from the side property lines in accordance
with section 20-1122 of City Ordinances.
2. All driveways shall be located outside side lot drainage and utility easements.
3. A $300 fee per light shall be collected with the development contract for electricity costs
for the first year of operation.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 10
4. The developer shall coordinate with the Building Department and Public Works Utility
Department to determine which homes shall be required to install pressure reducing valves prior
to the issuance of building permits.
5. The contractor shall contact the city inspector for inspection of all insulated pipe
crossings.
6. On Sheet 1.3, provide a separate, enlarged inset detail of the proposed connection to the
24” DIP water main at the intersection of Galpin Boulevard and Hunter Drive/“Paisley Path” that
includes plan and profile views of the location of all existing utilities. Include a note to
coordinate this work with the Public Works Utility Department and city inspector 48 hours prior
to wet tap.
7. On Sheet 1.5 of the sanitary sewer and water main plans: DIP tees for risers on “Purple
Parkway” shall be updated to be C900 wyes; the 20’ DIP stubbed out of MH 16-078 shall be
PVC, also add note to address proper pipe support (compaction) under influence zone of pipe.
8. For all storm sewer plans: any HDPE pipe shall be called-out as “N-12” in accordance
with city standard specifications.
Stormwater Conditions & Wetlands
1. Wetland permitting is required due to the proximity of and proposed impacts to wetlands
on site. A wetland permit application has not yet been received by the city from the applicant.
Grading permits will not be issued until approved wetland permits have been received.
Condition has been modified for clarity and has been met for The Park Final Plat.
2. Wetland review will include ensuring hydrology is maintained to all wetlands to be
preserved as well as review of proposed stormwater impacts. Condition has been met for The
Park Final Plat.
3. Storm sewer sizing calculations should be provided to confirm storm sewer is sized to
convey the 10-year storm event. Condition has been met for The Park Final Plat.
4. An NPDES permit and accompanying Stormwater Pollution Prevention Plan (SWPPP)
will be required prior to the start of construction grading. Condition has been modified for
clarity and has been met for The Park Final Plat.
5. An operations and maintenance plan for the proposed stormwater management system
will be required prior to approval. Condition still applies.
6. Provide infiltration test results per MPCA requirements in the location of each proposed
infiltration area. Condition has been met for The Park Final Plat.
7. All comments and conditions set forth by the Riley Purgatory Bluff Creek Watershed
District shall be addressed by the applicant. Condition still applies.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 11
8. Show all existing storm sewer and other water resource-related features in plans.
Condition has been met for The Park Final Plat.
9. Adjust and show all easements over the Metropolitan Council Environmental Services’
sanitary sewer on the preliminary and final plat. Condition has been met for The Park Final
Plat.
10. Clearly indicate what storm sewer will be private and what will be public. All public
storm sewer will be required to be shown in profile view. Applicant should confirm there are no
conflicts with the water main or sanitary sewer throughout the site. Condition has been met for
The Park Final Plat.
11. The following comments pertain to all proposed ponds that include an infiltration bench
(Basins 100, 200 and 300):
• Infiltration test results will be required in the location of all proposed infiltration
benches and infiltration basins. Infiltration test results have not been submitted in the
location of proposed Basin 100. If filtration is to be used, the applicant will need to
provide a specification for amended soils. Condition does not apply for The Park
Final Plat.
• The exfiltration above the piped outlet elevation should be included in the HydroCAD
model and the exfiltration rate should correspond to what is presented in the
infiltration test results. Condition has been met for The Park Final Plat.
• The proposed infiltration benches will be required to meet the 48-hour drawdown
requirement. Condition has been met for The Park Final Plat.
• Outlets from the pond should be moved out of the permanent pond area and should be
moved away from the inlet to minimize the risk of short circuiting. Condition has
been met for The Park Final Plat.
12. The proposed piped outlet being modeled for Basin 400 is not shown in the plans.
Condition has been met for The Park Final Plat.
13. Access routes for all proposed stormwater basins are required for maintenance purposes.
Applicant should call out access locations for all proposed stormwater basins. Condition still
applies.
14. A defined riprap EOF spillway will be required for all stormwater basins per details
provided on Sheet 33. Applicant should include location and elevation of all EOF spillways on
the storm sewer plans. Condition still applies.
15. The soil borings provided show that there are clay soils throughout the site. Modeling
should be updated to reflect the D soils present. Condition has been met for The Park Final
Plat.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 12
16. Proposed and existing HydroCAD models should be modeling the same area. There is
roughly 120 acres included in the existing conditions model that is not included in the proposed
conditions model. All offsite drainage should be included in the models. Condition has been
met for The Park Final Plat.
17. Existing and proposed conditions drainage area maps should be updated to show the
location and boundaries of all subcatchments included in the models. Condition has been met
for The Park Final Plat.
18. Time of concentrations should be calculated in HydroCAD and not directly entered to
confirm accuracy. Provide supporting calculations for all directly entered times of
concentrations. Condition has been met for The Park Final Plat.
19. From the drainage area maps, it appears that P-LU 2-6 (P.E. Edit) in the existing model
corresponds to Pond 500P in the proposed conditions model. The modeled storage for the
wetland differs between the existing and proposed conditions models but no wetland impacts are
shown on Sheet 37 for this wetland. Applicant should update the models so that they have the
same storage modeled for the wetland. Condition has been met for The Park Final Plat.
20. There is a proposed piped outlet from this wetland that is over four feet lower than the
current natural spillway outlet. The applicant will be required to show that this does not change
the hydrology of the existing wetland as part of the wetland permit requirements. Condition has
been met for The Park Final Plat.
21. There are numerous inconsistencies between what is shown in the plans on Sheet 35 for
the outlets of the stormwater basins and what is being modeled in HydroCAD and P8. Applicant
will need to update the models so that they are representative of what is being shown in the
plans. The only remaining inconsistency to update is the weir in OCS 400B should be changed in
HydroCAD from a four-foot weir to a five-foot weir. Condition has been modified due to
updated plans and still applies.
22. The same total area should be modeled in P8 as in HydroCAD. Condition has been met
for The Park Final Plat.
23. The model should be run for at least 50 years and should include the most recent
precipitation data included in the precipitation file to get accurate removal efficiencies.
Condition has been met for The Park Final Plat.
24. The modeling of the proposed stormwater ponds with filtration benches is incorrect and
is overestimating the removal efficiencies of the basins. The applicant should update the model
for the stormwater basins in the following way:
• The design infiltration rate should be added to the flood pool section of the
stormwater pond devices where applicable. This will model infiltration above the
outlet elevation. The design infiltration rate should match what is being modeled in
HydroCAD. Condition has been met for The Park Final Plat.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 13
• The infiltration basins should be removed from the model (except for Device 600i).
Condition has been met for The Park Final Plat.
• Applicant should confirm total phosphorus and total suspended solids removal
requirements are still being met after the model has been updated. Condition has
been met for The Park Final Plat.
25. Watersheds 201 and 600 are only modeling the impervious area. The pervious area in
these watersheds should be added to the model. Condition has been met for The Park Final
Plat.
26. Watershed 300 in the P8 model has 25% impervious while the corresponding HydroCAD
subwatershed has 45% impervious modeled. Applicant should update the models to be
consistent with one another and representative of the plans. Condition has been met for The
Park Final Plat.
27. The total areas listed in the table in Section III.A of the Stormwater Management Plan are
inconsistent with the total area called out in the plans and the total area being modeled. Applicant
should include the entire site in the areas shown in the table. Condition has been met for The
Park Final Plat.
28. Any projects seeking a wetland alteration permit subject to this article will also be
required to submit the following: Existing and proposed drainage areas to wetlands; Buffer strip
plan meeting the criteria of subsections 20-411(c) and (d). Condition has been met for The
Park Final Plat.
29. Sec. 20-416. Mitigation. Wetland mitigation shall be undertaken on site. If this is not
feasible, then mitigation may occur locally within the subwatershed. If this is not possible, then
mitigation may occur outside the subwatershed, elsewhere in the city. If mitigation cannot be
accomplished on site, or if the city deems it necessary to perform mitigation off site, then the
applicant shall be responsible for providing off-site mitigation within the major subwatershed, as
designated by the Minnesota Wetland Conservation Act, or purchasing wetland credits from the
state wetland bank. Condition has been met for The Park Final Plat.
30. Stormwater runoff shall not be discharged into wetlands without water quality
pretreatment as prescribed by City Code. Condition still applies.
31. If a Wetland Alteration Permit is issued allowing wetland alteration, the following
standards shall be followed: (1) The alteration will not have a net adverse effect on the ecological
and hydrological characteristics of remaining wetland, (2) It shall be located as to minimize the
impact on vegetation, (3) It shall not adversely change water flow, (4) The size of the altered
area shall be limited to the minimum required for the proposed action, (5) The disposal of any
excess material is prohibited within remaining wetland areas, (6) The disposal of any excess
material shall include proper erosion control and nutrient retention measures, (7) Alterations to
any wetland area are prohibited during waterfowl breeding season or fish spawning season,
unless it is determined by the city that the wetland is not used for waterfowl breeding or fish
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The Park Final Plat
August 12, 2019
Page 14
spawning, and (8) Alterations to wetland areas shall be mitigated in accordance with the
requirements of this article if the activity results in a loss of wetland area and/or function and
value of the wetland. Condition has been met for The Park Final Plat.
