1c.1. Woods at Longacres 3rd Addition: Final Plat.1
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Mr. Don Ashworth
The Woods at Longacres 3rd Addition
March 7, 1996
Page 3
CONSTRUCTION PLANS
Staff has received detailed street and utility construction plans and specifications for this phase.
Upon review of the construction plans, staff has requested changes in the dwelling types on a
couple of lots to reduce grading and improve drainage away from the home site. Staff also
requested minor modifications to the utility plans. The plans were returned to the applicant's
engineer for modifying. Staff requests the City Council grant staff the flexibility to
administratively approve the revised plans.
Upon reviewing the final plat with the grading plan, staff found some areas where the drainage
and utility easements need to be increased to cover 100 year flood conditions, drainage swales
and to provide sufficient room to perform maintenance. None of these changes affect building
pad locations.
BACKGROUND
On November 8, 1993, the City Council gave preliminary PUD approval to what was then called
the Song development. One June 27, 1994, the City Council approved the final plat for The
Woods at Longacres ( #93 -3 PUD) for 30 lots and 6 outlots, and subject to 29 conditions.
The following are the conditions of the preliminary plat as approved by the City Council on
November 8, 1993:
Reconfigure Lot 36, Block 4 to increase lot width at setback to 90 feet.
This condition has been met.
2. Developer is responsible for demonstrating a minimum 20 foot separation is provided for
side yards as each building permit is requested. Interior side yard setbacks of 6 feet for.
garages and 9 feet for living areas are permitted. Front yard setbacks may be reduced
down to 20 feet where the developer can demonstrate that improved tree preservation
would result, except along the collector street where 30 foot setbacks are required. Side
yard setback of 10 feet is required for all free standing accessory structures. These must
comply with all other rear and front yard setbacks.
• This condition is still applicable. Reduced front yard setbacks of 20 feet are
recommended for Lots 4 & 5, Block 1, and Lots 3 & 4, Block 2.
Mr. Don Ashworth
The Woods at Longacres 3rd Addition '
March 7, 1996
Page 4
3. Each lot must be provided with two trees when they do not contain at least this number of
trees 2'/2 or larger in size at the time of development. These trees may be placed in the
lot in question or clustered as appropriate based upon an approved landscaping plan. '
However, none of these trees shall be credited to buffering requirements along Galpin nor
placed upon commonly held outlots." Trees to be selected from approved city list of over
story trees, minimum 2%2 diameter at time of installation. Seed and sod required for all '
disturbed areas. Letter of credit or cash deposit required at time of building permit to
guarantee installation. Provide detailed landscaping plans for internal plantings and the
Galpin Boulevard landscape berm for city approval. '
• A landscaping plan for Galpin Boulevard has been provided by Ernst and '
Associates dated February 2, 1996. The spruce trees located at the corner of Fawn
Hill Rd. and Red Fox Circle should be moved outside of the site triangle. Unless
already on the site, two trees will be required for each lot. The remainder of this '
condition is still applicable.
4. Provide copies of subdivision covenants and home owner association documents for
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review and approval. The covenants should establish acceptable architectural criteria
consistent with the PUD. Association documents should clearly establish maintenance
and tax responsibility for all commonly held facilities, landscaping and parcels.
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• This condition has been met.
merged with appropriate parcels in Dolejsi PUD at time of final plat.
5. Outlot D to be pp
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• Not applicable with this phase.
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6. Provide details of the proposed private recreational facilities. Since city park plans are
predicated upon the construction of this facility to accommodate some local needs,
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financial guarantees ensuring its construction, must be posted. The association park will
be built concurrent with street "A" as listed on the preliminary plat."
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• Not applicable with this phase.
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7. Provide final clarifications regarding wetland mitigation relative to the basin found on the
"A" street alignment. Provide plans illustrating how wetland buffer areas are to have
native wetland vegetation established. This installation shall be completed with site work
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and subject to sufficient financial guarantees. Concurrent with final approval, the
applicant shall determine what wetland buffer monumentation is to be employed. This
monumentation shall be installed with initial site development and is to be covered by
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Mr. Don Ashworth
' The Woods at Longacres 3rd Addition
March 7, 1996
Page 5
sufficient financial guarantees. Wetland buffer dimensions and setbacks are established
in the applicant's compliance table dated August 10, 1993. Restoration plans to mitigate
wetland damage caused by the sanitary sewer crossing between A and E streets should be
provided and incorporated into the development contract. Provide protective
conservation easements over all wetlands identified by staff and required wetland buffers.
