1c-1. Bluff Creek Estates Fifth Addition Final Plat1
I MEMORANDUM
F
J
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Don Ashworth, City Manager
FROM: Sharmin Al -Jaff, Planner lI `-�,, s
Dave Hempel, Assistant City Engineer
DATE: April 20, 1994
SUBJ: Final Plat of Bluff Creek Estates Fifth Addition (Replat of a portion of Outlot A,
Bluff Creek Estates First Addition into 23 Single Family Lots and One Outlot)
PROPOSAL /SUMMARY
On June 22, 1992, the City Council reviewed the Preliminary Plat #92 -5, Rezoning #92 -3, and
Wetland Alteration Permit #92 -6 for Bluff Creek Estates and recommended approval of this
application. On January 5, 1993, the City Council approved the final plat of Bluff Creek Estates
Second Addition for four lots and one outlot. On May 24, 1993, the City Council approved the
final plat of Bluff Creek Estates Third Addition for 12 single family lots and two outlots. On
August 9, 1993, the City Council approved the final plat of Bluff Creek Estates Fourth Addition
(Attachment #1).
The applicant is requesting approval to subdivide an 8.2 acre site into 18 single family lots. This
proposal is the fifth and final phase of the Bluff Creek Estates subdivision. The site is located
west of Audubon Road, north of Sun Ridge Subdivision, and south of the Chanhassen Business
Center. Access to the 18 lots will be provided via Valley Ridge Trail North and Valley View
Court. All of the proposed lots meet or exceed the minimum 15,000 square feet of area with an
average lot size of 21,053 square feet. The ,site was graded with the fourth addition and is
devoid of significant vegetation.
The Williams Pipe Line Company has a 75 foot wide easement that runs east and west through
the southerly portions of Lot 1, Block 1, and Lots 3, 4, and 5, Block 2. It is city policy, as well
as utility companies, not to allow any structure to be constructed within an easement.
Staff believes that this plat request is a reasonable one and is generally consistent with guidelines
established by the city's Comprehensive Plan, Zoning Ordinance and the Preliminary Plat
Bluff Creek Estates 5th Addition
April 20, 1994
Page 2
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approved by the City Council. We find it to be well designed and consistent with the approved
platting for Bluff Creek Estates. We are recommending that it be approved with conditions
outlined in the report.
GRADING & DRAINAGE
The applicant has submitted detailed construction plans for the utilities and street improvements
within the development. The applicant graded the two final phases (4th and 5th Additions) with
the fourth addition. The grading also included construction of two permanent storm water ponds
which are designed to handle storm runoff generated from all five phases of this development.
The storm ponds were designed to be constructed in accordance with the City's Storm Water
Management Plan (NURP Standards). Overall, the final grading plan appears consistent with the
approved grading plan.
Storm runoff generated from this site, as well as the previous phases, will be conveyed through
a series of storm sewers which will convey the runoff into the two permanent detention ponds
which outlet into Bluff Creek. A small drainage ravine exists along the northerly portion of Lots
6 and 7, Block 1 which conveys some background runoff. There are also a few trees. The final
plat should dedicate a drainage and utility easement over the northerly 30 feet of Lot 1, Block
1 and the northerly 20 feet of Lot 7, Block 1 to preserve this drainageway as well as the trees
in that location. The applicant has submitted detailed street and utility construction plans for
staff review and City Council approval. These plans are also being considered for approval at
this time.
UTILITIES
Municipal sanitary sewer and water is available to the site through the previous phases. The
overall site is served from the recently installed Upper Bluff Creek Trunk Sewer and Water
Improvements. As a result, assessments were levied over the property. The levied assessments
shall be equally assessed over all the lots in this phase on a per lot basis.
The utility layout (sanitary sewer and watermain) proposed on the utility plan sheet is fairly well
designed and hydrant spacing appears to be in accordance with the City fire marshal's
recommendations. The utility and street construction plans and specifications were prepared in
conjunction with the City's 1994 Standard Specifications and Detail Plates.