32. The alteration shall not alter the hydrological patterns in the remainder of the wetland, if
a portion of the wetland remains, unless exempted under Sec. 20-417. Show how hydrologic
patterns will not be altered for the remaining wetlands. Condition has been met for The Park
Final Plat.
33. Sec. 20-405. Wetland delineation. An electronic copy of the delineated wetland
boundaries must be submitted in a format compatible with the city's GIS database. Condition
has been met for The Park Final Plat.
34. Sec. 20-406. Wetland classification. All wetlands delineated under Sec. 20-405 of this
article that have not been previously classified shall be classified using the results from the
Minnesota Routine Assessment Method for Evaluating Wetland Functions (MnRAM Version
3.0), or future versions. A MnRAM shall be completed by the property owner or applicant for
each previously unclassified wetland. An electronic version of the MnRAM evaluation must be
submitted to and approved by the city to establish the classification of each wetland prior to any
alteration or impact to the wetland. Condition has been met for The Park Final Plat.
35. Staff review will be conditional upon the approved Wetland Replacement Plan.
Condition has been met for The Park Final Plat.
36. A grading permit cannot be issued until the applicant has completed the WCA process.
Condition has been met for The Park Final Plat.
37. Wetland Buffers. Wetland buffers and buffer monumentation will be required adjacent to
the wetlands on site. Please indicate wetland buffer widths and locations where signage will be
placed on a plan sheet. Please find additional information on signage placement in the city’s
guidance document. The WMO provides signs and sign posts for the cost of materials.
Alternative signs (by the city or applicant) are also acceptable provided they contain similar
information. Wetland buffers and buffer setbacks pursuant to section 20-411 and consistent with
the preliminary plat must be memorialized with a recorded wetland buffer agreement filed with
the county recorder’s office. Condition has been modified from updated plans and still
applies.
38. Sec. 19-146. Wetland elements.
• Water level fluctuations (peak elevation and duration) for wetlands shall be limited to
two feet and duration not to exceed 48 hours so as to prevent the destruction of
wildlife habitat and wetland vegetation. Condition has been met for The Park Final
Plat.
• Sedimentation basins or sediment removal devices shall be provided prior to
discharge into wetlands. Condition has been met for The Park Final Plat.
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The Park Final Plat
August 12, 2019
Page 15
• Variable bottom contours should be considered to provide deeper holes and flat
shallow benches. This feature will provide habitat for diversity of plants and wetland
inhabitants for wetland mitigation sites and stormwater basins. Condition has been
met for The Park Final Plat.
New Stormwater and Wetland Conditions based on the review of The Park Final Plat
1. The storm sewer calculations provided match The Park plans. The storm sewer
calculations for future phases were inconsistent with the storm sewer shown in the preliminary
plans. The applicant shall ensure storm sewer calculations match what is shown in the plans for
future submittals. Additional condition does not apply for The Park Final Plat.
2. Where possible, the applicant shall update all storm sewer so the maximum pipe velocity
is 12 feet per second. If not possible, pipe velocities should not exceed 15 feet per second per
MnDOT guidance. Additional condition applies for The Park Final Plat.
3. Storm sewer from CB-241 to CB-240 is missing in the storm sewer calculations.
Additional condition does not apply for The Park Final Plat.
4. Add pipe and structure callouts for storm sewer between CBMH-343 and CBMH-345.
Additional condition does not apply for The Park Final Plat.
5. The 15” outlet pipe from CB-490 should be included in the HydroCAD model to ensure
the pipe does not restrict flow and back up water at the low point. The 19” horizontal orifice
should be routed to the 15” pipe. Additional condition applies for The Park Final Plat.
6. The slope of the outlet pipe from Wetland 12 should be updated in the HydroCAD model
to match what is illustrated on the plans. Additional condition applies for The Park Final Plat.
7. For the basins where filtration is proposed, the infiltration in P8 should be routed to the
downstream waterbody instead of out of the system for accuracy. It appears the proposed
stormwater system will still meet water quality requirements after the updates. Additional
condition applies for The Park Final Plat.
8. Grading permits will not be issued until a USACE permit for impact to Wetland 14 has
been issued and received by the city. Additional condition has been met for The Park Final
Plat.
Landscaping and Tree Preservation
1. The developer shall conduct a walk-through of the grading limits on site prior to
removals with city staff to inspect for opportunities for additional tree preservation. This
condition has been met.
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The Park Final Plat
August 12, 2019
Page 16
2. Tree preservation fencing shall be installed around existing trees to be saved prior to any
construction activities and remain installed until completion. This condition still applies
overall and to each addition.
3. All trees shall be planted outside of the street right-of-way. This condition still applies
overall and to each addition.
4. The applicant shall increase tree planting in the development to meet minimum
requirements of 590 trees. This condition has been modified. The applicant shall meet the
minimum requirement of 461 trees for the development. All required trees must meet
minimum size requirements for deciduous and evergreen species.
5. Buffer plantings shall be added to the east of the city well building. Five evergreen
trees shall be planted to the east of the well house. This condition still applies and has been
modified.
6. The three oaks on city property (not inventoried) to the south of the city well building
shall remain and the grading limits be adjusted to provide for preservation by avoiding any
grading within the critical root zone areas of the trees. This condition has been modified. Any
well house access road shall avoid removals of any significant trees in the outlot. No
significant oaks may be removed.
7. Autumn Blaze maples shall be eliminated from the plant schedule. This condition has
been met.
8. Northern Pin Oak shall be replaced with White, Bur, Red or Bicolor oak species in the
plant schedule. This condition still applies overall and to each addition.
9. Additional selections of tree species shall expand the breadth of tree types and take into
consideration soil conditions and future hardiness zone changes. This condition has been met.
10. No tree Genus shall comprise of more than 20% of the total number of trees and no tree
species shall comprise of more than 10% of the total number of trees. This condition still
applies overall and to each addition.
11. The applicant shall revise the plans to show the bluff impact zone on both bluffs and
eliminate grading within these areas. This condition has been met.
12. Private lot boundaries shall not encroach into bluff areas. This condition has been met.
13. Lots with significant tree cover contain conservation easements to protect the wooded
areas. Lots 501, 504, 505, 530 and 531 should 153 and 154 shall have protective easements
over parts of the lot containing existing forest. Specifically, the rear 40 feet of Lot 501, the rear
100 feet of Lots 504 and 505, the westerly 200 feet of Lot 154 530, and the easterly 250-300 200
feet of Lot 153 531. This condition has been modified.
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The Park Final Plat
August 12, 2019
Page 17
RIGHT-OF-WAY AND EASEMENTS
There is an existing 20-foot wide Metropolitan Council Environmental Services (MCES) sewer
and utility easement located on the property as illustrated on the submitted revised preliminary
plat. Generally, the easement traverses from the northwest corner of the property to the
southeast corner of the property, bisecting the site diagonally. The applicant is proposing to
impact the easement at two locations. The first location is within the northwest corner of the site
where grading and construction of “Mattie Circle” and Basin 200 are proposed. The second
location is to the east of “Visionary Court” where grading is proposed behind Lots 119-120. The
MCES has been supplied the applicant’s site plans and all comments and conditions set forth by
the MCES shall be addressed by the applicant. An agreement to construct any of the proposed
improvements over the MCES’s easement must be executed and supplied to the city for review
prior to the issuance of grading permits. As no grading or construction is proposed in these
easements for The Park, no agreement will be required at this time.
The applicant is proposing standard drainage and utility easements (D&U’s) around the majority
of the lots on the provided preliminary plat. Additional 20-foot wide D&U’s have been provided
within Lots 139-153 abutting “Mattie Circle” and Lots 166-169 abutting Topaz Drive. These 20-
foot wide D&U’s are provided for stormwater collection and conveyance systems located in
backyards that fall outside the standard D&U’s. Furthermore, 30-foot wide D&U’s between
Lots 128-129 abutting “Pearl Court” and Lots 22-23 abutting “Paisley Path” have been proposed
to provide access to proposed utilities and the north and south side of Basin 300. Thirty-foot
(30-foot) wide D&U’s between Lots 151-152 abutting “Mattie Circle” have been proposed to
provide access to a water main extension to Ruby Lane.
Right-of-way dedication will be required along the east side of Galpin Boulevard per Carver
County’s review and comments (see “Carver County Development / Access Review Comments”
attached), the Highway 117 Corridor Study, and the typical roadway sections identified in the
county’s Draft 2040 Comprehensive Plan. The Corridor Study identifies specific right-of-way
needs and the plat will be required to follow and be consistent with the preferred roadway
alternative. The right-of-way shall tie into the existing highway right-of-way north and south of
the proposed development. The final plat proposal shall be reviewed and approved as to form
and content by the county surveyor and city. After review by the city of the proposed final plat
for The Park, adequate right-of-way has been dedicated.
Currently, there exists overhead utilities within the right-of-way abutting the development on the
east side of Galpin Boulevard. The applicant will be required to underground all overhead
utilities from the southern property line to the northern property line. Underground utilities
reduce the risk of accidents, such as vehicles colliding with poles and service impacts such as
storms knocking down limbs on lines. It also improves the overall esthetics of roadway corridors
and neighborhoods, which improves and promotes livability.
