The URL can be used to link to this page

6 PUD Lynmore AdditionCITY OF PC DATE: .March 17, 1999 CC DATE: April 12, 1999 CASE #: 98-1 PUD By: Generous/Hempel STAFF REPORT PROPOSAL: LOCATION: APPLICANT: General Concept and Preliminary PUD Development Plan Approval for Rezoning of 6.39 acres from A-2, Agricultural Estate District to PUD-R, Planned Unit Development-Residential, Preliminary Plat Approval to subdivide 6.39 acres into 8 single family lots and 2 outlots, Vacation of a portion ora Utility and Drainage easement located on Lot 9, Block 1, Stone Creek 6th Addition and Conditional Use Permit to permit development within the Bluff Creek Overlay district. East of Galpin Boulevard just north of Stone Creek Addition. David D. Moore 7815 Market Boulevard Chanhassen, MN 55317 906-2416 Git Vander Ham 12905 44th Avenue Plymouth, MN 55442 391-8001 PRESENT ZONING: ACREAGE: DENSITY: ADJACENT ZONING AND LAND USE: A-2, Agricultural Estate District 6.39 acres 1.25 units per acre gross density; 1.44 units per acre net density N - A-2, Single Family Home and Bluff Creek S - RSF, Stone Creek Addition W - PUD-R, Trotters Ridge Addition E - RSF, Stone Creek Park WATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The highest elevation on the site' is 980. The site generally slopes to the north and northeast. A residential single family and a detached accessory structure occupy the site. Bluff Creek runs to the north of the subject site. There'are scattered woods on the site. 2000 LAND USE PLAN: Residential-Low Density (Net Density Range 1.2 - 4 units per acre) 080 ~o~ o o T/Iv' ! / I Lynmore Addition March 17, 1999 Page 2 PROPOSAL SUMMARY The applicant is requesting approval for a General Concept and Preliminary PUD Development Plan to rezone 6.39 acres from A-2, Agricultural Estate District to PUD-R, Planned Unit Development-Residential, preliminary plat approval to subdivide 6.39 acres into 8 single family lots and 2 outlots, and vacation ora portion ora utility and drainage easement located on Lot 9, Block 1, Stone Creek 6th Addition. The average lot size is 17,901 square feet with a resulting net density of 1.44 units per acre. While this density is below the city's goal of 2.42 units per acre, the city is preserving approximately 3.5 acres of the bluff creek primary zone in the eastern portion of the site. The Bluff Creek primary zone represents approximately 2.76 acres of the site. With this land excluded from the density calculations, the net density of the site would be 2.86 units per acre. The site is located east of Galpin Boulevard just north of Stone Creek Addition and west of Stone Creek Park. The site contains clusters of wooded areas, as well as open spaces, and a terrain that generally slopes down to the north. It contains a single family home and a detached accessory structure. Bluff Creek runs approximately 200+ feet north of the subject site. Access to the subdivision will be provided via a cul-de-sac connecting the subdivision with Galpin Boulevard. The eastern two acres of the site is located within the primary zone of the bluff creek overlay district. City ordinance requires that the primary zone be reserved for open space. In reviewing this application, staff worked with the applicant and offered some suggestions to minimize the impact on the natural features of the site. It was explained that the most effective way of developing the site would be to cluster the homes along the western portion of the site and preserve the eastern portion. The resulting plan provides the least impact to the site. With all the natural features, meandering terrain, and close proximity to Bluff Creek, the site is an excellent candidate for a Planned Unit Development. The intent ora PUD is to develop flexible zoning while creating a higher standard of development. Part of the PUD process is to establish development standards by which the development will be required to adhere to. This PUD will be governed by the final development plan. The proposal consists of a general concept and preliminary development plan for rezoning from A-2 to PUD-R (the PUD ordinance states that if appropriate because of the limited scale of the proposal, the concept stage and preliminary plan stages may proceed simultaneously). The overall preliminary PUD appears to be in order and well designed. The intended use of the site is to provide building sites for single family homes. The development is consistent with all plans and ordinances; it preserves natural conditions to the greatest extent feasible, creates a suitable balance between the amount and arrangement of open space, and provides safe and adequate access and internal circulation. Lynmore Addition March 17, 1999 Page 3 In reviewing this plat, staff also had to look at access to the property to the north. While the property owner (Mr. Schmidt) is not ready to develop or subdivide at this time, we need to ensure that the parcel is not landlocked. Currently, the subject site and the property to the north share a private driveway. With the Lynmore subdivision, the existing house will gain access via Bridal Creek Court. If and when Mr. Schmidt decides to subdivide his property, access should be gained through the Lynmore subdivision. Staff is recommending this access be in the form ora private driveway through Outlot B. Through rough sketches and field surveys, we believe that Mr. Schmidt could potentially get 3 additional lots. The private driveway ordinance allows a maximum of 4 lots to be served via a private driveway and this parcel meets the criteria for private driveways. Outlot B, Lynmore Addition, could still be replatted into a buildable lot, if it were combined with a portion of Mr. Schmidt's property and the exiting driveway serving Mr. Schmidt's home were eliminated. The subdivisions request is straight forward. The PUD Ordinance allow a minimum lot size of 11,000 square feet with an average lot size of 15,000 square feet for the entire PUD. All parcels exceed the minimum area requirements with an average lot size of 17,901 square feet excluding the area of Outlots A and B. The PUD allows for a reduced front yard setback if environmental protection is enhanced. The applicant is requesting the use of 25 foot front setback for the development. In this case, the reduced setback will allow for protection of vegetation within rear yards and reduce grading. The westerly 95 feet of the site is actually part of Lot 9, Block 1, Stone Creek 9th Addition. The applicant has combined that part of Lot 9 with the subject site, which is the logical thing to do. There is an existing drainage and utility easement that runs along the exterior lot lines of Lot 9. The applicant is requesting to vacate the easements portion that are part of the current subdivision and dedicate new easements that run along the interior lot lines of Lot 1, Block 1, Lymnore Addition. Staff is recommending approval of the vacation. Staff believes the proposal, combined with conditions proposed by staff, will be effective in providing enhanced environmental sensitivity beyond normal ordinance requirements. In return the developer gains reduced lot sizes, flexibility in development standards such as setbacks, street width, and reduced development improvement costs. Staff finds the proposed PUD, plat and utility and drainage easement vacation be acceptable and is recommending approval of the general concept and preliminary stage of the PUD plan, preliminary plat, and vacation subject to proposed conditions. Lynmore Addition March 17, 1999 Page 4 REZONING Justification for Rezoning to PUD The applicant is requesting to rezone 6.39 acres from A-2, Agricultural Estate District to PUD-R, Planned Unit Development-Residential. The following review constitutes an evaluation of the PUD request. The review criteria is taken from the intent section of the PUD Ordinance. Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfer of density, construction phasing and a potential for lower development costs. In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other, more standard zoning districts. It will be the applicant's responsibility to demonstrate that the City's expectations are to be realized as evaluated against the following criteria: Planned unit developments are to encourage the following: Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. Finding. The majority of the site will remain intact since the applicant will be clustering the development along the western portion of the property. More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. Finding. The site is surrounded by environmentally sensitive features. Clustering the homes to the west and leaving the easterly portion undisturbed will result in an efficient and effective use of land and open space. The applicant has offered to dedicate the westerly half of the property (Outlot A) to the City to be combined with Stone Creek Park. o High quality design and design compatibility with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. Lynmore Addition March 17, 1999 Page 5 Finding. The proposed development is compatible with surrounded uses. Through the incorporation of the recommendations contained in this report, staff believes that the project will reflect higher quality design. