1a-1. Final Plat for Stone Creek 3rd Addition Project 93-30 lrc. -
C ITYOF
CHANHASSEN
' 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Action by qty Administrator
MEMORANDUM u:
i TO: Don Ashworth, City Manager
Isiected
Dei
FROM: Kate Aanenson, Senior Planner pie Submitted to "
Dave Hempel, Assistant City Engineer � <J
Date Submitted to Co in
1 DATE: October 6, 1993
SUBJ: Final Plat for Stone Creek Third Addition
1 Project No. 93 -30
On April 29, 1992, the City Council approved rezoning of the subject property from RSF and
RR to RSF with the following conditions:
1. The applicant shall enter into a development contract containing all of the conditions of
' approval for this project and shall submit all required financial guarantees. The contract
shall be recorded against the property.
1 2. Compliance with setback standards established in the Compliance Table.
3. The applicant shall meet all conditions of the Subdivision #92 -1 and Wetland Alteration
1 Permit #92 -3.
The Council also approved Wetland Alteration Permit #92 -3 with the following conditions:
' 1. All w will protected during nstructi n by III r
wetland areas be p tested g co o y Tj►pe erosion
' control. The erosion control shall be maintained in good condition until the
disturbed areas are stabilized.
2. The proposed wetland setbacks and buffer strip shown in the compliance table for
each lot will be recorded as part of the development contract. The buffer strip
may not be less than 10 feet wide. The buffer strip will be preserved by an
' easement.
3. Alteration to the wetlands must occur when it results in the least impact to the
wetland and not during the migratory waterfowl breeding season.
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Stone Creek 3rd Addition
October 6, 1993
1 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 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 2. The development shall follow the standard in Subdivision Regulations, Section 18 -16,
regarding landscaping and tree preservation.
1 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
1 Engineer for review and approval.
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.
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Stone Creek 3rd Addition
October 6, 1993
Page 3
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.
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 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. 1
16. The developer shall provide adequate access easements for maintenance purposes to the
proposed retention ponds. 1
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.
18. The developer shall acquire the required utility construction permits from the PCA and
Minnesota Department of Health and street access permits from Carver County Public
Works. 1
19. The final plat shall be contingent upon the city authorizing a public improvement 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.
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
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Stone Creek 3rd Addition
October 6, 1993
1 Page 4
be determined as the difference between a standard lateral pipe size (8 inch diameter) and
1 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.
23. The applicant shall work with staff to explore the possibility of conveying backyard
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drainage from Block 5 into the development storm sewer system.
24. The outlot along County Road 19 Gal in Boulevard) needs to be replatted with another re
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1 lot.
25. The applicant shall meet the conditions of the Rezoning #92 -2 and the Wetland Alteration
Permit #92 -3.
FINAL PLAT REQUEST
The request for final plat for the Stone Creek 3rd Addition is for 21 lots. The First Addition
included 21 lots, and the Second Addition included 19 lots. Seven of the lots in the Third
Addition are located adjacent to Stone Creek Drive and Galpin Boulevard. The remaining 14 lots
are located on the easterly portion of Boulder Road.
' There are tree conservation easements over 14 of the lots in the Third Addition. The lots with
conservation easements includes Lots 1 -7 of Block 3 and Lots 1 -7, Block 4. This easement
prohibits building beyond the 90 foot setback from the front property line. In addition, there
' is a front yard lot variance of 10 feet to preserve trees. Staff has allowed the homes to be
placed adjacent to the conservation easement but in no case shall anything be allowed to be built
in the conservation easement. If a patio is not shown on a home the house must be placed at
least 12 feet from the conservation easement. Homes in the conservation easements are required
to provide a grading and tree removal plan. The city typically allows for a 15 foot wide tree
removal limit around the home.
