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5 PUD at 1600 Pioneer Trail; Peterson Bluff 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 www.ci.chanhassen.mn.us o MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Kate Aanenson AICP, Community Development Director DATE: K' 6, August 8, 2005 SUBJ: Peterson Bluff EXECUTIVE SUMMARY Conceptual PUD of 71 acres of property for 120 residential units - Peterson Bluff ACTION REQUIRED City Council approval requires a 4/5 of the entire City Council. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on July 19,2005, to review the proposed development. The Planning Commission voted 6-0 to recommend approval with the conditions in the staff report. The summary and verbatim minutes are item la of the City Council packet for August 8, 2005. RECOMMENDA TION Staff recommends adoption of the motion approving the Conceptual PUD approval as specified in the staff report dated July 19, 2005. A TT ACHMENTS Planning Commission Staff Report Dated July 19,2005. The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beauliful parks, A great place to live, work, and play, CC DATE: August 8, 2005 w PC DATE: July 19,2005 CITY OF CHANHASSEN REVIEW DEADLINE: August 16, 2005 CASE #: 05-20 BY: Aanenson STAFF REPORT PROPOSAL: Conceptual PUD of 71 acres of property for 120 residential units - Peterson Bluff. LOCA TION: 1600 Pioneer Trail APPLICANT: J. Edwin Chadwick, LLC 11430 Zion Circle Bloomington, MN 55347 Peterson Jacques Farm LLC 15900 Flying Cloud Drive Eden Prairie, MN 55344 PRESENT ZONING: A2, Agricultural Estate 2020 LAND USE PLAN: OfficelIndustrial, Residential Medium Density, and Parks and Open Space ACREAGE: 71 acres - gross; 41.5 acres - net DENSITY: 1.7 units/acre - gross; 2.9 units/acre - net SUMMARY OF REQUEST: -< ~ -< Q ~ ~ ~ 00. The applicant is requesting Concept Planned Unit Development Approval for a mixed residential development. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a high level of discretion in approving rezoning, PUD's and land use amendments because the City is acting in its legislative or policy making capacity. A rezoning or PUD must be consistent with the City's Comprehensive Plan. Notice of this public hearing has been mailed to all property owners within 500 feet. Planning Case 05-20 Peterson Bluff Concept PUD July 19,2005 Page 2 EXECUTIVE SUMMARY Sever Peterson is requesting to change the land use recommendation and the zoning of his property. Mr. Peterson has owned this property for four decades. The timing of the development of this area is driven by the improvements of Highway 212/312 and the City's comprehensive plan which anticipates that this area be developed between 2005-2010. The current land use on this site is Office/Industrial or Residential-Medium Density. The applicant request is for Residential-Low Density. This would require a land use amendment and rezoning. After conceptual approval, the applicant would have to pursue a Land Use Amendment, Preliminary Planned Unit Development (PUD), Conditional Use Permit for development within the Bluff Creek Overlay District, and Site Plan Approval. The applicant is seeking conceptual PUD rezoning approval. A PUD is being requested because there will be a mix of low density housing types. The site is in the Bluff Creek Overlay district. The tool that the City has to cluster density out of the primary district is the PUD. As per the PUD ordinance, "approval of the concept statement shall not obligate the City to approve the final plan or any part thereof or to rezone the property to a planned unit development district." The purpose of the concept plan is to outline the issues that the applicant will have to further develop in order to proceed with preliminary subdivision and rezoning to PUD. Staff has been working with the City's consultant on the AUAR road and utilities plan. There have been four meetings with the property owners in the area to review the design alternatives. It is the City's goal to have the infrastructure design approved by the City Council and the project ordered later this summer. Since the Peterson plan has been submitted, a different road alignment has been advanced. BACKGROUND Concept PUD - What is required? The intent of the concept plan is to get an early read from the commission and council without incurring a lot of expensive. Following are the requirements for conceptual PUD approval. Sec. 20-517 General Concept Plan. Chanhassen City Code (a) The general concept plan for a PUD provides an opportunity for the applicant to submit a plan to the city showing the basic intent and the general nature of the entire development without incurring substantial cost. The plan shall include the following: (1) Overall gross and net density. (2) Identification of each lot size and lot width. (3) General location of major streets and pedestrian ways. (4) General location and extent of public and common open space. (5) General location and type of land uses and intensities of development. (6) Staging and time schedule for development. Planning Case 05-20 Peterson Bluff Concept PUD July 19, 2005 Page 3 (b) The tentative written consent of all property owners within the proposed PUD shall be filed with the city before the staff commences review. Approval of the concept statement shall not obligate the city to approve the final plan or any part thereof or to rezone the property to a planned unit development district. (c) The final acceptance of land uses is subject to the following procedures: (1) The developer meets with the city staff to discuss the proposed developments. (2) The applicant shall file the concept stage application and concept plan, together with all supporting data. (3) The planning commission shall conduct a