2a-1 Final Plat for Stone Creek 2nd Addition and Park Dedication Project 92-2 J
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' 690 COULTER DRIVE • P.O." BOX 147 • CHANHASSEN, MINNESOTA 55317
1 ., . ' ' ., • (612) 937-1900 6 FAX (6121 937-5739 '
• ,
1 MEMORANDUM
1 TO: Don Ashworth, City Manager
FROM Kate Aanenson, Senior Planner
• 1 . Pave Hempel, Assistant City Engineer
DATE: July 21, 1993
SUP. J: Final Plat for Stone Creek Second Addition and Park Dedication
I
, , Project No: 92-9
,
,
,, On April 29, 1492, the City Council approved rezonmg of the subject property from RSF and
I RR to RSF with the following conditions:
1. The applicant shall enter into a devetiipment -contract containing all of the conditions
I approval for this project and slia.11submit alhequired financial guarantees. The ..
contract shall be recorded against iffie property. • '
,
2, Compliance with setback standards established huthe Compliance Table.
3. The applicant shall meet all conditions of the Subdivision #92-1 and Wetland
.,, t
A
I ' Alteration Permit
The Council also approved Wetland:iitiheratiOn Pennit49243 with the following conditions:
I 1.
' i ' ,, aid areas will be protected during construCtion Type .. 111 - erosion
control. M1e 4ittlip ■ ontrol shall be maintained in good condition until the
disturbed areas are s '4 . 61017, Av . im - „,.„, ,t-„1-----
4 i'
, 2. The proposed wetland setback ‘)~, e buffer strip shown in the compliance.table
1 for each lot will be recorded a A lit of the development contract. The buffer
strip may not be less than 10 feet wide. The buffer strip will be preserved by
I . an easement. ,
3. Alteration to the wetlands must occur when it results in the least impact to the
•
II wetland and not during the migratory waterfowl breeding season.
a fit
1 vapor PRINTED ON RECYCLED PAPER
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Stone Creek 2nd Addition
July 21, 1993
Page 2
4. The applicant shall receive permits from the DNR and Corps of Engineers.
' 5. The applicant shall meet all conditions of the Subdivision #92 -1 and Rezoning
#92 -2."
The City Council also approved Subdivision #92 -1 as shown on the plans dated April 29,
1992, and subject to the condition that staff work with the developer to attempt to obtain a
second curb cut onto the county road. Failing that, this layout as proposed without the
Timberwood connection will be acceptable, and subject to the following conditions:
1. A tree conservation and wetland buffer easement shall be placed on the plat. All
' building sites in the tree conservation or wetland buffer shall be shown on the building
permit.
i 2. The development shall follow the standard in Subdivision Regulations, Section 18 -16,
regarding landscaping and tree preservation.
3. Park land shall be dedicated, 8 acres of property, as recommended by the Park
Commission, including a 20 foot easement south of the Timberwood subdivision
' between Timberwood Drive and the park.
4. A front yard variance shall be granted to all homes that fall into the tree conservation
area, but in no case shall the setback be less than 20 feet. •
5. The applicant shall convey to the city a temporary easement for the temporary cul-de-
sac at the end of Boulder Road. In addition, a sign shall be installed on the barricades
stating that the street (Boulder Road) will be extended in the future.
' 6. The appropriate drainage and utility easements should be conveyed with the final plat
over all utilities located outside of the public rights -of -way, along with standard
easements over each lot. Timberwood Drive shall be constructed 35 feet wide gutter
to gutter.
7. The applicant shall receive and comply with all pertinent agency permits, i.e.
' Watershed Districts, Health Department, MWCC, etc.
8. Storm sewer calculation for a 10 year storm event, along with pond storage
calculations for storage for a 100 year storm event, 24 hour intensity, should be
submitted to the City Engineer for review and approval.
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Stone Creek 2nd Addition
July 21, 1993
Page 3 ,
9. A deceleration and acceleration lane on northbound County Road 19 shall be provided
along with a bypass turn lane on southbound County Road 19 to improve turning
movements into the development. ,
10. Watermain pipe sizing shall be increased to 8 inches in diameter on Forest Road and
that part of Stone Creek Drive lying north of Forest Trail.
1
11. All storm retention ponds shall be constructed to NURP standards as well as provide
storage for a 100 year storm event.
12. A permit from the railroad (Twin City Western) will be required for any grading or
construction activity within the railroad right -of -way.