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Finding. The proposed design is compatible with surrounding area and reflects a sensitive development. The dedication of Outlot A as a park will leave this area undisturbed providing a buffer as well as a transition area between surrounding properties. 5. Development which is consistent with the Comprehensive Plan. Finding. The Comprehensive Plan guides this area for Residential Low Density and the development is consistent with the comprehensive plan. The comprehensive plan also highly encourages the preservation of environmentally sensitive features such as wooded areas, steep slopes and waterways. This plan provides preservation of all these features. Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be consistent with the Comprehensive Park Plan and overall trail plan. Finding. The applicant is preserving the Bluff Creek corridor. Provision of housing affordable to all income groups if appropriate with the PUD. Finding. Not applicable to this proposal. Energy conservation through the use of more efficient building designs and sightings and the clustering of buildings and land uses. Finding. The proposed mix of housing types provides energy conservation through the efficiencies related to site development. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Finding. Access to this site will be from Galpin Road. There is a private drive that is currently being shared by the subject site and the property to the north. Eventually this driveway will be eliminated when the property to the north develops. Lynmore Addition March 17, 1999 Page 6 Summary of Rezoning to PUD Rezoning the property to PUD provides the applicant with flexibility, but allows the city to request additional improvements and the site's unique features can be better protected. The flexibility in standards allows the disturbed areas to be further removed from the unique features of the site. In return for the flexibility, the city is receiving: Development that is consistent with Comprehensive Plan Preservation of desirable site characteristics (trees, waterways, topographical features) Sensitive development in transitional areas More efficient use of land High quality project design PRELIMINARY STAGE PUD PLAN APPROVAL Development Standards The applicant is requesting approval for General Concept and preliminary PUD Development Plan to rezone 6.39 acres from A-2, Agricultural Estate District to PUD-R, Planned Unit Development- Residential. The purpose of this request is to subdivide 6.39 acres into 8 single family lots and 2 outlots. The density of the proposed subdivision is 1.25 units per acre gross. All the lots exceed the minimum 11,000 square feet of area, except lot 8, and an average lot size of 15,000 square feet, with an average lot size of 17,901 square feet. The site is located east of Galpin Boulevard just north of Stone Creek Addition and west of Stone Creek Park. The site contains clusters of wooded areas, as well as open spaces, and a terrain that generally slopes down to the north. It contains a single family home and a detached accessory structure. Bluff Creek runs approximately 200 + feet north of the subject site. Access to the subdivision will be provided via a cul-de-sac connecting the subdivision with Galpin Boulevard. All of the proposed lots meet the minimum depth requirements of the PUD Ordinance. The lots on the south side of the project do not meet the minimum width requirement. However, staff supports the deviation from the standards since the developer will be preserving the eastern portion of the site as permanent open space. There are two outlots shown on the plat. Outlot A will remain undisturbed and will be dedicated as park land and combined with Stone Creek Park. Outlot B is reserved for future development. The property to the north owns a portion of this outlot and unless they are combined, the parcel can not be developed. Staff is recommending that 30 feet ofOutlot B be dedicated for a private driveway purposes to provide access to the property to the north. This issue will be discussed in more detail under "STREETS" later in the report. Lynmore Addition March 17, 1999 Page 7 The PUD ordinance requires all structures to maintain a 30 foot front and rear yard setback and a 10 foot side yard setback. The ordinance also states that The thirty foot front yard setback may be waived by the city council when it is demonstrated that environmental protection will be enhanced. In these instances, a minimum front yard setback of twenty (20)feet shall be maintained. Staff encouraged the applicant to use the 25 foot front yard setback to maximize the buildable area of the lots. The dedication of Outlot A as park land is a demonstration that environmental protection is being provided. This Outlot is located within the primary zone of Bluff Creek and it will provide protection of the creek. This is a compromise that benefits both the developer and the city. There is an existing detached structure located on proposed Lot 7. This structure will create a non- conforming situation since the ordinance does not allow accessory structures without the construction of a primary structure. Therefore, the detached accessory structure must be removed prior to recording of the plat. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS There are no wetlands on site. SURFACE WATER MANAGEMENT PLAN (SWMP) Storm Water Quality Fees The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of $2.50 per cubic yard for excavation of the pond. The city has had discussions with the applicant's engineer on the water quality ponding. The proposed SWMP water quality charge of $800/acre, (or $3,400 for the 4.25 acres) for single-family residential developments may be waived if the applicant provides water quality treatment according to the city's SWMP standards. To date this development plan has no on site treatment pond. Storm Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide rate for the installation of water quantity systems. This cost includes land acquisition, Lynmore Addition March 17, 1999 Page 8 proposed SWMP culverts, open channels and storm water ponding areas for runoff storage. Single family residential developments will have a connection charge of $1,980 per developable acre. The total gross area of the property is 4.25 acres. Therefore, the proposed development would then be responsible for 4.25 acres resulting in a water quantity connection charge of $8,415. This fee will be due payable to the city at time of final plat recording. PARK AND TRAIL The Park and Recreation Commission reviewed the Lynmore Subdivision on February 23, 1999. Their review was prior to the plan being revised to identify Outlot A as open space. As such, the commission recommended denial of the application for failing to meet the open space preservation requirements of the Bluff Creek ordinance. The Park and Recreation Commission was very clear that without the preservation of the primary zone, they would not support this application. The Park and Recreation Commission will be pleased to see the revised plans. On March 23, I will present the new set of plans to the commission. It will be my recommendation that the commission offer the applicant full park fee credit, $8,400, in exchange for fee title ownership of Outlot A. This trade off is not required to ensure the outlot remain open space. The land is already protected by the Bluff Creek ordinance. The credit is offered as.an inducement to the applicant to transfer fee title to the city. In this particular situation, fee title is desirable as the outlot abuts Stone Creek Park. LANDSCAPING Tree canopy coverage and preservation calculations for the Lynmore development are as follows: Total upland area (including outlots) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 278,348 SF or 6.39 ac. 130,680 SF or 3.0 ac. 47% 35% or 97,422 SF 38% or 105,313 SF Developer meets minimum canopy coverage allowed. One tree shall be planted in each front yard per city ordinance. Applicant is proposing to transplant 21 trees ranging in size from 3-9 inches in diameter. The variety of trees include 7 ash, 12 maple, 1 apple and 1 cherry. These trees could be counted as replacement plantings provided they are guaranteed for at least one year.. Lynmore Addition March 17, 1999 Page 9 Bufferyard plantings will be required along the approximately 280' of frontage of Galpin Boulevard. Assuming a 20' bufferyard, minimum requirements include 5 overstory trees, 7 understory trees and 11 shrubs. The applicant shall revegetate the area around the proposed storm water pond with a native seed mixture approved by the city. The applicant may refer to MNDOT seeding manual mixture 50 for an acceptable seed mix. BUILDING DEPARTMENT ISSUES Dwelling Types. The type of dwelling proposed for each lot is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance. For the same mason, proposed lowest level floor elevation, entry floor elevation (not top of block) and garage