1d-1 Woods at Longacres 5th AddCITYOF
CHAN SEN
Cig Center Drive, PO Box 147
~anhassen, Minnesota 55317
Phone 612.93Z 1900
~eneral Fax 612.93Z5739
~,ineering Fax 612.937.9152
dic Safe{y Fair 612.934.2524
:b www. ci. chanhassen, mn. us
MEMORANDUM
TO:
FROM:
DATE:
SUB J:
PROPOSAL
Scott Botcher, City Manager
Cynthia Kirchoff, Planner I
Dave Hempel, Assistant City Engineer
July 21, 1999
Final Plat Approval for The Woods at Longacres 5th Addition
Lundgren Bros. Construction is requesting final plat approval for the 5th addition
of The Woods at Longacres. This addition includes 6 single-family lots. The
proposal completes the development of Northwood Court which runs parallel to
Galpin Blvd., 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 with this'
development. The subject property was previously Outlot B of The Woods at
Longacres 4th Addition.
FINAL PLAT REQUEST
This is a request for final plat approval for 6 single-family lots and the completion
of Northwood Court. Northwood Court provides access for 8 lots. Two lots were
platted as part of The Woods at Longacres 4th Addition.
COMPLIANCE TABLE
Avg. Avg. Tree
Lot Block Sq. ft. Lot Width Lot Depth Preservation
1 1 14,525 96.5' 159' No
2 1 16,492 109' 162' No
3 1 28,352 121.5' 161' No
4 1 37,191 161.7' 176.5' Yes
5 i 21,363 146' 171' No
6 1 15,738 97.6' 164' No
£iO, of Chanhassen. A W'owing communi~ with clean {akes, ttuality schools, a charming downtown, thriving businesses, and beautiful parks. A great V{ace to live, work, and May.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 2
The homes are proposed to maintain 30 foot front and rear yard setbacks. The PUD allows
flexible side yard setbacks as long as the developer can demonstrate a minimum 20 foot
separation between the homes. Specifically, a minimum of a6 foot side yard must be maintained
for garages and 9 feet for living areas.
Landscaping
The plan indicates that a landscaped center island will be located in the Northwood Court cut-de-
sac. The island will be maintained by the homeowner's association. Each lot will be required to
have two trees planted in the front yard setback. No other plantings are required. In terms of the
overall landscape plan for The Woods development, plantings and a fence have been installed
between Galpin Blvd. and Lots 4, 5 and 6 to perform as a buffer in accordance with the PUD
requirements.
Tree Preservation
Existing tree cover is located on the northeast comer of Lot 4. This area will be protected by a
tree preservation easement.
Drainage
Stormwater runoff from the' site will be conveyed via a storm drainage system to an' offsite water
quality pond for pretreatment prior to discharging into the wetlands. Staff has received detai/led
drainage construction plans and finds them in accordance with the'City's general standards.
Drainage calculations were also submitted and reviewed by staff. No additional stormwater~
pOnding improvements are necessary with this submittal'.
A drain tile system is proposed behind the curb to address sump pump discharge from homesites
not adjacent to stormwater ponds or wetlands.
Surface water management fees (SWMP) are not applicable to this development since it wa~
preliminarily platted before the ordinance went into affect. However, the stormwater
management plan for this development is in general accordance with the City's Surface Water
Management Plan.
Grading
The site was previously graded under the Woods at Longacres 4th Addition. Very little grading is
anticipated. Some berming is provided along Galpin Boulevard, however, due to grades,
berming along the entire length of Galpin Boulevard is not feasible.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 3
In conjunction with the City's trail improvements project, the trail has already been installed
along Galpin Boulevard. This project will not impact the existing trail or berm.
On Lot 4, Block 1, the house dwelling type is proposed as a rambler. Given the grades on the
site, staff believes a lookout or walkout type home can easily be accommodated. Staff
recommends the developer review the potential of a walkout or lookout type dwelling on this lot
and amend the grading plan accordingly.
Utilities
Staff has received detailed utility and street construction plans and specifications from the
developer. Upon review, staff found there were some minor revisions necessary and sent the
plans back accordingly. The plans should be resubmitted by Monday, July 26, 1999. A copy of
the construction plans are available in the Engineering Department for review. Sanitary sewer
service will be extended from the north (Song property) to service this phase. Water service will
be extended to the end of the cul-de-sac from existing Northwood Court. The extension of
sanitary sewer along Lots 3 and 4 is fairly deep. Staff recommends the proposed 20-foot wide
drainage and utility easement between Lots 3 and'4 on the final plat be expanded to 25 feet to
accommodate future maintenance needs.
The developer will be required to enter into a development contract/PUD agreement with the
City and supply financial security to guarantee installation of the public improvements and
conditions of final plat approval.
