1e. Song Addition: Final Plat.1
, I
I MEMORANDUM
h
7
CITY OF /If
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Don Ashworth, City Manager
FROM: John Rask, Planner I
Dave Hempel, Assistant City Engineer
DATE: July 19, 1996
SUBJ: Final Plat Approval for Song Addition
FINAL PLAT REQUEST
Action sy Co Wn an
Eodots ' Dw A
Modifie
ttejecte
Dat 7— U — q
Date Submitted to Commissior(
Date SOrritted to Council
1 -22 —O( b
Robert Craig Homes, the applicant, is requesting final plat approval to plat Outlot D, The Woods
at Longacres into one lot for the construction of a single family home. The parcel is located on
the north end of The Woods at Longacres development, and is approximately 8.3 acres in size.
Access to the site will be provided via a 12 -foot wide driveway from Galpin Boulevard.
Municipal sewer and water will be provided to the future home. The lot meets the minimum
width, depth, and area requirements of the zoning ordinance.
The proposed driveway and utility services do not take into account future subdivision of this
parcel. Staff met with the applicant to discuss future development of the site. The applicants
have informed staff that they have no intentions of subdividing the parcel. At this time, it would
be both costly and disruptive to the site to extend municipal utility services for future subdivision
of the parcel given the uncertainty of lot configuration. The sewer and water lines proposed are
not sufficient to accommodate future subdivision of the parcel. The proposal does, however,
provide utility extension to the adjacent property. Any future subdivision of this parcel would
require municipal utility service and street design consistent with City Code.
' Extension of public utilities in conjunction with the final plat will require the applicant to enter
into a development contract with the City and provide - financial security to guarantee installation -
of the improvements. The applicant has indicated to staff that since this line will serve the
Lundgren development in the future and since this parcel ( Outlot D) is originally part of the
' Lundgren plat The Woods at Longacres, Lundgren Bros. Construction has agreed to extend the
sanitary sewer through this parcel. Detailed construction plans and specifications in accordance
1
Mr. Don Ashworth
Song Addition
7/18/96 '
Page 2
with the City's latest edition of Standard Specifications and Detail Plates shall be submitted for
staff review and approval prior to the final plat being recorded.
BACKGROUND '
On November 8, 1993, the City Council gave preliminary PUD approval to what was then called
the Song development and which is now referred to as The Woods at Longacres. The City '
Council has approved the final plats for The Woods at Longacres, The. Woods at Longacres 2nd
Addition, and The Woods at Longacres 3r Addition. Preliminary PUD approval for the subject
parcel (future Song Residence) was for one lot. Therefore, the majority of the conditions of the ,
preliminary plat do not apply to this single lot development.
The following are the conditions of the preliminary plat as approved by the City Council on '
November 8, 1993:
1. Reconfigure Lot 36, Block 4-to increase lot width at setback to 90 feet. '
• This condition has been met. '
2. Developer is responsible for demonstrating a minimum 20 foot separation is provided for
side yards as each building permit is requested. Interior side yard setbacks of 6 feet for '
garages and 9 feet for living areas are permitted. Front yard setbacks may be reduced
down to 20 feet where the developer can demonstrate that improved tree preservation
would result, except along the collector street where 30 foot setbacks are required. Side ,
yard setback of 10 feet is required for all free standing accessory structures. These must
comply with all other rear and front yard setbacks.
,
• This condition is not applicable to this development.
3. Each lot must be provided with two trees when they do not contain at least this number of
trees 2%2" or larger in size at the time of development. These trees may be placed in the
lot in question or clustered as appropriate based upon an approved landscaping plan.
However, none of these trees shall be credited to buffering requirements along Galpin nor '
placed upon commonly held outlots." Trees to be selected from approved city list of over
story trees, minimum 2%2 diameter at time of installation. Seed and sod required for all
disturbed areas Letter of credit or cash: deposit required at: time of. building permit to .. -
guarantee installation. Provide detailed landscaping plans for internal plantings and the
Galpin Boulevard landscape berm for city approval. '
• Natural vegetation is present along Galpin Boulevard. All disturbed areas must be
either seeded or sodded. A cash deposit consistent with city ordinances will be '
1
r Mr.
Don Ashworth
Song Addition
7/18/96
Page 3
' required at the time of building permit application for revegetation of disturbed
areas.
' 4. Provide copies of subdivision covenants and home owner association documents for
review and approval. The covenants should establish acceptable architectural criteria
consistent with the PUD. Association documents should clearly establish maintenance
and tax responsibility for all commonly held facilities, landscaping and parcels.
