1b.-1 Final Plat ApprovalCITY OF 1b -1
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Cynthia Kirchoff, Planner I
Dave Hempel, Assistant City Engineer
DATE: May 7, 1997
SUBJ: Final Plat Request for The Meadows at Longacres 4` Addition
PROPOSAL
Lundgren Bros. Construction, Inc. is requesting final plat approval for the 4` addition of The
Meadows at Longacres. This addition includes 27 single family lots. This property was
previously Outlot A in the Meadows 3` Addition and Outlot A in the Woods at Longacres 2na
Addition.
BACKGROUND
On October 26, 1992, the City Council approved of rezoning from A2, Agricultural Estate to
PUD, Planned Unit Development with the following conditions:
1. The applicant shall enter into a PUD Agreement which contains conditions of preliminary plat
approval and wetland alteration permit approval.
• This condition is still applicable.
2. All conditions of preliminary plat and wetland alteration permit.
• This condition is still applicable.
3. Approval is also subject to the City Council ordering the Capital Improvement Project #92 -5 for
trunk utility improvements.
• This condition has been met.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 2
The City Council approved the preliminary plat ( #92 -4 PUD) to create 112 single family lots with
the following conditions:
1. The front yard setback for each lot may be a minimum of 20 feet from the street right -of -way.
The intent being to minimize the impact on the natural features of constructing a new home on
each home site.
• The front yard setbacks for Lots 5 - 10, Block 4 maybe a minimum of 20 feet from Bent
Bow Trail. The front yard setback for Lot 4, Block 4 may be a minimum of 25 feet
from Bent Bow Trail. These setbacks are consistent with the conditions of preliminary
plat approval.
2. Each lot shall maintain a side yard separation of 20 feet between each principal structure,
including decks. The applicant shall be required to submit proof with each building permit
application that the 20 foot separation is being maintained.
• This condition is still applicable and will be enforced at the time of building permit
approval.
3. The preliminary plat shall be revised to reduce the local street right -of -way from 60' to 50'
except Street A and maintain the cul -de -sac radius at 120 feet. Cul -de -sacs must be large
enough to facilitate turning around of all emergency vehicles in the City of Chanhassen, taking
into consideration cars that might be parked either on the inside or outside of the turning radius,
and that no parking signs may be required.
• This condition has been met.
4. The landscaping plan shall be revised to provide exterior landscaping along Highway 41 within
the subject property. The exterior landscaping plan must be approved by city staff.
• This condition is not applicable with this phase.
5. The applicant shall provide a copy of the covenants for review and approval by city staff.
• This condition has been met.
6. The pool located on Lot 4, Block 2, shall be removed by the applicant prior to the filing of the
final plat.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 3
• This condition is not applicable with this phase.
7. Outlot F and Lot 1, Block 6 shall be vacated by BMT and cleared no later than January 3, 1994.
The applicant shall be required to receive demolition permits prior to removing any of the
existing buildings.
• This condition is not applicable with this phase.
8. The area substantially as shown on the plans as tree preservation areas will be protected by a
preservation easement. The preservation easement will not allow the removal of any healthy
vegetation. Precise delineation of the areas for tree preservation shall be agreed upon between
the developer and staff.
• Tree preservation easements will be located in Lots 1 - 2, Block 1, Lots 2 - 4, Block 2,
Lots 1 - 6, Block 3 and Lots 4 - 10, Block 4.
9. The applicant shall provide "as- built" locations and dimensions of all corrected house pads or
other documentation acceptable to the Building Official.
• This condition is still applicable.
10. The applicant shall be required to pay full park and trail dedication fees at the time of building
permit application at the per lot fee in force for residential property. The applicant shall provide
a 20 foot wide trail easement for future trail construction along the western border of the subject
property abutting the right -of -way of State Highway 41.
• Park and trail dedication fees will be collected at the time of permit application.
11. The applicant shall provide the necessary drainage and utility easements for construction of the
lift station within the development.
• This condition is not applicable with this phase.
12. The applicant shall provide sewer and water service to the parcels directly north and east of this
development. The sewer and water service stubs shall be extended between Lots 5 and 6, Block
4 and between Outlot E and Lot 1, Block 4. In addition, the applicant and city engineering staff
shall work together regarding extending the sanitary sewer on Street A to the easterly plat
boundary. An individual sewer and water service shall be extended from Street D (cul -de -sac)
to provide service to the exception parcel. At the time the exception parcel connects to the
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 4
sewer and water service provided, the City will refund a portion of the connection fees to
Lundgren Bros.