floor elevation is required to be indicated on the proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits. Existing structures on the property which will be demolished will require a demolition permit. Proof of well abandonment must be furnished to the city and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. A house moving permit is required ifa structure is to be moved to another location within the city. House moving permits must be approved by the City Council. A road use permit is required to move a structure over city roads. GRADING The easterly half the site is proposed to be graded to prepare the house pads and street subgrade. Outlot A is proposed to remain undisturbed. A storm water pond is proposed on Lot 5. Upon preliminary review the pond configuration may change to limit tree loss and minimize grading. Utility extension from the north along Galpin Boulevard will also require grading a 30-foot wide pathway along Galpin Boulevard through Outlot B. The quantity of earthwork is unknown at this time; however, the applicant should be advised if exporting or importing of material is necessary, a detailed haul route and traffic control plan will be required prior to site grading commencing. In addition, if material is being exported or imported from another Chanhassen site, that property will also be required to obtain the necessary earthwork permits in accordance with city ordinance. The existing home utilizes a well and septic system. The well and septic system is not located on the grading plan and therefore it is difficult to determine whether the site grading will impact Lynmore Addition March 17, 1999 Page 10 either of the utilities. The well and septic site needs to be preserved on the site until municipal city sewer and water have been extended along Bridle Creek Court and tested and accepted by the city. The final grading plan shall denote the existing lowest floor, first floor and garage elevations of the home on Lot 6. The cul-de-sac grade may need to be lowered one to two feet to accommodate drainage from Lot 6 out to the street. In addition, the street grade and/or house pad elevations on Lots 7 and 8 need to be adjusted to provide a minimum of 1.5 feet of fall from the first floor and garage floor elevations out to the street. DRAINAGE The majority of the site sheet drains north, east and south. The proposed grading will maintain the pre-developed drainage pattern in the area for the most part. Grades along the south property need to be adjusted to keep runoff from the site from discharging onto the Stone Creek development south of this proposal. The resulting drainage area to the south and east of the property will be reduced after construction. The plans propose to drain the street and front yard areas of the lots into a storm sewer system which will convey the runoff into a storm pond on Lot 5 for pretreatment before discharging into Bluff Creek. The location and design of the storm pond may be altered after further review by staff. There is an exist!.n~ drainag,~wale that drains . along the common property line of Stone Creek Development and~tl~'proposal. The surface water drains along the property line into the existing ravine through Lots 4 and 5 down to Bluff Creek. The proposed house pad on Lot 4 could experience wet areas on both sides of the house due to drainage through the area. These drainage constraints should be considered and resolved in conjunction with the design of the home for Lot 4. A drainage easement shall be dedicated on the final plat to preserve the drainageway/ravine and pond through Lot 4. The minimum width shall be 20 feet wide. The construction plans will have to incorporate a drain tile system behind the curbs to address household sump pump discharge for those lots not adjacent to a storm water pond or wetland. Drain tile is also beneficial in absorbing subgrade moisture from the street. UTILITIES Municipal utility service is indirectly available to the site. Water service is available along Galpin Boulevard. Sanitary sewer service has been a point of discussion in the past. The sewer line to service this site is located approximately 750 feet north of the site near Lukewood Drive. Extension of this sanitary sewer would be very difficult given the terrain and vegetation. In addition, the applicant would have to obtain permanent and temporary easements from the adjacent property owner (Schmidt) to extend the utilities to service this development. The developer has attempted to acquire easements from the Schmidt's, however, to no avail. Another alternative for sanitary sewer service has been proposed from the west side of Galpin Boulevard. This design appears feasible and will ultimately service the parcel to the north (Schmidt) as well. Lynmore Addition March 17, 1999 Page 11 This sewer proposal, however, will not serve Outlot A without a lift station. Outlot A will not have gravity sewer service and should be considered non-buildable. Temporary construction easements and a county permit will be involved in pursuing this alternative sewer proposal. The developer shall be responsible to obtain the necessary easements and permits. Should the developer not obtain the necessary easements or permits, the subdivision in question shall be considered premature since sanitary sewer would not then be available to service the development. The utility improvements proposed to service the site shall be designed and constructed in accordance with the city's standard specifications and detail plates. Upon completion of the utility improvements, the utilities will be turned over the city for maintenance and ownership. Detailed utility and street construction plans and specifications in accordance with the city's latest edition of Standard Specifications and Detail Plates will be required in conjunction with final plat consideration. Construction drawings will need to be submitted to staff for review at least three weeks prior to final plat consideration. The construction plans and specifications for the project will be subject to staff review and City Council approval. The developer will be required to enter into a PUD Agreement/Development Contract with the city and provide the necessary financial security to guarantee conditions of approval. The financial security shall be in the form of a letter of credit or cash escrow. The existing house on Lot 6 will be required to hook up to the new sewer water line in Bridle Creek Court within 30 days after the utilities have been accepted by the city. Connection to city water is not necessary unless the well fails on Lot 6. The lots in the plat will also be subject to deferred assessments as a result of the city's Upper Bluff Creek Trunk Improvement Project No. 91-17B. The parcel was previously assessed for only one trunk sewer and water assessment. Upon final platting of the property, seven (one per lot) sewer and water trunk hookup charges shall be pending. The trunk sewer and water charges shall be collected at time of building permit issuance. The 1999 trunk sewer utility hook-up charge is $1,252 per unit and trunk watermain hook-up charge is $1,632 per unit. STREETS Access to the development is proposed from Galpin Boulevard/County Road 19. This road is classified in the city's Comprehensive Plan as a collector street. The minimum right-of-way width of Galpin Boulevard shall be 100 feet wide. The preliminary plat indicates 50 feet of right- of-way exists adjacent to this development; however, the city, through a previous project, attempted to acquire an additional 17 feet of right-of-way and a 1 O-foot wide trail and utility easement. Staff does not believe that the right-of-way and additional trail and easements were acquired and will need to be dedicated with the final plat. Staff will be further reviewing this and maY result in the developer dedicating a total of 17 feet of right-of-way along Galpin Boulevard and a 1 O-foot wide trail, drainage and utility easement. The additional easement dedication does not appear to affect the lot sizes in the preliminary plat submittal. The preliminary plat proposes a 60-foot wide right-of-way with a 60-foot radius for the cul-de- sac in accordance with City Code. The front building setbacks are proposed at 25 feet versus 30 Lynmore Addition March 17, 1999 Page 12 feet. Street grades may have to be adjusted to maintain a 3% landing for the first 75 feet east of Galpin Boulevard and lowering of the cul-de-sac to provide drainage from the lots out to the street. The street grade in the cul-de-sac shall be a minimum of 1% to maintain drainage around the curbs. In an effort to minimize the blacktop area of the cul-de-sac staff recommends the developer consider a landscaped island. This has worked well in past developments. The city, however, shall be responsible for maintenance of the landscaped island. The developer or their assignee such as a homeowner's association would be responsible for maintenance. The site is currently accessed through a shared gravel driveway off of Galpin Boulevard with the Schmidt property to the north. As a result of platting the property a public street (Bridle Creek Court) will be extended to service the development as well as the Schmidt parcel. A 30-foot wide driveway and utility easement is proposed over Outlot B to provide access to Schmidt's. The location of the existing driveway is not desirable from a traffic safety standpoint. Staff has recommended that a future private driveway through Outlot B be reserved to service future subdivision of the Schmidt parcel. The Carver County Public Works Department has the jurisdiction to approve additional access points or modify existing access points along Galpin Boulevard. Staff believes that the Schmidt parcel should access Bridle Creek Court through Outlot B with a private driveway. Staff also believes the Schmidt parcel does not have the capability to subdivide into more than four single-family lots based on current ordinances and topographic features. Outlot B as currently proposed is not a buildable lot. There is a parcel of land that is owned by the Schmidt's that is needed to be acquired to develop Outlot B into a buildable parcel. Staff recommends that a 30-foot wide strip of land be deeded or easement dedicated to the city over Outlot B for future access (private driveway) to the Schmidt parcel to serve up four residential homes. The exact location of this easement can be modified through negotiations with staff and the applicant. Bridle Creek Court is proposed to be constructed to city urban street standards within a 60-foot wide right-of-way. Detailed street construction plans and specifications will be required prior to final plat consideration. The public street shall be constructed in accordance with the city's latest edition of Standard Specifications and Detail Plates. There are city-owned street lights along Galpin Boulevard that may be impacted with the street connection. This must be verified and street lights relocated in accordance with city standards. A street light will also be required at the end of the cul-de-sac. The developer shall also coordinate with the appropriate utility companies for the installation of small utilities, i.e. NSP, Minnesota Valley Electric, Minnegasco, Triax Cable and U.S. West. Access to the existing house on Lot 6 must be maintained during construction from both a public safety standpoint and a resident standpoint. Once Bridle Creek Court has been constructed, the existing home will be required to change their driveway access and street address to Bridle Creek Court and eliminate the existing access through Lots 7 and 8 and Outlot B. Lynmore Addition March 17, 1999 Page 13 EROSION CONTROL Erosion control fence needs to be incorporated along the grading limits on Lots 3, 4, 5 and 7. Erosion control fence needs to be extended along the pond construction limits on Lot 5 and tree protection fencing around the trees to be preserved on the site. Tree protection fencing shall be incorporated onto the grading, drainage and erosion control plan. Subdivision Findings: 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets the intent of the city code subject to the conditions of the staff report. 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 applicable plans, subject to approval of the rezoning to PUD. 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. 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 infi'astructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause environmental damage subject to conditions if approved. 6. The proposed subdivision will not conflict with easements of record. Lynmore Addition March 17, 1999 Page 14 Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: ao Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infrastructure. COMPLIANCE WITH DISTRICT REGULATIONS AREA (sq. ft.) Ordinance 15,000 avg., min. requirements 11,000 Lot 1 16,874 80 & Lot 2 15,453 35 & Lot 3 12,854 52 & Lot 4 30,777 39 & Lot 5 13,817 34 & Lot 6 30,170 99 Lot 7 12,417 85 * Lot 8 10,849 # 80~ Outlot A 89,378 Outlot B 9,647 ROW 36,112 TOTAL 6.39 acres FRONTAGE (fee0 90 DEPTH (feet) 100 177 160 135 213 266 190 134 119 #Does not meet minimum lot area requirement of 11,000 square feet, must be revised. ~Lot line shall be revised to meet minimum 90 feet. *Meets minimum at the building setback line. & Does not meet minimum, however, staff supports proposed lot configuration. Setbacks: Front (F) - 25 feet, Rear ( R)- 30 feet, Side (S) - 10 feet, Primary Zone (PZ) - 40 feet, Perimeter PUD setback (P) - 30 feet, Galpin Blvd. (G) - 50 feet. It should be noted that the proposed setbacks being established as part of the development, impact the potential placement of the house on Lot 4 moving it farther away from the south property line. Setbacks See Note F, S, G F,S,G F, S, P F, S, P, P2 F, S, PZ F, S, P, P2 F, S, P F, S, R Lynmore Addition March 17, 1999 Page 15 VACATION The westerly 95 feet of the site is was part of Lot 9, Block 1, Stone Creek 9th Addition. The applicant has combined that part of Lot 9 with the subject site. There is an existing drainage and utility easement that runs along the exterior lot lines of Lot 9. The applicant is requesting to vacate the easements portion that are part of the current subdivision and dedicate new easements that run along the interior lot lines of Lots 1, 2, and 3, Block 1, Lynmore Addition. Staff is recommending approval of the vacation. PLANNING COMMISSION UPDATE The Planning Commission held a public hearing on March 17, 1999 to review the proposed development. The Planning Commission voted unanimously to recommend approval of the general concept/preliminary rezoning the property from A2 to PUD-R, and preliminary plat approval, and conditional use permit approval. The Planning Commission recommended approval of the conditions with the addition of conditions 34 - 36. At the Planning Commission meeting, the developer requested the city look into compensating them for extending sanitary sewer service to service the Lynmore subdivision as well as the parcel to the north of the site (Schmidt parcel). Just to give a little background, sanitary sewer service for this development, as well as the Schmidt parcel, was proposed to be extended along the east side of Galpin Boulevard from a service stub provided south of Lukewood Drive, approximately 700 feet north of the Lynmore site. The developer proposes an alternative sanitary sewer alignment which is a shorter distance but just as costly. The sanitary sewer is proposed to be extended along the west side of Galpin Boulevard and cross underneath Galpin to service Lynmore as well as a portion of the Schmidt parcel. Without the extension of sanitary sewer service this subdivision would be considered premature. In typical subdivisions, the developer is required to extend street and utility service through their site for the adjacent parcels to connect onto and extend in the future. However, in this circumstance the situation is a little different. The Lynmore development needs to extend the sewer either though or around the Schmidt parcel in order to be served. The property (Schmidt) between Lynmore and the existing sewer line has no current plans on subdividing. By the developer extending sanitary sewer to Lynmore, they would also be providing sanitary sewer service for potentially two lots to connect into immediately on the Schmidt parcel at no cost. If the Schmidt parcel subdivides into more than two lots, a sanitary sewer service line will have to be extended from Lynmore through the Schmidt site. The developer of the Schrnidt parcel would be responsible for the cost of extending the sanitary sewer service to serve more than two lots. The city on occasion by request from the developer has worked out reimbursement or compensation for providing immediate sanitary sewer service to the adjacent parcels. Pursuant to Lynmore Addition March 17, 1999 Page 16 city ordinance, the city collects a connection charge at time of the building permit for those parcels not previously assessed for a lateral sewer or water line. The city could reimburse the developer a portion (95%) of the sanitary sewer connection charges collected on the Schmidt parcel for providing immediate sanitary sewer service to the Schmidt parcel. This is similar to what occurred in previous developments such as Vineland Forest, Woodridge Heights, Gary Carlson's development off of Church Road, and Lake Lucy Estates. In conclusion, without sanitary sewer service extension to Lynmore, the plat is considered premature development. The developer is incurring costs for the extension of sanitary sewer that will also be a direct benefit the adjacent parcel to the north (Schmidt). If the City Council believes the developer is entitled to compensation for providing sewer service to the Schmidt's, then staff would recommend that the city reimburse 95% of two future sewer connection charges collected from the Schmidt parcel back to the developer when connection is made to the sanitary sewer system. The 1999 sanitary sewer charge connection rate is $3,926. The City Council could also look at extension of the sanitary sewer as development costs for the developer to supply his plat with sewer service similar to other developments in