• Not applicable with this phase.
' 5. Outlot D to be merged with appropriate arcels in Dole'si PUD at time of final lat.
g p J p
' • This condition has been met with the platting of previous additions. The original
Outlot D was located along the western edge of The Woods at Longacres.
' 6. Provide details of the proposed private recreational facilities. Since city park plans are
predicated upon the construction of this facility to accommodate some local needs,
' financial guarantees ensuring its construction, must be posted. The association park will
be built concurrent with street "A" as listed on the preliminary plat."
' • Not applicable with this phase.
7. Provide final clarifications regarding wetland mitigation relative to the basin found on the
' "A" street alignment. Provide plans illustrating how wetland buffer areas are to have
native wetland vegetation established. This installation shall be completed with site work
and subject to sufficient financial guarantees. Concurrent with final approval, the
applicant shall determine what wetland buffer monumentation is to be employed. This
monumentation shall be installed with initial site development and is to be covered by
sufficient financial guarantees. Wetland buffer dimensions and setbacks are established
in the applicant's compliance table dated August 10, 1993. Restoration plans to mitigate
wetland damage caused by the sanitary sewer crossing between A and E streets should be
provided and incorporated into the development contract. Provide protective
' conservation easements over all wetlands identified by staff and required wetland buffers.
The applicant must demonstrate that wetland mitigation meets 1:1 ratio. At this time we
are short 0.10 acres of wetland due to the applicant's failure to identify Wetland I as
' identified by staff. The.applicant is responsible for providing wetland mitigation for.
impacts stemming from the ultimate improvement of Galpin and trail construction
' adjacent to the site. The City will assume responsibility for obtaining the necessary
permits for this activity.
1
Mr. Don Ashworth
Song Addition
7/18/96 '
Page 4
• A portion of this condition still applies. The City received the necessary
permit for the improvement of Galpin Blvd. and trail construction. No
wetlands will be impacted with this subdivision. The applicant will be
required to dedicate drainage and/or conservation easements over all wetlands ,
and buffer areas on the final plat.
8. Tree Preservation/Landscaping: '
a. Detailed plans with the final plat for landscaping the cul -de -sac islands be '
developed for approval.
• Not applicable with this development. '
b. Detailed plans for the Galpin Blvd. landscaped buffer (and berming where
feasible). This feature must be significant enough to buffer direct views of the '
home sites from the roadway for lots devoid of preserved trees in appropriate
locations that is mentioned elsewhere in this report. Alternatively, if the applicant
wishes to use this requirement to locate trees in more appropriately designed '
clusters around the plat, additional trees must be added to meet the numerical
standard plus provide vegetation elsewhere in the berm area and commonly held
areas. '
• This condition has been met.
Tree plantings to meet minimum size standards in City Code and be selected from I
C. p g
the official tree list that is being prepared by the Tree Board.
'
• This condition is not applicable with t his p hase.
d. Landscaping to be covered by satisfactory financial guarantees.
• This condition is not applicable to this development. '
e. All tree conservation areas to be protected by snow fence or otherwise
satisfactorily marked and all erosion control to be in place with both being '
inspected and approved by the city before undertaking any grading of construction
activity on the site. Expand the tree conservation areas as recommended by staff.
• This condition is still applicable. '
f. Planting of boulevard trees on Street A per city specifications. '
Page 5
' • Not applicable with this phase.
' 9. Park and Trails:
Parks
' a. The private /association park be approved with the addition of an open field with a
minimum size of 180 feet by 180 feet with a maximum 4% slope is added to the
' park layout. This open field is to be in addition to and not in lieu of existing
proposed amenities. Furthermore, if the private /association park is ever
' abandoned, it shall be transferred to the city for public park purposes. Such a
provision must be drafted into association documents.
' • This condition is not applicable with this phase.
b. Full park fees shall be paid at the rate in force upon building permit application.
' • This condition is still applicable.
'
C. If in the future there is a dissolution or any type of breakdown in this
neighborhood association, that the city will be deeded this park as a park and not
subdivided into lots.
' • This condition is not applicable with this phase.
Trails
1
a. It is intended that the Galpin trail be constructed in the street right -of -way except
within 200 feet of street intersections. In these areas, a trail easement up to 20' in
width is required. Furthermore, that this easement shall be included in the grading
plan for the project with a suitable trail bed being prepared. This trail bed may
meander within the easement alignment at the discretion of the applicant, but the
eventual alignment must be conducive to future trail construction and is subject to
approval as a part of the grading plan review. Planting of trees shall be restricted
to Areas west of the trail berich.
