3. Lakeside - PUD - Planning Case #06-26
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952.2271100
Fax: 952.2271110
Building Inspections
Phone: 952.227 1180
Fax: 952.227 1190
Engineering
Phone 952.2271160
Fax 952.227 1170
Finance
Phone 952.2271140
Fax 952.227 1110
Park & Recreation
Phone: 952.2271120
Fax 952.227 1110
Recreation Center
2310 Coulter Boulevard
Phone 952.227 1400
Fax: 952.227 1404
Planning &
Natural Resources
Phone 952.2271130
Fax 952.227 1110
Public Works
1591 Park Road
Phone 952.2271300
Fax 952.2271310
Senior Center
Phone 952.227 1125
Fax 952.2271110
Web Site
www.ci.chanhassen.mn.us
:3
MEMORANDUM
-
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner ~
o ·
July 24,2006
DATE:
SUBJ:
Lakeside - Planning Case #06-26
Planned Unit Development
EXECUTIVE SUMMARY
This item was tabled by CIty Council at the July 10,2006 meeting for review of the
following issues: elimination of the setback variance along the eastern property line,
additional landscape buffering and preservation of additional trees through reduction
or elimination of the grading in to the trail easement, and checking the OHW. City
Council minutes from July 10, 2006 are item la of the July 24, 2006 City CouncIl
packet.
ACTION REQUIRED
CIty Council approval requires a majority of City Council present.
DISCUSSION
The applicant has prepared revisions to the plans and provided additional information
to address some of the concerns that were brought out at the July 10th meeting.
Variance Issues Original Revised
East perimeter setback, 30 feet Meet standards. *No
20-foot variance from 50- variance required.
foot setback.
Rentage Building (A) 41 feet height (pitched 37 feet (flat roof). Two-
roof). Six-foot variance foot variance from 35 feet
from 35 feet height limit. height limit.
Isle Building (B) 48 feet. 13-foot variance 48 feet. 13-foot variance
from the 35 feet height from the 35 feet height
limitation. limitation.
Buildmg C - Outside the 48 feet. 48 feet.
shoreland district. No
variance required.
60% of units withm 1,000 60% of units within 1,000 61% of units within 1,000
feet of beach lot, where feet. feet. 19% variance from
80% of the units are the 80% requirement.
required to be within 1,000
feet of the beach lot.
*The Planned Unit Development ordinance requires a 50-foot perimeter setback for townhouses, but a
setback equal to the building height for multi-family buildings. (We have revised the design standards
in the Planning CommiSSIOn staffreport accordingly.)
The City of Chanhassen · A growing community with clean lakes, Quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play
Todd Gerhardt
Lakeside - Planning Case 06-26
July 24, 2006
Page 2 of 3
Setback
While the developer would prefer to have the 30-foot setback to permit them to meander the
private street, vary the orientation of the townhouses, and provide additional open space in the
interior of the development, they have revised the plan to meet the eastern perimeter setback.
This revision also reduces the number of townhouse dwelling units by two (see attachment 2).
Building Height
The developer has prepared an alternative for the Heritage Building maintaining the lO-foot floor
heights but incorporating a flat roof. This alternative reduces the building height to 37 feet.
What is eliminated is the 14-foot gable roof, which adds seven feet to the building height.
However, what is lost is the aesthetic appeal of the building which uses the gabled roof to
reinforce the residential character of the development, the continuity of the gabled roofs on the
eastern edge of the development and the "country manor" look. So the question for the City is
whether the reduction in the building height is worth the loss of the aesthetics of the Heritage
Building (see attachment 3). The applIcant has prepared a perspective of the Heritage BuIlding
as seen from the center of the vacant lot on the 15th fairway (18638 Bearpath), which is 482 feet
away. The second perspective is from Lake Riley. The focus of the rendering is to depict the
size, scale and the materials to be used on the condo. The trees in the renderings currently exist
(see attachments 4 and 5).
The Isle Building (B) is located within the interior of the development 15 feet below the first
floor elevation of the Heritage Building. The Isle Building is 230 feet from the east property
line, 220 feet from Lyman Boulevard and 100 feet from the west property line. The building
steps down to the west going from four stories to one story above the lower garage level, while
the sIte grading drops approximately 10 feet. Building height means the vertical distance
between the highest adjoining ground level at the building or ten feet above the lowest ground
level, whichever is lower, and the highest point of a flat roof or average height of the highest of
the highest gable of a pitched or hipped roof. Grade or ground level means the average level of
the finished surface of the ground adjacent to the exterior walls of the building or structure.
Based on the review of the plans and the site grading and employing the definition for building
height, the Isle Building has a calculated building height of 48 feet.
Sec. 20-907. Height regulations.
The height limitations stipulated elsewhere in Chapter 20 of the Chanhassen City Code do not
apply to the following:
(1) Barns, silos or other farm buildings or structures on farms; church spires, belfries, cupolas
and domes, monuments, water towers, fire and hose towers, observation towers, chImneys,
smoke stacks, flag poles, masts and aerials; communication transmission towers; parapet walls
extending not more than four feet above the limiting height of the building.
Todd Gerhardt
Lakeside - Planning Case 06-26
July 24, 2006
Page 3 of 3
Grading
The developer has revised the grading plan to eliminate the grading to facilitate the trail in Eden
Prairie. The developer will work with the City of Eden Prairie to fit the trail through the trees
and the topography east of the development site. The City of Eden Prairie is leaving the trail at
an elevation of 916. Since there will be no grading to match the two properties, retaining walls
and some slopes will be required.
Landscaping
The developer has committed to complete the landscaping that was approved as part of the Eden
Prairie trail connection through Bearpath.
Ordinary High Water Elevation (OHW)
The OHW is specified on sheet 2 of 9 of the development review submittal plans.
RECOMMENDA TION
Staff recommends adoption of the attached findings of fact and decisions and the four motions
approving the development as specified on pages 25 - 32 in the staff report dated June 20, 2006.
The revIsed motion in the staff report approves the proposed development with the building
height variance and the association beachlot variance, but deletes the 30-foot eastern property
setback.
ATTACHMENTS
1. Findings of Fact and Decision.
2. Revised Cover Sheet Preliminary Plat.
3. Building Elevation - Flat Roof.
4. Building Perspective from Bearpath.
5. BuIlding PerspectIve from Lake Riley.
6. Memo to Todd Gerhardt from Bob Generous Dated July 10, 2006.
g:\plan\2006 planning cases\06-26 lakeside\executive summary2.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND DECISIONS
IN RE:
Application of Sienna Corporation for Planned Unit Development rezoning property
from R12, High Density Residential, to Planned Unit Development - Residential, PUD-R;
Preliminary Plat for 29 building lots and two outlots; Site Plan Approval for a 233-unit
residential development; Conditional Use Permit for a recreational beach lot; Variance to the
standard that 80% of the units be within 1,000 feet of the beach lot; and Variance for building
height.
On July 10 and 24,2006, the Chanhassen City Council met at its regularly scheduled
meetings to consider the above referenced applications. On June 20, 2006 the Planning
CommiSSIOn conducted public hearings on the applications, preceded by published and mailed
notice, and has recommended approval. The City Council now makes the following:
FINDINGS OF FACT
1. The property is currently zoned High Density Residential District, R12.
2. The property is guided in the City's Comprehensive Plan for Residential- High DensIty.
3. The legal description of the property is set forth on the attached Exhibit "A" which is
Incorporated herein.
4. With respect to the proposed rezoning from R12, high density residential, to Planned Unit
Development, PUD-R, The CIty Council finds:
a. The proposed rezoning is consistent with the City's Comprehensive Plan and
furthers its goals and policies.
b. The proposed rezoning is compatible with present and future land uses in the area.
c. The proposal conforms to all performance standards contained in the Zoning
Ordinance with the granting of the variances.
d. The rezoning provides for high quality design and internal transfer of density
preserving desirable site characteristics and open space resulting in more efficient
and effect! ve use of the land.
126316v02 1
RNK:r071l8/2006
A4Ct-<:-C~, ,
5. The Subdivision Ordinance, City Code section 18-39, directs consideration of seven
standards in considering approval of a subdivision. The City Council finds that all
applicable standards have been met. The seven standards and our findings regarding them
are:
a. The proposed subdivision is consistent with the zoning ordinance, specifically the
Planned Unit Development standards;
b. The proposed subdivision is consistent with all applicable city, county and regional
plans including but not limited to the city's comprehensive plan;
c. 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;
d. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other improvements
required by this chapter;
e. The proposed subdivision will not cause environmental damage;
f. The proposed subdivision will not conflict with easements of record;
g. The proposed subdivision is not premature. The subdivision has:
1) adequate storm water drainage.
2) adequate roads.
3) adequate sanitary sewer systems.
4) adequate off-site public improvements or support systems.
6. The Zoning Ordinance, City Code section 20-110, directs consideration of certain
standards in evaluating a site plan. The City Council finds that all applicable standards
have been met. The standards and our findings with respect to them are:
a. The proposed development is consistent with the comprehensive land use
designation for residential- high density residential WIth a net density of 9.9 umts
per acre;
b. The proposed development complies with the city's site plan requirements;
c. The proposed development preserves the site in its natural state to the extent
practicable by minimizing tree and soil removal and designing grade changes to
be in keeping with the general appearance of the neighbonng developed or
developing or developing areas;
126316v02 2
RNK:r07118/2006
d. The proposed development creates a harmonious relationship of building and
open space with natural site features and with existing and future buildings having
a vIsual relationship to the development;
e. The proposed development creates a functional and harmonious design for
structures and site features, with special attention to the following:
1) An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
2) The amount and location of open space and landscaping;
3) Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
4) Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, wIdth of intenor drives and access points, general interior
cIrculation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
f. The proposed development protects adjacent and neighboring properties through
reasonable provision for surface water drainage, sound and sight buffers,
preservation of views, light and air and those aspects of design not adequately
covered by other regulations which may have substantial effects on neighboring
land uses.
7. The standards for approval of variances are set forth in Mn. Stat. 462.357 subd. 6 and City
Code section 20-58. The City Council finds that all applicable standards have been met. The
standards and our findings with respect to them are:
a. That the literal enforcement of this chapter would cause an undue hardship. Undue
hardship means that the property cannot be put to reasonable use because of its size,
phYSIcal surroundings, shape or topography. Reasonable use includes a use made by
a majority of comparable property within 500 feet of it. The intent of this provision
is not to allow a proliferation of variances, but to recognize that there are pre-
eXIsting standards in this neighborhood. Variances that blend with these pre-
eXIstmg standards without departing downward from them meet these criteria.
1)
The height and recreational beach lot variances allow reasonable use of the
property that is otherwise prohibited by the standards in the zoning
ordmance.
126316v02
RNK:r07I18/2006
3
2) The zoning ordinance standard that 80% of the dwelling units having the
right to use the beach lot be within 1,000 feet of the beach lot is
unreasonable for this planned unit development. There is no rational basis
for excluding 93 units from the use of the association beach lot. This is a
single neighborhood and all residents should have access to the beach lot.
The exclusion would segment the planned community.
3) The height variance provides a reasonable use of the property. The height
limitation would not permit the development of the site in conformance with
the intent of the comprehensive plan, nor permit the high quality
development required by the PUD ordinance. To obtain the necessary
density, desirable open space now in the development would have been
developed. Building "A" is buffered by a golf course and Building "B" is
centered toward the middle of the development. Because of the location of
the building, the "extra" building height will not have an adverse affect on
surrounding property.
b. The conditions upon which a petition for a variance is based are not applicable,
generally, to other property within the same zoning classification. The proposed
variances are specific to the unique development design.
c. The purpose of the variation is not granted to increase the value or income potential
of the parcel of land, but to fulfill the expectations of the city and the developer for
the redevelopment of this site.
d. The alleged difficulty or hardship is not a self-created hardship, but is due to the city
expectations and requirements for the redevelopment of the site.
e. The granting of the vanances will not be detrimental to the public welfare or
injurious to other land or improvements in the neighborhood in which the parcellS
located.
f. The proposed vanations Will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
increase the danger of fire or endanger the public safety or substantially diminish or
impair property values within the neighborhood.
8. The proposed recreational beach lot requires a conditional use permit under the City's
zoning ordinance. The Zoning Ordinance, City Code section 20-232, directs consideration
of certain standards in evaluating a conditional use permit. The City Council finds that all
applIcable standards have been met. The standards and our findings with respect to them
are:
a. The proposed beach lot will not be detrimental to the public health, safety,
comfort, convenience or general welfare of the neighborhood or the city.
126316v02 4
RNK:r07/l8/2006
b. The proposed beach lot will be consistent with the objectives of the city's
comprehensive plan and Chapter 20 of the Chanhassen City Code.
c. The proposed beach lot will be designed, constructed, operated and maintained so
to be compatible in appearance with the existing or intended character of the
general vicinity and will not change the essential character of that area.
d. The proposed beach lot will not be hazardous or disturbing to existing or planned
neighboring uses.
e. The proposed beach lot will be served adequately by essential public facilities and
services, including streets, police and fire protection, drainage structures, refuse
disposal, water and sewer systems and schools; or will be served adequately by
such facilities and services provided by the persons or agencies responsible for the
establishment of the proposed use.
f. The proposed beach lot will not create excessive requirements for public facilities
and services and will not be detrimental to the economic welfare of the
community.
g. The proposed beach lot will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property or the general welfare because of excessive production of traffic, noise,
smoke, fumes, glare, odors, rodents, or trash.
h. The proposed beach lot will have vehicular approaches to the property which do
not create traffic congestion or interfere with traffic or surrounding public
thoroughfares.
1. The proposed beach lot will not result in the destruction, loss or damage of solar
access, natural, scenic or historic features of major significance.
J. The proposed beach lot will be aesthetically compatible with the area.
k. The proposed beach lot WIll not depreciate surroundmg property values.
1. The proposed beach lot WIll meet standards prescribed for certam uses as provided
in the conditional use permit standards with the granting of the distance variance.
9. The planning report #06-26 dated June 20, 2006, prepared by Robert Generous, et aI., as
revised, is incorporated herein.
126316v02
RNK:r071l8/2006
5
DECISIONS
Subject to the conditions set forth, the Chanhassen city Council approves the above
referenced applications for: rezomng to PUD-R, preliminary plat, site plan, conditional use
permit for recreational beach lot, height variance, and recreational beach lot variance.
ADOPTED by the Chanhassen City Council the 24th day of July, 2006.
CITY OF CHANHASSEN
BY:
Thomas A. Furlong, Mayor
ATTEST:
Todd Gerhardt, City Manager/Clerk
126316v02
RNK:r07118/2006
6
r
EXHIBIT A
Le~al Description of Property
Parcell:
All that part of the Northeast Quarter of the Northeast Quarter, and of Government Lot 1,
of Section 24, Township 116, Range 23, together with that part of the Southeast Quarter
of the Southeast Quarter of Section 13 , Township 116, Range 23, which lies East of a line
drawn 641.67 feet West of, measured at a right angle to and parallel with the East line of
the Northeast Quarter of the Northeast Quarter of said Section 24, Township 116, Range
23 and its extensions.
EXCEPTING therefrom the following described Tracts A and B:
Tract A:
All that part of the Northeast Quarter of the Northeast Quarter of Section 24, Township
116, Range 23, Carver County, Minnesota described as follows:
Commencing at the Northeast comer of said Northeast Quarter of the Northeast Quarter;
thence South 0 degrees 20 minutes 00 seconds East along the East line of said Northeast
Quarter of the Northeast Quarter a distance of81.31 feet to the point of beginning of the
land to be described; thence continuing South 0 degrees 20 minutes 00 seconds East
along said East line a distance of 305.23 feet; thence South 77 degrees 17 minutes 36
seconds West a distance of 656.93 feet to the West line of the East 641.67 feet of said
Northeast Quarter of the Northeast Quarter; thence North 0 degrees 20 minutes 00
seconds West parallel with said East line a distance of394.67 feet to the intersection with
a line bearing South 85 degrees 05 minutes 38 seconds West from said point of
beginning; thence North 85 degrees 05 minutes 38 seconds East a distance of 643.72 feet
to said point of beginning.
Tract B:
All that part of the Northeast'Quarter of the Northeast Quarter of Section 24, Township
116, Range 23, together with that part of the Southeast Quarter of the Southeast Quarter
of Section 13, Township 116, Range 23, Carver County, Minnesota which lies East of a
line drawn 641.67 feet West of, measured at a right angle to and parallel with the East
line of Northeast Quarter of the Northeast Quarter, and its Northerly extension, (Uld North
of the following described line:
Commencing at the Northeast comer of said Northeast Quarter of the Northeast Quarter,
thence South 0 degrees 20 minutes 00 seconds East along the East line of said Northeast
Quarter of the Northeast Quarter a distance of 81.31 feet to the point of beginning of the
line to be described; thence South 85 degrees 05 minutes 38 seconds West a distance of
643.72 feet to the West line of the East 641.67 feet of said Northeast Quarter of the
Northeast Quarter said line there terminating.
SCANNED
Outlot B, North Bay, according to the recorded plat thereof.
-{
Parcel 2:
Carver County, Minnesota
Abstract Property
I
I
I
I
I
I
I
I
\
I
\ "
SCANNED
( \~
!
---l ~\
,--- T , ~ w ~
, " " ~ . ~
!l, i "c'''' i A'" !:1 ~ !
~1:I'~__+__~ ~ ~ ~ I
1::11 i4r , : I
gi .-:' i .-:' I ~ I
I". ,..;.' ,~
,ll=-__L,'___j ~ i: I
if
j"o
!h I
c(
I-
o
I- en
c( w
~ w I
> 9 i
II UI ..:;
'I- W 2 ~:
~ o~ w
- c( en
~ .J ~ ~
~ I
II 2 ~
D. c( ,,1
I:;
o.
U
~~~~~~~~~~1.M_~~~j-l~~~
l'j5~ 5~5~: ]l~
~flo flOW+lfl\ 'ii
1""\ 9 ~-
~ 0 Z
UJ f!! l:!? ....If!! ::l
!Il I I i~~!!I;I\1 .
. ~!=!::o~~~:~~~~ii~~~
i3q~ gggi9a"~~~h~~"zfili:l
mCl:";! 0........ t:I 0:1 Fo:l SF
~~d~i36~~~~~a~~~~~~~~~
~S S ggg~ ~ F Wo..::l'
~f
:;~
-t
" H=
" 'i
" , t
h ! II:
~~ ....
~:lI
~l'i
-,
c.
''>
~t oa
".
&I:r
i<
&:<
,ii
it
,li"
to
'r
i; \
I!i-i
"
"
c'
,n
6YO:~"f.
~11*\ .....~:
~o+:: rR#S:~"1
..,,~. ~~~~:"OI~~ t~. VII
:,::!:,v~rr Of W,.., '
~~~~~~s
rm
; 1111
~ ,,~~
"'I!l i!~",;!
"!izZ~~i!I
~ "I e;~
..i~ 8..~
c~a: Q.liI~
~~~~~~!';
gggggglt
~~~~~~ ~ !
lDI'N;:I....,,:8 .,.
r;liH
,11lllil
~i d~i!I~i!I
~"!\d;~ffii!lffi
i~n~d~~~
~~~~~n!~!
i ..~::7t.~l ,t
J..~~~!.!j;~ ,
....... 4&s"u:,
,....--
I '- --
I /~
/"".- )
,,~ "" -:), i~ i
~~,;~(!~
51!y..;)gl
ii! 1\ .....-:-- \ "
~Iy/ )~l
Il! K..... /\ "I
:11)/,; ~~
"1\.... /\
\- / .-: \/\
\vJl' //
....v\'.....'..../
"0
.J5 ~"" '-\/
~8 /--.. ."'~-{"'- "<.
c-to ........ -"6'-'t.
l:;~ ,-"",?
-~...,.~-:r...Ii:J~~
.::!~
\~:' -(
~~-( -~
~~~-(th
~ ....:: -( I 'l
~ "
t.---( ;,
1. - -;. (-l3
r 1l~~ -( i ~t:
~~-(I~
~.;:,~-(
(~-n
~ ;. '::" -( I
(- ,.;.,~ -<L ~
(:~-\ '.
\:;.....-: !~
.. ~ -\ "
,~~ /~
'"\/ /,.j
J~ ....,/ "/
S' ,,- ?I
Hi I, 'i,
il~ i _
I~ ~ ~ ~
I "....---
I
I
I
I
I
I
~~
U
~~~i ~'"
/:/:~15 ~.r
;111.... ~~ <
; h~~a! ~~ 81
Il~H~~~ zf ~
iunnu!~ ~i
":N..-i":lIiqj"':ldoi~~
00
,..- --.,
:IIU:
I Il~1
I X'~IC'
I > tiN':
: I ~Jel
I I
l...__ ...J
j
z
o
1=:;.
:i~~
oal<
~~
00
~~8
~,
I:!l
'"
:..: j!, 'I,
~h -!-!:
lia If~~
~sl J :rip i
~~il ~l~~; !
~i'! ji~t: i
a<~f H'~l :
PH iih i
t!H zp!:;
<~i' tl~h ~
;j~l 'ii8!~~ !
.n' 'H'~ .
~:itJ !.!'i- .
I t~t l~~J! ~
-:1 i,a'i !
!t, !tli: g
.lfj .8~.~ ~
,.1:- rh':t ~
i;~;1 5:1'Oni iii!
Hit h~!H Q JiJ
~~ES :e c3::1
~
'"
~
o
u
~ I
1 ! ~:~-!
~ u. i
ili IE · i
~ ~ --
~ i
J
!
lJ
:~
~l
r--,
: I:
:n~ :
'Ui I
, .-,
I ,.~ '
: !l~ :
:1i:
f , I; I
: All:
'1~1'
: !,:
: ill:
,I) ,
I ~ C'
I J'
L...J
d
ill!
lId
~,],
't.l
flit
i
t11
~I !~
II :~
p:: I j
~! ~
~!
!I~
gJ;
AH~~~..~ C-/,
_.~~
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952.2271100
Fax 952.227 1110
Building Inspections
Phone 952.227 1180
Fax 952.227 1190
Engineering
Phone 952,227 1160
Fax 952,2271170
Finance
Phone 952,227 1140
Fax 952,2271110
Park & Recreation
Phone 952.2271120
Fax 952.227 1110
Recreation Center
2310 Coulter Boulevard
Phone 952.2271400
Fax 952,227 1404
Planning &
Natural Resources
Phone 952.2271130
Fax 952.227 1110
Public Works
1591 Park Road
Phone 952.227 1300
Fax 952.2271310
Senior Center
Phone 952,2271125
Fax 952,2271110
Web Site
www.ci.chanhassen.mn.us
3
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
~
DATE:
July 10, 2006
SUBJ:
Lakeside - Planning Case #06-26
EXECUTIVE SUMMARY
The developer is requesting a Planned Unit Development rezoning the property
from R12, High Density ResIdential, to Planned Unit Development - ResIdential,
PUD-R, with a Variance for a 30-foot perimeter setback on the east side ofthe
project and a 13-foot heIght variance on the 3 condominium buildings; Preliminary
Plat for 29 building lots, two outlots and nght-of-way for public streets; Site Plan
Review for a 233-unit residential development, including two-, three-, four- and
condominium-unit buildings with Variances for building height, and a community
buIldmg and pool; and a Conditional Use Permit for a recreational beach lot with
Variances.
The Planning Commission and staff are recommending approval of the proposed
development subject to the conditions of the staff report.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on June 20, 2006, to review the
proposed development. The Planning Commission voted 5 to 1 to approve the
proposed project. The majority of the Planning Commission believed that the
granting of the variances as part of the development was a reasonable tradeoff to
facilitate the development of the project. The one vote against the project was due to
the building height variance. There were numerous public comments against the
granting of the variances (building height and setback) for the project. The Planmng
COlllllllssion minutes are item la of the July 10, 2006, City Council packet.
Were the project to develop under the existing High Density Residential District,
R12, the following setbacks would apply: front - 50 feet, side - 10 feet, rear - 25
feet. Using the configuration of the proposed development, the setback from the
east property line would be 10 feet to the side of Condominium Building A and 25
feet for the townhouse units. Both of these setbacks are less than the 30-foot setback
being proposed as part of the Lakeside development.
ICANN,lD
AHA.c.J"W\d (p
The City 01 Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks, A great place to live, work, and play,
Todd Gerhardt
Lakeside
July 10,2006
Page 2 of 2
Staff has reviewed the development approvals for five recent multi-story, multi-family buildings
within the CIty.
Project Case Number Stories Height (feet) Number of Units
Lake Susan Apartment SPR #99-9 3 48.5 162 (3, 54-unit
Homes apartment buildings
Powers Ridge SPR #99-19 3 40 344 (5 buildings)
Presbyterian Homes SPR #01-13 4 49 90-unit independent
living unit building
Presbyterian Homes SPR #01-13 3 40 73 umt assisted living
unit building
Village on the Ponds SPR #02-07 4 50 54
Buildmg C
Gateway North SPR #06-05 3 35 46
All the developments included underground parking. The Village on the Ponds Building C and
Presbyterian Homes bUIldings included street level retail uses. As can be seen by these building
heights, there is no one building height used for these buildings.
It should be further noted that while the development states a 48-foot building height, this dIstance
is to the top of the roof or parapet, which is by definition excluded from the bUIldmg height
calculation. However, to be conservative staff has included the 48 feet as the building height.
Additionally, architectural features, such as towers, parapets screening rooftop equipment and other
architectural features are exempted from the building height requirement.
RECOMMENDA TION
Staff and the Planning Commission recommend adoptIon of the four motions approving the
development as specified on pages 25 - 32 in the staff report dated June 20, 2006.
ATTACHMENTS
1. PUD Rezoning Ordinance.
2. Planning CommIssion Staff Report Dated June 20, 2006.
g:\plan\2006 planning cases\06-26 lakeside\executive surrunary.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO. -----
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE,
BY REZONING CERTAIN PROPERTY
THE CITY COUNCn... OF THE CITY OF CHANHASSEN ORDAINS:
Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordmance, is hereby
amended by rezoning all property WIthin the Lakeside plat, from R12, High Density ResIdential
District, to PUD - R, Planned Unit Development Residential Distnct, subject to the final plat
approval for the Lakeside development.
SectIon 2. The rezoning of this property incorporates the design standards contained in the
Planning Commission staff report dated June 20, 2006.
