3a-1 Final Plat for Trotters Ridge PUD 1 CITY OF
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r CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Action by City Administrator
1 MEMORANDUM Endorsed ✓ 7> Pr
Modified
TO: Don Ashworth, City Manager Rejecter+
Date ff
Dote Submitted to Commission
FROM: Jo Ann Olsen, Senior Planner
Dave Hempel, Assistant City Engineer ,Dote Submitted to Council
gS 9
DATE: August 19, 1993
SUBJ: Final Plat for Trotters Ridge PUD
At the July 12, 1993, meeting, the City Council approved the rezoning of 32.5 acres of property
zoned A2, Agricultural Estate to PUD, Planned Unit Development, approval of the preliminary
plat (93 -2 PUD) to subdivide 32.5 acres of property into 49 single family lots, and approval of
a wetland alteration permit (93 -2 WAP) as shown on the plans dated June 29, 1993, and subject
to the following conditions:
1. The landscaping plan shall be amended to include landscaping between the westerly lots
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and the industrial land to the west where vegetation does not already exist, and two front
1 yard overstory trees shall be required for each lot where two trees do not exist.
' *This condition shall remain as part of the development contract.
2. All trees designated for preservation shall be protected by a snow fence 11/2 times the
diameter of the drip line prior to any alteration of the site. Any understory vegetation
within the snow fence shall also be preserved.
*This condition shall remain as part of the development contract.
3. Each of the lots shall have a woodland management plan developed by the developer
prior to issuance of certificate of occupancy. The woodland management plan shall be
developed by a licensed forester approved by the city. A copy of the woodland
management plan shall be kept in the building permit file and a copy will also be given
to the homeowner.
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Final Plat Trotters Ridge PUD
August 19, 1993
Page 2
' *This condition shall remain as part of the development contract.
4. Unless a lot already has two overstory trees in the front yard, additional overstory trees,
from the city's approved list, shall be planted in each lot so that there are two overstory
trees in each front yard. If this has not been accomplished prior to the issuance of a
building permit for a lot, before a building permit is issued, arrangements must be made
' to have the trees planted within one grading season after the building permit is issued.
The city should require security to guarantee compliance.
1 *This condition shall remain as part of the development contract.
5. The wetland boundaries including buffer areas will have a monument designating it as
1 protected wetland at each lot line.
*This condition shall remain as part of the development contract.
6. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detailed Plates. Detailed street and
1 utility plans and specifications shall be submitted for staff review and City Council
approval.
1 *This condition shall remain as part of the development contract.
7. The applicant shall apply and obtain permits from the Watershed District, DNR, Carver
County Public Works, MWCC, Minnesota Health Department, and other appropriate
regulatory agencies and comply with their conditions of approval.
*This condition shall remain as part of the development contract.
' 8. The applicant shall enter into a development contract with the city and provide the
necessary financial security to guarantee compliance with the terms in the development
contract.
*This condition shall remain as part of the development contract.
' 9. All areas disturbed during site grading shall be immediately restored with seed and disc -
mulched or wood fiber blanket or sod within two weeks of completing site grading unless
City's Best Management Practices Handbook planting dates dictate otherwise.
*This condition shall remain as part of the development contract.
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Final Plat Trotters Ridge PUD
August 19, 1993 1
Page 3
10. Utility and drainage easements outside the street right -of -way should be a minimum of
20 feet in width. The applicant shall dedicate drainage and utility easements over all
ponding and wetland areas on the final plat.
*This condition has been artiall met. The final plat shall reflect a 20 foot wide
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drainage and utility easement along the common property line between Lots 2 and
3, Block 1.
11. The street right -of -way should be increased to 60 feet in width, and the applicant should
work with city staff to preserve trees within this right -of -way as a result of the increase
to 60 feet.
*This condition has been partially met. The applicant should still work with city
staff to preserve trees within this right -of -way.
12. Preliminary and final plat approval should be contingent upon the city authorizing Phase 1
II of the Upper Bluff Creek Sewer and Water Improvement Project 91 -17B.