• This condition is not applicable with this phase. The trail will be constructed in
the fixture with the upgrading of Galpin Blvd.
Mr. Don Ashworth
Song Addition
7/18/96
Page 5
' • Not applicable with this phase.
' 9. Park and Trails:
Parks
' a. The private /association park be approved with the addition of an open field with a
minimum size of 180 feet by 180 feet with a maximum 4% slope is added to the
' park layout. This open field is to be in addition to and not in lieu of existing
proposed amenities. Furthermore, if the private /association park is ever
' abandoned, it shall be transferred to the city for public park purposes. Such a
provision must be drafted into association documents.
' • This condition is not applicable with this phase.
b. Full park fees shall be paid at the rate in force upon building permit application.
' • This condition is still applicable.
'
C. If in the future there is a dissolution or any type of breakdown in this
neighborhood association, that the city will be deeded this park as a park and not
subdivided into lots.
' • This condition is not applicable with this phase.
Trails
1
a. It is intended that the Galpin trail be constructed in the street right -of -way except
within 200 feet of street intersections. In these areas, a trail easement up to 20' in
width is required. Furthermore, that this easement shall be included in the grading
plan for the project with a suitable trail bed being prepared. This trail bed may
meander within the easement alignment at the discretion of the applicant, but the
eventual alignment must be conducive to future trail construction and is subject to
approval as a part of the grading plan review. Planting of trees shall be restricted
to Areas west of the trail berich.
• This condition is not applicable with this phase. The trail will be constructed in
the fixture with the upgrading of Galpin Blvd.
1
Mr. Don Ashworth
Song Addition
7/18/96 '
Page 6
b. The applicant shall dedicate lands to accommodate trail construction along the '
southern boundary of the Johnson/Dolej si/Tumer preliminary plat as depicted on
Attachment #4. The applicant shall map and construct a trail paralleling this
wetland. This construction is to be completed per city specifications and at the '
time of adjoining street construction. Final alignment of this trail shall be staked
by the developer and approved by the Park and Recreation Director and City ,
Engineer. In recognition for the dedication of this trail corridor, and the
construction of said trail, it is recommended that the applicant receive full trail fee
credit at the time of building permit application for both the Song property and ,
Johnson/Dolej si /Turner applications. [Note: This condition will require
amendments to the conditions of approval associated with the preliminary plat for
the Johnson/Dolejsi /Turner properties.] Fees associated with the amendment of ,
the PUD for the Johnson/Dolejsi /Turner property are to be waived.
This trail shall include a connection to the street plan as indicated between Lots 16 I
& 17, Block 2, or a similar suitable location in the near vicinity.
• This condition is not applicable with this phase. ,
C. Full park and trail fees shall be paid per city ordinance.
This condition is still applicable. ,
10. Demonstrate that each lot can accommodate at least a 60' x 40' home site, 12' x 12' deck '
and 30' rear yard without intruding into any wetland buffer on the final plat.
This condition has been met. ,
11. The final plat shall be amended to include revised street right -of -ways on Streets B, D and '
G to a 60 -foot wide right -of -way with Streets H and I to be 50 feet wide with the standard
street section. The applicant was granted a 25' front yard setback. Staff also agreed to
allow for the construction of retaining walls in the ROW of streets H and I to save trees t
so long as they are maintained by the Association
• Not applicable with this phase.
1 . 2 Appropriate drainage - arid utility easements shall be conveyed with the final plat for all
utilities located outside the public right -of -ways including drainage basins. The '
minimum width should be 20 feet. The plans should also be revised to include an
improved surface over the east edge of Outlot F to provide the City access to the sediment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Mr. Don Ashworth
Song Addition
7/18/96
Page 7
basin and Lake Harrison for maintenance vehicles. Access may be covered with sod over
a compacted subgrade acceptable to City staff.
• Drainage and utility easements will be conveyed with the final plat for all utilities
located outside the public right -of -ways including drainage basins.
13. The applicant shall receive and comply with all pertinent agency permits, i.e. Watershed
District, Health Department, MPCA, Carver County Highway Department, DNR, Army
Corps of Engineers.
• This condition is still applicable.
