1b.1. Townhomes at Creekside: Final Plat.1 MEMORANDUM
TO:
FROM
DATE:
SUBJ:
L
CITY OF
011ANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Don Ashworth, City Manager
Bob Generous, Senior Planner
October 24, 1996
Action by City Administrator
Endorsed —
Modified
Rejected
Dst ,
We submitted to Ccmraissioft
Date 5,lrri ed to Coucci'1
Final Planned Unit Development and Plat Approval, Townhomes at Creekside,
Second Reading of Rezoning From A2 to PUD -R, to permit a 25 unit townhome
development
BACKGROUND
On September 23, 1996, the City Council granted approval of Conceptual and Preliminary
Planned Unit Development, PUD, for a 25 unit medium density residential development on 7.03
acres, rezoning of property from A2, Agricultural Estate to, Planned Unit Development -
Residential, PUD -R, preliminary plat of 26 lots, 2 outlots, and associated right -of -way on
approximately 29 acres, site plan approval for 25 townhome units, and a conditional use permit for
excavation and filling within the flood plain, for Townhomes at Creekside.
FINAL PLAT
PROPOSAL SUMMARY
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The applicant is requesting final approval of Planned Unit Development, PUD #96 -3, for a 25 unit
medium density residential development on 7.03 acres, second reading of rezoning of property from
A2, Agricultural Estate, to Planned Unit Development - Residential, PUD -R, for Block 1 and
Outlot A, Townhomes at Creekside, final plat of 26 lots, 2 outlots, and associated right -of -way on
approximately 29 acres for Townhomes at Creekside.
TREE PRESERVATION AND LANDSCAPING
The existing conditions in the development show minimal tree coverage occurring only along the
northern branch of Bluff Creek. According to grading plans, none of these trees will be disturbed
by construction. However, since they essentially occur within a wetland area, the canopy
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Don Ashworth
October 24, 1996
Townhomes at Creekside Final
Page 2
coverage is not included for the site. Therefore, the applicant is required to increase coverage on
the site in order to meet ordinance. For a medium density development with 19% or less
coverage, the base line canopy coverage is 20% or 2 acres. This equates to 81 trees. The
applicant has provided 89 trees in the landscaping plan including overstory, understory, and
evergreen. According to the plan, the applicant has concentrated the evergreens on the north and
east sides of the development and deciduous and shrubs in the central and southern areas. As far
as energy conservation plantings and overall layout is concerned, the landscaping is appropriate
and will provide adequate buffering from neighbors, streets, and trails in time.
WETLANDS
The wetland alteration permit for the crossing of Bluff Creek and the associated wetlands has been
received by the City of Chanhassen as part of the Coulter Boulevard/ Bluff Credit utility extension
project. No additional wetlands should be impacted as a result of the project.
GRADING & DRAINAGE
Staff has received detailed grading, drainage, and erosion control plans. Upon review of these
plans, we find them generally acceptable with a few minor modifications. These changes were
passed on to the developer's engineer to be incorporated into the final set of construction
documents. The construction documents may not be revised in time for the City Council
meeting, therefore, staff requests the City Council grant staff the flexibility to administratively
approve the construction plans after the revisions are made. The applicant intends to proceed
with site, grading immediately upon final plat approval given the short construction window
remaining. It is desirable to complete the grading for Stone Creek Drive across the wetlands at
this time to allow for settlement over the winter. The applicant is being required to oversize the
creek crossing over and above the City's Surface Water Management Plan (SWMP) to comply
with the Watershed 509 Plan. Staff has given a credit to the applicant's SWMP fees for this
oversizing.
STREETS
The plans propose extending Stone Creek Drive up to Coulter Boulevard. This will provide
another access for Creekside Addition and Stone Creek Additions. In addition, a private street
(Stone Creek Court) will be constructed to serve the individual units. This street will be built in
accordance with the City's private street requirements. The road width will be 28 -feet wide to
facilitate parking on one side of the street. However, given the number of driveways, on- street
parking will be limited. The applicant has added additional parking stalls to provide for overflow
parking.
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Don Ashworth
October 24, 1996
Townhomes at Creekside Final
Page 3
I UTILITIES
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Staff has received detailed construction plans for the extension of utilities to service this site and
future extension east of the development. Plans have been reviewed by staff and are found to be
in general accordance with City standards with the exception of some minor revisions which
have been sent back to the applicant's engineer for revision.