• This condition has been met.
13. The existing home on Lot 4, Block 2 will be required to connect to the municipal sanitary sewer
line within one year after the sewer system is operational. The existing business on Lot 1,
Block 1 shall be removed after January 3, 1994.
• This condition is not applicable with this phase.
14. Except for the condition in Recommendation 3 above, all utility and street improvements shall
be constructed in accordance with the latest edition of the City's Standard Specification and
Detail Plates. Formal construction plans and specification approval by the City Council will be
required in conjunction with the final platting.
• This condition is being met.
15. Fire hydrant spacing shall be subject to review by the City's Fire Marshal.
• This condition has been met.
16. The applicant shall apply for and obtain all the necessary permits of the regulatory agencies
such as MPCA, Health Department, Watershed District, DNR and MnDOT.
• This condition is still applicable.
17. The grading plan shall be amended to include the wetland mitigation areas and any known or
proposed drain tile systems. Furthermore, the developer shall also report to the City Engineer
the location of any drain tiles found during construction.
• This condition has been partially met and is still applicable.
18. The applicant shall submit storm drainage and ponding calculations verifying the pipe sizing
and pond volumes. Storm sewers shall be designed and constructed to handle 10 -year storm
events. Detention ponds shall be constructed to NURP standards as well as maintain the
surface water discharge rate from the subdivision at the predeveloped runoff rate for a 100 -year,
24 -hour storm event. Drainage plans shall be consistent with the City of Chanhassen's Best
Management Practices Handbook.
Meadows at Longacres 4th Addition
Final Plat
May 7, 1997
Page 5
This condition has been met.
19. The appropriate drainage and utility easements should be conveyed to provide access to
maintain the ponding areas. An easement shall also be provided along wetlands and each side
of drainageways from the storm ponds or wetlands. Easements for drainage and utility purposes
shall not be less than 20 feet wide along the lot lines with the exception where utilities have
been combined in the same easement area. In those areas the easement width shall be increased
to 30 feet.
• This condition has been met.
20. The storm sewer line proposed to discharge into Lot 33, Block 2 shall be extended to sediment
basin No. 6 or some alternative design acceptable to the City Engineer shall be developed.
This condition is not applicable with this phase.
21. The applicant shall construct a 36 -foot wide gutter -to -gutter urban street section along Street A.
The remaining streets may be constructed to City urban standards (31 -foot wide back -to- back).
This condition has been met.
22. Both the business and the existing home shall change their addresses in accordance with the
City grid system once the streets have been constructed with the first lift of asphalt. Driveways
shall also be relocated to take access off the interior street (Street A).
• This condition is not applicable with this phase.
23. Type III erosion control is recommended around the higher - quality type wetlands. Type I
erosion control shall be around the remaining or lower quality wetlands and sedimentation
ponds.
This condition has been met.
24. The applicant shall resolve vacating the existing private road easement through Lots 3, 4, 5 and
6, Block 5.
• This condition is not applicable with this phase.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 6
25. Drainage and conservation easements shall be dedicated over all wetland areas within the
subdivision, including outlots, except for Outlots G and H which shall be replatted in the future.
• This condition has been met.
26. Prior to the City signing the final plat, the applicant shall enter into a development contract with
the City and provide the necessary financial security to guarantee construction of the public
improvements.
• This condition is still applicable.
27. The applicant shall provide high water elevations for all wetlands.
• This condition has been met.
28. The applicant shall provide at a minimum deceleration and acceleration lanes along Trunk
Highway 41 and possibly a bypass lane on southbound Trunk Highway 41 if so required by
MnDOT. These improvements should be incorporated into the street construction plans
accordingly.
• This condition is not applicable with this phase.
29. Plans for the turning radius of the proposed cul -de -sacs with center islands must be approved by
the Chanhassen Fire Marshal. Note: "No Parking Fire Lane" signs may be required. This will
depend on the size of the cul -de -sac, and the ability of fire apparatus to turn around with
vehicles parked in the cul -de -sac.
• This condition has been modified as follows: "No Parking" signs shall be posted around the
island and outside curb line of the cul -de -sac in Gunflint Court in order to keep a lane open for
turning movements. The City Council shall adopt a resolution for a "No Parking" zone is this
area.
30. All new street names must be approved by the Fire Department to avoid duplication or
confusion with existing street names.
• This condition has been met.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 7
31. A 10 foot clear space must be maintained around fire hydrants so as to avoid injury to fire
fighters and to be easily recognizable, i.e. NSP transformers, street lighting, cable boxes,
landscaping.