14. Storm sewer calculations for a 10 -year storm event along with pond storage calculations
for storage of a 100 -year storm event, 24 -hour intensity, should be submitted to the City
Engineer for review and approval prior to final platting.
• This condition has been met.
15. At a minimum, deceleration lanes shall be constructed on southbound Galpin Boulevard
when Street A and/or Street E is constructed. The applicant's engineer, Carver County
Highway Department, and staff shall review warrants for a bypass lane on northbound
Galpin Boulevard at the intersection of A Street.
• This condition has been met.
16.
17.
Fire hydrants shall be placed approximately 300 feet apart throughout the subdivision in
accordance with the Fire Marshal's recommendation.
• This condition has been met.
All disturbed areas shall be immediately restored with seed and disc - mulched or provided
with a wood -fiber blanket within two weeks after site grading or before Nov. 15 each
construction season. Areas where street and/or utility construction will occur throughout
the year are excepted as is construction on individual home sites when building permits
have been issued and erosion control is in place. The City may grant an extension to the
restoration date if weather conditions permit. All disturbed areas shall be restored in
accordance with the City's Best Management Practices Handbook.
• This condition is still applicable.
18. The developer shall construct all utility and street improvements in accordance with the
'
Mr. Don Ashworth
Song Addition
7/18/96
'
Page 8
18. The developer shall construct all utility and street improvements in accordance with the
'
City's latest edition of Standard Specifications and Detail Plates and prepare final
construction plans and specifications for City staff review and formal City Council
approval in conjunction with final platting. If the developer installs trunk sewer and
,
water improvements which is considered anything over an 8 -inch pipe diameter, a credit
will be applied towards the Upper Bluff Creek sanitary sewer and watermain trunk
improvements which will be levied against the parcel. This credit amount will be
'
determined as the cost difference between the standard lateral pipe size (8 -inch diameter)
and the proposed trunk improvement.
'
• Part of this condition still applies. A public sanitary sewer line will need to be
extended to serve the proposed house and future service to the adjacent parcel.
'
19. As a condition of final plat approval, the applicant will be required to enter into a
development contract with the City and provide the necessary financial security to
'
guarantee compliance with the conditions of approval of final platting.
• This condition is still applicable. '
20. No lots shall take driveway access from Galpin Boulevard (County Road 117).
• This condition applies to the Woods at Longacres development only. Access was '
granted for the future Song residence on the subject parcel.
submitted with the final plat are subject to staff a '
21. Street names sub p J approval.
• This condition has been met. '
22. The site grades adjacent to Galpin Boulevard shall be revised to be compatible with the ,
future upgrade of Galpin Boulevard and future trail construction. In addition, no berming
or drainage facilities will be allowed to encroach upon the Galpin Boulevard right -of-
way. '
• This condition is still applicable.
23. Wetland basin`G shall be relocated and mitigated to be contained within the development
to avoid its being impacted by street and trail construction.
• Not applicable with this phase. '
Page 9
I 24. A private driveway easement should be conveyed for access to Lot 9, Block 1 between
Lots 4 and 5, Block 1 off of B Street.
' • Not applicable with this phase.
25. The street grades shall be adjusted to conform to City ordinance which is between 0.50%
and 7% except on H and E streets. A street shall be constructed to a 9 ton design.
• Not applicable with this phase.
26. The final lat shall be contingent upon the applicant demonstrating that a street will be
p g p pp g
' extended to serve the parcel which lies northwesterly of this site. The street extension
may be through either H Street or another Street location within the
Johnson/Dolejsi /Turner property immediately to the west.
• Not applicable with this phase. The applicant has demonstrated with the
preliminary plat for Johnson/Dolejsi/Turner, the future street expansion to the
' north.
27. The proposed landscape median area at the intersection of Galpin Boulevard and A and E
' streets, and the proposed cul -de -sac islands, are to be allowed subject to incorporation of
modifications requested by staff and to meet State Aid requirements.
• This condition has been met.
28. Enter into a PUD contract with the City.
• This condition is a duplication of condition #19 and should be deleted.
' 29. Street F to be constructed up to the south property line. It shall be provided with a
temporary turnaround and a signed barricade indicating "This street to be extended in the
future." Notice of the extension is to be placed in the chain -of -title of all lots in the
' vicinity.
• This condition is being met.
30. The common private drive serving Lots 33, 34, and 35, Block 4 shall be paved to a width
of 20 feet, be constructed to a 7 ton design and be equipped with a turnaround acceptable
to the Fire Marshal.