*This condition shall remain as part of the development contract. 1
13. All driveways shall access the interior streets. No driveway access will be allowed onto
Galpin Boulevard. Driveway access to Lot 33, Block 1 and Lot 9, Block 2 of the
preliminary plat shall be from the street on the west side of the lot. The two existing
driveways shall be realigned perpendicular to the new street and paved with a bituminous '
or concrete surface.
*This condition should remain as part of the development contract. '
14. The applicant shall be responsible for construction of a right turn lane on southbound
Galpin Boulevard into the site in conjunction with the overall site improvements.
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*This condition shall remain as part of the development contract.
15. The applicant shall provide sanitary sewer and water service to existing home sites. In
addition, they will notify the property owners of the city ordinance requiring connection
to municipal sanitary sewer within 12 months after said connection becomes available
pursuant to city ordinance.
*This condition shall remain as part of the development contract. '
16. The applicant shall provide a storm sewer outlet for the wetland in Block 2. ,
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Final Plat Trotters Ridge PUD
August 19, 1993
Page 4
*This condition has been met.
' 17. The applicant shall extend the storm sewer to maintain the neighborhood drainage pattern
through Lot 2, Block 1.
' *This condition has been met.
18. The applicant shall supply detailed storm sewer calculations for a ten year storm event
and ponding calculations for retention ponds in accordance with city ordinance for the
city engineer to review and approve.
' *The applicant has recently supplied staff with calculations. Staff has not been able
to review the calculations yet. Therefore, this condition is still applicable and should
remain as a part of the development contract.
19. The applicant's engineer shall review the lot grading on Lots 13 and 14, Block 2 to divert
drainage further away from the house.
*The project engineer has provided drainage swales on the lots to divert drainage
away from the house. This condition has been met.
' 20. Additional erosion control fence (Type I) shall be extended along Lots 11 -14, Block 2
along the street boulevard.
' The city has recently implemented a policy to require Type I erosion control fence
be installed 10 feet behind the curb as soon as the streets are constructed with the
' first lift of asphalt pavement and the boulevards backfilled to grade.
21. Drain tile will be required behind the curbs in those areas where sump pump discharge
1 will not be directed into the storm pond or wetland area. The applicant will submit
information regarding hook -up of sump pump for city staff approval at the time of
' building permit issuance.
*This condition should be modified and remain as part of the development contract.
22. The proposed street names "Trotters Lane" and "Trotters Circle" are unacceptable. The
city current has a "Trotters Circle." To avoid duplication, new names must be submitted
to Public Safety for approval.
*The final plat does not include the street name. The applicant shall work with staff
' in submitting an acceptable street name.
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Final Plat Trotters Ridge PUD
August 19, 1993
Page 5
23. A ten foot clear space must be maintained around fire hydrants, i.e., NSP, NW Bell, cable
boxes, street lamp, trees, shrubs, etc. Pursuant to Chanhassen City Ordinance, Section
94.
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*This condition shall remain as part of the development contract.
24. Fire apparatus access roads shall be designed and maintained to support the imposed loads 1
of fire apparatus and shall be provided with a surface so as to provide all - weather driving
capabilities. The roads shall be in place before construction on new dwellings start,
which are greater than 150' from County Road 117.
*This condition shall remain as part of the development contract. ,
25. Fire hydrants are not shown on utility plan. Hydrant spacing is not to exceed 300',
beginning at County Road 117.
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*This condition shall remain as part of the development contract.
26. Fire hydrant caps must be painted per Chanhassen Engineering specs.
*This condition has been met. 1
27. Indicate lowest floor elevations and garage floor elevations for each house pad on the
grading plan before final plat approval.
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*This condition has been met with the exception of Lot 16, Block 2.
28. Submit details on corrected pads including compaction tests, limits of the pad and
elevations of excavations to the Inspections Division. A general soils report for the .
development should also be submitted to the Inspections Division. This condition must
be met before any building permits are issued.
*This condition shall remain as part of the development contract. '
29. The dedication of Outlot A as park and open space. This dedication to include a survey
of the property and field staking of property corners and lot intersection points. Transfer
of fee title of this property shall occur through an unrestricted warranty deed at the time
of platting. The applicant shall receive 50% park fee credit, or $300 per home, for this
dedication. The balance of the park fees being collected at a rate of 50% of the park fee
in force upon building permit application. At present this fee would be one -half of $600,
or $300.