FINAL PLAT
The final plat is dedicating sufficient right -of -way for Stone Creek Drive and Coulter Boulevard.
Drainage and utility easements are being provided to encompass the public utilities proposed to
be installed throughout the plat. The final plat will need to better define the easement limits and
label Coulter Boulevard right -of -way. The private street name, Stone Creek Court, will need to
be changed since the City already has a street named as such.
Outlot A on the final plat is proposed to be dedicated to the City. This encompasses a trail as
well as Bluff Creek. On Outlot B, a sanitary sewer line is being extended to connect up with the
sanitary sewer constructed with the City's Coulter Boulevard project. This easement needs to be
better defined on the final plat. The minimum easement width shall be 20 -feet wide depending
on the depth of the sewer line.
Lot 26, Block 1 is proposed as the open space between the units and encompasses the stormwater
pond. Staff recommends that a condition be placed that Lot 26 is not a buildable lot.
MISCELLANEOUS
Based on staff review of the final plat, staff is recommending that the following conditions be
added:
The applicant shall work with City staff in revising the construction plans and
specifications to meet City standards. Staff shall have the flexibility to administratively
approve the final set of construction plans and specifications.
2. The final plat shall provide the following:
A) Dedicate Coulter Boulevard right -of -way.
B) Dedicate a drainage and utility easement over all public utility and drainage
improvements. The minimum easement width shall be 20 feet wide.
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Don Ashworth
October 24, 1996
Townhomes at Creekside Final
Page 4
3. The applicant may commence with site grading prior to the final plat being recorded
contingent upon receiving final plat approval by the City Council, entering into a
development contract with the City, and providing a financial security to guarantee site
grading, erosion control and site restoration.
4. The applicant shall rename Stone Creek Court to some other name acceptable to Public
Safety.
Lot 26, Block 1 is not buildable and shall be maintained for access and as common open
space for residents of Townhomes of Creekside.
6. The applicant shall extend an 8 -foot wide bituminous trail from Stone Creek Court down
to the proposed trail which parallels Bluff Creek.
REVIEW CONDITIONS OF APPROVAL
The applicant will be responsible for applying for and obtaining changes to the FEMA flood
plain maps to reflect developed conditions. The applicant shall further define, graphically,
the proposed floodplain boundary and provide justification for the changes.
*This condition still applies.
2. The applicant shall notify and obtain a permit from the Bluff Creek Watershed
district as needed for the activities of altering a flood plain and discharging storm
pond runoff into the Bluff Creek. The city shall review comments from the Bluff
Creek Watershed District before final plat approval.
*This condition still applies.
3. All buffer areas shall be surveyed and staked by the applicant in accordance with the
City's wetland ordinance. The City will install wetland buffer edge signs before
construction begins and will charge the applicant $20 per sign.
*This condition still applies.
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4. The final plat shall dedicate the appropriate utility and drainage easements over all
utilities, wetlands and ponding areas outside the right -of way. Consideration should also
be given for access for maintenance of the storm sewer lines as well as ponding areas and
wetlands.
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Don Ashworth
' October 24, 1996
Townhomes at Creekside Final
Page 5
*This condition still applies.
5. The storm ponds shall be constructed with the initial site grading.
' *This condition still applies.
6. Water quality fees will be based in accordance with the City's SWMP. If the applicant
constructs the water quality ponds as proposed, these fees will be waived. Water quantity
fees will be based in accordance with the City's SWMP. Storm sewer trunk fees will be
evaluated based on the applicant's contribution to the SWMP design requirements. The
fees will be determined by staff upon approval of the construction plans.
*This condition shall be modified as follows: The applicant is responsible for SWMP
' fees for 6.78 acres of medium density development. The applicant will receive SWMP
credits for providing NURP ponds and oversizing storm water pipe. The final SWMP fee
for water quantity is $7,843.00.
7. The applicant shall report to the City Engineer the location of any drain tiles found during
Pp p Y
construction and shall relocate or abandon the drain the as directed by the City Engineer.
*This condition still applies.
8. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detail Plates. Detailed street and utility
plans and specifications shall be submitted for staff review and City Council approval.
*This condition has been met.
9. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year
storm events and provide ponding calculations for storm water quality /quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed predeveloped and post -
developed storm water calculations for 100 -year storm events and normal water level and
high water level calculations in existing basins. Individual storm sewer calculations for a
10 -year storm event between each catch basin segment will also be required to determine
if sufficient catch basins are being utilized. In addition, water quality ponding design
calculations shall be based on Walker's Pondnet model.
*This condition has been met.
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October 24, 1996
Townhomes at Creekside Final
Page 6
10. The applicant shall enter into a development contract with the City and provide the
necessary financial security to guarantee compliance with the terms of the development
contract.
*This condition still applies.
11. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County, Watershed District, MWCC, Health Department, PCA, DNR, Army
Corps of Engineers and MnDOT and comply with their conditions of approval.
*This condition still applies.
12. Prior to final plat approval the applicant shall submit to the City soil boring information.
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 to the
Building Official before the City issues a building permit for the lot.
*This condition shall be modified to delete the first sentence.
13. No berming or landscaping will be allowed within right -of -way areas.
This condition still applies.
14. The lowest floor elevation of all buildings shall be a minimum of two (2) feet above the
high water level calculated according to the shoreland ordinance guidelines.
*This condition still applies.
15. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood -fiber blanket or sod within two weeks of completion of
each activity in accordance with the City's Best Management Practice Handbook.
*This condition still applies.
16. Type III erosion control fence shall be installed adjacent to wetlands. Additional
erosion control measures such as rock construction entrances may be incorporated
on the final construction plans.
*This condition has been met.
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' October 24, 1996
Townhomes at Creekside Final
Page 7
17. A buffer strip of 0 to 20 feet with a minimum average width of 10 feet shall be
maintained adjacent to ag/urban wetlands. The principal structure setback shall be
40 feet measured from the outside edge of the buffer strip.
*This condition still applies.
18. All structures shall be set back a minimum of 100 feet from the project boundaries
which are adjacent to Bluff Creek and its tributaries. An exception will be made in
the northeast corner of the site where an 80 foot setback from the property boundary
will be permitted. The applicant shall be required to revegetate within the altered
floodplain and adjacent to the wetlands with native wetland vegetation to maintain
natural features along the creek and establish a consistency in preserving this
natural resource.
*This condition still applies.
19. Stone Creek Drive shall be designed and constructed in accordance with City street
standards, i.e. standard boulevards.
*This condition has been met.
20. The storm sewer system shall be redesigned to limit discharge points to one on
Stone Creek Drive.
*This condition has been met.
21. if the applicant installs the trunk sanitary sewer, they shall be compensated by
means of credits against their Coulter Boulevard assessments for the cost difference
between an 8 -inch lateral line and the 18 -inch trunk sewer line.
*This condition no longer applies. Trunk sewer installed by City.
22. Street A shall be constructed as a private street with a 26 -foot wide street section.
*This condition has been met.
23. The developers and designers should meet with the building official as early as possible to
discuss commercial building permit requirements
Don Ashworth
October 24, 1996
Townhomes at Creekside Final
Page 8
*This condition has been met.
24. Submit street names to the Public Safety Department, Inspections Division, for review prior
to final plat approval.
*The applicant has submitted a street name for review, however, the name is already used.
Therefore, the condition shall be revised as follows: Submit street names to the Public
Safety Department, Inspections Division, for review prior to recording the final plat. The
applicant shall rename Stone Creek Court to some other name acceptable to Public
Safety.
25. Adjust property lines to permit code complying projections or revise plans to remove
projections. Adjust property lines to permit screen porches or revise plans to remove
porches. This should be done before preliminary plat approval.
*This condition has been met.
26. If parking on the street is desirable, the roadway must be widened to 28 feet. However,
this will allow parking only on one side of the street. "No Parking Fire Lane" signs must
be installed per Chanhassen Fire Department Policy #06 -1991.
*This condition still applies.
27. A ten foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, NSP, NW Bell, cable television, transformer boxes. This is to insure that
fire hydrants can be quickly located and safety operated by firefighters. Pursuant to
Chanhassen City Ordinance 9 -1.
*This condition still applies.
28. Land within the 50 foot creek setback will be dedicated public property.
*This condition has been met.