1 • This condition is not applicable with this phase.
Mr. Don Ashworth
Song Addition
' 7/18/96
Page 9
I 24. A private driveway easement should be conveyed for access to Lot 9, Block 1 between
Lots 4 and 5, Block 1 off of B Street.
' • Not applicable with this phase.
25. The street grades shall be adjusted to conform to City ordinance which is between 0.50%
and 7% except on H and E streets. A street shall be constructed to a 9 ton design.
• Not applicable with this phase.
26. The final lat shall be contingent upon the applicant demonstrating that a street will be
p g p pp g
' extended to serve the parcel which lies northwesterly of this site. The street extension
may be through either H Street or another Street location within the
Johnson/Dolejsi /Turner property immediately to the west.
• Not applicable with this phase. The applicant has demonstrated with the
preliminary plat for Johnson/Dolejsi/Turner, the future street expansion to the
' north.
27. The proposed landscape median area at the intersection of Galpin Boulevard and A and E
' streets, and the proposed cul -de -sac islands, are to be allowed subject to incorporation of
modifications requested by staff and to meet State Aid requirements.
• This condition has been met.
28. Enter into a PUD contract with the City.
• This condition is a duplication of condition #19 and should be deleted.
' 29. Street F to be constructed up to the south property line. It shall be provided with a
temporary turnaround and a signed barricade indicating "This street to be extended in the
future." Notice of the extension is to be placed in the chain -of -title of all lots in the
' vicinity.
• This condition is being met.
30. The common private drive serving Lots 33, 34, and 35, Block 4 shall be paved to a width
of 20 feet, be constructed to a 7 ton design and be equipped with a turnaround acceptable
to the Fire Marshal.
1 • This condition is not applicable with this phase.
1
Mr. Don Ashworth
Song Addition
7/18/96 t
Page 10
31. Decorative street lighting be installed along the collector Street A. '
Not applicable with this phase. ,
TREE PRESERVATION '
The Song Property is mostly wooded with a minor upland meadow area and larger wetland areas '
to the east and west. The driveway and house will be located in the center of the woods. The
dominate mature species on the property is white oak, a long - lived tree that is very sensitive to
any construction activity including root severance, soil compaction and flooding. The cuts and '
fills of the drive and home come very close (20 feet or less) to many of these mature trees. If
proper preservation measures are not taken, these impacted trees will die as a result of the
construction. Due to this information, staff is concerned about four very large oaks specified on
the submitted plans that are within 20 feet of the building, too close to ensure a healthy survival.
Relocation of the home could provide a better chance of survival for these trees. Directly east of
the proposed home location is a clearing at the top of a knoll. Moving the home to take '
advantage of the open area would help to safeguard against construction damage while still
providing the applicant with the grades necessary for a walk -out. The applicant should also work
to appropriately locate the driveway through the woods in order to skirt larger trees and reduce ,
the need for major cuts and fills.
It will be extremely important to the health of the woods to locate an area prior to any excavation
or grading for soil storage. The majority of the species existing on site are sensitive to
compaction and any piles of soil created within the wooded area will negatively, if not fatally,
affect the existing trees. Excavation materials from both the home and drive should be stored in '
an open area, clear of any trees.
GRADING i
Access to the site will require construction of a driveway from Galpin Boulevard (County Road
117) to the dwelling approximately 800 feet long. The driveway grade follows the existing '
contours fairly well. Driveway grades will range from 2% to 10% which are acceptable per city
code. It is anticipated that fill material will be needed to prepare the site for development. A
rock construction entrance and the appropriate truck hauling signs may be necessary along '
Galpin Boulevard. Since Galpin Boulevard is a county road, an access permit will be needed
from the Carver County Public Works Department for the driveway construction. '
Staff has walked the driveway alignment and finds the alignment should be modified slightly in
some areas to avoid significant trees. Utility service extension to the site will also involve some ,
1
Mr. Don Ashworth
Song Addition
7/18/96
Page 11
' tree loss. The applicant has expressed a desire to commence with tree removal and driveway
construction before the final plat is recorded in an effort to expedite the building process. Given
the size of the home and time of year, it will be difficult to complete construction prior to
' inclement weather conditions. Therefore, staff is in support of authorizing commencement of the
driveway construction after City Council approval of the final plat contingent upon receipt of a
grading and erosion control escrow in the amount of $3,000 to guarantee site restoration,
maintenance, and erosion control fencing.