• This condition is still applicable.
32. All conditions of rezoning and wetland alteration permit.
• This condition is still applicable.
33. Cul -de -sacs G and I be eliminated and that I Street and G Street be connected.
• This condition has been met.
34. All streets that are proposed for future connection shall be provided with a turnaround which
meets city standards with a barricade and signage stating that it is a temporary cul -de -sac and
will be a future road connection.
This condition has been modified as follows: Barricades with a sign indicating "This
Street Shall be Extended in the Future" will be installed at the end of Gunflint Trail.
35. Approval is also subject to the City Council ordering the Capital Improvement Project #92 -5 for
trunk utility improvements.
This condition has been met.
The City Council also approved Wetland Alteration Permit #92- 9 with the following conditions:
1. The drain tile leading out of the newly created wetland to Wetland IA shall not be replaced.
This condition is no longer applicable.
2. The runoff currently entering Wetlands 7 and 7A shall be piped to the newly created wetland
adjacent to Lot 28, Block 2. If possible, Wetland 7 shall be maintained in its current condition
and location.
• A drainage swale has been created.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 8
3. The 3 proposed wetlands adjacent to Wetlands IA, 1B and 1C shall have an undulating depth of
at least 6 feet.
• This condition is being met.
4. A revised wetland plan shall be submitted which shows each wetland edge, the proposed buffer
strip and dimension, and the proposed setback and dimension (not including the buffer strip).
This plan shall also include the wetlands being created as part of the mitigation plan.
• This condition has been met.
5. The revised wetland plans shall show that the minimum average buffer strip required is being
provided and shall provide details on how the vegetation requirement of the buffer strip is being
met. The applicant shall be required to monument the buffer strips with a monument on each
lot. The proposed monumentation shall be approved by staff
• This condition is being met. The developer shall be required to stake the wetland buffer
edge on alternate lot lines. The city will install wetland monumentation and bill the
applicant for the signage.
6. All conditions of preliminary plat, rezoning and wetland alteration permit.
• This condition is being addressed with the revised conditions.
7. Approval is also subject to the City Council ordering the Capital Improvement Project #92 -5 for
trunk utility improvements.
• This condition has been met.
FINAL PLAT REOUEST
Lundgren Brothers is requesting final plat approval to plat the 4` Addition of The Meadows at
Longacres. Preliminary plat approval was given in October of 1992, and an extension of the
PUD was given a year later. The first phase of this plat included 38 lots which received access
via Highway 41. The 2nd Addition was the extension of Bent Bow Trail and part of Moccasin
Trail, which included 26 lots. The 3` Addition included 5 single family lots and 2 outlots.
The Meadows at Longacres was given numerous conditions of approval with the preliminary
plat, based on the scale of the development, sensitivity of the natural features, and the use of the
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 9
PUD zoning district. Staff reviewed these conditions to determine which ones apply to this
phase, which ones have been met, and which conditions need to be carried forward with the
platting of the 4th Addition.
The PUD zoning was approved to give flexibility to the development standards in order to
provide for the preservation of natural features. As part of the preliminary plat, front yard
variances were given to reduce tree removal or increase setbacks from wetlands. The applicant
has requested 20 foot front yard setbacks for Lots 1 - 6, Block 3 and Lots 4 - 10, Block 4. Staff
recommends 20 foot front yard setbacks for Lots 5 - 10, Block 3 to increase the setback and
buffer from the wetland. A 25 foot setback is recommended on Lot 4, Block 4 to act as a
transition between the 30 foot front yard setback on Lot 3 and the 20 foot on Lot 5.
Two natural wetlands are located in the 4` Addition. Lots 1 - 4, Block 3 and Lots 4 - 10, Block 4
border on these natural wetlands. A utility pond abuts Lots 5 and 6, Block 3. All wetland lots
have a buffer strip varying from 10 to 30 feet and will be posted with buffer monumentation
signs. A native vegetative buffer strip averaging 20 feet in width shall be maintained around
natural wetlands. A 10 foot buffer strip shall be maintained in Lots 8 -10, Block 4 and a 30 foot
buffer strip shall be maintained in Lots 5 -7, Block 4. A buffer strip averaging 10 feet in width shall
be maintained around Ag/Urban wetlands
Wetland
Lot No.
Block No.