29. Heritage Development will construct Trail "A" and Connector "A" within the 50 foot
setback. Heritage will be compensated for the construction and engineering costs
associated with these trails. Heritage will also be granted park fee credit for the linear
area required for these trails based on a calculation of length times 20 feet in width. The
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October 24, 1996
Townhomes at Creekside Final
Page 9
proposed plat, at 25 multi- family units, generates a land dedication requirement of two -
thirds of an acre.
*This condition shall be modified as follows: Heritage Development will construct Trail
"A" and Connector "A" within the 50 foot setback. Heritage will be compensated for the
construction and engineering costs associated with these trails. Heritage will also be
granted park fee credit for the linear area required for these trails based on a calculation of
length times 20 feet in width. The remaining cash park fees shall apply. Full trail fees
shall apply. The proposed plat, at 25 multi - family units, generates a land dedication
requirement of two- thirds of an acre.
30. Heritage Development will also construct Trail Extension "B" within the right -of -way of
Stone Creek Drive. Heritage will be compensated for the construction and engineering
costs associated with this trail. The staking of these trails are to be approved by the Park
& Recreation Director and City Engineer prior to construction. These improvements are
to be bid as a unit of the larger public improvement projects being sponsored by the
applicant as part of this site work. Upon certification by the city of a low bidder for the
trail components, said work shall be completed. Upon completion and acceptance of trail
components, the applicant shall be reimbursed for engineering and construction costs
associated with the trails utilizing trail acquisition and development funds.
*This condition still applies.
31. Staff shall work with the applicant to come up with a variety of base colors for the units.
*This condition shall be modified as follows: The developer shall ensure that a variation
in exterior base colors is incorporated in the in the development.
32. Staff will review the parking issue.
*This condition has been met. Staff has reviewed the feasibility of relocating parking in
the development. Due to site planning and site constraints, no additional parking stalls
can be incorporated in the development.
33. Landscaping shall be enhanced on the east side to improve buffering.
*This condition still applies.
Don Ashworth
October 24, 1996
Townhomes at Creekside Final
Page 10
34. The applicant shall submit for approval a foundation planting plan for each unit.
*This condition still applies.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council grants final approval of Planned Unit Development, PUD #96 -3,
for a 25 unit medium density residential development on 4.6 acres, second reading of rezoning of
Block 1 and Outlot A, Townhomes at Creekside, from A2, Agricultural Estate, to Planned Unit
Development - Residential, PUD -R, final plat of 26 lots, 2 outlots, and associated right -of -way on
approximately 29 acres for Townhomes at Creekside subject to the following conditions:
The applicant will be responsible for applying for and obtaining changes to the FEMA flood
plain maps to reflect developed conditions. The applicant shall further define, graphically,
the proposed floodplain boundary and provide justification for the changes.
2. The applicant shall notify and obtain a permit from the Bluff Creek Watershed district as
needed for the activities of altering a flood plain and discharging storm pond runoff into the
Bluff Creek. The city shall review comments from the Bluff Creek Watershed District
before final plat approval.
All buffer areas shall be surveyed and staked by the applicant in accordance with the
City's wetland ordinance. The City will install wetland buffer edge signs before
construction begins and will charge the applicant $20 per sign.
4. The final plat shall dedicate the appropriate utility and drainage easements over all
utilities, wetlands and ponding areas outside the right -of way. Consideration should also
be given for access for maintenance of the storm sewer lines as well as ponding areas and
wetlands.
5. The storm ponds shall be constructed with the initial site grading.
6. The applicant is responsible for SWMP fees for 6.78 acres of medium density
development. The applicant will receive SWMP credits for providing NURP ponds and
oversizing storm water pipe. The final SWMP fee for water quantity is $7,843.00.
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' October 24, 1996
Townhomes at Creekside Final
Page 11
7. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
'
S. The applicant shall enter into a development contract with the City and provide
the necessary financial security to guarantee compliance with the terms of the
' development contract.
9. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies, i.e. Carver County, Watershed District, MWCC, Health Department,
PCA, DNR, Army Corps of Engineers and MnDOT and comply with their
conditions of approval.
10. 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
to the Building Official before the City issues a building permit for the lot.
11. No berming or landscaping will be allowed within right -of -way areas.
12. The lowest floor elevation of all buildings shall be a minimum of two (2) feet
above the high water level calculated according to the shoreland ordinance
' guidelines.