H
UTILITIES
Municipal utility service is available to the site. An existing 18 -inch watermain along Galpin
Boulevard will be tapped and a 2 -inch water line extended to service the home. Given the great
distance between the home and the existing watermain (800 feet), the house may need to be
equipped with a booster pump to maintain sufficient water pressure. Water and sewer service is
proposed to be extended along the driveway alignment which will minimize tree loss. The plans
also propose on extending an 8 -inch sanitary sewer (public line) from the existing Lake Ann
Interceptor which intersects the parcel to provide service to this site. This line will be extended
to the southerly property line of the parcel for future extension into the Lundgren Bros.
development (The Woods at Longacres). In order for the City to maintain this line, a 20 -foot
wide drainage and utility easement should be dedicated on the final plat over the driveway
alignment between Galpin Boulevard and the proposed public sewer line. A 6 -inch sewer service
is proposed to be extended from this public main to service the new home. Clean outs are
proposed every 100 feet for maintenance purposes. The clean out distance should be reduced to
90 -foot spacing in order to comply with State plumbing codes.
At this time, the Songs are not intending to subdivide this parcel further, however, staff does
realize that at some future date, this parcel could be further subdivided. The sewer and water
lines proposed will not be sufficient to accommodate future lots without upgrading the sewer and
water lines to City standards. Staff agrees with the applicant that at this time it is not feasible to
extend municipal utility service for future subdivision given the uncertainty of lot configuration.
This proposal will adequately service this site and provide utility extension to the adjacent
property.
Extension of public utilities in conjunction with the final plat will require the applicant to enter
into a development contract with the City and provide a financial security to guarantee
installation of the improvements. The applicant has indicated to staff that since this line will
serve the Lundgren development in the future and since this parcel (Outlot D) is originally part of
the Lundgren plat, The Woods at Longacres, Lundgren Bros. Construction has agreed to extend
the sanitary sewer through this parcel. Detailed construction plans and specifications in
accordance with the City's latest edition of Standard Specifications and Detail Plates shall be
submitted for staff review and approval prior to the final plat being recorded.
Mr. Don Ashworth
Song Addition
7/18/96
1
Page 12
'
STREETS
Access to the site will be a 12 -foot wide bituminous driveway from Galpin Boulevard. An
t
access permit will need to be obtained from the Carver County Highway Department for the
driveway location. Site distance along Galpin Boulevard appears to be acceptable. The exact
alignment of the driveway should be determined by the applicant and staff in the field in an effort
'
to minimize significant tree loss.
DRAINAGE
'
Given the rural character of this subdivision, very few drainage improvements will be necessary.
Drainage culverts are proposed in two locations underneath the driveway to maintain the
'
neighborhood drainage pattern through the site. No stormwater drainage ponds are proposed nor
are any required for this development at this time. Future development of the site may require
,
additional drainage improvements.
EROSION CONTROL
,
Type I erosion control fence is proposed adjacent to the wetlands. Additional silt fence and/or
hay bales should be placed in front of the drainage culvert to minimize erosion downstream. A
'
rock construction entrance should be installed and maintained during the construction process
until the driveway is paved.
'
MISCELLANEOUS
Schoell & Madson has contacted staff and indicated a couple of typos on the utility plan. The
'
house basement floor elevation should be 1010.5 and the clean out just before the home should
be an invert elevation of 1006.4.
,
WETLANDS
According to the wetland delineation two wetlands have been identified on -site and they are
'
described as follows:
Harrison Lake is classified as natural, wetland and approximately 7 acres in size, located along
'
the entire western boundary of the site. Most of the wetland of the wetland extends off site to the
west; approximately 1 acre of wetland is on site. This wetland is DNR protected water, 10- 8W.
An ordinary high water mark has not been established for this wetland.
F
LL
Page 13
' Northeast Basin is a small ag /urban located in the northeaster corner of the property. The
majority of the wetland is off -site with only approximately .75 acres on -site. It does not appear that
the wetland will be impacted as a result of construction of the proposed driveway.
0
After a site visit, City Staff located two additional areas that could possibly be classified as
wetlands. One of these areas is located towards the center of the proposed site along the proposed
driveway. This area appears to be either a spring or wetland draining through buried drain tile,
creating a small stream flowing north. The wetland in question is north of this creek area. Wetland
vegetation was noted in this area, and it appears to be a low point on the contour map. The grading
plan shows a 12 inch culvert under the driveway at this point. The applicant should verify that this
activity does not impact a wetland. The other area that appeared to have wetland characteristics is
located approximately 40 feet to the west of the proposed house site. This area looks to be a flat
ledge where water could pond before draining to Harrison Lake. Again this area appeared to have
wetland supported vegetation.