1 UTILITIES
The subdivision will be receiving sanitary sewer and water service from Bluff Creek Trunk
Improvement Project (Project No. 91 -17). The city's contractor has completed the trunk utility
improvements to the site. The developer will be utilizing the trunk utility improvements and
service leads for the individual lots within this development. The only additional utilities to be
installed in conjunction with this phase is the storm drainage system. The plat has been assessed
for the trunk sanitary sewer and water improvements (trunk and lateral) in accordance with the
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Stone Creek 3rd Addition
October 6, 1993
Page 5
feasibility study. On September 13, 1993, the City Council adopted the assessment roll for
Project No. 91 -17A. The levied assessments for both lateral and trunk sewer and water
improvements to the site shall be divided evenly among the number of lots developed. The city
has received detailed utility and street construction plans and specifications for this phase. Staff
has reviewed the plans and specifications and find them in general conformance with city
standards.
SITE GRADING 1
The first two additions included construction of two retention ponds. Boulder Road was rough
graded in conjunction with the Upper Bluff Creek trunk sewer and water improvements by the
city's contractor. Therefore, the only additional grading or tree removal for this phase of
construction will be the temporary sediment basin located east of Lot 7, Block 4. A total of
twelve 6" or less caliper inch trees will be impacted by this basin. All the lots in Blocks 3 and
4 are heavily wooded and are proposed to be custom graded when the building permits are
issued. Blocks 1 and 2 have already been graded with the two previous additions; however,
those areas still need to be reseeded.
EROSION CONTROL
1
The plans do not propose any erosion control measures due to the limited site grading. Staff
however recommends that until all disturbed areas are revegetated, silt fence Type I should be
installed 10 feet behind the curbs as well as the rear yards in Block 2, adjacent to the storm
pond. Silt fence behind the curbs will be a requirement anyway in conjunction with new home
construction on each lot. In addition, by installing erosion control measures at this time, it will
be much easier than attempting to install during the winter construction season with the frozen
ground conditions.
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STREETS
The construction plan has proposed a 31 foot back -to -back urban street section with a 60 foot
wide right -of -way which is in accordance with city standards. A temporary cul -de -sac will be
provided at the end of the street (Boulder Road). This temporary cul -de -sac will be constructed
within the dedicated right -of -way, therefore no additional easements will be necessary. Again,
this is a temporary turnaround until the street is extended in the future. At this time, the street
length (Boulder Road) is becoming excessively long (approximately 3,000 feet). It is suggested
that the developer be aware that with the next phase of development, staff will be recommending
the looping of the street entirely back to Stone Creek Drive or to another street such as
Timberwood Drive.
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Street grades within this phase are well within the city's guidelines and ordinance. As in the
conditions of approval for the previous two additions, the overall subdivision will be contributing
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Stone Creek 3rd Addition
October 6, 1993
' Page 6
traffic to the intersection of Galpin Boulevard and Stone Creek Drive. Staff believes that at some
' future point, a bypass lane will be warranted along Galpin Boulevard. However, since Galpin
Boulevard at this time is deficient of right -of -way to construct said bypass, staff is recommending
that 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 bypass lane, specifically, the granular
base and bituminous pavement.
' DRAINAGE
The first two additions of Stone Creek provided a storm drainage system which conveyed storm
' water runoff to two storm water retention basins. This phase, however, does not, nor does it
have the potential, due to the heavily wooded areas to create permanent retention ponds. The
applicant has worked with staff in designing a temporary sediment basin at the end of the street,
which in the future will be restored and additional storm sewers will convey the runoff to the east
end of the plat. City subdivision ordinance requires appropriate storm water treatment be
provided for each development. However, in this case, there is not adequate ponding areas
' available on site. In addition, the city's storm water management plan has proposed for a
regional storm water retention basin located directly east of this development outside the plat.