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The Park Final Plat
August 12, 2019
Page 18
EXISTING CONDITIONS SURVEY
Well and Septic
Water wells and septic fields have been identified on the existing conditions survey. The
abandonment of all existing wells shall be in accordance with the Minnesota Department of
Health’s review and regulations, and the abandonment of all existing septic systems shall be in
accordance with the Minnesota Pollution Control Agency’s review and regulations. All required
permits from the appropriate regulatory agencies shall be obtained prior to the commencement of
any abandonment(s).
GRADING
The applicant is proposing to construct eight stormwater basins (Basins 100, 200, 300, 400, 500,
600, 800, 900) within and around the development. Through the preliminary grading plan and
grading details, drainage from individual lots will be routed away from buildings into a series of
catch basins and reinforced concrete pipe located within drainage and utility easements in
backyards. Drainage from proposed public streets will be collected through catch basins located
next to curbs, and routed to stormwater basins within and around the site. The applicant has
provided an overall grading plan and the phased grading schedule for the entire subdivision as
well as a grading plan for The Park. Both plans generally conform to city ordinances and
standards for grading, with minor changes required. The applicant shall meet all the conditions
enumerated with the grading permit prior to commencement of grading operations.
There are proposed driveways that approach the maximum 10% grade (e.g. Lot 152 abutting
“Mattie Circle” is at 9.9% grade) and one street that reaches the maximum 7% grade (“Purple
Parkway” near station 1+45) allowed by city ordinance. Staff recommends limiting maximum
grades in order to achieve a higher level of constructability. Any constructed street or driveway
that exceeds maximum allowable grades upon final inspection will be required to be removed
and replaced.
There are two bluffs within the site. One bluff is located west of Lots 106-164 abutting Lucy
Ridge Lane, and a second bluff is located south of Lots 148-149 abutting “Mattie Circle”. The
grading plans indicate the locations and extent of the bluffs and their appropriate buffers and
setbacks. All grading operations have been proposed to be outside the bluff impact zones.
Currently, while the grading plan shows a majority of stormwater being routed to appropriate
treatment methods (BMPs), some lots (e.g. Lots 118-122 abutting “Visionary Court”) do not
appear to have a method of conveying untreated stormwater runoff to BMPs. As by city
ordinances, no untreated stormwater shall be routed to wetlands prior to treatment.
While the proposed public trail system meets the Americans with Disabilities Act Accessibility
Guidelines (ADAAG) for maximum running slope of trail segments (no more than 30% of the
total trail length to exceed a 1:12 slope), staff recommends the installation of a level resting pad
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 19
over continuous grades over 8%. This recommendation is based on the intent of the ADAAG
which is to provide access to the greatest extent possible.
The plat’s final grading plans, ponds, and right-of-way along Galpin Boulevard shall be
reviewed and approved by the county and the city to show how they conform to the potential
future Galpin Boulevard reconstruction. A cross reference of grading plans, profiles, and
respective cross sections should be provided at key locations such as intersections, ponds, or
other special features for review by the county and city prior to acceptance.
SHORELAND MANAGEMENT
This phase in not in the shoreland management area.
RETAINING WALLS
No retaining walls are being proposed with the development.
STREETS
The applicant is proposing construction of nine new streets (Mattie Circle, Pearl Drive,
Visionary Court, Pearl Court, Alphabet Street, Purple Parkway, Paisley Path, Paisley Court, and
Rogers Court) and the extension of one existing street (Lucy Ridge Lane) that shall be owned
and maintained by the city after acceptance of the public improvements by the City Council. All
newly constructed street sections shall be designed to meet the current standard specifications
and detail plates for residential streets. These new streets and extensions will result in eight cul-
de-sacs with seven of the eight proposed cul-de-sacs meeting current city code and standard
specifications. “Mattie Circle”, a newly constructed street and cul-de-sac in the northern section
of the development, exceeds the maximum length for a cul-de-sac per city ordinance; however, it
was approved in the preliminary plat by City Council. Engineering recommended approval of
the cul-de-sac as the topography would require substantial grading and the loss of significant
trees that would alter the physical character of the property and surrounding parcels (Ordinance
18.57.k.2).
Access to “Mattie Circle” is from Galpin Boulevard, a collector road. There is an existing
driveway 30 feet south of “Mattie Circle” providing access to Parcel 250100400. This spacing
does not meet MnDOT Access Management Guidelines or Carver County’s requirements for
access points off of collector roads. The parcel’s access from Galpin Boulevard will be
abandoned and realigned to tie into “Mattie Circle” as the future Galpin Boulevard
Redevelopment project approaches. Additionally, a water stub for future connection shall be
installed to serve the property. The city has had discussions with the resident of this property and
has obtained verbal agreeance of such a realignment and future water service connection.
The applicant has supplied a geotechnical evaluation report that was completed by Braun Intertec
Corporation on June 29, 2018. The report discussed and explored design and construction
recommendations for roadway sections, amongst other topics. The updated plans and updated
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The Park Final Plat
August 12, 2019
Page 20
geotechnical evaluations provided since the original preliminary plat submittal show adequate
boring information and provide sufficient guidance on the construction of the public streets.
However, it will be required of the developer to have a geotechnical engineer onsite during
grading operations. If groundwater is encountered during grading, grades shall be adjusted to
maintain a 3-foot separation from the bottom floor elevation of proposed buildings. Subsequent
changes to grades shall be submitted to the city for review and approval.
Sidewalks and pedestrian access points have been proposed on a majority of the streets
throughout the development. However, Lucy Ridge Lane will require an extension of sidewalk
to provide access within the cul-de-sac. Sidewalks shall be constructed in accordance with city
standard specifications and detail plates. All curb ramps shall be constructed to meet ADA
standards and the city’s detail plates.
The sidewalk located at the intersection of Galpin Boulevard and “Pearl Drive” terminates with
no proposed intersection improvements to access the existing trail system on the west side. The
developer will be required to extend connectivity by providing access from the newly
constructed east side to the existing west side of Galpin Boulevard by utilizing approved
MUTCD practices for pedestrian crosswalk and intersection improvements.
Street lights have been proposed throughout the development. Street lights will be required at all
intersections and at the end of each cul-de-sac. The developer will need to work with Xcel
Energy for the installation of city-approved street lights. A $300 fee shall be collected with the
development contract for each street light for the purpose of electricity costs for the first year of
operation.
WATER
The applicant is proposing to construct 8” PVC C900 water main throughout the development
that shall be owned and maintained by the city after acceptance of the public improvements by
the City Council. The development is located between two pressure zones in the city; a high
pressure zone and a low pressure zone. To the west, in the Longacres neighborhood, is a high
pressure zone. To the north and south, in the Ashling Meadows and Royal Oak Estates
neighborhoods, respectively, are low pressure zones. The city has modeled the impact of the
development based on the proposed usage. It was found that in order to provide adequate
pressures and fire flows, water mains shall be tied into the high pressure zone located on Galpin
Boulevard. This will result in some areas of the development experiencing pressures above 90
PSI. Therefore, a portion of the homes will likely require individual pressure reducing valves.
The developer will need to work with the Building Department and Public Works Utility
Department to determine which homes will require pressure-reducing valves.
In the northwest area of the development where Lucy Ridge Lane will be extended, the
developer is proposing to tie into the low-pressure water system via the existing 8” PVC water
mains. Engineering does not anticipate any extraordinary impacts to the water system’s pressure
or fire flow for the proposed 15 connections.
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The Park Final Plat
August 12, 2019
Page 21
“Mattie Circle” will be tied into the high zone water system via the existing water main off
Galpin Boulevard. “Mattie Circle” is currently proposed as a cul-de-sac, and the applicant was
proposing the creation of a dead end system. The Public Works Utility department required the
applicant to tie in the proposed water main on “Mattie Circle” to the existing water main stub
located off Ruby Lane, to the north, which is now being proposed with the updated preliminary
plans. Because “Mattie Circle” will be within the high-pressure zone, and the north tie-in
location on Ruby Lane (Ashling Meadows neighborhood) is within the low-pressure zone,
updated construction plans call out a gate valve to be installed where the system ties in. This
gate valve will remain closed in order to separate the two zones, and will be opened by city
forces during any maintenance or repair work in order to “back feed” the system, as necessary.
The majority of the water main to be installed is within the central and southern portion of the
development (Lots 1-138). The applicant is proposing to create a looped water system that meets
city best management practices for water utilities. Looped systems improve reliability by
feeding water from two directions rather than one, which subsequently allows service to continue
during an event that may otherwise cause disruption to water service. Water main connections
will be tied into the high zone water system off Galpin Boulevard. The applicant shall verify the
location of the connections on the construction plans. All water main taps, connections, and
required water main testing shall be witnessed by the city. A pre-construction meeting prior to
the commencement of any work shall be scheduled by the developer’s contractor with the city.
Additionally, all underground utilities on the east side of Galpin Boulevard have not been located
and illustrated on the plans, for example, the city’s raw water main that feeds the west treatment
plant. This area on the east side of Galpin Boulevard is where water and sanitary sewer will
cross before entering the development. Thus, prior to the issuance of public utility construction,
all underground utilities in this area shall be surveyed and illustrated in the profile sheets in order
to identify any conflicts.