Section 3. The zoning map of the City of Chanhassen shall not be republished to show the
aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office
for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the
notations, references, and other information shown thereon are hereby incorporated by reference
and made a part of this ordinance.
Section 4. This ordinance shall be effective immediately upon its passage and publication.
PASSED AND ADOPTED by the Chanhassen City Council this _ day of
,2006.
ATTEST:
Todd Gerhardt, ClerkIManager
Thomas A. Furlong, Mayor
(Published in the Chanhassen Villager on
,2006.)
g:\plan\2006 planning cases\06-26 Lakeside\pud rezoning ordinance.doc
PC DATE: June 20, 2006
OJ
CITY OF CHANHASSEN
CC DATE: July 1~, 2006
July 24, 2006
REVIEW DEADLINE: July 18, 2006
Extended to September 16,2006
CASE #: 06-26
BY: AF, RG, KA, LH, JM, JS, ML
~
Z
<
U
~
~
~
~
<
<
~
<
~
~
~
~
00.
STAFF REPORT
PROPOSAL: LAKESIDE- Request for a Planned Unit Development rezoning the property from R12, High
Density Residential, to Planned Unit Development - Residential, PUD-R, with a Variance for a 30-foot perimeter
setback on the east side of the project and a 13-foot height variance on the 3 condominium buildings; Preliminary
Plat for 29 building lots, two outlots and right-of-way for public streets; Site Plan Review for a 233-unit residential
development, including two-, three-, four- and condominium-unit buildings with Variances for building height, and a
community building and pool; and a Conditional Use Permit for a recreational beach lot with Variances.
LOCATION:
125 Lakeview Road
APPLICANT: Sienna Corporation
4940 Viking Drive, Suite 608
Minneapolis, MN 55435
(952) 835-2808
j vogelbacher@siennacorp.com
Lakeview Hills, LLC
Attn: Steve Liefschultz
12400 Whitewater Drive, Suite 2040
Minnetonka, MN 55343
PRESENT ZONING: R12, High Density Residential
2020 LAND USE PLAN: Residential- High Density (net density range 8 -16 units per acre)
ACREAGE: 26.29 DENSITY:
net: 9.8 units per acre
gross: 8.9 units per acre;
SUMMARY OF REQUEST: Request for a Planned Unit Development with Variances and Subdivision with
Site Plan Review for a 234-unit residential development, including two-, three-, four- unit townhouses and three-
story condominium buildings and a community building; and a Conditional Use Permit for a recreational beach lot.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings, PUD's, and amendments to PUD's
because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and amendment
thereto, must be consistent with the City's Comprehensive Plan.
The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies
with Zoning Ordinance requirements. If it meets those standards, the City must then approve the site plan. This is a
quasi-judicial decision.
The City has limited discretion in approving or denying conditional use permits, based on whether or not the
proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all
the applicable conditional use permit standards are met, the permit must be approved. This is a quasi judicial
decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the
standards in the Zoning Ordinance for variance. The City has a relatively high level of discretion with a variance
because of the burden of proof is on the applicant to show that they meet the standards in the ordinance.
Location Map
Lakeside
125 Lakeview Road East
Planning Case No. 06-26
--- ---7---/
J
r-
Rice Marsh Lake
Ills
..-----,,/
r
~
---...----
------
--
---l
-.--"
_J
-~-----=--
---~
-------~
----.--
--- .,.. Ll '2.'\'2. _-
d \ p. ---
?{Opose~___--___- ---- y
__-- o~ a~
---------
-------
Lake Riley
Lakeside
Planning Case 06-26
June 20, 2006
Page 2 of 34
PROPOSAL/SUMMARY
The applicant is requesting to rezone approximately 26 acres from R12, High Density
Residential, to PUD-R, Planned Unit Development-Residential. The project consists of 233
units in 28 structures: 15 twinhomes (30 units), 6 three-unit townhouses (18 units), 4 four-unit
townhouses (16 units), condo A - 39 units, condo B - 53 units and condo C - 77 units. A
community building with a pool for the development as well as a recreational beach lot are
included as part of the development. Variance requests include a 30-foot setback (rather than a
50-foot setback) from the east property line, a 48-foot building height (rather than a 35-foot
building height) for the 3 condominium buildings, and a variance from the requirement that 80
percent of the housing units be within 1,000 feet of the recreational beach lot.
On the north side of the project is the Highway 312 corridor. To the east of the development is
the Bearpath Golf Community. South of the site is Lake Riley. To the west is the North Bay
development. The northern two-thirds of the site is currently developed with 175 apartment
units as part of the Lakeview Hills Apartments. These units will be demolished as part of the
redevelopment of the site. The southern third of the site is undeveloped. An existing
nonconforming beachlot is located on Lake Riley.
The property north of Lyman Boulevard has a high elevation of 916 in the northeast comer of the
site and a low elevation of 872 in the southwest comer of the property. The property generally
slopes from the east down to the west. A wetland is located in the northwest comer of the site.
This wetland will not be altered as part of the development proposal. There are scattered areas of
woodland throughout the property.
The land south of Lyman Boulevard generally slopes from the north down to Lake Riley with an
ordinary high water (OHW) elevation of 865.3. There are areas of very steep slopes on the north
SIde of the beach lot. The beach lot area is heavily wooded. These trees will be preserved as part
of the development.
A neighborhood meeting to review the redevelopment of the apartment property was held on
Thursday, June 8th at 7:30 P.M. at the Chanhassen Recreation Center.
Staff is recommending that the Lakeside Planned Unit Development be approved WIth the
condItions outlined in the staff report.
APPLICABLE REGUA TIONS
Chapter 18, Subdivisions
Chapter 20, Article II, Division 2, Amendments
Chapter 20, Article II, Division 3, Variances
Chapter 20, Article II, Division 6, Site Plan Review
Chapter 20, Article N, Conditional Use Permits
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article VII, Planned Unit Development District
Chapter 20, Article XXIII, Division 9, Design Standards for Multifamily Developments
Lakeside
Planning Case 06-26
June 20, 2006
Page 3 of 34
BACKGROUND
The Township of Chanhassen rezoned the property from Farm Residential to Commercial,
Ordinance Amendment #63-1 in July 1963.
On January 25, 1993, the City Council approved Non-conforming Use Permit 92-8 for a
recreational beach lot for Lakeview Hills Homeowners Association. The permit was issued subject
to the following conditions:
a. Installation and maintenance of a gate which would be locked day and night (but the
residents of the complex would have lake access by keys furnished by management);
b. Prohibit overnight boat dockage, prohibit overnight mooring, and prohibit overnight storage
of boats on the beach itself; except for storage of canoe racks (application requests one
canoe rack with 8 to 10 boats stored);
c. All overnight storage will be limited to designated portions of the existing parking lots
(north of Lake Riley Blvd.) and other designated portions of the property lying north of the
apartment buildings;
d. The dock length would be limited to 50 feet;
e. Contmued use of the boat launch;
f. Planning Commission has not ruled pro or con as to the number lIon the application itself
but all other historic information has been agreed to.
In May 1997, the City purchased approximately 26 acres of the Lakeview Hills Apartment site with
funds from the Metropolitan Council's Right-of-way Acquisition Loan Fund. Of this area, 6.3 acres
were actual nght-of-way for Highway 312, 9.5 acres were upland that was having access severed by
the new highway and 10 acres were Rice Marsh Lake and wetland. In May 2005, the Minnesota
Department of Transportation purchased the property from the City.
REZONING
The property is guided in the ComprehensIve Plan for Residential - High Density (net density
range 8 - 16 units per acre). Appropriate zonings for this land use designation include Planned
Unit Development - Residential (PUD-R), Mixed Medium Density Residential (R8), Low and
Medium Density Residential (RLM), High Density Residential, R12 or R-16 District.
Zonin2 Area (SQ. ft.) Fronta2e (ft.) Depth (ft.) Notes
PUD-R No minimum No minimum No minimum Must comply with
comprehensIve plan net
density
R8 (two family) 7,500/unit SO/unit 150
Lakeside
Planning Case 06-26
June 20, 2006
Page 4 of 34
Zonin2 Area (sq. ft.) Fronta2e (ft.) Depth (ft.) Notes
R8 (multi-family) 5,500/unit 50/unit 150
RLM (two family) 7,260/unit 50/unit 100
RLM (multi-family) 5,445/unit 30 100
R12 (two family) 7,500/unit 50/uni t 155
R12 (multi-family) 3,600/unit 150 155
R-16 2,700/unit No minimum No minimum
The applicant is requesting to rezone approximately 26 acres from R12, High Density
Residential, to PUD-R, Planned Unit Development-Residential. The project consists of 233
units in 28 structures: 15 twinhomes (30 units), 6 three-unit townhouses (18 units), 4 four-unit
townhouses (16 units), condo A - 39 units, condo B - 53 units and condo C - 77 units. A
community building for the development as well as a recreational beach lot are included as part
of the development. The review criteria are taken from the intent section of the PUD Ordinance.
Justification for Rezoning to PUD
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 in this instance is to permit density
clustering for development within the Bluff Creek Overlay District. The use of the PUD zoning
also allows for an internal transfer of density. 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. The proposed development provides a compatible development with the surrounding
development.
The proposed amendment and rezoning assist III the furtherance of the following land use goals
of the City of Chanhassen Comprehensive Plan:
· Development will be encouraged within the MUSA line.
· The plan should seek to establish sufficient land to provide a full range of housing
opportunities.
· The city will seek opportunities to provide transitions between different uses of different
types.
· Development should be phased in accordance with the ability of the city to provide
serVIces.
The proposed amendment and rezoning assist in the furtherance of the following housing goals
of the City of Chanhassen Comprehensive Plan:
Lakeside
Planning Case 06-26
June 20, 2006
Page 5 of 34
. A balanced housing supply with housing available for people of all income levels.
. A variety of housing types for people in all stages of the life-cycle.
. Housing development that respects the natural environment of the community whIle
striving to accommodate the need for a variety of housing types and costs.
Staff is proposing the following development standards govern the development of the property:
DEVELOPMENT DESIGN STANDARDS
Lakevlew Development Standards
a. Intent
The purpose of this zone is to create a PUD for a mix housing type multi-family development. The
use of the PUD zone is to allow for more flexible design standards while creating a higher quality
and more sensitive proposal. The PUD requires that the development demonstrate a higher
quality of architectural standards and site design. Ancillary uses may be permitted as listed
below once a primary use has occupied the site.
b. Permitted Uses
The permitted uses in this zone shall be tWIn homes, townhouses, and three condominium buildings
and their ancillary uses. If there is a questIon as to whether or not a use meets the defimtion, the
Planning Director shall make that interpretation. The type of uses to be provided on common
areas shall be low-intensity neighborhood-oriented accessory structures to meet daily needs of
residents. Such uses may include a bus shelter, community building, development signage,
fountain, garden, gazebo, maintenance shed, picnic shelter, pool, playground equipment or tennis
courts.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Setback Standards
Highway 212 50 feet
East(Perimeter) Lot Line ~ 50 feet -
townhouses/twin homes;
Building Height -
Condominiums with a
minimum of 30 feet
Lyman Boulevard 50 feet/30 feet for beach lot
West(Perimeter) Lot Line 50 feet
Lakeside
Planning Case 06-26
June 20, 2006
Page 6 of 34
Setback Standards
Twin Home separation between buildings 15 feet
Townhouse separation between buildings 20 feet
Minimum Driveway length (to back of curb, trail or sidewalk) 25 feet
Hard Surface Coverage 50% *
Wetland: Buffer and buffer setback 16.5 feet and 40 feet
Lake Riley 75 feet
# Decks, patios, porches, and stoops may project up to seven (7) feet in to the required yard.
* The entire development, including the public and private streets and Outlots, may not exceed
50 percent hard coverage. Individual lots will exceed the 50 percent site coverage.
d. Building Materials and Design
1. Townhouses
. Building height shall be limited to 35 feet.
. Building exterior material shall be a combination of fiber-cement or vinyl siding
or shake and brick or stone.
. No two adjacent structures shall be of the same color scheme.
. Colors used shall be varied across color tones.
. All units shall utilize minimum timberline 30-year asphalt shingles.
. Each unit shall have a minimum of one overstory tree wIthin its front landscape
yard.
. All mechanical equipment shall be screened with matenal compatible to the
building, landscaping or decorative fencing.
. Garage doors shall be decorative and have windows.
2. Community Clubhouse
. Building height shall be limited to 35 feet.
. Building exterior material shall be a combination of stone and stucco and fiber-
cement.
. Natural cedar shakes roofing.
Condommium Building
. Building height shall be limited to 48 feet.
. Building exterior material shall be a combination of 80 percent or greater stone
and brick. Accent and trim areas in fiber-cement lap siding and shake.
. Roofing shall be a minimum timberline 30-year asphalt shingles (pitched roofs).
e. Signage
Signage shall comply with city standards for Residential Districts.
f. Landscaping
Lakeside
Planning Case 06-26
June 20, 2006
Page 7 of 34
Landscaping shall comply with the landscaping plan prepared by Pioneer Engineering,
dated May 19,2006, revised June 7,2006.
SUBDIVISION REVIEW
ACCESS/STREETS
The development will be accessed via Lyman Boulevard, a collector roadway, and Lakeview
Road East. The internal street system will be private. The private street will be 24 feet wide,
with parking cutouts and perpendicular parking areas scattered throughout the development. The
developer must submit a list of proposed street name(s) and an addressing plan for review and
approval prior to final plat of the property.
Private Street
In order to permit private streets, the city must find that the following conditions exist:
(1) The prevailmg development pattern makes it unfeasible or inappropriate to construct a public
street. In making this determination, the city may consider the location of existing property
lines and homes, local or geographic conditions and the existence of wetlands.
(2) After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a street
system consistent with the comprehensive plan.
(3) The use of the private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
Finding: The proposed development is located south of future Highway 312 and west of the
15th hole in Bearpath Golf Course. The proposed development IS a self-contained neighborhood
with no need to provide additional street access to adjacent properties. Inclusion of a public
street would only increase the overall impervious surface within the development increasing site
runoff and the need for storm water treatment.
GRADING, DRAINAGE AND EROSION CONTROL
Drainage
The proposed building on Lot 1, Block 1 is located within drainage and utility easements. The
locatIOn of the building on Lot 1, Block 1 should be adjusted to respect all drainage and utility
easements.
The plans include a water feature between the rear yards of the units in Block 3; however,
limited details are provided. The applicant should supply details about this water feature,
specifically the source for the water in the water feature. As an alternative to the current
Lakeside
Planning Case 06-26
June 20, 2006
Page 8 of 34
proposal, the applicant should consider revising the plans to utilize storm water as an amenity as
part of a rain garden system in this area.
The applicant should provide additional information detailing the proposed emergency overflow
(EOF) route from Pond 1 to Lake Riley.
The grading and landscaping proposed around Pond 1 should be revised to provide a flat, open
area so maintenance equipment can access the flared end sections from Lake Riley Road East
without damaging the retaining wall or the landscaping and without being below the NWL of the
pond.
The storm water infrastructure within the proposed development provides benefit only to this
development. All storm water infrastructure, including catch basins, storm sewer pipes,
manholes, flared-end sections, outlet structures, ponds and swales, should be owned, operated
and maintained by the developer and, eventually, the homeowners association. Prior to final plat
recording, the developer should enter into an agreement with the City that outlines the
parameters of operation, inspectIon and maintenance of the storm water infrastructure. ThIS
agreement should be transferred to the homeowners association prior to the developer
relinquishing responsibility for the development.
Erosion and Sediment Control
A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota
Pollution Control Agency (MPCA) for this site. A Storm Water Pollution Prevention Plan
(SWPPP) will be required in conjunction with this application. The SWPPP should be provided
to the City for review by the Carver Soil and Water Conservation DIStriCt.
The plans should be revised to show that erosion control blanket WIll be installed over all areas
with 3: 1 slopes or steeper.
A stable emergency overflow (EOF) for the pond should be provided. The EOF could consist of
riprap and geotextile fabric or a turf re-enforcement mat (a permanent erosion control blanket).
A typical detail should be included in the plan.
Energy dissipation should be provided for all inlets and outlets within 24 hours of installatIOn.
WImco-type or other comparable mlet controls should be used and installed within 24 hours of
mstallation of the inlets. Perimeter controls and inlet protection should be in place and
maintained as needed until 70% of the vegetation is established.
Typical building lot controls should be shown on the plan in a tYPIcal detail. These controls
should include perimeter controls (silt fence), rock driveways, street sweeping, inlet control and
temporary mulch after final grade and prior to issuing the Certificate of Occupancy (CO).
The proposed storm water pond should be used as a temporary sediment basin dunng mass
gradmg. The pond should be excavated prior to disturbing up-gradient areas. Plans should show
Lakeside
Planning Case 06-26
June 20, 2006
Page 9 of 34
how the temporary basin will be constructed and how water will be diverted to the temporary
basin. Berms and/or ditches may be needed to divert water to the pond, and temporary pond
outlets are needed. The outlet could be a temporary perforated standpipe and rock cone. The
plans should be revised to include a detail for the temporary pond outlet.
The proposed silt fence along Wetland Basin B should be Type 2 silt fence, as specified in
Chanhassen Standard Detail Plate 5300. Type 1 silt fence may be used for the remainder of the
site. The grading plan should be revised to show the proposed silt fence following the grading
limits for the site and should be located outside of the required 16.5-foot wetland buffer. Silt
fence should be placed at the proposed high water level elevation of the proposed storm water
pond.
Street gutters and catch basins are considered "surface waters" and are required to be protected
from exposed soils with a positive slope within 200 linear feet. Following installation of curb
and gutter, silt fence should be installed curbside along all positive slopes to the street with
exposed soils.
Plans should be revIsed to show erosIon and sediment control measures for the road ditch along
Lyman Boulevard. All perimeter controls should be inspected by the city and the SWCD prior to
grading.
DetaIls for concrete washout areas where dnvers will wash out their trucks and how the water
will be treated should be developed and included in the SWPPP.
Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
SURFACE WATER MANAGEMENT FEES
Water Quality Fees
Because of the varying development types proposed for this development, the water quality fees
for this development are broken down as follows:
Parcel Size (ac.) Zonin~ Rate Per Acre Total
Duplexes 4.78 Medium Density $1,800 $8,604
Townhomes 5.91 Medium Density $3,100 $18,321
Apartments 7.59 High Density $3,400 $25,806
Other 6.26 Medium Density $3,100 $19,406
TOTAL Water Quality Fee $72,137
The total water quality fees associated with this project are $72,137.
Lakeside
Planning Case 06-26
June 20, 2006
Page 10 of 34
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Parcel Size Cac.) Zonine Rate Per Acre Total
Duplexes 4.78 Medium Density $4,400 $21,032
Townhomes 5.91 Medium Density $4,400 $26,004
Apartments 7.59 High Density $6,400 $48,576
Other 6.26 Medium Density $4,400 $27,544
TOTAL Water Quantity Fee $123,156
The total water quantity fees associated with this project are $123,156.
SWMP Credits
The applicant will be credited for water quality where NURP basins are provided on site to treat
runoff from the site. This will be determined upon review of the ponding and storm sewer
calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in
accordance with the SWMP or the provision of outlet structures. The applicant will not be
assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $195,293.
WETLANDS
The wetland delineatIon for the subject site showed two wetland basins on-site. The applicant
applied for wetland exemptions on December 22,2005 for both Wetland Basins A and B. On
January 10,2006, the City of Chanhassen issued an exemption decision for Wetland Basin A, a
0.03 acre, Type 3 wetland basin on the Lakeview Hills site. An incidental wetland exemption
was issued for Wetland Basin A because the basin was found to be a constructed baSIn to
maintain the drainage through the culvert under the historical driveway to Lakeview Rills and
previous farm field.
CIty staff reviewed the as-built plans of record and determined that the structure near Wetland
Basin B was an inlet and therefore was not contributing to the hydrology of the wetland. Review
of the RIG photographs submitted and Farm Service Agency (FSA) photographs at the Carver
Soil and Water Conservation District revealed that the wetland area existed prior to the
construction of the apartment complex (1963 RIG Photo). The berm on the south side of the
wetland allowed the City to rule out the possibility that storm water from the complex was being
directed into Wetland Basin B. The berm on the north side of the wetland appears to have
formed in the earl y 1970s WIth the excavation of part of Wetland Basin B to open water. In
examining the photos it appears the ditch to the north of the property stopped functioning
Lakeside
Planning Case 06-26
June 20, 2006
Page 11 of34
between 1951 and 1957, about the time the wetland signatures in the photos become visible.
Wetland Basin B has been in existence for more than 25 years and is therefore jurisdictional
wetland that cannot be considered for incidental or drainage exemptions. City staff concluded
that Wetland Basin B was not eligible for incidental or drainage exemptions. The application for
an exemption for Wetland Basin B was denied on January 10,2006.
Wetland Basin B is a 0.75 acre, Type 3, aglurban wetland in the northwest comer of the site. The
wetland is dominated by sedges, reed canary grass, willow, red osier dogwood, and quaking
aspen.
A minimum buffer of 16.5 to 20 feet should be preserved around the perimeter of the wetland.
All structures (including parking lots) should maintain a 40-foot setback from the wetland buffer.
The proposed plans indicate encroachment of buildings in Lots 12 and 13, Block 2 into the
wetland buffer setback. Buildings should be adjusted to maintain the wetland buffer setback. In
addition, a trail behind Lots 12 and 13, Block 2 is routed through the wetland buffer and wetland
buffer setback. The trail should be modified to remain outside the wetland buffer. The retaimng
wall on Lots 12 and 13, Block 2 should also be located outside the wetland buffer.
The plans should be revised to reflect the required wetland buffer and wetland buffer setback.
Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant should install wetland buffer edge signs before construction
begins and must pay the City $20 per sign.
LAKE RILEY
The proposed project is withm the shoreland district of Lake Riley. The ordinary high water
level (OHW) of Lake Riley is not shown on the plans. The plans should be revised to depict the
OHW of 865.3. All structures shall be located a minimum of 75 feet from the OHW. Ashes
from fire pits contain large amounts of nutrients that can contribute to decreased water quality.
The proposed fire pit should be located a minimum of 75 feet from the OHW and should be
buffered from the lake by vegetation. No grading or mtensive clearing of vegetation shall occur
within the shore impact zone (all areas within 37.5 feet of the OHW).
OTHER AGENCIES
The owner/operator of the proposed development shall apply for and obtain permits from the
appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District,
Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota
Department of Natural Resources (for dewatering), Minnesota Department of TransportatIOn,
Minnesota Department of Health) and comply with their conditions of approval.
An easement is required from the appropriate property owner for any off-site grading. If
importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
Lakeside
Planning Case 06-26
June 20, 2006
Page 12 of 34
RETAINING WALLS
The proposed retaining walls are as follows:
Location Length Maximum Height
(approximate) (approximate)
East of Lakeview Road East, between Building 550 feet 10 feet upper tier
B, the pool house and the pond 8 feet lower tier
East of the new access off of Lyman Boulevard, 190 feet 8 feet
west of Building A
North of Building B, next to the stairs 50 feet 10 feet
East of the garden area between the proposed 800 feet 16 feet
townhomes and twinhomes
South of the wetland, between the proposed 330 feet 12 feet
townhomes and North Bay
Building permits are required for all retaining walls four feet tall or higher and must be designed
by a Structural Engineer registered in the State of Minnesota.
UTILITIES
The developer proposes to extend lateral sanitary sewer, watermain and storm sewer within the
development. All utilities within this site shall be privately owned and maintained. Watermain
will extend from the existing watermain within Lyman Boulevard and Lake Riley Road East.
The watermain extension from Lyman Boulevard must be wet-tapped and must be done under
traffi c.
Sanitary sewer will extend from two locations within Lake Riley Road East: at the proposed
intersection and just north of the intersection of Lake Riley Road East and Lyman Boulevard.
Due to the alignment of the existing sanitary sewer, it appears that the sanitary sewer extension
cannot take place under traffic.
The developer must provide ingress/egress to the North Bay residents for the duration of the
utility extension within Lake Riley Road East.
Each new lot is subject to the sanitary sewer and water hookup charges. The 2006 trunk hookup
charge is $1,575 for sanitary sewer and $4,078 for watermain. Sanitary sewer and watermain
hookup fees may be specially assessed against the parcel at the time of building permit issuance.
All of these charges are based on the number of SAC units assigned by the Met Council and are
due at the time of building permit issuance.
The developer will be responsible for extendmg lateral sewer and water serVice to the lots;
therefore, the sanitary sewer and water connection charges will be waived.
Lakeside
Planning Case 06-26
June 20, 2006
Page 13 of 34
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that all public utility improvements will require
a preconstruction meeting before building permit issuance. Permits from the appropriate
regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County and
Watershed District.
EASEMENTS
The 15-foot wide sanitary sewer easement on the northwest side of the property must be vacated.
The proposed pool house must not lie within the drainage and utility easement.
STREETS
Access to the site WIll be from Lakeview Road East and Lyman Boulevard. The access to
Lyman Boulevard will be approximately 340 feet east of the Lake Riley Road intersection. Staff
supports the proposed access spacing due to the severe grades to the east. A median will be
installed at the street intersection with Lyman Boulevard and will provide 17-foot wide ingress
and egress lanes.
All streets within the development will be privately owned and maintained. The streets will be
24 feet wide and will widen to 33 feet at several locations to provide dedicated on-street parallel
parking spaces. Guest parking lots and drop off aisles will be constructed in front of Buildings
A, Band C.
This development is adjacent to Lyman Boulevard, and is therefore within the Collector
Roadway Traffic Impact Zone and subject to the $2,400.00/developable acre fee.
PARKS AND RECREATION
PROPOSED PARK AND OPEN SPACE ACQUISITIONS IN THE LAKE RILEY NORTH
NEIGHBORHOOD
Applying our guide of 1 acre of parkland for every 75 people, the developments planned or already
constructed within the Lake Riley North Neighborhood will generate the need for a 5 to 7 -acre
park/open space site. This neighborhood is defined for park planning purposes as the area between
Lake Riley Boulevard and new Highway 212, east of and including the Southwest Station housing
and transit site and west of and including the proposed Lakeside development. To provide a
centrally located park site, staff is recommending a future park/open space acquisition as a condition
of approval for the future development of the Klingelhutz property. A portion of the park
dedication fees collected from Lakeside will be used to finance the acquisition and development of
this future park site.