The City administers the Wetland Conservation Act (WCA), but it does not appear that a wetland
replacement plan will be necessary for this project, however, any wetlands on -site must be shown
on the final plat. Staff would like the following information as part of the wetland delineation
report: a map with the locations of the wetland data points, at least one data sheet for each wetland
identifying upland, and a map of the soils.
RECOMMENDATION
' Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for The Song Addition ( #93 -3 PUD) for one (1) lot as
shown on the plans dated received July 15, 1996, and subject to the following conditions:
1. Rock construction entrances should be installed and maintained at the access point until
' the driveway has been paved with a bituminous surface. Additional erosion control
measures, i.e. silt fence or rock dikes, shall be placed in front of the proposed driveway
culverts and maintained until the site is restored.
2. Commencement of the driveway construction may be permitted after City Council
approval of the final plat contingent upon receipt of the grading and erosion control
' - - escrow in the amount of $3,000 and an access permit from Carver County Public. Works
Department.
' 3. The home may need to be equipped with a booster pump to maintain sufficient water
pressure.
Mr. Don Ashworth
Song Addition
'
7/18/96
Page 13
' Northeast Basin is a small ag /urban located in the northeaster corner of the property. The
majority of the wetland is off -site with only approximately .75 acres on -site. It does not appear that
the wetland will be impacted as a result of construction of the proposed driveway.
0
After a site visit, City Staff located two additional areas that could possibly be classified as
wetlands. One of these areas is located towards the center of the proposed site along the proposed
driveway. This area appears to be either a spring or wetland draining through buried drain tile,
creating a small stream flowing north. The wetland in question is north of this creek area. Wetland
vegetation was noted in this area, and it appears to be a low point on the contour map. The grading
plan shows a 12 inch culvert under the driveway at this point. The applicant should verify that this
activity does not impact a wetland. The other area that appeared to have wetland characteristics is
located approximately 40 feet to the west of the proposed house site. This area looks to be a flat
ledge where water could pond before draining to Harrison Lake. Again this area appeared to have
wetland supported vegetation.
The City administers the Wetland Conservation Act (WCA), but it does not appear that a wetland
replacement plan will be necessary for this project, however, any wetlands on -site must be shown
on the final plat. Staff would like the following information as part of the wetland delineation
report: a map with the locations of the wetland data points, at least one data sheet for each wetland
identifying upland, and a map of the soils.
RECOMMENDATION
' Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for The Song Addition ( #93 -3 PUD) for one (1) lot as
shown on the plans dated received July 15, 1996, and subject to the following conditions:
1. Rock construction entrances should be installed and maintained at the access point until
' the driveway has been paved with a bituminous surface. Additional erosion control
measures, i.e. silt fence or rock dikes, shall be placed in front of the proposed driveway
culverts and maintained until the site is restored.
2. Commencement of the driveway construction may be permitted after City Council
approval of the final plat contingent upon receipt of the grading and erosion control
' - - escrow in the amount of $3,000 and an access permit from Carver County Public. Works
Department.
' 3. The home may need to be equipped with a booster pump to maintain sufficient water
pressure.
4. The applicant shall dedicate a 20 -foot wide drainage and utility easement on the final plat '
along the driveway between Galpin Boulevard and the proposed public sanitary sewer
line.
5. C g sanitary leanouts along the sanity sewer service shall be spaced 90 feet apart. '
6. Lundgren Bros. Construction shall submit in writing to the City their intent on assuming '
the responsibility in extending the sanitary sewer service through the development.
7. The applicant shall work with staff in realigning the driveway to avoid significant trees. '
8.
Relocate home to the east 10 -20 feet to minimize damage to trees west of the home.
Mr. Don Ashworth
9.
Song Addition
7/18/96
'
Page 14
10.
4. The applicant shall dedicate a 20 -foot wide drainage and utility easement on the final plat '
along the driveway between Galpin Boulevard and the proposed public sanitary sewer
line.
5. C g sanitary leanouts along the sanity sewer service shall be spaced 90 feet apart. '
6. Lundgren Bros. Construction shall submit in writing to the City their intent on assuming '
the responsibility in extending the sanitary sewer service through the development.
7. The applicant shall work with staff in realigning the driveway to avoid significant trees. '
8.