From the proposed preliminary water plans, there are multiple areas where water main and
sanitary sewer mains will cross. All crossings of water and sewer utility mains are required to
have 18” of vertical separation and 10’ of horizontal separation, measured from the edge of pipe.
Where water mains cross-sanitary sewer mains do not meet vertical or horizontal separation
requirements, the sanitary sewer shall be constructed of C900 water main material. All crossings
shall be required that the sanitary sewer pipe length shall be centered over the water main
crossing.
The preliminary plans delineate areas where water main will run closely adjacent to, or under,
stormwater catch basins. This may cause a potential for freezing of the water main at these
locations due to inadequate ground cover from catch basin bottoms (sumps) to the water main.
Water mains shall be constructed at 7.5’ below grade, or insulated, and constructed in
conformance with the city’s standard specifications and detail plates. Plan and profile sheets
provided with the construction drawings of the water main shall include the location and depth of
catch basins and their sumps for review and approval prior to issuance of building permits.
The applicant shall ensure all fire hydrant spacing meets fire codes and are subject to the review
and approval of the Fire Department.
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The Park Final Plat
August 12, 2019
Page 22
SANITARY SEWER
The applicant is proposing to construct 8” PVC sanitary sewer main throughout the development
that shall be owned and maintained by the city after acceptance of the public improvements by
the City Council. The entire sanitary sewer system will operate as a gravity system and connects
to existing sanitary sewer mains at three locations; Lucy Ridge Lane, a direct connection to the
MCES sanitary sewer trunk line on “Mattie Circle” and at the Majestic Way extension off
“Paisley Path” through a utility easement.
As proposed, the connection to the MCES sanitary sewer trunk line from “Mattie Circle” and its
subsequent manhole are not within the roadway, down steep grades, and abutting Basin 200.
The applicant shall resubmit construction drawings with this phase of the development to
provide the access manhole and tie-in on and within “Mattie Circle”. All conditions set forth by
MCES shall be addressed by the applicant for the required access manhole and direct connection
to their trunk line, and all permits required shall be obtained prior to the commencement of
construction.
The preliminary plans submitted utilize a nomenclature for identifying proposed manholes that
differs from the city’s. On all future submittals, the applicant shall ensure the city’s manhole
naming conventions are incorporated within the plans. The city has provided a list of appropriate
manhole identifiers, as well as fire hydrant identifiers. This will ensure an efficient transition of
the newly constructed public improvements into the city’s asset management system for sanitary
sewer manholes and fire hydrants.
Profile sheets for all public utilities, including sanitary sewer, shall be required for review and
approval by the city prior to issuance of building permits for all phases. Based on the provided
profile and plan sheets for The Park, the applicant is proposing sanitary sewer that reaches a
maximum depth of over 26’. PVC sanitary sewer pipes that have a burial depth of 0-16 feet are
required to be class SDR 35, burial depths of 16-26 feet requires class SDR 26, and burial depths
of greater than 26 feet requires class C900. The applicant has shown that the proposed sanitary
sewer pipes falling within these burial depths have the appropriate class of PVC.
STORMWATER MANAGEMENT
General
1. The applicant has delineated all wetlands on the property and agencies have approved the
boundaries and type.
2. Wetland permitting is required due to the proximity and proposed impacts to wetlands
onsite. Grading permits have been issued as all approved wetland permits have been received.
See “Wetland Alteration” of this staff report for more information.
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The Park Final Plat
August 12, 2019
Page 23
3. An NPDES permit has been obtained by the application. An updated stormwater
pollution prevention plan (SWPPP) and erosion control plan have been provided.
4. An operations and maintenance plan for the proposed stormwater management system
will be required.
5. All comments and conditions set forth by the Riley Purgatory Bluff Creek Watershed
District shall be addressed by the applicant.
Preliminary Plans
Infiltration test results will be required in the location of all proposed infiltration benches and
infiltration basins. Infiltration test results have not been submitted in the location of proposed
Basin 100. If filtration is to be used, the applicant will need to provide a specification for
amended soils. Furthermore, the slope of the outlet pipe from Wetland 12 should be updated to
match what is shown in the preliminary utility plans.
HydroCAD Model
There were numerous inconsistencies between what is shown in the plans and what was being
modeled in HydroCAD and P8. The only inconsistency remaining to update is the weir in OCS
400B which should be changed in HydroCAD from a four-foot weir to a five-foot weir. Also, the
15” outlet pipe from CB 490 should be included in the HydroCAD model to ensure the pipe does
not restrict flow and back up water at the low point. The 19” horizontal orifice should be routed
to the 15” pipe.
P8 Model
For the basins where filtration is proposed, the infiltration in P8 should be routed to the
downstream waterbody instead of out of the system for accuracy. It appears the proposed
stormwater system will still meet water quality requirements after the updates.
WETLAND ALTERATION
The plan set shows intent to impact several wetlands on site. A Wetland Replacement Plan
application was submitted to the city and reviewed per the WCA. A Notice of Decision and
Approval for the Wetland Replacement Plan was sent on June 6, 2019. Wetland mitigation was
approved through the purchase of wetland credits with wetlands being replaced at a ratio of 2:1.
Wetland 14, proposed to be impacted during The Park, required a United States Army Corps of
Engineering (USACE) permit as it was determined to be a USACE jurisdictional wetland. The
approved permit was submitted to the city.
Wetland buffers using buffer averaging has been applied to the project. Wetland buffers and
buffer setbacks pursuant to section 20-411 and consistent with the preliminary plat must be
memorialized with a recorded wetland buffer agreement filed with the county recorder’s office.
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The Park Final Plat
August 12, 2019
Page 24
EROSION PREVENTION AND SEDIMENT CONTROL
The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject
to the General Permit Authorization to Discharge Stormwater Associated with Construction
Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES
Construction Permit). The applicant has prepared and submitted a Surface Water Pollution
Prevention Plan (SWPPP) to the city and has obtained an NPDES Construction Permit for The
Park.
Financial Assurance
To guarantee compliance with the grading plan, and related remedial work, a cash escrow or
letter of credit, satisfactory to the city, shall be furnished to the city before a grading permit is
issued for The Park. The escrow amount shall be $308,265.00, which is 110% of the estimated
erosion control and pond excavation costs for The Park. The city may use the escrow or draw
upon the letter of credit to reimburse the city for any labor or material costs it incurs in securing
compliance with the plan or in implementing the plan. The city shall endeavor to give notice to
the owner or developer before proceeding, but such notice shall not be required in an emergency
as determined by the city. The assurance shall be maintained until final stabilization and removal
of erosion and sediment controls and acceptance of dedicated public streets and public utilities.
STORMWATER UTILITY CONNECTION CHARGES
Section 4-30 of city code sets out the fees associated with surface water management. A water
quality and water quantity fee are collected with a subdivision. 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 will be applied to the new lot of record being created. It is calculated as shown in the
table below:
SURFACE WATER
DEVELOPMENT
FEE
AREA PER ACRE
FEE ACRES FEE
GROSS AREA $8,320 158.45 $ 1,318,311.49
RIGHT-OF-WAY AREA $8,320 5.95 $ (49,495.68)
TOTAL OUTLOT AREA $8,320 140.47 $(1,168,673.79)
NET AREA 12.03 $ 100,142.02
The total estimated SWMP Fee is $100,142.02 for the entire subdivision at rates in affect for
2019.
ASSESSMENTS
Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 25
assessed at the rate in effect at that time. The remaining partial hookups fees are due with the
building permit.
FEES
Based on the proposal, the following fees would be collected with the development contract:
• Administration Fee: If the improvement costs are between $500,000 and $1,000,000, 2%
of the improvement costs. If the improvement costs exceed $1,000,000, 2.5% of the first
$1,000,000 plus 1.5% of the remainder.
• Surface Water Management Fee for the entire subdivision at 2019 rates: $100,142.02
• A portion of the water hook-up charge: $2,311/unit (@ 50 units = $115,550.00)
• A portion of the sanitary sewer hook-up charge: $691/unit (@ 50 units = $34,550.00)
• GIS fees: $25 for the plat plus $10 per parcel
• Street light operating fee for one year: $300 per light
CONDITIONS OF APPROVAL FOR THE PARK FINAL PLAT
Dedication of Outlots
The dedication of Outlots A-G, as illustrated on The Park Final Plat, shall be as such:
Outlot A Warranty Deed to the City 50 Acres of Public Park
Outlot B Warranty Deed to the City Drainage and Utility Easement
Outlot C Warranty Deed to the City Drainage and Utility Easement and Parking Lot
Outlot D Warranty Deed to the City Wetland and Drainage and Utility Easement
Outlot E N/A Guard House
Outlot F Quitclaim Deed to the City City Well House
Outlot G N/A Future Phases
Parks and Recreation
1. The planning, engineering, grading, and placement of aggregate and bituminous base for
construction of a 10-foot wide bituminous east/west trail connection between Galpin Boulevard
and a location east of “Raspberry Lane”, and in lieu of constructing a 10-foot wide bituminous
trail adjacent to Galpin Boulevard between “Paisley Parkway” and “Raspberry Lane”, make a
$120,000 (1,600 feet @ $75 per foot) contribution to the city’s Trail Fund.