13. All areas disturbed as a result of construction activities shall be immediately
' restored with seed and disc - mulched or wood -fiber blanket or sod within two
weeks of completion of each activity in accordance with the City's Best
' Management Practice Handbook.
14. A buffer strip of 0 to 20 feet with a minimum average width of 10 feet shall be
maintained adjacent to ag/urban wetlands. The principal structure setback shall be
40 feet measured from the outside edge of the buffer strip.
' 15. All structures shall be set back a minimum of 100 feet from the project boundaries
which are adjacent to Bluff Creek and its tributaries. An exception will be made in
the northeast corner of the site where an 80 foot setback from the property boundary
will be permitted. The applicant shall be required to revegetate within the altered
floodplain and adjacent to the wetlands with native wetland vegetation to maintain
natural features along the creek and establish a consistency in preserving this
natural resource.
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Don Ashworth
October 24, 1996
Townhomes at Creekside Final
Page 12
16. Submit street names to the Public Safety Department, Inspections Division, for review prior
to recording the final plat. The applicant shall rename Stone Creek Court to some other
name acceptable to Public Safety.
17. If parking on the street is desirable, the roadway must be widened to 28 feet. However,
this will allow parking only on one side of the street. "No Parking Fire Lane" signs must
be installed per Chanhassen Fire Department Policy #06 -1991.
18. A ten foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, NSP, NW Bell, cable television, transformer boxes. This is to insure that
fire hydrants can be quickly located and safety operated by firefighters. Pursuant to
Chanhassen City Ordinance 9 -1.
19. Land within the 50 foot creek setback will be dedicated public property.
20. Heritage Development will construct Trail "A" and Connector "A" within the 50 foot
setback. Heritage will be compensated for the construction and engineering costs
associated with these trails. Heritage will also be granted park fee credit for the linear
area required for these trails based on a calculation of length times 20 feet in width. The
remaining cash park fees shall apply. Full trail fees shall apply. The proposed plat, at 25
multi - family units, generates a land dedication requirement of two - thirds of an acre.
21. Heritage Development will also construct Trail Extension "B" within the right -of -way of
Stone Creek Drive. Heritage will be compensated for the construction and engineering
costs associated with this trail. The staking of these trails are to be approved by the Park
& Recreation Director and City Engineer prior to construction. These improvements are
to be bid as a unit of the larger public improvement projects being sponsored by the
applicant as part of this site work. Upon certification by the city of a low bidder for the
trail components, said work shall be completed. Upon completion and acceptance of trail
components, the applicant shall be reimbursed for engineering and construction costs
associated with the trails utilizing trail acquisition and development funds.
22. The developer shall ensure that a variation in exterior base colors is incorporated in the in
the development.
23. Landscaping shall be enhanced on the east side to improve buffering.
24. The applicant shall submit for approval a foundation planting plan for each unit.
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October 24, 1996
Townhomes at Creekside Final
Page 13
25. The applicant shall work with City staff in revising the construction plans and
specifications to meet City standards. Staff shall have the flexibility to administratively
approve the final set of construction plans and specifications.
26. The final plat shall provide the following:
a. Dedicate Coulter Boulevard right -of -way.
b. Dedicate a drainage and utility easement over all public utility and drainage
improvements. The minimum easement width shall be 20 feet wide.
27. The applicant may commence with site grading prior to the final plat being recorded
contingent upon receiving final plat approval by the City Council, entering into a
development contract with the City, and providing a financial security to guarantee site
grading, erosion control and site restoration.
28. Lot 26, Block 1 is not buildable and shall be maintained for access and as common open
space for residents of Townhomes of Creekside.
29. The applicant shall extend an 8 -foot wide bituminous trail from Stone Creek Court down
to the proposed trail which parallels Bluff Creek."
ATTACHMENTS
1. Location Map
2. Final Plat
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Yman Blvd(r—R. 8)
9100
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Lyffian
0006
Yman Blvd(r—R. 8)
9100
9200
ITY OF 9300
94DO
.... ......
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9500
MASSEN
9600
UP
1700
3E Al" I riii (Hv,-y 141
9900
10000
301DO
10200
2.0300
PROPOSEDR/W