13. Fire hydrants shall be spaced approximately 300 feet apart throughout the subdivision 1
in accordance with the Fire Marshal's recommendations.
14. The proposed earth berm along County Road 19 shall be reduced or relocated easterly
to provide adequate room for future trail considerations.
15. All areas disturbed during site grading shall be immediately restored with seed and
disc - mulched or wood -fiber blanket within two weeks of site grading on or before
November 15, 1992, except in areas where utilities and streets will be constructed yet
that year. All areas disturbed with a slope of 3:1 or greater must be restored with sod
or seed.
16. The developer shall provide adequate access easements for maintenance purposes to
the proposed retention ponds.
17. The developer shall construct the utility and street improvements in accordance with
the 1992 edition of the City's Standard Specifications and Detail Plates and shall
prepare final plans and specifications and submit for city approval.
1 acquire the required utility construction permits from the PCA and
18. The developer shal cq eq ty P
Minnesota Department of Health and street access permits from Carver County Public
Works. ,
19. The final plat shall be contingent upon the city authorizing a public improvement 1
project for extension of trunk sanitary sewer and water facilities to the site.
20. As a condition of final plat approval, the applicant shall enter into a development
contract and provide the financial security to guarantee construction of the
improvements and payment of any pending assessment.
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1 Stone Creek 2nd Addition
July 21, 1993
Page 4
21. The applicant shall be given credit for any trunk utility improvements they may install
' as a part of their overall site improvements. The credit will be applied towards the
Upper Bluff Creek sanitary sewer and watermain trunk improvements. The credit
amount will be determined as the difference between a standard lateral pipe size (8
' inch diameter) and the proposed trunk improvements which are 12 inches in diameter.
22. The applicant/builder shall provide, at the time of building permit application, a tree
' removal plan and grading permit for 11 wooded lots, specifically, Lots 1 through 7,
Block 1; Lots 1 through 24, Block 4; Lots 1 through 21, Block 5; and Lots 1 through
12 and 15 through 24, Block 4.
1 23. The applicant shall work with staff to explore the possibility of conveying backyard
drainage from Block 5 into the development storm sewer system.
24. The outlot along County Road 19 (Galpin Boulevard) needs to be replatted with
another lot.
' 25. The applicant shall meet the conditions of the Rezoning #92 -2 and the Wetland
Alteration Permit #92 -3.
' FINAL PLAT REQUEST
1 The construction plans propose development of the Stone Creek site in three or more phases.
The first phase included 22 lots. The final plat for the 2nd phase includes 19 lots,
dedication of the park property - 8± acres, and the trail to the park along the southern limits
of Timberwood Subdivision. The park property was originally a portion of Outlot F. The
remaining portion of the plat which includes six outlots, will be platted in future phases.
Phase II is a portion of Outlots A and B.
There are tree conservation easements over 11 of the lots in Phase II, this included Lots 3 -10
of Block 3 and Lots 2 -4, Block 2. This easement prohibits building beyond the 90 foot
' setback from the front property line. In addition, there is a front yard lot reduction of 10
feet to preserve trees.
1 The city will receive the park and trail dedication at this time. The applicant will be required
to build the trail. Staff is anticipating that the trail will be built when the lots adjacent to the
' park or the trail are platted. Staff is recommending that rather than the area be noted as
"park ", the property shall be platted as an outlot and deeded to the city.
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Stone Creek 2nd Addition 1
July 21, 1993
Page 5
I
UTILI'1'lES
The subdivision will be receiving sanitary sewer and water service from the city's Bluff 1
Creek Trunk Improvement project (Project #91 -17). The city's contractor is in the process of
completing trunk utilities through the site. The developer will be utilizing the trunk utility I
improvements for the individual lots with this development. The applicant will be assessed
for the trunk sanitary sewer and water improvements (lateral & trunk) in accordance to the
feasibility study dated February 19, 1992. The pending assessments for both lateral and trunk I
sanitary sewer and water improvements to this site shall be divided evenly among the number
of lots developed.
SITE GRADING 1
The first addition includes construction of two retention ponds, site grading which included I
rough grading of future Boulder Road to the east boundary of the plat. Boulder Road was
rough graded for the Upper Bluff Creek trunk sewer and water improvements with the first
phase. 1
EROSION CONTROL
Erosion control fence is ro osed around the westerly and southerly perimeter of the site. All I
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disturbed areas shall be re- vegetated immediately after site grading is completed and no later
than September 15, 1993, in accordance to the city's Best Management Practices Handbook.