Lakeside
Planning Case 06-26
June 20, 2006
Page 14 of 34
PRIVATE PARK AMENITIES WITIDN LAKESIDE
The applicant is proposing a variety of private recreational amenities within their development.
These include a garden-like walkway at the center of their housing units and a private beach lot
proposed to contain a patio and walkway, gazebo, picnic area, fire pit and tot lot.
TRAILS
The development of Lakeside will permit the construction of a very important section of public trail.
This new section of trail will be located on the north side of Lyman Boulevard traveling from the
intersection of Lyman Boulevard and North Bay Drive east to the ChanhassenlEden Prairie border.
At this location, the trail will connect with trails proposed to be established in Eden Praine. One of
these trails will parallel the 15th fairway of the Bearpath Golf Course and allow pedestrians to travel
north under the newly built Highway 212 and beyond. Another Eden Prairie trail will continue east
along Lyman Boulevard connecting to Lake Riley Park and the south LRT trail.
RECOMMENDED CONDITIONS OF APPROVAL REGARDING PARKS AND TRAILS
It is recommended that the City Council require the following conditions of approval concernmg
parks and trails for the Lakeside PUD:
1. The payment of full park dedication fees at the rate in force upon final plat approval in lieu of
parkland dedication.
2. The applicant shall provide all design, engineering, construction and testing services required
of the "Lyman Boulevard Trail." All construction documents shall be delivered to the Park
and Recreation Director and City Engineer for approval prior to the initiation of each phase
of construction. The trail shall be 10 feet in width, surfaced with bituminous material, and
constructed to meet all city specifications. The applicant shall be reimbursed for the actual
cost of construction matenals for the Lyman Boulevard Trail. This reimbursement payment
shall be made upon completion and acceptance of the trail and receipt of an mvoice
documenting the actual costs for the construction materials utilized in its construction.
3. The trail connectIOn at the northeast comer of the site connecting the Lakeside area to the future
Highway 212 trail and underpass, as depicted in the applicant's plans, is completed.
LANDSCAPING AND TREE PRESERVATION
Tree canopy coverage and preservation calculations for the Lakeside development are as follows:
Total upland area (excluding wetlands and bluffS)
Total canopy area (excluding wetlands and bluffs)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
25.53 acres
6.3 acres
24%
20% or 5.1 acres
14.2% or 2.2 acres
Lakeside
Planning Case 06-26
June 20, 2006
Page 15 of 34
Developer does not meet minimum canopy coverage allowed; therefore, the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage (5.1-2.2)
Multiplier
Total replacement area
Total number of trees to be planted
2.9 acres
1.2
3.48 acres or 151,588 SF
139 trees
A total of 139 trees are required for reforestation in the development. The applicant is proposing
a total of 121 trees as a part of the landscaping plan. The applicant shall revise the landscape
plan to show a minimum of 139 trees to be planted.
Additional landscaping required for the development includes buffer yard plantings along the
east property line. The following table summarizes the minimum requirements:
Required Proposed
East property line - 17 overs tory o overs tory
bufferyard B, 2188' 33 understory o understory
30' width 33 shrubs o shrubs
North property line - 7 overs tory 10 overs tory
bufferyard B, 650' 13 understory 20 understory
30' width 13 shrubs o shrubs
West property line o overs tory 22 overs tory
Bufferyard A, 1370' 11 understory 34 understory
25' width 11 shrubs 53 shrubs
South property line 6 overstory 13 overs tory
Bufferyard B, 600' 12 understory 15 understory
30' width 12 shrubs 64 shrubs
Boulevard trees - Lyman 12 overstory trees 13 overstory trees
Blvd.
The applicant does not meet minimum requirements for the north and east bufferyards. Staff
recommends that the minimum requirements be met for the east bufferyard. The north
bufferyard abuts a sound wall for the Highway 212 right-of-way and is appropriately planted
with evergreens and overstory trees.
In the northwestern comer of the property there is a grouping of quaking aspen scheduled for
removal. The majority of the group exists outside of the proposed silt fence and abuts the
wetland. Staff recommends that no trees behind the silt fence be removed.
Staff recommends that the applicant work with staff on the placement of the beachlot
infrastructure to preserve as many of the existing trees in that area as possible. A survey of the
area with the tree locations will be required and used to facilitate tree preservation. The
Lakeside
Planning Case 06-26
June 20, 2006
Page 16 of 34
applicant shall also work with staff on the location of the woodland path and woodland gardens
along the path.
LOT INFORMATION TABLE
Area (SQ. ft.) Fronta2e (ft) Depth (ft) Notes
Ll Bl 67,238 295 235 Community building/pool
Ll B2 106,965 414 414 Condo A
L2B2 16,720 94 157 Twinhome
L3B2 14,380 96 142 Twinhome
L4B2 13,366 98 138 Twinhome
L5B2 13,005 97 132 Twinhome
L6B2 12,837 96 129 Twinhome
L7B2 13,083 97 134 Twinhome
L8B2 13,917 101 140 Twinhome
L9B2 13,667 105 138 Twinhome
LI0 B2 12,706 96 128 Twinhome
Lll B2 19,598 121 138 Three-unit
L12 B2 145,495 494 187 Condo C
L13 B2 30,135 137 186 Three-unit
L14 B2 27,624 188 142 Four-unit
L15 B2 26,961 195 140 Four-unit
L16 B2 23,501 108 134 Three-unit
Ll B3 77,928 200 374 Condo B
L2B3 14,616 104 146 Twinhome
L3B3 13,889 97 150 Twinhome
L4B3 14,125 98 152 Twinhome
L5B3 13,893 93 147 Twinhome
L6B3 14,040 90 144 Twinhome
L7B3 13,943 91 147 Twinhome
L8B3 26,926 139 162 Three-unit
L9B3 26,453 140 199 Three-unit
LlO B3 27,138 205 143 Four-unit
Lll B3 26,259 190 136 Four-unit
L12 B3 22,938 140 150 Three-unit
Outlot A 140,445 Private street
Outlot B 65,397 Recreational beach lot
ROW 75,794 1.74 acres
TOTAL 1,145,192 26.29 acres
Lakeside
Planning Case 06-26
June 20, 2006
Page 17 of 34
GENERAL SITE PLAN/ARCHITECTURE
The developer is proposing four housing products: twin homes, three-unit townhouses, four-unit
townhouses and three and four-story condominiums. The intent of the project is for luxurious
housing units at the upper end of housing prices.
The townhouses are all either walkout or lookout style buildings. Charles Cudd Company is
proposing the two and three-unit structures. Wooddale Builders, Inc. is proposing the four-unit
structures. Building exterior material shall be a combination of fiber-cement or vinyl siding or
shake and brick or stone. All units shall utilize minimum timberline 3D-year asphalt shingles.
Building rooflines are varied and incorporate gable, hip and shed roof elements. Copulas are
incorporated within some of the units.
The condominium buildings are highly articulated with multiple projections and recesses in the
elevation. Rooflines incorporate both pitched and flat roof elements with chimneys, gabled and
hip dormers, and arched roof elements. Roof truss elements are incorporated as a decorative
feature at the ends of the gabled roof sections. Roofing shall be a minimum timberline 3D-year
asphalt shingles. Building exterior material shall be a combination of 80 percent or greater stone
and brick. Some of the wider projected brick areas are bordered on the comers by block quoins
as an accent to the brickwork. Stone is shown as a base level element, but is also brought up to
the top of the second floor. Concrete sills provide separations between the different building
materials. Windows and doors mcorporate both cement and soldier course headers and sills.
Accent and trim areas are fiber-cement lap siding and shake. Windows are multi-paned.
Window planters are incorporated under some of the windows. Balconies and decks are
provided throughout the building. Trellises provide cover for some of the balconies.
.
J
~ .
I ~
I --IMI'Jo+
~
_...'
~_~~~1~~_~~~.~~.~
The community clubhouse is proposed as a walkout structure. Building exterior matenal shall be
a combination of stone and stucco and fiber-cement. Natural cedar shake roofing material will
be incorporated in the building. The building elevations provide numerous wmdows.
ARCHITECTURAL COMPLIANCE
Architectural style.
. Architectural style shall not be restricted. Evaluation of the appearance of a project shall
be based on the quality of its design and in relationship to its surroundings, guided by the
provisions of this section. Site characteristics to be evaluated for this purpose include
Lakeside
Planning Case 06-26
June 20, 2006
Page 18 of 34
buildmg and landscaping, colors, textures, shapes, massing of rhythms of building
components and detail, height of roof lme, setback and orientation. Designs that are
mcompatible with their surroundings or intentionally bizarre or exotic are not acceptable.
. Monotony of design, both within projects and between adjacent projects and its
surroundings, is prohibited. Variation in detail, form, and sighting shall provide visual
interest. Site characteristics that may be used for this purpose include building and
landscaping, colors, textures, shapes, massing of rhythms of building components and
detail, height of roof line, setback and orientation.
. All building shall have a minimum of 20 percent of accent material. Accent material may
include brick, stone cut face block or shakes. The use of any EFIS shall not be on the
first story of any building or one story in height.
Finding: The proposed development has been well sited within the site. It attempts to fit into
the environment in which it is located including incorporating the site topography in building
layouts, terracing down to Lake Riley. The buildings offer much variety including colors,
finishes, roof lines and materials. The buildings are oriented to correspond to the internal street
system as well as maximizing views of Lake Riley and Bearpath Golf Course.
Land use.
All development shall create a unified design of internal order that provides desirable
environments for site uses, visitors and the community. The following design elements shall be
incorporated into a project:
. The project shall create a unique neighborhood identity.
. Creation of interconnecting neighborhoods in collaboration with adjoining landowners
(street, walkways, preservation of natural features, parks and gathering places).
. Each neighborhood has a focal point or gathering place including parks, greens, squares,
entrance monuments, historic structures (siloslbams) or public furniture (gazebos,
benches, pergolas). Community features may include: landscaping, lighting, benches,
tables
. Recreation facilities (playgrounds, tot lots, swimming pools and gardens).
. Diversity of product type and design to accommodate different age groups and
individuals in different socio-economics circumstances.
. Broad variety of housing choices--twin homes, row houses, town homes, flats above
garages, apartments over shops, garden apartments, senior living opportunities and
condominiums.
Findings: The project creates its own luxurious enclave. Situated adjacent to Bearpath Golf
Course and overlooking Lake Riley, the project is also connected through roads and trails to the
rest of the community. Common areas including a community building, pool and recreational
beach lot provide opportunities for focal points or gathering places. With three different housing
Lakeside
Planning Case 06-26
June 20, 2006
Page 19 of 34
developers, the project provides diversity in housing types to accommodate individual tastes and
expectations.
Curb appeal.
To encourage roadway image or curb appeal projects shall create a variety of building orientation
along the roadways; attractive streetscape and architectural detail. All projects shall incorporate
two or more of the following design elements:
. Orientation to the street or access road:
· Setbacks
· Spacing between buildings and view sheds.
. Architectural detail/decorative features.
· Windows.
· Flower boxes.
· Porches, balconies, private spaces.
· Location and treatment of entryway.
· Surface materials, finish and texture.
· Roof pitch.
· Building height and orientation.
. Location of garages.
. Landscaping including fencing and berming.
. Street lighting.
. Screening of parking, especially in apartment and condominium developments.
. Variations/differentiations in units including, but not limited to, color, material,
articulation etc.
Findings: The proposed development has been well sited within the site. It attempts to fit into
the environment in which it is located including incorporating the site topography in building
layouts, terracing down to Lake Riley. The luxury buildings offer much variety including colors,
finishes, roof lines and materials. The buildings are oriented in multiple vectors to provide
varying site lines and building elevations. Buildings are set back sufficiently to provide a
minimum 25-foot long driveway.
Transportation diversity.
All developments shall incorporate multi-modal transportation including two or more of the
following elements:
. Streets with trails incorporated.
. Off road trials and bike paths.
. Provisions for mass transit with bus stops and shelters incorporated into the
developments.
. Sidewalk connecting internal developments.
Lakeside
Planning Case 06-26
June 20, 2006
Page 20 of 34
· Undulating sidewalks. Use of pavers or stamped concrete.
· On-street parking and use of roundabouts.
· Landscaped boulevards or medians.
Findings: The proposed development offers two directions of access to the site as well as
walking and biking opportunities in both sidewalks and its connection to the Chanhassen's and
Eden Prairie's trail system.
Integration of parks, open space, natural historic or cultural resources.
. Integrate nature and wildlife with urban environment.
· Trails and sidewalks.
· Vistas.
· Historic features.
. Preservation of natural features that support wildlife and native plants (slopes, trees,
wetlands).
Findings: The proposed development is oriented toward Lake Riley, yet separated from it by
open space in the recreational beach lot. In addition, trail connections to the Chanhassen's and
Eden Prairie's trail system are proposed. The terracing of the site provides additional
opportunities for residents to overlook Lake Riley.
LIGHTING/SIGNAGE
The developer is proposing the use of a lower profile, decorative, goose neck style lighting
fixture for area lighting. Within the goose neck is an area for addition of a symbol and lettering.
Below is an example of the light fixture. The homeowners association shall be responsible for
all costs for these lights.
Lakeside
Planning Case 06-26
June 20, 2006
Page 21 of 34
The developer is permitted monument signs at the entrances on Lyman Boulevard and Lakeview
Road East. Monuments are limited in height to five feet and may contain a sign area of 24
square feet. A separate sign permit will be required for the installation of the signage.
MISCELLANEOUS
Accessibility must be provided to all portions of the development and a percentage of the units
may also be required to be accessible or adaptable in accordance with Minnesota State Building
Code Chapter 1341. Further information is needed to determine these requirements. Buildings
over 8500 square feet of floor area are required to be protected wIth an automatic sprinkler
system. For the purposes of this requirement, property lines do not constitute separate buildings
and the areas of basements and garages are included in the floor area threshold. The buildings
will be required to be designed by an architect and engineer as determined by the Building
Official. Walls and projections within three feet of property lines are required to be of one-hour
fire-resistive construction. The developer and or their agent shall meet with the Inspections
DIvision as early as possible to discuss plan review and permit procedures.
Demolition permits must be obtained before demolishing any structures on the site. Application
for such permits must include hazardous substances investigative and proposed mitigation
reports.
A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued. Retaining walls over four feet high require a permit and must be designed
by a professional engineer.
CONDITIONAL USE PERMIT
The applicant has proposed one recreational beach lot that includes a gazebo, fire pit, grill,
portable chemical toilet, two beach areas, picnic area, tot lot, walking path and one dock with 6
slips. A conditional use permit (CUP) is required for the beach lot. The proposed beach lot is
approximately 65,805 square feet (1.51 acres) in area. The length of shoreline at the beach lot is
over 800 feet. The minimum requirements to allow 2 docks WIth a maximum of 6 boats docked
overnight at the beach lot (or 1 dock with 6 slips) are 50,000 square feet of beach lot area and
400 feet of shoreline.
The developer is requesting a conditional use permit for a recreational beach lot with a variance
to permit all the units within the Lakeside development to use the beach lot. Staff estimates that
40 percent of the 233 units (93 units) are not located within 1,000 feet of the beach lot.
However, all the buildings are within 1,320 feet from the beach lot. Had the developer clustered
all the condominium buildings on the south end of the project, this criterion would not be an
issue. However, by distributing units in a harmonious manner to break up the massing of the
project, they are required to request a variance. The property immediately to the west is a
recreational beach lot for the North Bay development. To the west of that property, the City
owns a parcel that will eventually be used as a lakefront park with a fishing pier.
Lakeside
Planning Case 06-26
June 20, 2006
Page 22 of 34
Recreational beach lots must comply with the following standards:
Sec. 20-266. Recreational beach lots.
Intent. Based upon experience, it is recognized by the city that the use of lakeshore by multiple
parties may be an intensive use of lakeshore that may present conflicts with neighboring uses of
lakeshore or the use of other lakeshore on the same lake or the lake itself. Further, beach lots
may generate complaints if they are not maintained to the same standards as single-family
lakeshore lots. Therefore, the city requires the following conditions for recreational beach lots, in
addition to such other conditions that may be prescribed in the permit:
(1) Recreational beach lots shall have at least 200 feet of lake frontage.
(2) Except as specifically provided herein, no structure, ice fishing house, camper, trailer, tent,
recreational vehicle, shelters (except gazebos) shall be erected, maintained, or stored upon
any recreational beach lot. For the purpose of this section, a gazebo shall be defined as, "a
freestanding roofed structure which is open on all sides."
(3) No boat, trailer, motor vehicle, including but not limited to cars, trucks, motorcycles,
motorized mini-bikes, all-terrain vehicles or snowmobiles shall be driven upon or parked
upon any recreational beach lot.
(4) No recreational beach lot shall be used for overnight camping.
(5) Boat launches are prohibited.
(6) No recreational beach lot shall be used for purposes of overnight storage or overnight
mooring of more than three motorized or nonmotorized watercraft per dock. If a recreational
beach lot is allowed more than one dock; however, the allowed number of boats may be
clustered. Up to three sailboat moorings shall also be allowed. Nonmotorized watercraft
such as canoes, wmdsurfers, sailboards and small sailboats may be stored overnight on any
recreatIonal beach lot if they are stored on racks specifically designed for that purpose. No
more than six watercraft may be stored on a rack. The number of racks shall not exceed the
amount of storage necessary to permit one rack slip per lot served by the beach lot; however,
in no case shall there be more than four racks per beach lot. Docking of other watercraft or
seaplanes is permissible at any time other than overnight.
(7) The maximum number of docks on a recreational beach lot is three. No dock shall be
permitted on any recreational beach lot unless the beach meets the following conditions:
a. Shoreline of at least 200 feet per dock; and
b. Area of at least 30,000 square feet for the first dock and additional 20,000 square feet for
each additional dock.
(8) No recreational beach lot dock shall exceed six feet in width, and no such dock shall exceed
the greater of 50 feet or the minimum straight-line distance necessary to reach a water depth
of four feet. The width (but not the length) of the cross-bar of any "T" or "L" shaped dock
shall be included in the computation of length described in the preceding sentence. The
cross-bar of any such dock shall not measure in excess of 25 feet in length.
(9) No dock shall encroach upon any dock set-back zone, provided, however, that the owner of
any two abutting lakeshore sites may erect one common dock within the dock setback zone
appurtenant to the abutting lakeshore sites, if the common dock is the only dock on the two
lakeshore sites and if the dock otherwise conforms with the provisions of this chapter.
Lakeside
Planning Case 06-26
June 20, 2006
Page 23 of 34
(10) No sail boat mooring shall be permitted on any recreational beach lot unless it has at least
200 feet of lake frontage. No more than one sailboat mooring shall be allowed for every
200 feet of lake frontage.
(11) For purposes of this subsection, the following terms shall mean those beach lots which are
located either within (urban) or outside (rural) the Year 2000 Metropolitan Urban Service
Area boundary as depicted in the comprehensive plan.
a. Urban recreational beach lot: At least 80 percent of the dwelling units, which have
appurtenant rights of access to any recreational beach lot, shall be located within 1,000
feet of the recreational beach lot. (The applicant has requested a variance from this
provision to permit the entire development within Lakeside to participate in the
beach lot.)
b. Rural recreational beach lot: A maximum of 50 dwelling units (including riparian
lots) shall be permitted appurtenant rights of access to the recreational beach lot. Upon
extension of the Metropolitan Urban Service boundary into the rural area, the urban
recreational beach lot standards will apply.
(12) All recreational beach lots may be used for swimming beach purposes, but only if
swimming areas are clearly delineated with marker buoys which conform to the United
States Coast Guard standards.
(13) All recreational beach lots shall have a buffer sufficient to insulate other property owners
from beach lot activities. This buffer may consist of topography, streets, vegetation,
distance (width or depth), or other features or combinations of features which provide a
buffer. To insure appropriate buffering, the city may impose conditions to insulate beach
lot activities including, but not bmited to:
a. Increased side or front yard setbacks for beach areas, docks, racks or other allowed
recreational equipment or activities;
b. Hours of use;
c. Planting and maintenance of trees and shrubs;
d. Erection of fences;
e. Standards of maintenance mcluding mowing and trimming; painting and upkeep of
racks, docks and other equipment; disposal of trash and debris;
f. Increased width, depth or area requirements based upon the intensity of the use
proposed or the number of dwellings having rights of access.
(14) To the extent feasible, the city may impose such conditions even after approval of the
beach lot if the city finds it necessary.
(15) Overnight docking, mooring, and storage of watercraft, where allowed, is restricted to
watercraft owned by the owner/occupant or renter/occupant of homes which have
appurtenant right of access to the recreational beach lot.
(16) The placement of docks, buoys, diving ramps, boat racks, and other structures shall be
indicated on a site plan approved by the city council.
(17) Portable chemical tOIlets may be allowed as a condition of approval of a recreational beach
lot. The maintenance and use of chemical toilets on some beach lots may be unsuitable
because they cannot be adequately screened from residential neighbors or lake users. Any
use of chemical toilets on recreation beach lots shall be subject to the following:
a. The minimum setback from the ordinary high water mark shall be 75 feet. Side and
front yard setbacks shall be maximized to achieve maximum screening from adjacent
lots and the lake.
Lakeside
Planning Case 06-26
June 20, 2006
Page 24 of 34
b. It may only be used Memorial Day to Labor Day and shall be removed from the lot
during the rest of the year.
c. It shall be securely anchored to the ground to prevent tipping.
d. It shall be screened from the lake and residential property with landscaping.
e. It shall be serviced at least weekly.
f. Only models designed to minimize the potential for spilling may be used.
g. Receipt of an annual license from the city's planning department. The license shall be
issued unless the conditions of approval of this ordinance have been violated. All
license applications shall be accompanied by the following information:
1. Name, address, and phone number of applicants.
2. Site plan showing proposed location of chemical toilets.
3. Name, address, and phone number of chemical toilet supplier.
4. Plan for commercially maintaining the chemical toilet, including a copy of any
agreement for maintenance, and the name, address, and phone number of person
responsible for maintenance.
5. A written description of how the applicant intends to screen the portable chemical
toilet from all views into the property, including views from the lake.
(18) No watercraft or boat lift shall be kept, moored, docked, or stored in the dock setback zone.
(19) Gazebos may be permitted on recreational beach lots subject to city council approval and
the following standards:
a. Minimum setback from the ordinary high water mark shall be 75 feet.
b. No gazebo shall be closer to any lot line than the minimum required yard setback for
the zoning district in which the structure is located.
c. Maximum size of the structure shall not exceed 250 square feet.
d. Maximum height shall not exceed 20 feet.
e. Gazebos shall make use of appropriate materials, colors, and architectural and
landscape forms to create a unified, high-quality design concept for the lot which is
compatIble with adjacent and neighboring structures.
f. Gazebos shall be properly maintained. Structures which are rotted, unsafe, deteriorated
or defaced shall be repainted, repaired, removed, or replaced by the homeowners or
beach lot association.
g. The following improvements are prohibited in gazebos; screening used to completely
enclose a wall, water and sewer service, fireplaces, and electricity.
The area of Outlot B should be recalculated to include only the area within the outlot above the
OHW. The amount of shoreline for Outlot B should be calculated along the OHW. The number
of docks and slips permitted by the conditIonal use permit for the beach lot should not exceed the
number of docks and slips allowable by City Code for the actual beach lot area and frontage.
All existing amenities and/or structures (including any docks, existing beach that is not proposed
to remain and the boat launch) on Outlot B, North Bay should be removed. Boat launches are
not permItted on beach lots.
The applicant should work with staff on the design of and materials for the proposed path from
Lyman Boulevard to the dock to minimize the impacts of runoff from the path to the shoreline
and Lake Riley.
Lakeside
Planning Case 06-26
June 20, 2006
Page 25 of 34
The proposed walking path along the shoreline appears to drop below the OHW of Lake Riley.
The path must be located above the OHW. The walking path should be made of a pervious
surface such as mulch, crushed rock or turf grass. Special attention should be paid to ensure that
the path materials are not prone to erosion. Woodland gardens below the OHW are not
permitted. The plans should be revised to show the gardens above the OHW of Lake Riley.
Beach sand applications without an individual penrut are limited by the Minnesota Department
of Natural Resources (DNR) to no more than 10 feet below the OHW, 50 feet in width and 6
inches deep. In addition, beach sand cannot be applied more than two times at any location, so
protection of the sand blanket should be considered. Alternatively, an individual permit should
be obtained from the DNR for any beach sand applications that do not meet the DNR standards
for sand blanket applications without an individual permit.
The applicant proposes two beach areas on the beach lot. It is recommended that one beach area
be permitted to minimize impacts to the lake and to adjacent residents.
RECOMMENDA TION
Staff recommends that the Chanhassen City Council Plal'll'lil'lg CommissioH adopt the following
four motions !me lies}JtisH sf tke attaekee fiHtHHgs sf faet !me reeBHUH8M.8atiBM.:
A. "The Chanhassen City Council approves Planning Commission recommends approval
at the Rezoning of the property located within the Lakeside development, from High Density
Residential District (RI2) to Planned Unit Development - Residential (PUD-R) incorporating the
development design standards contained within this staff report, '::itk Ii YSFisR@@ fer ~8 88.steffi
}J8Hmet8r set-Ba8h., subject to the final plat approval for the Lakeside development."
B. "The Chanhassen City Council approves Planl'lil'lg CommissioH recommends appro'lal
at the Preliminary Plat for Lakeside, plans prepared by Pioneer Engineering, dated May 19,2006
,subject to the following conditions:
1. The developer must submIt a hst of proposed street name(s) and an addressing plan to
Chanhassen Building Official and Chanhassen Fire Marshal for review and approval prior to
final plat of the property.
2. Each lot must be provided with separate sewer and water services.
3. Additional fire hydrants will be required. Please contact the Chanhassen Fire Marshal for
exact location of additional hydrants and any to be relocated.
4. A mimmum buffer of 16.5 to 20 feet shall be preserved around the perimeter of the wetland.
All structures (including parking lots) shall maintain a 40-foot setback from the wetland
buffer. All trails and retaining walls shall be modified to remain outside the wetland buffer.
The plans shall be revised to reflect the required wetland buffer and wetland buffer setback.