Lot Area
Lot Width
Lot Depth
Setback from
Buffer
1
1
16,727
106'
159'
N/A
2
1
16,412
115'
161'
N/A
3
1
16,646
83'
157'
N/A
4
1
23,746
96'
154'
N/A
1
2
15,879
128'
129'
N/A
2
2
21,969
62'
159'
N/A
3
2
28,720
56
216'
N/A
4
2
28,005
67
165'
N/A
5
2
19,953
139'
155'
N/A
1
3
14,143
91'
160'
40'
2
3
18,952
90'
208'
40'
3
3
22,046
90'
236'
40'
4
3
19,913
96'
220'
40'
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 10
5
3
32,124
219'
152'
40'
6
3
40,653
175'
151'
40'
7
3
19,254
83'
177'
N/A
8
3
19
224'
163'
N/A
1
4
13,983
91'
153'
N/A
2
4
13,372
90'
150'
N/A
3
4
13,946
91'
156'
N/A
4
4
16,421
92'
184
40'
5
4
19,707
94'
218'
40'
6
4
22,506
95'
253'
40'
7
4
21,225
138'
269'
40'
8
4
22,954
92'
251'
40'
9
4
18,851
94'
209'
40'
10
4
14,812
93'
169'
40'
LANDSCAPING
A streetscape plan, prepared by Ernst Associates, dated February 14, 1994, shows a total of 6
trees along Longacres Drive. These trees will consist of a mix of Maple and Ash. They will be
planted upon final grading of the site. The necessary financial guarantees will be required as part
of the development contract.
UTILITIES
Detailed utility and drainage construction plans and specifications were submitted for staff
review and City Council approval. Staff has reviewed the plans and specifications and found
them to be in general conformance with City standards.
Utilities are to be extended to the north property line for future extension by the adjacent property
owner along Gunflint Trail.
GRADING
Grading for this final phase was completed with a previous phase of the Meadows at Longacres
Development.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 11
STREETS
Detailed street construction plans and specifications have been submitted for staff review and
City Council approval. Staff has reviewed the plans and specifications and found them to be in
general conformance with City standards.
This phase will provide a through street (Bent Bow Trail) from Longacres Drive south to
Moccasin Trail. With this phase, Gunflint Trail is also being constructed north of Longacres
Drive to provide a future connection to the property to the north. A temporary turnaround will
not be required on Gunflint Trail due to the length of the street. Barricades with a sign indicating
"This Street Shall be Extended in the Future" will be installed at the end of Gunflint Trail. A
condition will also be placed in the development contract to notify future homeowners of the
street extension.
Decorative street lights will be installed throughout the development by NSP after the streets are
constructed. The street lights will match the existing street lights throughout the
Meadows/Woods at Longacres subdivisions. Due to the restricted turning movements caused by
the landscaped median island in the center of Gunflint Court, it is recommended that parking be
prohibited on Gunflint Court.
DRAINAGE
Stormwater runoff from the site will be conveyed via a storm sewer drainage system to on -site
stormwater quality ponds for treatment prior to discharging into the wetlands. The majority of
the storm sewer system was installed with previous phases of this development.
A draintile system behind the curb has been required to address sump pump discharge from the
home sites not adjacent to stormwater ponds or wetlands. The draintile will also benefit
subsurface drainage in the streets.
Surface Water Management fees (SWMP) are not applicable to this development since it was
preliminary platted before the ordinance went into effect. The storm water management in this
development is, however, in general accordance with the City's SWMP.
RECOMMENDATION
Staff recommends the City Council approve the final plat for Meadows at Longacres 4th
Addition to final plat 27 single family lots as shown on the plans stamped received April 4, 1997,
with the following conditions:
Meadows at Longacres 4th Addition
Final Plat
May 7, 1997
Page 12
1. The front yard setbacks for Lots 5 - 10, Block 4 may be a minimum of 20 feet from Bent Bow
Trail. The front yard setback for Lot 4, Block 4 may be a minimum of 25 feet from Bent Bow
Trail.
2. Each lot shall maintain a side yard separation of 20 feet between each principal structure,
including decks. The applicant shall be required to submit proof with each building permit
application that the 20 foot separation is being maintained.
3. Tree preservation easements shall be located in Lots 1 - 2, Block 1, Lots 2 - 4, Block 2, Lots 1-
6, Block 3 and Lots 4 - 10, Block 4.
4. The applicant shall provide "as- built" locations and dimensions of all corrected house pads or
other documentation acceptable to the Building Official.
5. Full park and trail fees shall be paid per city ordinance at the time of building permit application
at the per lot fee in force for residential properties.
6. The developer shall construct all utility and street improvements in accordance with the City's
1997 edition of Standard Specifications and Detail Plates. Formal construction plans and
specification approval by the City Council will be required in conjunction with the final
platting.