hearing and report its findings and make recommendations to the city council. Notice of the hearing shall consist of a legal property description, description of request, and be published in the official news- paper at least ten (10) days prior to the hearing, written notification of the hearing shall be mailed at least ten (10) days prior thereto to owners of land within five hundred (500) feet of the boundary of the property and an on-site notification sign erected. (4) Following the receipt of the report and recommendations from the planning commis- sion, the city council shall consider the proposal. If the planning commission fails to make a report within sixty (60) days after receipt of the application, then the city council may proceed without the report. The council may approve the concept plan and attach such conditions, as it deems reasonable. Approval shall require a four-fifths vote of the entire council. Alternative Urban Areawide Review The conceptual approval of Town and Country required an Environmental Assessment Worksheet. Rather than completing an EA Won just their site, an Alternative Urban Areawide Review (AUAR) was undertaken for the entire 2005 MUSA (Lower Bluff Creek) Metropolitan Urban Service Area. In reviewing the Lower Bluff Creek in a holistic setting, there were specific mitigation strategies that were established and they are listed below. Attached are the Complete Mitigation Initiatives. All of the recommendations are being incorporated in the design of the Lower Bluff Creek area. All property with the Lower Bluff Creek area will be assessed for the cost of the AUAR on a per acreage basis. The assessment for the AUAR will be paid at the time of plat recording. Specific strategies: 1. All permits identified in the AUAR (See question #8), as well as other necessary permits that may be required, will be secured by the City, or private parties as appropriate, for all development activities within the project area. 2. The City will follow its own regulations, ordinances, plans, and policies currently in place in the review and approval of all development activities within the project area. These items include The 2020 Comprehensive Land Use Plan, the official zoning and subdivision ordinances and the Bluff Creek Overlay ordinance. In addition, the Bluff Creek Watershed Natural Resource Management Plan, the Surface Water Management Plan, the Public Water Supply and Distribution System Plan (currently being revised) and the Comprehensive Sewer Planning Case 05-20 Peterson Bluff Concept PUD July 19,2005 Page 4 Policy Plan will be used as technical resources in reviewing development activities and developing associated public infrastructure. 3. The City will extend public sewer and water services in a manner consistent with existing plans and policies for delivering trunk sanitary sewer service and watermain systems. Abandonment and closure of individual well and septic systems will follow existing local and state regulations. 4. The City will work with MnlDOT and Carver County to periodically monitor traffic as generated from development within the project area as well as regional development initiatives that will affect the project area. Regional roadway improvements such as TH 212/312 and improvements to County Roads (Audubon Rd., Lyman Blvd., Pioneer Trail and future Powers Blvd. extension) will alter travel patterns. Performing traffic counts and monitoring traffic movements will help in facilitating future local roadway improvements. 5. The City will provide for adequate regional and local stormwater ponds and trunk facilities to protect water resources and water quality as guided by the Storm Water Management Plan and Bluff Creek Watershed Natural Resource Management Plan. [National Pollutant Discharge Elimination System (NPDES) Phase II with individual site development] 6. The City will implement a development tracking mechanism to monitor development within the AUAR Project Area and its conformance with the development scenario. 7. The City will enforce its parkland dedication practices consistent with the goals and policies outlined in the 2020 Comprehensive Plan and the Bluff Creek Watershed Natural Resource Management Plan and the requirements of the subdivision ordinance. The City will follow existing zoning regulations including Floodplain Overlay (Article V), Wetland Protection (Article VI), Shoreland Management (Article VII), Bluff Protection (Article XXVIII) and Bluff Creek Overlay (Article XXXI) to protect natural and environmental resources from potential impacts resulting from the Development Scenario. The City will reference policies and strategies outlined in the 2020 Comprehensive Plan, Comprehensive Stormwater Management Plan and Bluff Creek Watershed Natural Resource Management Plan as technical resources during the review of specific development projects. ANALYSIS Rezoning - Land Use Rezoning of this property to PUD-R low density would be inconsistent with the comprehensive plan. A land use amendment would be required. Approval of the land use amendment is subject to the Metropolitan Council approval. Staff support of the land use amendment is contingent upon maintaining approximately the same land use type percentages in the 2005 MUSA area. To date, there may be a request to locate industrial in the northeast portion of the site. With the update of the comprehensive plan in 1998, this property was given the two land use alternatives: Residential-Medium Density or OfficelIndustrial, as well as parks and open space Planning Case 05-20 Peterson Bluff Concept POO July 19, 2005 Page 5 within the Bluff Creek Corridor. The reason it was given both potential land uses was that the site has been and is farmed and was adjacent to