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I Final Plat Trotters Ridge PUD
August 19, 1993
Page 6
1 *This condition shall remain as part of the development contract.
I 30. The applicant shall provide a 20 foot wide trail easement along the entire easterly
property line. This trail corridor is identified in the city's Comprehensive Plan and no
trail fee credit shall be granted for said easement.
1 *This condition shall remain as part of the development contract.
I 31. The applicant shall map and construct a trail paralleling Outlot A as described herein and
as depicted on Attachment A. Any easements for trail purposes which are necessitated
by this alignment shall be conveyed to the city. The applicant shall receive full trail
I dedication fee credit for this condition. The entirety of this trail shall be constructed
above the 933 elevation mark.
1 *This condition shall remain as part of the development contract.
32. Staff shall work with the City Attorney to draft an agreement with the developer to
1 provide financial guarantees for removal and replacement of any trees removed or die up
to 3 years after the streets are constructed within the right -of -way which were not
approved for removal.
I *This condition shall remain as part of the development contract.
1 33. A 25' front yard setback will be permitted where necessary to preserve natural features.
I *A11 lots comply with this standard except for Lot 15, Block 2. A 20 foot front yard
setback results on this lot due to the placement of the existing home, location of the
street, expansion of the street to a 60' right -of -way to meet city standards and
I inability to relocate the street without pushing homes into a wetland. A 5 foot
variance from the PUD standard is required and we believe warranted under this
situation.
1 34. All lots shall meet the 90' frontage requirements.
I *The applicant shall provide documentation demonstrating that final plat lot
dimensions and buildable areas are consistent with the preliminary plat and meet
or exceed city standards.
I 35. Staff shall review the location of the trail connections.
1 *This condition has been met.
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Final Plat Trotters Ridge PUD
August 19, 1993
Page 7
36. Only the trees listed in Attachment #11 will be permitted to be removed. All other trees
shall be preserved and protected with snow fence located at 1l times the drip line.
*Staff has developed an understanding of which trees will be preserved. The
applicant shall demonstrate that plans have been developed in conformance with this
understanding. ,
RECOMMENDATION
Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for Trotters Ridge PUD a s shown on the plans dated
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August 10, 1993, with the following variances:
a. A five foot front yard setback variance on Lot 15, Block 2; and
b. A variance to allow a short section of 8% street grade on the northern street.
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and subject to the following conditions:
1. The landscaping plan shall be amended to include landscaping between the westerly lots
and the industrial land to the west where vegetation does not already exist, and two front
yard overstory trees shall be required for each lot where two trees do not exist.
2. All trees designated for preservation shall be protected by a snow fence 1 times the
diameter of the drip line prior to any alteration of the site. Any understory vegetation
within the snow fence shall also be preserved.
3. Each of the lots shall have a woodland management plan developed by the developer 1
prior to issuance of certificate of occupancy. The woodland management plan shall be
developed by a licensed forester approved by the city. A copy of the woodland
management plan shall be kept in the building permit file and a copy will also be given
to the homeowner.
4. Unless a lot already has two overstory trees in the front yard, additional overstory trees,
from the city's approved list, shall be planted in each lot so that there are two overstory
trees in each front yard. If this has not been accomplished prior to the issuance of a
building permit for a lot, before a building permit is issued, arrangements must be made
to have the trees planted within one grading season after the building permit is issued.
1 The city should require security to guarantee compliance.
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Final Plat Trotters Ridge PUD
1 August 19, 1993
Page 8
1 5. The wetland boundaries including buffer areas will have a monument designating it as
protected wetland at each lot line.
6. All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detailed Plates. Detailed street and
' utility plans and specifications shall be submitted for staff review and City Council
approval.
' 7. The applicant shall apply and obtain permits from the Watershed District, DNR, Carver
County Public Works, MWCC, Minnesota Health Department, and other appropriate
regulatory agencies and comply with their conditions of approval.
1 8. The applicant shall enter into a development contract with the city and provide the
necessary financial security to guarantee compliance with the terms in the development
1 contract.
