1h Highcrest Meadows Plat Appro
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chachassen, MN55317
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Phone: 952,227.1100
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Planning A
Natural Resources
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WI{W,ci .chanhassen.mn,us
MEMORANDUM
TO:
JJt
Todd Gerhardt, City Manager
FROM:
Sharmeen AI-Jaff, Senior Planner ~
¿ ,
April 25, 2005 '
DATE:
SUBJ:
Final Plat to Subdivide 35,79 Acres into 56 single-family lots
and 13 outIots, Highcrest Meadows, Highcrest Meadows Second
Addition, and Highcrest Meadows Third Addition (formerly
known as Yoberry Farm)
Planning Case No. 04-43
This report will only address the zoning requirements pertaining to the final plat (lot
area, lot width, and lot depth). Final plat approval will be contingent upon review
and approval of the construction plans and development contract. All fees will be
determined as part of the development contract.
PROPOSALISUMMARY
The applicant is proposing to subdivide 35.79 acres into 56 single-family lots and 13
outIots. The property is zoned RR, Rural Residential, and on March 14, 2005, the
City Council approved rezoning it to RSF, Residential Single Family.
The average lot size is
19,213 square feet with
a resulting gross density
of 1.56 units per acre
and a net density of 2.2
units per acre. The site
is located east of
Highway 41, south of
Highover Drive and
north of Gunflint Trail.
Access to the
subdivision will be
provided via Highover
Drive to the north and
Gunflint Trail to the
south. All lots are
proposed to be served
via internal residential
streets.
s
The City of Chanhassen' A growing community wilh clean lakes, quality schools, a charming downtown, thriving businesses, winding lralls, and beautitul parks, A gæat place to live, work, and play
.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 2
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance with the exception of Lot 2, Block 2, Highcrest Meadows. This lot has an area of 14,954
square feet. The zoning ordinance requires a minimum lot are of 15,000 square feet. The applicant
was made aware of this issue. The property lines can easily be adjusted between lots 2 and 3 to
meet ordinance requirements,
The subdivision is proposed to be developed in three additions. The central portion will be
developed as the first addition, the north piece will be the second addition and the last segment -
third addition, is the area occupying the southwest portion of the site. There are 13 outlots shown on
the plat. Outlot A of the first addition is proposed to be deeded to the neighboring property to the
south, Outlots B and C will contain wetlands and storm water ponds, Outlot D will contain a
sidewalk and a tot lot, Outlots E, F, and G will be deeded to the neighboring lots to the north, Outlot
H will contain a sidewalk and Outlot I will be replatted as part of Lot 7, Block 1, Highcrest
Meadows Third Addition. Outlot A of the 2nd Addition will contain a storm pond and Outlot B will
contain a trail that leads to Minnewashta Regional Park. Outlot A of the 3rd Addition will contain a
storm pond.
The site consists of several parcels being assembled into one tract of land, and then subdivided.
These parcels are owned by four individuals. Single-family homes and accessory structures exist on
these parcels. Only the single-family homes are intended to remain. Five wetlands occupy the site.
The site has bluffs and a meandering topography. The site has some mature trees.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report.
BACKGROUND
On February 14, 2005, the City Council adopted the following motion:
"The City Council approves Planning Case #04-43 to rezone 35.79 acres of property zoned RR,
Rural Residential to RSF, Residential Single Family for Yoberry Farm as shown on the plans
dated received December 20, 2004, and to approve the preliminary plat for Subdivision Case
#04-43 for Yoberry Farm for 57 lots and 8 outlots as shown on the plans dated received
December 20, 2004, and the plan presented February 28, 2005 and dated February 22, 2005,
subject to the following conditions:
1. A minimum of two overstory trees shall be required in the front yard of each lot. The
applicant shall supply the city with a list of the number of trees required on each lot as shown
on the landscape plan dated 12/20/04.
2. The developer shall be responsible for installing all landscape materials proposed in rear and
side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 3
4. Tree preservation on site shall be according to tree preservation plans dated 12/20/04. Any
trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1
diameter inches.
5. Tree removal calculations must be shown for Lot 3, Block 1, Yoberry Farm 2nd Addition.
Revised calculations for the entire development will be required before final plat approval.
6. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval.
7. The applicant will be required to meet the existing site runoff rates for lO-year and lOO-year,
24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Program (NURP) standards.