the Benardi (Town and County) property which was similarly guided. In calculating the City's 2020 land use designations, this 80-acre site was calculated at 50 percent industrial and 50 percent medium density residential. (The City's 2020 land use for industrial zoning was estimated at 1,229 acres (based on the change by Town and Country) or 8.3 percent of ultimate industrial. If this site were to be developed as all low density residential, there would 20 acres less of industrial land or a reduction from 1,209 or a percentage reduction of .015 percent to 8.1 percent. Based on the developer's calculations of net developable land (41.4 acres) with a maximum of 8 units an acre, the maximum number of units could be 332. The proposal is for 119 units which would yield a net density of 2.9 units an acre. According to the City Comprehensive Plan, net density less than 4 units an acre is low density. The current subdivision layout does not reflect the proposed alignment of the east west collector (Bluff Creek Boulevard). The road location may alter the property dwelling unit types. The proposed house types include 37 single-family homes, 34 twin homes and 48 quad homes. 2020 Land Use Plan Land Use Existing Proposed Change %of Total Commercial 212 212 0 1.4% Office/Industrial 1,229* 1,209 -20 8.1% Office 117 117 0 .8% Parks & Open Space 1,466 1,466 0 9.9% Public/Semi-Public 1,242 1,242 0 8.8% Residential Large Lot 2,247 2,247 0 15.2% Residential Low Density 5,473 5,493 +20 37.2% Residential Medium 669* 669 0 4.5% Density Residential High Density 398 398 0 2.6% Mixed Use 134 134 0 .9% Undevelopable 1,573 1,573 0 10.6% TOTALS 14,760 acres 14,760 acres 100% * adjusted based on the request from Town and Country Planning Case 05-20 Peterson Bluff Concept PUD July 19,2005 Page 6 Chanhassen 2005 AUAR Project Magnitude Data LAND USE TOTAL NET PERCENTAGE MAXIMUM PROJECT DESIGNA TION DEVELOPABLE OF INTENSITY OF MAGNITUDE ACRES LAND USE DEVELOPMENT DATA Medium Density 8 du/ acre 528-1056 units ResidentiallLow 132 38 % Density Residential Medium Density 66 18% 8 du/acre 528 units Residential Office 17 5% 0.35 FAR 270,00 square feet Office/Industrial 70 20% 0.30 FAR 920,500 square feet Bluff Creek 45 13% Primary Zone Park 20 6% park Net Acres Total 350 100% * Any District 112 school has been eliminated from the 2005 MUSA Bluff Creek Overlay District The Bluff Creek Corridor Study is a vision and planning document that has the following goals: 1. Protection, Restoration and Enhancement of Natural Resources. 2. Acquire land to create a continuous greenway along the creek from the Minnesota River to Lake Minnewashta. 3. Create development standards that manage upstream development such as mixed or cluster development, conservation easements and alternative zoning. 4. Develop educational watershed awareness program. 5. Develop a Natural Resources Plan. An overlay district was created for Bluff Creek with a primary and secondary corridor. The primary corridor boundary delineates a conservancy zone where undistributed conditions are desired. This is the area where any type of development and/or human activity directly impacts the morphological and biological characteristics of Bluff Creek. The secondary corridor boundary delineates a management zone. This is the area where development and/or urban activities directly affect the stream's upland ecosystem. The preservation and enhancement of this area will result in a better habitat and less strain on the stream. Management practices for this area focus on the preservation and enhancement of upland vegetation and the reduction of peak flows. This parcel is partially encumbered by the Bluff Creek Overlay District. The primary and secondary corridor boundaries and the 4O-foot setback from the primary corridor are not shown on the plans. The plans should be revised to show the primary and secondary corridors and the setback. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. The grading plan should be revised to eliminate alterations within the primary corridor or within the first 20 feet of the setback from the primary corridor. All structures must meet the 40-foot setback from the primary corridor. Planning Case 05-20 Peterson Bluff Concept PUD July 19, 2005 Page 7 STREETS The proposed street alignments shown on the concept plan are generally consistent with the recommended alignments identified in "2005 MUSA Area Expansion Improvements Feasibility Report" prepared by Kimley-Horn and Associates, Inc. The concept plan identifies the TH 212 alignment as well as the east-west collector road that will ultimately connect Audubon Road (CSAH 15) to the proposed extension of Powers Boulevard (CSAH 17). Kimley-Horn has slightly modified the alignment of the portion of the east-west collector road through the Peterson property. The preliminary plat plans must incorporate the updated alignment of the east-west collector street and the proposed roundabout. The concept plan also identifies a "South Connector Roadway" that will connect the east-west collector to Pioneer Trail, consistent with the Report. The trunk roadway improvements described above shall be financed according to the recommendations within the Report, which includes special assessments that will be levied against this property. Right-of-way and street widths are not identified on the plan and will be reviewed with the preliminary plat submittal. Turn lane requirements and the typical street section shown in preliminary plans must be consistent with the "2005 MUSA Area Expansion Improvements Feasibility Report" recommendations. UTILITIES Trunk and lateral sanitary sewer and watermain improvements are required with the proposed project. A preliminary utility plan must be submitted with the