Lakeside
Planning Case 06-26
June 20, 2006
Page 26 of 34
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs before construction
begins and shall pay the City $20 per sign.
5. The plans shall be revised to depict the OHW of Lake Riley, which is 865.3. All structures
shall be located a minimum of 75 feet from the OHW. The proposed fire pit shall be located
a minimum of 75 feet from the OHW and shall be buffered from the lake by vegetation. No
grading or intensive clearing of vegetation shall occur within the shore impact zone (all areas
within 37.5 feet of the OHW).
6. A conditional use permit (CUP) shall be obtained from the City prior to the operation of a
recreational beach lot.
7. All existing amenities and/or structures (including any docks, existing beach that is not
proposed to remain and the boat launch) on Outlot B, North Bay shall be removed. A boat
launch is not permitted.
8. The location of the building on Lot 1, Block 1 shall be adjusted to respect all drainage and
utility easements.
9. The applicant shall supply details about the water feature between the rear yards of the units
in Block 3, specifically the source for the water in the water feature. As an alternative to the
current proposal, the applicant should consider revising the plans to utilize storm water as an
amemty as part of a rain garden system in this area.
10. The applicant shall provide additional information detailIng the proposed emergency
overflow (EOF) route from Pond 1 to Lake Riley.
11. The grading and landscaping proposed around Pond 1 shall be revised to provide a flat, open
area so maintenance equipment can access the flared end sections from Lake Riley Road East
without damaging the retaining wall or the landscaping and without being below the NWL of
the pond.
12. All storm water mfrastructure, including catch basms, storm sewer pipes, manholes, flared-
end sections, outlet structures, ponds and swales, shall be owned, operated and maintained by
the developer and, eventually, the homeowners associatIOn. Pnor to final plat recording, the
developer shall enter into an agreement with the City that outlines the parameters of
operation, inspection and maintenance of the storm water infrastructure. This agreement
shall be transferred to the homeowners association prior to the developer relinquishing
responsibility for the development.
13. The SWPPP shall be provIded to the City for review by the Carver Soil and Water
Conservation Distnct.
14. The plans shall be revised to show that erosion control blanket will be installed over all areas
with 3: 1 slopes or steeper.
Lakeside
Planning Case 06-26
June 20, 2006
Page 27 of 34
15. A stable emergency overflow (EOF) for the pond shall be provided. The EOF could consist
of riprap and geotextile fabric or a turf re-enforcement mat (a permanent erosion control
blanket). A typical detail shall be included in the plan.
16. Energy dissipation shall be provided for all inlets and outlets within 24 hours of installation
17. Wimco-type or other comparable inlet controls shall be used and installed within 24 hours of
installation of the inlets. Perimeter controls and inlet protection shall be in place and
maintained as needed until 70% of the vegetation is established.
18. Typical building lot controls shall be shown on the plan in a typical detail. These controls
shall include perimeter controls (silt fence), rock driveways, street sweepmg, inlet control
and temporary mulch after final grade and prior to issuing the Certificate of Occupancy
(CO).
19. The proposed storm water pond shall be used as a temporary sediment basin during mass
grading. The pond shall be excavated prior to disturbing up-gradient areas. Plans shall show
how the temporary basin will be constructed and how water will be diverted to the temporary
basin. Berms and/or ditches may be needed to divert water to the pond, and temporary pond
outlets are needed. The outlet could be a temporary perforated standpipe and rock cone. The
plans shall be revised to include a detail for the temporary pond outlet.
20. The proposed silt fence along Wetland Basin B shall be Type 2 silt fence, as specified in
Chanhassen Standard Detail Plate 5300. Type 1 silt fence may be used for the remainder of
the site. The gradmg plan shall be revised to show the proposed silt fence following the
grading limits for the site and shall be located outside of the reqUIred 16.5-foot wetland
buffer. Silt fence shall be placed at the proposed high water level elevation of the proposed
storm water pond.
21. Street gutters and catch basins are considered "surface waters" and shall be protected from
exposed soils wIth a positive slope wIthin 200 linear feet. Following installation of curb and
gutter, silt fence shall be installed curbside along all positive slopes to the street wIth exposed
sOlIs.
22. Plans shall be revised to show erosion and sediment control measures for the road ditch along
Lyman Boulevard. All perimeter controls shall be inspected by the city and the SWCD prior
to grading.
23. Details for concrete washout areas where drivers will wash out their trucks and how the
water will be treated should be developed and included in the SWPPP.
24. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
Lakeside
Planning Case 06-26
June 20, 2006
Page 28 of 34
25. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $195,293.
26. The owner/operator of the proposed development shall apply for and obtain permits from the
appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District,
Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota
Department of Natural Resources (for dewatering), Minnesota Department of Transportation,
Minnesota Department of Health) and comply with their conditions of approval.
27. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limits.
28. A walk-through inspection of the silt/tree preservation fence shall be required prior to
construction.
29. No burnmg permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
30. The applicant shall increase landscape plantmgs along the east property line to minimum
bufferyard requirements.
31. No trees shall be removed behind the northwestern corner of the silt fence as shown on
grading plans dated 05/19/06.
32. A total of 139 trees shall be planted in the development as required for canopy coverage.
33. All eXIsting buildings, driveways and accessory structures must be removed before grading
commences.
34. The lowest floor elevation of 106 Lakeview Road East must be field venfied.
35. The high water level of the proposed pond must be minimum three feet lower than the lowest
floor elevation of the adjacent homes along Lakeview Road East.
36. The high water level of the wetland must be determined.
37. The proposed grading in the northwest corner near the wetland needs to be adjusted so that
the lov,'est first floor elevation of the homes within Lot 13, Block 2 are at least #H=ee feet one
foot above the high water emergency overflow elevation of the wetland.
38. Pavement grades at the following locations must be adjusted so that the grade does not
exceed 7%: West of Building A, and the northern street extending from the Lakeview Road
East intersection.
39. Private driveway grades shall not exceed 10%.
Lakeside
Planning Case 06-26
June 20, 2006
Page 29 of 34
40. Ground (ie. non-paved) surface grades shall not be less than 2%.
41. Emergency overflow locations and elevations must be shown on the plan.
42. High point elevations between the catch basins must be shown along the east side of Block 2.
43. Each lot must be provided with separate sewer and water services.
44. An easement is required from the appropriate property owner for any off-site grading.
45. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
46. Buildmg permIts are required for all retaining walls four feet tall or higher and must be
designed by a Structural Engineer registered in the State of Minnesota.
47. All sanitary sewer, watermain and storm sewer within this site shall be privately owned and
maintained.
48. The watermain extension from Lyman Boulevard must be wet-tapped and must be done
under traffic.
49. The developer must provide ingress/egress to the North Bay residents for the duration of the
utility extension within Lake Riley Road East.
50. Each new lot is subject to the sanitary sewer and water hookup charges. The 2006 trunk
hookup charge is $1,575 for sanitary sewer and $4,078 for watermain. Sanitary sewer and
watermain hookup fees may be specially assessed against the parcel at the time of building
permit Issuance. All of these charges are based on the number of SAC units assigned by the
Met Council and are due at the time of building permit issuance.
51. The 15-foot wide sanitary sewer easement on the northwest side of the property must be
vacated.
52. The proposed pool house must not lie within the drainage and utility easement.
53. The payment of full park dedication fees at the rate in force upon final plat approval in lieu of
parkland dedication.
54. The applicant shall provide all design, engineering, construction and testing services required
of the "Lyman Boulevard TraiL" All construction documents shall be delivered to the Park
and Recreation Director and City Engineer for approval prior to the initiation of each phase
of construction. The trail shall be 10 feet in width, surfaced with bituminous material, and
constructed to meet all city specifications. The applicant shall be reimbursed for the actual
cost of construction materials for the Lyman Boulevard Trail. This reimbursement payment
Lakeside
Planning Case 06-26
June 20, 2006
Page 30 of 34
shall be made upon completion and acceptance of the trail and receipt of an invoice
documenting the actual costs for the construction materials utilized in its construction.
55. The trail connection at the northeast comer of the site connecting the Lakeside area to the future
Highway 212 trail and underpass, as depicted in the applicant's plans, is completed."
C. "The Chanhassen City Council approves the Planning Commission recommends
approval of Site Plan for 231~ housing units and a community building with pool, plans prepared
by Pioneer Engineering, dated May 19,2006, revised June 7,2006, and July 17, 2007, with a
Variance for building height for the condominium units consistent with the Building elevations
prepared by Harriss Architects, stamped received May 26, 2006, subject to the following
conditions:
1. The applIcant shall enter into a site plan agreement with the City and provide the necessary
security to guarantee erosion control, site restoration and landscaping.
2. The pool, including the pool deck, shall be relocated outside the 50-foot setback from Lyman
Boulevard.
3. AccessibIlIty must be provided to all portions of the development and a percentage of the
units may also be required to be accessible or adaptable in accordance with Minnesota State
Building Code Chapter 1341. Further information is needed to determine these requirements.
4. Buildings over 8500 square feet of floor area are required to be protected WIth an automatic
sprinkler system. For the purposes of this requirement property lines do not constitute
separate buildings and the areas of basements and garages are included in the floor area
threshold.
5. The buildings will be required to be designed by an architect and engineer as determined by
the Building Official.
6. Demolition permits must be obtained before demolishing any structures on the site.
ApplicatIOn for such permits must include hazardous substances investigative and proposed
mitIgation reports.
7. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
8. Walls and projections within three feet of property lines are required to be of one-hour fire-
resistIve construction.
9. Retaimng walls over four feet high require a permit and must be designed by a professional
engmeer.
Lakeside
Planning Case 06-26
June 20, 2006
Page 31 of 34
10. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
11. Yellow curbing and "No Parking Fire Lane" signs will be required. Contact Chanhassen Fire
Marshal for exact location of yellow curbing and locations of signs to be installed.
12. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
13. Temporary street signs shall be installed at street intersections once construction of the new
roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire code Section 501.4.
14. Fire apparatus access roads shall be designed and maintained to support the imposed load of
fire apparatus and shall be serviced so as to provide all-weather driving capabilItIes.
Pursuant to Minnesota State Fire Code Section 503.2.3.
15. No burning permits shall be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
16. Approved fire apparatus access roads (driveways) shall be provided for every facility,
building or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access roads shall comply with requirements of Section 503
and shall extend to within 150 feet of all portions of the facility or any portion of the exterior
wall of the first story of the building as measured by an approved route around the exterior of
the buIlding or facility. Exceptions: Fire Marshal is authorized to increase the dimension of
150 feet where the building is equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. Pursuant to Section
503.1.1 2000 Minnesota Fire Code."
D. "The Chanhassen City Council approves a Planmng Commission recommends approval
ef Conditional Use Permit for a recreational beach lot with a Variance from the requirement that
80 percent of the units within 1,000 feet of the recreational beach lot, plans prepared by Pioneer
Engineering, dated May 19,2006, revised June 7,2006, subject to the following conditions:
1. A conditional use permit (CUP) shall be obtained from the City prior to the operation of a
recreational beach lot.
2. The plans shall be revised to depict the OHW of Lake Riley, which is 865.3. All structures
shall be located a minimum of 75 feet from the OHW. The proposed fire pit shall be located
a minimum of 75 feet from the OHW and shall be buffered from the lake by vegetation. No
grading or intensive clearing of vegetation shall occur within the shore impact zone (all areas
within 37.5 feet of the OHW).
Lakeside
Planning Case 06-26
June 20, 2006
Page 32 of 34
3. The area of Outlot B shall be recalculated to include only the area within the outlot above the
OHW. The amount of shoreline for Outlot B shall be calculated along the OHW. The
number of docks and slips permitted by the conditional use permit for the beach lot shall not
exceed the number of docks and slips allowable by City Code for the actual beach lot area
and frontage.
4. All existing amenities and/or structures (including any docks, existing beach that is not
proposed to remain and the boat launch) on Outlot B, North Bay shall be removed. A boat
launch is not permitted.
5. The applicant shall work with staff on the design of and materials for proposed path from
Lyman Boulevard to the dock to minimize the impacts of runoff from the path to the
shoreline and Lake Riley.
6. The proposed walking path along the shoreline shall be made of a pervious surface such as
mulch, crushed rock or turf grass and shall not be located below the OHW. Special attention
shall be paid to ensure that the path materials are not prone to erosion. The plans shall be
revised to show the woodland gardens above the OHW of Lake Riley.
7. An individual permit shall be obtained from the DNR for any beach sand applications that do
not meet the DNR standards for sand blanket applications without an individual permit.
8. One beach area shall be permitted to minimize impacts to the lake and to adjacent residents.
9. The applIcant shall work with staff on the placement of the beach lot infrastructure to
preserve as many of the existing trees in that area as possible. A survey of the area with the
tree locations will be required and used to facilitate tree preservation. The applicant shall
also work with staff on the location of the woodland path and woodland gardens along the
path."
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Reduced Copy Cover Sheet.
4. Reduced Copy Existing Conditions sheet 2 of 9.
5. Reduced Copy Preliminary Plat sheet 3 of 9.
6. Reduced Copy Preliminary Plat sheet 4 of 9.
7. Reduced Copy Preliminary SIte and Utility Plan sheet 5 of 9.
8. Reduced Copy Preliminary Site and Utility Plan sheet 6 of 9.
9. Reduced Copy Preliminary Grading & Erosion Control Plan sheet 7 of 9.
10. Reduced Copy Preliminary Grading & Erosion Control Plan sheet 8 of 9.
11. Reduced Copy Preliminary Landscape Plan sheet Ll of 8.
12. Reduced Copy Preliminary Landscape Plan sheet L2 of 8.
Lakeside
Planning Case 06-26
June 20, 2006
Page 33 of 34
13. Reduced Copy Preliminary Landscape Plan sheet L3 of 8.
14. Reduced Copy Preliminary Landscape Plan sheet L4 of 8.
15. Reduced Copy Preliminary Landscape Plan sheet L5 of 8.
16. Reduced Copy Preliminary Landscape Plan sheet L6 of 8.
17. Reduced Copy Preliminary Landscape Plan sheet L 7 of 8.
18. Reduced Copy Preliminary Landscape Plan sheet L8 of 8.
19. Reduced Copy Tree Preservation Plan TRl of 3.
20. Reduced Copy Tree Preservation Plan TR2 of 3.
21. Reduced Copy Tree Preservation Plan TRl of 3.
22. Lakeside Partial Site Plan.
23. Lakeside Building "A" Floor Plans.
24. Lakeside Building "A" Elevations.
25. Lakeside Building "A" Exterior Building Materials Narrative.
26. Lakeside Building "B" Floor Plans.
27. Lakeside Building "B" Elevations.
28. Lakeside Building "B" Exterior Building Materials Narrative.
29. Lakeside Site Sections.
30. Charles Cudd Co. Cover Sheet.
31. Artist's Concept Three-Unit.
32. Artist's Concept Two-Unit.
33. Coventry/Stratford 1 st Floor Plan.
34. Coventry/Stratford Walkout level Floor Plan.
35. Coventry/Stratford Exterior Options NarratIve.
36. Coventry/Stratford Exterior Options Building Material Sheets (3).
37. Wooddale Builders, Inc. Cover Sheet.
38. Wooddale Front Elevation (Shake Siding).
39. Wooddale Front Elevation (Lap Siding).
40. Wooddale Main Floor Plan.
41. Wooddale Builders, Inc. Exterior Color Selections Narrative.
42. Sienna Corporation Community Clubhouse Cover Sheet.
43. Clubhouse Front Elevation.
44. Clubhouse Exterior Material and Color Selections Narrative.
45. Memo from Mike Spack to Paul Cherne (Traffic Generation).
46. Public Hearing Notice and Mailmg LISt.
g:\plan\2006 planning cases\06-26 lakeside\staff report pc.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
INRE:
Apphcation of Sienna Corporation for Planned Unit Development rezoning the property from
RI2, High Density Residential, to Planned Unit Development - Residential, PUD-R, wIth a
Variance for a 30-foot perimeter setback on the east side of the project; Preliminary Plat for 29
building lots, two outlots and nght-of-way for pubhc streets; Site Plan Review for a 233-unit
residential development, including two-, three-, four- and condominium-unit buildings wIth
Variances for building height, and a community building; and a Conditional Use Permit for a
recreational beach lot with Variance to the standard that 80% of the units be within 1,000 feet of
the beach lot.
On June 20, 2006, the Chanhassen Planning Commission met at its regularly scheduled
meetmg to consider the application of Sienna Corporation for Planned Unit Development
rezomng property from High Density Residenttal Distnct, RI2, to Planned Unit Development -
Residenttal, PUD-R. The Planning Commission conducted a public hearing on the proposed
Planned Unit Development preceded by published and mailed notice. The Planning Commission
heard testimony from all interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned High Density Residential District, RI2.
2. The property is guided in the Land Use Plan for Residential- High Density.
3. The legal description of the property is: (see attached Exhibit A)
4. The Zoning Ordinance directs the Planning CommissIOn to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
a. The proposed action has been considered in relation to the specific pohcies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
b. The proposed use is or will be compatible with the present and future land uses of
the area.
c. The proposed use conforms with all performance standards contained in the
Zoning Ordinance with the granting of the variances outlined in the staff report.
d. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
1
e. The proposed use can be accommodated with existing public services and WIll not
overburden the city's service capacity.
f. Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse affects of the proposed subdivision. The seven (7) affects and our findings
regarding them are:
a. The proposed subdivisIon is consistent with the zoning ordinance, specifically the
Planned Umt Development standards;
b. The proposed subdivision is consistent with all applicable city, county and regional
plans mcludmg but not limited to the city's comprehensIve plan;
c. 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;
d. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other improvements
required by this chapter;
e. The proposed subdivision will not cause environmental damage;
f. The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. A subdivision is premature If any of the
followmg exists:
1) Lack of adequate storm water drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site publIc improvements or support systems.
6. Site Plan
a. The proposed development is consistent with the comprehensive land use
designation for residential- high density residential with a net density of 9.9 units
per acre;
b. The proposed development complies with the city's site plan requirements;
2
c. The proposed development preserves the site m its natural state to the extent
practIcable by minimizing tree and soil removal and designing grade changes to
be in keeping with the general appearance of the neighboring developed or
developing or developing areas;
d. The proposed development creates a harmonious relationship of building and
open space with natural site features and with existing and future bUIldmgs having
a vIsual relationshIp to the development;
e. The proposed development creates a functional and harmonious design for
structures and site features, with special attention to the following:
1) An internal sense of order for the buildings and use on the site and
provisIOn of a desirable environment for occupants, visitors and general
community;
2) The amount and location of open space and landscaping;
3) Materials, textures, colors and details of construction as an expression of
the design concept and the compatIbility of the same with adjacent and
neighboring structures and uses; and
4) Vehicular and pedestrian circulation, including walkways, intenor drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
f. The proposed development protects adjacent and neighboring properties through
reasonable provision for surface water drainage, sound and sight buffers,
preservation of views, light and air and those aspects of design not adequately
covered by other regulations which may have substantIal effects on neighboring
land uses.
7. The Board of Adjustments and Appeals shall not recommend and the City Council shall not
grant a variance unless they find the following facts:
a. That the literal enforcement of this chapter would cause an undue hardship. Undue
hardship means that the property cannot be put to reasonable use because of its size,
phYSICal surroundings, shape or topography. Reasonable use includes a use made by
a majority of comparable property within 500 feet of it. The intent of this provision
is not to allow a proliferation of variances, but to recognize that there are pre-
existing standards in thIS neighborhood. Variances that blend with these pre-
existing standards without departing downward from them meet this criteria.
3
1) The potential exclusion of 93 units from the association beach lot would be
a hardship for the development since it would exclude neighborhood
residents from enjoyment of common facilities.
2) The east perimeter setback vanance would be a hardship due to nature of
adjacent development. The PUD perimeter setback is usually necessary to
separate a more intensive use from a less intenSIve use. However, the
property to the east is a golf course with ample open space.
3) The height limitation would not permit the development of the site in
conformance with the intent of the comprehensive plan, nor permit the high
quality development as required by the PUD ordinance and envisioned by
the project developer.
b. The conditions upon which a petition for a variance is based are not applicable,
generally, to other property within the same zoning classification. The proposed
variances are specific to the development design.
c. The purpose of the variation is not based upon a desire to increase the value or
income potential of the parcel of land, but to fulfill the expectations of the city and
the developer for the redevelopment of this site.
d. The alleged difficulty or hardship is not a self-created hardship, but is due to the city
expectations and requirements for the redevelopment of the site.
e. The granting of the variance will not be detrimental to the public welfare or
injurious to other land or improvements in the neighborhood in which the parcel is
located.
f. The proposed variatIon will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
increase the danger of fire or endanger the public safety or substantially diminish or
impmr property values within the neighborhood.
8. Conditional Use Permits
a. The proposed beach lot will not be detrimental to or enhance the public health,
safety, comfort, convenience or general welfare of the neighborhood or the city.
b. The proposed beach lot will be consistent with the objectives of the city's
comprehensive plan and this chapter.
c. The proposed beach lot will be designed, constructed, operated and maintained so
to be compatible in appearance with the existing or intended character of the
general vicinity and will not change the essential character of that area.
4
d. The proposed beach lot will not be hazardous or disturbing to eXIsting or planned
neIghboring uses.
e. The proposed beach lot will be served adequately by essential publIc facilities and
services, including streets, police and fire protection, drainage structures, refuse
disposal, water and sewer systems and schools; or will be served adequately by
such facIlities and services provided by the persons or agencies responsible for the
establishment of the proposed use.
f. The proposed beach lot will not create excessive requirements for public facilities
and services and will not be detrimental to the economic welfare of the
community.
g. The proposed beach lot will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property or the general welfare because of excessive production of traffic, noise,
smoke, fumes, glare, odors, rodents, or trash.
h. The proposed beach lot will have vehicular approaches to the property which do
not create traffic congestion or interfere with traffic or surrounding public
thoroughfares.
1. The proposed beach lot will not result in the destruction, loss or damage of solar
access, natural, scenic or historic features of major significance.
J. The proposed beach lot will be aesthetically compatible with the area.
k. The proposed beach lot will not depreciate surrounding property values.
l. The proposed beach lot will meet standards prescribed for certain uses as provided
in the conditional use permit standards with the granting of the distance variance.
9. The planning report #06-26 dated June 20, 2006, prepared by Robert Generous, et aI, is
incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve the Planned Unit
Development: Rezoning the property from R12, High Density ResidentIal, to Planned Unit
Development - Residential, PUD-R, with a Variance for a 30-foot perimeter setback on the east
side of the proJect; Preliminary Plat for 29 building lots, two outlots and right-of-way for public
streets; Site Plan Review for a 233-unit residential development, including two-, three-, four-
and condominium-unit buildings with Variances for building height, and a community building;
5
and a Conditional Use Permit for a recreational beach lot with Variances to the standard that
80% of the units be within 1,000 feet of the beach lot.
ADOPTED by the Chanhassen Planning Commission this 20th day of June, 2006.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
g:\plan\2006 planning cases\06-26Iakeside\findings of fact.doc
6
EXHIBIT A
Le2al Description of Property
Parcell:
All that part of the Northeast Quarter of the Northeast Quarter, and of Government Lot 1,
of Section 24, Township 116, Range 23, together with that part ofthe Southeast Quarter
ofthe Southeast Quarter of Section 13, Township 116, Range 23, which lies East ofa line
drawn 641.67 feet West of, measured at a right angle to and parallel with the East line of
the Northeast Quarter of the Northeast Quarter of said Section 24, Township 116, Range
23 and its extensions.
EXCEPTING therefrom the following described Tracts A and B:
Tract A:
All that part ofthe Northeast Quarter of the Northeast Quarter of Section 24, Township
116, Range 23, Carver County, Minnesota described as follows:
Commencing at the Northeast comer of said Northeast Quarter of the Northeast Quarter;
thence South 0 degrees 20 minutes 00 seconds East along the East line of said Northeast
Quarter of the Northeast Quarter a distance of 81.31 feet to the point of beginning of the
land to be described; thence continuing South 0 degrees 20 minutes 00 seconds East
along said East line a distance of 305.23 feet; thence South 77 degrees 17 minutes 36
seconds West a distance of 656.93 feet to the West line of the East 641.67 feet of said
Northeast Quarter of the Northeast Quarter; thence North 0 degrees 20 minutes 00
seconds West parallel with said East line a distance of 394.67 feet to the intersection with
a line bearing South 85 degrees 05 minutes 38 seconds West from said point of
beginning; thence North 85 degrees 05 minutes 38 seconds East a distance of643.72 feet
to said point of beginning.
Tract B:
All that part of the Northeast Quarter of the Northeast Quarter of Section 24, Township
116, Range 23, together with that part of the Southeast Quarter of the Southeast Quarter
of Section 13, Township 116, Range 23, Carver County, Minnesota which lies East of a
line drawn 641.67 feet West of, measured at a right angle to and parallel with the East
line of Northeast Quarter of the Northeast Quarter, and its Northerly extension, and North
of the following described line:
Commencing at the Northeast comer of said Northeast Quarter ofthe Northeast Quarter,
thence South 0 degrees 20 minutes 00 seconds East along the East line of said Northeast
Quarter of the Northeast Quarter a distance of 81.31 feet to the point of beginning of the
line to be described; thence South 85 degrees 05 minutes 38 seconds West a distance of
643.72 feet to the West line of the East 641.67 feet of said Northeast Quarter of the
Northeast Quarter said line there terminating.
SCANNED
Parcel 2:
Outlot B, North Bay, according to the recorded plat thereof.
Carver County, Minnesota
Abstract Property
SCANNED
Planning Case No. 00 -d0
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
DEVELOPMENT REVIEW APPLICATION
MAY 1 9 2006
PLEASE PRINT
Applicant Name and Address:
S,r:'rJIJ A ~~Oft,~,.J
~~o V.k'r>J D;;: ~tJo8
n_,_ N~~f~l'2; _~ Ss,,~~
Contact: ~"'N V06et-BA~~
Phone: QS;Z...i3>'''Z..go g Fax: qr-z.. ~- "'~lJt
Email: '3'VDGe/B flC"'f:~<!9SI'eN~Oc/l.f,60~
CHANHASSEN PLANNING DEPT
. Owner Name and Address:
Lp.K.~VieW 1+~\Ls L.l..<!,..