the city. In addition, Mr. Paul Palmer had requested that the Planning Commission perrf~ Lot 6, Block 1,. of the development to have a 17 foot setback. The Planning Commission was concerned about granting a blanket variance without seeing the proposed addition. Mr. Palmer has submitted a sketch plan for Planning Commission review at their April 7, 1999 meeting. Staff will update the City Council at the meeting regarding Planning Commission's recommendation. RECOMMENDATION Staff recommends the City Council adopt the following motions: General Concept/Preliminary PUD Development Plan and Rezoning Approval and Subdivision Approval "The City Council approves the General Concept and Preliminary PUD Development Plan, the first reading of the Rezoning of 6.39 acres from A-2, Agricultural Estate District to PUD-R, Planned Unit Development-Residential and Preliminary Plat approval to subdivide 6.39 acres into 8 single family lots and 2 outlots, as shown in plans dated 2/99, subject to the following conditions: 1. The applicant shall guarantee any transplanted trees for a minimum of one year. Transplanted trees shall be counted as replacement plantings. Buffer yard plantings shall be installed along Galpin Boulevard. Minimum planting requirements are 5 over story trees, 7 under story trees, and 11 shrubs. The landscape plan shall be submitted to the city for approval.' Lynmore Addition March 17, 1999 Page 17 3. One tree shall be planted in each front yard per city ordinance. 4. Install tree protection fencing at grading limits prior to construction. 5. The applicant shall revegetate the area around the proposed storm water pond with a native seed mixture approved by the city. The applicant may refer to MnDOT seeding manual mixture 50 for an acceptable seed mix. 6. The accessory structure located on proposed Lot 6 shall be removed prior to recording of the plat. 7. Outlot A shall be reserved through park dedication. Fee title to Outlot A shall be granted to the city in exchange for full park fee credit. If ownership is not transferred to the city, then the developer shall place a conservation easement over Outlot A. 8. The development shall comply with the following setbacks: Front (F) - 25 feet, Rear (R)- 30 feet, Side (S) - 10 feet, Primary Zone (PZ) - 40 feet, Perimeter PUD setback (P) - 30 feet, Galpin Blvd. (G) - 50 feet. 9. The Primary Zone boundary shall be shown on the building permit plans for Lots 4, 5, and 6, Block 1, Lynmore Addition. 10. Lot 8 shall be reconfigured to meet the 90 foot minimum frontage requirement as well as the 11,000 square foot minimum lot area requirement. 11. Revise the preliminary grading & utility plan to show the proposed dwelling pads with standard designations and indicate the lowest level floor, entry level floor and garage floor elevations. This should be done prior to final plat approval. 12. Obtain demolition, moving and/or road use permits for existing buildings to be relocated. This should be done prior to any grading on the property. 13. The proposed single family residential development of 4.25 net developable acres is responsible for a water quality connection charge of $3,400 and a water quantity fee of $8,415. These fees are payable to the city prior to the city filing the final plat. 14. Install a fire hydrant at the intersection of Bridle Creek Court and Galpin Blvd. 15. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, cable TV, and transformer boxeS. This is to ensure that fire Lynmor¢ Addition March 17, 1999 Page 18 hydrants can be quickly located and safely' operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. 16. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. The cul-de-sac as currently designed will not allow proper turning around of fire apparatus. Submit redesigned dimensions to Fire Marshal and City Engineer for review and approval. Fire Marshal will not approve building permits until redesign of cul-de-sac is submitted. 17. If trees are to be felled on site, they must either be chipped or hauled off site. No burning permits will be issued. 18. (The final construction plans shall include the following) The grading plans shall include the first floor, lowest floor and garage floor elevations of the existing home on Lot 6. Show existing well and septic site on Lot 6 with provisions for protection. Install drain tile behind the curb in accordance with City detail plates 5232 and 5234 to address household sump pump discharge. Provide pond maintenance access route between Lots 4 and 5. The grade of the access route shall not exceed a 4 to 1 slope. Provide erosion control measures and tree preservation fencing on the grading plan. The lot grade on Lots 6, 7 and 8 and/or street grades shall be revised to provide front yard drainage from the homes out to Bridle Creek Court. Provide traffic control signage and street light locations. The centerline street grade through the cul-de-sac shall be a minimum of 1% and the first 75 feet of Bridle Creek Court shall not exceed 3.0%. Provide drainage swale on the south side of Lots 3 and 4 to prevent runoff from leaving the site. 19. The existing home on Lot 6 shall connect to city sewer within 30 days after the utilities are accepted by the city. When the existing well on Lot 6 fails, the home shall connect to city water. Lynmore Addition March 17, 1999 Page 19 20. The developer shall dedicate to the city 50 feet of right-of-way for Galpin Boulevard and a 10-foot wide trail and utility easement along the west line of Lots 1 and 2 and Outlot B. 21. During design and construction of a home for Lot 4 the surface water runoff must be managed to avoid flooding of the home. The lowest opening of the home shall be a minimum of one foot above the existing/proposed grade at the south property line adjacent the home. 22. At time of building permit issuance each lot except Lot 6 shall be charged a sewer and water hook-up charge. Should Outlot B be platted in the future, this parcel will also be subject to sewer and water hook-up charges in accordance with city ordinance. 23. The existing home on Lot 6 shall change their street access and address once Bridle Creek Court is paved with a bituminous surface. In addition, the existing driveway access through Lots 7 and 8 and Outlot B shall be removed and restored with topsoil, seed and mulch. 24. If the exporting or importing of earthwork material is required, the developer shall supply staff with a haul route and traffic control plan for review and approval. 25. The appropriate drainage and utility easements shall be dedicated to the city on the final plat for all utilities, existing drainageways and ponding areas lying outside the right-of-way. The minimum easement width shall be 20 feet wide. 26. The developer shall be responsible for the extension of sanitary sewer service to the site and acquisition of the necessary temporary and/or permanent utility easements. If the developer is unable to acquire the necessary utility easements, the plat shall be considered premature for development. 27. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the city for review and formal approval in conjunction with final plat submittal. 28. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 29. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed street and utility plans and specifications shall be submitted three weeks prior to final plat consideration for staff review and City Council approval. Lynmore Addition March 17, 1999 Page 20 30. The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year storm events and provide ponding calculations for stormwater quality/quantity ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. The applicant shall provide detailed pre-developed and post-developed stormwater calculations for 100-year storm events and normal water level and high water level calculations in existing basins, created basin, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. In addition, water quality ponding design calculations shall be based on Walker's Pondnet model. 31. The applicant shall enter into a PUD agreement/development contract with the city and provide the necessary financial security to guarantee compliance with the terms of the development contract. 32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Carver County, Watershed District, Metropolitan Waste Control Commission, Health Department and Minnesota Pollution Control Agency. 33. A 30-foot wide access easement shall be deeded to the Schmidt's over Outlot B for future driveway access to the property to the north. Staff and the developer shall work together in determining the alignment. 34. Staff will review condition 18 regarding grading on Lot 6 as it pertains to drainage. Staff will also talk with the developer regarding conditions 7 and 8. 35. Staff will review the tree inventory to recommend to City Council the best way to preserve the trees along the project boundaries. 