1
STREETS
The construction plans propose a 31 foot back to back urban street section within a 60 foot
wide right -of -way which is in accordance to the city's standards. The developer has I
expressed concern with the additional tree loss due to the wider street section. Staff
acknowledges his concern however initial utility installation will necessitate removal of most
of the trees located within the proposed 60 foot right of way.
I
Street grades range from 0.60% to 4.00 %, well within the city's guidelines and ordinance.
Traffic projections with the 1st and 2nd Addition will not warrant construction of the bypass I
lane. In addition, the right -of -way width along Galpin Boulevard is deficient to construct said
bypass lane at this time. However, in the future when traffic counts meets warrants for a
bypass lane, the developer will be required to pay for their fair share of the cost to construct I
the bypass lane with a future phase.
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Stone Creek 2nd Addition
July 21, 1993
Page 6
' DRAINAGE
1 Storm runoff from the street and front yards will be conveyed to the retention ponds via a
series of storm sewers. However, provisions for street and site drainage lying east of Lot 5,
Block 1, and Lot 6, Block 3 is not being addressed. Additional storm sewers and or interim
' retention ponds will be necessary as will the appropriate drainage easements for ponding
areas. Detailed storm sewer and ponding calculations for this phase should be submitted.
The proposed storm drainage improvements will meet the city's requirements for both water
' quality and quantity for this phase of development. Drainage and utility easements are
proposed over the ponding areas and utilities located outside the street right -of -way.
The following items are comments on the approved conditions, specifying whether they have
been met or still need to be complied with.
1 SUBDIVISION
1. A tree conservation and wetland buffer easement shall be placed on the plat. All
building sites in the tree conservation or wetland buffer shall be shown on the building
permit.
1 • There are 11 lots that have tree conservation easements in this phase.
' 2. The development shall follow the standard in Subdivision Regulations Section 18 -16
regarding landscaping and tree Preservation.
1 • Streetscape is not applicable in this phase..
3. Park land shall be dedicated, 8 acres of property, as recommended by the Park
1 Commission, including a 20 foot easement south of the Timberwood subdivision
between Timberwood Drive and the park.
1 • The park and adjacent trail is being platted and dedicated to the city with
this phase. It should be extended another 20 feet to abut Timberwood
Drive.
' 4. A front and variance shall be granted to all homes that fall into the tree conservation
Y
' area, but in no case shall the front setback be less than 20 feet.
• There are 11 lots that have the conservation easement have a 20 foot
minimum front yard setback.
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Stone Creek 2nd Addition f
July 21, 1993
Page 7
5. The applicant shall convey to the city a temporary easement for the temporary cul -de-
sac at the end of Boulder Road and Stone Creek Drive. In addition, a sign shall be
installed on the barricades stating that the streets (Boulder Road and Stone Creek) will
be extended in the future.
• This condition has been modified deleting the street Stone Creek from the
condition. A temporary easement for a temporary cul -de -sac at the end of
Boulder Road will still be required.
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6. The appropriate drainage and utility easements should be conveyed with the final plat
over all utilities located outside of the public rights -of -way, along with standard
easements over each lot. Stone Creek Drive shall be constructed 35 feet wide gutter
to gutter.
• This condition has been met with Phase I.
7. The applicant shall receive and comply with all pertinent agency permits, i.e.
Watershed Districts, Health Department, MWCC, etc.
• Staff has received approval from MWCC and Carver County Highway
Department but not the Watershed District.
8. Storm sewer calculations for a 10 year storm event, along with pond storage
calculations for storage for a 100 year storm event, 24 hour intensity, should be
submitted to the City Engineer for review and approval.
• phase.
been met for this
This condition has not p
9. A deceleration an acceleration lane on northbound County Road 19 shall be provided '
along with a bypass turn lane on southbound County Road 19 to improve turning
movements into the development.
• A by -pass lane was not proposed with the first addition. Staff believes
traffic volume will not warrant a by -pass at this time. Also, existing right-
of-way
along Galpin Boulevard is deficient to construct the by -pass lane.
However, in the future when traffic counts achieve warrants for a bypass
lane, the developer will be required to pay the city for construction of
portions of said by -pass lane, specifically the granular base and bituminous
pavement.
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1 Stone Creek 2nd Addition
July 21, 1993
Page 8
10. Watermain pipe sizing shall be increased to 8 inches in diameter on Boulder Trail
1 (easterly portion of Stone Creek Drive) and that part of Stone Creek Drive lying north
of Forest Trail.