9. All areas disturbed during site grading shall be immediately restored with seed and disc-
mulched or wood fiber blanket or sod within two weeks of completing site grading unless
City's Best Management Practices Handbook planting dates dictate otherwise.
10. The final plat shall reflect a 20 foot wide drainage and utility easement along the common
property line between Lots 2 and 3, Block 1.
1 11. The applicant shall work with city staff to preserve trees within the right -of -way.
12. Preliminary and final plat approval should be contingent upon the city authorizing Phase
II of the Upper Bluff Creek Sewer and Water Improvement Project 91 -17B.
13. All driveways shall access the interior streets. No driveway access will be allowed onto
' Galpin Boulevard. Driveway access to Lot 33, Block 1 and Lot 9, Block 2 of the
preliminary plat shall be from the street on the west side of the lot. The two existing
1 driveways shall be realigned perpendicular to the new street and paved with a bituminous
or concrete surface.
14. The applicant shall be responsible for construction of a right turn lane on southbound
Galpin Boulevard into the site in conjunction with the overall site improvements.
' 15. The applicant shall provide sanitary sewer and water service to existing home sites. In
addition, they will notify the property owners of the city ordinance requiring connection
to municipal sanitary sewer within 12 months after said connection becomes available
1 pursuant to city ordinance.
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Final Plat Trotters Ridge PUD
August 19, 1993
Page 9
16. The applicant shall supply detailed storm sewer calculations for a ten year storm event 1
and ponding calculations for retention ponds in accordance with city ordinance for the
city engineer to review and approve.
17. Type I erosion control fence shall be installed 10 feet behind the curb as soon as the
streets are constructed with the first lift of asphalt pavement and the boulevards backfilled
to grade.
18. The applicant will include with the street construction plans, installation of drain tile
behind the curbs in those areas where sump pump discharge will not be directed into a
wetland or storm drainage system.
19. The final plat does not include the street name. The applicant shall work with staff in
submitting an acceptable street name.
20. A ten foot clear space must be maintained around fire hydrants, i.e., NSP, NW Bell, cable
boxes, street lamp, trees, shrubs, etc. Pursuant to Chanhassen City Ordinance, Section
9 -1.
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21. Fire apparatus access roads shall be designed and maintained to support the imposed loads
of fire apparatus and shall be provided with a surface so as to provide all - weather driving
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capabilities. The roads shall be in place before construction on new dwellings start,
which are greater than 150' from County Road 117.
22. Indicate lowest floor elevations and ara a floor elevations for Lot 16, Block 2 on the
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grading plan.
23. Submit details on corrected pads including compaction tests, limits of the pad and
elevations of excavations to the Inspections Division. A general soils report for the
development should also be submitted to the Inspections Division. This condition must
be met before any building permits are issued.
24. The dedication of Outlot A as park and open space. This dedication to include a survey
of the property and field staking of property corners and lot intersection points. Transfer
of fee title of this property shall occur through an unrestricted warranty deed at the time
of platting. The applicant shall receive 50% park fee credit, or $300 per home, for this
dedication. The balance of the park fees being collected at a rate of 50% of the park fee
in force upon building permit application. At present this fee would be one -half of $600,
or $300. The applicant shall provide a 20 foot wide trail easement along the entire
easterly property line. This trail corridor is identified in the city's Comprehensive Plan
and no trail fee credit shall be granted for said easement. The applicant shall map and
construct a trail paralleling Outlot A as described herein and as depicted on Attachment
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I Final Plat Trotters Ridge PUD
August 19, 1993
Page 10
1 A. Any easements for trail purposes which are necessitated by this alignment shall be
conveyed to the city. The applicant shall receive full trail dedication fee credit for this
I condition. The entirety of this trail shall be constructed above the 933 elevation mark.
25. Staff shall work with the City Attorney to draft an agreement with the developer to
I provide financial guarantees for removal and replacement of any trees removed or die up
to 3 years after the streets are constructed within the right -of -way which were not
approved for removal.
1 26. All lots comply with this standard except for Lot 15, Block 2. A 20 foot front yard
setback results on this lot due to the placement of the existing home, location of the
I street, expansion of the street to a 60' right -of -way to meet city standards and inability
to relocate the street without pushing homes into a wetland. A 5 foot variance from the
PUD standard is required and we believe warranted under this situation.