36. Staff will address the issue about reimbursement for the sanitary sewer extension to the parcel to the north." Conditional Use Permit "The City Council approves of the Conditional Use Permit to permit development within the Bluff Creek Overlay district subject to the following conditions: 1. Outlot A, Lymnore Addition, is permanently preserved as passive open space." Lynmore Addition March 17, 1999 Page 21 Vacation "The City Council approves the vacation of a portion of a Utility and Drainage easement located on Lot 9, Block 1, Stone Creek 6th Addition, as shown in plans dated received June 22, 1998, with the following conditions: 1. The applicant shall provide a legal description of the Utility and Drainage easement proposed to be vacated." ATTACHMENTS 1. Application. 2. Reduced Copy of the Preliminary Plat 3. Reduced Copy of the Grading, Drainage, Erosion Control Plan 4. Letter from Carver County Public Works Department dated July 20, 1998. 5. Bluff Creek Overlay District Map 6. Public Hearing Notice and Mailing List 7. Planning Commission Minutes for 3/17/99 g:\plan\sa\lynmore.pudcc.doc OH : TEC DESIGN PHONE NO. : 715 552 03~0 Feb. 2_6 1999 08:40AH P2 o~A~T: David D. Moore DR~SS: 7815 Market Boulevard Chanhassen, MN 55317 CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION Applicant: ~%~ Gi 1 ADDRESS: TELEPHONE: _EPHONE (Day time) g 0 6 - 2 ,,1 1 6 Vanderham 12905 44th Avenue Plymouth, MN 55,,1,1,,12 391-8001 Comprehensive Plan Amendment _ Temporary Sales Permit Conditional Use Permit Jnte~'im Use Permit __ Non-conforming Use Permit Planned Unit Development' Rezoning Sign Permits Sign Plan Review Site Plan Review* Subdivision' x Vacation of ROW/Easements Variance ~-f __ Wetland Alteration Permit __ Zoning Appeal Zoning Ordinance Amendment Notification Sign X Escrow for Filing Fees/Attorney Cost** ($50 CU P/SPR/VACNAR/WAP/Metes and Bounds, $400 Minor SUB) TOTAL FEE $ A list of all property owners within 500 feet of the boundaries of the property must be Included with the application. Building material samples must be sul~m[tted with site plan reviews. '~l'went~slx full size folded copies of the plans must be submitted, Including an 8~,~'' X 11" reduced copy of transparency for each plan sheet. '* Escrow will be required for other applications through the development contract 'E- When multiple applications are processed, the appropriate fee shall be charged for each application. FROH : TEC DESIGN PHONE HO. : 715 552 0330 Feb. 26 1999 08:40AM P3 PROJECTNAME Lynmore Subdivision East of Galpin Boulevard, LEGALDESCRiPTION Attached just North of Stone Creek Addition ']'DTAL ACREAGE WETLANDS PRESENT PRESENT ZONING REQUESTED ZONING 6.39 Acres YES X NO A-2, Agricultural Estate District PUD-R, Planned Unit Development, Residential PRESENTLAND USEDESIGNATION Sinqle Family tIome REQL~ESTEDLAND USE DESIGNATION Single Family Attached/Cluster-Home REASONFORTHISREQUEST Subdivision -]-his application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Deparlmem to determine the specific ordinance and procedural requirements applicable to your application, A determination of completeness of the application shall be made within ten business days of application submittal. A written · ",otice of application deficiencies shall be mailed to the app)icant within t(~n business days of application. Thfs is ~o certify that ! am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This applicat, ion should be processed in my name and I am the party whom 1he City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make ~his application and the fee owner has also signed this application. 1 wit! keep myself informed of th'e 'deadlines for submission of material and the progress of this application. ! further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of m.v knnwledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing t'equirements and agency review. Therefore, the city is notifying the applicant that the c~ requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review emensions are approved by the applicant. re of Applicant ~, . re of Fee Owner Appr~ation Received on - Date Date Fee Paid Receipt No. The app]icant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. ~fnct contacted, a copy of the report will be mailed to the applicant's address. ......... '~ NDI$](] D:llI ~ ..... =tis-_z:~? · H~I~ION I .................. NglS:I(] 311t I=I..I.,~OI~I / / ,~ 2ARVER ?OUNTY PUBLIC WORKS DEPARTMENT Carver County Government Center Administration Building 600 East Fourth Street Chaska, Minnesota 55318-2192 Phone (612)'361-1010 Fax (612) 361-1025 Administration Parks Engineering Highway Maintenance Surveying & Mapping July 20, 1998 To: From: Subject: Sharmin AI-Jaff, Planner II, City of Chanhasser, b,. "'~. Bill Weckman, Assistant County Engineer Preliminary Plat Lynmore Addition (98-1 PUD and 93-4 VAC) Carver County has the following comments and questions regarding the Lynmore Addition Preliminary Plat transmitted to Carver County by your memorandum dated July 9, 1998. These comments and questions are based on the information submitted. Further comments and concerns may develop as this proposal advances. Galpin Boulevard (CSAH 19) was recently reconstructed as an urban roadway with curb and gutter. Any curb cuts and access construction would be the responsibility of the developer. It is expected the entrance design will be similar to the entrance at Bridal Creek Trail. Has a plan been developed to consider the future access of the parcel to the north of this plat? The desire of the County is to limit the number of accesses to CSAH 19 to as few as needed. Has a lot layout concept been considered that would allow future access to the parcel to the north? Any public utility lines that are to be installed within the CSAH 19 right-of-way are subject to the utility permit requirements of Carver County. o Any proposed grading and installation of drainage structures within the right-of-way of CSAH 19 is subject to review and approval of the County Highway Department. The existing storm sewer system, though it is in the County Road, is a City utility. Has it been determined that the main system has adequate capacity to handle the run off from the cul-de-sac without causing runoff problems onto CSAH 197 o Development activities (including the installation of both public and private utilities needed to serve the development site) that result in any disturbance of the county highway right-of- way (including tree removal, trench settlements, erosion, and sediment deposits) need to be completed in a manner that leaves the right-of-way in "as good or better condition" than what existed prior to construction. It is requested that the city include a provision in the developer's agreement that requires the developer to be ultimately responsible for the final condition of the county highway right-of-way. A clear understanding of this responsibility will result in fewer project oversight problems for both the county and the city. The County must approve any trees or landscaping completed within the right-of-way. When 998 A~]b'mativc ,4ctio,/Equal Opportunity Employer Printed o~ ]0% Posl-Con.swmer Recycled Paper locating shrubs and trees, consideration should be given to maintaining an acceptable sight distance at the CSAH 19 intersection. Any trees or shrubs overhanging into the right-of-way could be subject to trimming for safety or overhead utility consideration. Thank you for the opportunity to comment on the preliminary plat for the proposed development. *NOTE- MEETING DATE CHANGED* PLANNING COMMISSION Wednesday, March 17, 1999 City Hall Council Chambers 690 City Center Drive ~H~d~GT: C~nmor~ ~ddition ~LIG~T: David ~ooro NOTICE: You are invited to attend a public hearing about a proposal in your area. The applican David Moore, is requesting rezoning of 6.39 acres from A-2, Agricultural Estate to PUD, Planned Ur Development Residential; preliminary plat and concept and preliminary PUD approval of 6.39 acres into 8 single family lots and 2 outlots, a conditional use permit to permit development in the Bluff Creek Overlay District, and vacation of a portion of drainage and utility easement. The property is located east of Galpin Boulevard and north of Stone Creek Subdivision, Lynmore Subdivision. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob at 937-1900 ext. 141. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on March 4,, 1999. ~w,w w "r W W~ ~ ~ ~ ~ ~ Z - Z ~Z ~ ~ ~ ~8= °8~ °~ ~8~ ~8~ ~ z ~oz ~oz z oz ~ < ~ z>~ ~ m~ o~ Z Z~ ~Oz ~ Z ~ ~ < z ~ < ~ z o~ o~z < >~ ~z ~o z o ~O o~o ~ o ~ ~ ~w w ~ww 0 ~ ~ ~ ~w oww ~ ~ ~ O~W MI','- ~w<z Z Z~Z ~o~ Wz WW w~ ~w w mww ~ww ~m~._z ~< z~: Orr mm, m W Orr o m,,,, Y wz w~ LIJ "I- ~ 0 03 T Z <~ T 0 ~wz w~ 0 m w uJ cc Z w T Z T UJ mWZ ._1 -~.< Wl~,. --y <r T uJ~ O~ rj) LI.I 7 7UJ~ "rO~ ZZTA <o~ N _~w ~m o~ ._.1 Wl~ Z,,-- u.17 .~OZ (D co .-r uJZ oW w w Z TO w Z T ujW m~ ij.l r.D ,,,mm< t- OD IJJ W7 co uJ w~ _IW7 DLU~ Zw.w_ 0 Z u) ~-0~ OI. U7 mmm I-- ZW Ow ~U.l -~0 1.1.1 I.- T Z 'l- p- Z~ Z W T Z -r uJ z~ >-uJZ :r~zw 0 w ,~, wz OZ IJJ ~.m-r- uJ wZ w~ Zm 0 - zOZ ~mm w >~:~ U.l ~wz ~-OZ w WZ U.lO~ O~'-c n~- W cr LI.I 7 LW w~ ~ ~w w Z~ ~Z~ Z~ ~ 0 ~ ~ ZwZ ~wz OwZ ~w~ ~w~ Nw~ ~oz ~oz ~oz · z~ ~ Oz~ Z uJ ~0.