~"'.. <<5~~.eN (.,.;~f~~vr'L.
1'Z-4Do Wt+'t7"5-W~ \:>Il. # z.oS'O M'r'KA I/l},)
Contact: ~~v~N l..,"€(scJ...."..Ln.- S~31f ~
Phone: '1$2" 'lJ] -~SS'8' Fax: 9$Z 't:t3?'~oS"Z.3
Email:
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment
V Conditional Use Permit (CUP)~ ~'Z.~
Temporary Sales Permit
Vacation of Right-of-Way/Easements (VAC)
V Variance(~AR) ~~oo
Interim Use Permit (IUP)
Non-conforming Use Permit
V Planned Unit Development* .$ '1 $'0
Wetland Alteration Permit (WAP)
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
V Notification Sign - $200
(City to install and remove)
;
. ./ ~ 'SDO ;- I, I"~ X Escrow for Filing Fees/Attorney Cost**
V" Site Plan Review (SPR)* - $50 CUP/SPRNACNARlWAP/Metes & Bounds
~~~)( ~ ;- 1,1f,)' _ $450 Minor SUB .. <(SO
/SUbdivision* 1'00 + I ~~ TOTAL FEE $ :I 41 '72.'5" ~ c 1(=4l ~ 13 \
.1.'1 b",IJ~1 tor~ )( Ir... ~J$" l.t>
An additional fee of $3.00 perfaddress within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
*Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11"
reduced copy for each plan sheet along with a diaital copy in TIFF-Group 4 (*.tif) format.
**Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for
each application.
'CANNED
LEGAL DESCRIPTION:
LA 1a3:~;~
/z-:; ~~IE VIE~ ~d ~,A5T
se'E ,4. ~ '\':)
PROJECT NAME:
LOCATION:
PRESENT ZONING:
z(,. 34 ~'5.
~YES
?a~;,)4N41 - f/-.,~
NO
TOTAL ACREAGE:
WETLANDS PRESENT:
\\
.
P-&/'.I$lry
,,.
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
\
1"2~$':'t"N4/ - A,,'ii 1J~c.,.'1
I( , II (
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: ~, 1>w~ (11-1 ~Jl ()+
!+fM.:rIA..TCrJ-r S ~n::. /;;-10 /H/';E;/ "SI:-
d~ tJe IV( ""e4 (]A Ue.r:> t14~ s" i>t:.. -
C!M.~ r LA-k I/'~W jJ.;,{s.
lJW~ (J~~ ;'el' Pe~/P~,.A"4."
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 kno""L ~Nk-.. 5= /9 _",-
v;? ~~~N'A- t1,'Y/~AI
Signature of Applicant Date
Signature of Fee Owner
Date
G:\pLAN\forms\Development Review Application.DOC
SCANNED
Rev 12/05
CONSENT OF LAKEVIEW mLLS LtC
l
))
~
III
III
...
III
I
Lakeview Hilts LLC. (ttLllkeview") the oWDer of the real property described in the
Development Review AppliC4l.tion of Sienna Corporation, a copy of which is attached
hereto, hereby joins in said Development Review Appliel1tio~ suclljoind.er being subject
however to the (ollowing conditions, qualifications and limitations:
~
n
<
o
))
.oj
U\
...
III
III
...
III
o
o
Q
~
III
Q
..
..l
III
l
S
...
o
II
~
,.
~
-
C
~
...
~
J'
,.
j
3
~
...
~
I. Lakeview shall not be liable, responsible or obligated for the pa.yment of
any fees, escrows, bonds, costs or expenses required in connection with
the: Development Review Application or any permits, authoriutions,
consen~, R.ction~ or :approvals sought, gran~ given or taken pursuant
thereto and the Clty ofChanbassen ghalllook solely to Sienna. Corporation
for the;, payment of any such fees, escrows, bond!, costs or oxp~.
2. Lakevicw shall not be liable, responsible or obligated to oomply with any
requirements of the City of Chanhusen or to take any other action in
connection with the Development Review Application or any permits,
authorizations, oonsents. a.ction.s. Dr appro-nls sought, grllnted, given or
mken pursuant thereto and the City of Olanhasscn shall look solely to
Sienna Corporation for such pcrfolmanc& and actions.
3. Any and all actions taken by the City of Cha.nha.ssen, its planning
commission, its council or its staff' shall be made conditional an Sienna.
Corporation acquiring fee title to the real property descnDed in the
Development Review Application and shall not beeome effective abgent
such acqUIsition of fee title by Sienna Corporation. Unless and until
Sicnnl Corporation has become the fee owner of the real property
described in the Development Review Application, sa.id real property shall
not be rezoned, changed as to guide plan designl.tion, rc:plattcd, made
subject to any as5,=ssments, fees or charges (whether cwrent or deferred),
devalued, limited as to the activities pennitted to be conducted thereon,
restricted as to the development thereof, subjected to conditions to or
regulations of the use, openrtio%\ or development thereof, or otherwise
altered IL$ to its legal status.
Lakeview Hills Ltc
~
<
~
..
n
'V
"II
)
X
...
o
~
By
Steven B. Liefsehultz
Pre~dcnt
4. Gl':ISlmsc vi
c
z
m
~
L.l
Q
o
o
(/)
C
EXffiBIT A
Lel!al Description of Property
Parcell:
All that part of the Northeast Quarter of the Northeast Quarter, and of Government Lot 1,
of Section 24, Township 116, Range 23, together with that part ofthe Southeast Quarter
of the Southeast Quarter of Section 13, Township 116, Range 23, which lies East ofa line
drawn 641.67 feet West of, measured at a right angle to and parallel with the East line of
the Northeast Quarter of the Northeast Quarter of said Section 24, Township 116, Range
23 and its extensions.
EXCEPTING therefrom the following described Tracts A and B:
Tract A:
All that part of the Northeast Quarter ofthe Northeast Quarter of Section 24, Township
116, Range 23. Carver County, Minnesota described as follows:
Commencing at the Northeast comer of said Northeast Quarter of the Northeast QUarter;
thence South 0 degrees 20 minutes 00 seconds East along the East line of said Northeast
Quarter of the Northeast Quarter a distance of 81.31 feet to the point of beginning of the
land to be described; thence continuing South 0 degrees 20 minutes 00 seconds East
along said East linea distance of 305.23 feet; thence South 77 degrees 17 minutes 36
seconds West a distance of 656.93 feetto the West line of the East 641.67 feet of said
Northeast Quarter of the Northeast Quarter; thence North 0 degrees 20 minutes 00
seconds West parallel with said East line a distance of 394.67 feet to the intersection with
a line bearing South 85 degrees 05 minutes 38 seconds West from said point of
beginning; thence North 85 degrees 05 minutes 38 seconds East a distance of 643.72 feet
to said point of beginning.
Tract B:
All that part of the Northeast Quarter of the Northeast Quarter of Section 24, Township
1161 Range 23, together with that part of the Southeast Quarter of the Southeast Quarter
of Section 13. Township 116, Range 23, Carver County, Minnesota which lies East of a
line drawn 641.67 feet West of, measured at a right angle to and parallel with the East
line of Northeast Quarter of the Northeast Quarter, and its Northerly extension, and North.
of the following described line:
Commencing at the Northeast comer of said Northeast Quarter ofthe Northeast Quarter,
thence South 0 degrees 20 minutes 00 seconds East along the East line of said Northeast
Quarter oftbe Northeast Quarter a distance of 81.31 feet to the point of beginning of the
line to be described; thence South 85 degrees 05 minutes 38 seconds West a distance of
643.72 feet to the West line of the East 641.67 feet of said Northeast Quarter of the
Northeast Quarter said line there terminating.
5
Parcel 2:
Outlot B, North Bay, according to the recorded plat thereof.
Carver County, Minnesota
Abstract Property
6
<(
I-
o
I- In
<( w
i w ~
> 9 ~
IE In ...;;
't- W 2 :~
~ 0 ~ w ~~
- c:( In ;~
~ oJ = ~
~ I
IE 2
a. <( ,,1
I >-
-,
",
U ~
!:!!:!!:!!:!!:!!:!~
!'ri
I iljl
s dJ
"~~Iil;l!l
in~~U
~~~~~d
~g:=:F-"''''D..
~~~~~~ !
~q~5~~ ~I
Iilj:O'ji '
il Ill!l!
!S il~~l!l~l!l
i..~~Iii!nl!l~
ibd~u~~
~~~~~~~f~~
~~~~~~I"JIl:J
~(
!~
" It
C~ '1,1
:= !d
c,
'"
'I
iJo
Ii!
'It
iJ
h.
"
.
i;l
i! \
Jli;i
....-
.....
v,
'"
"'36"t
~11"\1 ....:c:~
~..~ iR#~1
r-rP:.Rr.z~1 ~... ~~. ~,j
...ItoCs}1':" I.A-",.c ,::;.1 Pl.J"1
:,.."......~rrVl
~~
U
~~
~~~~ ~~
/:/:158 Ii:~
~~..: iil~ .
~ ~~~~~!I ~8 ~I
Illlmlh!! ~I
..:t-Il'i""lria"':cdai::i1!:
,.-,-..,
II1U!
I r,,_,
: j~!l
, ili I
I ,
L,_.,...1
~H fiu~
I~i. !f~h f
~d' 5 ~~i 8
H!! HHI !
~:!t W~:i l
i~ Ii ~W~5~ 1
!~:~ i hii I
~ l:5 -sjiw ~
~hj ; :~'l: ~
~;fIJ ~h~. .
~ tH i;~~l f
i~f,l ~.d.1 i
~! "I' ~i!l' "
Z,t :5 -.., ...:
~.t ~8 ~J ~
'J.. ].h~:;;.t ~
m! HhJ ~ it
t ! fl-~
I <.> _,
ili 51 · i
! ~I -.
r-'~i
, .
, ,
in 1
. ~ti '
I _ I
. "
I ~li !
,I ,
! ~II !
! 1.1 i
I ~J'
: II i !
i ~J I :
, ).
L.....J
z
o.
~~~
~;I
~I~
~,
'"
I
1
~ J~
~
~
d
iil!
'I]!
'tlli
Jt~
hiJ
.~;
ZIII:
~I !1I
'i ~u
.~! ~
~I i
wi!
~!
-I !t
5:l II
gU
....~~~=
,
,
I
z
w
f/J
~o
IW
z>
<(-
IW
uO
u.W
00:
~
<3
t-
Q.
W
o
(!)
z
Z
z
:5
Q.
Z
W
en
en
<(
:J:
Z
~
U
(0
C)
C)
C"-'
00
<::)
:z:
;:)
-,
i
'"
~
8
;I
!
! D
~1 n .... I
Ii I r u I
! I'
1.d II !lli 1 I ! j ~! ~
f' Ii,
jl 1 '!' I i j . : ~:i ~I
2 .& L ~ P! ~! 1 r ,1 ! j ~ I!~ u:
------------- Ifi:ill!dhlh l!Uld ~~I ~Zl e.
!] ~l f f f f f f f f f f f f f f f f f I hA &~A jl
jiPijiiijiiiijiiijijj li~ Hj nj
ooio oo! oeAc oAo 0 ~j ti Ii
t f II ~ I i I 'I I %I[ % !
@.o aJ..e>-+-"O'e-o III .. II <I ~ ~J ji
r " I ' . I I z ~ a
: II . I II !~1 !~1 Ii:
z w
W CJ:) 0
-, ..:;~ ~ en c::;) 0
, en c::;) z
, , !=:I~ <0
'0- N Z
i~~~ "it 1"" ,; ~~i :J:W z
iii~ ,~.; j z> 00 :5
! ~~ ~-
U II.. :s.aZA- :J:W (l.
I! dj ; I;~h ! o~ 0
~~B 00 z
u.W w
i~"i N~p '{ :z en
- !~~f Iji~~ . ~I Oa: :::> en
. ~ <c:
en ., I
It:; I ~io!J ~ z
i 0 <c:
a~~~ ijlllj I
o!i~o'15 'O~,.. ~ 0
.~H~ '8.iL~ ~
jtH iii:!: .
i' I ~.l~J i f
I ~tl h~~~~ ~
0
.~~i '''~H E
~iii: ;~ilU i ~
~~:!i 1i -03, "I" F
1i l'ii03 t-'-.. $ ~
-id}- iljj'i d "
~+I Hh i~ iJ ~
.~ ~. ~ 03 en
B
I
U
. it fi ~ l~ !! A I
~, a~ h : $j. t ~ a
! ~~ ~. ill l' ~ ~
:.! ~'.>>. &. N ilU & ~
~. ~ 'f Hi ! 6$1,! K
il g ~~r ~!€ ~ ~~I 1 i
lij j; j'& jl~ ~ J~~ a &
j; I ~i i ~lJ J ~~! s ]
i" "i ~" & !- 1 i
jt, ij~j~1 ~ :!Si~
i a In p~ ~ J ~~ . ~
~ h ~ t~~ ll! ~ hi 1 if
. po.. ";(- lj...4 I ~ ... ]1' '0 c
:; ~ t~~ ~~~ ~ ~. a : I'
i~ j; ~. ~ i~! ~ j'i 1 ~1,1
i~ 1 . It~ ~th i ~1. ~ I. ~
it ~ ! Hlph~ 1 ~I:I ~I' l~ .
11 j i ~ ~;u B! ~ K : ~! ~
:iiI ~~ I d~1 Ira a i~i i j~ J
i l~ i j~:l ~1f~ ~& ~~i ~ ~; v ~
!~; "1 i !~~i h~~ ~1 h~ ~ n JJ
_h NZ ~ . J t
Ii J
Ill.
t ]J
Jt)~
fl.1
hi1
r--'il I
i n~ I ~~I
i ui ~I !i!
lll'~ .~ I .n
!! I .~ ~
i 1)1 ~ I !
! 1~1 ~ I A
: ~.i ~!
it! 1 I wi 8'
! ~Jn s:: 'Iii
i ] I .111
L._.J 211
Ii!
t i ;:
l~
~l
---....::,.;~=
f f \
if
j..
d! ~
-',
r- II!
I ':
in'i
i l~~ :
i llj~ i
I J ~ :
: J ~ i
: -)1 i
. J~~ I
: 1j i
i ,~:
! ...:5 I
: tJj i
: ~.lj i
. I
I .
L.._-l
J !
~ii
Y!i
I !
11
@Ie
Iii
::>
/:i!: I
~~ Oli
cili :
~... I
~~ :
~J!! :
;c~ GI-l
2i~ :
i:i ~
.!
u
~J
n
;i
1
-I
i.,&
;li
h.
,---
,
;
!~
-{
h.
'It
!J.
. if:
i.s f'~I::.5 ~
~h~ il.j.. J
~Is.l ..I]el I
iiU ~ili; I
lll~ 18~hg I
~!i~ !Ui~! I
..tH .ilpj' .
i:~! ! li~l; 'f
iii~ Is~i~ i
i..U. ~j:"ll ~
z. .&:1 ~ 'sii_ 10
~ii1111 'I~~;i ~
~lI~ l":'s "'3j
~-'"sU afJt; ~ t
~:3:0!
!
0-
~
51
z
~
..
~I
~I :z ~
IS to
C/) Q i
C/) Q
<(0 C'-I Z
rw ~
z> 00
<(-
rW 0
00 z
Z LLW :z Ul
B- oa: (J)
:::> (J)
~~~ >- "J ~
~~I I- z
C3 1
~~j 0
~J
'"
f ! fJ-!
I <> i.
l!il "I
! ~a -.
...
~
><
!
e!
I I
~
.~
-< d
'"
iil~
1!3~
J,)j
fi.,
flit
I
.il
a!!
~I b~
~
Iil
t ! !~. i! d
II ~~ ~I
III .
i
~iJ
II.
.~I jh
~ I AAg
.~! ~
fijd
~l ~
.1
~Ip'!
~II
~~
!-'-'
I "
~ i ;I~ "3:1')
in; : .:Ili Jlw.~;. "
! ~I~ : Ii; HI! ~ i~z;l j
I t1i : ::> I ~h t ,!d 1
~jE , ~~tl 6~~~11
2i Ol~ :I -. ~ . !
lJii ::>0 , ~b I~z Hi~I ~
I t ~ . 005 '
i ~JI : ~... ' z..! h~-'l .
...
I ~ . 0: ' II Jl!'~ n il=j- I
i i18 : ...< ' ~fUr i r
i It1 : ~~ : 11 ' ,~:!~~
~~..~ i..-E- ~8:io-"! i
iff: 6.....1 .5--1~
o I Ii N ~'a!! .
: II i ~ ! W Ii fth~] r
I ~J j i @. z_!I!) l~f
I I . o~ ~ ~ i . Z
L._~ ~.. - 'j ~
_-"zonf -
03: 5 ~ j !
i-lea -'- 1~ ~
ill!! HHHi ~
m~
~&oit 0 hi ~ ~I
< dz
.:
'" )"
,;;;1 :, I~ c~fI""
\:: ///\
/ 7. \ ')~ ~ \
~ ~. /_-----f.r(~ \ <; ".~' 'v
/ v ~ \\ //
I \")~. ,,, ",,/ ""'::;
I s. ......... \
i ' ..'.,..... \: /\/
I ' '.", \
i )..., Jo ...........,
I - / ..... ., ..
I .. f-..... . ,
, )...... '/Jo
I ....::...t"""'"
_J.... I l'l:l- ........
, , ,,;1'::.. ~ --, .....
:;j$ _ ....,~.1f -7--':::..
~~-_:..~
\" ~.H"
(--=--(
(~~-( 1
1 ~:?-.:::. ( I
I; ,...'" j l
(~:..:.: ~ t
(-.;~- (
( - ------:: (
. (-::..:::: ~
~--:..-; \
\..-
..1-_--..,'1
\ --1~ \ I
,..k ...;:- - r II
\ ~-
( _ .-:~- - ( L -
L- "'::-:.. \
\ -" ,
\-..~ -\
\). .--A
"c// ~
~ /
\ :0' //
1''' .- '< /
j ~I ~ " I
Hii': 'Z. .....
nli
u!
"
"
~ f
,', ~
i
:t;
.-
'C
o.
""
'C
",
<t)
I
,
,
I
,
!/
1//
v
,
: '
I
I
I
I
'Oi I
<.'
,; I
I~ I ,t
'I '. c>
I" \-
J~ ~~ .~~~
..tJ
"'-..,
~
i
N ~:
/._~~~
./
-------
sW.ooI~
tl~~f~-t
-.........
~R~NSPOR~~~:ON
" r
0'
1 G - ~ 7
D[PARn:E::~
pl. 'I'"
I \,.1'\ I
~~ o.
:;:t:N[S01f..
" r
01'
.1I. "
" " '
RIG H T
'"
~
...
!i
I
I
~~
~
J ~
d
ii J
Ht.
~I]I
it)]
fhl
-Iii
9
z
~
III
z t
IS
(J) co w
en 0 0
~o 0 C)
rw ('o.J z
z> Z
~- 00 z
rW ~
uu 0
lLW
00: 2: z
w
~ => en
en
(3 -, .q:
2
~
<.>
'"
~ a
w
z
Z
4:
(J
14
, ~i 81
~I
: ! g
~
w
Z to 0
IB c:J C)
(/) c:J Z
...........,;- ~o C'J z
Z
>. :r:w 00 :5
: z>
0:: i<(- n.
" :r:W 0 z
:3 uO w
''<'' Z en
u..W en
oCI: => ..:
I
>- -, z
r- ..:
U I
U
~j
>-0..
i~
~oll
0..
"
f'!
:s
o
<.>
....
(;
Cl
:5
o
~
o
"
m
j
I
~
I
~
;~
,
~
d
nIl
Ilh
Itu
ff"
f; if
i
~i~
is
~I id
'E in
,~I a
~p
ffid
~p
~I Hi
In
-:iS~
- "'*IIL~
1]1
u.
n
it 11
ith
JIll
It!'
Ifi
f: il
I
~I~
III
.rl.l~
~ I-U
'~I ~
o:::! !
~p
!!! I'
p..., ill
th
III
-~
II
~
5
u
-
"0
CI
:5
o
l1:
5l
m
- -.- - ---.-----
1--
I
I
I
I
I
"........ ... ~.~.-:~.._~~.";,;;;,"""~-<0"=.;.~:.:::,,. :
.0 --~-~-~:.:~:~:~~y:-f~~~~~~~:~~~
i I
I I
, '.
\~':.:~:--
:""'::,...--;1\::--_.
I
I
a
~~
"
'"
!
'"
d
~I
~
d
z
w
~
<to
Xw
z>
<t-
xW
00
u.w
oa:
>-
t::
o
Q
III
~
(f
II)
(.0
CJ
CJ
C'J
00
o
z
:::::>
-.,
~
a..
w
o
(!)
z
Z
z
:s
a..
z
w
CI)
CI)
c(
r
z
~
()
t ]! a
w
z
.... z
(j
rn
~i
~I
l-
ll..
Z W
IS to a
(/) 0 (!)
~o 0 Z
"-J Z
z J:w Z
0; z> 00 :5
~~! "C- a..
:r:w Q z
~~I uO w
w :z: (f)
g,a:: (f)
::::> ~
<Ii >- "-.> J:
~ Z
~, C3 ~
I
'" U
~
,'~
~~
O,.J
~~
~8
I~
~
ffi
oll
I
I
I
~
i
I
~
~
!
I
~
~~
l
J I
itl!
ilh
'~Ii
fl"
flil
i
'i~
"II
tt'1 hI
't iU
,~ I
~I ~
~! !
~p
_Ill
s:! il
~n
-~
,
~
'"
c
w
Z
Z
0(
t>
en
nl d
~I
I-
Q..
Z I.U
IS (0 0
en 0 (!)
en 0 z
<(0 C"-l Z
::t:w Z
z ~~ 00 :5
0, ::t:W Q..
~~~ OfE 0 Z
I.U
~~I ~a: :z (J)
=> (J)
<(
<~B >- ~ :t:
I- z
~l 0 <(
:t:
'" ()
L
I. _
I
1'-,~ .
I '-f,"-.-i""~".-.
~~
g~
~8
~~
~~
'"
I
I
h
,
~
d
nIl
Jlh
I IIi
flf'
f; il
I
~ll
JII
~I I"
.~ .n
.~I ~
~I J
~p
-I It
s:: , IiI
Iii
u
~
-",..
q I h.. y3 11 I I illl " ...J ..
'< ~! IH-
~ ~l~ lif
H H~ II ~'rt mm idiRi i ::i
!~ '"". ::;;z:: ~ s ~ f--
:f !WI h N :!~ 1!1 g! ~ ;fi~' E ~
"' . I
5 lD J
i ~I" ~m~~m ~1l1'P 51 I
z iJi ' 6
... ;r; ~I
?c ~ff Iii It !u Ii ~! Ii! !S! " j!llI! ID i 11 It II! ~ii!1 I !
bl e
c I ~I
j ~ n!iH! Jl~ ~ ill
ls ~ 12
:z I- ~ 1 ~! nl~ if z i ~ ~ Q
a.. ~ ; UJ
Ul co ILl ~~. .,~~ i!l~ll ~ " ~ I %
C/) <:::I 0 c d~ %
C/) Cl '" M ~ a c(
<(0 <:::I ~ I,..",~. ~ (.) f--
IlU "J ;z ~ I " I/)
z ... ~~ j z ~ ~
~::: I < lHl~_:l ~ e h
00 ;z ~~.: ! ... -- I!I '"
:t:lU :5 I:l I ;~I~~ ~~i ~
00 Q a.. "' f"!lff4~. : tt I!' ;;t }f!l .... ! ! !J !I !:
lL lU ffi III ~il
00: :z: i5 . . !h l.t ~ I; n'i or !! - -' U~ vi
C/) ~ ~1 81 I!!H m,n
~ :::> C/) ~ nl ~l ~i>~ ~ ~Ii
~ ~ ~ ~
(} Z M ~~:; ~ .<1
1 ill~~~ ~ ~
u g~~~ ~
~< '"
~~~~ III
i l!I~b g -
I 1ii cil_~ il ~
i~i; I
'" ;;~; i ~
<
z
z i
0 i;i~ i ~
'"
~ ~~
: ~ ~ !\!for! ;gIll I..tl~~. I~~~ ~; . I
I f~ ~ ~
~
\ '--~ ///// 'r I; \ ' -- - -
'- //// / ~ /__ ____-- __---:...---- ""u,_____' _9\~=-_ _-.:::.............../... ""................... _...
-/// II \ ..-/ '---- ___ .c::---------- _- _.::::.-------.-/"",..,,\4 _ -......... -/ /-,....... ---- J
~'jll 1/1 \ \ '" /,..--. - - - ~---::~'--_,-:-=-.-..-- -"'::::::::::::---------- --::::- ") I \ ('>.".--" -.....
I I' \ \ ~/';:" ---- 11lBE~ ~ ORNAl!EiI-T~!:"COl6"__ '-'::-"'->._~...- ~ ~ j f\ \ ~ ) L~':.
J \....'-~\ \. -" \_~ ~<.:::.:::::..~ / --_ -A'r--.......... ~"-..>-- ~--~
"7 .-=:~ -="__ ~. ii
3Wffi \~~:-_ _ ~_~ :, -- - -:-~'.r- =,;: -7c>~~~
~-'l/ \~--t~~[ ~Vf~~j r--~:., r:r-1""i- ~----\--- -rf--i-}r- ~Ci
v~ __-:'-::-~- "\~~~t~1 I ~ i I::: csc_ -fltrl~-Hi, =
b -.__-:;::-- ~, =t ' ~'_?~J==:'M..1I JI
/t,-~\ --' \,-" ,\\\n"~-U:L\.Ir~' ~:T".' Ie! ,-' ~ .
( iil) / . -iN 1O~ ~~ II ~V-EI~- ~ .-lof~ ').