' The applicant must demonstrate that wetland mitigation meets 1:1 ratio. At this time we
are short 0.10 acres of wetland due to the applicant's failure to identify Wetland I as
identified by staff. The applicant is responsible for providing wetland mitigation for
' impacts stemming from the ultimate improvement of Galpin and trail construction
adjacent to the site. The City will assume responsibility for obtaining the necessary
' permits for this activity.
• The City has scheduled a public hearing for the April 3, 1996, Planning
' Commission meeting for consideration of a wetland alteration permit for the
Galpin Blvd. and trail construction. The remainder of this condition is still
applicable.
8. Tree Preservation/Landscaping:
' a. Detailed plans with the final plat for landscaping the cul -de -sac islands be
developed for approval.
' • A cul -de -sac planting plan stamped Received March 1, 1996, prepared by Ernst
and Associates has been submitted.
' b. Detailed plans for the Galpin Blvd. landscaped buffer (and berming where
feasible). This feature must be significant enough to buffer direct views of the
' home sites from the roadway for lots devoid of preserved trees in appropriate
locations that is mentioned elsewhere in this report. Alternatively, if the applicant
wishes to use this requirement to locate trees in more appropriately designed
clusters around the plat, additional trees must be added to meet the numerical
standard plus provide vegetation elsewhere in the berm area and commonly held
areas.
' • This condition has been met. A landscaping plan prepared by Ernst and
Associates, dated February 12, 1996 has been submitted.
' C. Tree plantings to meet minimum size standards in City Code and be selected from
the official tree list that is being prepared by the Tree Board.
Mr. Don Ashworth
The Woods at Longacres 3rd Addition
March 7, 1996
Page 6
• This condition is still applicable.
d. Landscaping to be covered by satisfactory financial guarantees.
• This condition is still applicable.
e. All tree conservation areas to be protected by snow fence or otherwise
satisfactorily marked and all erosion control to be in place with both being
inspected and approved by the city before undertaking any grading of construction
activity on the site. Expand the tree conservation areas as recommended by staff.
• This condition is still applicable.
f. Planting of boulevard trees on Street A per city specifications.
• Not applicable with this phase.
9. Park and Trails:
Parks
a. The private /association park be approved with the addition of an open field with a
minimum size of 180 feet by 180 feet with a maximum 4% slope is added to the
park layout. This open field is to be in addition to and not in lieu of existing
proposed amenities. Furthermore, if the private /association park is ever
abandoned, it shall be transferred to the city for public park purposes. Such a
provision must be drafted into association documents.
• This condition is not applicable with this phase.
b. Full park fees shall be paid at the rate in force upon building permit application.
• This condition is still applicable.
C. If in the future there is a dissolution or any type of breakdown in this
neighborhood association, that the city will be deeded this park as a park and not
subdivided into lots.
• This condition is not applicable with this phase.
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Mr. Don Ashworth
' The Woods at Longacres 3rd Addition
March 7, 1996
Page 7
Trails
' a. It is intended that the Galpin trail be constructed in the street right -of -way except
within 200 feet of street intersections. In these areas, a trail easement up to 20' in
width is required. Furthermore, that this easement shall be included in the grading
' plan for the project with a suitable trail bed being prepared. This trail bed may
meander within the easement alignment at the discretion of the applicant, but the
eventual alignment must be conducive to future trail construction and is subject to
' approval as a part of the grading plan review. Planting of trees shall be restricted
to areas west of the trail bench.
' • This condition is not applicable with this phase. The trail will be constructed in
the future with the upgrading of Galpin Blvd.
