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CC Staff Report Final Plat 4-25-05 CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax 952.227.1170 Finance Phone 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax 952.227.1310 Senior Center Phone: 952.227.1125 Fax 952.227.1110 Web Site \'/I'/\'I.ci. chanhassen. m n. us MEMORANDUM TO: ilL .......~ .;F~ _ .-._. Todd Gerhardt, City Manager Sharmeen AI-Jaff, Senior Planner. ~. ð ' ( April 25, 2005 - FROM: DATE: Final Plat to Subdivide 35.79 Acres into 56 single-family lots and 13 outlots, Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest Meadows Third Addition (formerly known as Yoberry Farm) Planning Case No. 04-43 SUBJ: 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. PROPOSAL~~RY 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 Dri ve to the north and Gunflint Trail to the south. All lots are proposed to be served via internal residential streets. The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great 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 Band 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 12120/04. 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 12120/04. Any trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1 diameter inches. S. 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 100-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 lO-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 100-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 Civil 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 sanitary/water/storm 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. 1. 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: Tvpe of Slope Steeper than 3: 1 10:1 t03:1 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 scrapingand 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 IT 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 and L2.1 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: ;~~:r' ¡;¡V"if·¡<"o< ~(...~" 1 ¥t)Þ~~k~~~~ \·~·'ZïfdT;.ttddiûôíl __. ~1~~J!I.!:.,.,..~...;c; ¡"II.r",~~:'.:,~, o· ..._~~~. ... j 3 ~_.Y. ~\. ¡~~~~>I;fl/,[lj \! "'1-;- _.- \ \ ' ". \ "; y" ~ \ \ = ~.)-.",~~~~,Oc 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, City Council meeting 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 Band 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 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. 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 edge Code 15,000 90 125 30,10,30,40 16.5 or 30 20 Highcrest Meadows L 1, Blk 1 17,754 109 150 30,1O,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 30,1O,30,na na na 90.25@ Setback line L4, Blk 1 34,949 50@ curve 241 30,1O,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 30,1O,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 L 9, Blk 1 18,130 97 198 30, 10, 30, na na na L 10, Blk 1 16,470 92.64 184 30,1O,30,na na na L 11, Blk 1 16,472 90 185 30,1O,30,na na na L 12, Blk 1 18,268 127 162 30,1O,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 30,1O,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 edge Code 15,000 90 125 30,10,30,40 16.5 or 30 20 L 15, Blk 1 21,045 141.49 217.82 30, 10, 30, na na na L 16, Blk I 36,618 144.90 243.68 30, 10, 30, na na na L 1, Blk 2 15,016 179.30 172.27 30, 10, na, na na na L 2, Blk 2 14,954* 143.22 156.33 30,1O,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 30,1O,30,na na na 94.56@ Setback Line L 3, Blk 3 17,465 91.03 161.22 30,10,30,40 20 na L 4, 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 L 1, Blk 4 29,169 84.09 @ curve 276.05 30, 10, 30, 40 20 na 111.74 @ Setback line L 2, Blk 4 15,019 87.95@ curve 156.56 30,10,30,40 20 na 102.46 @ Setback line L 3, Blk 4 15,049 109.16 150.33 30,10,30,40 20 na L4, Elk 4 15,802 270.68 137.4 30,10,30,40 16.5 na L 1, Blk 5 15,186 148.56 137.78 30,10,30,40 16.5 na L 2, Elk 5 16,304 168.02 127.87 30, 10, 30, 40 16.5 na L 3, Blk 5 15,020 102.37 140.45 30,10,30,40 16.5 na L 4, Elk 5 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** 30,1O,30,na na na 104.47 @ Setback line L 7, Elk 5 16,188 92.49 162.82 30,1O,30,na na na L 8, Blk 5 15,681 97.26 178.2 30,1O,30,na na na L 9, Blk 5 15,006 116.38 155 30,1O,30,na na na L 10, Blk 5 15,1 00 122.79 136.24 30,1O,30,na na na L 11, Blk 5 15,003 113.19 147.2 30,1O,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 OutlotB 84,913 Outlot C 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 edge Code 15,000 90 125 30,10,30,40 16.5 or 30 20 Outlot E 2,001 Outlot F 3,606 Outlot G 3,859 Outlot H 8,255 Outlot I 1,526 Outlot J 1,897 ROW 186,217 Highcrest Meadows 2nd L 1, 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 Ll,Blk2 15,000 129.35 132.10 30, 10, 30, na na na L 2, Blk 2 15,025 95 158.77 30,1O,30,na na na L 3, Blk 2 15,830 96 154.34 30, 10, 30, na na na Outlot A 16,494 Outlot B 7,253 ROW 19,507 Highcrest Meadows 3rd L 1, Blk 1 48,522 239.6 200.3 30,1O,30,na na na L 2, Blk 1 25,053 58.38@ curve 197 30,1O,30,na na na 90.15 @ Setback line L 3, BIk 1 18,986 58.38@ curve 149.50 30, 10, 30, na na na 90.08 @ Setback line L4, Blk 1 32,042 58.27@ curve 174.49 30,1O,30,na na na 95 @ Setback line L 5, Blk 1 21,049 88.01 @ curve 187.97 30,1O,30,na na na 99.89 @ Setback line L 6, Blk 1 17,037 90.11 189.3 30,1O,30,na na na L 7, BIk 1 17,307 90.42 190.1 30, 10, 30, na na na Outlot A 16,228 ROW 21,949 Total 1,559,202 A vera2e 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 setback line. na - Not Applicable * Lot 2, Block 2, has an area of 14,954 square feet. The Minimum Lot area required by ordinance is 15,000 square feet. The applicant shall adjust the area to meet city code requirements. ** Lot 6, Block 5, has a depth of 120 feet. The Minimum Lot depth required by ordinance is 125 feet. The applicant shall adjust the depth to meet 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 sing1e- 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 ofthe Construction Plans." ATTACHMENTS 1. Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest Meadows Third Addition Final Plats. g:\plan\2004 planning cases\04-43 - yoberry farm\final plat.doc J ~ l> Õ ~ ti I I~ 'iJ ~ ~ â il e~ i¡ ! i I ! ~,~ ! ;;:; I ~~ ~ ~~ g~~ ~~l ~;ä~ :s;¡ ? J:-fi:! 1:;""" !:ij~ i ",i ~~.~ u_:< ~ ~ S æ .';:!r: ~ i~ ß: ~; 1J i! 6 i ~ ~ ~it j ~:!! - !í.;¡ ~ !,; !i 1]::- 11 ~:¡:¡ º' ~d i : ¡ ! ~fl b i:i ~ ~ o~ ;; ªR ,< t;;! H~ ~; !" ali ¿;~ , '§1 ã~ ~ i~ ~~ f ~! ~å u it i5~ E 5~ :¡g ~ .II~ Zþ,. ~ ,~ ~! ,{ gi a!~ ê;i ~ u ~; ~ ..~ :lj ~ h ~ä ~i ª~fj' " I I I I I i ..) ã- ~, I ! ;i " . å. It ! ...ìi ë:;. 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