' • Not applicable with this phase.
11. All storm retention ponds shall be constructed to NURP standards as well as provide
' storage for a 100 year storm event.
• A portion of this condition is being met with this phase. There still are
' some drainage areas lying east of Lot 5, Block 1 and Lot 6, Block 3, that
needs to be addressed.
' 12. A permit from the railroad (Twin City Western) will be required for any grading or
construction activity within the railroad right -of -way.
1 • This consider is still applicable.
13. Fire hydrants shall be spaced approximately 300 feet apart throughout the subdivision
1 in accordance with the Fire Marshal's recommendations.
• This condition has been met.
' 14. The proposed earth berm along County Road 19 shall be reduced or relocated easterly
to provide adequate room for future trail considerations.
' • The condition has not been met.
15. All areas disturbed during site grading shall be immediately restored with seed and
disc - mulched or wood -fiber blanket within two weeks of site grading on or before
November 15, 1992, except in areas where utilities and streets will be constructed yet
' that year. All areas disturbed with a slope of 3:1 or greater must be restored with sod
or seed.
• The final seeding date shall be September 15, 1993. All disturbed areas
shall be restored in accordance to the city's Best Management Practices
Handbook.
16. The developer shall provide adequate access easements for maintenance purposes to
1 the proposed retention ponds.
• This condition still needs to be met.
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Stone Creek 2nd Addition 1
July 21, 1993
Page 9 ,
17. The developer shall construct the utility and street improvements in accordance with
the 1992 edition of the City's Standard Specifications and Detail Plates and shall
prepare final plans and specifications and submit for City approval.
• Construction plans and specifications shall adhere to the City's 1993
edition of Standard Specifications and Detail Plates.
18. The final plat should be contingent upon the City Council awarding a bid for
extension of trunk sanitary sewer and water facilities to the site.
• Not applicable, contract awarded. Construction in progress. '
19. As a condition of final plat approval, the applicant shall enter into a development
contract and provide the financial security to guarantee construction of the
improvements and payment of any pending assessment.
• This condition still needs to be met. '
20. The applicant shall be given credit for any trunk utility improvements they may install
as a part of their overall site improvements. The credit will be applied towards the
1
Upper Bluff Creek sanitary sewer and watermain trunk improvements. The credit
amount will be determined as the difference between a standard lateral pipe size (8
inch diameter) and the proposed trunk improvements which are 12 inches in diameter. '
• Not applicable with this phase.
21. The applicant/builder shall provide at the time of building permit application a tree
removal plan and grading permit for 11 wooded lots, specifically, Lots 1 through 7,
Block 1; Lots I through 24, Block 4; Lots 1 through 21, Block 5; and Lots 1 through
12 and 15 through 24, Block 4.
• Applicable with 11 lots, Lots 3 -10, Block 3 and Lots 2 -4, Block 2. '
22. The applicant shall work with the staff to explore the possibility of conveying
backyard drainage from Block 5 into the development storm sewer system.
• This condition should be modified. The applicant shall work with city
staff in controlling storm runoff in accordance the city water quality and
quantity standards which includes back yard drainage from Block 3 and
street drainage lying east of Lot 5, Block 1 and Lot 6, Block 3. '
23. The outlot along County Road 19, Galpin Blvd, needs to be replatted with another lot.
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1 Stone Creek 2nd Addition
July 21, 1993
I Page 10
• This condition has been met and has been included in with Lot 10, Block
1. This is not included in this phase.
I 24. The applicant shall meet the conditions of the Rezoning #92 -2 and the Wetland
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I Alteration Permit #92 -3.
25. Secondary access on to Galpin Boulevard.
1 • In discussing this matter with Roger Gustafson, County Engineer, he has
stated that for access control, minimum intersection spacing should be
I between 1/4 and 1/2 mile. Stone Creek Drive will be stubbed to the
property to the west to provide for the second access point. Thus, the
secondary access to Galpin Boulevard has been eliminated.
1 RECOMMENDATION
I Staff recommends the City Council approve the final plat for Stone Creek 2nd Addition #92 -1
subject to the following conditions:
I 1. A tree conservation and wetland buffer easement shall be placed on the plat. All
building sites in the tree conservation or wetland buffer shall be shown on the building
permit.
I 2. The applicant shall convey to the city a temporary easement for the temporary cul -de-
sac at the end of Boulder Road. In addition, a sign shall be installed on the barricades
1 stating that the street (Boulder Road) will be extended in the future.