8. The storm sewer must be designed for a 10-year, 24-hour storm event. Submit storm sewer
sizing calculations and drainage map prior to final plat for staff review and approval.
9. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the loo-year flood
level.
10. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to the
existing wetlands and around the ponds. In addition, tree preservation fencing must be
installed at the limits of tree removal. Erosion control blankets are recommended for all
areas with a steep slope of 3: 1 and an elevation drop of eight feet or greater.
11. All plans must be signed by a registered Ci viI Engineer in the State of Minnesota.
12. On the utility plan:
a. All watermain pipes must be PVC-C900.
b. Maintain lO-foot horizontal separation between all sanitarylwaterlstorm sewer mains.
c. Sanitary manhole #4 must be with outside drop structure.
d. Show existing sanitary, storm, and watermain pipe type and size.
e. Show all existing utilities in Longacres Drive.
f. Reroute the proposed watermain in the southwest corner of the parcel to be between Lots
5 and 6 and 10 feet off the proposed sanitary sewer within the 30-foot utility easement.
g. Add the following notes: Any connection to an existing structure must be core drilled.
13. On the grading plan:
a. Show the 100-year HWL of wetlands 1 and 5.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be 1.5
feet lower than adjacent house elevations.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 4
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2nd
Addition.
e. Revise the retaining wall top and bottom elevations on the southwest corner of the parcel.
f. Remove existing temporary cul-de-sac pavement and re-sod it at the north on Highover
Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry 1st Addition.
h. Remove the existing outlet control structure after installing the proposed outlet control
structure on the existing north storm pond.
I. Show the location of the existing power lines along the eastern property line of the site.
14. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City's Building Department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public easement.
Approved safety fence will be required on top of all retaining walls which are adjacent to
sidewalk or trails.
15. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458.00 per
unit for sanitary sewer and $2,955.00 per unit for watermain. The total 2005 Lake Ann
Interceptor charge is $2,270.00 per unit and the SAC fee is $1,525.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
16. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
17. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
18. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
19. All private driveway accesses for the demolished home sites off TH 41 must be removed.
20. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a Development Contract with the City and supply the necessary financial security
in the form of a letter of credit or cash escrow to guarantee installation of the improvements
and the conditions of final plat approval.
21. All lots must have a minimum useable area off the back of the house pad with a maximum
slope of 10: 1.
,
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 5
22. The applicant will be required to cover the cost of all necessary upgrades to L.S. #27 for the
wastewater from the 11 additional homes.
23. A curve sign with a 20 mile per hour speed limit at the eastern end of Gunflint Trail is
required on both sides of the curve.
24. Existing drainage and utility easements within the site must be vacated prior to recording of
the final plat.
25. The pond built in conjunction with the Highover subdivision must be maintained to ensure it
meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
26. The applicant will either have to expand the existing pond or provide onsite ponding for the
drainage from the south-central portion of the site,
27. The applicant will need to obtain an agreement from Xcel Energy that prohibits any future
encroachment of the power poles into the street pavement or move the street and right -of-
way outside of the existing easement area.
28. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign.
29. All structures must maintain 40-foot setbacks from wetland buffer edges.
30. All bluff areas must be preserved. In addition, all structures must maintain a 30-foot setback
from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land
located within 20 feet from the top of a bluff).
31. Silt fence must be installed between wetland impact areas and the remaining wetland.
32. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 6
made systems that discharge to a surface water.
33. Street cleaning of soil tracked onto public streets Highover Drive, Lake Lucy Road, Gunflint
Trail, Longacres Drive, Hunter Drive and Highway 41 should include daily street scraping and
street sweeping as needed.
34. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
35. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering),
Minnesota Department of Health, Minnesota Department of Transportation, and comply with
their conditions of approval.
36. Submit streets names to the Building Department for review prior to final plat approval.
37. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c, Existing wells and on-site sewage treatment systems but be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with the
construction of the development and provide access for emergency vehicles at all times.
38. Fire Marshal conditions:
a. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance 9-1.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
c. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Temporary street signs shall be installed on each street intersection when construction of
new roadways allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code
Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 7
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the fire
hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an additional
fire hydrant between Lots 1 and 8.