I 27. All lots shall meet the 90' frontage requirements. The applicant shall provide
documentation demonstrating that final plat lot dimensions and buildable areas are
1 consistent with the preliminary plat and meet or exceed city standards.
28. Only the trees listed in Attachment #11 will be permitted to be removed. All other trees
1 shall be preserved and protected with snow fence located at 11/2 times the drip line. Staff
has developed an understanding of which trees will be preserved. The applicant shall
demonstrate that plans have been developed in conformance with this understanding.
I 29. Staff supports a variance to the 8% street grade in an effort to minimize grading limits
and tree loss.
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30. The ara a structure on Lot 15, Block 2 shall be removed from the right-of-way in
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I conjunction with site grading. The new driveway to Lot 15, Block 2 shall be reviewed
and approved by City staff. The driveway shall be constructed with a bituminous or
concrete surface.
I 31. Once final plat approval is granted the applicant could be allowed to proceed with site
grading as long as they enter into a development contract with the City and provide the
I necessary financial security to guarantee erosion control measures and site restoration.
32. The applicant shall work with City staff in grading the backyards along Galpin Boulevard
1 to be compatible with the future street grade of Galpin Boulevard.
33. All erosion control fence along wetland areas shall be Type III. The applicant shall be
1 required to install erosion control fence (Type I) 10 feet behind the curb immediately after
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Final Plat Trotters Ridge PUD
August 19, 1993
Page 11
the streets are constructed with the first lift of asphalt surface and after the boulevards 1
have been backfilled to grade.
34. The applicant shall be compensated by the City by a reduction in the assessments to the 1
development for construction of the oversized watermain along Lots 1 and 2, Block 1
within the development. The applicant will be compensated for the cost difference
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between an 8 -inch watermain versus the required 12 -inch watermain.
35. The applicant agrees, in writing, that the plat shall be assessed for the extension of trunk
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and lateral sanitary sewer and watermains (upper Bluff Creek PH2A Project 91 -17B) over
the property. Said assessments shall be deemed adopted on the date this contract is
signed by the city. The applicant/developer waives any and all procedural and substantive
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objections to the special assessment, including but not limited to hearing requirements and
any claim that the assessment exceeds the benefit to the property. The
applicant/developer waives any appeal rights otherwise available pursuant to M. S. A.
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§429.081."
ATTACHMENTS
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1. Memo from Dave Hempel dated August 19, 1993.
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2. Final plat dated August 10, 1993.
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CITYOF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
' MEMORANDUM
TO: Paul Krauss, Planning Director
FROM: Dave Hempel, Assistant City Engineer 0 (r
' DATE: August 19, 1993
' SUBJ: Final Plat Review for Trotters Ridge - Project No. 93 -18
Upon review of the August 10, 1993 plat prepared by James R. Hill, Inc., I offer the
' following comments and recommendations:
STREETS
The final lat proposes dedicating the required 60 -foot wide right-of-way along the interior
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streets pursuant to City staffs recommendations. Discussions at the Planning Commission
' level expressed an interest in saving the trees within the right -of -way. Staff is in support of
the idea wherever it is feasible. Staff is concerned, however, with trees that may die over
' a period of time (2 -5 years) as a result of utility, street or new home construction. The
applicant should provide the City with a financial guarantee or bond for removal and /or
replacement of any trees located within the right -of -way that die or become diseased as a
' result of construction up to five years from the date of street acceptance.
Street grades on the construction plans range from 0.50% to 8.0% which exceeds the City's
' ordinance. City ordinance guidelines are 0.50% to 7.0 %. Staff is in full support of granting
a variance to the 8% street grades. The City has allowed up to a 10% street grade in an
effort to minimize grading limits and tree loss.
The grading plans for this development indicate an existing house and garage located on Lot
15, Block 2. During the preliminary plat review process the location of the house and
' garage in relation to the new street was not addressed. The garage ends up within the
proposed street right -of -way and the house is set back approximately 20 feet. The garage
structure will have to be removed from the right -of -way in conjunction with the site grading.