preliminary plans and must comply with the trunk sanitary sewer and watermain design shown in the "2005 MUSA Area Expansion Improvements Feasibility Report". Trunk sanitary sewer to serve the proposed subdivision shall extend from the existing trunk sanitary sewer located at the intersection of Lyman Boulevard (CSAH 18) and Audubon Road. The proposed trunk sanitary sewer between Lyman Boulevard and the proposed east-west collector road will be constructed by the City in conjunction with the 2005 MUSA Expansion Project, City Project #04-05. Trunk watermain improvements include the proposed 12" trunk watermain along Pioneer Trail, which will be constructed with the TH 212 design-build project. The "2005 MUSA Area Expansion Improvements Feasibility Report" also specifies that 12" watermain be installed within the east-west collector road and within the "South Connector Roadway". Trunk utility improvements shall be financed according to the recommendations within the 2005 MUSA Area Expansion Improvements Feasibility Report", which includes special assessments that will be levied against this property. Planning Case 05-20 Peterson Bluff Concept PUD July 19,2005 Page 8 A pressure reducing valve is required within the development and must be shown on the preliminary utility plan. The City will reimburse the developer for the cost to furnish and install the pressure reducing valve. The City will also reimburse the developer the oversizing cost between the 12" trunk watermain and an 8" lateral watermain. The preliminary utility plan must include lateral storm sewer to service the proposed development. It will be the developer's responsibility to install and finance the installation of lateral watermain, sanitary sewer and storm sewer to serve the units within the proposed development. All proposed trunk and lateral utilities shall meet the City's minimum design requirements. GRADING Town & Country's proposed Liberty on Bluff Creek development lies west of the proposed Peterson Bluff PUD. The developer's engineer must work with Town & Country's engineer to minimize the amount and/or height of retaining walls to the maximum extent possible. BUILDING AND FIRE COMMENTS 1. The attached single-family townhome buildings are required to be protected with an automatic sprinkler system if they are over 8,500 sq. ft. in floor area. For the purposes of this requirement, property lines do not constitute separate buildings and the area of basements and garages is included in the floor area threshold. 2. Walls and projections within 3 feet of property lines are required to be of one-hour fire- resistive construction. 3. Each unit/lot must be provided with separate utility services. 4. Complete proposed site, grading and utility plans must be submitted to determine more detailed requirements. PARKS The Sever Peterson farm represents one of the properties located within the 2005 MUSA area that is currently being considered for development. The Peterson farm is situated on Bluff Creek and is proposed to be developed into residential housing. The number of units to be built is yet unknown, but initial estimates total 115 homes. The City's Comprehensive Park Plan calls for one acre of usable park space to be set aside for every 75 residents. The Peterson housing development will result in an estimated 300 new residents. In this scenario, the City's Comprehensive Plan would call for a four-acre park to be preserved and developed on this property. However, the Comprehensive Plan also recognizes that building a small park in every single family addition is undesirable and would result in an Planning Case 05-20 Peterson Bluff Concept PUD July 19, 2005 Page 9 unmanageable municipal park system. To this end, the plan calls for neighborhood parks to be centrally located within housing regions with a maximum distance of one mile between neighborhood parks. This pooling of resources and land in order to centrally locate parks in specific park service areas results in the efficient use of limited capital and long-term maintenance dollars. In the case of the Peterson Farm, the City is planning to service neighborhood park needs at a location directly north and across Bluff Creek from the farm. Therefore, it is anticipated that the City will be seeking park fees in lieu of land dedication on the Peterson parcel. TRAn..s A variety of pedestrian improvements will be incorporated into the Peterson development. Foremost is a ten-foot wide asphalt trail to be constructed within and paralleling the Bluff Creek Corridor. This important trail will most likely be constructed on the north side of Bluff Creek at this location. Additional pedestrian trails, sidewalks and trail connectors will be incorporated into the project as required. The planning and construction of these pedestrian improvements will, in most cases, be managed as private improvements. ENVIRONMENTAL ISSUES WETLANDS Existing Wetlands A wetland delineation has not been submitted for the proposed project site. A report documenting the delineation of jurisdictional wetlands in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual must be submitted to the City as soon as possible. Wetland Replacement If wetland impacts are proposed, a wetland sequencing and mitigation plan must be submitted. Wetland replacement must occur in a manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around all AglUrban wetlands. A wetland buffer 20 to 30 feet in width (with a minimum average of 20 feet) must be maintained around all Natural wetlands. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures must be set back 40 feet from the edge of the wetland buffer. The wetland buffer setback should be shown on the plans. BLUFFS Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe) must be preserved. In addition, all structures must maintain a 30-foot setback from the bluff and no grading may occur within the Planning Case 05-20 Peterson Bluff Concept PUD July 19, 2005 Page 10 bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). BLUFF CREEK OVERLAY DISTRICT The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low-impact practices. This parcel is partially encumbered by the Bluff Creek Overlay District. The primary corridor boundary and the 40-foot setback from the primary corridor are not shown on the plans. The plans should be revised to show the primary corridor and the setback. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. All structures must meet the 40- foot setback from the primary corridor. A conditional use permit will be required for development within the Bluff Creek Overlay District corridor. DRAINAGE AND EROSION CONTROL Storm Water Management The concept plan does not show storm water management infrastructure. Storm water from the site shall be treated to National Urban Runoff Protection (NURP) standards. Post-development storm water discharge rates must not exceed pre-development rates. Easements Drainage and utility easements with a minimum width of 20 feet shall be provided over all utilities and drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water infrastructure. Erosion and Sediment Control A complete Storm Water Pollution Prevention Plan (SWPPP) must be in place before applying for and receiving NPDES construction permit coverage from the Minnesota Pollution Control Agency (MPCA). Minimization of the amount of exposed soils on the site is needed; phasing of the development is recommended to limit the disturbed areas open. The creek and ravine systems throughout the development capture runoff from the erosive soils and significant slopes in some areas. Silt fence as the primary sediment control will not be sufficient. Surface Water Management Fees Based on approximately 39.8 acres at the medium density residential water quality and water quantity rates, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $245,009. Other Agencies 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 (National Pollutant Discharge Elimination System Construction Permit), Minnesota Department of Natural Resources (dewatering permit), Army Corps of Engineers) and comply with their conditions of approval. Planning Case 05-20 Peterson Bluff Concept PUD July 19, 2005 Page 11 FORESTRY This site's agricultural use over the years has resulted in wooded areas existing along the edges of fields and in wetter areas. Nearly all the existing woods fall within the Bluff Creek Overlay District Primary Corridor. These areas will receive protection and help create an attractive buffer for the development as well as protect Bluff Creek. Landscaping requirements for the Peterson development include: 1. Based on the existing canopy coverage for the site, the developer will need to meet minimum planting requirements. 2. Bufferyard planting will be required along the south and west property lines. 3. Landscaping for the attached housing area should include native species for overstory and foundation plantings as well as non-native, ornamental selections. 4. Large groupings of materials will help extend the natural areas into the developed sites and create privacy for residents. 5. A strong, boulevard tree planting element is recommended within the development and required along any collector roads. RECOMMENDA TION Staff recommends that the City Council adopt the following motion: "The Chanhassen City Council recommends approval the Concept PUD with the following conditions: 1. Any land use changes to Residential land use shall be based on another property requesting an Industrial land use with in the 2005 AUAR area. 2. Implementation of the AUAR recommendations. 3. The preliminary plat plans must incorporate the updated alignment of the east-west collector street and the proposed roundabout. 4. Turn lane requirements and the typical street section shown in preliminary plans must be consistent with the "2005 MUSA Area Expansion Improvements Feasibility Report" recommendations. 5. A preliminary utility plan must be submitted with the preliminary plans and must comply with the trunk sanitary sewer and watermain design shown in the "2005 MUSA Area Expansion Improvements Feasibility Report". 6. A pressure reducing valve is required within the development and must be shown on the preliminary utility plan. Planning Case 05-20 Peterson Bluff Concept PUD July 19, 2005 Page 12 7. The preliminary utility plan must include lateral storm sewer to service the proposed development. 8. The developer's engineer must work with Town & Country's engineer to minimize the amount and/or height of retaining walls to the maximum extent possible. 9. The attached single-family townhome buildings are required to be protected with an automatic sprinkler system if they are over 8,500 sq. ft. in floor area. For the purposes of this requirement property lines do not constitute separate buildings and the area of basements and garages is included in the floor area threshold. 10. Walls and projections within 3 feet of property lines are required to be of one-hour fire- resistive construction. 11. Each unit/lot must be provided with separate utility services. 12. Complete proposed site, grading and utility plans must be submitted to determine more detailed requirements. 13. The City will be seeking park fees in lieu of land dedication on the Peterson parcel. 14. A report documenting the delineation of jurisdictional wetlands in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual must be submitted to the City. 15. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around all AglUrban wetlands. A wetland buffer 20 to 30 feet in width (with a minimum average of 20 feet) must be maintained around all Natural wetlands. 16. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. 17. All structures must be set back 40 feet from the edge of the wetland buffer. The wetland buffer setback should be shown on the plans. 18. Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe) must be shown on the plans and 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). 19. The primary corridor boundary and the 40-foot setback from the primary corridor are not shown on the plans. The plans should be revised to show the primary corridor and the setback. Planning Case 05-20 Peterson Bluff Concept PUD July 19,2005 Page 13 20. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. All structures must meet the 40-foot setback from the primary corridor. 21. Based on the existing canopy coverage for the site, the developer will need to meet minimum planting requirements. 22. Bufferyard planting will be required along the south and west property lines. 23. Landscaping for the attached housing area should include native species for overstory and foundation plantings as well as non-native, ornamental selections. 24. Large groupings of materials will help extend the natural areas into the developed sites and create privacy for residents. 25. A strong, boulevard tree planting element is recommended within the development and required along any collector roads. 26. The development should establish viewsheds to be preserved as part of the development." A TT ACHMENTS 1. Submittal letter and application. 2. Public hearing notice and property owners list. 3. Map of 2005 MUSA (see staff report attachment for Liberty on Bluff Creek). 4. Map of Land Use alternatives. 5. MnDOT letter dated June 30, 2005. 6. Development Concept A. g:\plan\2005 planning cases\05-20 peterson bluff\peterson bluff pud concept.doc Planning Case No. 0 S-d.-O .CITY OF CHANHASSEN '7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 DEVELOPMENT REVIEW APPLICATION i comprehet' sive Plan Amendment Condition a Use Permit i Non-confor ing Use Permit x C6,^e.. i- I, Planned Unit Development* Rezoning " Sign Perm ts Sign Plan Review I Site Plan R[View. Subdivision, Owner N;tmo ~.....J ^ -. . Pefe..r5G~ S'-<,~"'C".. _rc."'..... LLC- /S'I!JO ~/'I''''') C./....cl 0... Ed-e.... 'O,..~..rl.-c J'I.r""" r.r:f So"Y Contact: St!'v,r Pc Nrr.",," Phone: 1,5;-';17-11/)' Fax: 9.r2.~ 9.17 /.]9; Email: S 04 f-tor 100 S IJ "'-0). c. 0,...., f Temporary Sales Permit Vacation of Right-of-Way/Easements Variance Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment .' K Notification Sign** - $75 + $100 Damage Deposit X Escrow for Filing Fees/Attorney Cost*** - $50 CUP/SPRNACNARIWAP/Metes & Bounds - $450 Minor SUB TOTAL FEE $ Cjas~ An additional fee of 3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. . Twenty-six (26) full- ize folded copies of the plans must be submitted, including an 8W' X 11" reduced copy for each plan sheet along with a di ital 0 in TIFF-Group 4 (*.tif) format. .. Applicant to obtain otification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed applicati n. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. ... Escrow will be required for other applications through the development contract. Building material sa1ples must be submitted with site plan reviews. NOTE: When mUlti~le applications are processed, the appropriate fee shall be charged for each application. I SCANNED ... PROJECT NAME: Pc: +c.,. S 0... 81 Lot H- LOCATION: P,'Oo1flU" 12.C..J At ne W !,,'j kW.; LEGAL DESCRIPTION: PI) ~c.,..."... . E ?2... I> J. /Vii ~~ "... ,/0 tI\,~""'i' S w ~r ~ N W?-y reG. ~, TOTAL ACREAGE: / '" fr;",",t../ /2..0, -I~ {,< WETLANDS PRESENT: X YES NO ::J/ 7- r-4!.c. 27 r//I.Al R2Ji.J r/h"if/ (l~J~ Jcvc. /,,~ 70 " I- 4t t "'''1' PRESENT ZONING: --Aj REQUESTED ZONING: eJCi'~"'\ , ,..., A... J ""4: J,."".... eI,..",-/- Y , re.s,.J eO. /."11 I PRESENT LAND USE DESIGNATION: f\ REQUESTED LAND USE DESIGNATION: Lo t.. ..;. Ift,s,-J...I-,';.l .lee.. f f" o/c:L.v f. .("".. w po J!)6/ I,'c.. l- I , h..loJ fc cJ ~v-4!. ~e J,'",_ delfS', '.t, 1'(.) ,-J e...I,:' ( Yitt..I r 70 c. "",~A...15 0 1_.... I 4'sS/.J'f 7"4 Gj.{" EnJ{"'4'#.... ~ ..... J ~ J'1*4<~ 1'4 ,/", '.,I-c /""" J, ,f ~,.. I-'~ REASON FOR REQUEST: 7 ~ .... I.... A J. " j.. ~ '. _ I ei ',t If c.I>. l- V clevt/.Jt)""~.. If , 1-4 ( s /~~ ~..t' Crte,.f/"" oJevt../OJOII<JI" t ~re.r.,j ""II"t.s" &t... , , This 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 Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I 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 application should be processed in my name and I am the party whom the 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 this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I 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 my knowledge. {;'- It - Os- Date Signature of Fee Owner '-il--~~- Date SCANNED G:\plan\forms\Development Review Application.DOC Rev. 4/05 J. EDWIN CHADWICK, LLC Land and Farms 11430 Zion Circle Bloomingron, Minnesota 5)437 Office (952) 853-2473 FAX (952) 886-0492 May 31, 2005 Ms. Kate Aanenson City of Chanhassen 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Re: Peterson/Jacques Farm Information Letter Concept PUD Application to follow Dear Ms. Aanenson: This information letter is coming forth at this time after two-years of deliberation and extensive work with city staff, MNDOT and the AUAR team. Timing The letting of the Trunk Highway 212 project and the rapid designlbuild process being undertaken by the contractor makes this a very time sensitive project. Additionally, the AUAR study has been completed over the last couple of years, the feasibility