/ l~ ~ \. ~~_ i~ (~ ~ \ ~ t-.JL...!l.r rt--L~F "__ _ ~ ~f~-::r ~ i___~- Y ^ ,tLS=I' 1
__ q '\~ t TIt v ~-' "-' u: ...... --r=l'" '^ r r=I
H-j.r 1f&tt1l .L _"~ -.... -- - r
~~ ~ \. ~ c: · - ifll
~:-< __ ~ -~ - lIt>
~ ,/ ~~t;;" ~ ~-. '--- t!~
~,t,.' _ lRDjIO -,' ,~;;;;l r- -I ---=--- '. - l!L_------ - 'If--i;;:. --- fll)>)
~ " , ... ~ I - - ----., ;;!f' - --...:: I
./ ~ < I '. :::. -...::. - - 'f' . r---~ I.ti
// ~" _... .Il!. - -ll r=- -::r" V1 - -lJ 5=::- ~l.U:fi..)~r";7; ~I
-..--- ..-' r-........:----, I ~ . IIili! -- ".ol~ =~ - ~
: "'." .~ ~ ,51!1t' -1f<I;~- , \ =c ~- I"
\ ~\\~~f...' ~ ~ '-, ~ ~..~~~-7" ~Il').~ -;. ,~Im
~Jy~ \ '.'!' .~jj.~~.~ ~ _4"'-"'iFr- ^ L -~ '~II J
. \ '\ ~., ~- 1-1\.1--,' I '1~ \- -,I. -1--,- - ti!l
. ~ 0 \ '. --. <t, 1">- - ,/ ~ ~-- - J'" ~-- - ,-' - v t
\ \ l z \, -, /'------.7 1_'- - .--- :-:l I
\'. I:! \ :\ -~ - I
\ \, I ~ /) I' - -_. - __~_Lr _T :7~_':-_ - '-" -'5 --1 - ~ l !
\ . J ./ . ~.;:--~-
\......~----- c:.-;::-----------.:..-l- - lPi"N" - - -- -- -- -. - -- -- . II
\ I /' .....L.1 .....- __~ ..--c- .....'" <'_ ( <:: --- ~--~--~ <-, "'=V~ oW'?; 11m'
\~ ,/ /"" ---- <"""-- ~,",,-'l- --- ,....... \ \ -- -......--- / .;
\ ..-.._........ .//..... ( ;..::--:::--'-.~-;'.. c>~ -.::; --:::..-.. '? "").~'r--~v-~ --'/'" I r ...../ !. <>""/ U
~l . ." / , I \ ' !. ,: ,
I QJ w
// 0 ~2~
lE~
~~
{ ~x15
"l~
l- I / / ~ 0
Z a...
w 2f
W c.c 0 ... "-
en 0 (!) .. ~
en 0 :z g .
~o '" Z I / ~~~
IW 1/
z> 00 z
~- ~ / o~~
IW 0 Q. /
uU :z I ~~~I!!
u.W :z w I / ~,!.~
00: en 'L/ '" ~5
:::> en ..
>- ~ 01
I- J :J: 1 /
(3 :z I
~
:J: 10
()
-"'IE ~ _
Q
w
z
z
(j
1/1
]! at ;
· a ~ ~
. ~ ~ ~
o ~ '"
~~ ~I
~! ~I
~~
:;~
n
n
5
~ I
~il
81;
ill
'"
~I
,.~mc
~~~~
:~~~
~lll~ill
:::~l!J~
~
~
~
~
I
/ /
d
HII
lit,
til'
't .
fl,l
J;il
"
=11
l~
.11 LI
.r' ~
~II
~p
~I i'
ul
~! e
::l
. ~
w
. I
'l d
~~: ~I
.... ":!. ~~~ C
W
r~ z
222 2 z
~~ <l:
()
!~.. CI)
" ~
~~~
h~ij 6
!:;~ S I
~!ii ~II
~~~~~ 811
!~ ~ji jt
1Il>-l:l1ll
~i~:~g '"
~g~gii
~!~~r ~
u~ ~~ii I
~
~
'I 'I I
<( 3=
I::! !L
0:::
~
Z 0-
W ~ i ! u iJ Y ~ }il'ii ! ilm f.
w CJ:) 0
en C) <!l
en C) z 9 ith~ if ~.;t tIJ~~ '1t.li a
<{o '" Z
IW Z z
z> 00 :5 ~ l!i!11a~~~ ~~itlJ ;!"
<{- en
IW 0 0- 5
00 z ~ till 1 I~U' H J ~1!tpJ~
W W z
~a: z en ~ d lit!i It! u eH t it.t H j~ti~ C! ::::l :: _ "
::::> en
>- <(
t: -, I ~ -!i1 ~J H I !JI!" . . ~i. ~Gj. ~jlli~ ~h >- unHn
z
0 <{
r
u
r--
I
~
<(
'"
u
w
o
'f I I
<( <( 3=
L:: I::! &:
r--
I
~
<(
r---------------
i
I
i
!
i
i
----------1-
i
I w
i (!)
i ~
! ~
l__________m______
I
ID
o
<.J
w
(!)
<(
'"
<(
(!)
'"
u
w
o
N
I
3=
!L
0:::
r--
I
3=
~
'"
u
w
o
r--
I
3=
~
r---.----------------
W
(!)
<(
I ~
(!)
----------l-----
i
!
i
i
!
L_____m___mm m_
I
ID
o
<.J
r--
I
Cl
Cl
VI
w
(!)
<(
'"
<(
(!)
'"
u
w
o
,., It)
I I
~ I
Z ID
<( <(
I
3=
!L
0::
r--
I
~
<(
r--
I
~
<(
r--
I
3=
~
'"
U
w
o
\----:---------
i <(
I '"
I ~
__________L-______
i
I
I t5
i ~
I ~
l.____n___________
'"
U
W
o
'"
U
W
o
,., It)
I I
~ I
Z ID
<( <(
~
II
,
I
i
I
I
i
L________________
A
I
nIl
Itl.
tIl'
It ·
titl
I:.i
w
(!)
<(
'"
<(
(!)
IX)
I
<(
<(
.....
I 'I
<( 3=
W !L
I- 0:::
~I
~I rg
.~ In
.~I i
ffil!
~p
-, n
s: I 11
III
t-
Z ll.
W
W (0 0
C/) ~ C)
en
<(0 ~ Z
IW '" Z
z> 00 z
<(- :'3
IW 0 ll.
aU z
u~w :z w
00:: en
::::> en
>- <(
~ -:l ::c
0 z
<(
::c
(.)
nnNn r--lD
.l:J,.l:.l:i06
~~~~g~Vl
lD~
I I
<( >
<(1Il
Z
~
o
"
z
F
~
..
lD
::>
'"
ili
i 11 It n
~n~1m
Ii ' ! ~ '] l~ ~ 1'1 'r.' I illt ~
tI I . 11 I ii II lilt I 1 I tl' l-
iI i~ hd ~. ;ttilll~ 11) ~ ;
'f I'l' I l!1 II III fill~ll .
~ 11 1, i:}1'1 ~ !l~ 1 ~ i1 I' ih' 1 '-
~ r IIJ 1) 1tmU~ III F.I tll11~! ~
~ ID tit!11 k tt1n II, i~t !il, i!itt! U!
~ ~.f ~I H I !IJ!" U. ~t ~lii J ~ltth ~b
..
~!
. ~
. I
!
~
~I
~I
c
w
z
z
<
o
III
~
~
~
!
2
w
en
en
<(0
IW
2>
<(-
IW
00
u.W
oU::
)-.
f-
a
to
o
o
'"
00
o
:z
::;)
-,
I-
a.
w
o
(!)
z
Z
z:
<(
-'
a.
z
w
en
en
<(
:r
z
<(
:r
()
it · ! ~ j.1 I: ~ !t d, I it i! ~
I { 11 I I it ,tllil. II. ..
M it h~ h ~!ii t~ ,i~ I! tl~1 ~
9 f~ I) 11 tll ,_I ~l fi II~: .nl
III I, I {~r l'g1!l~ I 1 Iii j-llIlt] C
~ it Iii IJ Ib~ll~ t.l ~~ II !It~~ ji
I mf!l!i,!fiU!I~il~~~1
d
~I
..
~
:J
,.
I!l
j!i
~
"'~'"
;~g
J;
~i!!~
f~
i~8
DI~
~~i
h"
~~:Ii
~~;;~:~
1:I~~fiI~il
j!;i3l1l;lj iO
~~g ili~
~~~:i~:
n~~5~~
~~snl~
c
w
z
z
<(
(,)
II)
~ :it :! ...
~~~~~~~~~! ~ ~~~~~ ~ ~~~~~
~
!=: I
~II
81;
~JI
'"
~
~
~
]! I
. ~ ~
. ~
Iil
~
III
l!l
~ <(
<:I
G
Z
o
--.J
=::)
OJ
~
'"
~
al
~11iI
'i In
'r' ~
ffil J
~p
-II'
E::.m
at
DO
a
.i I it i Y a l~ ,,, I il il ~ 10 :s
l- i ~
z a.
W co w i!'
en 0 ! ~i~ II ~:l ~Jr~ il~ ~ ~ c
en 0 (!) w
0 "'\'I'"
~a 2: i~g z
XUJ "-I Z If f: h, ~ 11 Ir. Gt fl Ii" pl z
z> co :z Ul I, I IH 1'1: !l~ rn ~ 1-llIlt e J~ CJ il
<C- <(
xUJ --J ~ r lilII Ih~ti~ 'Il~ illl!tl~ ~ ~e ~~~ en
00 0 a. ~Il:l
u. UJ 2: ~ ijitiili k U g:t1f i~t f i!lt~~ e! r}
::2: w
Ocr U) ~ HHHi J~
:::> U) ~ 1.1 II.. I "I.. ; ,i. ~U! J ~dlJ~ ~h
>- 1
I- '""") :s . . .. . . . . !I"~
(5 2: ;ii!'
~ ~
0 ~~JI
f~~
~g"Ul
1ii",~~~
~~I'< got
~ ~~i!
~alllt;lS a;
~ig:;I~
19~9i III
:l g
~in~;~
~~~~n~
~
~
'"
0 ~
>-
0t ~
I
..
J,
iJ
\
,
,
~
II
,
~
A
i
UI!
111.
JW
ft.)
f:iI
=11
~
oJI iAl
o~J ~
e1lt
I)! ~ P
, ~ -I II
W s:: i III
'I H~
W III
z
w
(/)
(/)
<l::O
IW
z>
<l::-
IW
u()
uW
00:
>-
I-
o
to
c::l
c::l
(',J
00
C>
z
:::::>
J
t-
a.
w
o
<D
Z
Z
Z
<l::
....J
a.
z
w
(/)
(/)
<l::
:c
z
<(
I
U
.i I !~ it da t~~l! il!l~ f
M It llJ IJ jl Jt JI! Hit! ~ ~ a
~ i! ~fi ii ;11 S ~i! ID I~i ~ ~l:i~~ ~
I!! " I- '1IItII€U'~~IRJ 11 Itu r.
~ ~ ~} ~ tJ i ! t~ ~tllJ! ;jill~ i~idi 2!
~ ,!f h! !tl dl ~ n~ ~~ !GJ .1 ~Jtti: ~b
~ . . .. .
-'
~
"
z
~
2
I I I
\ I I I
\ I , I
\ 1 I t
I ~
:3
c
w
Z
z d
~
II)
~I
~
~ I
9i!
~'i
.<1
~
CIl
~
~
~
~
I
~
II
~
J I
UII
lib
ID~
fl.1
flil
~I
Iii:
'11 hi
.~ ~
~I !
~! ~p
....' ~ -, II
.... = · I 0::'.
~
Ii:
z w
UI c.c a
CJ) c::;) (!)
~o c::;) Z
N Z
IW z
~~ 00 :5
a.
IW 0 Z
()U w
uW Z en
oU: ::::> en
<C
>- ..., :I:
!::: z
<C
() :I: I
0
0
'"
I
Ul
"
<>:
'0
to
II
-
r-
<(
Q
w
Z
Z
<(
U
t/)
..
e
:3
I .
~
~I
~!
. ~
w
. !!
~
~
1=1 I
~it
81
.<1
~
'"
13
~
~
~
~
I
<.l
:i
~
~
~
~
..
..
~
;
I
~ h
.. I!s
~ i!'
~ ~ =
i ill
I ~ ,
il!
=11 011
~== Un
~~~ tHi
l ~ii Ilft
~I
I !iI
.1 ~I
.~) A
~I J
~p
-Is'
El:1i
IIi
I-
a..
Z w
W to a
(/) c::> C)
(/) c::> z
<(0 ('oJ Z
:X:W Z
z> 00 ~
<(- a..
:x:W <::I z
00 w
W Z en
~a: :::::> en
<C
~ -, ::c
z
(3 <C
::c
0
ff":' TiJ;;\ //Ill"'"'''''l''''',\\''''''''~''''''' '~"""'I, II , ('I
\ ~ II \ l' :'iJf!)] ~L~ /n : f::~:r~~:~'~ : :' . !Jfj~ ~ ,II /" /
, vI. . ,: ~/1 / 'F' i(~ \' \ \, \ti.. \1~, "" ~~ /,f, ~" \ ~ ,
\ \ ~. .: 1i1f 'Jllli-~ \ \ \ \ 't~ ~, ~l"~1 !: I)'
-l-: 1 ...L::r' 1- I \" ." !'==<: - : I I(
I I ( ~ _ 1- ~. I I \ . '.'. . ~ _ 'T I \ ,
11/ ! -- -1J...i- ~\ .....:~::..... .' ~\ 'i I)'
II I r 11 ~ \. ..'..N..... .";::'. ~ ,l"\ 'I, 0<"
I '-'},; ) / I" t- \ " '~j!! '.' ........~. '.:- f':::' T I'
\1 ( / '-J [j-/-- --::;-~~.. :-::-~;..;;;"~: ""::1:;,": ..;.. . ~" : 1\ ,
\ \ 1"_/ 1- ('. I" ....... '.'J(. ............1 ,I),
\ " 1- I "" ..... '. . '.~ I ~1\. T: I(
'1 :r L\ '1. ~ /1 ')1'-: L I
\\\~:ll IIVr F.lQ,it".~ M I:' 11 . J 1,';/
1\ .:i l _~HP 1'---'" ~\. ,"~ I ~ k [II "~I 1 1 ~
\\ \ ., i iI e-f' h I ;cz: ...r'---s~1;l : i ~', ~/
\>\\0\. . . I I r~F= /11-'7- ~1 I ~,r.v N', ~~ ~'~ "\~V"
I I / I .J I\~ . ~I - I ''':-", L I \ F=i W:r-- ".--. "~ ':., '.......
~/~/~~~\ . J -' ~_ i 1 L ) ~~ ut=t'rn' &\ 1 ) :",' o~_
;~~~,\ l,Et ~- ~ U /- t)/f"'1I1, l uU I IT v'l ( -~ /~" j~:t,
l( ( ~ J ' - - 7 flU' ~ - 'iL 1\ \ I I) _ _
\ \/ 'I ~ T -= I' ~ ""' -( I (
\\\ I ~ ~ "'~ _ I I q 1-, __
f;~;- " .h ill. ~u h: <~ \ '""~ l~a ~ .(~-=~
~(~\I /~ t ~ \ \3t' ~ (" \ == '~, I 'fr'-
01\\\\~~ 'I ~I in- j- .. \1~. 't'~ I ~ /! \ IV\I--
\ \ \/! qf.l rr I 1\ I > l ~ ~ I _ \ \ \ ~.-!~_
/I / I' I ~ I ( - ,- -, ~ 5, / . rl'~ '-y/\
It (((I( Iii l -, M Ii r{~'~ \1 ~r~ .: \bf--
\ \ \ I^' 1111~1 - D' - If \ 1 v' (I '\(..1--
I III \ "7 =:J ~ :\0/
\ \ III" . I ~ - * J "" _ / _
!Jllil) . .\1 - -, ~ ) ~ ~ ~::., ~j-_
\\\I~V :: \1 Iii I ". ~ ~, u~;'~ \-- - ~C, .. :"111-
,1\1\. II j, t )~ .' 'I ~
\ \ \\\~. :.: I\I>L I . b J-.-1 ~:. : ~7)
\ I \ ~\I . . ~ I - r: ~ r
I I () \' '- ~. {.p.::m ~ I "\ I,f~:<l:
I I ^~ .-/) /1 'frq j --~ I \j""'t:l~
I 1\ ( II J l-i . 9 I . -I ./6- I 1-./ ~ "'~ Ir: ( Ik ~
I ~_
, \ II - ~~ . J J' 'r' \ -I
I I \ f' \ - ,- +--1' 11 -f. I I \. : I I 1 I
'-\ \ 'II I ~ \ I~ Vi ) . I V , \:
'I II I '. ~ J;~ - (
I I .' './ ~~ I . . 1\, /
\ I I, I '.:': // ........ L--- ~b( \ '. . .~ . I ~7
j \ \, I ~ ;.( 'r1i~ ~ ,WI "\ "~-;';"""':i'~~ / ~\
,l ~ J 1lV,~pa ....:~~:~N~::. ~~~--::-. j!; il!'j!; \\~-~"
);~ ~~ ~ \" \ !:''Lr1'$~'' jf/~ ,'/'\: \
--./ \ I \; ~ 'll~> I I \_ -;-l T ::::=::..: ~'" \: \
\____J ~ \ .' )0 \.)1.: '';: J.--:r "';~'.I' .X :- CNY1J.3M ~ \1
/',' / 'f '" /1"-"1 iI'. '..J).,~ :\ ..
~--/ --1/ \ I \-'" .... '-~)i ::(-::~ //,r'-*" : ) (_
"'~ I \ \ ( / I ......J1 "............,~._
~~~~ ill 'II ~ \ \ ../ --"- 'A.I/:ttf'.'~--, . -,
'''~~'::[.1 ',I. . -..... a" ---~.s-l\-- .<;. ~ < ~ : I I: j
.1) I ,'i- ~ ,~""'" '\... )--" ......": I ,
:-J---~,/"" ~ II '--~....... :.' . :: .~ .,' " ..L J'
I ,\I\~........ .... "',
.\I.~\~~~~ .:.:.~:':';:<?'C <,,~ ~~);;;j!;!. .........r :,.....
rl\(\5~~ . .~~.., I j!; . "',- ( ........:....__I--r" I
. :".. ~...... " I " .,__u_......../- : I ('
"" ...../ ,--- I " 'I
\ ~. \" \............ ...----/ I /
~~ . \ ...." \ "~~----~-.." : I /
\ ~.... ~ "\ " : I I
\ ~.::::::: f"} "" \ . . . :'~. " . : .. . U .
\.::^'-^'-,- ~", ---, \ ~ : I \
~:~~:-:~~~:;~;~~;~~~~~::;~~==f~,;;,:
! I
flli
'f~!
~ '"
~
I ~
c
~
:z:
~
u
fI)
~I
gr
~
~G~
~!I<
0.
u~<
iil
<Il
~
~
III
~
~
J J
J
I
f
I J
'-J
HI
HI
IIJ
I.
IU
f"
-II
~d
II,
~I <I_
'i ~n
.~I ~
cr;: I J
~II
-I It
s::. III
91
t-
o..
Z w
La (D 0
Cf) c::::> C)
Cf) c::::> Z
4:0 C"J Z
:r:w z
2> 00 <C
4:- -'
:r:W 0 0..
aO z
W Z w
~a: (fJ
:::> (fJ
<C
>- -, I
t: z
a 4:
I
0
~I ___________________
~ ~- -------------------------------
. I ~ --- >-
I ,i ~ I ~
I- ~ I <(
~~~~ ~l ~i nl
~~~ ~.O ~
--~
li:~
~r:;
-1J
/
IcY
'-'::::;L, ~ Sj~
......... '---1 0 . ',_
:::::::~ I', "'" .
/-)'~1', . ~~ ~-"
. / '- I, ,.,.... ...- ~_:
'''''--., '1 .....:?:b.<-""~....,~, '~
\ )'-, \!\ '/: '. ---,. ~""('~ V'"
/ , ~ ~ 7.c:::: ~ ~ ;:. - ';;:::.~~
1\ \ l\~~~.."~~~~_>~i~~~'
\ ..J 1"-. ,'., :::::t1~~~~~ :o-..\~<~,<.. ~,,~
I ! ,. /1 I /'-.' '\:.'"
I I .., / / I .;>,\".: ~ ~ ~
I .J.- .~ / / I I "~ ,
___ I 0 '.' ,v / / >:.'. ''''~ "
, L 0 .. .'~./ / / 11:~:'r' "'~ ~'::~ ' ~>.~.
/ ---1"\ '.. ~,/ )0 ~~ -:-::::'J_< \ ~ ; ~ ' .............. c::: :::J
' " . 11':' . /" ~,~ ~ ". c::: :::J
( I;: ::,i,::, ) ~/," . 1---- ~~~ ~". ".. """ c::: :::J
\\ ~----:.,;: / (1. ,:.~~/f ~?"' ~~ ~~, n-;'t~~ 'E.~ ; ~:~..
)) ~~',:' ' / r :' ~;; '/J 1. ~~~ ~::---... ---~"';( ::--.f. ,~<.;: :1
,t&~' . W -' ~ / / 7 /">~ ~"-"':~ '::--:....,~,." '(;t'i@,
K]J ; , -:,'. - r-/A7 'J &-" J, -- ""-( ~ >r ~ ~,
/fj ~ : J:: ~ (m ! \/ (~ N ~ """,-,::_~:~ ).. l::-
1tJ, ,> :::-~..'7V' ?~'Z{; \ ' @ ~~~'IIc::~ ~r-
I~ ': v j~~~,(;.1 ~ \ l~\~ :f /~~~[L -.,l~__,~
I " ~-~ ~/\ 4~ I II \" \' .'T: '(/\~'iJ / I, .
I Ii''' '::'\ rr--j ~ I ' .,l-lv:n ~ ' " i: o~ ~~ i l ~"" I /, _ _ _
: 1\ \ :: I -:,' r( r:==. 'r\-/ f ~:t.::fr:fl\t:, ',..' :, ,7 '\ '1/ /' /~\
, \ \ :..4i ';fl ~/I '~\\k~' ~ ~ " ~ lit - \ f./ ->
\ \., I-/J \ \ \. \~.' ':g , ~ ' ' " I ( ././ '\
__I r ! J ))^I,/o_-=S \ \ \ \, ~ ~ h-~I i: I;> /' ->
- / / /1 tt: I I /.:: \ \ \ " . ", --0::: <:J..~ ~.. - I 1 I( /"
/ / / I -- ~r - ~\ \ \.... -::;, ',.., " ii,.\ \ 00 : ! I II \ /'./ \
//~r~1 ' r-r-rl~ \ :.::\c::::-",:~ ~ ~~j + 1 K'/ /,,"
((!} /,...J C~.r-I- ~~,. :-~}~;;:::-h:-:--;:. ,~" " ! I \ /' \
\ \ \,J . ':/ J 1:= If) \ \,' .:-' :-'-;l(-:'~',~ ~ t! I ;>/' ->
\\ ill /f F FT;,l- I ~ /\ ! '71(1': t( /',
\' .~ II ' ^. Ll'I! -=-~~ '~I_'" J \lk ~ ~ V~ II' ~ 1 :/\././ \,
\ \ ' I I-S'''+ ~^ . , [ ....\. .'-... ~~ kt~1 iI, t 1\:\ /' /' '\
\ J 1- ..-J hi, ^ ~i ,'. xU ' : ,\./ \ ,-",.
\ \ \ ~ ;:<!. i l ^ - I:l f?........ -Y,: l \ (/' ,~J.r:-''\
\ \ \ \ ' I -~)) I ""'" k" \ ,# \
./
?///~~~\,. 11 1 t:f- i \ ~(I 1 1): ~ /fl' I \' flj i ,~"a"''; \<< ./ /
/ ': h I -/:1---- I 1 ~!!. I) (r~ I ,,',~ "'-< "'<.'"
~~~~i I b ~ I -~ L.--) I <b 1- IT ^ r 11 / ,J;--:t, '-., J>~", J>..yb-) '-., \
~\\~:j , I L }E ^\ ~~}. i ~~~ -'Hi k.}{1 (--;""
})\ <--..: I (.. j f\ Of ~ -l\-V~ . 0-~ I -~:..~ '
'; //'--,--~ .. ..U N h / \ \ ~ ~~ I \ ( -; - (
~~~~i I ~ I ~ ~" \ ~ ~J"~ '\' ';': \~~==\
:m;"; ;~\\ rr'F=\, ~ ~ ~.; ~ ;~~:: Jtt=J
1:~9S-MHO
lI't911 - 9OOl': 'In: lI3Bll3^ON
-lI3I.YM 30 ;l:JY.:IllllS 30 df:J.J. ..)
J;
br /
f '"
I 2
c
w
z
Z
<l:
o
CIJ
81
~I
~
1=1.
i:i~~
~~I
jh
.,
~
:z
~
ill
~
~
Ii
I J
j
J
j
d
~l
11i
HI
111
1.1
lu
f' .
-II
.;1
"
~I Ja
'E ~I
,~l ~
~II
~lj
~!
!! H!
gU
I-
2 Q..
IS (0 W
en a
en <:=) CJ
<(0 <:=) :2
:rILl C'J Z
2> 00 z
<(- :5
:rILl
00 0 Q..
U. ILl :2 s . I I I. If
Ocr:: :z: w i t I I i i it llJ!
en J! J! f
>- => en J s . i il
t: -, <C l I I It 51
:r 11 II ~i
0 :2 i - 0 i
~ Cl Jl Jl jll Ii ~ J! P
i1i 0 i 1 r ill
() Sl l I I ~- il
-" ;:: . . ~Jl
Iii Iii in Jt" is
5 ~ . 5 I~
5 ~ a; H
5 ;::
~ ~ ~ ~ ~ ~ ~
l
]
ffl~VJ(I) ~
5555 ~
.0( < -< '" -<
"1~_N (fig
IQ C'I ..,: Ili tl l::j ...J
@>t>t>t5~l:l
fIl~:d~-<NI!
W..,tDNI"'l.....A
~ I I I I I lil
- ~~I- 0
lSa~~~ ~
"'~~~~!t ..
~le~80 i5
...J >- F- LL
~~~~15fl"'z
~~~~~@~~
8fa88C)z6~
>-O:::>->-~~I=U
15/:1515~~~:g
~~~~~8~~
wOwwo 00
z13zzw>-WI-
~x~~~~~~
4( -<<IU<WW
CD mma:;ua::.et:
o
~
~ Q
LOlOmC?
~ ~ ~..t g . I I . . I , I ,
,.~ ~ ~ ...