' b. The applicant shall dedicate lands to accommodate trail construction along the
southern boundary of the Johnson/Dolejsi /Turner preliminary plat as depicted on
' Attachment #4. The applicant shall map and construct a trail paralleling this
wetland. This construction is to be completed per city specifications and at the
time of adjoining street construction. Final alignment of this trail shall be staked
by the developer and approved by the Park and Recreation Director and City
Engineer. In recognition for the dedication of this trail corridor, and the
construction of said trail, it is recommended that the applicant receive full trail fee
' credit at the time of building permit application for both the Song property and
Johnson/Dolejsi /Turner applications. [Note: This condition will require
amendments to the conditions of approval associated with the preliminary plat for
' the Johnson/Dolejsi /Turner properties.] Fees associated with the amendment of
the PUD for the Johnson/Dolejsi /Turner property are to be waived.
This trail shall include a connection to the street plan as indicated between Lots
16 & 17, Block 2, or a similar suitable location in the near vicinity.
' • This condition is not applicable with this phase.
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C. Full park and trail fees shall be paid per city ordinance.
• This condition is still applicable.
10. Demonstrate that each lot can accommodate at least a 60' x 40' home site, 12' x 12' deck
and 30' rear yard without intruding into any wetland buffer on the final plat.
Mr. Don Ashworth
The Woods at Longacres 3rd Addition
March 7, 1996 '
Page 8
• This condition has been met. '
11. The final plat shall be amended to include revised street right -of -ways on Streets B, D '
and G to a 60 -foot wide right -of -way with Streets H and I to be 50 feet wide with the
standard street section. The applicant was granted a 25' front yard setback. Staff also
agreed to allow for the construction of retaining walls in the ROW of streets H and I to '
save trees so long as they are maintained by the Association
• Part of this condition is still applicable. '
12. Appropriate drainage and utility easements shall be conveyed with the final plat for all
utilities located outside the public right -of -ways including drainage basins. The '
minimum width should be 20 feet. The plans should also be revised to include an
improved surface over the east edge of Outlot F to provide the City access to the sediment
basin and Lake Harrison for maintenance vehicles. Access may be covered with sod over ,
a compacted subgrade acceptable to City staff.
• Not applicable with this phase. ,
13. The applicant shall receive and comply with all pertinent agency permits, i.e. Watershed '
District, Health Department, MPCA, Carver County Highway Department, DNR, Army
Corps of Engineers.
• This condition is still applicable. '
14. Storm sewer calculations for a 10 -year storm event along with pond storage calculations ,
for storage of a 100 -year storm event, 24 -hour intensity, should be submitted to the City
Engineer for review and approval prior to final platting.
• This condition has been met. '
15. At a minimum, deceleration lanes shall be constructed on southbound Galpin Boulevard '
when Street A and/or Street E is constructed. The applicant's engineer, Carver County
Highway Department, and staff shall review warrants for a bypass lane on northbound
Galpin Boulevard at the intersection of A Street. '
• This condition has been partially met with the construction of Hunter Drive (E '
street). Hunter Drive has a 200 foot deceleration lane on Galpin Boulevard.
Street A is not being constructed with this phase.
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Mr. Don Ashworth
' The Woods at Longacres 3rd Addition
March 7, 1996
Page 9
16. Fire hydrants shall be placed approximately 300 feet apart throughout the subdivision in
accordance with the Fire Marshal's recommendation.
• This condition has been met.
' 17. All disturbed areas shall be immediately restored with seed and disc - mulched or provided
with a wood -fiber blanket within two weeks after site grading or before Nov. 15 each
construction season. Areas where street and/or utility construction will occur throughout
' the year are excepted as is construction on individual home sites when building permits
have been issued and erosion control is in place. The City may grant an extension to the
' restoration date if weather conditions permit. All disturbed areas shall be restored in
accordance with the City's Best Management Practices Handbook.
' • This condition is still applicable.
18. The developer shall construct all utility and street improvements in accordance with the
' City's latest edition of Standard Specifications and Detail Plates and prepare final
construction plans and specifications for City staff review and formal City Council
approval in conjunction with final platting. If the developer installs trunk sewer and
water improvements which is considered anything over an 8 -inch pipe diameter, a credit
will be applied towards the Upper Bluff Creek sanitary sewer and watermain trunk
improvements which will be levied against the parcel. This credit amount will be
determined as the cost difference between the standard lateral pipe size (8 -inch diameter)
and the proposed trunk improvement.
1 • This condition needs to be modified. The city has constructed the utilities through
the site already. The applicant has submitted construction plans and
specifications for the city to review. The plans and specifications are being
considered for approval in conjunction with the final plat.