STREETS
Final plat street layout appears consistent with the preliminary plat approval. Street grades are
within the City's guidelines (less than 7 %). Valley Ridge Trail North will be extended through
to the 4th Addition completing the loop.
Bluff Creek Estates 5th Addition
April 20, 1994
Page 3
EROSION CONTROL
Erosion control measures are employed throughout the site. As previously mentioned, site
grading for both Phases 4 and 5 were completed previously. Erosion control fence along the
westerly perimeter of the construction limits shall be maintained until the homes are constructed
and rear yards established with vegetation Once all the site grading has been completed, all
disturbed areas should be seeded within two weeks after grading unless the Best Management
Practice Handbook planting dates dictate otherwise.
PARK AND RECREATION
The Park and Recreation Commission recommended the City Council require full park fees be
paid as a condition of approval of Bluff Creek Estates. Fees to be paid in accordance to the
city's ordinance.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot
Lot
Home
Home
Area
Width
Depth
Setback
Ordinance
15,000
90'
125'
30' front/rear
10' sides
BLOCK 1
Lot 1
19,282
91.35'
171'
Lot 2
15,950
82.79'
160'
Lot 3
16,505
118.5'
118.5'
Lot 4
20,638
101'
190'
Lot 5
18,781
58.27'
154'
Lot 6
25,540
58.27'
145'
Lot 7
21,860
58.27'
182'
Lot 8
16,438
101.88'
166'
Lot 9
15,007
122.5'
122.5'
t
Bluff Creek Estates 5th Addition
April 20, 1994
Page 4
Lot 10
20,174
85.93'
188.5'
Lot 11
23,758
85.93'
213'
Lot 12
18,728
85.93'
175.5'
Lot 13
15,030
90
167'
BLOCK 2
Lot 1
17,442
129.06
307.5'
Lot 2
20,574
115.05
286.5
Lot 3
27,342
90
290'
Lot 4
21,429
90
252
Lot 5
44,469
193
248'
RECOMMENDATION
Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for Bluff Creek 5th Addition (Subdivision #92 -5) as
shown on the plans stamped April 15, 1994, subject to the following conditions:
1. All utility and street improvements shall be constructed in accordance with the current
edition of the City's Standard Specifications and Detail Plates. Detailed street and utility
construction plans and specifications shall be submitted for City Council approval.
2. The applicant shall apply and obtain permits from the Watershed District, DNR and other
appropriate regulatory agencies and comply with their conditions of approval.
3. The applicant shall enter into a development contract with the City and provide the
financial security to guarantee compliance with the terms of the development contract.
4. All necessary permits shall be obtained from the pipeline company for grading and or
construction activity within the pipeline easement.
Bluff Creek Estates 5th Addition
April 20, 1994
Page 5
5. Upon completion of site grading, all disturbed areas shall be restored with seed and disc -
mulch or wood fiber blanket within two weeks of completing site grading unless the
City's Best Management Practice Handbook planting dates dictate otherwise.
6. The Type III erosion control fence along the westerly portion of the development adjacent
to the wetland shall be maintained until the homes are constructed and the rear yards
established with vegetation.
7. No structures or landscaping except for sod or seed shall be permitted within the 75 -foot
pipeline easement.
8. The final plat shall dedicate a drainage and utility easement across the northerly 30 ft. of
Lot 6, Block 1 and over the northerly 20 ft. of Lot 7, Block 1.
9. The applicant shall be responsible for all attorney and recording fees related to this
subdivision.
10. The applicant shall meet the conditions of Rezoning #92 -3 and Wetland Alteration Permit
#92 -6."
11. The levied assessments on the property shall be divided equally among the number of lots
within the development.
ATTACHMENTS
1. Plan showing the 5 additions.
2. Final plat stamped April 15, 1994.