~
~I
CXlCXl (\J(\Jl'-"'o'<t(\J~ ~
:;a::LOlOCO(\J.,-LO(\fNCO...-C\lT"""
~ ~
n
oott~~~~~~~~~]~
!! .......~ .,~. 1.1.
~
. I
~I
It!
I I'~ illl
" I' III
I j. ftl11h!ffi
~ ~l ~IIIII!IU
~
~ II
511
~ .
.. 5.
~it
31 ll! I .t
~.I ~:I'IIIII'
I I- I"
. "'I "!
~ , 1', ..
~ I 11'1 5:
~ i Ii!!! iii il
I i 1,ldil5i:
I I! iii J a",:
! Iim5dll
,i Hi II ~li ; PII
i; ,I.P: i Ii i ~
II -;I,:~ h 1I,I!s
~ e,ll;i: li '1'1 ill UI
fiE II HI" · II!".
~ lif :!I '; II ~ ~ Iii
~ .1 "er! .l~ I- · i-I
~ 1=' lip .i II. : 1.-,1
w "n,.lip rig I' I
g: !h! 'i i! * '1'111
I:l U! h=, .. !.s 11 .,
ll<, , " , "
F ~ .. .. ~ ..
n
.......ttt ttt tttt..ttt tt ttt...tt.ttt ttttt . ,
~~ " ". "
f-n
~ a.
w !
w
Cl: i!
f- It Ion d I
~ ...t. t t ..t .t t t t
,
~I
~~E~EC ccc cc cc ccccccccc ceil I eel I I
n
~~
~~
a.
! . .
U tU.t c t
I ..,
I E
c
w
z
z
~ 81
~I
z
o
!=II
ii.
8~1
<I~
~I;
'"
f-<
:l
~
1
.I
1
d
'it
!il
111
I tJ
IU
I"
-II
~II
~Ilil
oti LI
o~1 ~
~I i
~q
~I
~l HI
III
:1
g,.
.. ~~
E ".
,:'~' z ; ~
.. ~'~
>
\"
\
{\
, \,
\ "
"";~""
',...,
"...
,.~~...
,.~..,
"'~""" R
'''''- ...'
',......
""-.,,,~
~. "t
III i'
I. ~!
..
. IE
~
~
fa
z
~
Z
'5 j
~~ a.
w
I-
-
tn z
:IE
... -
C z
w
- en
I- en
-g:: CC
:z:
C z
a. CC
:z:
W (.)
Q
-
.. tn
i!
; W
~ ~
j
l-
ll-
Z W
CD Cl
W = <!l
en
~o = z
C'-J Z
IW Z
~ <(
z> --'
~- ll-
IW ~ Z
uU w
u-W >- CJ)
ocr: c:::( CJ)
<(
i: :E I
Z
0 <(
I
U
~<\-.........
--1
,~
Cl
w
%
~
CJ
(/)
II :;:t
CI)"';
..." I
-00 I tn
Zoo I
I
::;)at l_
... Z
I ::5
I 1ft"';
I
~ ..."
~! a.
I ... D:
I
""...; 0
..." ... 0
CC "d
~i " -t:., ....
... " , d'"
" II.
' , .,.... Z
" =~
..,...; ~< . ::E
j~ C -
..." Z
z;Z "ell!. .
::;)at .., ... C) W
... ~;;; en
Nt: Z en
..,z cC
::;) - :z:
lJI :~ t .., Q
... z
.... cC
- :z:
::::>> u
II i . :!;: m
I!! ='
<J w
ii Q
-
tn
W
~
C
....
!~J :m: t
8 I .ill
. ='
! .6 s; t
~. -
~ I II
I ~ ~
I I . '"
~
~ ,
ETIErb
""'." .... ~. .. - ,... f/)
"I il Z
, 0
i~ r ~!
l -
I-
~
iii' W
>' ... -I
III 0 W
is ... z
iil .c Z
~ III - . ::Ii5
II) CC
lII: ...
;! 'i z Z
a= ! !c .
::;) z :;: :~ C) w
0 :;: 0 0.
~ a= tI)
z ~ :i Z tI)
0 !:!. - CC
i:: z Q z
~ III 0
.... i:: -I z
... In ~ CC
III i - z
.... ~
In ... U
III .... III
~ ::;) .... m
0 In
In :i
W
Q
-
f/)
w
~
cc
~ -I
.
~
~
c
w
z
z
<
(J
CoO
-.J
LAKE SIDE CONDOMINIUMS
Extenor Building Materials Narratlve - Buildmg A
The exterior bUIlding materials for all of the condominiums have been selected for theIr
sense of permanence, quality and innate integrity. In addItlon, virtually all of the
materials selected are maintenance free, ensuring that these buildings will main tam their
appearance through the years.
The main field brick will be a rough formed modular or king size reddish brown bnck,
harkening back to older, European manor houses and country estates. Vanous bnck
details will be introduced, including quoins, corbellings, and a variety of historical bnck
bond patterns. It IS extremely important, espeCIally at grade, that these buildings exhibit
a sense of detail and old world style craftsmanship. In addition, cast stone banding will
run throughout the field, and accent floor lines and window and door headers. This
material will be a limestone color, between gray and buff tones.
It is intended at this point that the tower-like elements that are topped with hip roofs will
be another color brick, to create a sense of hierarchy and articulation along the fa~ade.
While falling within the same overall color family, this will be a lighter brick, but still
wood formed, rather than a crisp, more modem brick.
Running as a constant at the base, will be a rougher hewn cast stone, with large,
somewhat regular units. This will reinforce the base of the building, tying it to the land,
and again, reinforcing a sense of permanence. This stone will pick up some of the brown
and red highlights of the brick, and also the grays of the cast stone banding. This stone
will also define the walkout porches that are present at each ground floor unit. Powder
coated dark bronze European style railmgs will be at each deck.
The decks, constructed of wood and clad in Hardi-Plank cement siding, WIll also be
supported with decorative brackets. At the buIlding ends, the units WIll have covered
porches. The decks will be painted a dark color, bronze, dark gray or green. The roof
shingles are premium, heavy butt shingles, a bronze color, deSIgned to simulate slate.
In general the matenals selection follows a pattern of the largest, most permanent
materials being in contact with the ground, while the upper levels (gable ends in
particular) are more finely detailed in wood. Several of the gable end roof elements are
clad in cedar shingles with wide trim boards and window elements. Decorative sticking
and bracketing is found at several of the gable ends. In addItion, there are several bay
window elements and trellis details that WIll be painted to complement the bnck.
The roof is also highlighted by several decoratlve chimneys that will be bnck or stucco,
topped with decorative metal chimney caps.
The windows are also a major feature of the elevatIOns. These WIll be aluminum clad
wood, of a dark bronze frame color and authentic divided lites.
e~~
II !
I .
I !
I !
Ij~
I ~
I !
I ;
~ ;!
:;I~t
i 'II
I !
I ~
I ~
:~:
)I(
~
:;:
)I(
~
:~:
)I(
<8-
tn
Z
:m: )IE ~
.rn It::
o
o
...
II.
.
m
.
t:)
z
-
Q
...
-
:)
m
In
IU
i=
... Z
~ i
~ t:l:'
=~d~t
-....lna.
~i=lnlnd
IUZfI)c:JIn
c:Ja l!: 2= ~ :g
;;c:J ~
IUca ..
c:Ja:~a.'
c:J ."...~
~ MNC'!,
::! ~
~ =
z
::)
Gt
1\
-<
a
w
z
~
fD
Z
:Ii
-
Z
W
U)
U)
cC
:::c
z
cC
:::c
u
W
Q
-
tn
W
~
::5
t , i
z
o
=
i:i
...
III
t;
~ ..
I :;:
!;
o
In
z
o
i=
~ ]:
o
In
:;:
~ ~ ~
c
w
Z
Z
<I:
o
CI)
U)
z
o
-
...
~
w
....
w
. z
m2
.. . -
~ 11;11 C) i5
t; t Z =
:i .. - cC
~ . Q:I:
a: .... Z
~ _ cC
:):1:
mU
W
Q
-
U)
W
~
::5
[J
~J
LAKESIDE CONDOMINIUMS
Exterior Building Materials Narrative - Building B
Buildmg B, while utilIzing the same overall palate of matenals as Building A, introduces
several new building elements, and a few new materials, to reflect the unique character
and site of the buildmg.
Unlike Buildmg A, which SItS on a relatIvely flat hilltop plateau, Building B is situated on
a hIllside that transitions from a similarly scaled sister bUIlding on the east, to the lower
density development to the west.
As a result of the four story configuration, the buildmg is flat roofed, with a pair of
flanking gable elements that respond to the formal site aXIS created by the central green
space on the north. The same brick concept will be utilized as WIth Building A, but with
some additional elements: A formal two story entry space on the south, with a Porte
Corchere at this entry. Cast stone trim elements and a great amount of glass are
prominent here, accenting the formality of the entrance that faces the pond and lake.
Several of the building elements protrude both horizontally from the main body of the
building, as well as vertically, creating a highly articulated expression that strives to
create a more humanly scaled structure, by breaking down the overall mass into more
detailed forms.
It is at thIS point, undetermined what the elements shown as smooth, non-colored
elements will be. They will probably be smooth cast stone, rather than stucco. This wIll
be determmed in the coming week. As in Buildmg A, several smaller scale architecture
components are utilized to provide scale relief and a greater sense of detail: trellises,
wmdow boxes and bays, and large, covered porches.
Overall, this building is intended to be a companion to A, yet responding to its umque
positIOn on the site, both as a prominent element facing the lake, and as an architecture
termmus to the formal green space to the north.
c
~
I'
II
.
.
.
..
i
..
~
~
.
..
.
..
i
II
5
I'
II
.
..
.
..
i
, lil-
Q
W
Z
Z
c(
o
.
en
z
o
-
t-
Uz
W:e
enz
ww
t-=
-c:c
en:c
z
wc:c
alj
-
en
W
~
::5
..
5
~
II
~
.
CITY OF CHANHASSEN
RECEIVED
MAY 2 6 2006
CHANHASSEN PLANNING DEPT
Ori^Rb~L OU~~ OOIi
DE:.../" I G N E:... R /" .) e:::> U I L D E:... R /"
EXCELLENCE IN FINE HOME DESIGN AND CONSTRUCTION
SCANNED
,~
,
~
~~
~,
<,
~~
~,:~
~~~t
)y\~
::~' \\
~'~ :
L'
I
!
I
I
, I
Ii
I. !
.' I
,~\ Ii
I, I
~~~
~::, I
.~~~
!t-~:-.. !
.~,..~. !
~;~:' i
"',, I
'\ ~..
S,}~, \
\~i1~ \
~~:;Il
r,:, '~ ' \i
f:, " , i
.;:: ~,".. I
1(1 ,', d
'it:, '; 1\
!k Ii
': Ii
i\
L
'\
....,
l-
ll..
III
VL
3~
,n....
- :z
~5
--3
*
'~~,"
~~''" " ~~
~':...~':..~, ~~:::
~,~ ~~ ",~...
:~<:',~ ~,,~ ~~
~~~ ...................~., ..
~,"" ~..........':::.~...~~
~... '~,'...~~~
i'.~~~ ~ ~..... ~~....
~.... ~~ ~~ ...:~
~": '~"""~..':', ~
~~"...~
:"",,,,~~,.
".., :\:'....., .,....:~...
~,~,~~ ~ ~
~~'~~~::::~
,,-,. ,'............. ... ..
~""'~ ;:.~
~'~~~~:~ ...~
i.:..'..~~~~ <.' "-
t",,,,:,~~ ::::~ ~
\I~~~~~~~
~~~~~~ ~
;.>-~~..~~ ....
~~~... ..~.;
~,,-~~ ~
':--....'..... .....
~~ ',:~:.. ....
"',.. '.......
...... :::,.....
....'" " ......
~,~
k,~,-,...
......................
;,."",.....
~~~'.2"~,~
~~:~ '~
" "
~...... ....
,
, '
'\.."
, "
"
, ,
, ' ,
,..."
;.... ... .:--,~\
. , ..." "'"
~~"'~~ ,~..~~
~'~~,'...:' ~':... ~
~~~~~,... ~~ ...
~,~, ..''':
~"""" :-..'.....
h\':" ~~....
~~~~ '~~2
~~:....:- .... ,........
:....",.. ...... ,
~'''~'. .?
:~"", ..... "'.....
~~~~~ .........<~......
... ''\~......."
~',~..:-... ~.:'
~"......,....~~~..
.. ...... ........... ....
~~ ~ ,....~:...
\ ... .............
. ... ...~"
?'
1" ,'"
!
',. ,
: ~....~
i'\\.'
~\,~
'"'' ,'\
t\~\',\ \.',
~~" ,.. ' '\
i',,;,,\, ~
':\ ',','-' ,,',~
~,~,~\~"-\. ,
:~" ,;~~
~~ ~,,~...'
f~\."\\~
~~~~, .
;:\' , ,"
~~,\ \~'
~\\.\"~,,
x' ~ ~,'
:,,:-;,:, "
~,\'~\, ~....
~~~ "-
~\' ~~
~, ,,~
\~~," ,~~,
It'....'-, ,~~
I:'~'\~~
\~\.,~,
~\~, .....
\l:~~~
~~,
,-.,
l~~.. ,~
\\.'" "
"....'..'..:. ~
~~,,\.~
;~~~
~~',...
l.."" ...
'\" ....'
~~~ ~~~
~~.'-,
t~~~':..
~........~,....
:0:;'....-\..\"
~~~ ........'
~,\:~ "-
~':.~':
~,,'
............
~.......
~'
SCANNED
"
i
"" I
~~ \ \ \ \ I
~\ !
:: I
, :.1
..
(... . ...
_::. ---~.:<-
. -~ ~"~~{
~,::", " ~~ ":*J
~'"
:\1
,......, -~ ~ ...'::. "-
~~~ ~,,-::: ~~
'-'........ -................."..
:~'...." :---~'''''''''''Z............,
1\.',,-,,'" .......,,,..... ......
} .''- ... ......." ........~'::::
:-..,......', .... "'- '- ....
~ "...'.... ..::;:-....... ...................
~~',."......~
~,', . ,....' .... ~ ~ ..::::
'-. ,'-,............, .......
~:::~"'~
~,' ',,:::,-""" :::----~,.
"..., '-,.......... ...... '..........
I" ..... .... '-,- ...... ::::: ......
,...,~,:--(....~~ $~"
~~':~~ ~-~
",~ . ~'..... ~....
~ .... ... .... ........ -~
'......~ ~............ --.......:
1\"..., .... ............. ""'-
,,\., ',:-~.:, "'"
~~"'~~~':::2 ~
~~~....""""""~ ~~
I"~ ~',-,
\'~\~~~
~"~ -.....::-
.'(......, ~.:::::-:
~,............... .......~
~'~ ~ :::.
~':.'.. ,:~.. '- ...
"'.(~'.. " .... \
~~':::~...
~:.--:: ::'2
l~' ...
~...' ...'
~....:::. ,,"'-
t~
}~ ,.....
.' ,
~,
~
.'
~,
"
t:
\UJ,
(J~
3~
,11'1
~~
t
\ ~
,
'-
"
, .
\'" .. ..........
.,....... :;::......
\.,;:-., ....,
, ,,-
",.. "
'-'"
'... ........
"... ......
~,'''' ~
'......' ,.....
~~' ,~:
............ .....
~~;::.~ .::
~~... ..........
',.... ........
~... '.. '.........
~~~ ~-
..... " "-
~~...
., ,
.....,......
~'........
;:.~~':
",
.,-
,-..
"
,
SCANNED
,'" ~T !
1 ~
'"
"f
~
i
...-__n 0
u-r~-[ '.-
! " .....
Lf--=_~ !
I
! l~
"
o
Q
a
o
IL
1-,
<{ ~,
a "')
I- '"
ill :.,
.
..J
I r. T1-
.-
r
~
~
~
~
~
I
~ I
~
~
~ B }-
!----r=- - ".. il e
~ " a
I~~ I I-
2
t ~ f w ,
II
~ ~ ...., 0 > l'
, 0 <II
~ 'I
\. ft f'" u~
. I ~ !
r 0
~ "
"
II ,
"
SCANNED
t , -Ill
!r- ..:...,! !
~ ,
~ "
I [' 'III 0
. n'
~ ()
~ ~ ~I II..
j --. .-.
<( II
:. ~ ~ "
,0
I ~ I- ,
n
ill c,
.
~ ~~ t
3 I
! ~
~ ~
.
.
~I ~
~
~
:: }-
--. ] n'
l-
I e [! ~[1 Z
~ ~. . W .
- " > II
r ,~
() ,0
I ~Il n
" U '"
;- J. t,
L.,;.. 1'- -' j
, -'=LJ
0
SCANNED
STRARFORD/ COVENTRY EXTERIOR OPTIONS
As of 5/15/06
OptIOn #1: Hardi Shakes - SW 2040 Resort Tan
Siding - SW 2036 Pelican Tan
Tnm- SW 1128 Urban Putty
Windows- Anderson Sandtone
Stone- Chardonnay Country Ledgestone
Shingle - Heather Blend
Option #2: Shakes - HC-lOO Gloucester Sage
Siding- HC-102 Clarksville Gray
Trim- SW 7008 Alabaster
Windows- White
Stone - Bucks County Southern 80% Ledgestone 20% Fieldstone
Shingle - Weathered Wood
Option #3: Shakes- SW 1145 Artisan Tan
Siding- SW 1142 Gourmet Mushroom
Trim - Cudd Marshmellow
Windows- White
Stone- Aspen Country Ledgestone
Shingle - Heather Blend
Option #4 Shakes Slate Gray
Siding To Match
Trim SW 7008 ,^Jabaster
WindO\vs 'White
Stone Prestige Stackstone (Ochs Brick & Stone)
Shingle 'iVeathered 'N ood
WOODDAlE
BUilDERS, INC.
CITY OF CHANHASSiN
RECEIVED
MAY 2 6 2006
CHANHASSEN PLANNING DEPT
SCANNED
1~-
Ii
i '0
'v ~. .-
- .
.e>
r/,
" oJ
41' J
> ~
Ii Wi /: ~
I'.J i
!!lll
I'
I
li~
f,II,
!(j
lei
[tL
SCANNED
SCANNED
-r
~ - It-I
".0 ',l.?- __
l ..
~ ~.
,'-'
I
I
II ,
.J...-.-
II
~
:~
~
SCANNED
Siding:
Roofing:
Windows:
Stone Front:
Soffit / Fascia:
Exterior Trim:
Front Doors:
Wooddale Builders, Inc.
Chanhassen: Lake Riley / Bearpath
Town Home Project
WOODDALE
BUILDERS, INC.
Exterior Color Selections
Buildine: A
Buildine: B
Nailite Hand Split Shake, Cottage White
by MN Exteriors
Nailite Hand Split Shake, Traditional Cedar by
MN Exteriors
Timberline in Charcoal Blend
Timberline in Charcoal Blend
White
White
OChs, Prestige Ledgestone
Rollex Frost by MN Exteriors
OChs, Coronado Italian Villa Portabella
Rollex Frost by MN Exteriors
Match Rollex Frost
Match Rollex Frost
Match Rollex Fieldstone Grey
Match Rollex Ivory
Overhead Doors: White
White
Front Storm:
White
White
Board & Batten: Rollex Fieldstone Grey
Buildinl!: D
Siding:
Roofing:
Windows:
Stone Front:
Soffit / Fascia:
Exterior Trim:
Front Doors:
Rollex Ivory
Buildine: C
Nailite Hand Split Shake, Natural Cedar by
MN Exteriors
Nailite Hand Split Shake, Weathered White by
MN Exteriors
Timberline in Charcoal Blend
Timberline in Charcoal Blend
White
White
Hedberg, Splitface Painted Desert
Rollex Frost by MN Exteriors
Brock White, Cultured Stone Southern Ledgestone Bucks County
Rollex Frost by MN Exteriors
Match Rollex Frost
Match Rollex Frost
Match Rollex Evening Grey
Match Rollex Deep Brown
White
Overhead Doors: White
White
Front Storm:
White
Board & Batten: Rollex Evening Grey
Rollex Deep Brown
Date: 6-9-2006
ern DID ITpJ
~_____n__n__ _nn__nn_~ _____n n __
OJ]
---.JL_____
oID--om
illJ
[ID
81
CORPORATION
COMMUNITY CLUBHOUSE
crrv OF CH~NHASSEN
ReceIVED
MAY 2 6 2006
CHANHASSEN PLANNING IOl8P1T
SCA~N!;O
z
o ,0
i
.".
;i
Ill/( .,
> J
4
~ tJ
"
.J
uti
,....
2
Q
"
IlL
Exterior material & color selections for Lakeside Clubhouse
Body:
Tnm:
Stone:
Roof:
Material: 6" Hardiplank, fiber cement lap sidmg.
Color: Carmel Latte (deep brown).
Material: 3" Hardletrim, fiber cement.
Color: Polar Bear (soft white).
Material: Buechel Stone Co. cultured stone.
Color: mixture of brown, red, grey and tan
stones (irregular rectangular sizing).
Material: Hand split Tapersawn cedar shakes - premium.
Color: tan.
~
3268 Xenwood Ave 5
51. Louis Park, MN 55416
phone 952.926.0916
fax 866.651.5058
www.trafficdatainc.com
mspack@trafficdatainc.com
Data Collection
Traffic Engineering
Transportation Planning
Memo
To: Paul Cheme, P.E., Pioneer Engineering
From: Mike Spack, P.E.
Date: 6/8/2006
Re: Traffic Generated by Lakeside at Bearpath - Chanhassen, MN
Sienna Corporation is proposing to build no more than 233 owner occupied town home and
condominium units on the northeast comer of Lyman Boulevard and Lake Riley Road East
in Chanhassen, MN. The site is currently occupied by 170 rental apartment units, which
will be demolished with the redevelopment. The purpose of this memo is to compare how
much traffic would be generated by the proposed owner occupied units versus how much
traffic is currently generated by the rental units.
A trip generation analysis was performed for the site based on the methods and rates
published in the ITE Trip Generation Manual, fh Edition, which is a compilation of traffic
data from existing developments. The results are shown in Table 1.
Table 1 - Trip Generation Comparison
220
1,142
17
69
69
37
230
1,365
17
85
81
40
223
o
16
12
3
Paul Cheme, PE
Lakeside at Bearpath Traffic Generation
Page 2
The proposed owner occupied units will have direct access to Lyman Boulevard via a new
driveway. Approximately 55% of the traffic from the proposed development will use this
new driveway. Table 2 shows the reduction in traffic on Lake Riley Road East north of
Lyman Boulevard that is expected with the redevelopment.
Table 2 - Trip Generation Comparison on Lake Riley Road East
Existing Rental Apartments
220 to be Removed 1,142 17 69 69 37
100% of traffic on Lake Rile Rd
Proposed Owner Occupied Townhomes
230 & Condominiums to be Built 614 8 38 37 18
45% of traffic on Lake Rile Rd
Reduction in Traffic Expected on Lake Riley 528 9 31 32 19
Road East with Redevelo ment
* Daily trips are one way - one car in and one car out of the development (i.e. 1,142 daily trips = 571 vehicles
enter and 504 vehicles exit)
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
June 8, 2006, 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
Lakeside - Planning Case 06-26 to the persons named on attached Exhibit "A", by enclosing a
copy of said notice in an envelope addressed to such owner, and depositmg 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.
K~~
Subscribed and sworn to before me
this ~ day of JlAY\L , 2006.
~~~~;ary~
O)
I:
i
a>
:is
0)5
1:.-
.- tn
~ tn
a:s._
a> E
J:E
.2 0
:CO
~O)
11.1:
-'2
01:
a> a:s
(,)-
;11.
o I:
Za>
tn
tn
a:s
.c
I:
a:s
.c
o
0)
c:
;:
Q)
Q)
:E
c:
0)0
C:'-
._ en
... en
Ill.-
Q) E
:I:E
.~ 0
:00
::::JO)
a. .5
-c:
o c:
Q) III
u-
'- a.
-
o c:
ZQ)
en
en
III
J:
c:
III
J:
o
~O
C") ...... I Q)
1: cO_- ;!: E~
ctl C\Ico "OC::::J-'
en c:+:::; c:: ~._-
(5 0 C co ..t .f;;; ~
e ......~ .[1C")Eo
>. C .- ..c:: 0 C\I 0 :;:::;
ctl. Q) ~."t::+:: CO "0 '6
E-@l E,..,...~:JL..cc
Ole o.u.. -0000
e 91. 0 ~a: C\I _ U () 00
'C '"""0 - ~. I ~ "0 Q)
m~-!Il> ~ ~O enQ) 5 CO g
.s:::. .s:::. Q) Q) :::::> (5 '> 'u "0 CO
.!Q .::: -a> 0 0 a. - Q) ..t C 'C
.s:::. O.:::c. ...... - Ola: CO CO
I- Qi L.. 'c -a,]! .f;;; C c:; i:i) >
'"E~:::::>'I-"E;gco -f;;;-S
Eo..:: "0 Q):J -a. C\I' 'c'5
'QlOQ) -"0.0 =>
0.:E 0 c ~ .(;; 0'> 2 Ol :J (5
o e I'-- C a: Q) C\I .- .f;;; .0 _
~Ol'--Jl:! a:L..en"O>...c::
I'--gena.E IEen.2:g~
Cil'6Ciicoe......-:;:;-a>g:JQ)
e L.. - C ~ Q).- E .0
(092.0 0 >.Q)a. L.. -E-
Oli!E-=1::E Cii"E CO
~"O CO 00 0.Q) o.C:-u Q) 8 5
.....c:: Q) 0 CO = E .- c
o c: () :J e ai .f;;; .0 a. CO Cil 0
C\I .c._ g- 0.Q) > E 5...Q"O Q) ~
Ql U Ol .- Q) C L.. 'U
Q)>ca: OaiL..>COUL..
C Ql:J .f;;; ...... L.. E Q) 00 ~ I $2
~ ~ 0 Iii 5 'c a. >."0 O'l CO ~
- ~ () eN:::::> en CO (ij .f;;; L.. 0
>..- - - Q) "0 Q) ~ :;:::; "0 0 ()
COQi coC/)a: Q) g~ C'5-= CO
-g ]! I W 00 C CO 9 ~ .o'E C
Q) ...... ~ Q) C 'C ~ ._ ...... L.. C
;; .;::; <( L.. CO CO ~ 00 .- Q) Q)
.= 5 (3 ..... ~ a:: > .g> ~ 5 a. US
Q)
E
i=
~
Q)
-
III
C
c:
o
;:
III
U
o
.....