Streets
Detailed construction plans and specifications were submitted. Staff has reviewed the street
proposal and finds the street plans acceptable. The street will be constructed in accordance with
the City's Urban Street section. The plans propose on extending Northwood Court another 150
feet. A landscaped median island is also proposed in the center of the cul-de-sac. A decorative
street light will be installed at the end of the cul-de-sac by NSP after the streets are constructed.
The proposed street light will match existing street lights throughout the Longacres subdivision.
REVIEW CONDITIONS OF APPROVAL FROM PUD #93-3
1. Reconfigure Lot 36, Block 4 to increase lot width at setback to 90 feet.
· This condition was met in a previous phase.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 4
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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 to read 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. 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 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.
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 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 to read as follows:
Unless already on the site, at least two trees must be planted on each lot. Trees to
be selected from approved city list of over story trees, minimum 2 ½ 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.
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.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 5
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Outlot D to be merged with appropriate parcels in Dolejsi PUD at time of final plat.
The condition was met in a previous 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 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 to 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.
Tree Preservation/Landscaping:
ao
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 7, 1999 has been
submitted.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 6
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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 was met in a previous phase.
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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 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 to read as follows:
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 5th Addition
July 21, 1999
Page 7
f. Planting of boulevard trees on Street A per city specifications.
This condition was met in a previous phase.
9. Park and Trails:
Parks
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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.
b. Full park fees shall be paid at the rate in force upon building permit application.
This condition has been deleted--duplication of"Trails" item c.
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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
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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 was met in a previous phase.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 8
10.
11.
12.
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The applicant shall dedicate lands to accommodate trail construction along the
southern boundary of the Johnson/Dolej si/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/Tumer 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 is still applicable.
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.
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.
This condition is not applicable in this phase.
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
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 9
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 is being met. However, the developer shall increase the easement
between Lots 3 and 4 to 25 feet in width.
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 1 O-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 was met in a previous 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.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 10
18.
19.
20.
21.
22.
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.
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 has been modified as follows:
The applicant will be required to enter into a development contract/PUD
agreement with the city and provide the necessary financial security to guarantee
compliance with the conditions of approval of final platting.
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 has been met.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 11
23.
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 is not applicable with this phase.
24.
A private driveway easement should be conveyed for access to Lot 9, Block 1 between
Lots 4 and 5, Block 1 offofB Street.
This condition is no longer applicable. Lot 9, Block 1 has already subdivided and
access is no longer needed from Northwood Court a.k.a. "B" Street.
25.
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.
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.
· This condition is not applicable with this phase.
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 is not applicable with this phase.
28. Enter into a PUD contract with the City.
· This condition is being deleted because it is a duplication of condition #19.
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 not applicable with this phase.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 12
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.
31. Decorative street lighting be installed along the collector Street A.
· This condition is not applicable with this phase.
RECOMMENDATION
Staff recommends the City Council adopt the following motion:
"The City Council approves the final plat for The Woods at Longacres 5th Addition (#93-3 PUD)
for 6 lots as shown on the plans stamped Received July 8, 1999, and subject to the following
conditions:
The 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. 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.
Unless already on the site, at least two trees must be planted on each lot. Trees to be
selected from approved city list of over story trees, minimum 2 ½ 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.
o
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.
4. Tree Preservation/Landscaping:
go
Tree plantings to meet minimum size standards in City Code and be selected from
the official tree list.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 13
b. 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 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. Staffmay allow a revised house pad location if
grading and tree removal will be reduced.
5. 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.
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.
As a condition of final plat approval, the developer will be required to enter into a
development contract/PUD agreement with the City and provide the necessary financial
security to guarantee compliance with the conditions of approval of final platting.
10. No lots shall take driveway access from Galpin Blvd. (CR 117).
11.
No berming or drainage facilities will be allowed to encroach upon the Galpin Boulevard
right-of-way.
Scott Botcher
The Woods at Longacres 5th Addition
July 21, 1999
Page 14
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 hydrant's so as to avoid injury to fire
fighters, i.e. NSP transformers, street lights, cable television and telephone boxes and
landscape plantings
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 and assess the cost of the street repairs to the properties
in the plat. 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. Parking shall be prohibited on the cul-de-sac.
17.
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.
18.
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.
19.
The developer shall work with staff review the potential of a lookout or walkout type
dwelling on Lot 4, Block 1 and amend the final grading plan accordingly.
20.
The developer shall dedicate on the final plat a 25 -foot wide drainage and utility
easement centered on the common lot line of Lots 3 and 4."
ATTACHMENT
1. Final plat dated July 8, 1999.
2. Tree preservation.
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