1a. Final Plat, Stratford Ridge i
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CITYOF . /a...,
\ \ CHANHASSEN
1 ,,,, 1/4, ;A,
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
I (612) 937-1900
- Action by City P -r.tistintor
MEMORANDUM Endorsed_ ✓_—
DIVA--
IIT0: Don Ashworth, City Manager . �_�_
1) ___
I `l; }late Suo.nitt d o �•ominr ki_i
FROM: Jo Ann Olsen , Asst. City Planner cjb .,•
DATE: August 31 , 19882teSub:nittsdtaYrc4
ISUBJ: Final Plat for Stratford Ridge A
On February 8 , 1988 , the City Council approved the preliminary
II plat for Stratford Ridge subdividing 9 acres into 15 single
family lots with the following conditions:
, 1. The right-of-way south of Lots 7 through 10 shall be
designated as an outlot .
I 2 . Lots 1-5, Block 2 shall provide an additional 10 feet of
depth or an approved detailed landscaping plan providing
screening from Minnewashta Parkway.
I 3. The existing building and debris shall be removed from the
site upon approval of the appropriate permits.
I 4. Provision of a 20 foot trail easement on the west side of
Minnewashta Parkway.
I 5 . Type II erosion control , staked hay bales and snow fence,
shall be placed along the south side of Lots 1 , 9 and 10.
6 . A typical detail for type II erosion control , staked hay
Ibales and snow fence, shall be placed on the grading plan.
7. Wood fiber blankets or equivalent shall be used to stabilize
IIall disturbed slopes greater than 3 :1.
8. All streets and utilities shall be constructed in accordance
the City' s standards for urban construction.
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9 . The watermain shall either be looped or increased to an
eight-inch diameter. No dead-end stubs shall be allowed.
I10 . All erosion control measures shall be in place prior to the
commencement of any grading.
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Mr . Don Ashworth
August 31, 1988
Page 2
11. The applicant shall enter into a development agreement with ,
the City and provide the necessary financial surities as a
part of this agreement for completion of the improvements.
12 . The applicant shall obtain and comply with all conditions of '
the Watershed District and DNR permit.
13 . The proposed manhole 2 shall be lowered to its minimum '
possible elevation such that service from the north of the
easterly proposed cul-de-sac may be facilitated.
14. Drainage easements shall be adjusted to cover the entire
ponding site should shifting of the pond be necessary.
15 . The curb radius as shown in Attachment #3 shall be replaced 1
by a curb transition section as shown in Attachment #4 .
The submitted final plat is consistent with the approved prelimi-
nary
plat. The applicant has met all of the conditions except
for #2, 4 and 7 . 1
Condition #2 required that the depth of Lots 1-5 , Block 1,
increased by 10 feet or a detailed landscaping plan be provided
to screen Minnewashta Parkway. The depths of the lots have not
been increased. The applicant is providing staff with a detailed
landscaping plan for staff approval . It had been brought to
staff' s attention that a large black walnut had been removed as
part of the pond grading. Staff discussed with the DNR Forester
if black walnuts were a native plant and whether they would be a
good tree to use in the landscaping plan. Alan Olson stated that
it would be good to provide some black walnuts in the landscaping
plan and also oaks, maples, and basswoods . The applicant will be
providing these species in the landscaping plan.
Condition #4 required the provision of a 20 foot trail easement
on the west side of Minnewashta Parkway. The applicant has not
yet provided a trail easement because he felt that the Park and
Recreation Commission should locate where they would prefer to
have the trail along Minnewashta Parkway since a 20 foot trail
directly adjacent to Minnewashta Parkway would go through the
holding pond. The applicant is requesting that staff provide the
location for the 20 foot trail easement. The applicant will then
provide the trail easement document with the legal description
which will be recorded with Carver County.
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1. ,
Mr. Don Ashworth
II August 31 , 1988
Page 3
ICondition #7 still needs to be met and will be completed when
grading of the site is complete.
IRECOMMENDATION
Staff recommends approval of the final plat dated August 25 , 1988
Iwith the following conditions :
1 . That the applicant provide a detailed landscaping plan for
Ilandscaping along Lots 1-5 , Block 2 for staff approval.