2. The east/west trail shall maintain a minimum 10-foot setback from outside edges of trail
to private property and be designed to minimize encroachment of wetland buffers.
3. The east/west trail crossing of “Paisley Parkway” shall be relocated from a midblock
crossing as shown to the intersection of “Paisley Parkway” and “Raspberry Lane”.
4. The east/west trail shall be designed and constructed so as not to require retaining walls.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 26
5. The entirety of the east/west trail and associated buffers shall be constructed within the
dedicated public outlots.
6. The planning, engineering and construction of the 10-foot wide bituminous trails
connecting both “Mattie Circle” and Topaz Drive/Ridge Lane to the planned trail at the western
edge of Lake Lucy including trail easements.
Engineering
1. The developer shall abandon all existing wells and septic fields in accordance with all
federal, state, and local regulatory agency standards, and obtain all necessary permits for said
abandonments. Prior to commencement of abandonment activities, a copy of all required
permits from the appropriate regulatory agencies shall be provided to the city.
2. A geotechnical engineering shall be on-site during grading operations. If groundwater is
encountered during grading, grades shall be adjusted to maintain a three foot separation from the
bottom floor elevation and adhering to the recommendations of the soil engineer on site.
Changes to grades shall be submitted to the city for review and approval.
3. All curb ramps shall be constructed to meet ADA standards and the city’s Detail Plates
#5215-5215D.
4. A detail of the proposed street lights shall be provided prior to the issuance of building
permits.
5. Street lights shall be installed at all intersections and at the end of each cul-de-sac subject
to review and approval of the city prior to issuance of building permits.
6. All newly constructed water mains shall be public water mains, owned and maintained by
the city, after acceptance of the public improvements by the City Council.
7. Water mains located on Paisley Path shall be tied into the high-pressure zone located on
Galpin Boulevard.
8. The developer shall field verify the location of all water main taps to the existing public
mains off Galpin Boulevard prior to the issuance of building permits and update the plans
accordingly.
9. The developer’s contractor shall schedule a preconstruction meeting with Engineering
and Public Works Utilities prior to the commencement of any work to the watermain installation
and tapping from Galpin Boulevard.
10. Updated plans indicating the location of all underground utilities on the east side of
Galpin Boulevard, along with plans and profiles of any utility crossings on the east side of
Galpin Boulevard, shall be submitted for review and approval prior to the commencement of any
utility construction.
11. All utility crossings of potable water and sanitary and/or storm mains will require 18
inches of vertical separation and 10 feet of horizontal separation. The developer shall submit
construction plans with profiles and plan views of the utilities for review and approval prior to
the commencement of any utility construction.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 27
12. All utility crossings of potable water and sanitary sewer that do not meet vertical
separation requirements will require that the sanitary sewer main at that crossing be constructed
of PVC C900 water main material. The developer shall submit construction plans indicating
material type at these locations for review and approval of the city prior to the commencement of
any utility construction.
13. Cluster valves located around water main tees shall be installed at a minimum of five feet
from the tees to the valves, where feasible. All valve locations and any other water main
appurtenances shall be reviewed and approved by Engineering and Public Works prior to the
commencement of any utility construction.
14. All comments and conditions regarding fire appurtenances, spacing, and location set forth
by the Fire Department shall be addressed by the applicant.
15. All newly constructed sewer mains shall be public sewer mains, owned and maintained
by the city, after acceptance of the public improvements by the City Council.
16. PVC sanitary sewer pipes that will be constructed at a burial depth of 0-16 feet shall be
constructed of pipe class SDR 35, burial depths of 16-26 feet shall be of pipe class SDR 26, and
burial depths of greater than 26 feet shall be of pipe class C900.
17. Inverts that have a 20-inch or greater differential shall be supplied inside drops per city
standards and be constructed per the city’s Detail Plate No. 2104.
18. No sump structures shall be installed in backyard pickups.
19. All public sanitary sewer utilities and sanitary sewer services shall have tracer wire
installed. Detail plates and specifications shall be provided to the developer to meet this
requirement and shall be defined in the supplemental provision for The Park Utility and Street
Construction Project Manual.
20. All public streets’ base course shall utilize an asphalt binder grade of “C” in accordance
with MnDOT asphalt grades (Table 2360-2), plates and cross-section details shall be updated
accordingly.
21. Driveways shall be setback at least ten feet from the side property lines in accordance
with section 20-1122 of City Ordinances.
22. All driveways shall be located outside side lot drainage and utility easements.
23. The developer shall coordinate with the Building Department and Public Works Utility
Department to determine which homes shall be required to install pressure reducing valves prior
to the issuance of building permits.
24. The contractor shall contact the city inspector for inspection of all insulated pipe
crossings.
25. On Sheet 1.3, provide a separate, enlarged inset detail of the proposed connection to the
24” DIP water main at the intersection of Galpin Boulevard and Hunter Drive/“Paisley Path” that
includes plan and profile views of the location of all existing utilities. Include a note to
coordinate this work with the Public Works Utility Department and city inspector 48 hours prior
to wet tap.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 28
26. On Sheet 1.5 of the sanitary sewer and water main plans: DIP tees for risers on “Purple
Parkway” shall be updated to be C900 wyes; the 20’ DIP stubbed out of MH 16-078 shall be
PVC, also add note to address proper pipe support (compaction) under influence zone of pipe.
27. For all storm sewer plans: any HDPE pipe shall be called-out as “N-12” in accordance
with city standard specifications.
Stormwater Conditions & Wetlands
1. An operations and maintenance plan for the proposed stormwater management system
will be required prior to approval.
2. All comments and conditions set forth by the Riley Purgatory Bluff Creek Watershed
District shall be addressed by the applicant.
3. Access routes for all proposed stormwater basins are required for maintenance purposes.
Applicant should call out access locations for all proposed stormwater basins.
4. A defined riprap EOF spillway will be required for all stormwater basins per details
provided on Sheet 33. Applicant should include location and elevation of all EOF spillways on
the storm sewer plans.
5. The only remaining inconsistency to update is the weir in OCS 400B should be changed
in HydroCAD from a four-foot weir to a five-foot weir.
6. Stormwater runoff shall not be discharged into wetlands without water quality
pretreatment as prescribed by City Code.
7. Wetland Buffers. Wetland buffers and buffer monumentation will be required adjacent to
the wetlands on site. Please indicate wetland buffer widths and locations where signage will be
placed on a plan sheet. Please find additional information on signage placement in the city’s
guidance document. The WMO provides signs and sign posts for the cost of materials.
Alternative signs (by the city or applicant) are also acceptable provided they contain similar
information. Wetland buffers and buffer setbacks pursuant to section 20-411 and consistent with
the preliminary plat must be memorialized with a recorded wetland buffer agreement filed with
the county recorder’s office.
8. Where possible, the applicant shall update all storm sewer so the maximum pipe velocity
is 12 feet per second. If not possible, pipe velocities should not exceed 15 feet per second per
MnDOT guidance.
9. The 15” outlet pipe from CB-490 should be included in the HydroCAD model to ensure
the pipe does not restrict flow and back up water at the low point. The 19” horizontal orifice
should be routed to the 15” pipe.
10. The slope of the outlet pipe from Wetland 12 should be updated in the HydroCAD model
to match what is illustrated on the plans.
Todd Gerhardt
The Park Final Plat
August 12, 2019
Page 29
11. For the basins where filtration is proposed, the infiltration in P8 should be routed to the
downstream waterbody instead of out of the system for accuracy. It appears the proposed
stormwater system will still meet water quality requirements after the updates.
Landscaping and Tree Preservation
1. Tree preservation fencing shall be installed around existing trees to be saved prior to any
construction activities and remain installed until completion.
2. The applicant shall meet the minimum requirement of 461 trees for the development. All
required trees must meet minimum size requirements for deciduous and evergreen species.
3. Buffer plantings shall be added to the east of the city well building. Five evergreen trees
shall be planted to the east of the well house.
4. Any well house access road shall avoid removals of any significant trees in Outlot E or F.
No significant oaks may be removed.
5. Northern Pin Oak shall be replaced with White, Bur, Red or Bi-color oak species in the
plant schedule.
6. No tree Genus shall comprise of more than 20% of the total number of trees and no tree
species shall comprise of more than 10% of the total number of trees.
7. Lots with significant tree cover contain conservation easements to protect the wooded
areas. Lots 153 and 154 shall have protective easements over parts of the lot containing existing
forest. Specifically, the westerly 200 feet of Lot 154, and the easterly 200 feet of Lot 153.
g:\plan\2019 planning cases\19-01 galpin site preliminary plat and rezoning pud\final plat phase 1\staff report 8-12-19 - final.docx
203914v2
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
THE PARK
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
203914v2 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
203914v2 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
203914v2 SP-1
CITY OF CHANHASSEN
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
THE PARK
SPECIAL PROVISIONS
AGREEMENT dated August 12, 2019 by and between the CITY OF CHANHASSEN, a
Minnesota municipal corporation (the "City"), and, U.S. HOME CORPORATION, a Delaware
Corporation, D/B/A LENNAR, (the "Developer").