report for infrastructure for the area is in place and there is a natural synergy of timely land planning and construction in concert with the large Highway 212. The City has indicated that there is a desire to undertake the East West Collector Street and bridge project shortly as well. Clearly the time is now. Ownership Background The property is owned by Mr. Sever Peterson and has a long history with the Peterson family. Mr. Peterson, has owned the farm for four decades and been farming it even longer, having worked with the thrashing crew as a boy assisting his father and grandfather. Due to this long attachment to this parcel of land, Mr. Peterson wants to see a style of development which is sensitive to the existing natural features and takes full advantage of the spectacular views on the site. Existing Land Use The site is currently a mix of farming uses and natural open space adjacent to and including parts of the Primary Bluff Creek Overlay Area. The topography has beautiful rolling hills and is one of the highest points in Chanhassen, resulting in spectacular views at many locations on the site. Adjacent Land Use The land to the west of the site is where Town and Country Homes, Inc. has proposed the Liberty Development, which is a neighborhood of approximately 350 mid-density residential townhomes. The Jand to the north of the Peterson farm is under contract with Pemtom and is intended for housing. The land to the east ofthe Peterson farm is controlled by Town and Country Homes, Inc. and is intended for residential development. The land to the south is part of the 2015 and 2020 MUSA expansion areas and also includes the soon-to-be-constructed Highway 212. This area is also near one of the possible new CR 41 river crossing corridors, however, the impact of that potential project is questionable at this time due to the uncertainty of its final location and that the project is unfunded and therefore will likely not occur until after 2020, which should be long after full development of the 2005 MUSA has occurred. Access to Infrastructure The East - West Collector will run through the Peterson property in the northwest comer. This project calls for a nice sweeping boulevard and installation of sewer and water and is intended to start in 2005 or early 2006. The second major roadway improvement will be the road labeled in the AUAR as the Southern Connector Road which will run from the new East-West Collector to Pioneer Trail. Proposed Land Use The proposal is a residential planned unit development (PUD) on approximately 67 acres that is in concert with the residential component that is called forth by the City of Chanhassen Comprehensive Plan. The current guidance calls for development of 4-8 units per acre of housing and although the ultimate density is still being worked out in design, we anticipate it will be at the lower end of that density range. This reduced density is due in large part to the constraints of the topography and soils and also due to the desire to preserve and enhance the access to the existing natural resources and views. We want to work with the existing topography and resources rather than over-engineer the site and destroy much of its unique and special character. Issues of density transfer of units that could be built within Bluff Creek Overlay#1 but must be relocated out of the Primary district will be worked out over time with City Staff. The East-West Collector and Southern Collector roads are proposed to be utilized as buffers between areas of higher and lower densities. Higher densities are proposed on the west side of the site to remain compatible with the adjacent Town and Country Homes, Inc. proposed development and then the density drops off significantly as the topography rises in the east and adjacent to the Bluff Creek Overlay Area. Our engineer did look at the suitability of the topography and soils for non- residential purposes and determined that much of the site was unsuitable for non- residential uses due to topography and soil constraints. That report has been provided to City staff. The Peterson Family would be disappointed ifthis beautiful site was turned into a sea of parking lots, loading docks and retaining walls. Housing Product Tvpes The land use design would call for three residential product types of varying size and density. The centerpiece of the project is an area of large lot executive home sites which would be overlooking or adjacent to the beautiful Bluff Creek Valley. These homes can be some of the premier homes in the area. There are more 20 acres of the Bluff Creek Park nature area which will preserved as part of this development and these homes will have wonderful views of this amenity as well as a view from the top of Chanhassen. The area west of the Southern Connector Road will be an area of 2-4 unit buildings which will provide a nice transition between Town and Country's offering to the west and the generous single-family homes to east. The area north of the East-West Collector and on the western side of the parcel which would be contiguous with Town and Country will have a higher density townhome product which would be similar to what is being offered by Town and Country in area immediately adjacent to it. This area would likely be physically connected to the Town and Country project through the extension of Town and Country's local street system. If the Town and Country project ends up reducing density adjacent to this area, it could be redesigned for more executive homes due to its proximity to the Bluff Creek Overlay and terrain. We look forward to receiving input from the City regarding this proposal so that we can then move forward with the more detailed design information that will be needed for the City Engineer's final roadway design on the East-West Collector and related infrastructure projects. s:ncerelY ( tf#' Peterson Bluff Aerial View ~ ~"._.