2 . The applicant provide a 20 foot trail easement on the west
side of Minnewashta Parkway as determined by the Park and
IRecreation Commission/Coordinator.
7 . Wood fiber blankets or equivalent shall be used to stabilize
Iall disturbed slopes greater than 3 :1.
IATTACHMENTS
1 . City Council minutes dated February 8 , 1988 .
2 . Final plat dated August 25, 1988 .
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City Council Meeting ij
February 8, 1988 - Page 26 - , i
there and stopped there yesterday, I have never noticed that huge red
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barn sitting there that you drive by.
STRATFORD RIDGE SUBDIVISION, ,,LOCATED AT 6830 MINNEWASHTA 3>PARKWAY 'ON ' II
PROPERTX,;,ZONED RSF `RESIDENTIAL `SINGLE FAMILY 'ROBERT PIERCE: g
A. '`=;DSUBDIVISION OF 9.04 ACRES INTO 15 SINGLE FAMILY LOTS., II
B. WETLAND ALTERATION PERMIT TO CONSTRUCT A PUBLIC STREET WITHIN A
CLASS B WETLAND AND FOR CONSTRUCTION WITHIN 200 FEET OF A CLASS B
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WETLAND.
C. VARIANCE TO THE RECREATIONAL BEACHLOT ORDINANCE FOR LOT DEPTH AND
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NUMBER OF BOAT SLIPS.
D. CONDITIONAL USE PERMIT FOR A RECREATIONAL BEACHLOT.
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Jo Ann Olsen: The variance has been tabled until February 22nd so the
Board of Adjustments can act on it. There was not a quorom for tonight.
II
The first one is for a preliminary plat. It is 15 single family lots in
the RSF district. The property will be serviced from, there is an
existing private drive right now on the southern portion of the property II
which will be improved to a public street and will be served by a
cul-de-sac. The applicant is also providing future access to the north
with this cul-de-sac . All the lots have 15 ,000 square feet. The lots
along Minnewashta Parkway are double frontage lots and therefore require
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an additional 10 feet to the lot depth requirement for additional
landscaping. Since we are in the process of amending the lot depth from
150 to 125, by the time we go through the final plan, that will not be
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an issue. They are proposing to provide a drainage basin in
approximatley this location. Currently it flows to the west and now it
will be coming to the east. The Planning Commission did approve of the
subdivision with all of staff' s conditions . We are recommending
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approval of the subdivision' s preliminary plat.
Mayor Hamilton : Do the applicant ' s have any comments? I
Robert Pierce: Not at this time.
Councilman Boyt : I gathered from the discussion at the Planning I
Commission, that all these lots would come in at 15,000 square feet or
larger so if there seems to be some small discrepency one place or
another in this , that that will be worked out. There' s enough area .
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The other point I had was , I would think in a period in which we' ve got
some uncertai.nity about how the trail along Minnewashta Parkway would be
laid out, that it would be nice if we could have an easement on both '
sides until we get the trail located and then abandon whichever easement
wasn ' t used .
Councilman Johnson : It' s a cliff.
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City Council Meeting
IFebruary 8, 1988 - Page 27
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Councilman Boyt : Well , it' s pretty darn steep and I 'm suggesting that
that keeps our options open although it' s a far fetched option.
Whereas , as the subdivision goes, it seems to fall within our guidelines
IIand that's what we ask for .
Councilman Johnson: On the subdivision , I 've talked with Larry Brown
I earlier today on the height and the lack of erosion control for the
construction that' s going to be done on Outlot A. Larry, did you get a
chance to look at that?
ILarry Brown: Yes I did. Right now the applicant is seeking preliminary
plat approval. The matters of erosion control will be handled when they
come in for approval of grading and erosion control and plans and
Ispecifications.
Councilman Johnson : I just wanted to point out that where that' s
I located, that's a miniature Lotus Lake. A very steep area that' s going
to be totally stripped . We want to keep a very close eye on that one.
Mayor Hamilton: I was surprised to see that Charles Lawson changed his
I name to Charles Larson . I actually liked Option A better than Option B.
