1e-1 Woods at Longacres 6th AddCITYOF
City Center Drive, PO Box. I 47
£hanhassen, Minnesota 55317
Phone 612.937.1900
General Fax 612.937.5739
'ngineering Fax 612.93Z9152
'~blic Safety Fax 612.934.2524
Y/eb www. ci. chanhassen, mn. us
MEMORANDUM
TO:
Scott Botcher, City Manager
FROM:
Cynthia Kirchoff, Planner I
Dave Hempel, Assistant City Engineer
DATE: July 21, 1999
SUB J:
Final Plat Approval for The Woods at Longacres 6th Addition
PROPOSAL
Lundgren Bros. Construction is requesting final plat approval for the 6th Addition
of'The Woods at Longacres. This addition includes 20 single family lots. The
proposal completes the development of Harrison Hill Trail and Harrison Hill
Court, which runs north of Longacres Drive.-
BACKGROUND
On November 8, 1993, the City Council gave preliminary PUD apProval to what
was then called the Song development. There were 31 conditions of approval.
This site was formally Outlot D in The Woods at Longacres 4th Addition.
FINAL PLAT REQUEST
Lundgren Bros. Construction is requesting final plat approval for 20 single-family
lots and the completion of Harrison Hill Trail and Harrison Hill Court.
COMPLIANCE TABLE
Gross Area Average Average Wetland
Lot No. Block Sq. Ft Lot Width Lot Depth Setback
No.
1 1 18,471 145' 149' No
2* 26,985 124' 228' No
3* 23,290 105' 199' No
4* 21,914 110' 200' No
5* 22,507 102' 223' No
6* 19,418 69' 244' No
7* 23,817 100' 239' No
8 30,530 223' 153' No
~e City of Chanhassen. A growing communi(y with dean lakes, quality schools, a charming downtown, thriving businesses, and beautiful parks. A ~reat place to live, Work, and play.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 2
9 46,753 117' 326' - No
10 182,524 506' 588' Yes
11 35,865 146' 606' Yes
12 115,435 148' 875' Yes
13 22,498 125' 171' ' No
14 70,868 341' 634' Yes
15 322,252 70' 499' · Yes
16 41,227 128' 254' Yes
17 18,516 120' 176' No
18 24,150 163' 219' No
19 23,189 108' 256' No
20 25,173 135' 222' - No
*25 foot front yard setback ~ermitted.
The PUD ordinance requires the homes to maintain 30 foot front and rear yard
setbacks. However, in an effort to preserve more trees in the rear yard, staff is
recommending that Lots 2-7, Block 1 maintain a minimum 25 foot front yard
setback. The PUD also allows flexible side yard setbacks as long as the devekJper
can demonstrate a minimum 20 foot separation between the homes. Specifically;
a minimum of 6 feet must be maintained for garages and 9 feet for living areas~in
side yards.
Landscaping
The plan indicates that a landscaped center island will be located in both the -
Harrison Hill Trail and Harrison Hill Court cul-de-sacs. The islands will be -
maintained by the homeowner's association. Each lot will be required to have:
two trees planted in the front yard setback. In terms of the overall landscape p(an
for The Woods development, plantings have been installed along Longacres Ddve
as part of a previous addition.
Tree Preservation
Tree preservation easements will be located on all 20 lots. In terms of restrictions,
the easements will be consistent with those established in the previous addition.
Staff would like the developer to make every attempt to preserve the large trees
located near the edge of the easement but not located within it. These trees
generally range from 20 to 40 inches in diameter and will greatly enhance the lot
if preserved.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 3
Wetlands
The applicant has provided the City with plans showing an existing wetland basin in
this addition of the project. This wetland has been identified as an ag-urban
wetland. Lots 10-12, and 14-16 will be required to maintain a 40 foot wetland
setback from the 10 foot wetland buffer. The developer will be required to install a
stake locating the wetland buffer edge.
Drainage
A storm sewer drainage system is proposed to convey runoff into the existing
drainage system in Longacres Drive. The existing system was designed to
accommodate this future phase of development. Stormwater will be conveyed
into a regional stormwater pond on the south side of Longacres Drive for
pretreatment prior to discharging in downstream wetlands.
A drain tile system is also being incorporated to address sump pump discharge
from the home sites. The drain tile system is being provided adjacent to those lots
which do not abut a wetland or stormwater pond.
Detailed storm drainage calculations were submitted for staff review and
approval. Staff has reviewed the calculations and finds them acceptable. No
additional downstream ponding improvements are required in conjunction with
this development. The plans do propose a backyard drainage system on Lots 2
and 3 to convey backyard runoff. The homes adjacent to this storm drainage
system must have the lowest floor opening a minimum of one foot above the
emergency overflow to prevent potential flooding. An as-built grading plan will
be required at time of Certificate of Occupancy for Lots 2 and 3 to ensure the
grading is properly completed in accordance with the grading plan.