~ *~wz z~z~ 0z 0~ LI.I~ W ~0© ~Z~ ~w~ CHANHASSEN PLANNING COMMISSION REGULAR MEETING MARCH 17, 1999 Chairman Peterson called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Craig Peterson, Ladd Conrad, Matt Burton, LuAnn Sidney, Kevin Joyce, and Alison Blackowiak. STAFF PRESENT: Kate Aanenson, Community Development Director; Bob Generous, Senior Planner; Sharmin A1-Jaff, Senior Planner, Cynthia Kirchoff, Planner I, Philip Elkin, Water Resource Coordinator, and David Hempel, Assistant City Engineer PUBLIC HEARING: GENERAL CONCEPT AND PRELIMINARY PUD DEVELOPMENT PLAN APPROVAL FOR REZONING OF 6.39 ACRES FROM A-2, AGRICULTURAL ESTATE DISTRICT TO PUD-R, PLANNED UNIT DEVELOPMENT-RESIDENTIAL, PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 6.39 ACRES INTO 8 SINGLE FAMILY LOTS AND 2 OUTLOTS, AND CONDITIONAL USE PERMIT TO PERMIT DEVELOPMENT WITHIN THE BLUFF CREEK OVERLAY DISTRICT. Bob Generous presented the staff report on this item. Steve Sletner, project engineer, presented the applicant's proposal. He stated that they were in general agreement with the staff report. He did request clarification regarding condition number 7 since the developer was not certain if they wanted to dedicate land or preserve it as conservation area. He also discussed the setbacks being established as part of the PUD and asked that the city consider permitting an eight foot side setback. He discussed the potential of reducing the storm water management fees since the development would be treating storm water from outside the development. He expressed concern about condition 18 recommending that the cul-de-sac grading be revised (lowered) and requiring that the front of Lot 6, the existing home, be regraded to direct storm water flows away from the house. He stated that there are currently no water problems for the existing house and the subdivision will actually reduce the amount of water flowing toward the house. He further stated that the proposed revisions may impact grading on Lots 1 and 2. He pointed out that sanitary sewer improvements benefit the property to the north and stated that it was discussed with staff the idea of having the city perform the utility extension as a city project which would then be assessed back against the benefiting properties. Roger Schmidt, abutting property owner to the north, said that the rerouting of the sanitary sewer probably addressed concerns he had regarding the impact of the utility extensions on the trees in front of his houses. He also stated that he thought that bigger setbacks from the north property line would be better. He questioned whether Outlot B had been looked at to determine if it was buildable in the future. He had questions about whether the grading in the north part of the development would impact the storm water drainage on his property and whether the existing trees would be saved along the property line. He' was very concerned that the proposed Planning Commission Minutes March 17, 1999 development not impact the existing trees along his property line or to the front of the development. His final concern was the impact of the proposed development on the existing utilities that serve his property which he believes run along the property line. Dave Hempel, Assistance City Engineer, responded to some of Mr. Schmidt's concerns. Kate Aanenson, Community Development Director, addressed the issue of the enhanced environmental protection provided by the PUD. She stated that the city had been working with the developer to preserve a significant portion of the site. Given this preservation through the use of clustering, it is not then appropriate for the city to further constrain the site by requiring larger setbacks then would normally be necessary between compatible uses. Kip Hanson, a property owner along the south boundary of the project, questioned whether the trees along the south side of the development would be saved. He further questioned whether the setback as set out in the preliminary plat would be sufficient. He also stated that there is currently a significant drainage problem in the area and asked if the development was addressing this. Bob Generous said that the setback as shown on the plan for Lot 4 was incorree.~and that a 30 foot setback would be required around the perimeter of the site. ~-~ '~' Dave Hempel stated that the relocation of the building site away from the property line would pull the grading limits away from the tree line. Alison Blackowiak said that she wanted to make sure that these trees are preserved and asked if there were any way to assure the trees would be preserved. Bob Generous replied that the tree preservation ordinance was in effect and the developer had shown these trees as being preserved. If they are later destroyed, then the developer would have to replace them at a 2 to 1 ratio. Dave Hempel said that a tree conservation easement could be placed over the perimeter of the site to let the future property owners know that these trees were protected from removal. Kate Aanenson stated that it is usually the builders that impact the trees and that prior to the city permitting the developer to begin grading the site, tree protection fencing would be required to be installed. Ladd Conrad requested that staff review the tree inventory to determine the best way to Preserve the trees on site. 2 Planning Commission Minutes March 17, 1999 Gene Hermus, a resident of Trotters Ridge, asked about the impact of the sanitary sewer installation on the west side of Galpin Boulevard. Alison Blackowiak wanted to make sure that any development construction activity would not take out the existing trails along Galpin and that if they do the developer would be required to replace them. Paul Palmer, the resident of the existing house on the site, stated that he had purchased the property around the house. He stated that his need was to permit sufficient property at the north of the existing house to be able to use the driveway to the rear and that based on the plans submitted, he had more land then he needed. He also said that part of his agreement with the owner/developer was to permit him to have access to the park land to the east. To do that, the developer would need to straighten out the south property line of Lot 6. He was also concerned that the proposed 25 foot front setback would not permit him to install a porch in the front of his house. He wanted to be able to install a 10 foot porch on the front of the house to make it fit in with the new homes in the neighborhood. Steve Sletner stated that they could solve two of Mr. Palmer's issues by revising the property lines around the house without any problem. He stated that he thought that there was sufficient area to the front of the house to permit the porch. Craig Peterson asked if there were any more comments and then brought the discussion back to the commission. He asked if there were any discussion. Ladd Conrad moved approval of the project subject to the conditions of the staff report and the addition of conditions 34, 35, and 36. The motion was seconded by Matt Burton. "The Planning Commission recommends approval of General Concept and Preliminary PUD Development Plan, approval for Rezoning of 6.39 acres from A-2, Agricultural Estate District to PUD-R, Planned Unit Development-Residential and Preliminary Plat approval to subdivide 6.39 acres into 8 single family lots and 2 outlots, as shown in plans dated 2/99, subject to the following conditions: 1. The applicant shall guarantee any transplanted trees for a minimum of one year. Transplanted trees shall be counted as replacement plantings. Buffer yard plantings shall be installed along Galpin Boulevard. Minimum planting requirements are 5 over story trees, 7 under story trees, and 11 shrubs. The landscape plan shall be submitted to the city for approval. 3. One tree shall be planted in each front yard per city ordinance. Planning Commission Minutes March 17, 1999 4. Install tree protection fencing at grading limits prior to construction. The applicant shall revegetate the area around the proposed storm water pond with a native seed mixture approved by the city. The applicant may refer to MNDOT seeding manual mixture 50 for an acceptable seed mix. 6. The accessory structure located on proposed Lot 6 shall be removed prior to recording of the plat. Outlot A shall be reserved through park dedication. Fee title to Outlot A shall be granted to the city in exchange for full park fee credit. If ownership is not transferred to the city, then the developer shall place a conservation easement over Outlot A. The development shall comply with the following setbacks:: Front (F) - 25 feet, Rear (R)- 30 feet, Side (S) - 10 feet, Primary Zone (PZ) - 40 feet, Perimeter PUD setback (P) - 30 feet, Galpin Blvd. (G) - 50 feet. 9. The Primary Zone boundary shall be shown on the building permit plans for Lots 4, 5, and 6, Block 1, Lynmore Addition. 10. Lot 8 shall be reconfigured to meet the 90 foot minimum frontage requirement as well as the 11,000 square foot minimum lot area requirement. 11. Revise the preliminary grading & utility plan to show the proposed dwelling pads with standard designations and indicate the lowest level floor, entry level floor and garage floor elevations. This should be done prior to final plat approval. 