This subdivision proposal is another example staff will recommend that the applicant pay storm
' water trunk fee as well as contribute into the city's storm water management fund for
development of off site regional ponding for both water quality and retention purposes. These
fees will be used to offset the cost of oversizing the next segment of storm sewer pipe
' downstream from the development. In addition, the fees will be used to purchase property and
construct the regional water quality improvements downstream. The city has not established a
' trunk storm sewer fee as of yet. However, with the nearing completion of the city's
Comprehensive Storm Water Management Plan, Bonestroo should be able to estimate fairly
quickly the applicable amount. It is recommended that this development be required to pay its
' fair share of those trunk fees as well as contribute into the surface water management fee to
create additional storm water quality improvements downstream.
' 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.
• There are 14 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.
• Streetscape is not applicable in this phase.
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Stone Creek 3rd Addition
October 6, 1993
Page 7
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 1
Timberwood Drive and the park.
• The park property was dedicated with the Second Addition. '
4. A front yard variance shall be granted to all homes that fall into the tree conservation
area, but in no case shall the front setback be less than 20 feet.
• There are 14 lots that have the conservation easement and would have a 20
foot minimum front yard setback. In no case shall anything be placed inside
the tree conservation easement. A home with a deck/patio may be placed
adjacent to the easement but a home without a deck/patio must maintain a
12 foot setback from the easement.
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 not be required since it will be constructed within the
dedicated right -of -way.
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.
1 comply with all pertinent agency permits,
7. The applicant shall receive and comp y a p rti g y p , 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.
• This condition has not been met for this phase. ,
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I Stone Creek 3rd Addition
October 6, 1993
1 Page 8
9. A deceleration an acceleration lane on northbound County Road 19 shall be provided
1 along with a bypass turn lane on southbound County Road 19 to improve turning
movements into the development.
1 • 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,
1 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.
I 10. Watermain Pe i P sizing sizin 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.
,1 Not applicable with this phase.
11. All storm retention ponds shall be constructed to NURP standards as well as provide
1 storage for a 100 year storm event.
• This condition needs to be modified. The applicant is unable to provide on
I site water quality or quantity basin due to the heavily wooded areas. The
applicant shall be required to pay the city a storm water trunk fee for each
parcel together with a cash contribution to the city's storm water
1 management fund.
12. A permit from the railroad (Twin City Western) will be required for any grading or
1 construction activity within the railroad right -of -way.
• This condition is still applicable.
I 13. Fire hydrants shall be spaced approximately 300 feet apart throughout the subdivision in
accordance with the Fire Marshal's recommendations.
I • This condition has been met.
1 14. The proposed earth berm along County Road 19 shall be reduced or relocated easterly to
provide adequate room for future trail considerations.
1 • This condition has been met.
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Stone Creek 3rd Addition
October 6, 1993
Page 9
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 1
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.
• All disturbed areas shall be restored in accordance to the city's Best
Management Practices Handbook. The final seeding date shall be November
15, 1993.
16. The developer shall provide adequate access easements for maintenance purposes to the
proposed retention ponds.
• This condition is not applicable.
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. 1
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 has been modified deleting the payment of any pending 1
assessment since the assessments have been levied.
20. The applicant shall be given credit for any trunk utility improvements they may install 1
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.
• Not applicable with this phase. 1
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Stone Creek 3rd Addition
October 6, 1993
' Page 10
21. The applicant/builder shall provide at the time of building permit application a tree
' removal plan and grading permit for all wooded lots, specifically, Lots 1 through 7,
Block 3 and Lots 1 through 7, Block 4.
' • Applicable with 14 Lots, Lots 1 -7, Block 3 and Lots 1 -7, 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 is not applicable with this phase.
23. The outlot along County Road 19, Galin Blvd, needs to be re Tatted with another lot.
g Y � P � replatted
• This condition has been met and has been included in with Lot 10, Block 1.
This is not included in this phase.
24. The applicant shall meet the conditions of the Rezoning #92 -2 and the Wetland Alteration
Permit #92 -3.