It 's hard to say how it' s going to develop back there. If it connects
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up with the Charles Anderson property, that will lay out nicely. I
I think all of Mrs. Hallgren' s concerns have been answered. She' s going
to have free access to her property on the easement that she ' s had for a
number of years . Since there ' s going to be a lot more traffic on that
I road , once it starts under construction , is the applicant going to do
anything to prevent that traffic from going back to the Haligren
property because I know they horses back there and they probably don ' t
like a lot of disturbance.
IRobert Pierce : You mean plowing down their driveway?
IMayor Hamilton: Right.
Robert Pierce : I can' t see any real reason why they would have to go in
there. It' s pretty far removed. You mean the construction of the
Iroadway?
Gary Warren : There will be a visible tapered section into the driveway
I from the regular city road section so there will be a definite visual
impact to anyone who would want to continue on so it will look like a
driveway and not a city street.
IMayor Hamilton : Okay, so once you get past the entrance into where
you' re going to turn into the property, then the road will go . . .
I i Gary Warren: It will neck down to the driveway section. And we will
have curb and gutter up to that point also .
I Mayor Hamilton: Other than that, I don' t have any problems with the
subdivision . I think it looks nice. It lays out nicely. It will be
nice subdivision.
City Council Meeting
February 8, 1988 - Page 28
Councilman Horn : I was curious about the church property there. It
looks like it's subdivided . I
Mayor Hamilton : I don' t know where this plan came from but I know the
church is there.
Gary Warren : That' s a concept plan we had just to see how this piece
would fit in with the rest of that area.
Councilman Horn moved, Councilman Johnson seconded to approve the
Subdivision #87-32 as shown on the plat stamped "Received December 14,
1987" and subject to the following conditions:
1. The right-of-way south of Lots 7 through 10 shall be designated as
an outlot.
2. Lots 1 -5, Block 2 shall provide an additional 10 feet of depth or
an approved detailed landscaping plan providing screening from
Minnewashta Parkway.
3. The existing building and debris shall be removed from the site upon
approval of the appropriate permits.
4. Provision of a 20 foot trail easement on the west side of
Minnewashta Parkway.
5. Type II erosion control , staked hay bales and snow fence , shall be
placed along the south side of Lots 1, 9 and 10. '
6. A typical detail for type II erosion control , staked hay bales and
snow fence, shall be placed on the grading plan. i
7. Wood fiber blankets or equivalent shall be used to stabilize all
disturbed slopes greater than 3: 1.
8. All streets and utilities shall be constructed in accordance to the
City' s standards for urban construction.
9. The watermai.n shall either be looped or increased to an eight inch
diameter. No dead-end stubs shall be allowed.
10. All erosion control measures shall be in place prior to the '
commencement of any grading .
11. The applicant shall enter into a development agreement with the City
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and provide the necessary financial surities as a part of this
agreement for completion of the improvements .
12. The applicant shall obtain and comply with all conditions of the
Watershed District and DNR permit .
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City Council Meeting
February 8 , 1988 - Page 29
I 13. The proposed manhole 2 shall be lowered to it ' s minimum possible
elevation such that service from the north of the easterly proposed
cul-de-sac may be facilitated .
' 14 . Drainage easements shall be adjusted to cover the entire ponding
site should shifting of the pond be necessary.
15. The curb radius as shown in Attachment #3 shall be replaced by sa
curb transition section as shown in Attachment #4.
All voted in favor and motion carried.
WETLAND ALTERATION PERMIT.
Jo Ann Olsen: Real briefly, the wetland is located approximately along
this line and it' s just a sloped hill where it goes into a larger
wetland to the northwest. It acts mostly as a drainageway. It' s a low
Class B wetland. Again, the applicant is proposing a ponding area in
this location. We are requiring that that ponding area be designed to
' the Fish and Wildlife ' s standards so that it will also act a wetland.
They will be filling in a portion of the wetland and will therefore have
to also receive a permit from the Corps of Engineers. The Planning
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Commission recommended approval and staff is recommending approval .