Relocate home to the east 10 -20 feet to minimize damage to trees west of the home.
'
9.
Tree protection fencing must be installed around trees designated for preservation prior to
construction commencing.
'
10.
All trees over 12 inches within 25 feet of grading limits shall be shown on the building
permit survey.
11.
Full park and trail fees shall be paid per city ordinance.
during
'
12.
Type I erosion control shall be installed and maintained around all wetlands
construction until the site has been revegetated.
1
13.
The applicant shall work with staff in locating an acceptable stock pile area for excavated
materials.
14.
Provide at least one data sheet for each wetland identifying upland, map showing location
of wetland data points, and a map of the soils.
'
15.
The applicant shall investigate the site for additional wetlands. Any additional wetlands
shall be shown on the final plat (refer to staff report for possible locations of additional
wetlands).
'
16. The home address shall be clearly displayed at the intersection of the driveway and '
Galpin. Blvd......,
17. All disturbed areas must be either seeded or sodded. A cash deposit consistent with city
ordinances will be required at the time of building permit application for revegetation of '
disturbed areas.
1
Page 15
I 18. The applicant will be required to dedicate drainage and/or conservation easements over
all wetlands and buffer areas on the final plat.
' 19. The applicant shall receive and comply with all pertinent agency permits, i.e. Watershed
District, Health Department, MPCA, Carver County Highway Department, DNR, Army
Corps of Engineers.
' 20. All disturbed areas shall be immediately restored with seed and disc - mulched or provided
with a wood -fiber blanket within two weeks after site grading or before Nov. 15 each
construction season. Areas where street and/or utility construction will occur throughout
the year are excepted as is construction on individual home sites when building permits
have been issued and erosion control is in place. The City may grant an extension to the
restoration date if weather conditions permit. All disturbed areas shall be restored in
accordance with the City's Best Management Practices Handbook.
21. The developer shall construct all utility and street improvements in accordance with the
City's latest edition of Standard Specifications and Detail Plates and prepare final
construction plans and specifications for City staff review and formal City Council
approval in conjunction with final platting.
' 22. As a condition of final plat approval, the applicant will be required to enter into a
development contract with the City and provide the necessary financial security to
guarantee compliance with the conditions of approval of final platting.
23. The site grades adjacent to Galpin Boulevard shall be revised to be compatible with the
future upgrade of Galpin Boulevard and future trail construction. In addition, no berming
or drainage facilities will be allowed to encroach upon the Galpin Boulevard right -of-
way."
ATTACHMENT
1. Final plat dated February 16, 1996
2. Grading and Utility plan dated July 15, 1996
3. Memorandum from Jill Sinclair dated July 16, 1996
4. Memorandum from Philip Elkin dated July 16, 1996
Mr. Don Ashworth
Song Addition
'
7/18/96
Page 15
I 18. The applicant will be required to dedicate drainage and/or conservation easements over
all wetlands and buffer areas on the final plat.
' 19. The applicant shall receive and comply with all pertinent agency permits, i.e. Watershed
District, Health Department, MPCA, Carver County Highway Department, DNR, Army
Corps of Engineers.
' 20. All disturbed areas shall be immediately restored with seed and disc - mulched or provided
with a wood -fiber blanket within two weeks after site grading or before Nov. 15 each
construction season. Areas where street and/or utility construction will occur throughout
the year are excepted as is construction on individual home sites when building permits
have been issued and erosion control is in place. The City may grant an extension to the
restoration date if weather conditions permit. All disturbed areas shall be restored in
accordance with the City's Best Management Practices Handbook.
21. The developer shall construct all utility and street improvements in accordance with the
City's latest edition of Standard Specifications and Detail Plates and prepare final
construction plans and specifications for City staff review and formal City Council
approval in conjunction with final platting.
' 22. As a condition of final plat approval, the applicant will be required to enter into a
development contract with the City and provide the necessary financial security to
guarantee compliance with the conditions of approval of final platting.
23. The site grades adjacent to Galpin Boulevard shall be revised to be compatible with the
future upgrade of Galpin Boulevard and future trail construction. In addition, no berming
or drainage facilities will be allowed to encroach upon the Galpin Boulevard right -of-
way."
ATTACHMENT
1. Final plat dated February 16, 1996
2. Grading and Utility plan dated July 15, 1996
3. Memorandum from Jill Sinclair dated July 16, 1996
4. Memorandum from Philip Elkin dated July 16, 1996