\."~,\,,~,'.V..""".,,",,.}..!1'I~.,..".~.~....~..........'...:--. .....:-~.-;:;;:;:.~.~. ''1==..:>.-......-..-....=1 "~:-~'.'.' . \\~" ~n ~------'if,,--- - ---I 1 o . , ~ ~ \ fl I~ , "- ' ,I ;~;.. "'~~ ~.: , \. /' I \ \// ~ . " ~ ~ t N -', '. .: I '. I ~-_ __~,:-~~~---~-__:-'. _,/.,; ..' - -~~- - -=-=.- -.;:::.c.-= ~__ _ ~ ~_--=--_______.;.~ JIl, .. _. ~. ::~",.... , ) - ~.~,,~ _?'Y~- .. ;: - ~~-~-:-w::.,...,--=--c:-... .. " , I ,,~ c~ ~ ~ ~ i i ~ u u :ij F << ~ .~ ~ ~ 1 , ... , .. + , .. , ... ..... Q) L.. ::J C) U. 0:: <( ~ <( c: CD tJ) tJ) co J:: c: co J:: o - :J o >. ro -' :j:="O :J ro _0 coo:: c:- o.~ C/)- I.... c: Q) Q) IDO Cl.Cl. ., Ql lL o o .. o o r-- o o o r-- z+. . CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on July 7, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Peterson Bluff Concept PUD - Planning Case 05-20 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this ::J t-Y\ day of :T u-k~ ' 2005. ~~ \ ~"A",:- Notary j. KIM T. MEUWISSEN , Notary Public-Minnesota My Commission Expires Jan 31,2010 tc:A....o C) c .- ... Q) Q) ~ C)s c .- .- U) ... 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The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. <<NAME>> <<NAME1>> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>>-<<ZIP4>> Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. <<Next Record>><<NAME>> <<NAME1 >> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>>-<<ZIP4>> Public Hearing Notification Area (500 feet) Peterson Bluff Concept PUD Planning Case No. 05-20 1600 Pioneer Trail City of Chanhassen D GAYLE 0 & LOIS J DEGLER TRUSTEES OF TRUSTS 1630 LYMAN BLVD CHANHASSEN , MN 55317 -9402 AURORA INVESTMENTS LLC 5215 EDINA INDUST BLVD SUITE 100 MINNEAPOLIS, MN 55439 -3023 FOX PROPERTIES LP 27990 SMITHTOWN RD EXCELSIOR. MN 55331 -7911 PETERSON-JACQUES FARM LAND CO C/O SEVERIN H PETERSON JR 15900 FLYING CLOUD DR EDEN PRAIRIE, MN 55347 -4047 NDI MINNESOTA LLC C/O HOVSTONE PROPERTIES MN LLC 7615 SMETANA LN SUITE 160 EDEN PRAIRIE. MN 55346 -4700 STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION BLDG ST PAUL, MN 55155 -1801 G&M LAURENT FAMILY L TD PTRSHP 24760 CEDAR POINT RD NEW PRAGUE, MN 56071 -4056 ARTHUR B JOHNSON 17448 FRONDELL CT EDEN PRAIRIE. MN 55347 -3416 KLlNGELHUTZ CONSTRUCTION CO 350 HWY 212 E CHASKA. MN 55318 -2144 BLUFF CREEK GOLF ASSOC 1025 CREEKWOOD DR CHASKA. MN 55318 -9647 CITY OF CHASKA C/O NOEL GRACZYK 1 CITY HALL PLAZA CHASKA, MN 55318 -1962 JOHN KLlNGELHUTZ C/O JAMES W HEISEL 350 EAST HWY 212 PO BOX 89 CHASKA , MN 55318 -0089 , ~fSo~ (I> Minnesota Department of Transportation Metropolitan District Waters Edge 1500 West County Road B-2 Roseville MN 55113-3174 June 30, 2005 Ms. Kate Aaneson Community Development Director City of Chanhassen P.O. Box 147 Chanhassen, MN 55317-1447 IWCEIYFf1 JUL 0 1 ZOU:J CITY OF CHANHASSEi\ SUBJECT: Peterson Farm MnlDOT Review # S05-063 New TH 212 corridor, North side, East of CSAH 17 Chanhassen, Carver County Control Section: 10 I 0 Dear Ms. Aaneson: Thank you for submitting the above referenced site plan. Minnesota Department of Transportation (Mn/DOT) has reviewed the Peterson Farm Site Plan, and have the following comments. · The proposed development will need to maintain existing drainage rates. The City or project developer will need to submit before/after hydraulic computations for both 10 and 100 year rainfall events verifying that all existing drainage patterns and systems affecting Mn/DOT right of way will be perpetuated. Stormwater ponds adjacent to MnlDOT right-of-way shall be designed to a 100-year-24-hour storm event with 2 feet of freeboard. Please direct questions concerning these issues to Julie Whitcher (651-634-2080) of MnlDOT's Water Resources section. (Julie.whitcher(a),dot.state.mn.us) · Any use of or work within or affecting Mn/DOT right of way requires a permit. Permit forms are available from MnDOT's utility website at www.dot.state.mn.us/tecsup/utilitv . Please direct any questions regarding permit requirements to Keith Van Wagner (651-582-1443), or Buck Craig (651-582-1447) of MnDOT's Metro Permits Section. As a reminder, please address all initial future correspondence for development activity such as plats and site plans to: Development Review Coordinator MnlDOT - Metro Division Waters Edge 1500 West County Road B-2 Roseville, Minnesota 55113 MnlDOT document submittal guidelines require three (3) complete copies of plats and two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a plat and/or two (2) copies of other review documents will make a submittal incomplete and delay Mn/DOT's 30-day review and response process to development proposals. If you happen to An equal opportunity employer 1CItII.... . ')! know the property identification number, please include that information with your submittals. We appreciate your anticipated cooperation in providing the necessary number of copies, as this will prevent us from having to delay and/or return incomplete submittals. If you have any questions, please feel free to call myself at 651-634-2083, or Tod Sherman at 651-582-1548. t/n;( Transportation Planner Copy: Dave Drealan, Carver County Planning Department I -4-~ :~~ I V) 0 0 ---: N u <>: " r- r- ei " <.i. 0 ~ M r- <>: ro w w w '" -:;tN W W W r:: a~ Q) "- "- "- " '" +1 On s::: a a N" a~ N .+1 ::s ~ " ,,(fl +1 r- ~w u~ ~~ ~5 ~ u w ~ ~ =,>- r- '" r- 0" ::;r- 8 u r- U '" <<'" Ul ",I (fl ~ r-O 0 "-2 02 0 ~ Ci g~ Q) "- W ,,-" 3 "- 0"- ::; ,,-0 (fl >- (fl "-~ ctS (fl ,,(fl 0 (flr- U is :3 is ~~ W I-'=' I w~ ~ '" ~'" 2 ",r- >- '" >- Cl l- I-;? l- I-;? 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