1. Request for Plat Approval. The Developer has asked the City to approve a plat for
THE PARK (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 within 30 days after the City Council approves the plat.
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 August 12, 2019, prepared by Pioneer Engineering.
Plan B: Grading, Drainage and Erosion Control Plan dated July 23, 2019, prepared by Pioneer
Engineering.
Plan C: Plans and Specifications for Improvements dated April 15, 2019, prepared by Pioneer
Engineering.
Plan D: Landscape Plan dated May 24, 2019 prepared by Pioneer Engineering.
203914v2 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. Street Signs
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 except
for the wear course on public streets by November 15, 2020. 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 $2,682,273.16. The amount of the
security was calculated as 110% of the following:
Site Grading $ 479,153.81
Sanitary Sewer $ 274,020.50
Water Main $ 259,018.00
Storm Sewer, Drainage System, including cleaning and maintenance $ 467,930.00
Streets $ 684,019.57
Street lights and signs $ 72,950.00
Sub-total, Construction Costs $2,237,091.88
Engineering, surveying, and inspection (7% of construction costs) $ 156,596.43
Landscaping (2% of construction costs) $ 44,741.84
Sub-total, Other Costs $ 201,338.27
TOTAL COST OF PUBLIC IMPROVEMENTS $2,438,430.15
SECURITY AMOUNT (110% of $2,438,430.15) $2,682,273.16
203914v2 SP-3
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
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:
Joe Jablonski
U.S. Home Corporation D/B/A Lennar
16305 36th Avenue NE, Suite 600
Plymouth, MN 55446
Phone: 952-249-3014
E-Mail: joe.jablonski@lennar.com
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. FEES
1. Prior to release of the plat for recording and prior to scheduling a pre-construction meeting,
Developer shall submit to the City $416,873.39 for the following City fees:
Administration fee (based on estimated construction cost of $2,237,091.88, 2.5% for the first
$1,000,000 + 1.5% of the remainder) $ 43,556.38
GIS fee: 50 parcels @ $10/parcel + $25 for the plat $ 525.00
Partial payment of City sewer and water hookup fees:
50 units @ $691/unit (sewer) + $2,311/unit (water) $150,100.00
Street light operating fee: 7 lights @ $300/light $ 2,100.00
Attorney Fee for Review and Recording of Plat and DC $ 450.00
Surface Water Management Fee $100,142.02
City Trail Fee $120,000.00
Total $416,873.39
203914v2 SP-4
B. CONDITIONS OF APPROVAL
Dedication of Outlots
The following outlots shall be conveyed to the City with The Park Final Plat:
Outlot A Warranty Deed to the City 50 Acres of Public Park and 50 Acres of Wetland
Outlot B Warranty Deed to the City Stormwater Pond
Outlot C Warranty Deed to the City Parking Lot for Trail Access
Outlot D Warranty Deed to the City Wetland and Drainage and Utility Easement
Outlot F Quitclaim Deed to the City City Well House
Parks and Recreation
1. The planning, engineering, grading, and placement of aggregate and bituminous base for
construction of a 10-foot wide bituminous east/west trail connection between Galpin
Boulevard and a location east of “Pearl Drive,” and in lieu of constructing a 10-foot wide
bituminous trail adjacent to Galpin Boulevard between “Paisley Path” and “Pearl Drive,” make
a $120,000 (1,600 feet @ $75 per foot) contribution to the City’s Trail Fund.
2. The east/west trail shall maintain a minimum 10-foot setback from outside edges of trail to
private property and be designed to minimize encroachment of wetland buffers.
3. The east/west trail crossing of “Paisley Path” shall be relocated from a midblock crossing as
shown to the intersection of “Paisley Path” and “Pearl Drive.”
4. The east/west trail shall be designed and constructed so as not to require retaining walls.
5. The entirety of the east/west trail and associated buffers shall be constructed within the
dedicated public outlots.
Engineering
1. The developer shall abandon all existing wells and septic fields in accordance with all federal,
state, and local regulatory agency standards, and obtain all necessary permits for said
abandonments. Prior to commencement of abandonment activities, a copy of all required
permits from the appropriate regulatory agencies shall be provided to the city.
2. A geotechnical engineering shall be on-site during grading operations. If groundwater is
encountered during grading, grades shall be adjusted to maintain a three foot separation from
the bottom floor elevation and adhering to the recommendations of the soil engineer on site.
Changes to grades shall be submitted to the city for review and approval.
3. All curb ramps shall be constructed to meet ADA standards and the city’s Detail Plates #5215-
5215D.
203914v2 SP-5
4. A detail of the proposed street lights shall be provided prior to the issuance of building permits.
5. Street lights shall be installed at all intersections and at the end of each cul-de-sac subject to
review and approval of the city prior to issuance of building permits.
6. All newly constructed water mains shall be public water mains, owned and maintained by the
city, after acceptance of the public improvements by the City Council.
7. Water mains located on Paisley Path shall be tied into the high-pressure zone located on Galpin
Boulevard.
8. The developer shall field verify the location of all water main taps to the existing public mains
off Galpin Boulevard prior to the issuance of building permits and update the plans
accordingly.
9. The developer’s contractor shall schedule a preconstruction meeting with Engineering and
Public Works Utilities prior to the commencement of any work to the watermain installation
and tapping from Galpin Boulevard.
10. Updated plans indicating the location of all underground utilities on the east side of Galpin
Boulevard, along with plans and profiles of any utility crossings on the east side of Galpin
Boulevard, shall be submitted for review and approval prior to the commencement of any
utility construction.
11. All utility crossings of potable water and sanitary and/or storm mains will require 18 inches of
vertical separation and 10 feet of horizontal separation. The developer shall submit
construction plans with profiles and plan views of the utilities for review and approval prior to
the commencement of any utility construction.
12. All utility crossings of potable water and sanitary sewer that do not meet vertical separation
requirements will require that the sanitary sewer main at that crossing be constructed of PVC
C900 water main material. The developer shall submit construction plans indicating material
type at these locations for review and approval of the city prior to the commencement of any
utility construction.
13. Cluster valves located around water main tees shall be installed at a minimum of five feet from
the tees to the valves, where feasible. All valve locations and any other water main
appurtenances shall be reviewed and approved by Engineering and Public Works prior to the
commencement of any utility construction.
14. All comments and conditions regarding fire appurtenances, spacing, and location set forth by
the Fire Department shall be addressed by the applicant.
15. All newly constructed sewer mains shall be public sewer mains, owned and maintained by the
city, after acceptance of the public improvements by the City Council.
16. PVC sanitary sewer pipes that will be constructed at a burial depth of 0-16 feet shall be
constructed of pipe class SDR 35, burial depths of 16-26 feet shall be of pipe class SDR 26,
and burial depths of greater than 26 feet shall be of pipe class C900.
17. Inverts that have a 20-inch or greater differential shall be supplied inside drops per city
standards and be constructed per the city’s Detail Plate No. 2104.
203914v2 SP-6
18. No sump structures shall be installed in backyard pickups.
19. All public sanitary sewer utilities and sanitary sewer services shall have tracer wire installed.
Detail plates and specifications shall be provided to the developer to meet this requirement and
shall be defined in the supplemental provision for The Park Utility and Street Construction
Project Manual.
20. All public streets’ base course shall utilize an asphalt binder grade of “C” in accordance with
MnDOT asphalt grades (Table 2360-2), plates and cross-section details shall be updated
accordingly.
21. Driveways shall be setback at least ten feet from the side property lines in accordance with
section 20-1122 of City Ordinances.
22. All driveways shall be located outside side lot drainage and utility easements.
23. The developer shall coordinate with the Building Department and Public Works Utility
Department to determine which homes shall be required to install pressure reducing valves
prior to the issuance of building permits.
24. The contractor shall contact the city inspector for inspection of all insulated pipe crossings.
25. On Sheet 1.3, provide a separate, enlarged inset detail of the proposed connection to the 24”
DIP water main at the intersection of Galpin Boulevard and Hunter Drive/“Paisley Path” that
includes plan and profile views of the location of all existing utilities. Include a note to
coordinate this work with the Public Works Utility Department and city inspector 48 hours
prior to wet tap.
26. On Sheet 1.5 of the sanitary sewer and water main plans: DIP tees for risers on “Purple
Parkway” shall be updated to be C900 wyes; the 20’ DIP stubbed out of MH 16-078 shall be
PVC, also add note to address proper pipe support (compaction) under influence zone of pipe.
27. For all storm sewer plans: any HDPE pipe shall be called-out as “N-12” in accordance with
city standard specifications.
28. Developer shall underground all overhead utilities off Galpin Boulevard and provide security
in the amount of $364,400.00 to guarantee completion of the undergrounding with the 2nd
Addition of The Park.
Stormwater Conditions & Wetlands
1. An operations and maintenance plan for the proposed stormwater management system will be
required prior to approval.
2. All comments and conditions set forth by the Riley Purgatory Bluff Creek Watershed District
shall be addressed by the applicant.
3. Access routes for all proposed stormwater basins are required for maintenance purposes.
Applicant should call out access locations for all proposed stormwater basins.