' 19. As a condition of final plat approval, the applicant will be required to enter into a
development contract with the City and provide the necessary financial security to
guarantee compliance with the conditions of approval of final platting.
' • This condition is still applicable.
' 20. No lots shall take driveway access from Galpin Boulevard (County Road 117). The Song
homestead shall gain access via a direct connection to "B" Street.
Mr. Don Ashworth
The Woods at Longacres 3rd Addition
March 7, 1996
Page 10
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• Part of this condition is still applicable. "No lots shall have direct access onto '
Galpin Blvd."
21. Street names submitted with the final plat are subject to staff approval.
• This condition has been met.
22. The site grades adjacent to Galpin Boulevard shall be revised to be compatible with the
future upgrade of Galpin Boulevard and future trail construction. In addition, no berming
or drainage facilities will be allowed to encroach upon the Galpin Boulevard right -of-
way.
• This condition is still applicable. The applicant needs to verify future site grades
will be compatible with upgrading of Galpin Blvd.
23.
24.
25.
Wetland basin G shall be relocated and mitigated to be contained within the development
to avoid its being impacted by street and trail construction.
• The City is responsible for obtaining the necessary permits. A public hearing has
been scheduled to consider a wetland alteration permit (April 3, 1996). The
grading plan reflects these changes.
A private driveway easement should be conveyed for access to Lot 9, Block 1 between
Lots 4 and 5, Block 1 off of B Street.
• Not applicable with this phase.
The street grades shall be adjusted to conform to City ordinance which is between 0.50%
and 7% except on H and E streets. A street shall be constructed to a 9 ton design. I
• This condition is being met.
26. The final plat shall be contingent upon the applicant demonstrating that a street will be
extended to serve the parcel which lies northwesterly of this site. The street extension
may be through either H Street or another Street location within the
Johnson/Dolejsi /Turner property immediately to the west.
• Not applicable with this phase. The applicant has demonstrated with the
preliminary plat for Johnson/Dolejsi /Turner, the future street expansion to the
north.
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Mr. Don Ashworth
' The Woods at Longacres 3rd Addition
March 7, 1996
Page 11
27. The proposed landscape median area at the intersection of Galpin Boulevard and A and E
streets, and the proposed cul -de -sac islands, are to be allowed subject to incorporation of
modifications requested by staff and to meet State Aid requirements.
' • This condition has been met. Landscaping plans have been submitted for the cul-
de -sac islands. The homeowners association will be responsible for their
maintenance.
28. Enter into a PUD contract with the City.
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' • This condition is still applicable.
' 29. Street F to be constructed up to the south property line. It shall be provided with a
temporary turnaround and a signed barricade indicating "This street to be extended in the
future." Notice of the extension is to be placed in the chain -of -title of all lots in the
' vicinity.
• This condition is being met. Fawn Hill Road will be extended in the future;
' however, should be modified to read: A notice of this street extension shall be
placed in the development contract and chain of title for all lots in the subdivision.
' 30. The common private drive serving Lots 33, 34, and 35, Block 4 shall be paved to a width
of 20 feet, be constructed to a 7 ton design and be equipped with a turnaround acceptable
to the Fire Marshal.
• This condition is not applicable with this phase.
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31. Decorative street lighting be installed along the collector Street A.
' • Not applicable with this phase.
LANDSCAPING/TREE PRESERVATION
Landscaping plans have been submitted for Galpin Blvd. and the Red Fox Circle cul -de -sac
landscape island. The Galpin Blvd. plan shows a mix of ornamental, shrubs, and coniferous and
' deciduous trees. Grading and berming for landscaping should take into account the future
upgrading of Galpin Blvd. and the construction of the trail.
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Mr. Don Ashworth
The Woods at Longacres 3rd Addition '
March 7, 1996
Page 12
RECOMMENDATION
Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for The Woods at Longacres 3rd Addition ( #93 -3
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PUD) for 20 lots as shown on the plans dated received February 16, 1996, and subject to the
following conditions:
1. Developer is responsible for demonstrating a minimum 20 foot separation is provided for
p p g p p
side yards as each building permit is requested. Interior side yard setbacks of 6 feet for
garages and 9 feet for living areas are permitted. Side yard setback of 10 feet is required for
'
all free standing accessory structures. These must comply with all other rear and front yard
setbacks.