Grading
The majority of the site grading has already been completed in conjunction with
the Woods at Longacres 4th Addition. This site is the most difficult one to
develop. It is heavily wooded, bordered by wetlands, and has severe topographic
grade changes. The use of retaining walls, reduced right-of-way widths and front
yard setbacks have been applied in an effort to minimize tree loss and reduce
grading. Although, given the characteristics of the site, there are many lots on the
west side of Harrison Hills Trail that have a 15-20 foot elevation difference from
Scott Botcher
Thc Woods at Longacres 6th Addition
July 21, 1999
Page 4
lot line to lot line. Given this fact, the home type on these lots will be very unique
and will have to incorporate retaining walls to minimize grading and tree loss.
Each one of the lots are proposed to be custom graded, therefore, at time of
building permit application, detailed grading, drainage, erosion control, and tree
removal plans will be required for staff review and approval. Tree conservation
easements will also be required throughout the plat.
The site has already been rough graded and only minor grading is anticipated in
conjunction with utility extension throughout the site. Tree protection fencing is
proposed at the grading limits of the site. As the home sites develop, excess fill
material will be generated from basement excavation. This will result in having to
haul the material off site and/or used on the lots on Harrison Hills Court.
Utilities
Detailed utility and street construction plans and specifications have been -
submitted for staff review and City Council approval. Staff has reviewed the
plans and finds them in general accordance with the City's specifications,
however, minor revisions, i.e. added fire hydrants, catch basins, were required
thus the plans were returned to the developer's engineer for revision. A final set
of plans are anticipated back by Monday, July 26, 1999. Copies of the
engineering drawings are available for review in the Engineering Department.
The developer will be required to enter into a development contract/PUD
agreement and supply the City with a financial security to guarantee installation of
the public improvements and conditions of final plat approval.
Water service to this development will be extended from Longacres Drive and
Highover Trail to provide a looped water systems through this development and
the Highover development which should minimize water quality complaints.
Streets
The project proposes on extending Harrison Hills Trail north of Longacres Drive.
The street will terminate into a cul-de-sac approximately 950 feet north of
Longacres Drive. A secondary access to the site was not developed due to
topographic constraints and environmental reasons. The City has compromised
the street right-of-way width (50 foot wide versus 60 foot wide) in this
development in an effort to reduce grading and save trees. The applicant will be
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 5
installing the standard urban street section, 31 feet wide, face-to-face, in
accordance with City standards.
The street grade proposed on Harrison Hills Trail is 8% which exceeds the City's
standards. However, this development is a PUD and was given variances up to
10% in the street grade in order to preserve trees and limit site grading. Staff has
reviewed the street construction plans and finds them in general accordance with
the City's specifications and construction standards. Landscaped median islands
are proposed in both cul-de-sacs. The homeowners association will be
responsible for maintenance of the landscaped islands.
Decorative street lights will be installed by NSP after the streets have been
constructed. The street lights will be similar to the existing street lights
throughout the Meadows/Woods at Longacres subdivisions.
REVIEW CONDITIONS OF APPROVAL
1. Reconfigure Lot 36, Block 4 to increase lot width at setback to 90 feet.
· This condition was met in a previous phase.
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 has been modified as follows:
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 25 feet for Lots 2
-7, Block 1. 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.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 6
o
Each lot must be provided with two trees when they do not contain at least
this number of trees 2½" 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 stow trees, minimum 2 ½" 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.
This condition has been modified as follows:
Each lot must be provided with two trees when they do not contain
at least this number of trees 2 ½" 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.
Trees to be selected from approved city list of over story. trees, .
minimum 2 ½" 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 copies of subdivision covenants and home owner association
documents for 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.
· This condition is still applicable.
Outlot D to be merged with appropriate parcels in Dolejsi PUD at time of
final plat.
This condition is not applicable with this phase.
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, financial guarantees ensuring its
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 7
construction, must be posted. The association park will be built
concurrent with street "A" as listed on the preliminary plat.
This condition was met in a previous phase.
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 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 t° be covered by 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.
This condition has been met.
8. Tree Preservation/Landscaping:
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 July 8, 1999 has been
submitted.
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
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 8
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 was met in a previous phase.
Co
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.
· This condition is still applicable and is modified as follows:
Tree plantings to meet minimum size standards in City Code and.
be selected from the landscaping ordinance.
d. Landscaping to be covered by satisfactory financial guarantees.
This condition is still applicable.
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 has been modified:
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 or
construction activity on the site. The applicant shall work with staff on
developing tree conservation areas prior to site grading. Tree removal
limits will be established at the time of building permit for each lot.
Removal limits will be set at distance of twenty (20) feet around the
proposed building pad as shown on the grading and drainage plan,
provided that trees may be removed within approved grading limits and for
placement of utilities. Staff may allow a revised house pad location if
grading and tree removal will be reduced.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 9
f. Planting of boulevard trees on Street A per city specifications.
· This condition was met in a previous phase.
9. Park and Trails:
Parks
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 was met in a previous phase.
Full park fees shall be paid at the rate in force upon building permit
application.
· This condition is still applicable.
Co
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.
Trails
ao
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
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 10
plan review. Planting of trees shall be restricted to areas west of
the trail bench.
· This condition was met in a previous phase.
The applicant shall dedicate lands to accommodate trail
construction along the southern boundary of the
Johnson/Dolejsi/Tumer 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/Dolej si/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 was met in a previous phase.
c. Full park and trail fees shall be paid per city ordinance.