203914v2 SP-7
4. A defined riprap EOF spillway will be required for all stormwater basins per details provided
on Sheet 33. Applicant should include location and elevation of all EOF spillways on the storm
sewer plans.
5. The only remaining inconsistency to update is the weir in OCS 400B should be changed in
HydroCAD from a four-foot weir to a five-foot weir.
6. Stormwater runoff shall not be discharged into wetlands without water quality pretreatment as
prescribed by City Code.
7. Wetland Buffers. Wetland buffers and buffer monumentation will be required adjacent to the
wetlands on site. Please indicate wetland buffer widths and locations where signage will be
placed on a plan sheet. Please find additional information on signage placement in the city’s
guidance document. The WMO provides signs and sign posts for the cost of materials.
Alternative signs (by the city or applicant) are also acceptable provided they contain similar
information. Wetland buffers and buffer setbacks pursuant to section 20-411 and consistent
with the preliminary plat must be memorialized with a recorded wetland buffer agreement filed
with the county recorder’s office.
8. Where possible, the applicant shall update all storm sewer so the maximum pipe velocity is 12
feet per second. If not possible, pipe velocities should not exceed 15 feet per second per
MnDOT guidance.
9. The 15” outlet pipe from CB-490 should be included in the HydroCAD model to ensure the
pipe does not restrict flow and back up water at the low point. The 19” horizontal orifice
should be routed to the 15” pipe.
10. The slope of the outlet pipe from Wetland 12 should be updated in the HydroCAD model to
match what is illustrated on the plans.
11. For the basins where filtration is proposed, the infiltration in P8 should be routed to the
downstream waterbody instead of out of the system for accuracy. It appears the proposed
stormwater system will still meet water quality requirements after the updates.
Landscaping and Tree Preservation
1. Tree preservation fencing shall be installed around existing trees to be saved prior to any
construction activities and remain installed until completion.
2. The applicant shall meet the minimum requirement of 461 trees for the development. All
required trees must meet minimum size requirements for deciduous and evergreen species.
3. Buffer plantings shall be added to the east of the city well building. Five evergreen trees shall
be planted to the east of the well house.
203914v2 SP-8
4. Any well house access road shall avoid removals of any significant trees in Outlot E or F. No
significant oaks may be removed.
5. Northern Pin Oak shall be replaced with White, Bur, Red or Bi-color oak species in the plant
schedule.
6. No tree Genus shall comprise of more than 20% of the total number of trees and no tree species
shall comprise of more than 10% of the total number of trees.
7. Lots with significant tree cover contain conservation easements to protect the wooded areas.
Lots 153 and 154 shall have protective easements over parts of the lot containing existing
forest. Specifically, the westerly 200 feet of Lot 154, and the easterly 200 feet of Lot 153.
8. Fifteen evergreen trees shall be planted in Outlot A north of Royal Oak Estates. Location to be
determined by the City Forester.
9. General Conditions. The general conditions of this Contract are attached as Exhibit
"B" and incorporated herein.
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(signature pages to follow)
203914v2 SP-9
CITY OF CHANHASSEN
BY:
Elise Ryan, Mayor
(SEAL)
AND:
Todd Gerhardt, City Manager
STATE OF MINNESOTA)
(ss.
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this day of ,
20__, by Elise Ryan, 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
203914v2 SP-10
U.S. HOME CORPORATION D/B/A LENNAR
BY:
Jonathan Aune, Vice President
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of ,
20__, by Jonathan Aune, Vice President of U.S. Home Corporation, a Delaware Corporation, D/B/A
Lennar, 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
203914v2
EXHIBIT "A"
TO
DEVELOPMENT CONTRACT
LEGAL DESCRIPTION OF SUBJECT PROPERTY:
Tract A, Registered Land Survey No. 89, files of Registrar of Titles, Carver County, Minnesota.
Together with:
Tract B, Registered Land Survey No. 89, according to the recorded plat thereof, Carver County,
Minnesota, except all that part thereof lying northerly of the following described line:
Commencing at the North Quarter corner of Section 10, Township 116, Range 23, said Carver
County; thence on an assumed bearing of South 00 degrees 45 minutes 14 seconds East, along
the North-South Quarter line of said Section 10, a distance of 515.00 feet to the point of
beginning of the line to be described; thence South 87 degrees 48 minutes 41 seconds East, along
a line parallel with the North line of the Northeast Quarter of said Section 10, a distance of 1661
feet plus or minus to the east line of said Tract B and the shoreline of Lake Lucy and there
terminating.
Together with:
That part of the South Half of the Northeast Quarter of the Northwest Quarter of Section 10,
Township 116, Range 23, Carver County, Minnesota, lying easterly of the centerline of County
Road No. 117, also known as Galpin Boulevard, and lying North of the South 186.00 feet of said
South Half of the Northeast Quarter of the Northwest Quarter thereof.
Together with:
That part westerly 183.00 feet of each of the following two tracts:
(1) That part of the south 186.00 feet of the Northeast Quarter of the Northwest Quarter of
Section 10, Township 116 North, Range 23 West of the 5th Principal Meridian, lying easterly of
the centerline of County Road No. 117 (also known as Galpin Lake Road and formerly known as
Chaska and Excelsior Road and as Excelsior and Shakopee Road).
(2) That part of the South Half of the Northwest Quarter of Section 10, Township 116 North,
Range 23 West of the 5th Principal Meridian, lying easterly of the centerline of County Road No.
117 (also known as Galpin Lake Road and formerly known as Chaska and Excelsior Road and as
Excelsior and Shakopee Road).
Which lies northerly of lines described as follows:
203914v2
Commencing at the northeast corner of said South Half of the Northwest Quarter; thence on an
assumed bearing of North 89 degrees 49 minutes 08 seconds West, along the north line of said
South Half of the Northwest Quarter a distance of 588.71 feet, to the beginning of the lines to be
described; thence South 65 degrees 37 minutes 15 seconds West a distance of 98.69 feet; thence
northwesterly a distance of 141.37 feet along a non-tangential curve concave to the southwest
having a radius of 180.00 feet and a central angle of 45 degrees 00 minutes 00 seconds, the chord
of said curve is 137.77 feet in length and bears North 46 degrees 52 minutes 45 seconds West;
thence North 69 degrees 22 minutes 45 seconds West, tangent to said curve a distance of 40.00
feet and said line there terminating.
203914v2
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 ______________________________
203914v2 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
203914v2 GC-2
the Metropolitan Council Environmental Services and other pertinent agencies before proceeding
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, 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
203914v2 GC-3
escrow or letter of credit per lot shall also be furnished to the City to guarantee compliance with City
Code § 7-22.
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. Park dedication for the entire plat is satisfied by the conveyance of
Outlot A to the City.
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, either bare root in season, or balled
and burlapped. The trees may not be planted in the boulevard (area between curb and property line).
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 on each lot 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 lot. If these improvements are not in place at the time a certificate of occupancy is requested,
a financial guarantee of $750.00 in the form of cash or letter of credit shall be provided to the City.
These conditions must then be complied with within two (2) months after the certificate of occupancy
issued, except that if the certificate of occupancy is issued between October 1 through May 1 these
conditions must be complied with by the following July 1st. Upon expiration of the time period,
203914v2 GC-4
inspections will be conducted by City staff to verify satisfactory completion of all conditions. City
staff will conduct inspections of incomplete items with a $50.00 inspection fee deducted from the
escrow fund for each inspection. After satisfactory inspection, the financial guarantee shall be
returned. 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
203914v2 GC-5
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.
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
203914v2 GC-6
for all costs, damages, or expenses which the City may pay or incur in consequence of such claims,
including attorneys' fees.
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) business days in advance, except not notice
is necessary in cases of emergency as determined by the City. 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.
203914v2 GC-7
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.
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. Except for model homes authorized under the City Code,
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)
203914v2 GC-8
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.
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
203914v2 GC-9
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. Storm Sewer Maintenance. The Developer shall be responsible for cleaning and
maintenance of the storm sewer system (including ponds, pipes, catch basins, culverts and swales)
within the plat and the adjacent off-site storm sewer system that receives storm water 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 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.
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.
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.
203914v2 GC-10
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
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.
CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS
CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS
CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS
CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS
CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS
CIVIL ENGINEERSLAND PLANNERSLAND SURVEYORSLANDSCAPE ARCHITECTS
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES,MINNESOTA
ORDINANCE NO. 640
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE
BY REZONING CERTAIN PROPERTY
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS:
Section 1. Chapter 20 of the Chanhassen City Code,the city's zoning ordinance, is hereby
amended by rezoning all property described within Exhibit A from Rural Residential District, RR,
to Planned Unit Development Residential, PUD-R.
Section 2. The rezoning of this property incorporates the following development design
standards:
The Park Zoning Standards
a. Intent
The purpose of this zone is to create a Planned Unit Development(PUD)for single-family detached
housing. The use of the PUD zone is to allow for more flexible design standards while creating a
higher quality and more-sensitive proposal. The development will preserve 50 acres of woods
adjacent to Lake Ann. There are a number of housing collections with a variety of housing styles
and exterior materials within each collection serving different life stages.
Except as modified by this PUD ordinance, the development shall comply with the requirements of
the Residential Low and Medium Density District, RLM.