12. Obtain demolition, moving and/or road use permits for existing buildings to be relocated. This should be done prior to any grading on the property. 13. The proposed single family residential development of 4.25 net developable acres is responsible for a water quality connection charge of $3,400 and a water quantity fee of$8,415. These fees are payable to the City prior to the City filing the final plat. 14. Install a fire hydrant at the intersection of Bridle Creek Court and Galpin Blvd. 15. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, cable TV, and transformer boxes. This is to insure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. Planning Commission Minutes March 17, 1999 16. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. The cul-de-sac as currently designed will not allow proper turning around of fire apparatus. Submit redesigned dimensions to Fire Marshal and City Engineer for review and approval. Fire Marshal will not approve building permits until redesign of cul-de-sac is submitted. 17. If trees are to be felled on site, they must either be chipped or hauled off site. No burning permits will be issued. 18. (The final construction plans shall include the following) The grading plans shall include the first floor, lowest floor and garage floor elevations of the existing home on Lot 6, Show existing well and septic site on Lot 6 with provisions for protection. Install drain tile behind the curb in accordance with City detail plates 5232 and 5234 to address household sump pump discharge. Provide pond maintenance access route between Lots 4 and 5. The grade of the access route shall not exceed a 4 to 1 slope. Provide erosion control measures and tree preservation fencing on the grading plan. The lot grade on Lots 6, 7 and 8 and/or street grades shall be revised to provide front yard drainage from the homes out to Bridle Creek Court. Provide traffic control signage and street light locations. The centerline street grade through the cul-de-sac shall be a minimum of 1% and the first 75 feet of Bridle Creek Court shall not exceed 3.0%. Provide drainage swale on the south side of Lots 3 and 4 to prevent runoff from leaving the site. 19. The existing home on Lot 6 shall connect to City sewer within 30 days after the utilities are accepted by the City. When the existing well on Lot 6 fails, the home shall connect to City water. 20. The developer shall dedicate to the City 50 feet of right-of-way for Galpin Boulevard and a 1 O-foot wide trail and utility easement along the west line of Lots 1 and 2 and Outlot B. '5 Planning Commission Minutes March 17, 1999 21. During design and construction of a home for Lot 4 the surface water runoff must be managed to avoid flooding of the home. The lowest opening of the home shall be a minimum of one foot above the existing/proposed grade at the south property line adjacent the home. 22. At time of building permit issuance each lot except Lot 6 shall be charged a sewer and water hook-up charge. Should Outlot B be platted in the future, this parcel will also be subject to sewer and water hook-up charges in accordance with City Ordinance. 23. The existing home on Lot 6 shall change their street access and address once Bridle Creek Court is paved with a bituminous surface. In addition, the existing driveway access through Lots 7 and 8 and Outlot B shall be removed and restored with topsoil, seed and mulch. 24. If the exporting or importing of earthwork material is required, the developer shall supply staff with a haul route and traffic control plan for review and approval. 25. The appropriate drainage and utility easements shall be dedicated to the City on the final plat for all utilities, existing drainageways and ponding areas lying outside the right-of-way. The minimum easement width shall be 20 feet wide. 26. The developer shall be responsible for the extension of sanitary sewer service to the site and acquisition of the necessary temporary and/or permanent utility easements. If the developer is unable to acquire the necessary utility easements, the plat shall be considered premature for development. 27. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the City for review and formal approval in conjunction with final plat submittal. 28. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 29. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed street and utility plans and specifications shall be submitted three weeks prior to final plat consideration for staffrevieTM and City Council approval. 30. The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year storm events and provide ponding calculations for stormwater quality/quantity ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. Planning Commission Minutes March 17, 1999 The applicant shall provide detailed pre-developed and post-developed stormwater calculations for 100-year storm events and normal water level and high water level calculations in existing basins, created basin, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. In addition, water quality ponding design calculations shall be based on Walker's Pondnet model. 31. The applicant shall enter into a PUD agreement/development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. 32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Carver County, Watershed District, Metropolitan Waste Control Commission, Health Department and Minnesota Pollution Control Agency. 33. A 30-foot wide access easement shall be deeded to the Schmidt's over Outlot B for future driveway access to the property to the north. Staff and the developer shall work together in determining the aligmnent. 34. Staff will review condition 18 regarding grading on Lot 6 as it pertains to drainage. Staff will also talk with the developer regarding conditions 7 and 8. 35. Staff will review the tree inventory to recommend to City Council the best way to preserve the trees along the project boundaries. 36. Staff will address the issue about reimbursement for the sanitary sewer extension to the parcel to the north." Matt Burton had proposed a friendly amendment to the motion to permit a 15 foot front setback for Lot 6 to permit the installation of a porch. Ladd Conrad stated that he was uncomfortable granting a blanket variance, but that the applicant could present a plan to the Planning Commission for review. The amendment failed. The motion for approval passed 6 for and none against. Alison Blackowiak moved and Kevin Joyce seconded a motion to approve the conditional use for the development. "The Planning Commission recommends approval of the Conditional Use Permit to permit development within the Bluff Creek Overlay district subject to the following conditions: Planning Commission Minutes March 17, 1999 1. Outlot A, Lynmore Addition, is permanently preserved as passive open space." Craig Peterson stated that this item would be before the City Council on April 12, 1999. Craig Peterson introduced the next public hearing item for the Family of Christ site plan. REQUEST FOR SITE PLAN REVIEW APPROVAL FOR A 17,140 SO. FT. CHURCH FACILITY INCLUDING ASSEMBLY, CLASSROOMS, OFFICE FOR FAMILY OF CHRIST LUTHERAN CHURCH. Bob Generous presented the staff report on this item. Craig Peterson stated that he was disappointed in the presentation material provided to the commission. He felt that it was difficult for him and other members of the commission to get a true sense out of the development. Steve Edwins, SMSQ Architects, presented the applicant's proposal. He stated they were in general agreement with the staff report but had concerns about conditions 5 and 7. He aga~ed that the use of the shoe box fixtures was appropriate in the parking lot area, but ~L~anted the flexibility to use different fixtures in the pedestrian area or to use metal halide lights where appropriate. He felt that condition 7 was too detailed. While agreeing that the proposed color of the EIFS was a mistake and would probably be replaced, he felt that the staff review was too specific in its architectural recommendations. He felt that they had complied with the design standards approved as part of the PUD. Jim Sulerud, representative from Family of Christ Lutheran Church, stated that they were concerned with condition number 21 and believed that this was a requirement of the subdivision and that the subdivision plan showed the sidewalk on the east side of Stone Creek Drive. The Planning Commission discussion concurred with the chairman's original statement that it was difficult to get a true sense of the proposed site plan given the material presented. They felt that it was the city's responsibility to assure that a high quality project was proposed for the development. They wanted to permit staff and the applicant additional time to see if they could work out their differences regarding architectural details. Kevin Joyce moved and Ladd Conrad seconded a motion to table the item to permit additional refinement of the plan. The motion passed 6 for with none against. The item will be brought back after the applicant and staff work out their differences.