'
Front yard setbacks may be reduced to 20 feet on Lots 4 and 5, Block 1, and Lots 3 and 4,
Block 2.
2. Unless already on the site, at least two trees must be planted on each lot. However, none of
these trees shall be credited to buffering requirements along Galpin nor placed upon
'
commonly held outlots. Trees to be selected from approved city list of over story trees,
minimum 2%2 diameter at time of installation. Seed and sod is required for all disturbed
areas. A letter of credit or cash deposit is required at time of building permit to guarantee
,
installation. Streetscape shall be consistent with plans from Ernst and Associated dated June
10, 1994.
3. Tree : Preservation/Landsca in
p g
• Tree plantings to meet minimum size standards in City Code and be selected from the
official tree list.
• Landscaping to be covered by satisfactory financial guarantees.
'
• All tree conservation areas to be protected by snow fence or otherwise satisfactorily '
marked and all erosion control to be in place with both being inspected and approved by
the city before undertaking any grading of construction activity on the site. The applicant
shall work with staff on developing tree conservation areas prior to site grading.
4. Full park and trail fees shall be paid per city ordinance.
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Mr. Don Ashworth
' The Woods at Longacres 3rd Addition
March 7, 1996
Page 13
5. Appropriate drainage and utility easements shall be conveyed with the final plat for all
utilities, wetlands and ponding areas located outside the public right -of -ways. The easement
widths shall be wide enough to take into consideration access for maintenance purposes.
6. The applicant shall receive and comply with all pertinent agency permits, i.e. Watershed
District, Health Department, MPCA, Carver County Highway Department, DNR, Army
Corps of Engineers.
7. All disturbed areas shall be immediately restored with seed and disc - mulched or provided
with a wood -fiber blanket within two weeks after site grading or before Nov. 15 each
' construction season. Areas where street and/or utility construction will occur throughout the
year are excepted as is construction on individual home sites when building permits have
been issued and erosion control is in place. The City may grant an extension to the
' restoration date if weather conditions permit. All disturbed areas shall be restored in
accordance with the City's Best Management Practices Handbook.
8. The developer shall construct all utility and street improvements in accordance with the
City's latest edition of Standard Specifications and Detail Plates and prepare final
construction plans and specifications for City staff review and formal City Council approval
' in conjunction with final platting. The City Council grants staff the flexibility to
administratively approve the revised construction plans and specifications.
I 9. As a condition of final plat approval, the applicant will be required to enter into a PUD/
development contract with the City and provide the necessary financial security to guarantee
compliance with the conditions of approval of final platting.
10. No lots shall have direct access onto Galpin Boulevard (County Road 117).
11. No berming or drainage facilities will be allowed to encroach upon the Galpin Boulevard
right -of -way.
12. The developer and/or contractor shall report to the City Engineer the location of any drain
tiles found during construction. The City Engineer will determine whether or not to abandon
or redirect the tile to the storm sewer system.
13. A 10 foot clear zone must be maintained around fire hydrants so as to avoid injury to fire
fighters, i.e. NSP transformers, street lights, cable television and telephone boxes and
landscape plantings.
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Mr. Don Ashworth
The Woods at Longacres 3rd Addition '
March 7, 1996
Page 14
14. The landscaped median island shall be maintained by the homeowners association through '
the means of the declaration of covenants. Should the median not be well maintained or
becomes a public safety hazard, the city reserves the right to remove the landscaping and/or
entire median. The city shall not be liable for damage to the landscaping or irrigation system
as a result of snow plowing operations.
15. The applicant shall meet wetland fill and wetland mitigation conditions as stated in Corps of
Engineers, Section 404 permit 94- 02389- SW -GAE. Mitigation work shall be implemented
prior to or concurrent with wetland fill activity in future phases of the project. 1
16. Wetland buffer areas shall be surveyed and staked in accordance with the city's wetland
ordinance. The city will install wetland buffer edge signs before construction begins and the '
applicant will be charged $20 per sign."
ATTACHMENT
1. Final plat dated February 16, 1996. 1