The property shall be developed in accordance with the following plans.
1. Preliminary Plat(revised plan dated April 4, 2019)
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4. House Plans
b. Permitted Uses
1. The permitted uses in this zoning district shall be single-family detached houses and their
accessory uses. House plans include the Lennar Lifestyle, Luxury, Landmark, Classic, and
31 Villa home plans or similar or equivalent plans.
c.Design Standards
1. Development-Amenities Design
2
Integrate pathways with the local street system to maximize access and flexibility of
use.
2. House designs
There shall be a mix and a variety of housing materials.
Linear repetitive streetscape appearance and building facades shall be avoided by
providing variation between the front elevations. No two identical facades shall be
located next to each other.
The same front or rear elevations shall not be located directly across from one
another.
No similar material/colors shall be located adjacent to each other.
There shall be articulation of wall planes, a variety of roof forms, variation in roof
heights or other architectural treatments.
If side loaded garages are incorporated into the development, the front facing wall
must be architecturally integrated with the design of the home (no blank wall).
d. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks:
THE PARK COMPLIANCE TABLE
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
tables displays those setbacks.
Lots with a minimum 90 feet of frontage
Minimum Lot Dimensions and Maximum Lot Cover
Lot Area(SF) Lot Width(Feet) Lot Depth (Feet)Max Lot Cover(SF)
15,000 90 125 5,500
Lot Setbacks
Front Setback Rear Setback Side Yard Setback Corner Setback CR 117 Setback
20 feet* 25 feet 7.5 feet 20 feet 50 feet
25 feet with sidewalk
Bluffs: 30-foot setback,20-foot impact zone.
Wetland Buffer Setback: 20 feet.
Lots with a minimum 65 feet of frontage
Minimum Lot Dimensions and Maximum Lot Cover
Lot Area(SF) Lot Width(Feet) Lot Depth(Feet)Max Lot Cover(SF)
8,450 65 125 4,400
Lot Setbacks
Front Setback Rear Setback Side Yard Setback Corner Setback CR 117 Setback
25 feet 25 feet 7.5 feet 20 feet 50 feet
Bluffs: 30-foot setback,20-foot impact zone.
Wetland Buffer Setback: 20 feet.
3
Section 3. The zoning map of the City of Chanhassen shall not be republished to show the
aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office
for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the
notations,references,and other information shown thereon are hereby incorporated by reference and
made a part of this ordinance.
Section 4. This ordinance shall be effective immediately upon its passage and publication.
PASSED AND ADOPTED this 11th day of March, 2019 by the City Council of the City
of Chanhassen, Minnesota.
Todd Gerhardt, City Manager Elise Ryan, Mayor
Published in the Chanhassen Villager on June 6, 2019)
4
EXHIBIT A
Legal Description:
Tract A, Registered Land Survey No. 89, files of Registrar of Titles, Carver County,
Minnesota.
Tract B, Registered Land Survey No. 89, files of Registrar of Titles, Carver County,
Minnesota.
Tract C, Registered Land Survey No. 89, files of Registrar of Titles, Carver County,
Minnesota.
That part of the Northeast Quarter of the Northwest Quarter of Section 10, Township 116,
Range 23, Carver County, Minnesota, described as follows:
Beginning at the North Quarter corner of said Section 10; thence South along the North-
South Quarter line of said Section 10 as distance of 409.69 feet; thence West along a line parallel
with the South line of the North Half of said Northeast Quarter of the Northwest Quarter a
distance of 435.76 feet to the centerline of the Excelsior-Shakopee Road; thence Northeasterly
along said centerline a distance of 419.39 feet to the North line of side Section 10; thence East
along the North line of said Section 10 to the point of beginning, all according to the U.S.
Government Survey thereof.
That part of the South half of the Northeast Quarter of the Northwest Quarter of Section
10, Township 116, Range 23 Carver County, Minnesota lying easterly of the centerline of
County Road No. 117, also known as Galpin Boulevard, and lying North of the South 186.00
feet of said South half of the Northwest Quarter of the Northwest Quarter thereof.
Together with:
That part westerly 183.00 feet of each of the following two tracts:
1) That part of the South 186.00 feet of the Northeast Quarter of the
Northwest Quarter of Section 10, Township 116 North, Range 23 West of the 5th
Principal Meridian, lying Easterly of the centerline of County Road No. 117 (also
known as Galpin Lake Road and formerly known as Chaska and Excelsior Road
and as Excelsior and Shakopee Road).
2) That part of the South Half of the Northwest Quarter of Section 10,
Township 116 North, Range 23 West of the 5th Principal Meridian, lying Easterly
of the centerline of County Road No. 117 (also known as Galpin Lake Road and
formerly known as Chaska and Excelsior Road and as Excelsior and Shakopee
Road).
5
Which lies northerly of lines described as follows:
Commencing at the Northeast corner of said South Half of the Northwest Quarter; thence
on an assumed bearing of North 89 degrees 49 minutes 08 seconds West, along the North line of
said South half of the Northwest Quarter a distance of 588.71 feet, to the beginning of the lines
to be described; thence South 65 degrees 37 minutes 15 seconds West a distance of 98.69 feet;
thence Northwesterly a distance of 141.37 feet along a non-tangential curve concave to the
Southwest having a radius of 180.00 feet and a central angle of 45 degrees 00 minutes 00
seconds, the chord of said curve is 137.77 feet in length and bears North 46 degrees 52 minutes
45 seconds West; thence North 69 degrees 22 minutes 45 seconds West, tangent to said curve a
distance of 40.00 feet and said line there terminating.
6
Lot Lot Area (SF)
Lot Width
(Feet)
Lot Depth
(Feet)
Impervious Area
(SF)
90 ft Lots PUD 15,000 90 125 5,500
65 ft Lots PUD 8,450 65 125 4,400
Front
Setback Rear Setback
Side Yard
Setback
Corner
Setback CR 117 Setback
90 ft Lots 20 ft * 25 ft 7.5 ft 20 ft 50 ft
65 ft Lots 25 ft 25 ft 7.5 ft 20 ft 50 ft
Wetland Buffer Setback 20 ft.
All lot widths are shown at the 25 ft setback
* 25 ft with Sidewalk
65 ft Lots Lot Block
Lot Area (SF)
Lot Width
(Feet)
Lot Depth
(Feet)
Impervious Area
(SF)
1 1 9,384 65 140 4,400
2 1 10,183 65 147 4,400
3 1 10,101 65 148 4,400
4 1 12,400 77 160 4,400
5 1 10,106 65 160 4,400
6 1 10,705 67 130 4,400
7 1 12,478 68 130 4,400
8 1 12,855 70 130 4,400
9 1 12,511 88 130 4,400
10 1 10,734 67 130 4,400
11 1 9,709 65 154 4,400
12 1 10,909 77 142 4,400
13 1 9,300 65 141 4,400
14 1 9,099 65 140 4,400
15 1 9,648 66 136 4,400
16 1 9,222 66 134 4,400
17 1 9,702 66 134 4,400
18 1 11,178 85 131 4,400
19 1 9,313 65 133 4,400
20 1 9,390 65 135 4,400
1 2 10,614 77 136 4,400
2 2 9,760 65 151 4,400
3 2 10,624 65 165 4,400
4 2 9,821 65 144 4,400
5 2 11,743 75 133 4,400
6 2 13,559 77 130 4,400
7 2 12,541 68 130 4,400
8 2 12,405 68 132 4,400
9 2 11,445 67 130 4,400
10 2 9,969 67 148 4,400
11 2 9,835 77 150 4,400
12 2 9,341 67 138 4,400
13 2 9,304 67 138 4,400
1 3 9,000 67 130 4,400
2 3 9,483 67 130 4,400
3 3 9,090 65 130 4,400
4 3 8,450 65 130 4,400
5 3 8,450 65 130 4,400
6 3 8,450 65 130 4,400
7 3 8,450 65 130 4,400
8 3 10,248 65 140 4,400
9 3 11,934 78 150 4,400
10 3 9,968 67 152 4,400
11 3 10,494 67 127 4,400
12 3 12,511 68 130 4,400
13 3 12,855 70 130 4,400
14 3 12478 68 130 4400
15 3 10419 67 125 4400
16 3 9823 67 149 4,400
17 3 12310 86 153 4,400
THE PARK 1st ADDITION
COMPLIANCE TABLE
c2OFTHE PARK 1ST ADDITIONCHANHASSEN, MINNESOTA5-24-19JLTJLTNameReg. No.DateRevisionsDateDesignedDrawn2015 Pioneer Engineering, P.A.Mendota Heights, MN 551202422 Enterprise Drive(651) 681-1914Fax: 681-9488www.pioneereng.comLANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS5-24-19I hereby certify that this plan was prepared byme or under my direct supervision and that Iam a duly Licensed Landscape Architectunder the laws of the State of Minnesota44763Jennifer L. ThompsonL1LENNAR16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446LANDSCAPE PLAN
c
2OFTHE PARK 1ST ADDITION
CHANHASSEN, MINNESOTA
5-24-19
JLT
JLT
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2015 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan 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 44763
Jennifer L. Thompson L2LENNAR
16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446
LANDSCAPE PLAN
The
Park
5-24-19