Mayor Hamilton: When I walked back there this fall , there didn' t seem
to be any different grasses or weeds in there than there were on most of
' the rest of the property. There weren ' t any trees is all where there
were some trees on the rest of the property. It' s got to be such a
marginal type wetland, it ' s hard to believe they even need a permit to
' do anything there. When you can see the deer had nested in there, sleep
in there occasionaly but other than that, there wasn ' t anything there.
There wasn ' t any water there. There was nothing there.
Jo Ann Olsen: It was marginal . There was wetland vegetation, sparse.
Mayor Hamilton : You 'd have to look awful hard to find it. So you' re
' comfortable that what they' re proposing is then satisfatory for the
area. The area to the north , actually from there , is that going to be
altered because of this? It is low in that corner and it drains to the
north. Doesn ' t it or where does it drain to?
' Jo Ann Olsen: The drainage will still flow from the rear of this lot.
Some of the water will be directed away from that wetland but that
wetland basically receives from all directions .
Mayor Hamilton : It ' s not going to be directed towards the Hallgren ' s
property I hope.
Gary Warren : It' s not being altered in that area. The concept plan
shows a drainage in a little better perspective as far as the whole area
' is concerned .
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City Council Meeting
February 8, 1988 - Page 30 '
Councilman Boyt : Has it been determined that that wetland can ' t be
saved? That we can ' t use that as a holding pond?
Gary Warren : Which wetland?
Councilman Boyt : The wetland that we' re filling in. We can ' t use that
as a holding pond? '
Jo Ann Olsen : The way that this was designed again was to bring the
drainage to the east where it would enter into Lake Minnewashta. The
only way for it to really act as a wetland would be to direct drainage
back and forth to continue to direct it to the west.
Councilman Boyt : What areas are leading to that being a Class B wetland ,
at this time? Where does it drain from?
Jo Ann Olsen: Right now it drains here but once they put in the street,
it will be directing most of the drainage from here on, will be directed
to Minnewashta Parkway. It could be used as a ponding area . No
question about it. That' s typically where we do locate the ponding
areas.
Councilman Boyt : So we' re recontouring the land? I guess I didn ' t
gather on here that that was very substantial . What kind of
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recontouring were you proposing?
Jo Ann Olsen : I believe the street drains in the storm sewers.
Councilman Boyt: Gary or Larry, can you tell me how deep the cut is
running on this property?
Larry Brown: At which point?
Councilman Boyt : I 'm kind of interested at the end there by the natural
marsh. How much of that we ' re having to cut to change the flow.
Jo Ann Olsen : It' s being filled .
Larry Brown: It ' s being filled at that point.
Jo Ann Olsen : The existing slope is down . This is being filled . So
the drainage, rather than naturally going like this , will be directed to
the street which will take it this way.
Larry Brown: Bill , if I could address one more of your concerns . When
I attended the Planning Commission meeting I was asked the same
question, about using this area as a ponding area. The elevation is
quite a bit lower at that point than the rest of the site so to the
ultimate runoff point to Lake Minnewashta is how feasible to drain water
to a ponding area , not worry about this site and have it go into Lake
Minnewashta. The storm sewer systems and elevations just would not
facilitate that . Mrs . Hallgren was quite concerned about directing any
more drainage back towards her property and that' s one of the prime
City Council Meeting
February 8 , 1988 - Page 31
reasons the pond was proposed away from her property and on this corner
over there.
' Councilman Boyt : Let me ask a question Larry. Maybe it will shorten
things up a little bit here. What you' re telling me is, if we kept the
current marsh as the ponding area , we'd be running water away from the
' lake and it would basically have no place to go from there?
Larry Brown: Correct me if I 'm wrong Jo Ann , but this area has very
little runoff down to here. In the springtime it tends to need more or
less a holding until a majority of it can evaporate off.
Jo Ann Olsen: It doesn' t even hold. It runs itself out of water.
Councilman Boyt : What runs into the other wetland?
' Jo Ann Olsen: Nothing .
Councilman Johnson: I was going to say Bill , the fill is going to be 8
feet at that location.