' Location of the new driveway to the parcel shall be reviewed and approved by City staff.
The driveway shall be constructed with either bituminous or concrete pavement. The house
will require a variance with the resulting setback.
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Paul Krauss
August 19, 1993 1
Page 2
The final P lat has omitted a street name within the subdivision. The applicant should work
with City staff in developing an acceptable street name.
UTILITIES
The site is proposed to be served by the Upper Bluff Creek trunk utility improvements,
Phase IIA (Project No. 91 -17B). The construction plans for the City's trunk sewer and water
improvement project is also scheduled for City Council consideration on August 23, 1993.
Without the public improvement project for extension of sewer and water to the
development, the project is not feasible from an engineering standpoint. Therefore, final
plat approval should be contingent upon the City Council awarding the Upper Bluff Creek
Phase IIA Project No. 91 -17B. The City should hold off filing the plat at the County until
the project proceeds. Depending on how easement acquisition proceeds, the City's trunk
sewer and water project along Galpin Boulevard may delayed until next spring. The
applicant should be made aware of this situation. As long as final plat approval is granted
the applicant could be allowed to proceed with site grading as long as they enter into a
development contract with the City and provide the necessary financial security to guarantee
erosion control measures and site restoration.
In conjunction with the extension of trunk utilities to the site, Mr. Phil Gravel of Bonestroo
has laid out some cross - sections of the future street section of Galpin Boulevard. It appears
a fill slope will encroach into the backyards of Lot 1, Block 1 and Lots 29 through 33, Block
1 up to 25 feet. It is recommended that the applicant work with City staff in finishing off
those backyards to be compatible with the future street section along Galpin Boulevard.
This will also minimize disruption to any landscaping proposed along Galpin Boulevard.
Detailed utility and street plans and specifications have been submitted for City staff review
and City Council approval. Upon preliminary review of the plans, minor revisions will be
necessary. This is usually worked out between City staff and the developer's engineer.
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EROSION CONTROL
The radin plans propose Type I erosion control fence adjacent to the wetland areas. Staff
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that the erosion control fence be modified and upgrade to Type III to provide
maximum protection to the wetlands. Staff has recently implemented a policy requiring all
developments to install Type I erosion control fence 10 feet behind the curbs immediately
after the streets are constructed with the first lift of asphalt and after the boulevards have
been backfilled to grade. This eliminates the need to install erosion control measures
during wintertime construction (frozen ground) and also limits access points to the lots as
well as minimizes erosion into the streets. Staff feels that the initial investment will pay
great dividends in the long run.
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Paul Krauss
August 19, 1993
Page 3
1 RECOMMENDED CONDITIONS OF APPROVAL
' 1. Staff supports a variance to the 8% street grade in an effort to minimize grading
limits and tree loss.
' 2. The garage structure on Lot 15, Block 2 shall be removed from the right -of -way in
conjunction with site grading. The new driveway to Lot 15, Block 2 shall be reviewed
and approved by City staff. The driveway shall be constructed with a bituminous or
concrete surface.
3. Once final plat approval is granted the applicant could be allowed to proceed with
' site grading as long as they enter into a development contract with the City and
provide the necessary financial security to guarantee erosion control measures and
site restoration.
4. The applicant shall work with City staff in radin the backyards along Ga l
pin
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Boulevard to be compatible with the future street grade of Galpin Boulevard.
5. All erosion control fence along wetland areas shall be Type III. The applicant
$ yp shall
be required to install erosion control fence (Type I) 10 feet behind the curb
1 immediately after the streets are constructed with the first lift of asphalt surface and
after the boulevards have been backfilled to grade.
1 6. The final plat shall dedicate a 20 -foot wide drainage and utility easement centered
along the common lot lines of Lots 2 and 3, Block 1 for the storm sewer extension.
1 7. The applicant shall be compensated by the City by a reduction in the assessments to
the development for construction of the oversized watermain along Lots 1 and 2,
' Block 1 within the development. The applicant would be compensated the cost
difference between and 8 -inch watermain versus the required 12 -inch watermain.
1 ktm
c: Charles Folch, City Engineer
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