39. On Sheets C3.1, C4.1, C5.1 andLZ.l of the plans, a gap appears on the western edge of Lots 4,
19,20 and 21 of Block 1 and Outlot A, Yoberry Farm. This gap must be eliminated.
40. A windmill appears within the front yard setback on Lot 4, Block 1, Yoberry Farm. The
applicant shall remove or relocate this structure prior to final plat recording.
41. Approval of this subdivision is contingent upon vacation of existing drainage and utility
easements located on Lots 1 through 3, Block 2, Yoberry Farm 2nd Addition.
42. The applicant shall remove the sidewalk on the west side of Gunflint Trail.
43. Trees that should be located prior to grading field verified as to whether or not they should be
removed include: #312, #42, #192, #250, 46, 81, 270 and #251.
44, The developer will be required to install a lO-inch raw water transmission main for future
connection to the City's second water treatment plant as a part of the utility construction and
provide public drainage and utility easements over the transmission main. As this is a
system-wide improvement, the construction cost for the raw water main will be paid by the
City from the water portion of the utility fund.
45. The applicant shall provide a permanent trail easement or Outlot dedicated to the City
between Lots 1 and 2, Block 1, Yoberry Farm 2nd Addition as depicted on the diagram:
46. The construction access off of 41 shall be maintained for as long as possible.
47. No connection of Highover and Gunflint Trail, specifics to be proposed by staff and the
developer. "
At the February 14, 2005 City Council meeting, the City Council directed the applicant to redesign
the plat with no connection between Highover Drive and Gunflint Trail. One alternative that was
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 8
shown to the City Council at the meeting included two cul-de-sacs with 36 homes accessing via
Highover and 21 homes accessing via Gunflint trail. The length of the cul-de-sac is 1,300 feet.
The current design also utilizes two cul-de-sacs with 35 homes accessing via Gunflint Trail and 21
homes accessing via Highover. The length of the cul-de-sac is 1,850 feet.
Sketch Plat shown at the February Current Final
14,2005, Citv Council meetinl! Plat
Number of Lots Accessing Via Gunflint 21 Lots 35 Lots
Trail
Number of Lots Accessing Via Highover 36 Lots 21 Lots
Drive
Length of the Cul-de-sac connecting to 3500 feet 2700 Feet
Highover Drive including the existing
section
Length of the Cul-de-sac connecting to 1300 feet 1850 Feet
Gunflint Trail including the existing
section
FINAL PLAT
The applicant is proposing to subdivide 35.79 acres into 56 single-family lots and 13 outlots. The
property is zoned RR, Rural Residential, and on March 14,2005, the City Council approved
rezoning it to RSF, Residential Single Family.
The average lot size is 19,213 square feet with a resulting gross density of 1.56 units per acre and a
net density of 2.2 units per acre. The site is located east of Highway 41, south of Highover Drive
and north of Gunflint Trail. Access to the subdivision will be provided via Highover Drive to the
north and Gunflint Trail to the south. All lots are proposed to be served via internal residential
streets.
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance with the exception of Lot 2, Block 2, Highcrest Meadows. This lot has an area of 14,954
square feet. The zoning ordinance requires a minimum lot are of 15,000 square feet. The applicant
was made aware of this issue. The property lines can easily be adjusted between lots 2 and 3 to
meet ordinance requirements.
The subdivision is proposed to be developed in three additions. The central portion will be
developed as the first addition, the north piece will be the second addition and the last segment -
third addition, is the area occupying the southwest portion of the site. There are 13 outlots shown on
the plat. Outlot A of the first addition is proposed to be deeded to the neighboring property to the
south, Outlots B and C will contain wetlands and storm water ponds, Outlot D will contain a
sidewalk and a tot lot, Outlots E, F, and G will be deeded to the neighboring lots to the north, Outlot
H will contain a sidewalk and Outlot I will be replatted as part of Lot 7, Block 1, Highcrest
Meadows Third Addition. Outlot A of the 2nd Addition will contain a storm pond and Outlot B will
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 9
contain a trail that leads to Minnewashta Regional Park. Outlot A of the 3rd Addition will contain a
storm pond.
The site consists of several parcels being assembled into one tract ofland, and then subdivided.
These parcels are owned by four individuals. Single-family homes and accessory structures exist on
these parcels. Only the single-family homes are intended to remain. Five wetlands occupy the site.
