1.d.1. Meadows at Longacres 3rd Addition: Final Plat.1
MEMORANDUM
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CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 9 CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
Action by City Administr3t0f
Fn9ors __ _Z DGC�
Rr;ectcd__ _
Y ed :v Gc-tmissiori
TO: Don Ashworth, City Manager
FROM: John Rask, Planner I
Dave Hempel, Assistant City Engineer
DATE: March 5, 1996
SUBJ: Final Plat Request for The Meadows at Longacres 3rd Addition
FINAL PLAT REQUEST
Lundgren Brothers is requesting final plat
Longacres. Preliminary plat approval was
PUD was given a year later. The prelimin
acquisition of the Song property and the sl
lots which received access via Highway 41
Trail and part of Moccasin Trail, which int
On June 12, 1995, the City
However, the applicant req
Meadows at Longacres 3rd
plat for The Meadows at Li
Meadows at Longacres 3rd
^u';:- 1 to Council
3 -(( -74,
proval to plat the 3rd Addition of The Meadows at
Yen in October of 1992, and an extension of the
plat has been revised to accommodate the
;equent plat. The first phase of this plat included 38
The 2nd Addition was the extension of Bent Bow
.ded 26 lots.
wed the plats for The Mf
that the two plats be se]
tion was never recorded.
2nd and 3rd Additions.
The final plat for The
)plicant is now proposing a new
previous plat approval for The
' 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 feafures, and the use of the
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 3rd Addition.
The applicant is proposing to final plat a total of 5 lots with 2 outlots. Following is a list of the
proposed outlots:
I Outlot A Future development phases (The Woods at Longacres 2nd Addition)
Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 2
Outlot B Future development phases (The Woods at Longacres 2nd 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.
There is one Ag -Urban and one Natural wetland on the final plat. Lots 1 -4, Block 1, back up to
the Ag -Urban wetland. The proposed building pads are setback an appropriate distance from the
wetland. No wetland mitigation is required. All wetland lots will have a buffer strip and will be
posted with buffer monumentation signs. A natural wetland is located on portions of Outlots A
and B. Detailed grading and construction plans for Outlots A and B have been submitted for
staff review.
Lot No.
Block No.
Lot Area
Lot Width
Lot Depth
Wetland
Setback from
Buffer
1
1
16,985
102
215
40
2
1
14,494
112
190
40
3
1
13,761
102
150
40
4
1
16,303
112
135
40
1
2
16,904
112
145
0
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.
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Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 3
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.
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.
' • Twenty (20) foot front yard setbacks are being proposed on Lots 1 -3, Block 1. Lot 4,
Block 1, has a proposed setback of 30 feet from Longacres Drive, and 20 feet from Bent
Bow Trail. Lot 1, Block 2 has proposed setbacks of 30 from Longacres Drive, and 20
' 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 has been met.
5. The applicant shall provide a copy of the covenants for review and approval by city staff.
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Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 4
• 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. ,
• This condition has been met.
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 has been met.
,
will be b
8. The area substantially as shown on the plans as tree preservation areas p y 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.
• No tree preservation easements are necessary for the 3rd Addition. ,
9. The applicant shall provide "as- built" locations and dimensions of all corrected house pads or I
other documentation acceptable to the Building Official.
• This condition is still applicable and must be met. '
10. The applicant shall be required to pay full park and trail dedication fees as 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.
• fees will be collected at the time of permit a '
Park and trail dedication p application. The
trail easement was dedicated along with The Meadows at Longacres 2nd Addition.
11. The applicant shall provide the necessary drainage and utility easements for construction of the
lift station within the development. '
• Not applicable with this phase.
Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 5
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
sewer and water service provided, the City will refund a portion of the connection fees to
Lundgren Bros.
• Not applicable with this phase.
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 still applicable.
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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.
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Meadows at Longacres 3rd Addition
Final Plat '
March 6, 1996
Page 6
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.
• 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.
The condition will be met if the necessary conditions are attached. '
20. The storm sewer line proposed to discharge into Lot 33, Block 2 shall be extended to sediment I
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). '
• A 36 -foot wide gutter -to -gutter urban street section is proposed for Longacres Drive.
22. Both the business and the existin g 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 has been met. ,
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 I
ponds.
• This condition is still applicable. I
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Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 7
24. The applicant shall resolve vacating the existing private road easement through Lots 3, 4, 5 and
6, Block 5.
• Not applicable with this phase.
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.
• Drainage easements will be dedicated over all wetland areas within the 3rd Addition.
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.
• High -water elevations must be provided on the grading plan for the Ag -Urban wetland
located in the 3rd Addition.