3. The applicant shall receive and comply with all pertinent agency permits, i.e.
' Watershed Districts.
I 4. A deceleration an acceleration lane on northbound County Road 19 (Galpin Blvd.)
shall be provided along with a bypass turn lane on southbound County Road 19 to
improve turning movements into the development. A by -pass lane is not proposed
I with the first addition. Staff believes traffic volume will not warrant a by -pass at this
time. Also, existing right -of -way along Galpin Boulevard is deficient to construct the
by -pass lane. However, in the future when traffic counts achieve warrants for a
1 bypass lane, the developer will be required to construct said bypass lane.
5. A permit from the railroad (Twin Cities Western) will be required for any grading or
1 construction activity within the railroad right -of -way.
1
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Stone Creek 2nd Addition 1
July 21, 1993
Page 11
6. The proposed earth berm along County Road 19 shall be reduced or relocated easterly
to provide adequate room for future trail considerations.
7. All areas disturbed during site grading shall be immediately restored with seed and
disc - mulched or wood -fiber blanket within two weeks of site grading on or before
November 15, 1993, except in areas where utilities and streets will be constructed yet
that year. All areas disturbed with a slope of 3:1 or greater must be restored with sod
or seed. ,
8. The developer shall construct the utility and street improvements in accordance with
the 1993 edition of the City's Standard Specifications and Detail Plates and shall
prepare final plans and specifications and submit for City approval.
9. As a condition of final plat approval, the applicant shall enter into a development
contract and provide the financial security to guarantee construction of the
improvements and payment of any pending assessment.
10. The a licant/builder shall provide, at the time of building permit application, a tree
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removal plan and grading permit for 11 wooded lots, specifically, Lots 3 through 10,
Block 3 and Lots 2 -4, Block 2. ,
11. The applicant shall meet the conditions of the Rezoning #92 -2 and the Wetland
Alteration Permit #92 -3. 1
12. If after three years from the date the final plat is approved by the City Council, the
remaining public utility and street improvements (Stone Creek 2nd Addition) are not
constructed, the city shall proceed with a 429 public improvement project and assess
the costs back to the benefitting properties. The developers and/or property owners
shall waive any and all procedural and substantive objections to the special
assessment, including but not limited to hearing requirements and any claim that the
assessment exceeds the benefit to the property.
13. The applicant shall provide the city with a revised grading plan with the following
modifications: '
a. Lot and block numbers that correspond to the final plat.
b Lots adjacent to ponding areas shall have a lowest floor elevation a minimum
of 3 feet above the pond high water level.
c. Relocate the emergency overflow proposed on the west pond to the south end
adjacent to the outlet pipe.
d. Drainage and utility easements shall be adjusted to encompass the high water
level of each pond.
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I Stone Creek 2nd Addition
July 21, 1993
Page 12
I 14. The following setback shall apply on those lots that have tree conservation easements:
I Lot Lot Width Lot Home Conservation
Area Depth Setback Easement
I Preliminary
Phase II
Plat
I Block 4 Block 2
I Lot 10 Lot 4 15,000 90 165 25
Lot 11 Lot 3 15,000 90 165 20 90
I
Lot 12 Lot 2 15,000 90 165 25 90
I
Preliminary Phase II
1 Plat
BLOCK 5 Block 3
1 Lot 14 Lot 10 15,300 90 167 20 90
I Lot 15 Lot 9 16,200 95 180 20 90
Lot 16 Lot 8 18,000 95 197 20 90
1 Lot 17 Lot 7 18,900 90 207 20 90
I Lot 18 Lot 6 18,000 90 205 20 90
Lot 19 Lot 5 18,000 90 197 20 90
I Lot 20 Lot 4 24,020 80* 195 25 110
1 Lot 21 Lot 3 19,060 78 180 30 120
1 15. The final plat shall dedicate the right -of -way of Boulder Road to the north line of
Outlot B and that portion of Stone Creek Drive lying east of Boulder Road.
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Stone Creek 2nd Addition f
July 21, 1993
Page 13
16. The property labeled as park be dedicated on the final plat as an outlot and deeded to
the city as park land.
17. Boulder Road should be labeled and dedicated on the final plat.
18. A drain tile system shall be included with the street construction plans. 1
19. The trail along the south of Timberwood subdivision shall be constructed with the lots
adjacent to it are platted.
20. The park/trail shall be extended to abut Timberwood Drive. 1
ATTACHMENTS
1. Final plat.
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