The site has bluffs and a meandering topography. The site has some mature trees.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report,
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Area (sq. Frontage (feet) Depth Setbacks: Wetland Bluff
ft.) (feet) front, side, Buffer (feet)
rear, wetland (feet)
buffer edl!e
Code 15,000 90 125 30,10,30,40 16.5 or 30
20
Highcrest
Meadows
L 1, Blk 1 17,754 109 150 30, 10, na, na na na
L 2, Blk 1 20,339 72@ curve 170 30, 10, 30, na na na
91.85@ Setback line
L 3, Blk 1 19,524 63 @ curve 173 30, 10, 30, na na na
90.25@ Setback line
L 4, Blk 1 34,949 50@ curve 241 30, 10, 30, na na 30
90.41@ Setback line
L 5, Blk 1 25,698 71 @ curve 180 30, 10, 30, na na na
121.79@ Setback line
L 6, Blk 1 19,806 101.23 223 30, 10, 30, na na na
L 7, Blk 1 15,898 94 147 30, 10, na, na na na
L 8, Blk 1 18,763 89.54@ curve 217 30, 10, 30, na na na
90.18 @ Setback Line
L9,Blkl 18,130 97 198 30, 10, 30, na na na
L 10, Blk 1 16,470 92.64 184 30, 10, 30, na na na
L 11,Blk 1 16,472 90 185 30, 10, 30, na na na
L 12, Blk 1 18,268 127 162 30, 10, 30, na na na
L 13, Blk 1 17,411 55.74 @ curve 152.88 30, 10, 30, na na 30
90.19 @ Setback Line
L 14, Blk 1 19,275 62.85@ curve 172.84 30, 10, 30, na na na
90.16@ Setback Line
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 10
Area (sq. Frontage (feet) Depth Setbacks: Wetland Bluff
ft.) (feet) front, side, Buffer (feet)
rear, wetland (feet)
buffer edl!e
Code 15,000 90 125 30,10,30,40 16.5 or 30
20
LIS, Blk 1 21,045 141.49 217.82 30, 10, 30, na na na
L 16, Blk 1 36,618 144.90 243.68 30, 10, 30, na na na
Ll,Blk2 15,016 179.30 172.27 30, 10, na, na na na
L 2, Blk 2 14,954* 143.22 156.33 30,10,30,na na na
L 3, Blk 2 15,352 131.71 134.45 30, 10, na, na na na
L 1 Blk 3 20,555 242.74 159.4 30, 10, na, na na na
L 2, Blk 3 16,207 85.64@ curve 155,24 30, 10, 30, na na na
94.56@ Setback Line
L 3, Blk 3 17,465 91.03 161.22 30, 10, 30, 40 20 na
L4, Blk 3 15,004 95.62 159.81 30, 10, 30, 40 20 na
L 5, Blk 3 15,372 91.08 162.69 30, 10, 30, 40 20 na
L 6, Blk 3 15,765 100.62 159.64 30, 10, 30, 40 20 na
L 7, Blk 3 16,473 111.34 149.81 30, 10, 30, 40 20 na
L 8, Blk 3 22,968 168.6 159.89 30, 10, 30, 40 20 na
Ll,Blk4 29,169 84.09 @ curve 276.05 30, 10, 30, 40 20 na
111.74 @ Setback line
L 2, Blk4 15,019 87.95@ curve 156.56 30, 10, 30, 40 20 na
102.46 @ Setback line
L 3, Blk4 15,049 109.16 150.33 30,10,30,40 20 na
L 4, Blk4 15,802 270.68 137.4 30,10,30,40 16.5 na
Ll,Blk5 15,186 148,56 137.78 30,10,30,40 16.5 na
L 2, BlkS 16,304 168.02 127.87 30,10,30,40 16.5 na
L3, Blk 5 15,020 102.37 140.45 30, 10, 30, 40 16.5 na
L4,Blk5 23,386 55.61@ curve 168.81 30,10,30,40 16.5 na
90,07 @ Setback line
L 5, Blk 5 21,211 55.82@ curve 180.56 30, 10, 30, 40 16.5 na
90.35 @ Setback line
L 6, Blk 5 15,002 63.11@ curve 120** 30, 10, 30, na na na
104.47 @ Setback line
L 7, Blk 5 16,188 92.49 162.82 30,10,30,na na na
L 8, Blk 5 15,681 97.26 178.2 30,10,30,na na na
L9,Blk5 15,006 116.38 155 30, 10, 30, na na na
L 10, Blk 5 15,100 122.79 136.24 30, 10, 30, na na na
L 11, Blk 5 15,003 113.19 147.2 30, 10, 30, na na na
L 12, Blk 5 18,137 124.78 162.65 30,10,30,40 16.5 na
Outlot A 4,517
Outlot B 84,913
OutlotC 86,387
Outlot D 22,226
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 11
Area (sq. Frontage (feet) Depth Setbacks: Wetland Bluff
ft.) (feet) front, side, Buffer (feet)
rear, wetland (feet)
buffer edl!e
Code 15,000 90 125 30,10,30,40 16.5 or 30
20