III
en
o
a.
o
...
a.
~ 0 I Q)
1: cO~ ......ECIl
ctl C\I .!!1 "O'C:J :::::>
Ciio C "E ffi =?'c (ij
(5 Q) ~ '- C
e ......"0 .[1C")Eo
>. C .- ..c:: 0 C\I 0 :;:::;
~.gj ~ ~~s ~-g:g
Ole o.a: -0000
.5 ~ -0 .Q ;::. q:: C\I _ U () ~
~ ~ 1:: ~.(;; 0 en ~ -g CO U
.s:::. .s:::. !II Q) 55 :::::> (5.> CO "0 ffi
.!Q .::: -a> 0 0 a. - Q) ..t C 'C
.s:::. 0 ...... - Ola: CO CO
I- ~ t: 'c- ..c:: ";:;< C ,- . _ >
Ql Ol'~'- C C") Ol
'"E~:::::>'I-"E;gco -f;;;-S
Eo..:: "0 Q):J a:: ' 'c'5
'QlOQ) -"0.0 C\I=>
0.:E 0 C ~ .(;; 0'> 2 Ol :J (5
o e I'-- C a: Q) C\I '- .f;;; .0 _
~ 0 I'-- Jl:! a: L.. en "0 >...c::
I'--gClla.E I Een.2:gu
Cil'6L..COe............-a>g:Jm
(0 ~ ~ " -;. 55 a.Jl:! ~ '-:' EE ~
Oli!E-1::E Cii"E CO
~"OcoCiiQ)0.C:-uQ)85
ci..c:: Q) a. 0 CO = E .- c
o e () :J e ai .f;;; .g a. CO Cil .2
C\I 'c .- g- 0.Q) > E 0..Q "0 Q) ......
Ql U Ol .- Q) C L.. CO
Q)>ca: OaiL..>CO()L..
C Ql:J .f;;;...... L.. E Q) ~ $2
:J Ql 0 .. C.- a. ~ 00 !-'
J:E()W 0 C ."iU'~ g>co"
- e eN:::::> 00 > CO.- L.. ()
>..- - - Q)"O Q) > '- "0 0
~QicoC/)a:Q)gc5"E'5::co
00 ]! I W 00 C CO ' ~.o'E C
Q) ;> ~ Q) C 'C ~ .- ...... L.. C
;; ...... <( L.. CO CO ~ 00'- Q) Q)
.= 5 (3 ..... ~ a:: > .g> ~ 5 a. U5
CD
E
i=
~
Q)
-
III
C
c:
o
;:
III
U
o
..J
'i
en
o
a.
o
...
a.
.;.;
c: >- c:
B 1:.9
.- Q) -
Q g. B
Q, ... 0
<(a......
- ..
c: >- c:
B 1:.9
.- Q) -
2 g. B
'"!'... 0
<(a......
~
00
00
"E
Q)
E
1::
CO
o.ai
<( .2
...
000
:::c
I.!!!
~=
.~o
> G)
~:2
COlli
::::!-~
(j)~
COG)
w~
"Os::.
CO'"
OC
a:~
~.-
Q)g-
'> E
Q)c
~.2
...J'lii
IOU
C\I.E
..-C(
Q)'8~ 00
..c::0...... Q)
........c::"O 00
...... L.. CO 00
:J0Q) :J
0.0_ T:: U
.o..c:: -...., 00
CO Ol= Q) :;::;
:J 'Q5 ~ "0 ...; ....,
L.. () C
o C .!::: o..~ 0
>. Q) CO ..~
E ..c:: ..c:: "0 e .(;;
L.. ...... () ~ a. c.) .!!2
EEQ)..oQ)=E
.f;;; e -S ~ g. -S .g E
0- Q)L.. 0.0
...... 0;...... o.C ()
......:JCCIl 0Q)
.!!2 ~:;:::; Ol ~ 00 -S ~
Ol.- ~ .f;;; ...... ffi E ......
.f;;; C E ~ '0 - "0
L.. '(ij 0 a. 0 C
m......Q)=~......-==co
..c:: .g -S E .~ 55 "0 "0
U Q)>CIlQ)Q)
= .8 g>..c:: Cii ~.~ 00
.0 "0 'C ...... > a. Q) .Q
:Jc:J..c::o_~u
o.coo Olc= L.. 00
00 :J ~ .-
.- Cii . 0 CO ...... ~ Ol
-S Q) o.c Q) C CO.S
- :J Q) ...... .~ CO 00 L.. .
o 0""0 Ol 0l.S:2 ...... CO 0
Q)Q)L..C-o..cQ)Q)
00 L.. o.'C =s a. Q) ..c:: '0
0.00 00 CO > CO E u !::
!?-c:c Q)::= Q) E:8.....
:Jco........c::co..c::o:JQ)
o.,g"5,gCi5I-()a.-S
Q) 0.0.0
..c:: o..o:J . . . .
I- CO CO 0...- C\I C") ~
.8 >. Q)
...... ..c:: .0 .f;;; :0 >-
.(;; 00 " c ~ ~
'> .~ 00 Q) Q) III en
Q) :J.o:JcE..c::>:;
00 00c21::......1ll
CO >'!II E ."t:: CO 0 Q) ~
~ :=~g.~~.i~~
g> ~"E~EQ)O';:-ci
:;:::; ~oco.o-S8E~c:
Q) (Ou..c::~oQ)Q)o;:
Q) C\IQ)5 ............-.cQ)
E '00 'u 0 >..~ '- III Q)
Q) 8m~;g.Ei.!!!"OE
-S c 0..'0 ~ u c.:5 .!! c:
Q) CO -@oQ)-...eno
L..]:o..c::c=o=.-
E..> Q) ~ u 0 ~- Q):g
Q) Cil L.. '0 0 :J Q) ::= 1: =: .-
.oQ)~c.Ciio~;goenE
~ Olen 00 C >'..c::en g..c E
coco~:c~:=:o ....~o
0.. a. C ...... ..0 ..- ...... Ol:t: ;> 0
Q) .oQ) E "5 ...... C") 'S .f;;; III U Cl
.Oco..--......- c:
-S ~ c.o-..- 0.Q) en.!!!.._
Q) 00 Q) CO '(ij r-:.. ai Q) Q) 0 c:
Q)......~ EC\I..c::EJ:"'C:
00 ~ CO ~ Q) C\I 00 Q) I- a.,!!!
o '~..c:: 0 ,.- ..c:: Q) a.
......ecQ)E~;!:......cJ:Q)
"E a. ~ E 00 0'> en '0 .2 -;; J:
COCllUO:J-c 000-
;> ">..-: 00 0 CO Q). Q) .!!2 0
>......() L..Q) uEQ)-
g(3~.8~cEEffiE.5o
>,Q)~.:::c.Q)0 >oc'-
:=-s~$CJ-a.8~()0Q.
~..
enJ!l
c: c:
o Q)
;:E
m E
::::J 0
00
.8 >. Q)
Q)'8~ _ ..c:: ~ ~ :0>-
..c::o...... 00 ~ 00 0 ...... III III
........c::"O Q) '>- ~ C ="0
......L..co 00 > 00 Q)Q)lllen
:J0Q) 00 Q) :J :JcE..c::>~
E~=...; 5 00 O.gc~1::"""Ill~
CO O'l = U 00 CO >'!II E'c CO 0 Q) I-
:J 'Q5 ~ Q) '6 Q):= ~ a....... .c
OCL.. ~~ 0.. ~oc Q)CIl_Q)
- ...., C coQ)="O~=J:
>'Q)CO 0.Q) 0 Ol E"E~EQ)o.;:-.
~-s6 i~ ~ ~ Eoco.o..c::oEQ)ci
OE CIlo.U~ Q) (OU..c:::J......U >c:
co~~oQ)=E Q) C\IQ)CCIlOQ)Q)~;:
.- L.. ...... a. o...c:: .0 EE' 00 CO 0 ;':Q =: III ~
- Q)O......:J (OCO..c::...... a.> en
0"""0;""" L.. cO.o Q) oQ)~Q)oo-"OE
;5..CCllo.OQ)() -S Co..~OClluc.:5.!!c:
.- c :;:::; Ol Q) 00 ..c:: Q) CO "@ 0 Q) - ... en 0
O'l-~~-Sc"""-S ~ ~o ..c::c=O=-
.2 .S E ~ - Jl:! E"O E. . ~ Q) ~ U 0 ~ - Q) :g
co;g .QOo.ec Q)Cil "OO:JQ)::=l:=:-
Q).o~o~c-co .oQ)~c.Ciio~;goenE
..c:: 0 ...... - .~ Q) "0 "0 ~ Ol en 00 C >'..c:: en g..c E
,g.8g>~~~~~ co~~:c&:=:o ....~o
'O"O-......Q)L..~O 0.. C......'O..-......Ol:t:;>O
:Jc~..c::EiO'u~ Q)~E"5......C")'S~IllU~
O'COO~C:::~CIl ..c::~coCO~a-a>~Q)~
.!!2 Cii . 0 CO ~ Q) .- ; 00 Q) ~ ~ r-:.. ai Q) Q) '0 c:
-s~y~~c~r ~olQ)E~~E~a~
'0 g-"O Ol'o, r5 .[1 CO t5 0 '~..c:: 5 ~'" :: ~ . Q) a.
Q)L..L..C_=cQ)Q)......L..cQ)'OIO.-......CJ:Q)
00 o.'C = a. Q) ..c:: .=. ...... a. CO E - - 0 _
O~CIlCO~o.E Oc ..c:: CIlO'>CIlO-c:J:
O'.......-Q)_CO ,g~co~uo:J......cQ)~o-
~ffi-S..c::-Q)E.o ~>..-:CIl0COQ)U- 0
CO..c::O:JQ) :!::()oL..Q)EcEQ)-
o.,g"5,g~I-()a.-S:Jo~......Q)c coE~'"
Q)o.o.o ~Q);>.:::c.55oE>o~~
..c:: 0..0 :J > - ..c:: 0"0 ..!::
I-COCOo.~~M~ :=-s~;gCJo.UCO()Ou
Q)
......
.(;;
00
"E
Q)
E
1::
CO
o.ai
<( .2
...
000
:::c
I.!!!
~=
Q)-
._ 0
>G)
Q)'C
.:::c. .-
COlli
...JG)
_III
...
......G)
00>
COG)
w'"
G)
"O..c
CO'"
OC
a:o
III
~-
Q)g-
'> E
Q)c
.:::c.o
CO.-
...J'lii
IOU
C\I.E
..-C(
en 0)
c: c:
Q).-
a.'G)
a.Q)
~:E
-Q)
1llJ:
J:-
3:-;
en 0)
c: c:
Q).-
a.-
a.Q)
III Q)
::I::E
-Q)
1llJ:
J:-
3:-;
~
enJ!l
c: c:
o Q)
;:E
m E
::::J 0
00
>. -
.~ ~ .~:g_>- "E~ B gR
>- co c: Q) g.;;: ctI ~ "0. (J) Q)
- ~ oo.Q(/)...o 't:).L: Q)_'O'-
en co ~aoo'~ cO O~C:Q)
~~~ &~~~E .~ ~~i~
80s e~IE~ .~s 8;e~
~g~ mE8:.~ ~~ci~Q~~
~._Q) ~8'~ecn Q)~CQ)i>-2
~~~ ~~.cn~m lii~iig
~~>. ~~~~I~~~S.~i
~o~ ~~o>-~~~g~QEi~
g~~ ~~~~~~g~~i'~~~
~C:~ mO.L:~~"OQ-oQ)(tf~c
'O'E"C ~Q~g~~iOU"O.L:-E
~~~ g~~5~~~~~ffij~~
~~~ al6~u~e-,uBu.o
~Q)o "'_8>-ro~cn Q) Q)Q)cn
- ..c :.0:: ro 0 .... C3 Q) t: ~ c -.E ."0':; Q)
~;.~ "O~~Q)~~~~~€~~~
~i~ i'~,~~~~~&~!!,~
EDCO g~~ .c-(tf>-~-~3..c
j~~ :.o::o..c~:~~~~~.~~.cn
E~- ~~Q)~cnc~ .Q)uQ)Q)~
~m~ o~~8~~.~*~~~~5
~~~ ~~~~j~~~~~i~:
~:gE ffi~[ugE"08:cu~6:-=:
~Qc ~'5(tf!.5gmoa~~ug
~ctI~ Q)~~ogcn~-~'~1~5.
g.~s ~~~~~E5~:eooug
u 5-2 m1ij ~.Qa: ~ o.g.~ ~~~.~~
~~~ m~&~ .~~t:~-~~U.9
~cnn "Oo...~g~ M~i oQ)~
.~-~ 2cQ~:.o::t:B~""oi~S3
~~E u~~cmm~~~e-~oc
OCE~ S~~E~mcm~~mm-m
~~: ~~~O~~~~Eg~~5~
~~S -5~~E~.Q~~m~~~o
2~~ ~'~~m@~a~~'~~~=i
m~~ B~~I~ii~~~~~6E
~~- ~Ei~~:~~~ll~~~
c~~ i8g~.Q~~ioiS~i5
~c ~oo~._~~c.o~~~
a. aI C c .- .~~ c ~ Q.'c Q) C .c ~ 9l
o ~ 1: '~'c ::0 E 2 g I:: C a'6 C ~ ....
JEi ~~!~oe~8~!~i'~i
~~~.~~~~ua~i~~~~!m
~~~~sQ)=-~~~Ss~~E~~
.c ~ g..,;= C S .2 ~.- )( LO S Q) 8 0 .~
~ ~mo-~~~mQ)g'c~-EUcc
..~ !:-~t::<~fll~'05~"ill g~
~~~~m&~i'6~~i~~~~.~~~
~c~e.cemo~~omoo.cio2~m
~~~~~a1t~~~~~~~~.~~iS
... ~'0 Q) ~ rg ~t: C3 - aI 5 0 Q) ~ g
~~i~~~~~i[Q):~.c~S!SE
JJi~S~~E~~S~i:~tmr8
~ 15 ~ aI i ~ aI ~ u ~ ~ C1) m ~ .s.- _ ~"E m
<<~I::~~i~Q)~O~2Eg~C1)~~a1
~c1l8 o.~ m ~ ~ 5. j ~::! al 0.< ~ 05 ~ ~
0.. ...
~ m-r
.~ e. ~ ~ ~ 'ri Jl .9 u 8-
aI 5 ~ I:: 'E' ~ ~ i _ ~ e
~ ~ ~i~~i c~ 0~5m
.~.~~ 8.~~EE ~e ~5~~
5U~ e~j~~ ooS o~e'-
a:~.6_'! mE5:.~ ~~~~&~I
- .c g.u; ~. ill.".!:: ~al >..2
~~E ~e.OOmal 2~~a1&~g
6~~ ~~~~I .~~~S~~~
eg~ ~~o~S~ig~g.E~~
~u~ f~~~~~g~gJ~~~
<e:?'E ~8-'=~~~s~8~~~~
~~.~ m -~~-c _~_
~~c g~~gc~!~~i~~~
~~- al6~u~e-~uBu.o
1~6 ;~~~:~~cl f;:
g~~ ~~~~~g~~~~~.~~
~~~ ~.~.~~~~~&~~~~~
E ~ i c Q) aI . C - tU ~.~ ? ~ (5 -
Com g~~=m~~~~~mc~
~'2S ~~mgm~o~i.2'5~'~
;~~ EeS6~m~~.cUeo~
c.c~ ~~ou~~~~~~g~~
;~~ =a1t~-ej~!8m'g=
~o 1ij~~ugE~8oom~~~
~~c ~'-a1mceQ) ~m~8o
~a1~ ~~OOS'E-~OOS~~>~S
cmo ~jaloo~ OO~~a1_o.
o.~_ _ a~~~ Soo~oGu5
u 6-~ a1ij U) o a:: t:: a.8.t:: a.~ Q) ~'.o:;
~~~ ~~~~ .~~t:~.9.~~8.~
:$~u ~ci~-g5m ';;1'6'2 om:':
~Em ~c~m~~S~~51ij.cs(5
~~j ~~~~~:~~~~~ig~
c~ ~~som~~~~8~~~~
~~~ S5B~~~.~~i~~~ig
(l)~O 5~~a1~~I~~~g.~~j
~~i ~'~Q)~~~a1~[~~Q)St:
~8-8 ~eig~a1~b~~~S'S~
- :a-8 g ~.~ ~ m'~ 0 ~ S ~ i 5
~I~ -Og~.~~~~ill~~g~
g.. ~ .~.!::o E E 6 cr ~ c ~ i5 c 13 :!l
JEi ~~&~g~:8~~~isi
~~~.~~~~ua~i~~~p!m
o-gmo.cm==oQ)~.cS~~C~g
~~g.~~S~~.5~~-Sm8g~.5
~ ~(l)O-~~~(l)mS'~i UCC
Gi '0 ~ ~ ~ <( (l) ~ aI :0 '5 m m -E o.g ~
~~~~(l)&~~'6~~~~~t~.5~~
~c~es~mg~!Om~.coo.~E~(l)
~ ~ (l)'S ~ m 5- C1) ffi - U moO ~ m aI o.S
e ~.~gffi:ge~Ol~~i.~~g~c::u
~~~~~~~~.~!~~~~~S~s~
~~i~9~~E~~S~i:~~m.~8
~~~a1i~a1~u~~(l)~~.~~~~m
~~8~~~~~ij~~al~!~~~~
0.. ...
Ace fv'Ilrsh Lake
I
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 tree, 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 9466.03, 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 empioyees or agents, or third parties which arise out of the user's access or use of
data provided.
/
Ace Mlrsh Lake
-!
~
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 9466.03, 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, indemnity, 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 user's access or use of
data provided.
WALTER E KOTCH
8757 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
TONYA L BATES
8755 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
KEITH A VANLIERE
8753 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
JILL KOLLMANSBERGER
8751 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
CRAIG M SHAFFER
8768 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
SCOTT B & SHANNON MCWHITE
8772 NORTH BAY DR
CHANHASSEN , MN 55317 -7624
RENEE M EVANS
8776 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
TERI R HELLING
8780 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
LEE N GOLDSTEIN
8747 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
NATHAN K & SARAH R CHOWN
8784 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
KIM E SWANSON
8744 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
JEFFREY R MALLOW
8743 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
DIANE E HOFF
8740 NORTH BAY DR
CHANHASSEN , MN 55317 -7624
EDWARD M RYAN &
ANDREA R SCHEFFLER
8732 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
KENT C & SUSAN E KERSTEN
8731 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
CHRISTOPHER J MERRITT
8727 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
RYAN A & JANE M WENNING
7284 ROLLING ACRES RD
EXCELSIOR. MN 55331 -7745
KATHLEEN M LUCE
165 LAKEVIEW RD E
CHANHASSEN , MN 55317 -7625
CESAR C BECERRA &
LEONARDA L LEDESMA
8712 NORTH BAY DR
CHANHASSEN, MN 55317 -7624
BRANDY CHRISTENSEN
8711 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
VICTORIA MARIA MORENO
8708 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
ROBERT & SUZANNE JANSSEN
162 LAKEVIEW RD E
CHANHASSEN. MN 55317 -7625
SALLY O'HALLORAN
8707 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
KELLY A BALTZELL
8704 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
DANIEL R & APRIL M WEIR
8703 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
KENTON C EXNER &
ROXY R MICKELSON
8701 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
JAMES D & JEAN S KOTTOM
142 LAKEVIEW RD E
CHANHASSEN. MN 55317 -7625
DEAN R BENSON
6256 UPPER PARKWAY N
WAUWATOSA. WI 53213 -2430
NANCY G EVENSEN
TRUSTEE OF K R EVENSEN TRUST
17683 BALLANTRAE CIR
EDEN PRAIRIE. MN 55347 -3435
DAVID & LORI FREE
5885 SEAMANS DR
SHOREWOOD . MN 55331 -8989
THOMAS W & JOANNE C CHAN
110 LAKEVIEW RD E
CHANHASSEN. MN 55317 -7625
JODY L ROGERS
106 LAKEVIEW RD E
CHANHASSEN . MN 55317 -7625
STATE OF MINNESOTA - DOT
METRO RIGHT OF WAY
1500 W CO RD B2
ROSEVILLE. MN 55113 -3174
NORTH BAY HOMEOWNERS ASSN INC
2681 LONG LAKE RD
ROSEVILLE. MN 55113 -1128
DOROTHY GILK
8765 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
JASON R EIDE
8761 NORTH BAY DR
CHANHASSEN , MN 55317 -7624
CAROLYN V MORIMITSU
8769 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
TINA A PENN
8759 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
GARY R DEV AAN
8773 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
SUSAN M LETNER
PO BOX 220
CHANHASSEN , MN 55317 -0220
LESLIE M BERGSTROM
8781 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
MARK W LINDNER
8785 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
RACHEL WIDMER
8791 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
JOYCE A BENNETT
8789 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
MATTHEW J THILL
8790 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
MITCHELL S & CINDY L VENESS
8794 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
ROBERT J & RENAE B VAULES
6035 CEZANNE CT
ROANOKE. VA 24018 -5317
MARY J BACHEL
8739 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
STEVEN L HAAGENSON
8736 NORTH BAY DR
CHANHASSEN, MN 55317 -7624
JONATHAN D MUSBERGER
8735 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
WAYNE E ANDERSON
181 LAKEVIEW RD E
CHANHASSEN . MN 55317 -7625
TOAN T NGUYEN &
LOAN KIM DAI
8728 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
CAROLE K BASTASZ
179 LAKEVIEW RD E
CHANHASSEN. MN 55317 -7625
ANDREW & SARAH PUNCH
8724 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
BARBARA BERTRAM
177 LAKEVIEW RD E
CHANHASSEN, MN 55317 -7625
NATHAN & HILARY TREGUBOFF
8720 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
TERRI LYNN BAUMBERGER
8719 NORTH BAY DR
CHANHASSEN. MN 55317 -7624
JUDD C & SHIRLEY R MORGAN
161 LAKEVIEW RD E
CHANHASSEN. MN 55317 -7625
ANTHONY C BELL
8716 NORTH BAY DR
CHANHASSEN . MN 55317 -7624
CATHI M LEE
8715 NORTH BAY DR
CHANHASSEN , MN 55317 -7624
KAREN L BRIGGS
157 LAKEVIEW RD E
CHANHASSEN, MN 55317 .7625
BEVERLY ANN SPORRE
166 LAKEVIEW RD E
CHANHASSEN, MN 55317 -7625
DAVID C MAJOR
158 LAKEVIEW RD E
CHANHASSEN , MN 55317 -7625
TARY JANE ADAMS
154 LAKEVIEW RD E
CHANHASSEN, MN 55317 -7625
MARY BETH MAKI
150 LAKEVIEW RD E
CHANHASSEN , MN 55317 -7625
JANET L NYDAHL
146 LAKEVIEW RD E
CHANHASSEN, MN 55317 -7625
DONALD L & ESTHER EGGEBRECHT
TRUSTEES OF TRUST
138 LAKEVIEW RD E
CHANHASSEN, MN 55317 -7625
ALBERT S & DOROTHY I KOCH
134 LAKEVIEW RD E
CHANHASSEN , MN 55317 -7625
JEFFREY M & MINDEEN E DOLAN
130 LAKEVIEW RD
CHANHASSEN, MN 55317 -7625
JOHN D & MELANIE L RINGSTROM
126 LAKEVIEW RD E
CHANHASSEN, MN 55317 -7625
LAKEVIEW HILLS LLC
12400 WHITEWATER DR
SUITE 2040
HOPKINS, MN 55343 -4161
LAKEVIEW HILLS LLC
12400 WHITEWATER DR
SUITE 2040
HOPKINS, MN 55343 -4161
SCOTT & HEIDI FREDERIKSEN
18626 BEARPATH TR
EDEN PRAIRIE MN 55347
DAVID H & SUSAN E ROBERTS
18671 BEARPATH TR
EDEN PRAIRIE MN 55347
MID & WARREN BIELKE
18719 BEARPATH TR
EDEN PRAIRIE MN 55347
R E C INC
7500 78TH ST W
EDINA MN 55439
MARY JO & BRUCE E CARLSON
8988 ENGLISH TURN
EDEN PRAIRIE MN 55347
BEARPATH HOMEOWNERS ASCN
INC
C/O COMMUNITY DLVPT INC
7100 MADISON AVE W
GOLDEN VALLEY MN 55427
MICHAEL S MCVAY
18650 BEARPATH TR
EDEN PRAIRIE MN 55347
ROBERT & NANCY A COHEN
18683 BEARPARTH TR
EDEN PRAIRIE MN 55347
MARK T WAGNER/JANE E WAGNER
18743 BEARPATH TR
EDEN PRAIRIE MN 55347
JULIE MARIE TOLLEFSON
8964 ENGLISH TURN
EDEN PRAIRIE MN 55347
JOHN A BUSHEY
9000 LAKE RILEY RD
EDEN PRAIRIE MN 55347
BEARPATH LTD PTNRSHP
C/O SIENNA CORP
4940 VIKING DR #608
EDINA MN 55435
RODNEY S WALLACE
18662 BEARPATH TR
EDEN PRAIRIE MN 55347
DANIEL L & DARCI D MONSON
18707 BEARPATH TR
EDEN PRAIRIE MN 55347
DONALD G & VIRGINIA A EAMES
18755 BEARPATH TR
EDEN PRAIRIE MN 55347
KENNETH M ROSS
8976 ENGLISH TURN
EDEN PRAIRIE MN 55347
RONALD E & VIRGINIA A LUND
9002 RILEY LAKE RD
EDEN PRAIRIE MN 55347
MN DEPT OF TRANSPORTATION
DIRECTOR - RIGHT OF WAY
ST PAUL MN 55155
Public Hearing Notification Area (500 feet)
Lakeside
125 Lakeview Road East
Planning Case No. 06-26
'\
,j
/------_/
//
//
.-----
----/
Rice Marsh Lake
--.-.------. .
-.-.--
_.~_.---~-----------
ed '\ .\-\.'2.'\'2.
PfOpoS ----
-----.-----
Lake Riley