Mayor Hamilton moved , Councilman Horn seconded to approve a Wetland
I Alteration Permit #87-16 to permit the alteration of a Class B Wetland
with the following conditions :
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' 1. The proposed sedimentation basin shall be designed to the following
six criteria so that it will also be as a wetland area :
a . The basin will have free form (no even-sided) shape to increase
' shoreline length and provide isolated areas for feeding and
resting birds.
' b. The basin will have shallow embankments with slopes of 10: 1 to
20: 1 for at least 30% of the shoreline to encourage growth of
emergent vegetation as refuge and food for wildlife.
' c. The basin will have uneven, rolling bottom contour for variable
water depth to (a) provide foraging areas for species of
wildlife feeding in shallow water (0. 5 to 3. 0 feet) and (b)
' encourage growth of emergent vegetation in areas of shallow
water and thereby increase interspesion of open water with
emergent vegetation .
' d . The basin will have a layer of topsoil (muck from an existing
wetland being filled) on bottom of basin to provide a suitable
substrate for aquatic vegetation.
e. The basin will have water level control (culverts , riser pipe,
etc .) to minimize disturbances of wildlife using the wetland .
f. The basin will have fringe of shurbs on upland surrounding the
basin to minimize disturbances of wildlife using the wetland .
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City Council Meeting �.
February 8 , 1988 - Page 32 '
2. The applicant must receive a permit from the Corps of Engineers.
All voted in favor and motion carried .
CONDITIONAL USE PERMIT FOR A RECREATIONAL BEACHLOT.
Jo Ann Olsen: The applicant is requesting a conditional use permit for '
a recreational beachlot . The recreational beachlot will be located on
Outlot A. A meets all the requirements for a recreational beachlot but
does not have the depth required for a dock. The applicant is still
requesting a conditional use permit conditioned upon receiving the
variance for a dock and for the additional boat slips . Staff is
recommending approval of the conditional use permit for the recreational
beachlot with the conditions that they do provide us with a more
detailed plan of what in fact will be located on the beachlot and with
an erosion control and tree removal plan. The Planning Commission also
recommended approval of the conditional use permit.
Mayor Hamilton: I suspect we could handle (c) and (d) together when (c)
comes back if you wanted or if nobody has a problem with it. It might
give us an opportunity to discuss them both at the same time. I think
probably since it' s not something they need to have tonight, you
wouldn' t have a problem with that I suspect. I don ' t see that it ' s
going to hold you up in anyway by not having your conditional use.
Robert Pierce: I guess not in one sense but in the other sense, it kind
of leaves of hanging on a ledge there because it' s a real important part
of the whole project . I don ' t know about procedures but I 'm wondering
if it's possible. I know it's a little backwards but we've had several
delays that have been somewhat unforeseen and nothing I guess that we
could do about it. To go ahead and proceed with these and make a
conditional on the Board of Adjustments granting the variance. Is that
possible or am I out of line?
Mayor Hamilton : No , I
guess if the Board of Adjustments approves it,
it 's approved unless a councilmember wants to discuss it further, if I
remember correctly. I guess I 'd like to ask the council what their
pleasure is?
Councilman Johnson : I was intending on trying to table this one because
I thought that asking for this information after we approve a permit is
like closing the gate after the horses have left . I want to see more
details about what 's going to go on there. How deep is the sand? How
many trees . . . I 'm not ready to approve the conditional use permit as is .
I want to see more detail . I 'd like to see the whole thing moved up
north were they have more room.
Mayor Hamilton: Are you making a motion then?
Councilman Johnson : You asked us just for an opinion. I was telling
you what I was planning on doing .
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City Council Meeting
February 8 , 1988 - Page 33
IMayor Hamilton: I was hoping maybe you were going to make a motion .
Councilman Johnson: I will and I was telling you some of the reasons
why I ' ll make this motion. I don' t like where the walkway is . He wants
some feedback so I 'm giving him some feedback too. There' s a natural
trail already running down there. I see no reason to cut another trail .