OutlotE 2,001
Outlot F 3,606
Outlot G 3,859
OutlotH 8,255
Outlot I 1,526
OutlotJ 1,897
ROW 186,217
Highcrest
Meadows 2nd
L I,Blk 1 18,919 107.47 189.07 30,10,30,na na na
L 2, Blk 1 15,140 99.98 155.77 30, 10, 30, na na na
L 3, Blk 1 18,240 96.29 195.25 30, 10, 30, na na na
L I, Blk 2 15,000 129.35 132.1 0 30, 10, 30, na na na
L 2, Blk 2 15,025 95 158.77 30, 10, 30, na na na
L 3, Blk 2 15,830 96 154.34 30, 10, 30, na na na
Outlot A 16,494
OutlotB 7,253
ROW 19,507
Highcrest
Meadows
3rd
L 1, Blk 1 48,522 239.6 200 .3 30, 10, 30, na na na
L 2, Blk 1 25,053 58.38@ curve 197 30, 10, 30, na na na
90.15 @ Setback line
L 3, Blk 1 18,986 58.38@ curve 149.50 30, 10, 30, na na na
90.08 @ Setback line
L 4, Blk 1 32,042 58.27@ curve 174.49 30,10,30,na na na
95 @ Setback line
L 5, Blk 1 21,049 88.01@ curve 187.97 30, 10, 30, na na na
99.89 @ Setback line
L 6, Blk 1 17,037 90.11 189.3 30,1O,30,na na na
L7,Blkl 17,307 90.42 190.1 30, 10, 30, na na na
Outlot A 16,228
ROW 21,949
Total 1,559,202
A veral!e 19.213
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 12
@ Meets 90 foot width at the building selback line.
na - Not Applicable
* Lot 2, Block 2, has an area of 14,954 square feel. The Minimum Lot area required by ordinance is 15,000
square feet. The applicanl shall adjust the area to meet city code requirements.
Lot 6, Block 5, has a depth of 120 feet, The Minimum LoI depth required by ordinance is 125 feel. The
applicant shall adjust the depth to meel city code requirements.
**
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot 2, Block 2, which is deficient in
depth and Lot 6, Block 5, which is deficient in area. Both parcels can easily be
corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause excessive environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas to accommodate house pads,
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 13
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDATION
FINAL PLAT
"The City Council approves final plat Subdivision #04-43 to Subdivide 35.79 Acres into 56 single-
family lots and 13 outlots, Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest
Meadows Third Addition as shown on the final plat received March 28, 2005, based upon findings
in the staff report and subject to the following conditions:
1. Final plat approval is contingent upon review and approval of the construction plans and
development contract. All fees shall be determined as part of the development contract.
2. Lot 2, Block 2, Highcrest Meadows shall maintain a minimum depth of 125 feet and Lot 6,
Block 5, Highcrest Meadows shall maintain a minimum lot area of 15,000 square feet.
3. Existing drainage and utility easements within the site must be vacated prior to recording of
the final plat.
4. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign.
5. All structures must maintain 40-foot setbacks from wetland buffer edges.
6. All bluff areas must be preserved. In addition, all structures must maintain a 30-foot setback
from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land
located within 20 feet from the top of a bluff).
7. Additional easements may be required to be dedicated on the plat after review of the
Construction Plans."
ATTACHMENTS
1. Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest Meadows Third
Addition Final Plats.
g:\planl2004 planning caseslO443 - ynbeIry fannlfinal plat.dnc
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