7. The applicant shall apply for and obtain all the necessary permits of the regulatory agencies
such as MPCA, Health Department, Watershed District, DNR and MnDOT.
8. The developer shall report to the City Engineer the location of any drain tiles found during
construction.
9. Type III erosion control shall be installed around the wetlands during construction and shall
remain until the lots are revegetated.
10. Prior to the City signing the final plat, the applicant shall enter into a development
contract/PUD agreement with the City and provide the necessary financial security to guarantee
construction of the public improvements.
11. "No Parking" signs shall be posted around the island and outside curb line of the cul -de -sac in
Gunflint Court in order to keep a lane open for turning movements. The City Council shall
adopt a resolution for a "No Parking" zone is this area.
Meadows at Longacres 4` Addition
Final Plat
May 7, 1997
Page 13
12. A 10 foot clear space must be maintained around fire hydrants so as to avoid injury to fire
fighters and to be easily recognizable, i.e. NSP transformers, street lighting, cable boxes,
landscaping.
13. All conditions of the rezoning and wetland alteration permit shall be met.
14. A native vegetative buffer strip averaging 20 feet in width shall be maintained around natural
wetlands. A 10 foot buffer strip shall be maintained in Lots 8 - 10, Block 4 and a 30 foot buffer
strip shall be maintained in Lots 5 - 7, Block 4. A buffer strip averaging 10 feet in width shall
be maintained around Ag/Urban wetlands.
15. Gunflint Trail is a temporary dead end street which will be extended in the future when the
adjacent parcel develops.
ATTACHMENTS
1. Final Plat
2. Memo from Anita Benson dated April 29, 1997
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CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Cindy Kirchoff, Planner I
FROM: Anita Benson, Project Engineer kg
DATE: April 29, 1997
SUBJ: Review of Final Plat for the Meadows at Longacres 4th Addition
Project No. 97 -2
Upon review of the Final Plat documents prepared by Schoell & Madson, the following comments
and recommendations are offered:
DRAINAGE
Stormwater runoff from the site will be conveyed via a storm sewer drainage system to on -site
stormwater quality ponds for treatment prior to discharging into the wetlands. The majority of
the storm sewer system was installed with previous phases of this development.
A draintile system behind the curb has been required to address sump pump discharge from the
home sites not adjacent to stormwater ponds or wetlands. The draintile will also benefit
subsurface drainage in the streets.
Surface Water Management fees (SWMP) are not applicable to this development since it was
preliminary platted before the ordinance went into effect. The storm water management in this
development is, however, in general accordance with the City's SWMP.
GRADING
Grading for this final phase was completed with a previous phase of the Meadows at Longacres
Development.
UTILITIES
Detailed utility and drainage construction plans and specifications were submitted for staff review
and City Council approval. Staff has reviewed the plans and specifications and found them to be
in general conformance with City standards.
Cindy Kirchoff
The Meadows at Longacres 4`" Addition
April 29, 1997
Page 2
Utilities are to be extended to the north property line for future extension by the adjacent property
owner along Gunflint Trail.
STREETS
Detailed street construction plans and specifications have been submitted for staff review and City
Council approval. Staff has reviewed the plans and specifications and found them to be in general
conformance with City standards.
This phase will provide a through street (Bent Bow Trail) from Longacres Drive south to
Moccasin Trail. With this phase, Gunflint Trail is also being constructed north of Longacres
Drive to provide a future connection to the property to the north. A temporary turnaround will
not be required on Gunflint Trail due to the length of the street. Barricades with a sign indicating
"This Street Shall be Extended in the Future" will be installed at the end of Gunflint Trail. A
condition will also be placed in the development contract to notify future homeowners of the
street extension.
Decorative street lights will be installed throughout the development by NSP after the streets are
constructed. The street lights will match the existing street lights throughout the
Meadows/Woods at Longacres subdivisions. Due to the restricted turning movements caused by
the landscaped median island in the center of Gunflint Court, it is recommended that parking be
prohibited on Gunflint Court.
RECOMMENDED CONDITIONS OF APPROVAL
1. The developer shall construct all utility and street improvements in accordance with the
City's 1997 edition of Standard Specifications and Detail Plates.
2. Gunflint Trail is a temporary dead end street which will be extended in the future when the
adjacent parcel develops.
3. "No Parking" signs shall be posted around the island and outside curbline of the cul -de -sac
in Gunflint Court in order to keep a lane open for turning movements. The City Council
shall adopt a resolution for a "No Parking" zone in this area.
c: Charles Folch, Director of Public Works
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