25. Secondary access on to Galpin Boulevard.
' • In discussing this matter with Roger Gustafson, County Engineer, he has
stated that for access control, minimum intersection spacing should be
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 Gaipin Boulevard has been eliminated.
' RECOMMENDATION
Staff recommends the City Council approve the final plat for Stone Creek 3rd Addition #92 -1
subject to the following conditions:
1. A tree preservation and wetland buffer easement shall be dedicated to the city. The
wetland buffer easements by means of a drainage and utility easement shall be placed on
the plat. All building sites in the tree conservation or wetland buffer shall be shown on
the building permit.
2. A sign shall be installed on the barricades at the end of Boulder Road stating that the
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' street will be extended in the future. This condition shall also be placed in the chain of
title for each lot by means of the development contract.
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Stone Creek 3rd Addition
October 6, 1993 1
Page 11
3. The applicant shall receive and comply with all pertinent agency permits, i.e. Watershed
1 Districts.
4. A permit from the railroad (Twin Cities Western) will be required for any grading or 1
construction activity within the railroad right -of -way.
5. All areas disturbed by construction activities shall be restored with sod, seed and disc-
mulched or wood -fiber blanket in accordance to the city's Best Management Practices
Handbook 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 with
erosion control blanket. Seeding after September 15, 1993, shall be completed between •
November 1, 1993 and November 15, 1993
6. The developer shall construct the utility and street improvements in accordance with the 1
1993 edition of the City's Standard Specifications and Detail Plates and shall prepare final
plans and specifications and submit for City approval.
1
7. 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.
1
8. The applicant/builder shall provide, at the time of building permit application, a tree
removal plan and grading permit for all wooded lots, specifically, Lots 1 through 7, Block
3 and Lots 1 through 7, Block 4.
9. The applicant shall meet the conditions of the Rezoning #92 -2 and the Wetland Alteration
1
Permit #92 -3.
10. If after three years from the date the final plat is approved by the City Council, the 1
remaining public utility and street improvements (Stone Creek 3rd 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 1
exceeds the benefit to the property.
11. The applicant shall pay a storm water trunk fee as well as a surface water management
fee to be determined by the city's storm water management consultant (Bonestroo) to
contribute towards future extension of trunk storm sewer downstream as well as
construction of water quality and quantity ponding areas.
12. Silt fence Type I shall be installed 10 feet behind the curbs as well as the rear yards in
Block 2, adjacent to the storm pond.
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I Stone Creek 3rd Addition
October 6, 1993
1 Page 12
13. The following setback shall apply on those lots that have tree conservation easements:
I Lot Lot Lot Home Conservation
Area Width Depth Setback Easement
I 3rd Addition
Preliminary Final Plat
1 Plat
Block 4 Block 3
I Lot 3 Lot 7 15,000 104 160 20 90
1 Lot 4 Lot 6 15,000 95 165 20 90
Lot 5 Lot 5 15,186 90 168 20 90
I
Lot 6 Lot 4 15,000 90 171 20 90
1 Lot 7 Lot 3 15,030 90 173 20 90
I Lot 8 Lot 2 15,030 91 170 20 90
Lot 9 Lot 1 14,030 90 170 20 100
1
Block 5 Block 4
1 Lot 13 Lot 1 15,015 91 165 20 90
1 Lot 12 Lot 2 15,756 90 175 20 90
Lot 11 Lot 3 17,010 90 189 20 90
1 Lot 10 Lot 4 17,196 90 191 20 90
1 Lot 9 Lot 5 17,370 90 193 20 90
Lot 8 Lot 6 17,640 90 196 20 90
1 Lot 7 Lot 7 15,652 91 172 20 90
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Stone Creek 3rd Addition
October 6, 1993 I
Page 13
ATTACHMENTS 1
1. Stone Creek Phase Plan.
2. Wetland and tree preservation easements.
3. Final plat dated October 4, 1993.
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