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 has been met with the 1 st Addition.
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 is not applicable to the 3rd Addition
30. All new street names must be approved by the Fire Department to avoid duplication or
confusion with existing street names.
Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 8
• This condition has been met.
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 partially met with the extension of Bent Bow Trail.
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 is still applicable.
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.
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Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 9
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 for the 3rd Addition.
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.
LANDSCAPING
A landscaping /streetscape plan, prepared by Ernst and Associates, has been submitted for
Longacres Drive showing a total of eleven trees consisting of a mix of Maple and Ash trees. The
trees will be planted upon final grading of the site. The necessary financial guarantees will be
required as part of the development contract.
The grading and erosion control plan does not show any existing tree canopy on the proposed
lots in this phase. Therefore, conservation easements and tree preservation plans will not be
necessary for The Meadows at Longacres 3rd Addition.
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Meadows at Longacres 3rd Addition '
Final Plat
March 6, 1996
Page 10
UTILITIES
Staff has received detailed construction plans and specifications for this phase. Upon review of '
the plans staff found the plans acceptable with a few minor modifications. The plans have been
sent back to the applicant's engineer for revisions. The revised construction plans will be '
available for review and approval at the City Council meeting on March 11, 1996.
Staff has prepared a development contract/PUD agreement for the applicant to enter into. The '
development contract/PUD agreement is also on the agenda for review and approval by the City
Council on March 11, 1996.
GRADING
The construction plans propose on site grading the entire plat, including Outlot A, even though ,
the streets and utilities will only be installed along Longacres Drive with this phase. Some storm
sewer will be extended through Outlot A from The Woods at Longacres 2nd Addition. Erosion
control measures are being employed in accordance with the City's Best Management Practices. '
STREETS I
This phase of the development only involves constructing a small portion of Longacres Drive.
The Woods at Longacres 2nd Addition will continue Longacres Drive to just beyond Hunter '
Drive. Longacres Drive is listed as a Municipal State Aid Route; therefore, the street is proposed
with a 36 -foot wide face -to -face street section versus a 31 -foot wide section. The alignment has
already been approved by MnDOT. A sidewalk is also proposed along the north side of I
Longacres Drive.
DRAINAGE I
The applicant has submitted plans and drainage calculations to review. Staff has reviewed the
materials and found some minor revisions were appropriate. The revised plans will be available
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for review and approval at the City Council meeting on March 11, 1996.
RECOMMENDATION
'
Staff recommends the City Council approve the final plat for Meadows at Longacres 3rd
Addition to final plat five (5) single family lots and 2 outlots as shown on the plans stamped
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received February 16, 1996, with the following conditions:
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Meadows at Longacres 3rd Addition
Final Plat
March 6, 1996
Page 11
1. The front yard setback for Lots 1 -3, Block 1, may be a minimum of 20 feet from Longacres
Drive. Lot 4, Block 1, and Lot 1, Block 2 shall have a 30 foot front yard setback from
Longacres Drive, and a 20 foot front yard setback 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.
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3. The applicant shall provide "as- built" locations and dimensions of all corrected house pads or
other documentation acceptable to the Building Official.
4. 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.
5. 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.
6. 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.
7. The developer shall report to the City Engineer the location of any drain tiles found during
construction.
8. Type III erosion control shall be installed around the wetlands during construction and shall
remain until the lots are revegetated.
9. Drainage and conservation easements shall be dedicated over all wetland areas within the
subdivision, including outlots. A drainage and utility easement shall be provided over the east
10 feet of Lot 1, Block 2.
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. 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.
Meadows at Longacres 3rd Addition
Final Plat '
March 6, 1996
Page 12
12. All conditions of the rezoning and wetland alteration permit shall be met.
13. The applicant may commence with site grading in accordance to the approved grading, drainage '
and erosion control plan once the PUD /development contract is executed and the city furnished
with the necessary security escrow and applicable administration fee. Utility and street '
construction may not commence until the final plat is recorded.
14. A native vegetative buffer strip averaging 20 feet in width shall be maintained around natural
wetlands. A buffer strip averaging 10 feet in width shall be maintained around Ag/Urban
wetlands.
15. The developer shall provide a full -time on -site inspector. The inspector will need to be state
certified.
16. The City ouncil ants staff the authority to administrative) approve the final construction
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plans. '
17. High -water elevations must be provided for the Ag -Urban wetland located in the 3rd Addition.
18. The previous plat and development contract/PUD agreement for The Meadows at Longacres '
3rd Addition approved by the City Council on June 12, 1995 shall be null and void."
ATTACHMENTS
1. Final Plat I
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