' There' s a trail that' s leading to the old dock. That' s where his trail
should be. There ' s no use in cutting out and making more disturbance of
the soils in a very sensitive area so until some of these types of
problems . We get the increased detail that staff wants . The tree
program. This time of year there' s also a tough problem, you go there
and look at it and try to visualize because you can ' t tell where the
shoreline is. That' s not the applicant' s problem but I 'd like to table
this until the applicant brings in. . .
Robert Pierce: Might I suggest though, the fact that the beach area is
not something , we' re willing to move and try to work with the City as we
have done and try to address most the problems but what I need from the
City is not to get pushed off , come back and say maybe I ' ll move this
and again. What I 'd really like to see is some action. Maybe if you
' have some suggestions , to run that through your planning department.
I 'd be more than happy to sit down and talk to them. More than happy to
try and alleviate the problems . We want to do a nice job but we ' re
running out of time too. We need to continue on from our aspect. We've
I Lbeen pushed off for months now.
' Councilman Horn : Can I ask a question of the attorney? Do we have any
basis to deny the conditional use permit without variances?
Roger Knutson : I 'm not sure what you mean by without variances .
' Councilman Horn: We' re not allowing any variances by approving the
conditional use permit.
' Roger Knutson: That' s correct .
Councilman Horn : They' re asking for variances for other portions of the
' beachlot.
Roger Knutson : You could theoretically allow the conditional use permit
' without variances .
Councilman Horn : That' s the only way I would allow it this evening .
' That would be final . You wouldn ' t have variances . Otherwise, if we
treat them together , then you can go for it but I 'm not really prone to
variances on beachlots anyway.
Robert Pierce : So what are you saying? I guess , before I leave here,
if you' re going to table (c) and (d) , give me some guidance of what you
want me to come back.
Mayor Hamilton : (c) is going to be tabled automatically because it has
not gone before the Board of Adjustments and Appeals so I don ' t really
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City Council Meeting
February 8, 1988 - Page 34
think it' s appropriate for us to comment on that at this time. The
conditional use permit, I guess I 'd like to consider them both together
but if you want some comments , Jay has given his and perhaps Bill you
could give comments.
Councilman Boyt: Okay. I noticed Jay' s not done.
Councilman Johnson: I 'd say mostly cut off .
Councilman Boyt : Well Jay, I suspect you' ll get another change here and
I ' ll be real quick and you can have my time. I 'm against (c) and I 'm
against (c) because you don ' t have one of the three basic things we say
you need. I 'm not going to corrupt our ordinance by voting to give a
variance to it. That' s all I need to say. I 'm okay with (d) but not
with (c) .
Councilman Horn : That' s my sentiment exactly. '
Councilman Johnson: I believe that without the variances , in other
words, I didn' t see the dock, the conditional use permit, we have no
choice but to approve it. But, we do have the choice to ask for
additional details on grading , tree removal , etc . and that 's why I want
to see those before I approve it rather than putting the staff into the
position of having to negotiate in our name. I 'd rather be letting them ,
negotiate and then let us approve it. I do believe you will get the
conditional use permit for a recreational beachlot and I too am against
the dock.
Robert Pierce : Are you aware that at the present time you would have to
have a variance to have a single family home on 9 acres with 500 feet of
lakeshore to have one dock. The way it ' s set up right now, you can ' t
even have one dock on a single family home and 550 feet of lakeshore.
Mayor Hamiltonn : That ' s not the issue . I 'm in favor of both of them. '
I see no reason why they shouldn ' t be passed. If anybody' s familiar
with the outlot, it ' s a large outlot . It ' s a nice piece of property and
can accomodate everything that the applicant is asking for without any
undue effects or bad effects to the property itself or to the lake
surface or to the lake water quality or anything else. I think it' s a
good use of the land . It ' s a nice piece of property and I think if you
do it properly, you' re going to have a very nice outlot and allowing 4
boats on there is certainly not going to cause any problem to the lake
or to the shoreline or to anything else. I 'm in favor of both.
Councilman Johnson moved , Councilman Boyt seconded to table the
Conditional Use Permit for a recreational beachlot until the detailed
information , i .e. tree removal plan , etc . that the staff has asked for ,
is brought in. All voted in favor except Mayor Hamilton who opposed and
motion carried .
til