This condition was deleted. Duplicate of condition #9a.
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.
· This condition is still applicable.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 11
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. Staffalso 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
This condition shall be modified as follows:
The developer shall work with City staff in determining where retaining
walls should be constructed along Harrison Hill Trail and Harrison Hill
Court to save trees and minimize grading. The retaining walls may
encroach the right-of-way if no other feasible means are available;
however, the City shall not be responsible for maintenance, repairs or
replacement of the retaining walls.
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.
This condition has been met.
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.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 12
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 is not applicable with this phase.
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.
· This condition has been met.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 13
19.
20.
21.
22.
23.
24.
25.
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.
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.
This condition is not applicable with this phase.
Street names submitted with the final plat.are subject to staff approval.
This condition has been met.
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 not applicable with this phase.
Wetland basin G shall be relocated and mitigated to be Contained within
the development to avoid its being impacted by street and trail
construction.
· This condition has been met.
A private driveway easement should be conveyed for access to Lot 9,
Block 1 between Lots 4 and 5, Block 1 off orB Street.
This condition is 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.
· This condition has been met.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 14
26.
27.
28.
29.
30.
31.
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.
· This condition is not applicable with this phase.
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 is not applicable with this phase.
Enter into a PUD contract with the City.
This condition is being deleted because it is a duplication of
condition # 19.
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 not applicable with this phase.
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.
Decorative street lighting be installed along the collector Street A.
· This condition is not applicable with this phase.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 15
RECOMMENDATION
Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for The Woods at Longacres 6th
Addition (#93-3 PUD) for 20 lots as shown on the plans stamped Received July 8,
1999, and subject to the following conditions:
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 25 feet for Lots 2-
7, Block 1. Side yard setback of 10 feet is required for all free standing
accessory structures. All lots must comply with all other rear and front
yard setbacks.
Each lot must be provided with two trees when they do not contain at least
this number of trees 2½" 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. Trees to be selected from
approved city list of over story trees, minimum 2 ½" 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.
3. Tree Preservation/Landscaping:
ao
Tree plantings to meet minimum size standards in City Code and
be selected from the official tree list..
b. Landscaping to be covered by satisfactory financial guarantees.
Co
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 or construction activity on the site. The
applicant shall work with staff on developing tree conservation
areas prior to site grading. Tree removal limits will be established
at the time of building permit for each lot. Removal limits will be
set at distance of twenty (20) feet around the proposed building pad
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 16
as shown on the grading and drainage plan, provided that trees may
be removed within approved grading limits and for placement of
utilities. Staff may allow a revised house pad location if grading
and tree removal will be reduced.
4. Full park and trail fees shall be paid per city ordinance.
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.
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.
o
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.
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.
o
The developer shall construct all utility and street improvements in
accordance with the City's 1997 edition of Standard Specifications and
Detail Plates. The applicant shall be entitled to a credit against future
hookup charges against the property for the construction cost difference of
installing the 16-inch waterline in Longacres Drive versus an 8-inch
waterline.
10.
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
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 17
financial security to guarantee compliance with the conditions of approval
of final platting.
11.
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.
12.
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
13.
A native vegetative buffer strip 10 feet in width shall be maintained
around the ag-urban wetland on the Site. This will limit grading to within
10 feet of the wetland. The grading plan shall be modified accordingly.
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.
16.
Type III erosion control shall be installed and maintained around all
wetlands during construction until the site has been revegetated.
17.
The developer shall work with City staff in determining where retaining
walls should be constructed along Harrison Hill Trail and Harrison Hill
Court to save trees and minimize grading. The retaining walls may
encroach the right-of-way if no other feasible means are available;
however, the City shall not be responsible for maintenance, repairs or
replacement of the retaining walls.
Scott Botcher
The Woods at Longacres 6th Addition
July 21, 1999
Page 18
18.
19.
20.
21.
22.
23.
24.
25.
Detailed grading, drainage, erosion control and tree preservation plans
shall be submitted to the City for review and approval at time of building
permit application for all lots.
Parking shall be prohibited in the cul-de-sacs on Harrison Hill Trail and
Harrison Hill Court.
The developer shall maintain a 40 foot wetland setback on Lots 10-12, 14-
16, Block 1.
Provide copies of subdivision covenants and home owner association
documents for 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.
Wetland buffer areas shall be surveyed and staked in accordance with the
City's wetland ordinance. The City will provide wetland buffer edge signs
and charge the applicant $20 per sign. The applicant shall verify the location
of these signs with the City's Water Resources Coordinator and shall install
these signs before the utilities are accepted.
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 a,s a park
and not subdivided into lots.
No lots shall have direct access onto Longacres Drive.
The lowest floor opening of the dwellings on Lots 2 and 3 shall be a
minimum of one foot above the emergency overflow (904.3). The as-built
grading plans shall be submitted to the City upon completion of the homes
prior to issuance ora Certificate of Occupancy to verify the lots have been
graded in accordance with the approved grading plan."
ATTACHMENT
1. Final plat dated July 8, 1999
2. Tree Preservation
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